FAQs

Keyland are the sister company of Yorkshire Water, the second largest landowner in Yorkshire. We help breathe new life into sites, creating a positive vision built around sustainable communities.

We bring new purpose to under-utilised land, to reimagine its future by working collaboratively with communities and stakeholders. We help kickstart the process of creating exceptional developments that benefit people, the economy and the planet, grounded from our unique Six Capitals approach.

The Six Capitals model is our framework to understanding and measuring the impact of our work, and to create the best and most appropriate strategies to developing and repurposing underused sites.

Our Six Capitals are:

• Manufactured. The human-made materials goods or assets used on site.
• Financial. The common way in which the value is measured.
• Social. The networks, relationships and systems that support us.
• Natural. The natural environment and resources that people use.
• Human. People’s wellbeing and the value they bring through experience, productivity and competencies.
• Intellectual. The knowledge and information used, generated and shared.

Our Blueprint Strategy will guide Keyland’s business activities through to 2030 and establishes a framework for project delivery, data capture and performance reporting. This will allow us to be truly transparent about our impact, driving us to do the best we can in our role as a Land Promoter to create the conditions that allow our partners in the life cycle of a development to deliver improved outcomes for people, society and the planet.

Calderdale Council has allocated a number of sites across the District for new housing in order to meet housing need, as identified in the adopted Local Plan. This is one of many sites identified by the local authority considered to be particularly suitable for development due to its proximity to existing homes and amenities.

The proposal will deliver around 230 new homes.

It is approximately 10.63 hectares (26 acres) in size.

We are bringing forward the land as outlined above

The Calderdale Local Plan sets out a framework for growth in the Calderdale District, and it includes site allocations for new housing in order to meet local demand that has been identified in the plan. The site allocations noted in the Local Plan were identified because of their site-specific characteristics, features, constraints and opportunities to support new development.

This site was identified amongst these allocations as an appropriate location for new homes. It was also allocated on the basis of its proximity to existing facilities and services and proximity to the already built up area of Greetland.

The Calderdale Local Plan sets out a local demand for new housing as supply levels are currently too low to accommodate the need.

The Local Plan has set out a need to build up to 15,000 new homes over a 15-year period across the Calderdale District in order to manage local demand and increase supply to sustainable and manageable levels.

The Calderdale Local Plan was formally adopted by the Council on 22nd March 2023.

The site has been allocated for development within the adopted Local Plan and, as such, its previous greenbelt status has been removed.

However, the scheme has been designed to incorporate large areas of natural green spaces and habitat, and the existing woodland on the boundaries will be retained, supplemented where appropriate and serve as ideal amenity space for residents.

The proposed development will include affordable housing in line with Calderdale Council policy requirements and will include a range of size and types of homes to suit housing need and demand at a local level.

This will be detailed in a future application for reserved matters, which will finalise the design and layout.

The proposal will help meet local housing need by delivering around 230 new homes.

Keyland will not develop the homes; specialist housebuilders will be brought on board to develop the site at a later stage, but our approach to delivering value to the local community is embedded at the start of the planning process.

A comprehensive Construction Management Plan will be submitted as part of a subsequent planning application when the layout and design of the scheme has been finalised, which will outline hours of working, HGV routing etc. This will be scrutinised by the Council in its decision-making process.

The energy strategy for Ellistones Gate seeks to minimise energy use and resulting carbon emissions in order to create a sustainable and low-carbon community which responds to Calderdale Council’s strategic objectives, addressing the climate change agenda and building in resilience for the future. Demand will be minimised from the outset utilising both passive and active measures, which are more cost-effective than high capital cost energy generation systems. Low and zero-carbon technologies will also be considered to further reduce the development’s carbon emissions and ensure they are resilient to external influences on energy supply and unit cost.

A comprehensive Transport Assessment and Travel Plan will accompany the outline planning application. Calderdale Council will assess the impact of any potential traffic increase in considering whether to grant planning permission.

However, initial assessments have been undertaken and it is considered that the site has good access to local public transport links, with opportunities for walking and cycle routes within and to/from the site.

The scheme also has the potential to provide parking spaces dedicated to low-emitting or electric vehicles.

The site benefits from being located close to a range of services and facilities, including employment, local shops, a primary school and other community facilities. In consideration of the planning application, Calderdale Council will assess the likely impact of the development upon local services. Contributions towards school place provision are often agreed as part of planning approvals.

We are committed to working with the natural environment to minimise the environmental impacts of any proposal. Technical consultants have been brought on board to assess the impacts of noise, air quality, flood risk and ecology and their reports will accompany our planning application.

The cumulative impact of any air pollution as a result of operations at Sia Fibral has also been considered.

Our overarching vision for Ellistones Gate is for the creation of a high-quality sustainable living environment which allows nature, landscape and open space to permeate, and deliver a positive impact for the community and the planet. Boundary features, such as trees and shrubs, will be included as part of the overall site layout in order to provide suitable screening, while existing trees and hedges will be retained wherever possible.

A comprehensive Ecological Assessment, along with specific protected species surveys, will accompany the outline planning application. These will identify wildlife and its habitat and will propose mitigation measures as well as opportunities for improvements. Biodiversity Net Gain (BNG) is also now mandatory in developments, which means that developments must deliver a minimum of 10% ‘net gain’ in biodiversity compared to what was there before. Due to the site being largely grassland, there are real opportunities to create and improve natural habitats in the area.

Following the public consultation, we aim to refine the proposals and submit an outline planning application to Calderdale Council in Spring 2025, with a decision expected later in the year. Please ensure your consultation responses are received by Friday 21 February 2025.