Effective delivery of strategic sites: Beeston, Nottingham

The site is significant in contributing to both councils’ housing land requirement (but is appropriately recognised in NCC policy terms as a regeneration site and therefore not unduly relied upon for the purposes of housing delivery calculations).   


Fact file

Type – urban redevelopment, cross border 

Local Planning Authority – Broxtowe Borough Council (BBC) and Nottingham City Council (NCC) 

Landowner – Boots Properties Ltd (small part of site owned by NCC) 

Promoter / Developer: Nottingham Enterprise Zone Development Company (special purpose vehicle led primarily by landowner)  

Scale – 130 hectares, residential and employment led, 1,150 dwelling allocation in local plan 

Strategic infrastructure requirements – substantial demolition, land remediation, canal bridge and link road access  

Other key uses - large portion of site subject to Enterprise Zone allocation  

Status and key application references – outline planning applications given ‘resolution to grant planning consent’ by Planning Committee in 2014 (NCC: 14/02038/POUT, BCC: 14/00515/OUT). S106 negotiations are ongoing. Separate planning applications for infrastructure works approved and implemented (NCC: 14/02039/PFUL3, BCC: 14/00514/FUL). 


Allocation and policy  

In preparation for the comprehensive regeneration of the Boots campus, BBC and NCC jointly prepared a ‘Statement of Development Principles’ (SoDP) for the cross-border site in consultation with the landowner Alliance Boots Plc. in June 2007. The purpose of the SoDP was to establish a set of development principles to help shape activity on the Boots campus site during its projected 20-year regeneration period.  

The site secured Enterprise Zone status in 2011 as part of a wider allocation including the Beeston Business Park, the Nottingham Science Park and the MediPark site (at Queens Medical Centre) which together make up 286 acres (116 hectares). 

BBC and NCC, along with Gedling Borough Council, adopted an ‘Aligned Core Strategy’ (ACS) in September 2014 (effectively a ‘Part 1’ Local Plan for the councils containing aligned strategic planning policies including strategic housing allocations).  The Boots site is allocated under ‘Policy 2: The Spatial Strategy’ for 550 homes within BBC and up to 600 homes in NCC, as well as significant new employment development. 

The site is significant in contributing to both councils’ housing land requirement (but is appropriately recognised in NCC policy terms as a regeneration site and therefore not unduly relied upon for the purposes of housing delivery calculations).   


S106, ensuring delivery, ownership of place  

Outline planning applications secured ‘resolution to grant planning consent’ concurrently from both authorities in 2014, and separate planning applications for advance infrastructure works have been approved and implemented (NCC: 14/02039/PFUL3, BCC: 14/00514/FUL).  

As a local employer with a long history on site and aspirations to provide a ‘legacy scheme’ which will cement its local reputation and pedigree as well as reinforce the site as a ‘flagship R&D’ location, Boots have aspirations for a residential-led development of the highest quality.   

To date it is understood they have been unable to secure a development partner who can meet these expectations, delivering the consented scheme in this location.  It is assumed that the developer is unwilling to sign a S106 agreement until a development partner is in place.  Whilst this has delayed implementation on site it does mean that any appointed development partner will have opportunity to shape and agree the content of the agreement.  This in turn should help prevent later delays, or the need for new planning applications.