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Land Off the A57 / Gateford Road Roundabout, Shireoaks, Worksop

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Land Off the A57 / Gateford Road Roundabout, Shireoaks, Worksop Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop Design and Access Statement December 2020 LF61079 Disclaimer This document is formatted for double sided printing. Lichfields is the trading name of Nathaniel Lichfield & Partners Limited. Registered in England, no. 2778116. © Nathaniel Lichfield & Partners Ltd 2020. All rights reserved. All plans within this document by Lichfields are based upon Ordinance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number 100017707. Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Contents 1.0 Introduction 1 2.0 Background to the Application 3 3.0 Context 5 4.0 Constraints and Opportunities 15 5.0 The Proposed Development 17 6.0 Sustainability 27 7.0 Assessment Against Policy 29 3 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 1 Introduction This Design and Access Statement has been Structure of the Report prepared by Lichfields on behalf of BP Oil UK Ltd (‘BP’) and Motor Fuel Ltd (‘MFG’). The report structure is as follows: It accompanies a reserved matters planning application which proposes the development • Section 2.0 provides an overview of the of Land off the A57 at Shireoaks, Worksop to existing outline planning permission and provide a new BP petrol filling station with the background to this reserved matters associated M&S Simply Food retail kiosk. application • Section 3.0 summarises the context to the Scope of the Report application proposals, including a description of the site and surroundings, its accessibility This statement responds to the Town and Country and relevant planning policy context Planning (Development Management Procedure) • Section 4.0 sets out the site’s constraints (England) Order 2015 requirement that certain and opportunities planning applications are accompanied by a • Section 5.0 describes the design and access Design and Access Statement. proposals for the proposed development • Section 6.0 considers the sustainability of the proposed development • Section 7.0 assesses the proposed development against design and access related planning policy 1 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Image of a similar BP PFS with M&S Simply Food Kiosk 2 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 2 Background to the Application Outline Planning Permission Reserved Matters Planning The description of development is: Application The application site forms part of a wider “Reserved Matters Application (pursuant to employment development which has outline Outline Planning Permission 18/00413/OUT) This reserved matters application relates to planning permission for B1, B2 and B8 uses, for Erection of petrol filling station with ancillary the first phase of this wider employment together with higher value commercial uses convenience unit and associated car parking, development (phase 1A). It will deliver the adjacent to the site entrance including a pub/ service arrangements, landscaping, attenuation initial section of the main spine road along with restaurant, drive-thru restaurant and petrol filling basin and below ground storage and access prominent commercial uses at the site entrance station with ancillary convenience unit (ref: ro a d s.” and will open up the wider site for future 18/00413/OUT). development. The plan overleaf illustrates the proposed Access into this site is approved via a new reserved matters scheme set within the context The first phase of development that is the subject arm from the A57 / Gateford Road roundabout of the approved outline planning permission. of this reserved matters application comprises: on the A57 to the east; this has recently been constructed. • The delivery of an initial 150m section of the main spine road running into the site from The outline planning permission approves the the approved roundabout spur along with principle of a 5 island, 10 fuelling position petrol secondary access roads. filling station (PFS) with 2 lane HGV fuelling area • A BP petrol filling station with an M&S Simply and ancillary convenience unit on the application Food retail kiosk and associated car parking, site. servicing and access. • Areas of landscaping. • An attenuation basin and below ground storage tank. 3 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Figure 2.1 Proposed reserved matters scheme set within the context of outline planning persimmon 18/00413/OUT. Source: Pegasus 4 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 3 Context This section demonstrates the applicant’s Physical Context understanding of the physical characteristics of the site and its context. ‘Context’ relates Site Description to the physical characteristics of the area, The application site is located directly to the south together with the planning history and west of the A57 / Gateford Road roundabout on policy context – particularly the policies the A57 corridor to the north east of Shireoaks and guidance that affect and shape the and north west of Worksop. The A57 corridor development of the site. runs between the M1 (6 miles to the west) and A1 (7 miles to the east). The site area extends to approximately 1.84ha. The site comprises a relatively flat area of agricultural land in arable use. A drainage ditch runs north east to south west across the site. Field hedges run parallel to this further south from east to west across the site. Overhead cables also cross the northern part of the site. The site is in Flood Zone 1, it does not contain or adjoin any Listed Buildings and is not located within a Conservation Area. Views of the Site as existing Source: Google Streetview 5 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Bus Stop A57 Wider employment development Approved site access Adjacent residential development under The Site (Phase 1a) construction A57 SHIREOAKS GATEFORD Figure 3.1 Site Location Plan Source: Google Earth 6 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Site Context The application site forms the first phase of an approved wider employment led development and occupies a prominent roadside plot adjacent to the site entrance, the A57 / Gateford Road roundabout and the A57 as outlined adjacent. In addition to the PFS and convenience unit, this phase will deliver the first section of the scheme’s spine road and will open up the wider site for future development. Figure 3.2 Phasing Masterplan for the wider employment development approved under outline planning permission 18/00413/OUT Source: Pegasus 7 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Surrounding Area Bus Stop The site is bounded by: • Agricultural land directly to the north, south Wider employment development and west; all of which forms part of the wider employment development as set out adjacent. A57 • Further north is a car breakers yard, the A57 and Woodsetts Quarry Pond (a local nature reserve) with further agricultural land located beyond. site • A farm track runs along the southern access boundary of the wider development site with further agricultural land beyond. A public right of way (Shireoaks FP14) runs along this track and provides pedestrian access onto the A57 The Site (Phase 1a) to the east. The development boundary of Worksop is located 350m to the south of the application site. A57 • The A57/Gateford Road roundabout is located SHIREOAKS to the east. Further agricultural land lies across the A57 corridor to the east with the GATEFORD development boundary of Worksop located Adjacent residential beyond, approximately 850m from the site. development • A residential development under construction is located to the west with agricultural land beyond. The development boundary of the settlement of Shireoaks is approximately 350m to the south west of the site. Figure 3.3 Surrounding Area Plan Source: Google Earth 8 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Accessibility The site has excellent road links being located adjacent to the A57 with access to Worksop to the south east and the A1 beyond, and the M1 to the north west. A new access spur from the A57 / Gateford Road roundabout is already approved for the wider employment development. This has recently been constructed and will provide vehicular, pedestrian, cycle and public transport access to the application site. The nearest bus stops are located 100m to the east on Gateford Road; footways and crossing points provide safe access from these bus stops to the site. Further bus stops are located in Shireoaks to the south west. Shireoaks also benefits from a railway station. Further pedestrian, cycle and bus routes will also be provided in the future as part of the wider scheme, connecting the site entrance from the A57 through to the new residential development and Shireoaks to the west. Stock images 9 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020 Planning History In 2016, outline planning permission (14/00223/ OUT) was granted for an employment and residential led development (up to 175 dwellings and 15.4ha of Class B1, B2 and B8 Uses) along with 0.3ha of land for primary school expansion, public open space and associated works on the wider site. This included permission for an access via a new arm from the A57 / Gateford Road roundabout. The masterplan shows employment uses on the application site. Figure 3.4 14/00223/OUT Indicative Masterplan Source: Pegasus A further outline planning permission (18/00413/ OUT) was granted in March 2020 for the employment area. This introduced higher value commercial uses at the site entrance with B1, B2 and B8 uses across the remainder of the site.
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