DOCSLIB.ORG

Planning Application

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Planning Application Item 5 East Northamptonshire Council Cedar Drive THRAPSTON Northamptonshire NN14 4LZ APPLICATIONS FOR DETERMINATION DEVELOPMENT CONTROL COMMITTEE - 10 October 2012 INDEX OF APPLICATIONS FOR CONSIDERATION Application Location Recom. Page No. 12/00010/FUL Land Adjacent Skew Bridge Ski Slope Grant Northampton Road Rushden Northamptonshire NN10 6AP Development Control Committee 1 of 75 Date printed 10 October 2012 Committee Report 10 October 2012 Printed: 27 September 2012 Case Officer Mr James Wilson 12/00010/FUL Date received Date valid Overall Expiry Ward Parish 23 December 2011 19 January 2012 19 April 2012 Rushden Spencer Rushden Applicant LXB RP (Rushden) Limited Agent JR Consulting - Mr John Rose Location Land Adjacent Skew Bridge Ski Slope, Northampton Road, Rushden Northamptonshire NN10 6AP Proposal Hybrid Planning Application comprising: Full application for the erection of a home and garden centre, retail units, drive-thru restaurant, gatehouse, lakeside visitor centre, restaurants and boat house, together with proposals for access. Outline: application for the erection of a hotel, crèche and leisure cub with some matters reserved (appearance). Plus removal of ski slope and associated site levelling, landscaping, habitat management and improvement works, vehicular access and servicing proposals together with the provision of car and cycle parking and a bus stop This report comes to Development Control Committee as the application is a major application and is a departure from the development plan. 1.0 Summary of recommendation. 1.1 That Members resolve to grant planning permission subject to; the completion of a S106 agreement in respect of developer contributions, conditions (the final detailed wording to be delegated to the Head of Planning Services in conjunction with the chair and ward members) and, the referral of the application to the Secretary of State as the application is for more than 5,000 sq m of floorspace, includes town centre uses and is not in accordance with all provisions of the development plan. 1.2 On referral to the Secretary of State an assessment will be made as to whether the application will be ‘called in’ for his determination. He will have a 21 day period to inform the Council if this is the case; otherwise, the Council will be allowed to determine the application in accordance with its normal procedures. 1.3 Executive Summary 1.3.1 The application is for a retail and leisure development on the site of the former Skew Bridge Country Club and dry ski slope which is adjacent to a Special Protection Area (SPA)/SSSI/Ramsar site and now also falls within the Nene Valley Improvement Area. There is considerable local public support for the proposals. 1.3.2 The proposals, as submitted by the applicant, are contrary to the local Development Plan policy. Principally, the scale and format of the development does not accord with Policy Development Control Committee 2 of 75 Date printed 10 October 2012 12 of the North Northamptonshire Core Spatial Strategy. The level of retail floorspace in this out-of-centre location is not what was envisaged by the local Development Plan policy. 1.3.3 The application does sit more comfortably with the National Planning Policy Framework (NPPF), which is more current, which sets out a ‘presumption in favour of sustainable development’ and requires ‘that needs for retail, leisure, commercial, office and other main town centre uses are met in full and are not compromised by limited site availability.’ The emerging review of the Core Spatial Strategy also identifies a greater role for Rushden in the settlement hierarchy. 1.3.4 As such, although not in complete accordance with development plan policy, it is necessary for members to consider all material considerations, weighing the impacts of the scheme and potential benefits, to consider whether planning consent should be granted even if contrary to policy guidance. These benefits are considered to be substantial and include; The regenerative effects of the scheme for the site and the town as a whole, The employment opportunities generated by the development, The enhancements to the environment and additional habitat management activities and access provided to the SPA/SSSI/Ramsar site, The provision of recreation and leisure facilities to be accessible to the whole community, including a visitor centre for the Rushden Lakes development and wider Nene Valley and a boathouse, Enhanced tourist facilities helping to support existing visitor attractions and local businesses, The provision and connectivity of considerable elements of the Greenway and Blueway project, with provision of a pedestrian/cycleway across the A45 to connect the town better with the Nene Valley. 