Land for sale

St. Helens Boulevard, Barnsley, South Yorkshire, S71

Under Offer £1,500,000
7.9 ac.

Property Description

Commercial information

  • 7.9 acres (3.2 hectares)

Key features

  • Residential Development Opportunity
  • Prominent Site with Main Road Frontage
  • Site Comprises 7.90 acres (3.19 hectares)
  • Adjoining Greenbelt Fields

Full description

The site covering 3.19 hectares (7.90 acres) is being offered as a joint sale between Barnsley Council and Leeds Diocesan Board of Finance and includes the former site of the Holy Cross Deanery CE (VA) J&I School. We are instructed to invite interested parties to submit offers to purchase the vacant freehold interest in the site. This is a unique opportunity to acquire a significant residential development site.


The site fronts the main B6132 Carlton Road, located off the junction where it meets A633 Rotherham Road, on the edge of the popular residential area of Smithies/Monk Bretton. The site is accessed off St Helens Boulevard, sharing an access with the adjoining Springwell Community Special School.

Located approximately 1.5 miles from Barnsley Town Centre to the North West, the site has excellent road links to Junction 37 and 38 of the M1 providing access to Leeds, 20 miles to the north, and Sheffield 20 miles to the south.


This provides a site of approximately 3.19 hectares (7.90 acres) that consists of the former site of the Holy Cross Deanery CE (VA) J&I School and playing fields. The school building was demolished in 2013 to leave a cleared and vacant site that has been declared surplus to requirements. The former school site is enclosed behind a palisade fence with a group of established trees and bushes securing the boundary. The bulk of the site is covered in low level grass and is generally level in terrain. To the rear of the former school playing field the site continues and forms part of an agricultural field with a public footpath passing through the southern part of the site. To the south west of the site is an overgrown, unused area of land. The site fronts the main Carlton Road and currently accessed off St Helen's Boulevard that is shared with the neighbouring Springwell Community Special School. Adjoining St Helen's Boulevard and fronting the site is an area of open maintained grassland that includes several mature trees and an electrical sub-station. In addition this area of land includes a single vehicular width driveway to the site leading from St Helen's Boulevard up to a pair of secured site entrance gates.

The site is located on the fringe of a popular residential area with a mixture of private modern housing and former local authority estates. To the west of the site the land abuts the recently developed Barratts housing estate of Bretton Park, located off St Helen's Avenue providing a mixture of mainly three and four bed houses. To the west the site adjoins an area of established woodland. The southern part of the site overlooks agricultural greenbelt land and adjoins a large open recreational playing field.


The land is freehold and will be offered for sale with vacant possession, free from encumbrance. The site is registered under three different titles, two titles within Barnsley Council ownership SYK567408 and SYK560924, one title under Leeds Diocesan Board of Finance ownership SYK516657.

Rights of Way

The sale is subject to all rights of support, public and private rights of way, water, light, drainage and other easements, quasi-easements and way leaves, all or any other like rights, whether mentioned in these particulars or not.


All mains services/ foul and surface water sewers are understood to be available within the site or in close proximity to the site.

All enquiries regarding service connection and the exact location of statutory apparatus should be made direct with the relevant statutory undertakers.

Ground Conditions

No reports have been commissioned or carried out in respect of the ground conditions on this site. The council would be happy for developers to work together and commission these survey works during the period up to the closing date for tenders.
Developers will be responsible for arranging these survey works, subject to the Councils approval and will pay for any reports or works between them on a pro-rata basis. A copy of any completed report should be provided to the Council free of charge


Holy Cross Deanery is shown as an Existing Community Facility in the current Unitary Development Plan (UDP). In the Local Plan - Consultation Draft 2014 the site is shown as a housing allocation (ref H33) measuring approximately 2.8ha it is suggested that the site could support up to 90 dwellings. The land to the south of the school is shown as Urban Land to Remain Undeveloped (ULTRU) in the UDP. The ULTRU policy in the UDP is considered out of date and in accordance with the NPPF, the presumption in favour of sustainable development applies. As such, although the policies in DSAP are currently afforded limited weight in decision making, in principle, a comprehensive residential development would be acceptable in land use terms.

