How Much Is Land Worth Across Bassetlaw District?

The adopted plan identifies a total housing supply of 11,195 homes and a substantial employment portfolio to 2038. Its settlement strategy, allocations, Green Gaps, development boundaries and infrastructure policies carry full development-plan weight. The replacement plan is a separate, longer-term process: its first formal content and evidence consultation is not programmed until 2027, so land should not be valued today as though a future allocation has already been secured.

We establish whether the parcel is within an adopted allocation, covered by a live permission, identified only in the Land Availability Assessment, submitted through the 2025 Call for Sites, included on the brownfield register, protected by a neighbourhood plan or absent from the evidence base. Those distinctions affect promotion timescale, planning risk and hope value. See our guides to planning policy and development land, Local Plan allocation and Call for Sites submissions.

Worksop combines brownfield regeneration, the reuse of underused buildings, established employment land and major settlement-edge growth. Monitoring to March 2025 records 233 homes permitted and 175 completed in the Worksop Central Area, principally through brownfield redevelopment and conversions. A central site may therefore depend on land assembly, leases, heritage, parking, servicing, demolition and viability rather than the agricultural-to-residential uplift associated with a greenfield extension.

Peaks Hill Farm is an adopted 63.7-hectare strategic allocation for 1,120 homes and employment land, with approximately 655 homes and 5 hectares of employment expected within the plan period. It requires comprehensive masterplanning and a distributor road between the B6045 Blyth Road and A60 Carlton Road. A nearby field does not automatically share the allocation, road access or infrastructure arrangements. The Worksop guide, brownfield-register guide and access and highways guide cover those issues in more detail.

Retford benefits from an East Coast Main Line station, town-centre services and links towards the A1, but it also has a substantial development pipeline. Ordsall South is an adopted 106.5-hectare allocation for 1,250 homes, with 960 expected by 2038, together with open space, community uses and phased infrastructure. Trinity Farm provides a further allocation for approximately 305 homes adjoining an earlier mixed-use phase. Market demand must therefore be considered alongside competing delivery and the timing of schools, roads and utilities.

Site capacity can also be reduced by the River Idle, Retford Beck, surface-water pathways, ecological corridors, heritage settings and the district’s Green Gaps. Land adjoining a strategic site may require its own lawful access or an agreement with another landowner before it can be delivered. See our guides to development land near railway stations, flood risk and drainage and collaboration agreements.

Harworth and Bircotes form Bassetlaw’s third Main Town and have a strong relationship with Doncaster, the A1 and the South Yorkshire economy. Housing delivery at the former Harworth Colliery and Simpson Park, town-centre renewal and nearby employment activity provide a different market from Worksop or Retford. Development value can be influenced by the remaining permissioned supply, local services, junction capacity and the timing of regeneration infrastructure.

Former mining land may require Coal Mining Risk Assessment work, investigation of shafts or shallow workings, treatment of made ground, contamination and ground gas, and careful coordination with retained industrial or logistics uses. The reviewed Harworth and Bircotes Neighbourhood Plan also adds local policy detail. See our guides to contaminated land, neighbourhood plans and existing-use value versus development value.

The adopted hierarchy identifies five Large Rural Settlement areas because they contain the strongest rural concentration of services, employment and public transport. The plan expects approximately 1,412 homes from this tier, largely through completions, permissions and neighbourhood-plan allocations. The only new Local Plan housing allocation in this tier is land off Ollerton Road, Tuxford for approximately 75 homes.

Settlement status does not mean every edge parcel is suitable. We check the development boundary, neighbourhood plan, settlement identity, local road width, school and healthcare capacity, sewer provision, heritage, agricultural operations and the cumulative effect of existing permissions. See our guides to settlement boundaries, neighbourhood plans and utilities and infrastructure.

Bassetlaw contains numerous Small Rural Settlements and smaller communities, many with made or emerging neighbourhood plans. Growth in the Small Rural Settlement tier is expected mainly from existing permissions, neighbourhood-plan allocations and development consistent with Policy ST2. A site within a mapped development boundary may have a different starting point from a field beyond it, even where both appear physically close to the same village.

We test whether the proposal is genuine infill, a proportionate extension, the reuse of previously developed land or development in open countryside. Village character, important views, conservation areas, narrow roads, drainage, Best and Most Versatile agricultural land, farm access and local service capacity can all limit the developable area. See our guides to infill and settlement extensions, agricultural land development potential and landscape assessment.

Apleyhead Junction is an adopted strategic employment site beside the A1 and A57. Although the allocation covers approximately 189 hectares, woodland and other constraints reduce the identified developable area to 118.7 hectares, reserved for large-scale logistics serving a sub-regional or regional need. Its policy purpose, masterplanning and access requirements should not be applied to an unrelated field merely because it is visible from the A1.

Employment value depends on lawful access, junction capacity, HGV routing, power and water capacity, drainage, landscape buffers, building height, labour-market access and whether the proposed use meets the applicable employment policy. Existing industrial or logistics land may also have a strong current use value. See our guides to commercial and employment development land, highway access and utility capacity.

The former Cottam Power Station and associated lagoons form a 348-hectare Priority Regeneration Area and broad location for mixed-use development expected beyond the adopted plan period. The policy safeguards comprehensive regeneration and recognises the need for remediation, masterplanning, phasing and infrastructure. It should not be treated as an ordinary brownfield allocation ready for immediate residential development.

Across the wider Trent Valley, energy and industrial sites may benefit from grid, rail or strategic-road infrastructure, but they can also contain contamination, demolition liabilities, cooling-water or drainage infrastructure, mineral and waste designations, flood risk, habitat value and complex ownership interests. See our guides to brownfield land, contaminated land and existing-use value.