1.3.5 In order to assess out-of-centre applications which have town centre uses the NPPF requires that local planning authorities apply a sequential test and an impact test to determine whether the proposals are acceptable. Objections have been raised by a number of neighbouring shopping centres and Local Authorities and an independent report regarding the applicant’s retail impact assessment was commissioned by the Joint Planning Unit. In order to obtain its own independent advice the Council appointed consultants White Young Green (WYG) to review the applicant’s and objectors’ submissions regarding the retail impact of the scheme. 1.3.6 On balance, WYG consider that the retail catchment area and turnover of the proposed development, as set out by the applicant, are reasonable, although they believe that the true draw of the scheme will extend to Zones 9 and 11 of the North Northamptonshire Retail Capacity Study as well as Zone 10. While this is a slightly expanded catchment area and zone of influence, which includes Wellingborough Town Centre, they do not consider that there are any suitable and available alternative sites for the proposals and therefore the application meets the sequential test as no sequentially superior sites are available. 1.3.7 In terms of the impact test WYG do not believe that the proposed development would result in any impacts that could be considered to be significantly adverse. The anticipated trade draw from Rushden, Kettering and Corby will not be of a level that will undermine their future vitality and viability. This also applies to the higher order centres such as Northampton and Milton Keynes which WYG consider to be extremely strong centres with a diverse retail offer and a significant sphere of influence. WYG state that the one area of concern where the conclusions on impact are more finely balanced relate to Wellingborough. However, WYG do not believe that there is any clear evidence that future investment will be prejudiced in Wellingborough in the short to medium term due to the complex and difficult nature of any potential expansion proposals for the Swansgate Centre which would be the only alternative site. WYG and your officers therefore believe that the impact test has been met. Development Control Committee 3 of 75 Date printed 10 October 2012 1.3.8 In relation to other issues relevant to the development the applicant has satisfactorily demonstrated, to your officers and other statutory agencies, that there are no impacts in respect of the SPA/SSSI/Ramsar site, transport and access considerations or flood risk and drainage concerns. 1.3.9 Your officers consider that the material considerations listed above, which include the creation of 1,340 full time permanent jobs and the delivery of a construction apprentice and training scheme together with linkages of the Greenway via a pedestrian/cycle bridge over the A45, offer considerable benefits. These benefits deserve to be afforded significant weight and, on balance, officers do not believe that the policy imperatives or any other material considerations which weigh against the application are such that they outweigh these significant benefits. Therefore the view of officers is that planning permission should be granted for this application. 2.0 The Proposal 2.1 This application is a hybrid application for a mixed use retail and leisure scheme at Rushden Lakes (formerly known as Skew Bridge), comprising a detailed scheme for a 6,886sqm Home and Garden Centre (with 1,716sqm covered heated planting area and 3,185sqm uncovered planting area), 31,502sqm of retail units in 3 retail "terraces", drive-thru restaurant, gatehouse, lakeside visitor centre, restaurants and boat house, together with proposals for access. The outline proposal is for a hotel, crèche, leisure club with some matters reserved. The proposal also includes removal of ski slope and associated site levelling, landscaping, habitat management and improvement works, vehicular access and servicing proposals together with the provision of car and cycle parking and a bus stop. 2.2 The 3 retail terraces comprise a 4,546sqm garden centre related terrace, a 13,935sqm terrace for national multiple/lifestyle/home/sports/clothing stores, and a 13,021sqm terrace for national multiple clothing/general merchandise. 2.3 There are two lakeside restaurants of 464sqm each, a visitor centre of 289sqm, a boathouse of 289sqm, a drive-thru restaurant of 186sqm, a 112 bed hotel (4,987sqm), a 1,465sqm leisure/health club and a 181sqm crèche. 2.4 The Design and Access Statement accompanying the application contains a thorough analysis of the site and the access arrangements together with the layout of the development. The supporting Architect’s Design Statement outlines the alternative options which have been considered
Load more

Recommended publications
  • Supplementary Retail Impact Analysis
