Air separation plant and industrial units at Development Land At Vesuvius Way, Worksop

What was proposed

The hybrid application sought a full air separation plant with infrastructure and landscaping, plus outline permission for predominantly industrial and storage uses.

“Proposal Hybrid Application Seeking: (i) Full Planning Permission for the Construction and Operation of an Air Separation Unit (ASU) Plant, Associated Infrastructure and landscaping (ii) Outline Planning Permission for Phase 2 Development Comprising Predominantly B2 and B8 Industrial Uses with All Matters Reserved apart from Access…”

Officer report

Earlier permissions

The wider site has a history of employment-led permissions, including a 2014 appeal permission and later changes to legal obligations and access.

“Planning permission was granted, on appeal, on 27th March 2014 (Reference: APP/A3010/A/10/2124458) for: “mixed use regeneration including offices, light industry, storage/distribution, food store, hotel, restaurants, petrol filling station and safeguarded community land in accordance with application number 02/09/00033, dated 9 February 2009, A Section 106 Agreement and separate Unilateral Undertaking were linked to the permission.”

“The proposed variations to the Unilateral Undertaking were as a result of changes in circumstances that existed at the time of the appeal in 2013/2014 in relation to a renegotiated purchase price by Asda as a result of changing market conditions, variations in the costs of services, resources and materials and the need to accommodate utility installations in the location of the new access roundabout.”

Officer report

What officers recommended

Officers recommended approval subject to an Employment and Skills Plan undertaking and planning conditions because the proposal supports employment, regeneration and economic growth.

“EXECUTIVE SUMMARY RECOMMENDATION 2.1 It is recommended that Planning Committee GRANT planning permission, subject to the completion of a Unilateral Undertaking securing the monitoring and management of the Employment and Skills Plan (ESP), and subject to the conditions set out at the end of this report.”

“Its location, existing industrial context and proximity to established transport corridors provide a significant and well-supported opportunity to deliver employment development of the type envisaged under Policy ST7. The proposal therefore aligns, in principle, with the strategic employment ambitions of the Local Plan and the intended role of the Sandy Lane Industrial Estate within the district’s economic growth strategy.”

Officer report

Consultees’ views

Most consultees raised no objection or required conditions, while Sport England objected over replacement playing-field provision and the conservation officer objected to heritage impacts.

“CONSULTEE RESPONSES National Air Traffic (NATS LTD) No objection Doncaster/Sheffield Airport No comment Gamston Aviation No objection Sheffield Aero Club No comment Highways England No objection Natural England No comment Rail Network No objection Rail Network/ Asset Protection No comment National Grid Electricity Distribution No comment Sport England No detailed comments to make on this application but they objected to the application to vary the legal agreement under…”

“NCC Right of Way: No objection NCC Neighbourhood Planning Team No comment Lincolnshire County Council Archaeology No objection Severn Trent Water No comment PSSC Canal And River Trust No objection, Subject to conditions Chesterfield Canal Trust No objection Health And Safety Executive (Buxton) No objection Chief Fire Officer No objection BDC Planning Policy No comment BDC Lead Ecology No objection, Subject to conditions…”

Officer report

Public concerns

DB Cargo objected because railway security, operational safety, boundary treatment and risks from the plant had not been sufficiently addressed.

“They note that the submission provides insufficient consideration of Worksop Sidings, with the Planning, Design and Access Statement offering little reference to the operational railway environment or the activities undertaken there. As a result, DB Cargo is concerned that the implications for rail safety, security and operational integrity have not been fully understood.”

“DB Cargo therefore requests a condition requiring a railway risk assessment and security management strategy, detailing physical security measures (such as appropriate anti-climb fencing and signage), procedures to raise awareness of railway hazards among staff and visitors, and security measures during construction when trespass risk is heightened.”

Officer report

Who spoke

The agent and the applicant spoke in support, and the Senior Planning Officer presented the application to members.

Members’ discussion

Members asked material and non-material questions, which the Senior Planning Officer addressed.

“Members asked several material and non-material questions during the debate. These questions and comments were addressed by the Senior Planning Officer.”

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