Freehold Residential Development Opportunity

Land off Hatfield Lane, Barnby Dun, Doncaster DN3 1DF

We are delighted to offer for sale, this outstanding freehold, residential development opportunity, that benefits from a Housing Allocation (BD02) for 98 units within the recently adopted Doncaster Local Plan (September 2021). Whilst the allocation indicates a capacity of 98 units, we are of the opinion that the site could accommodate in the region of 180 units and that increasing the number should not present too much of a problem in planning terms.

Barnby Dun is a village located within the Metropolitan Borough of Doncaster. The village is situated on the North Eastern fringe of the city of Doncaster, approximately 5KM from the city centre as the crow flies and is well served by local amenities including a primary school, which is rated OFSTED Good and currently appears to have capacity.

As well as regular bus services to Doncaster city centre, Hatfield and Stainforth railway station is situated 1KM North East of the site and Junction 4 of the M18 is approximately 3KM to the South East. The site is centred around Grid Reference SE623092

The Site

The subject site/ allocation extends to approximately 10.1ha, (25 acres) and situated to the North of Hatfield Lane at the Eastern end of the village. Hatfield Lane is adopted upto the junction of Meadow Field Road and beyond that to the East it is a bridleway. The site slopes very gently from Hatfield Lane in a Northerly direction and affords extensive open views across the countryside beyond. The site is bounded by houses to the South of Hatfield Lane, the Doncaster/ Hull/ Scunthorpe railway line to the East and further housing to the West (Parkhill Road and Brosley Avenue). It is currently used as arable farming land.

The land sits partially in Flood Zone 1 (FZ1) and partially in Flood Zone 3 (FZ3) and our understanding, something that is backed up in the allocation text is that the section of the site within FZ1 can be developed upon and the balance could be appropriate for ‘water combatable’ uses such as POS. This can clearly be seen on the indicative masterplan we have produced, which can be found in the Plans Folder of the ‘Documents and Downloads’ section of our sales website. In addition to this an area just to the North of the allocation also sits within FZ1 and we believe it is worth exploring whether this area can be used for Surface Water attenuation and the delivery of the Biodiversity Net Gain. This is once again illustrated in the Drainage Strategy in the same folder of the website. Should this be the case, we would propose to include the FZ1 land outside the allocation (coloured Blue in Plan 01) in the land being sold and remove the FZ3 element of Parcel A (coloured yellow on the same plan) giving a total area of 10.3 ha (25.4 acres).

Assuming planning is granted for the SW attenuation and BNG outside the allocated site, we anticipate the red line being sold to look something akin to Plan 02. Any land within the allocated area, not required to deliver the planning consent will revert back to the current land owners.

All these plans, masterplans, the drainage strategy and FRA as well as title information can be found in the ‘Documents and Downloads’ section of our sales website.


The allocated land is held within 2 ownerships. Title Number SYK 41802 (Parcels A and C) and SYK 345906/ SYK 351776 (Parcel B).

The land owners have agreed the terms of a Collaboration Agreement, which we are in the process of drafting and signing. The agreement is very straightforward, a 50% split of everything (costs and capital receipt), with each land owner retaining an access into their retained land. Both landowners have asked for accesses to the retained land through the scheme as illustrated on the master plan which can be found on the website. The exact locations of these accesses are not set in stone and can be adjusted to work with any approved layout.


The land is allocated for housing with in the adopted Doncaster Local Plan and identified as site BD02 with a capacity of 98 units.

Tender Process

The land is for sale via informal tender. All tenders are to be received in writing at the following address by noon on Friday 1st of July:

First Floor Kenneth Hodgson House,
18 Park Row,
LS1 5JA.

We will accept electronic submissions provided the hard copy is in the post.

All tenders should be accompanied by a proposed layout and a completed bid pro-forma. The latter will be issued to parties on expression of their interest.

We will consider either Conditional or Unconditional proposals.


The land is easily viewable from Hatfield Lane itself and we would ask anyone who wishes to go onto the land to please inform us, as and when you plan to be there so we might inform the tenant farmer. Please tread carefully so as to not cause too much damage to the crop currently being cultivated and where possible please stick to the tramlines, keeping any damage to a minimum.


For further information, please contact:

Guy Titchmarsh
Tel: 07946 510 343
     Cerian Soley
Tel: 07384 281 610