    SUPPLEMENTARY RETAIL IMPACT ANALYSIS PLANNING APPLICATION September 2017 Our ref: 3446 Supplementary Retail Impact Analysis Grantham Designer Outlet Village King 31, Grantham Prepared on behalf of Rioja Developments September 2017 Small Planning Consultancy of the Year 2014 Supplementary Retail Impact Analysis Grantham Designer Outlet Village Contents 1. Introduction .............................................................................................................. 2 2. Supplementary Sequential Site Assessment ............................................................... 3 3. Supplementary Impact Assessment ........................................................................... 8 4. Conclusions ............................................................................................................. 15 Appendices Appendix NTR 1 Revised RIA Appendix NTR4, Sub-Appendix 7 – Tables 3 and 4 Appendix NTR 2 Revised RIA Appendix NTR4, Sub-Appendix 8 – Tables 1, 2, 3 and 4 NTR Planning Contents Supplementary Retail Impact Analysis Grantham Designer Outlet Village Abbreviations DMRB Design Manual for Roads and Bridges DOV Designer Outlet Village HGV Heavy goods vehicle Ha Hectare NPPF National Planning Policy Framework ONS Office for National Statistics PBA Peter Brett Associates PCA Primary Catchment Area PPG Planning Practice Guidance RIA Retail Impact Analysis SCA Secondary Catchment Area SKDC South Kesteven District Council SRIA Supplementary Retail Impact Analysis Sq.ft Square feet Sq.m Square metre NTR Planning Abbreviations
    [Show full text]
  • Rushden Lakes Retail Park
    Roy Pinnock Our Ref: APP/G2815/V/12/2190175 SNR Dentons UK LLP Your Ref: MFXB/95642.00002 One Fleet Place LONDON EC4M 7WS 11 June 2014 Dear Sir TOWN AND COUNTRY PLANNING ACT 1990 – SECTION 77 APPLICATION BY LXB RP (RUSHDEN) LIMITED LAND ADJACENT SKEW BRIDGE SKI SLOPE, NORTHAMPTON ROAD, RUSHDEN APPLICATION REF: EN/12/00010/FUL 1. I am directed by the Secretary of State to say that consideration has been given to the report of the Inspector, Harold Stephens BA MPhil Dip TP MRTPI FRSA, who held a public local inquiry on 25-28 June, 2-5 July and 9-12 July 2013 into your client’s hybrid planning application comprising: a full application for the erection of a home and garden centre, retail units, drive thru restaurant, gatehouse, lakeside visitor centre, restaurants, boathouse, together with proposals for access and an outline application for the erection of a hotel, crèche and leisure club with some matters reserved (appearance); plus removal of ski slope and associated levelling, landscaping, habitat management and improvement works, vehicular access and servicing proposals together with the provision of car and cycle parking and a bus stop (application Ref. EN/12/00010/FUL dated 20 December 2011). 2. On 7 January 2013, the Secretary of State directed, in pursuance of Section 77 of the Town and Country Planning Act 1990, that your client’s application be referred to him instead of being dealt with by the local planning authority, East Northamptonshire District Council (“the Council”). Inspector’s recommendation and summary of the decision 3.
    [Show full text]
  • Steven Abbott Associates LLP Chartered Town Planners
    Steven Abbott Associates LLP Chartered Town Planners RETAIL AND PLANNING STATEMENT Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 www.abbott-associates.co.uk Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 CONTENTS 1. INTRODUCTION .............................................................................................................. 3 2. THE APPLICATION SITE AND THE PROPOSED DEVELOPMENT ....................................... 4 3. POLICY BACKGROUND .................................................................................................... 7 4. SEQUENTIAL TEST ......................................................................................................... 14 5. IMPACT ......................................................................................................................... 24 6. OTHER POLICY CONSIDERATIONS ................................................................................ 32 7. CONCLUSIONS .............................................................................................................. 37 APPENDICES 1. SITE LAYOUT PLAN 2. SPRING GARDENS SITE PLAN 3. RUSHDEN LAKES CALL-IN DECISION 4. SPRING GARDENS COMMITTEE REPORT 5. SPRING GARDENS OPTION PLANS 6. DEVELOPMENT COST APPRIASAL 7. RETAIL IMPACT ASSESSMENT 8. EXPLANATORY NOTE ON TOURISM SPENDING Steven Abbott Associates LLP Page 2 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated
    [Show full text]
  • Find a Shop That Stocks Tennishead Near You by Simply Clicking Here
