Land off the A57 / Road Roundabout, , 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 , 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

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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

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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

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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

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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

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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

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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. Access is again via a new arm from the A57 / Gateford Road roundabout. The masterplan shows a PFS and convenience unit on the application site.

Figure 3.5 18/00413/OUT Indicative Masterplan Source: Stephen George & Partners LLP

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Planning Policy Context National Planning Policy e optimise the potential of the site to accommodate and sustain an appropriate Framework A brief summary of the policies and guidance amount and mix of development (including which have affected and shaped the form of the green and other public space) and support The National Planning Policy Framework (‘NPPF’) development on the site is provided below. local facilities and transport networks; and provides guidance on design as part of its f create places that are safe, inclusive broader presumption in favour of sustainable and accessible and which promote development. It attaches great importance to the health and well-being, with a high standard design of the built environment. Paragraph 127 of amenity for existing and future users, states that planning policies and decisions should and where crime and disorder, and the fear aim to ensure all developments: of crime, do not undermine the quality of life or community cohesion and resilience. a will function well and add to the overall quality of the area, not just for the short The NPPF notes that design quality should term but over the lifetime of the be considered throughout the evolution and development; assessment of individual proposals. It states b are visually attractive as a result of good that early discussion between applicants, the architecture, layout and appropriate and local planning authority and local community effective landscaping; about the design and style of emerging schemes c are sympathetic to local character is important for clarifying expectations and and history, including the surrounding built reconciling local and commercial interests environment and landscape setting, (paragraph 128). while not preventing or discouraging appropriate innovation or change (such as With regard to transport, the NPPF states that increased densities); new development should consider the patterns of d establish or maintain a strong sense of movement, streets, parking and other transport place, using the arrangement of streets, considerations that are integral to the design spaces, building types and materials to of schemes and contribute to making high create attractive, welcoming and distinctive quality places. Additionally, it should consider places to live, work and visit; opportunities to promote walking, cycling and public transport use (paragraph 102).

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Planning Practice Guidance Statutory Development Plan Policy DM1 seeks to ensure that opportunities for economic development outside development The Planning Practice Guidance (PPG) which The Development Plan for boundaries are delivered appropriately and accompanies the NPPF, was formally issued by comprises the Core Strategy and Development sets out a range of general principles that need the Secretary of State in March 2014. Sections Management Policies DPD and the Proposals to be demonstrated. These include that the have subsequently been updated. Map (‘the Local Plan’). In addition, Shireoaks has a scale, design and form of any new buildings are ‘made’ neighbourhood plan. appropriate for their location and setting and The PPG recommends the National Design Guide are designed to minimise their impact upon the to be read alongside the PPG guidance which Bassetlaw Core Strategy and Development character and appearance of the countryside. covers the 10 characteristics of good design. Management Policies DPD These are: The Core Strategy and Development Policy DM4 seeks to ensure an integrated and Management Policies DPD was adopted in complementary approach for any development • Context December 2011 and sets out the long-term spatial coming forward as part of larger schemes/ • Identity vision, spatial objectives and strategic policies for adjacent to other developments. Major • Built form Bassetlaw District up to 2028. developments should make clear physical links • Movement with the existing settlement, complement and • Nature enhance the character of the local environment, • Public Spaces be of an appropriate scale, and provide a • Uses qualitative improvement to the existing range • Homes and Buildings of houses, services, facilities, open space and • Resources economic development opportunities. The • Lifespan policy also sets out a number of general design principles for new developments:

a New development should respect the local character of its wider surroundings; b Architecture should respect the context and prominent developments in gateway locations should be of particularly high quality; c New development should have appropriate landscaping and boundary treatments,

