Residents fear development will swamp local roads and services

CONCERNS have been raised that a major redevelopment near Wakefield, which would see business units, shops and over 1,000 homes built could cause a snarl-up on surrounding roads.

Yorkcourt Properties have put in an application with Wakefield Council, which is only an outline application at this stage, to develop a site at Snowhill, Wakefield.

As the application is only an outline application at this stage, the developer has not yet drawn-up detailed proposals for the project, but has indicated that the site would be developed to provide a maximum of 1,234 homes, 57,818 square metres to be used to provide space for businesses and it is also likely it will offer shops, leisure and community uses.

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A report to members of Wakefield Council’s planning and highways committee, which will meet tomorrow, says: “The application site comprises an area of land, covering approximately 44 hectares, located to the north of Wakefield city centre and to the west of the A650.”

Wakefield Council has received over a 100 objections to the proposal.

They are concerned that the local roads will not be able to cope with the extra traffic that the development, it will lead to a rise in pollution and environmental damage and the loss of green space.

Protesters are also concerned about noise levels, the impact on schools, surgeries and dentists. They say existing offices are vacant; the western side of Snowhill does not merit any more development of community, leisure or retail facilities. They also argue that there is no merit in developing 1,234 houses.

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The application has been submitted by Yorkcourt, the owners of the existing Paragon Business Village, which owns the majority of the site, a report to members says.

West Yorkshire Archaeological Advisory Service were consulted about the application and confirmed the proposed development sites within an area likely to contain archaeological deposits. It is likely that the site could include the possible course of a Roman Road.

However, the report says a condition can be put on any planning permission requiring a survey to be carried out before works are carried out.

Council officers are recommending that the proposal is backed by members. If they give the proposals the thumbs-up it will have to be considered by the Government and will be subject to a number of conditions being agreed before it is given the go-ahead.

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In a report to members council officers say the application will help to provide much-needed housing.

“The proposal will also make a significant contribution towards meeting the identified housing requirements within Wakefield city and its suburbs,” the report says.

The Highways Agency raised initial concerns that not enough work had been done to consider how Junction 41 of the M1 would cope with the extra traffic the development would generate but the developers have put together a traffic management plan to mitigate the impact, including the introduction of slip lanes and other measures.

The report adds: “The Highways Agency has confirmed that they are satisfied that the proposed works to Junction 41 can accommodate the additional traffic from the development without increasing delays.”

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Other improvements are also proposed, but the report says that highways officers still have some concerns about congestion. The developer has also proposed a contribution to a possible Park and Ride facility at Snowhill.

In conclusion, the report says the application is suitable for backing.

The report concludes: “Officers are satisfied that the principle of developing the site for mixed uses can be supported and many of the technical aspects of the proposal can be resolved through appropriate conditions and a Section 106 Agreement.”