Robin Hood Airport Business Park
Enterprise Zone
Planning Document
August 2015
Introduction and Background
Introduction
As with other airports across the country, Robin Hood Airport (RHADS), within Doncaster
borough, has a business park available for commercial development in particular associated
aviation activities. One of the business park’s phases has been granted Enterprise Zone
status by Central Government in March 2014 and covers an area of 10 hectares. It is part of
the Sheffield City Region Enterprise Zone.
The Enterprise Zone designation sets out the ideal conditions for encouraging investment
from manufacturing, technology or engineering businesses. Indeed there are already a
number of such companies located in the business park area.
This document summarises the planning position for all three phases of the business park
including the Enterprise Zone designation.
Background
Robin Hood Airport is located in the south east of Doncaster Borough and close to
Doncaster, Sheffield, Leeds, Hull, York and Lincoln. The Business Park, including the
Enterprise Zone, benefits from exceptional connectivity from motorways and rail as well as
the Humber Ports. In addition it is located only 30 minutes away from the research activities
taking place on the Advanced Manufacturing Park at Waverley and at the two Universities in
Sheffield.
Sheffield City Region is one of only six Enterprise Zones in England that are able to offer
Enhanced Capital Allowances (ECA) to businesses making significant capital investments
in plant and machinery. Further information on ECA and its benefits can be found at:
http://www.sheffieldenterprisezone.co.uk/enhanced-capital-allowances/. Information on the
Sheffield
City
Region
Enterprise
Zone
can
be
found
at
http://www.sheffieldenterprisezone.co.uk/.
There is a great deal of support for RHADS both locally and across the region. The Sheffield
City Region Growth Plan (2015 – 2025) recognises that the RHADS corridor is a catalyst for
business development, inward investment and job creation with regard to logistics,
engineering and associated aviation activities.
Doncaster’s Economic Growth Plan 2013 to 2018 also states the importance of the airport as
an asset which should be emphasised along with the Airport growth Corridor which includes
the IPort and FARRRS. The Growth Corridor will help to develop the logistics sector which
will in turn support and enable other sectors thus giving the Sheffield City Region the
opportunity to become a centre of excellence for the logistics sector in the UK.
Doncaster Council has worked closely with the Peel Group since (and indeed prior to) the
submission of the original planning application in 1999 to transform the former RAF
Finningley base to a commercial airport. This support will continue as the Business Park is
developed out and is reflected in the Core Strategy Inspector’s letter which states that
“There can be no doubt about the Council’s commitment, as set out in the Core Strategy, to
RHADS”.
Peel Investments regard the Airport has having huge potential not only for business
development and support for the aviation sector, but also for passenger growth, mixed use
development and the provision of national infrastructure.
The provision of Finningley and Rossington Regeneration Route Scheme link road
(FARRRS) has been achieved through partnership between the private sector (including
Peel) and Doncaster Council. This road is critical to the growth of and access to the airport
and its business park.
Over a number of years, planning permission has been granted on effectively three phases
of the business park. The Enterprise Zone site benefits from having outline planning
permission, while other phases also have outline or full planning permission. This is
addressed and explained further in the section below on the Business Parks Planning
Status.
Business Park Planning Status
There are a number of documents which make up the planning status for the Airport
Business Park sites. These include the development plan for the borough and, importantly,
planning permissions. Both the development plan and the planning permissions have been
consulted upon using the correct procedures and through stakeholder involvement such as
statutory consultees and the public.
Doncaster Local Development Framework
The Doncaster Local Development Framework (i.e The Unitary Development Plan, the
Doncaster Core Strategy, and the Barnsley, Doncaster and Rotherham Joint Waste Plan) is
pro-growth and is therefore supportive of the Airport and its associated business park. It
recognises that the Airport is a key local and city regional economic asset supporting a
number of key business sectors within the borough and wider economy.
The Council is currently preparing a Local Plan which will eventually replace the adopted
Local Development Framework documents: www.doncaster.gov.uk/ldf.
