Food store and 89 homes at Land East Of Carlton Road /, Blyth Road, Worksop

What was proposed

The hybrid application proposed a discount food store, demolition of two homes, access and parking, plus outline permission for up to 89 homes.

“The application seeks full and outline planning permission in the form of a hybrid application is for a mixed use development, seeking full planning permission and conservation area consent for the demolition of 2 residential properties on Blyth Road (No 6 & No 8) and the erection of a proposed discount food store on the north eastern…”

“The proposal seeks to improve convenience shopping in Worksop and includes a discount food store (Class E(a)) in the northeastern part of the site facing customer car parking. Access into the site would be via the northwest corner of the site off Blyth Road.”

Officer report

The site and its surroundings

The 4.06-hectare site was a cleared, unattractive former development area near the town centre, railway station, college and surrounding homes.

“The application site is located to the north of Worksop town centre and situated close to Worksop railway station to the southwest. The railway line and adjoining footpath form the southern boundary to the application site.”

“South of the site and across the railway line Carlton Road runs towards the town centre with an increasing number of town centre related activities and uses linking the site to the central part of the town centre to the south.”

Officer report

Earlier permissions and applications

The site had earlier retail permissions and previous mixed-use applications, while an extant superstore permission remained capable of implementation.

“21/01584/FUL – Hybrid Application Comprising (A) Full Planning permission and Conservation Area Consent for Demolition of 2 Dwellings, Erection of Discount Food Store (Class E(a)), Restaurant/café with Drive Thru Facility Selling Food and Drink for Consumption on and off the Premises (Sui Generis), Access, Customer Parking, Landscaping and Associated Works.”

“The site benefits from an extant planning permission for a retail superstore development which was to be operated by Tesco before they pull out of the site. As the development was commenced the planning permission granted remains live and could still be implemented.”

Officer report

What officers recommended

Officers recommended approval because the site had retail permission, housing supply considerations applied, and the scheme’s public benefits outweighed identified harms.

“Having regard to the relevant provisions of the Bassetlaw Local Plan, the National Planning Policy Framework, and all other material planning considerations, it is considered that the proposals are acceptable. There is an extant planning permission for a much large retail development on the site and with the tilted balance being engaged in relation to the housing element of the scheme these factors weigh heavily in favour of the proposals.”

“It has been identified that the development would result in less than substantial harm on [name withheld] through the demolition of number 6 and 8 Blyth Road. In line with paragraph 202 of the NPPF this harm has been assessed against the social, environmental and economic benefits of the scheme. It has been concluded that the harm is outweighed by these public benefits and accordingly the development is consistent with the Framework.”

Officer report

Main planning issues

The assessment considered retail and housing policy, regeneration, transport, heritage, residential amenity, ecology, drainage and ground conditions.

“This report will consider the harms and benefits of the proposal, the main issues for consideration are:”

“Principle of development • Retail Policy • Residential Policy • Economic Growth • Sustainability of Development • Design • Landscape and Visual Impact • Arboriculture • Highways and Transportation • Historic Environment • Archaeology • Residential Amenity • Noise • Lighting • Air Quality • Ecology and Biodiversity • Flood Risk and Drainage • Ground Conditions…”

Officer report

Consultation responses

Most technical consultees raised no objection subject to conditions or contributions, while conservation, wildlife and heritage consultees identified concerns.

“BDC Conservation: Objects based on the ‘less than substantial’ harm caused to the character and appearance of the Conservation Area, the seƫting of both Conservation Areas and the seƫting of nearby Listed Buildings.”

“Nottinghamshire Wildlife Trust: Have raised concerns around the lack of Night Vision Aids not being used during the Bat Surveys undertaken and the loss of two ponds on site and the need for this to be mitigated.”

Officer report

Who spoke

A business forum representative spoke against the application, while a resident, a county councillor and the agent spoke in support.

Members’ debate

Members asked material and non-material questions, which the Development Management Team Leader addressed.

“Members asked several material and non-material questions during the debate. These questions and comments were addressed by the Development Management Team Leader.”

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