    Retailer Name Retail Outlet Address COSTCUTTER BALMORAL ROAD 10 HARLECH CLOSE COSTCUTTER BALMORAL ROAD BIRMINGHAM B32 4JS N MRS T S KANDOLA & M STANTONBURY LOCAL CONVENI COSTCUTTER 20 PURBECK STANTONBURY MILTON KEYNES MK14 6BL N COSTCUTTERS 1 PUXLEY RD. DEANSHANGER MILTON COSTCUTTER KEYNES BUCKS MK19 6JA N KRATES 77 BOUGHTON GREEN ROAD KINGSTHORPE COSTCUTTER NORTHAMPTON NN2 7SU N COSTCUTTER THORPLANDS 34 FARMFIELD COURT COSTCUTTER THORPLANDS NORTHAMPTON NN3 8AG N SODHEXO BEACONSIDE RAF STAFFORD BEACONSIDE COSTCUTTER STAFFORD ST18 0AQ N SANDHAR S K 37 5 SALTERS LANE NEWPORT COSTCUTTER SHROPSHIRE TF10 7PD N COSTCUTTER WALSALL 210 INGRAM ROAD WALSALL COSTCUTTER WEST MIDLANDS WS3 3AD N COSTCUTTER NECHELLS 11 BLOOMSBURY STREET COSTCUTTER NECHELLS BIRMINGHAM B7 5BX N CHOICE 4 U SUPERMRKT 194-196 HOLBROOK LANE COSTCUTTER COVENTRY WEST MIDLANDS CV6 4BY N SPAR TILE HILL TEXACO SERVICE STATION STATION COSTCUTTER AVENUE TILE HILL COVENTRY CV4 9HU N R & R STORES THE STORES HANWOOD SHREWSBURY COSTCUTTER SALOP SY5 8LJ N COSTCUTTER WOODSIDE 102 WARRENSWAY WOODSIDE COSTCUTTER TELFORD TF7 5QE N COSTCUTTER ABERDOVEY 4 SEAVIEW TERRACE COSTCUTTER ABERDOVEY GWYNEDD LL35 0EE N COSTCUTTER KENT R W & L 81 HIGH STREET ABINGTON COSTCUTTER CAMBS 112-19 CB21 6AB N COSTCUTTER 91 MAIN STREET LITTLE DOWNHAM ELY COSTCUTTER CAMBS CB6 2SX N TRIPLE A S MARKT MS 100-102 COLESHILL ROAD COSTCUTTER NUNEATON WARKS CV10 0PH N COSTCUTTER GLOUCESTER AVE DELAPRE NORTHAMPTON COSTCUTTER NORTHANTS NN4 8QF N MR D SANDHER 355 HASLUCKS GREEN ROAD SHIRLEY COSTCUTTER SOLIHULL WEST MIDLANDS
    [Show full text]
  • Report Report
    Report Report GVA 10 Stratton Street London W1J 8JR Independent Assessment of the Retail Strategy for North Northamptonshire and the Implications of the Rushden Lakes Proposals On behalf of the North Northamptonshire Planning Authorities April 2012 gva.co.uk North Northamptonshire Planning Authorities ADDENDUM – IMPLICATIONS OF THE NPPF Since completing this report, the Government has published the new National Planning Policy Framework (NPPF). As expected, the NPPF sets a presumption in favour of sustainable development. It advocates a plan led system, with a presumption in favour of development that accords with the development plan. The NPPF maintains the core principles of PPS4 in as far as it relates to planning for retailing and town centres. Planning policies should be positive and promote competitive town centres, and pursue policies to promote their viability and vitality. The NPPF retains the key retail policy: the sequential test and impact test. Local authorities should require applications for main town centre uses to be located in town centres, then in edge of centres, and only if sustainable sites are not available should out of centre sites be considered. Applicants and local planning authorities should demonstrate flexibility on issues such as format and scale. It states that, when assessing applications for retail, leisure and office development outside of town centres, which are not in accordance with an up to date Local Plan, local planning authorities should require an impact assessment to consider; the impact of the proposal on existing, committed and planned investment in centres within the catchment; and the impact on town centre vitality and viability.
    [Show full text]
  • The Grimsey Review 2
    MARKET DATA AND EVIDENCE FOR THE GRIMSEY REVIEW 2 (PUBLISHED JULY 2018) FULL VERSION A review of economic, retail and property market data across Great Britain relevant to the function and performance of town centres. AUTHOR – MATTHEW HOPKINSON WWW.DIDOBI.COM GRIMSEY REVIEW 2 _ DATA AND EVIDENCE 1 Contents 03 Introduction 04 Economic data 09 Physical premises stock 14 The changing face of our town centres 16 Vacancy rates 18 Town health indices 19 Occupational costs and lease 23 Planning 27 Investment activity 30 Footfall 31 Consumer trends 38 Social changes 42 Conclusions 43 Acknowledgements GRIMSEY REVIEW 2 _ DATA AND EVIDENCE 2 1. Introduction orecasting impact even with good data regenerating the economy locally. (https://www. is not an easy thing to do when you theguardian.com/commentisfree/2018/jan/31/ have no idea where the revolution might preston-hit-rock-bottom-took-back-control ) go. It is reported that 90% of the world’s data was created in the last two years The reality is that every town and city in the Falone. For example, in one minute the following country has developed and evolved over history activity takes place Amazon makes $260,000 of as a shopping destination and that is perhaps sales, 4.14 million YouTube videos are watched, why Napoleon famously called the English ‘a 3.5million text messages are sent, 3.6million nation of shopkeepers’. With changes to how Google searches, 47,000 Instagram posts, 46,000 and where we shop be it many years ago with Uber journeys. The vast numbers which seem the advent of supermarkets where the first one unbelievable go on.