Finningley Planning Brief
A planning brief covering the former RAF Finningley Airfield (now Robin Hood Airport) was
adopted in June 1999. It sets out clear guidance on the land use composition, constraints
and other material planning considerations that are used to determine planning applications.
The document can be found at: http://www.doncaster.gov.uk/services/planning/list-of-ourplans.
The section on ‘Development Guidelines and Requirements’ includes a list of acceptable
land uses. This is reflected in the plans attached to the planning brief and in the subsequent
outline planning applications. The planning requirements for major developments are also
listed which include the Surface Access Strategy and Landscape Plan. These are addressed
in the section entitled ‘Additional Planning Documents and Major Projects’.
Planning Application Status
There are three phases associated with the Airport Business Park, all of which benefit from
outline planning permission for B1b/c, B2 and B8 with a focus on aviation type businesses.
This is hugely beneficial for potential developers and investors in terms of certainty of
development and timescales, as reserved matter applications would only take between 8
and 12 weeks to approve.
There are three phases associated with the airport business park and their planning status is
listed below starting with the planning application for the whole site. There is an additional
site which is called Hayfield Business Park. The Enterprise Zone site is included within
Phase 2.
A description of the relevant Use Classes is attached at Appendix 1 and a plan showing the
three phases and relevant applications is attached at Map 1.
The whole site
The whole Airport site benefits from the original planning application (reference 99/4333/P)
which was approved in 2003 by the Office of the Deputy Prime Minister. This granted outline
permission for the redvelopment of the airfield for the purposes of a commercial airport
together with airport related business, leisure and associated facilities as well as the
residential development of the former RAF barracks. An air related planning condition was
attached to the business parks. A list of uses included in the air related condition is
contained at Appendix 2 of this document.
However it is now considered that the whole airport site is now more flexible and
accommodating to a wider range of uses. This has been achieved since the original planning
application through the approval of some planning applications lifting or partly lifting the air
related condition as well as through planning policy. The sections below on each phase of
the business park explain the situtation regarding the air related condtion and whether it has
been lifted.
Phase 1 of the Airport Business Park
Phase 1 covers a total of approximately 23 hectares and includes a mix of vacant land and
existing buildings i.e. offices. There is a number of planning applications across the site and
in some places the air related condition has been relaxed.
Further information including vacancy on the existing buildings such as Armstrong House,
Oxford House and Meteor House can be found by contacting Business Doncaster (see
section on Contact Details).
Within this phase there is still land available for development which benefits from outline
planning permission. Reserved Matters applications would need to be submitted to the Local
Planning Authority.
The Air Related Condition has been removed within two areas. These are:
-
Area 3, Robin Hood Airport, planning application number: 05/01970/WCC for removal
of condition to permit non-airport related uses (B1, B2 and B8)
Junction of Hayfield Lane/Third Avenue, planning application number:
12/02398/FULM – erection of 41 two storey office units (Use Class B1)
Phase 2 of the Airport Business Park – including the Enterprise Zone site
Phase 2 covers approximately 22 hectares and includes the 10 hectares which makes up
the Enterprise Zone site. The site has outline planning permission for the erection of a
business park comprising up to 60,700 sqm of buildings for use classes B1, B2 and B8
(planning application reference number 10/02652/OUTM).
As part of the permission, there is a planning condition which states that 50% of the total
floorspace within Class B2 and B8 shall be used for airport related development (condition
20).
The complete site is located directly opposite the terminal building (i.e. to the west and south
west) and therefore has excellent access to the airport itself. It can be accessed either off
the new airport link road or from adjacent to the Ramada Hotel. The site benefits from
services already being in place.
Map 1 shows the Enterprise Zone location and boundary in relation to the other parts of the
business park and the terminal building.
Phase 3 of the Airport Business Park
This phase covers approximately 10 hectares and has outline planning permission for the
erection of a business park comprising of a public house (Class A4), office and light
industrial floorspace (Class B1), light and general industrial floorspace (Class B2), storage
and warehouse floorspace (Class B8) and education and training floorspace (Class D1) with
associated vehicular and pedestrian accesses (planning application reference number
13/00435/OUTM).