The site functions as greenspace with the former school site (GS834) classified as a local neighbourhood sports facility with no public access and the remainder as a natural area (GS123) which acts as a buffer from the Carlton Industrial Estate and residential housing. The proposal will utilise only a small part of the buffer zone directly adjacent to residential properties, leaving a good proportion remaining and the school had no formal pitches, only a grass running track. As such, the loss of this space as a LNSF will make very little difference to the provision of this type of green space. Nevertheless, compensation will be required for the loss of greenspace and this would take the form of a commuted sum of approximately equivalent to £2.5k per dwelling.

In addition to compensation for loss of greenspace, all residential development over 20 units are expected to provide green space, whether that be on site or a financial contribution to upgrade existing. General open space requirements require a minimum of 15% of the gross site area of new housing development must be open space of a type appropriate to the character of the site, its location and the layout and nature of the new housing and adjoining land uses. Where open space is provided on site, provision for the ongoing maintenance on site open space (either by means of a management company or Park Services) will be required in line with Supplementary Planning Document: Open Space Provision on New Housing Development. Separate discussions on this matter should be held with Parks Services.

Other requirements include:
* Core Strategy policy CSP14 suggests a minimum density of 40 dwellings per hectare but lower densities will be supported if necessary for housing need, viability or design reasons.
* Affordable housing will be provided in accordance with planning policy at 15% (CSP.
* Policy CSP4 requires run-off from the previously developed parts of the site to be reduced by at least 30% and for existing run-off rates from the undeveloped, greenfield parts of the site to be maintained or reduced.
* Policy CSP5 expects a 15% reduction in CO2 emissions through the use of decentralised, renewable or low carbon energy sources of other appropriate design measures.
* Education have confirmed that an education contribution of approximately £85K (£5K for each of the additional 17 pupils likely to be generated from this development) would also be required. (CSP42).


The site is currently accessed via a single vehicular width private driveway off St Helen's Boulevard, which is currently shared with the Springwell Community Special School. This access is not suitable to serve a residential development site and will require upgrading.

To enable the site to be developed a new access road will need to be constructed, built to adoptable standards. The new access road will come via a new junction with Carlton Road and cross the area of open amenity land, leading in to the site. The new access road may lead to the closure of St Helen's Boulevard therefore access will need to be retained to Springwell Community Special School.

A secondary access in to the southern part of the site can be created off the end of Oak Head Close that is located within the adjoining Bretton Park Barratt's housing development. Rights have been reserved by Barnsley Council to allow part of the development to be served through this access road.

Viewing & Further Information

Viewing of the site is available at any time from the highway or via the pedestrian footpaths surrounding the site. The former school site is secured behind a palisade fence therefore if you wish to inspect this part of the site or require any further information please contact:

Paul Allison MRICS
Barnsley Council, Asset Management - 01226 774622

Joint Agent:

Jason Metcalfe
Hanson Chartered Surveyors - 01484 432043

Method of Sale

This property is offered for sale by private treaty. In addition to the Terms of Sale detailed on the offer form, please note the following:

* The offer shall be submitted on the offer form enclosed and enclosed within a sealed envelope.

* Intending purchasers are advised to seek appropriate professional advice prior to submitting an offer.

* The offer shall be submitted on the offer form enclosed. As part of the submission, where possible, please provide the following:

- Scheme and proposed layout
- Position of buildings and roads
- Proposed use and number of buildings including sizes and heights
- Details of any conditions attached to the offer

* The vendor does not bind itself to accept either the highest or any offer received.

* A full set of heads of terms will be issued to the successful purchaser.

More information from this agent

Listing History

Added on Rightmove:
10 November 2016

Nearest stations

  • Barnsley (1.3 mi)
  • Darton (3.1 mi)
  • Dodworth (3.4 mi)
Distances are straight line measurements from centre of postcode

Nearest schools

Use the school checker

To view this property or request more details, contact:

Barnsley MBC, Barnsley

Gateway Plaza Sackville Street, Barnsley, S70 2RD

01202 066344 Local call rate

How much will it cost me to call the number displayed on the site?

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Map & Street View

Nearest stations

  • Barnsley (1.3 mi)
  • Darton (3.1 mi)
  • Dodworth (3.4 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Barnsley MBC, Barnsley

Gateway Plaza Sackville Street, Barnsley, S70 2RD

01202 066344 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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