    [Show full text]
  • Planning Committee Wednesday 9 May 2012 at 7.00 Pm
    Planning Committee Wednesday 9 May 2012 at 7.00 pm Council Chamber, Swanspool House, Doddington Road, Wellingborough, Northamptonshire NN8 1BP 1. Apologies for absence. Ι 2. Declarations of Interest. Ι 3. Confirmation of the minutes of the meeting held on 04/04/2012. Ι 4. Applications for planning permission, listed building consent, building regulation approval and appeals information. 5. Any other items that the Chairman decides are urgent. Ι Enclosed Site Viewing Group for Tuesday 8 May 2012 will be Councillors Ward, Griffiths, Waters, Timms and Maguire. John T Campbell Chief Executive Date issued: 30 April 2012. For further information contact Fiona Marshall on 01933 231519; fax 01933 231543; [email protected] If you wish to address the Committee on an agenda item you can register by: • going on-line to ‘on-line forms’ then ‘addressing Council meetings’; or • completing the appropriate form which is available at reception desks; or • contacting Fiona Marshall. Membership: Councillor Ward (Chairman), Councillor Griffiths (Vice Chairman), Councillors Beirne, Bell, Dholakia, Maguire, Morrall, B Patel, Scarborough, Timms and Waters. Swanspool House, Doddington Road, Wellingborough, Northamptonshire NN8 1BP Tel: 01933 229777 Fax: 01933 231684 www.wellingborough.gov.uk Agenda item 4 Borough Council of Wellingborough Planning Committee Wednesday 9th May 2012 at 7.00 pm Council Chamber, Swanspool House INDEX Page No. SITE VIEWING GROUP WP/2012/0093/F 46 Dowthorpe Hill, Earls Barton. 1 WP/2012/0134/FCOU - 10 High Street, Irchester. 8 DISTRICT WP/2011/0280/FM - Eagle Public House, 12 14 Olympic Way, Wellingborough. 14 WP/2011/0556/FM - 159 Duke of York, Northampton Road, Wellingborough.
    [Show full text]
  • Wellingborough Town Transport Strategy
    Northamptonshire Transportation Plan Northamptonshire Transportation Plan Fit for Purpose Fit for Purpose Wellingborough Town Transport Strategy Wellingborough Town Transport Strategy Fit for Purpose Fit for Purpose January 2015 1 Wellingborough Town Transport Strategy (Blank Page) 2 Wellingborough Town Transport Strategy Wellingborough Town Transport Strategy Contacts and Further Information This is Northamptonshire County Council’s Wellingborough Town Transport Strategy. It sets out the overarching vision for transport in Wellingborough and sets out our strategy to achieve it. This strategy is one of a series of thematic daughter documents to the Northamptonshire Transportation Plan that was adopted in April 2012. Should you have any queries regarding this strategy, please contact the Transport Planning Team. Transport Planning Highways, Transportation and Infrastructure Northamptonshire County Council Riverside House Northampton NN1 5NX Email: [email protected] 3 Wellingborough Town Transport Strategy (Blank Page) 4 Wellingborough Town Transport Strategy Contents Chapter Theme & Content Page No. 1 Northamptonshire Transportation Plan 7 2 Introduction 11 3 Identifying the issues - now 17 4 Future Growth 32 5 The Transport Strategy for Wellingborough 37 6 Delivery Plan 67 5 Wellingborough Town Transport Strategy (Blank Page) 6 Wellingborough Wellingborough Town Transport Strategy T Chapter 1: Northamptonshire Transportation Plan: Fit for Purpose own Transportation is not an end in itself. The movement of people and
    [Show full text]