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integrate crime prevention measures and Policy DM9 requires development to protect Shireoaks Neighbourhood Plan (2016) provide usable, functional open space; and enhance green infrastructure networks, d New development should be accessible demonstrate they will not adversely affect or prioritising pedestrian movement with result in the loss of biodiversity and geodiversity well-connected public spaces and and provide functional onsite open space. New establishing relationships between the developments in the countryside should be development and its wider setting; sensitive to their landscape setting. e New development should not have a detrimental impact on residential amenity, Policy DM10 sets out that major development allow adequate space for waste and proposals will be expected to deliver specific recycling and not be detrimental to low-carbon and renewable energy infrastructure highway safety; and in line with assessments of feasibility and overall f New development will need to viability. demonstrate that careful consideration has been given to minimising CO2 Policy DM13 sets out that developments should emissions and measures that will allow all minimise the need to travel by car, provide new buildings in Bassetlaw to adapt to linkages or develop new paths to key local climate change. Examples include facilities, provide facilities to support access to construction materials; site layout and public transport. Development proposals will be building orientation that makes best use required to be consistent with, and contribute to of passive heating and cooling, natural the implementation of, the Local Policy 1 sets out the sustainable development light and natural ventilation; minimising Transport Plan. principles that all new development in Shireoaks water consumption and maximising water should meet. It supports new development which recycling; achieving the highest feasible supports the continued viability of Shireoaks level of energy efficiency; and maximising and is located to not cause material harm to opportunities to integrate renewable and the amenity of residents, the character and low carbon energy infrastructure. appearance of the neighbourhood, and designated assets.

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Policy 2 seeks to conserve and enhance existing natural features, with development proposals assessing their impact upon local biodiversity.

Policy 3 aims to ensure that the potential impact of major development is mitigated by a landscape strategy that protects as many of the existing trees and hedgerows as is practicable and for development to the north of the village to provide a wildlife corridor to provide a landscape buffer between the new development and any proposed employment area.

Policy 4 sets out the design principles for new development, requiring them to integrate into the village through improving or creating new connections, designs must draw upon local character, provide biodiversity enhancements, and major residential development should also demonstrate it meets the Building for Life 12 criteria.

Policy 5 requires development proposals to not have a detrimental impact on the foul and surface water drainage infrastructure and not increase the rate of surface water run-off and flood risk in the area.

Policy 8 supports developments which provide for walking and cycling routes.

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4 Constraints and Opportunities

This section of the statement identifies Constraints Opportunities potential opportunities and constraints and considers how these have influenced the The site constraints include: The site opportunities include: development. • As the site is located outside the settlement • The site has excellent links to the local and limits of Shireoaks and Worksop, it is strategic road networks, including west along technically located in the countryside. There the A57 to the M1 and east to the A1. is therefore a need to minimise the visual • The delivery of the first phase of this wider impact of any new development upon the employment development. countryside. • The potential to create new employment • There is currently no vehicular access into the opportunities and deliver investment in the site. Access into the wider site is approved local area. via a new spur off the A57 / Gateford • The delivery of the first section of the spine Road roundabout; this has recently been road running from the recently constructed constructed. new access from the A57 / Gateford Road • Existing land drainage ditches cross the site, roundabout, opening up access into the these will need to be incorporated into the wider site. design of the scheme, culverted or diverted. • The site is relatively flat, and therefore • Overhead cables currently cross the significant earthworks are not required. site, these will need to be diverted to • The scope to enhance convenience retail accommodate the proposals. provision in Shireoaks, providing more choice for residents, road users and future occupants of the surrounding employment and residential development.

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Economic Benefits

The site offers the potential to generate the following economic benefits for Shireoaks and Worksop:

Up to £3.5m capital investment

Up to 30 jobs (20 FTE) on site once operational

A new 10-pump petrol filling station with 2 lane HGV refuelling area offering competitively priced fuel as well as EV charging.