Phase 3 does not have an air related condition.
The site is located along the new airport link road and benefits from vehicular access.
Additional site – Hayfield Business Park
There is also an area which is partly outside of the original permission and covers
approximately 7 hectares. This area is known as Hayfield Business Park and is not covered
by the air related condition. This area is for B1 offices some of which are already constructed
and occupied.
Additional Planning Documents and Major Projects
There are a number of additional planning related documents and projects which inform
development at the Airport Business Park. These documents have been used in determining
the planning applications but should also be referred to for development such as reserved
matters applications. The three documents have been produced by Peel with involvement
from the Council and other key stakeholders. The major projects explained at the end of the
section are both important and beneficial to the area as well as existing and potential
businesses.
Airport Master Plan to 2030
The Robin Hood Airport Masterplan (adopted April 2011) sets out the proposals for the
expansion of the airport up to 2030 and shows the commitment from Peel to grow and
develop the airport. The Master Plan objectives include boosting the local economy through
providing high quality business developments, encouraging strong links with local
communities, businesses and airport users, and attracting inward investment to the area
creating a variety of skilled and unskilled jobs.
The masterplan also includes a reference to the proposed rail station at the Airport.
The Masterplan can be found at: http://www.robinhoodairport.com/about-us/masterplan/
Doncaster Design Framework and Supplementary Planning Documents
The Robin Hood Airport Business Park, Doncaster Design Framework (January 2008) aims
to set a standard for the quality of design and establishes guiding principles for all aspects of
design including layout, scale, landscaping and materials. Both Peel and the local planning
authority use the Framework to judge future proposals submitted for planning approval.
Please contact Peel or Doncaster Council for further information.
The Council has also adopted a Supplementary Planning Document entitled ‘Development
Guidance and Requirements’ which can be found using the link below.
http://www.doncaster.gov.uk/services/planning/ldf-supplementary-planning-documents.
Robin Hood Airport Surface Access Strategy (ASAS)
This document sets out the proposals for achieving sustainable access to and from the
airport by all modes including public transport. The car parking strategy is also included. At
the present time the ASAS is specifically related to the airport, but over time its objectives
and actions are additionally being applied to the business parks.
The Local Planning Authority requires that each development (including those on the
Business Park), at the detailed planning stage, produces its own travel plan. These must
cross-refer and dovetail to the wider Airport documents such as the ASAS and the Design
Framework. Individual developments must also contribute to the financial costs of public
transport commitments.
The ASAS can found at:
http://www.robinhoodairport.com/uploads/documents/peel__1307607432_RHADS_Airport_
Masterplan_p139-.pdf
FARRRS Link Road and IPort
In addition to the above planning documents and status, it is important to note the
significance of the Finningley and Rossington Regeneration Route Scheme (FARRRS). This
will provide a new highway from Junction 3 of the M18 through to the Airport, linking
Rossington village and the IPort development and will vastly improve accessibility to and
from the Airport..
FARRRS will provide a number of benefits to the borough as well as the Airport and its
surrounding area. The benefits are:
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Providing better transport infrastructure through improved access to the Airport,
quicker journey times and less congestion;
Encouraging investment such as unlocking key employment and housing sites;
Drive economic regeneration through providing a catalyst for growth at the airport
and linking people to jobs at the Airport and IPort;
Introducing improvements to the local environment.
More information can be found at: http://www.doncaster.gov.uk/FARRRS.
IPort is one of the UK’s largest logistics developments and will be capable of supporting 6
million sq ft of warehousing and will incorporate a 35 acre Rail Freight Intermodal Terminal.
It’s rail access and the fact that it will have direct access to Junction 3 of the M18 means that
it has great connectivity including the East Coast Ports and UK rail connected ports. It of
course also benefits from close access to Robin Hood Airport.
