A realistic prospect of consent, subject to a robust VSC case.
Planning Policy Context & Likelihood of Consent
National Policy
- National Planning Policy Framework (NPPF).
- Strong policy support for EV infrastructure, low-carbon energy and sustainable transport.
- Significant weight afforded to infrastructure that supports decarbonisation and economic resilience.
Local Policy
- Bolsover District Local Plan, adopted March 2020.
- Derbyshire County transport and infrastructure policy.
- ITCR9 designation safeguarding highway improvements at M1 Junction 30.
While the site lies outside settlement boundaries and within the Green Belt, the infrastructure-led nature of the proposal, its strategic motorway location and alignment with ITCR9 provide a realistic prospect of planning permission, subject to highways acceptability and a robust Very Special Circumstances case.
High-capacity EV charging also requires longer dwell times than conventional refuelling. As such, successful delivery of strategic EV infrastructure is increasingly dependent on the provision of complementary roadside facilities that allow drivers to rest, refresh and make productive use of charging time.
The inclusion of food and beverage uses, convenience retail and associated services is therefore not ancillary in a traditional sense, but functionally necessary to support the operation and viability of large-scale EV charging hubs on the strategic road network.
Grey Belt Position
The project’s planning consultants have confirmed that, because of the historic HS2 allocation/safeguarding affecting this land, the site is considered to fall within the Grey Belt category. This position is relevant to the planning assessment and should be considered alongside the site’s strategic infrastructure context, Green Belt assessment and the case for development.
The Grey Belt position further reinforces the distinction between this infrastructure-influenced site and more sensitive areas of Green Belt, while the detailed planning case remains subject to the appropriate policy tests and supporting evidence.
HS2 Position
The adopted Local Plan shows HS2 safeguarding and alignment across the site; however, subsequent national decisions have cancelled HS2 Phase 2, including the eastern and northern legs. As a result, the safeguarding shown on the Local Plan is now considered out of date and should be treated as a historic designation, subject to written confirmation from the Local Planning Authority.
The former safeguarding nevertheless demonstrates that the land has previously been considered suitable for nationally significant infrastructure, reinforcing its infrastructure-led character rather than that of open or sensitive countryside.
Green Belt Assessment — Focused
The site lies within the Green Belt and must be assessed against the five Green Belt purposes set out in national policy. In this case, the report concludes that only one purpose is visually engaged: preventing the merging of towns.
Preventing the Merging of Towns
While the site lies between Chesterfield and Renishaw, its contribution to preventing coalescence is limited:
- The settlements are already separated by the M1 and associated junction infrastructure.
- The site is not physically contiguous with either settlement.
- Development would not result in perceptual or physical merging of urban areas.
Other Green Belt Purposes
The report states that the site does not play a meaningful role in preventing urban sprawl, preserving historic settings or assisting urban regeneration. The land is already fragmented and influenced by strategic infrastructure.
Very Special Circumstances
Any limited Green Belt harm is argued to be clearly outweighed by:
- Strategic motorway-adjacent location.
- ITCR9 highway infrastructure alignment.
- Functional need for EV charging to be located on the strategic road network.
- Alignment with national decarbonisation and transport policy.
- Infrastructure-led character reinforced by former HS2 safeguarding.
- Absence of suitable alternative locations capable of serving strategic traffic.