Stock image

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5 The Proposed Development

Having considered the constraints and Use opportunities of the site, and discussed the background to the application, this section sets The scheme incorporates a BP petrol filling out details of the scheme’s design. station providing 5 islands with 10 fuelling positions, 2 HGV fuelling lanes, 35 parking Reserved matters approval is sought for the spaces and 4 electric vehicle charging points. The erection of a BP petrol filling station with ancillary convenience unit will be occupied by associated M&S Simply Food retail kiosk on the an M&S Simply Food store, providing a range of site with access taken from the A57 via the new convenience goods and a ‘grab and go’ section. arm from the A57 / Gateford Road roundabout. In Outline planning permission has already been addition, the proposal incorporates hard and soft granted for the provision of these uses on the landscaping, service arrangements and parking application site (ref: 18/00413/OUT). facilities. BP and Marks & Spencer have worked in partnership since 2005 bringing M&S’ quality, special food offer to highly convenient petrol forecourt locations. With over 252 M&S Simply Food stores now on BP forecourts, the offer has proven very popular with customers and transformed the roadside food offer in the UK. In part, the approach is intended to provide M&S with an opportunity to establish a presence in strong market locations where the population is too small to support a larger M&S Foodhall store, whilst also playing an important role in serving passing trade associated with the adjoining petrol filling station. Shireoaks currently has limited shops and facilities and the new M&S store will therefore complement its retail provision and improve the range of convenience retail facilities available locally.

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Figure 5.1a Proposed Site Layout Plan Figure 5.1b Ecological Enhancements Strategy Plan - Extract Source: BP Source: Aspect Ecology

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Site Layout A landscaped area will be provided within the western part of the site and along the access road The proposed PFS will be located within the to the north. An attenuation pond will be located eastern part of the site, adjacent to the A57 and to the west and a surface water attenuation the Gateford Road roundabout. The M&S Simply basin will be located beneath the aforementioned Food retail kiosk will occupy the central part of landscape area. the PFS with the car parking areas and the PFS forecourt to the south of the building and HGV An existing drainage ditch running across the refuelling area to the north. Upon entering the north western corner of the site will be retained. PFS site, cars and HGVs will be segregated and a This will remain open within the landscape area one way system will be in operation. but will be culverted below the access road. Existing overhead cables will be diverted and a In line with the outline planning permission, the substation will be provided within the southern PFS will provide 5 islands accommodating 10 part of the PFS site. fuelling positions and a dedicated 2 lane HGV fuelling area, all offering competitively priced fuel.

35 car parking spaces will be provided, including 2 disabled spaces. 4 electric vehicle charging points will also be provided.

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Figure 5.2 Proposed Forecourt Layout Plan Source: BP

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Comprehensive Development

A comprehensive illustrative masterplan (P17- 2627_006 Rev.-) has also been prepared to demonstrate that the proposed development (Phase 1A) can be fully integrated with the remainder of the wider employment scheme and will not prejudice this from coming forward.

Figure 5.3 Proposed Site Layout Plan set within the context of the wider employment development. Source: Pegasus

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Scale

The application site extends to 1.84ha. The PFS development occupies approximately half of the site with the remainder comprising access roads, landscape areas and the attenuation basin.

All buildings on site will equate to one storey, to ensure the scale of the development is not obtrusive in the surrounding landscape setting.

The M&S Simply Food and associated PFS kiosk will measure 27.3m (l) x 12.1m (w) x 4.19m (h) and will provide 330sqm of floorspace (GEA) to be occupied by M&S Simply Food. It will also act as the payment kiosk of the PFS.

The PFS forecourt will be covered by a canopy measuring 30.7m (l) x 9.0m (w) x 5.9m (h). The canopy will be supported by steel columns measuring approximately 5.1m above ground (to the underside of the canopy). Stock image The HGV fuelling area will be covered by a canopy measuring 14.7m (l) x 8.8m (w) x 6.2m (h).

