Business park redevelopment at Bolsover Business Park, Bolsover

What was proposed

The application sought outline permission for employment units, retained offices, two retail units, a drive-through unit, parking, infrastructure and access.

“This application seeks outline planning permission with access detail only, for mixed-use development comprising of up to 6,500 sqm of employment units, retention of existing 2,270 sqm offices, 2 retail units (total gross area up to 3,200 sqm, one being for discount food retail), and a drive-thru take-out unit including associated parking, infrastructure and access.”

“Through negotiations with the applicant, the housing component of the application has been omitted and the amount of new employment floorspace increased further to maximise employment opportunities within the site. This has resulted in a revised layout that includes some large employment units and no development on the undeveloped land to the southeast of the existing employment site, with the exception of surface water drainage infrastructure.”

Officer report

The site and its setting

The 8.5-hectare site forms part of Bolsover Business Park, includes former colliery buildings and lies beside residential areas, roads and heritage assets.

“The application site comprises part of Bolsover Business Park which is located on the western edge of Bolsover. The site extends to 8.5ha and includes Bolsover Colliery land and remnant buildings, including the former pithead baths, goods sheds, headquarters building and former manager’s house, known as Portland House.”

Officer report

Changes to the scheme

Housing was removed, employment floorspace was increased, the headquarters building was retained and development was excluded from the southeastern fields except for drainage.

“AMENDMENTS Alternative development proposals have been presented to officers during the consideration of the application which has culminated in the submission of an amended plan (9586-CPMG- 01-00-D-A-0003 Rev.P2 (CPMG, 06 March 2025)) which omits housing development, excludes development from the fields / undeveloped land to the southeast of the existing employment site / north of the A632 (with the exception of surface water drainage infrastructure), retains the…”

Officer report

Why officers recommended approval

Officers considered the economic benefits, retail effects, heritage impacts, landscape, biodiversity and drainage outcomes to weigh in favour of permission.

“The site is allocated for employment use and is currently under-utilised, with a significant amount of floorspace left vacant due to either not being financially viable to rent out or within buildings that do not meet modern employment standards. The application, as amended, proposes up to 6500 sqm of replacement employment floorspace in a range of more modern purpose-built units, the retention of 2,270 sq.”

“When considered in the round the sustainability costs and benefits of the proposal are considered to weigh in favour of the development and a recommendation or approval is put forward on this basis.”

Officer report

What local people said

Representations raised concerns about town-centre effects, business disruption, traffic, highway safety, accessibility, construction impacts, green space and wildlife.

“– Business Disruption Risk: The development could potentially disrupt existing businesses and lead to closures, impacting employment and the local economy. – Consideration of Riverside Way Availability: The Riverside Way site, under contract with a discount supermarket operator, should be considered in economic planning decisions. – Prioritising Existing Retail Spaces: Utilising empty retail spaces in Bolsover first could prevent adverse effects on the town centre’s economy.”

“– Woodhouse Lane experiences high traffic volumes and is unsuitable for heavy vehicles due to its narrowness. – The development of the Enterprise Park is expected to exacerbate traffic issues on Woodhouse Lane. – The deteriorating condition of Woodhouse Lane, worsened by increased traffic, requires urgent repairs. – Frequent accidents at the junction between Woodhouse Lane and Station Road highlight the need for safety improvements.”

Officer report

Who spoke

Councillor Donna Hales spoke and identified the railway workshop, Portland House, rail buildings and bathhouse as historical assets.

Members’ discussion

A member acknowledged local heritage concerns, while officers explained that retaining the headquarters building and weighing public benefits made the loss of other buildings acceptable.

“A Member noted Shirebrook encountered the same situation of local heritage assets – while personal feelings should be acknowledged it was natural for the District to move forwards.”

“The Development Management and Land Charges Manager addressed concerns on the historical assets – it was noted the former Headquarters building would be retained but the loss of all other buildings to develop the site was acceptable, having regard to the public benefits to be derived.”

Minutes

The vote and decision

Members voted five to zero to approve the application after a legal agreement, with conditions and an amended employment condition.

“Moved by Councillor Tom Munro and seconded by Councillor Phil Smith RESOLVED that application no. 23/00180/OUT be APPROVED following completion of a legal agreement to secure the travel plan contribution and with the conditions set out in the officer report, with the exception of Condition 29 which shall be amended as set out above and with delegated authority being given to the Interim Director of Planning, Devolution & Corporate Policy or the Development Management and…”

Minutes