Ashfield District Council is set to decide on a planning application concerning 23.75 hectares of land near Junction 27 of the M1 motorway.
The hybrid planning application, submitted by Garner Holdings and the Trustees of the Major RP Chaworth Musters Discretionary Settlement, proposes significant industrial development, including the construction of multiple B2/B8 units, which are intended for general industrial use and storage and distribution.
• B2 General industrial – Use for industrial process other than one falling within class E(g) (previously class B1) (excluding incineration purposes, chemical treatment or landfill or hazardous waste). B8 Storage or distribution.
A Hybrid Proposal: Phase 1 and 2 Developments
The proposed development site is located southeast of Junction 27 on Mansfield Road, Annesley, and will be developed in two phases.
Phase 1 aims to build a large industrial unit—covering approximately 30,866 square metres—to house an aluminium extrusion machine intended for the manufacture of window and door frames. It will include ancillary office accommodation and car parking with 180 spaces, as well as infrastructure for heavy goods vehicles. Phase 1 alone will occupy 7.28 hectares of land and feature a substantial landscaped buffer to minimise visual impact.
Phase 2 proposes an expansion on 16.46 hectares of land, designated as safeguarded land for HS2 development but now awaiting approval for repurposing. The detailed design for Phase 2 includes four additional B2/B8 units, and its development will require the lifting of safeguarding direction related to the discontinued HS2 project. Access to Phase 2 is planned via a new roundabout connection to Mansfield Road. The detailed plans for these units are yet to be confirmed, but they could collectively cover over 60,000 square metres of land.
Community Concerns: Green Belt Encroachment and Heritage Impact
The proposal has faced widespread local resistance, with 78 formal objections lodged against it. Many objections centre around the encroachment of Green Belt land, which is largely protected to prevent urban sprawl and maintain the openness of the countryside.
Residents argue that the application does not justify the “very special circumstances” required to override Green Belt protection. Sherwood Business Park already has vacant units, and many locals question the need for additional industrial buildings.
The site sits within the Nottingham and Derby Green Belt, and is adjacent to a Grade II* Registered Park and Garden associated with Annesley Hall—a significant heritage asset linked to the works of Lord Byron and D.H. Lawrence. Historic England has objected to the application, citing the “high level of less than substantial harm” that the development could cause to heritage assets, including Annesley Hall and surrounding historic structures. There are concerns that the industrial buildings, with maximum ridge heights of 14 metres, will visually intrude upon the setting of the park and castle, impairing public views of these important sites.
Historic England also raised concerns about light pollution, noting that the illumination from these new industrial units would adversely affect the historic character of the area, which already appears on the Heritage at Risk register due to neglect and development pressures.
Environmental Impact and Agricultural Land Use
Environmental concerns have also been raised. The proposed site is currently an arable field with important biodiversity, including grasslands that provide habitats for ground-nesting bird species, bats, and deer. While the developer has outlined mitigation strategies, including landscaped bunds and wildlife corridors, local conservationists argue that these measures are inadequate to preserve the site’s current ecological richness.
Additionally, the site forms part of the “lungs of Ashfield”—a broad area of Green Belt that serves as a carbon sink for pollution from the nearby motorway. Residents fear that the destruction of this agricultural land will lead to increased air pollution, particularly affecting Chaworth Lodge, which lies close to the proposed industrial buildings and may face reduced air quality.
Traffic and Infrastructure Challenges
The potential impact on traffic is another significant concern. Junction 27 of the M1 is already heavily congested, and the proposed development is expected to exacerbate traffic issues on surrounding roads. The development includes 242 car parking spaces and 47 HGV parking spots, which will add to the local traffic burden, particularly on the A608 Mansfield Road and through the villages of Annesley and Underwood. Nottinghamshire County Council is currently assessing the traffic management plans, but local residents have voiced fears over road safety, given that existing junctions are already described as “bottlenecks.”
Selston Parish Council has highlighted the limited public transport serving the site, with a particular emphasis on the Black Cat bus route, which operates an hourly service. Unless public transport provisions are improved, the development will inevitably increase car usage, contributing further to the area’s already severe traffic congestion.
The Developer’s Justification and Amendments
The developers, Garner Holdings, argue that the site is essential for the economic growth of the area and forms part of a strategic employment allocation as proposed in Ashfield’s emerging local plan. Their submission suggests that no other suitable sites were identified within the M1 corridor that met the needs of future tenants, Garnalex, who are planning to occupy the Phase 1 building. They point to public benefits such as job creation and economic stimulation as key justifications for the development.
In response to objections, the developers have proposed several amendments, including changes to landscaping to lessen the visual impact of the buildings. The height of the bunds has been increased, and the finished floor levels of the buildings have been lowered by one metre to improve screening. Additionally, photovoltaic panels have been added to the building roofs, and the façade will feature a gradient design in shades of green and grey, intended to help the buildings blend with their natural surroundings.
The application is due to be considered by the Ashfield District Planning Committee on 23rd October 2024. Given the extent of opposition from both local residents and statutory consultees like Historic England, it is likely that the meeting will see heated debate about whether the economic benefits of the development justify the loss of Green Belt land and the adverse impacts on heritage, wildlife, and local quality of life.