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Appearance Hard landscaping will include concrete surfacing around the fuelling areas, tarmacadam surfacing The proposed development is of a contemporary for the access roads and remaining forecourt design, appropriate to its proposed function areas and a combination of block paving, concrete and roadside setting, and will create a vibrant terracing and tarmacadam for the pedestrian development at the entrance to the wider site. areas and footpaths. The scheme’s appearance reflects the prominent location of the site, together with the operational Signage zones are indicated on the buildings, requirements of the occupants. PFS canopies and two illuminated totem signs and these will influence the final appearance of The M&S Simply Food unit comprises a steel the site. The appearance of the signage will be framed structure with composite cladding consistent with the BP and M&S Simply Food system, vertically jointed and finished in white branding with full details to be agreed through a above a silver and dark grey base. The roof will future advertisement consent application. be finished in grey and all rainwater goods will be finished in white. Boundary treatments will comprise of the following: The shopfront will be aluminium framed and glazed with an automatic sliding door and night • Northern Boundary - New 1.2m high Weld pay window. The framework will be of a satin Mesh Steel Fencing anodised finish. The compound to the west of the • Southern Boundary - New 1.2m high Weld building will consist of 2m high close-board fence Mesh Steel Fencing/Low Level Timber Post with double steel framed gate. and Rail fence • Western Boundary - New 1.2m high Weld The car forecourt canopy will comprise of a Mesh Steel Fencing ‘traditional’ petrol filling station 5 Island Starter • Eastern Boundary - Existing highway gate arrangement with minimum 5.1m soffit stockproof fence clearance. The soffit will have recessed LED light fittings. The HGV canopy will comprise of a ‘traditional’ petrol filling station HGV Double Lane with minimum 5.4m soffit clearance. The soffit will have recessed LED light fittings.

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Figure 5.4 Proposed Site Elevations Source: BP

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Landscaping Access Provision for servicing vehicles has been made to the rear of the convenience unit utilising Vehicular The proposed development incorporates the separate loop road and a compound is The site will be accessed from the A57 via a new substantial areas of high quality soft landscaping provided for deliveries and waste storage. The arm from the A57 / Gateford Road roundabout in order to enhance its appearance as well as its accompanying swept path analysis demonstrates which has recently been constructed. assimilation into the surrounding area. that the access roads and PFS proposals can accommodate the required turning circles for both This reserved matters application seeks Landscape areas will be provided in the western HGVs and servicing vehicles. permission for the access arrangements into the part of the site and along the spine road to the PFS from this approved roundabout spur. This will north. Flowering lawn verges will be created The scheme provides 35 car parking spaces, be taken via the first 150m section of the main within these areas sown with a flower-rich lawn including 2 disabled car parking bays. Four electric spine road leading west into the wider site from mix containing native grass and wildflower vehicle charging points are also proposed. the new roundabout spur. A secondary access species. These species produce flowers and road will then lead off the main spine road running provide nectar sources for invertebrates even in a southerly direction and this will then provide when mown short and will therefore maximise access into the PFS site via a left turn. the biodiversity benefits of the amenity grassland areas. Upon entering the PFS site, cars and HGVs are segregated and directed to separate fuelling areas A new SUDs attenuation basin will also be and a one-way loop will be in operation around provided in the western part of the site. This will the site. The clearly marked one-way system will be designed to maximise wildlife value and will be ensure that the site is legible and will encourage sown with a wetland meadow mix, surrounded by the safe movement of HGVs, service vehicles, wildflower grassland. cars and pedestrians. These landscape enhancements will soften the development, provide an attractive entrance to the wider site, provide biodiversity gain and complement the local environment.

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Pedestrian, Cycle and Public Transport Access Pedestrian access and movement around the site has been carefully considered during the development of the proposals. Pedestrians and cyclists will access the PFS site from the secondary access road to the west which leads off the main spine road. Footpaths will be provided along the main spine road and secondary access road, with crossing points located on the spine road and within the PFS site near to the entrance to the convenience unit. Footways, tactile surfacing and crossings are provided through the PFS site to ensure safe and legible access.

On-site cycle parking facilities will be provided for both staff and customers adjacent to the convenience unit. These facilities will be designed to facilitate easy movement for cyclists and pedestrians, including those with mobility impairment.

The proposed development will also be accessible by public transport, including from the existing bus stops located approximately 100m east of the Figure 5.5 Views of spur road from the roundabout site on Gateford Road. Source: Google streetview

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 south west.