More information on IPort can be found at: http://iportuk.com/
Logistics Hub UK
The Logistics Hub UK website has recently been launched which provides a one-stop shop
approach for companies representing the logistic and transport sectors throughout the UK. It
is a partnership of private-sector companies and government organisations committed to the
on-going growth and development of the logistics, distribution and warehousing sector in
Doncaster and the Sheffield City Region (SCR). Its mission is to establish Doncaster and the
SCR as the North of England’s leading multi-modal logistics hub, and to create a vibrant,
successful logistics sectors in the SCR. More information can be found on:
http://www.logisticshubuk.com.
Contact details
Listed below are the main contacts details for any further enquires and assistance:
Issues relating to Development Management such as planning applications
Telephone: (01302) 762084
Email: tsi@doncaster.gov.uk
Issues relating to the Local Plan such as land designations
Telephone: (01302)734419
Email: ldf@doncaster.gov.uk
Issues relating to Building Regulations
Telephone: (01302) 734848
Email: Building.Control@doncaster.gov.uk
In person for all the above sections:
Directorate of Development
Civic Office
Waterdale
Doncaster
South Yorkshire
DN1 3BU
In writing for all the above sections
Directorate of Development
Colonnades House
Duke Street
Doncaster
DN1 1ER
Issues relating to the Enterprise Zone Designation, Enhanced Capital Allowances,
vacant properties within the Business Park, advice on possible grants and funding
and so forth
Business Doncaster
Floor 4
Civic Building
Waterdale
Doncaster
DN1 3BU
Telephone (01302 735555)
Email: info@businessdoncaster.com
Issues relating to the airport and its Business Park
Christopher Fenwick, Property Manager
cfenwick@peelairports.com
017436 814050
Robin Hood Airport
Heyford House
First Avenue
Doncaster
DN9 3RH
Telephone (01302) 801010
Peel Land & Property
Peel Dome
The Trafford Centre
Manchester
M17 8PL
Telephone 0161 629 8200
Appendix 1
Use Class Order (January 2013)
This is a guide and reference needs to be made to the Town and Country Planning (Use
Classes) Order 1987 (as amended) and The Town and Country Planning (General Permitted
Development) Order 1995 (as amended).
Use Class
B1a
Business
B1b
Business
B1c
B2
Business
General Industry
B8
A2
Storage and Distribution
Financial and Professional
Services
Explanation
Offices other than those within A2 (see below)
Research and development of products or
processes
Light industry
Industrial processes other than that falling within
Class B1
Use for storage or as a distribution centre
Banks, building societies, estate and employment
agencies, professional services (not health or
medical services), betting offices
Changes of use
Changes of use within a use class do not require planning permission, for example a light
industry unit does not require permission to operate as another light industry use. Some
uses are also permitted to change to a different use class:
B1 uses can become B8 uses (where no more than 235 square metres);
B2 uses can change to B1 or B8 without planning permission (where B8 is limited to
235sq.m.); and B8 can change to B1 (where no more than 235sq.m).
It should be noted that B1a uses are considered town centres uses within national policy,
however in some cases (such as airport related offices) they may be appropriately located
on employment sites.
Appendix 2
List of uses included in the air related planning condition
The following uses are permitted through the Air related planning condition attached to
planning application reference 99/4333/P/OTL:
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Aircraft apron and taxiway
Aircraft maintenance, supply, manufacture, including modification, refurbishment and
painting
Airline sales and booking offices, including call/email centres
Airline, aircrew or pilot training centres/schools
Aviation and vehicle fuel storage facilities
Avionics, engine or aircraft parts, maintenance, supply and manufacture
Airport equipment and operational infrastructure maintenance, supply and
manufacture
Car hire operations and parking
In flight operations and parking
Flight packaging, provision services and supply units, including ramp services
In flight, hotel and terminal catering preparation and storage facilities
Internal highways and infrastructure including car parking
Offices for auxiliary and supporting functions
Service vehicle maintenance
Vehicle valeting operations
Warehousing, cold stores and offices for air freight handlers, forwarders and agents
including parcels or post office services
Hotel/restaurant
Airport operations and infrastructure including terminal services.
Map 1 – Robin Hood Airport in relation to the Business Park and the relevant planning applications