Planning Consultation

Background

Kirklees Council intend to bring forward a Hybrid planning application for residential development on land at Dewsbury Riverside (‘the site’) and this consultation is intended to inform the community of our proposals.

The Council’s land is proposed to be the first phase of development of the wider Dewsbury Riverside Housing Allocation. The Dewsbury Riverside Site was allocated for development within the Kirklees Local Plan (adopted in 2019) under allocation reference HS61. The allocation comprises the largest housing allocation extending to c.160ha and has been identified by the Council for the delivery of around 4,000 homes (with circa 2,000 of those units being delivered beyond the plan period) and supporting infrastructure, including schools, open spaces, and local facilities.

Figure 1

The proposed planning application will comprise full details of enabling works to facilitate the delivery of the wider allocation, including the delivery of a main site access off Forge Lane, comprising the provision of a new roundabout and relocation of the Masjid Abubakr Mosque and Lees Hall Playgroup building.  From the access off Forge Lane, the proposals will also include the provision of a spine road through the site (and associated infrastructure and drainage) which will eventually be used to accommodate traffic from the wider allocation.

The outline element of planning application will include the residential development of up to 350 homes and associated work, including green infrastructure provision.

Initial feedback is being sought from the community on the information presented, to help inform the preparation of plans for the proposed development. Local knowledge and community feedback is a crucial element to design proposals.

Location

The Site is located approximately 2km to the south-west of Dewsbury Town Centre and forms part of the north-western part of the Dewsbury Riverside housing allocation.

The Site extends to circa 29ha and currently comprises mostly agricultural land.

The site is bound to the north-east by residential development along Ravensthorpe Road and Lees Hall Road and to the north-west by the railway line. The surrounding residential development is mainly comprised of two storey semi-detached or terraced dwellings.

Dewsbury District Golf Club and residential properties on Sands Lane are located to the west and agricultural land extends from the southern boundary of the site.

Several bus stops are located along Lees Hall Road, to the north of the site which provide hourly services to Wakefield City Centre and Dewsbury. Ravensthorpe Train Station is located approximately 120m north of the site and provides trains to Leeds, Huddersfield and Wigan.

Off-site, at the junction of Calder Road and Ravensthorpe Road, Network Rail proposals for the Transpennine Rail Route [Huddersfield to Westtown] comprise a proposed re-aligning of the Calder Road Bridge and the provision of a train station, bus drop-off and junction.

The Site is located within a highly sustainable location, accessible to a wide range of existing facilities and forms of public transport which will help minimise the reliance of new residents of the private car in accessing local services and amenities, shops and sources of employment.

Figure 2

Site Assessment

Technical & Contextual Considerations

A range of technical assessments are currently being progressed which will be submitted with the planning application and inform the proposed development. Where necessary, appropriate mitigation measures will be implemented as a result of the outcomes of these technical assessments.

Furthermore, the site and contextual assessment has identified a number of opportunities to which the proposed development can positively respond.

Figure 3

Flooding & Drainage

  • The Environment Agency (EA) records show that both sites are within Flood Zone 1 and, therefore, not at risk of flooding.
  • An existing watercourse runs through Priest Royd Wood to the east of the Site, before entering the site and extending to the rear of Ravenshall School where it becomes enclosed.  This feature can be used to help drain surface water run off associated with the proposed development.
  • The proposed development will include a Sustainable Urban Drainage Strategy (SuDS) which will manage and treat surface water draining from the site.
  • The topography of the site means it will require two area for surface water drainage, as highlighted on Figure 3.

Connectivity & Transport

  • Vehicular access is proposed from Forge Lane, comprising a new roundabout and relocation of the Masjid Abubakr Mosque and Lees Hall Playgroup building.
  • The Forge Lane access will connect to a new a Spine Road through the site which will eventually be used to accommodate traffic from the wider allocation.
  • The new Spine Road will connect to a proposed junction to the west of the site, delivered in association with Network Rail proposals for the Transpennine Rail Route [Huddersfield to Westtown].
  • Additional vehicle access can be secured via an agricultural access connecting to Ravensthorpe Road, and via the existing access serving Ravensthorpe School.
  • The Transport Assessment will include analysis of the surrounding road network to ensure sufficient junction capacity is available to accommodate the increase in traffic associated with the development proposals.
  • Should capacity issues be identified mitigation measures will be implemented by the applicant to improve capacity which will ensure the operation of the road network is no worse than currently exists.

Ecology & Trees

  • A tree survey will be undertaken to determine the quality of trees on the site. Due to the topography of the site, some trees may need to be removed and these will be replaced through new tree planting across the site.
  • Existing woodland, which is to be retained, will also be managed to ensure that trees are not at risk from being blown over. Supplementary planting will be used to protect the roots of existing woodland, where appropriate.
  • Ecology Surveys are ongoing throughout the current optimal survey season. Following the results of these surveys, mitigation measures will be implemented – as required – through the final design.

Vision

Our ambition is to create a high-quality place in which a variety of family homes are sensitively integrated with areas of publicly accessible open space.