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6 Sustainability

MFG and BP are committed to developing in new and replacement equipment wherever A staff Travel Plan has been produced which sets buildings which have a low impact on the possible. out a range of measures aimed to reduce the environment, achieved through their intelligent • BP currently buys energy from 100% use of private vehicles for staff journeys. These design, sustainable sourcing of materials, efficient renewable sources. include information on how to travel to the site via use of energy and resources, and site waste • BP is currently reviewing all consumables sustainable modes, the provision of lockers for reduction. in store to reduce plastic and become more outdoor clothing and secure cycle lockers. The EV sustainable. All in-house cardboard and charging onsite is also available for staff as well as The proposed development will incorporate the plastics are recycled. customers. following sustainability measures: • General energy saving measures including energy saving lightbulbs and energy efficient By enhancing the range of convenience goods • The building fabric is constructed using refrigeration; provision serving the existing residential insulated cladding panels that provide a high • Improved ventilation, through the introduction community of Shireoaks and the surrounding insulation value. Together with LED lighting of an energy efficient heating/ air conditioning area, the proposed development will also reduce throughout and a CO2 based HVAC air systems; the need for local residents to travel further afield conditioning/heating system, this enables the • Waste recycling facilities, both for customers to access these facilities. building to exceed the requirements of Part and commercial waste; and L of the Building Regulations on Energy use • Water efficient taps and low flush toilets, and carbon emissions. which reduce water usage. • Energy and water usage is monitored by third parties enabling regular and ongoing Four electric vehicle charging points will also be communication with site staff about potential provided within the site. BP believes that the savings and awareness. key to greater EV adoption lies in the provision • External lights are controlled by a daylight of more convenient charging for both consumers sensor ensuring they are not in use when and businesses. That means charging stations in not required and canopy lights are sensor the right locations and faster recharging times. In controlled allowing them to dim when other words, a top-up of 100 miles in 10 minutes the dispensing area is not in use. Taps in or less, or ‘ultra-fast charging’ (UFC). the customer toilets are sensor operated, managing water usage and the lights in the Cycle storage for staff travelling to work and cycle customer toilets are PIR controlled. parking and access for customers is provided • Equipment is well maintained to enable it to to encourage sustainable transport use where work efficiently and efforts are being made appropriate. to implement energy efficiency technologies

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7 Assessment Against Policy

Based on national and local policy and guidance, as summarised in Section 3.0, the table below demonstrates how the proposal satisfies the relevant design policy objectives.

Design Policy Objective Response

Development should be of a high quality The application proposal is designed to a high standard, with a modern and attractive and respect the local character of its wider appearance at the entrance of this wider employment site, whilst respecting and surroundings. Developments in prominent or complementing its countryside location. gateway locations should be of particularly high In addition, the proposed scheme meets the requirements of the intended operators quality. in terms of servicing arrangements, whist maintaining efficient and safe vehicular and (NPPF, Local Plan Policy DM4, Shireoaks pedestrian access. Neighbourhood Plan Policy 1, Policy 4)

Development coming forward as part of wider A comprehensive illustrative masterplan (P17-2627_006 Rev.-) has been prepared schemes should be complementary and to demonstrate that the proposed development (Phase 1A) can be fully integrated integrated in the wider setting. with the remainder of the wider employment scheme and will not prejudice this from (Local Plan policy DM4) coming forward.

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Design Policy Objective Response

Developments should: be sensitive to their A co-ordinated, high quality scheme of hard and soft landscaping will be provided landscape setting; protect and enhance green as part of the development. This includes landscaped areas to the west of the PFS infrastructure networks including retaining as and adjacent to the spine road to the north within which flowering lawn verges will many of the existing trees and hedgerows as be created. An attenuation basin, sown with a wetland meadow mix and surrounded is practicable; not result in a loss of biodiversity by wildflower grassland will also be created in the western part of the site. These and geodiversity; have appropriate landscaping enhancements are expected to be implemented during the future phases of the wider and boundary treatments; integrate crime development. prevention measures; and provide usable, functional open space. The positioning of the petrol filling station means that natural surveillance is (NPPF, Local Plan Policy DM1 and DM4, DM9, incorporated into the design. The entirety of the development will also be subject to 24 Shireoaks Neighbourhood Plan Policy 2, Policy hour surveillance via CCTV. 3)

