Gateway East

Gateway East is a major employment-led development opportunity adjacent to Doncaster Sheffield Airport, commissioned by South Yorkshire Mayoral Combined Authority (SYMCA) and the City of Doncaster Council (CDC).

Bond Bryan led a multidisciplinary feasibility study to explore how two strategic sites could support advanced manufacturing, aviation-related industries, clean energy technologies and innovation-led growth.

Through site analysis, stakeholder engagement, market testing and concept masterplanning, the study established a vision for a future-focused industrial cluster with the potential to play a significant role in South Yorkshire’s economic transformation.

Gateway East forms part of the wider vision for the future of Doncaster Sheffield Airport, creating opportunities to unlock investment, employment and innovation alongside the airport’s planned reopening. Working closely with the client team and project partners, Bond Bryan developed a strategic framework that balances commercial opportunity with long-term place-making ambition.

The feasibility study considered how the site could accommodate emerging sectors including aerospace maintenance, repair and overhaul (MRO), sustainable aviation fuels, advanced manufacturing, nuclear technologies and research facilities. The resulting vision positions Gateway East as a catalyst for growth, supporting South Yorkshire’s ambition to become a leading centre for advanced industry and innovation.

Bond Bryan’s design approach was informed by our People, Place, Process methodology, adapted for the scale and complexity of the site through a collaborative heat-mapping exercise with stakeholders. This enabled the team to identify distinct development zones based on site characteristics, operational requirements, environmental constraints and future occupier needs.

The resulting masterplan establishes clear development areas across both the airside and landside sites, creating a flexible framework capable of accommodating a diverse range of uses while responding to future market demands. Key design considerations included connectivity, visibility, access to the runway, proximity to transport infrastructure and the creation of a distinctive identity for Gateway East.

A key element of the project was engaging with a broad range of stakeholders to understand market demand and future opportunities. Working alongside BNP Paribas, DLP Planning, Gardiner & Theobald and Arup, Bond Bryan helped establish a robust evidence base that combined technical analysis with direct industry feedback.

Engagement highlighted strong interest from sectors including aerospace, defence, clean energy and industrial decarbonisation, while also identifying critical considerations around skills, infrastructure, connectivity and investment readiness. This collaborative approach ensured that the emerging proposals were grounded in both commercial viability and strategic regional priorities.

Connectivity emerged as one of the site’s defining strengths. Located adjacent to the airport runway and connected to the strategic road network, Gateway East offers exceptional access for both people and goods.

The feasibility study also explored opportunities for future rail infrastructure, including passenger and freight connections, alongside improved links between airside and landside development areas. These proposals support a highly connected employment destination capable of attracting nationally and internationally significant occupiers while strengthening regional transport infrastructure.

Beyond economic growth, the Gateway East vision is focused on delivering lasting value for local communities. The proposals support the creation of high-quality jobs, skills development and opportunities linked to South Yorkshire’s existing strengths in advanced manufacturing and research.

Careful consideration was given to the relationship between future development and neighbouring residential communities, ensuring that landscape buffers, green infrastructure and sustainable transport connections form an integral part of the masterplan. By creating an innovation-led employment destination alongside the airport, Gateway East has the potential to strengthen local prosperity while contributing to a greener, fairer and more connected future for Doncaster and the wider region.

Gateway East represents far more than a development opportunity. It is a strategic investment in the future of Doncaster Sheffield Airport, South Yorkshire’s innovation economy and the communities it serves.

By creating a flexible, connected and sustainable framework for advanced industry, the project establishes the foundations for long-term economic growth, high-quality employment and inward investment. Through design-led thinking, stakeholder collaboration and a clear strategic vision, Bond Bryan has helped define a roadmap for one of the region’s most significant regeneration opportunities.

Sustainability was embedded throughout the feasibility process, recognising the need to balance economic growth with environmental responsibility. Existing green infrastructure, woodland areas and Local Wildlife Sites were carefully considered as part of the site analysis, informing a masterplan that seeks to retain and enhance ecological assets wherever possible.

Biodiversity Net Gain, sustainable drainage systems and climate-resilient design principles were integrated into the proposed development strategy, while opportunities for renewable energy infrastructure and low-carbon transport were explored as part of the wider vision. The proposals demonstrate how large-scale industrial development can support both environmental resilience and long-term sustainability objectives.