The plan to build on the Horse Field fails due to its requirement for 50% affordable homes which makes it commercially unviable, which in turn would lead it to failing the Greenbelt Golden Rules.

The development of the site is likely to be commercially unviable.

The local plan and suitability assessment sets out a 50% requirement for affordable housing for any proposed development. (In line with the “Golden Rules” for loss of Greenbelt). At the public meeting held on 7th May 2025 the Deputy Council Leader, Councillor Fran Belbin stated that SCC determine affordable housing is around 20% less than the local average house price.

Average house prices in Wharncliffe Side are circa £275,000 (May 2025). This makes affordable housing on this site around £225,000 purchase. Typical average land costs range from £100,000 to £150,000. Typical average build cost for a new build home ranges between £2200 to £2500 per m2. This equates to circa £150,000 to £200,000 depending on house sizes and occupancy of 3-, 4- and 5-bedroom homes.

Using SCC Community Infrastructure Levy (CIL) calculator, a developer might be expected to pay circa £ 489,250, an additional £4750 per dwelling.

This would suggest the cost of providing the smallest, cheapest home would be around £255,000 to purchase the land and construct. Based on these typical assumptions, the £225,000 “affordable home” would mean they are being built at a loss of at least 12% to the developer / housebuilder for half of these homes.

This assessment makes no allowance for any anomalies or site-specific conditions that need to be dealt with. The site has several engineering challenges that bring additional costs to provide housing. These include ground engineering due to the gradient of the site (around 1:10), flood risk and drainage attenuation, diverting overhead powerlines, provision of utilities, (Water, power, substation, drainage, broadband).

There is also a strict requirement for any potential development to include for ecology mitigation measures and a minimum 10% net gain increase in biodiversity. This adds further additional cost to an already commercially unviable scheme.

The development in unlikely to comply with the Greenbelt Golden Rules

The suitability assessment also references the requirement to provide housing in line with The Green Belt “golden rules”. As well as the 50% affordable homes requirements, the rules also require improvements to local infrastructure, including schools GP surgeries, transport links and the provision or improvement of accessible green spaces. 

Currently there are no GP surgeries, dentists, convenience stores or secondary schools within walking distance. Most are located at least 1200 m away along a busy 50mph road with poor walking access. The nearest secondary school is over 3.5 miles away with a poor, unreliable hourly bus service

The rules also require the provision or improvement of accessible green spaces within walking distance of new homes. Building on this site will see the removal of one of the only accessible public green spaces in Wharncliffe Side.

Any development will need to provide additional local amenities (This will add additional costs to the proposed development of this site.

There are also questions around where these additional amenities (GP surgery, convenience store, provision of green space etc.) might be located. It is possible that these would require the removal of further greenbelt land to provide these as there are no other brownfield areas to build on in the village.

The CIL levy calculated above will not be sufficient to provide the necessary improvements to comply with the greenbelt golden rules. Further monetary contributions would be required of the developer / local authority to ensure these are provided to meet compliance.