Development should: be accessible The proposed development has been designed to provide safe and convenient access minimising the need to travel by car; create for pedestrians, cyclists and those travelling by public transport. linkages to prioritise pedestrian and cycle movement; address the needs of people with Pedestrians and cyclists will access the site from the secondary access road to the disabilities; support charging of low-emission west which leads off the main spine road. Footpaths will be provided along these vehicles; support access to public transport; routes, with crossing points located on the spine road and near to the entrance to and establish relationships between the the convenience unit. Footways, tactile surfacing and crossings are provided through development and its wider setting. the PFS site to ensure safe and legible access. Cycle parking is provided, along with (NPPF, Local Plan Policy DM4 and DM13, electric vehicle charging points. The nearest bus stop is located 100m from the site Shireoaks Neighbourhood Plan Policy 8) on Gateford Road. Footways and crossing points provide safe access from these bus stops into 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 be provided in the future as part of the wider scheme, connecting the site entrance from the A57 through to the new residential development to the west and Shireoaks to the south west.

Dedicated disabled parking is to be provided and the PFS and convenience unit facilities will be accessible for all.

30 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020

Design Policy Objective Response

Development should: not have a detrimental The location of a PFS with an ancillary convenience unit in this roadside location has impact on residential amenity; allow adequate already been deemed acceptable through the approved outline planning permission, space for waste and recycling; and not be having full regard to its likely scale and nature. The nearest residential properties are detrimental to highway safety. located on Gateford Toll Bar beyond the A57 to the east (approx. 120m away) and (NPPF, Local Plan Policy DM4, Shireoaks Blackstone Drive to the west (approx. 300m away) beyond the wider consented Neighbourhood Plan Policy 1) employment development and a proposed landscape buffer. There is also a standalone property approximately 260m to the south. Given the separation distances and intervening development, the proposals will not have a detrimental impact upon residential amenity.

Waste and recycling storage will be provided in a compound adjacent to the convenience unit.

Access into the wider site will be achieved via a new arm from the A57 / Gateford Road roundabout. These access arrangements are already approved under the outline planning permission and have recently been constructed. This confirms that the site access and highway network can accommodate the traffic levels associated with the proposed PFS and convenience unit development as part of the wider employment scheme.

Development will need to demonstrate The proposed development has been designed to reduce its impact upon the that careful consideration has been given environment through intelligent design, sustainable sourcing of materials, efficient to minimising CO2 emissions and deliver use of energy and resources, and site waste reduction. All BP petrol filling stations specific low-carbon and renewable energy are powered by 100% renewable energy and the proposals incorporate energy saving infrastructure, as well as being adaptable to measures, waste recycling facilities and water efficiency measures. Provision for cycle climate change. storage and electric vehicle charging is also made. (NPPF, Local Plan Policy DM4, DM10)

31 Land off the A57 / Gateford Road Roundabout, Shireoaks, Worksop | Design and Access Statement | December 2020

Design Policy Objective Response

Development will not have a detrimental A Flood Risk Assessment and Drainage Strategy for the wider site was approved under impact on the foul and surface water drainage the outline permission and demonstrated that surface water runoff could be managed infrastructure and will not increase the rate to ensure that no increase of flood risk will result from the proposed redevelopment. of surface water run-off and flood risk in the This application includes a detailed foul and surface water drainage scheme for the area. All new development must incorporate wider employment site and also a scheme specifically for the PFS and access road, Sustainable Drainage Systems (SuDS) with based on the scheme approved at outline stage. preference given to systems which contribute The proposals incorporate sustainable drainage solutions including the provision of to biodiversity and green infrastructure. attenuation storage and an attenuation basin. Foul water from will divert to the public (NPPF, Local Plan Policy DM12, Shireoaks sewer. Neighbourhood Plan Policy 5)

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