1,250-home mixed-use development at Land To The South Of Ordsall, Ollerton Road, Retford

What was proposed

The outline scheme proposed up to 1,250 homes alongside a local centre, school, community facilities, sports provision, extra care and a community park.

“This application seeks Outline planning permission for up to 1,250 dwellings, a new local centre, indoor and outdoor sports pitches, a school, community hub, extra care facility, and community park and woodland. The description of development is as follows:”

“School: Approximately 2.5ha of land has been reserved to accommodate a new 1.0 form entry primary school. • Local Centre: Approximately 1ha of land has been provided to accommodate a new local centre, sited to the west of Ollerton Road. • Green Infrastructure: Approximately 4ha of green infrastructure is to be provided across the Site. • Community Park: Approximately 23ha of land has been provided to accommodate a new substantial parkland to the west of the Site.”

Officer report

The site and surroundings

The site covered about 102 hectares of flat agricultural land south of Ordsall, with fields, hedgerows, footpaths and areas at differing flood risk.

“The Site comprises eight agricultural fields separated by native hedgerows and interspersed trees. The two fields at the east of the Site are separated from the rest of the Site by Ollerton Road which runs from north to south through the Site.”

“The majority of the Site is located within Flood Zone 1 which has the lowest risk of flooding. The Site’s western periphery falls within Flood Zones 2 and 3 where the risk of flooding is higher.”

Officer report

Earlier planning history

Earlier applications concerned residential development and access on or near Ollerton Road and Brecks Road.

“The full planning history can be found on public access.”

“01/97/00057 - Land off Ollerton Road, Retford, Nottinghamshire – Erection of 215 Houses and Garages and Construct Roads (Approval of Matters Reserved by P.A. 1/1/94/105) • 01/96/00129 - Land off Ollerton Road, Retford, Nottinghamshire - Carry Out Residential Development (211 Dwellings) and Construct New Access Roads (Approval of Matters Reserved Under P.A.”

Officer report

What officers recommended

Officers recommended permission subject to a Section 106 agreement and conditions, considering the allocated site policy compliant and its impacts capable of mitigation.

“The site is allocated for future development in the local plan and will make a significant contribution towards meeting the districts future housing requirements. Policy ST13 Site reference HS13 states that this site will provide 1250 dwellings with 960 being delivered during the current plan period.”

“It is recommended that planning permission be GRANTED subject to a S106 Agreement with the Heads of Terms set out below and the conditions set out below, with the final wordings being delegated to the Head of Planning:”

Officer report

What consultees said

Most consultees raised no objection subject to conditions or contributions, but rights of way, Sport England, National Highways and Gamston Parish Council raised objections.

“NCC Planning Policy: No Objections subject to requested contributions. NCC Highways: No Objections subject to appropriate conditions and financial contributions towards infrastructure improvements. NCC Rights of Way: Objection due to lack of detailed impact on PRoW’s NCC Local Lead Flood Authority: No Objections subject to appropriate conditions LCC Archaeology: No Objections subject to appropriate conditions…”

“Environment Agency: No objections subject to appropriate conditions National Highways: Have issued a further 3 month holding objection. In the event that this is not removed prior to a decision then the application would have to be referred to the Secretary of State. Active Travel England: No comments Historic England: No Comments Natural England: No Objections Notts Wildlife Trust: Mitigation is required as highlighted within the ecological report.”

Officer report

What residents said

There were 195 public comments: seven supported the scheme, while 187 objected over housing need, traffic, amenity, landscape, ecology, flooding and infrastructure.

“Highways & Transportation • Increased traffic • Congestion is already severe • Inadequate public transport links • Highway safety concerns • Inadequate existing highway infrastructure to cope with taffic • Existing road maintenance poor this will only worsen with more traffic • Site is poorly connected • No solid sustainable transport proposals • On street parking on existing highway network already impedes free flow of traffic.”

“Residential Amenity • Loss of existing views • Overlooking and impact on privacy of existing residents • Serious disruption and disturbance over many years during construction phase. • Increased noise and disturbance from more traffic • Increased pollution from emissions and particulates…”

Officer report

Who spoke

A parish councillor, resident and county councillor spoke against; a ward member spoke neutrally about infrastructure; and the agent supported the application.

Members’ debate

Members asked material and non-material questions, which the Planning Officer and Head of Planning and Place answered.

“Members asked several material and non-material questions during the debate. The comments and questions were addressed by Planning Officer and Head of Planning and Place.”

Minutes

The committee’s decision

The committee granted planning permission subject to conditions and a Section 106 agreement, with final wording delegated to the Head of Planning and Place.

“Recommendation of the Head of Planning and Place: Grant planning permission, subject to conditions and a Section 106 Agreement with final wordings delegated to the Head of Planning and Place.”

“Committee Decision Resolved: Grant planning permission, subject to conditions and a Section 106 Agreement with final wordings delegated to the Head of Planning and Place.”

Minutes