The proposed development will provide excellent standards of placemaking, comprising a network of well-landscaped and attractive residential streets and public spaces that respond to the site’s surrounding landscape and townscape context.

Figure 4

Development Parameters

The evaluation of site opportunities and constraints has informed a set of development parameters through which the development framework has been developed.

The full scope of development is yet to be confirmed as the design process continues, however we are likely to be seeking outline approval of:

  • Up to 350 dwellings
  • Potential community building
  • Public open space, drainage and landscaping
  • Spine Road, including associated drainage and landscape infrastructure

The hybrid application will include a full planning application for a new access roundabout and Spine Road from Forge Lane, as well as other access points required to deliver the Site.

Figure 5 shows our  emerging Concept Masterplan which demonstrates how the proposed development can be accommodated at the Site.

The master planning remains an iterative process but there are several elements of the application where the emerging design approach is clear. The Site will be accessed via the new junction at Forge Lane which forms a necessary part of the overall infrastructure for the wider allocation.

Site wide modelling and infrastructure planning is ongoing. The Concept Masterplan outlines a design solution for the delivery of the Spine Road for the wider development currently connecting to the proposed Network Rail roundabout at the north west of the Site.

To bring forward the first phases of development at the Site, it is likely that secondary access points will be delivered onto Ravensthorpe Road from existing agricultural access points and / or the existing access lane to the east of Ravenshall School. The details of those access points are currently being investigated. Additionally, those secondary access points are likely to serve the development with points of pedestrian and cycle access.

The proposed development will retain the existing woodland in the western extent of the Site.

The proposed development will require the removal of the building at 555 Lees Hall Road which operates as the Masjid Abubakr mosque and Lees Hall Playgroup. The Council is in discussion with the owners about the best solution for the relocation of the building’s uses.

Ravensthorpe Road allotments (located adjacent to the north-eastern site boundary) will be relocated to a new area within the Site to the west of Ravenshall School. This is covered by a separate planning permission: Reference 2021/62/90552/E) granted on 3rd June 2021.

The emerging proposals currently provide for on-site drainage comprising a comprehensive SuDS scheme which will include the use of attenuation ponds to control surface water run-off before discharging off site. The details for the complete drainage solution at the Site are being worked up in consultation with Leading Local Flood Authority (LLFA).

The key features of the Concept Masterplan are shown on the plan and are as follows:

  1. Access points at (1a) Forge Lane (1b) Forge Lane (existing school access) (1c) agricultural access
  2. Spine Road connecting Forge Lane access with the western (off-site) access forming part of the Network Rail upgrade proposals
  3. Spine Road to accommodate bus services and provide shared pedestrian and cycle path, landscape verges and street trees
  1. Outward facing development with positive frontage to areas of high-quality landscape
  2. Perimeter block structure to provide a legible network of residential streets
  3. Areas of public open space enclosed by new homes, with the potential to accommodate children’s play areas
  4. Enhance the biodiversity and ecological value of the sites through establishment of a network of species rich habitat
  1. Enhance the attractiveness and sense of place of the proposed development through creation of a landscape framework of green infrastructure, including retained and new landscape features, and habitat rich drainage areas
  2. Provide an attractive and accessible wetland habitat integrating Sustainable Drainage Systems

Dewsbury Riverside Wider Development

Whilst the proposal presented on this website of for the Council land only It should be noted that the proposal application will form part of the wider Dewsbury Riverside allocation.  Figure 6 shows how the proposed development could connect with the wider allocation for the delivery of up to 4000 homes, plus community infrastructure and a new accessible open space.

Figure 6_v2

Next Steps

Subject to this consultation exercise and further discussions with the Council and other stakeholders it is proposed to submit a planning application before the end of 2021.

A number of technical assessments are being carried out to support the application, which include:

  • Flood Risk Assessment and Drainage Strategy;
  • Transport Assessment (including Travel Plan);
  • Planning Statement;
  • Tree Survey;
  • Primary Ecological Appraisal;
  • Phase 1 Contaminated Land Assessment;
  • Coal Mining Risk Assessment;
  • Minerals Statement;
  • Noise Assessment;
  • Climate Change Statement;
  • Health Impact Assessment;
  • Archaeological Assessment; and,
  • Environmental Statement.

The project team will consider all comments made during this consultation event as the proposals develop going forward. It is our intention to then hold a second consultation event towards the end of the summer 2021 to feedback how the design has progressed and to gauge further views from the community.

A report will be prepared on this consultation exercise (called a Statement of Community Involvement) which will be provided to the Council as part of the submission of any proceeding planning application.

Your feedback would be very much appreciated, and we look forward to receiving it. Note as mentioned above, that any feedback that is provided will not constitute a formal representation to Kirklees Council, and you will have an opportunity to do this when a planning application be submitted.

Should the application be successful, Kirklees Council will look to market the site to developers, at which stage more detailed plans with specific house types will be submitted to the Council as a further application. Members of the public will then be formally consulted again, both through a public consultation and through the opportunity to make further representations to any subsequent planning application.

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