Developers to build 230 homes as part of large controversial Bolsover housing scheme
Plans for 230 new homes in Bolsover has been approved - though the developer will now put less money towards community services
Developers are set to build 230 new homes as part of the latest phase of a controversial joint scheme to deliver 812 properties on land near a Derbyshire town.
Strata, Stancliffe Homes and Persimmon Homes faced public criticism over plans to reduce their infrastructure contributions during one of the latest phases of the large housing scheme – originally planned for around 950 properties – on land between Welbeck Road, Marlpit Lane and Oxcroft Lane, in Bolsover, after they claimed the development would not be viable without cutbacks.
However, the planning committee, which had previously granted conditional planning permission for the scheme, agreed in January to allow a reduction in infrastructure contributions worth around ÂŁ2 million from the developers to finally give the go-ahead for 547 of the latest new homes as part of the large housing scheme.
The council issued a formal decision on April 30 and housebuilder Strata has confirmed that it will be delivering 230 homes across two areas of the site as part of the latest phase after securing planning permission and that the development will still bring in ÂŁ4.3 million of infrastructure contributions.
Claire Linley, Planning Director at Strata, said: “Securing planning permission for this exciting second phase is a major milestone. It is incredibly rewarding to see it progressing towards delivery.”
Outline planning permission for the overall residential development originally for around 950 homes, an extra care facility and an infant school was granted for the site in October 2017.
But the council’s planning committee agreed at a meeting on January 21 to modify the developers’ Section 106 agreement to accept a reduction in contributions towards infrastructure with reduced site plans for two associated projects including an extra care facility or affordable housing, and a park, instead of insisting on an original request of around £7,353,649.
Councillors accepted plans to reduce the proposed town park land area from 4.2 hectares to 3.6 hectares and the proposed extra care facility land or space for affordable homes from one hectare to 0.8 hectares and that other outstanding financial contributions were to be deferred following further viability reviews at appropriate stages.
A viability assessment, on behalf of applicants Persimmon Homes, Strata and Stancliffe Homes, stated the original scheme was not considered viable in planning terms after identifying a deficit and it was unable to contribute towards further planning obligations including those in the form of affordable housing and other S106 contributions.
However, the developers have stated the wider scheme has a gross development value of ÂŁ57.5 million and it will bring significant community benefits to Bolsover including ÂŁ4.3 million of S106 contributions to be invested in local infrastructure, including primary education and a new school, travel plan monitoring, and road network contribution.
A new 3.6 hectare town park with pond, amenity space, and walking routes will also be delivered, according to the developers, alongside serviced land for an extra care facility or affordable housing to be taken forward by Bolsover District Council.
The developers added that a new spine road through the site will also alleviate long-standing pressure on existing local infrastructure and local labour will also be used wherever possible throughout the construction programme, creating employment opportunities.
Ms Linley added: “The new link road will make a genuine difference to everyday life for existing residents, and the town park will be a lasting community asset for generations to come.
“We are proud to bring forward this development in partnership with Persimmon and Stancliffe Homes.”
Strata explained it will deliver its 230 family homes with a mix of two, three, and four-bedroom houses and in keeping with its sustainability strategy the developer says the majority of plots will be delivered without gas, reducing carbon emissions and supporting the transition to greener homes.
It added that as part of this latest phase of the overall housing scheme involving planning permission for 547 properties, Persimmon will be building 212 homes and Stancliffe will be building 105 along with Strata’s 230 properties.
Public representations were received during an original consultation for the wider housing scheme with concerns about the strain on services and infrastructure and the impact on highways, and the council also received 27 objections during the consultation into the planned reduction in the developers’ S106 contributions.
Residents previously raised concerns that the application for as many as 547 homes, considered in January, as part of the wider housing scheme, would lead to over urbanisation with an impact on wildlife and roads with increased traffic congestion and safety hazards.
The developers confirmed a public consultation was carried out in October 2024 which engaged with approximately 662 neighbouring residents and that the scheme’s final proposals were informed by responses covering traffic, community infrastructure, wildlife, and environmental measures.
During the planning process, Persimmon, Strata and Stancliffe pointed out that they were still committed to delivering extensive S106 infrastructure needs.
These include land for the planned extra care facility or affordable housing, serviced land for the primary school, Elmton Lane improvements, a town park, a Travel Plan, open space areas, a new link road, demolition of properties at Longlands and construction of new properties to re-home Longlands residents.
The developers’ viability assessment stated a key issue had included the significant strategic infrastructure costs and the relationship between development costs and revenues following a period of high build cost inflation.
PB Planning, acting on behalf of the developers, also stated previous scales were calculated on the original overall plans for 950 homes and the new town park space meets the demands of new plans for over 800 homes and there will be a slight increase in the scheme’s overall greenspace.
But resident Lewis Hardy, of Bolsover, argued the original planning approval was based on commitments to ensure community benefit and balance between profit and public interest which had been integral to securing public support and regulatory approval.
Nick Clarke, also of Bolsover, also stated S106 agreements are meant to mitigate the impact of new developments, ensuring developers contribute to community needs, but it seems the developers are looking to increase profit margins at the expense of Bolsover residents.
Resident Julie Gillies, of Bolsover, also fears a reduction in S106 infrastructure contributions will negatively affect schools and elderly care and poses a risk of reduced community cohesion.
However, the developers’ viability assessment stressed their ambition is still to ensure the site delivers a high quality residential, mixed-use development with a substantial quantity of new housing and green infrastructure.
The developers also claim the site benefits from good access to local services with bus stops on Marlpit Lane and in Bolsover town centre providing local public transport links while Chesterfield railway station, about 6.5 miles away, provides frequent services to Sheffield, Derby, Leeds, Nottingham, and London.
Sam Jones, Director at Stancliffe Homes, said: “We’re delighted to have secured planning permission for the second phase of this flagship development alongside our partners at Strata and Persimmon Homes.
“Bolsover has a proud past, a vibrant present and future brimming with potential.
“As a local homebuilder we’re excited to deliver a high quality, design-led scheme with excellent green spaces in the town.”
Developers also pointed out that the site for the overall housing scheme for 812 homes is on land allocated for development in the council’s Local Plan.
Following the council’s approval, the latest plans for 547 new homes will now form the second phase of the existing Castle Walk development where more than 200 homes have already been built.
The planning committee also approved reserved matters, with a formal decision issued on April 30, subject to conditions, relating to open space, landscaping, a spine road, the application, design issues, bin storage, highways surface water, an archaeology investigation, noise, drainage plans and the infrastructure.
Developers are ordinarily expected to make S106 contributions towards infrastructure such as education, care and medical facilities, parks, roads and affordable housing to mitigate against the impact of an increased population but requests to reduce contributions can be considered if the added costs make schemes unviable.
Councils, including Bolsover District Council, have previously been willing to reduce or change S106 arrangements to ensure housing schemes remain viable for developers so that they can be completed particularly at the moment when there is a national housing shortage.