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Adur District Council Development Control Sub-Committee 29th June 2011 Agenda Item 4 Ward: ALL Key Decision: Yes / No Report by the Executive Head of Planning, Regeneration and Wellbeing Planning Applications The Committee is requested to consider the following planning applications in accordance with the power contained within section 70 of the Town and Country Planning Act 1990 which states:- (1) Where an application is made to a local planning authority for planning permission— (a) subject to sections 91 and 92 (time limits), they may grant planning permission, either unconditionally or subject to such conditions as they think fit; or (b) they may refuse planning permission. (2) In dealing with such an application the authority shall have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations. 1 Application Number: WB/10/0852/OUT Recommendation - Members views are requested on this interim report. Site: Teville Gate Proposal: Outline application for the demolition of existing buildings and erection of a mixed use development comprising multi screen cinema, restaurants and cafes, foodstore, hotel, health and fitness centre, offices, multi-function conference and exhibition centre, two residential towers containing 229 apartments together with 19 apartments on a new residential frontage to Teville Road and 12 apartments on a new residential frontage to Broadwater Road, 967 car parking spaces together with a new partially covered pedestrian arcade, landscaping and urban realm and access arrangements. 2 Application Number: WB/11/0249/FULL Recommendation - WB/11/0249/FULL – & WB/11/0250/LBC APPROVE WB/11/0250/LBC – APPROVE Site: The Burlington Hotel Marine Parade Proposal: Resubmission of WB/10/0596/FULL and WB/10/0564/LBC for retention of signage and re-positioning of some existing external lighting. 1 Mr C Blatchford WB/10/0852/OUT Hanson Capital Management Limited CEN JA Location : Teville Gate Worthing Proposal: Outline application for the demolition of existing buildings and erection of a mixed use development comprising multi screen cinema, restaurants and cafes, foodstore, hotel, health and fitness centre, offices, multi-function conference and exhibition centre, two residential towers containing 229 apartments together with 19 apartments on a new residential frontage to Teville Road and 12 apartments on a new residential frontage to Broadwater Road, 967 car parking spaces together with a new partially covered pedestrian arcade, landscaping and urban realm and access arrangements Not to Scale Reproduced from OS mapping with the permission of HMSO (c) Crown Copyright Licence No LA100024321 1. INTRODUCTION The above application proposes a complex high-density, mixed-use development on the former Teville Gate shopping centre site. Major development proposals such as this clearly require careful and detailed scrutiny and there are a number of matters that still need to be resolved in relation to highway matters and Section 106 contributions including affordable housing. Further negotiation is still required to resolve these matters, however, it is considered important that the Planning Committee resolves a number of key issues at this stage to give the application and potential operator’s confidence to continue with the project. In particular, this interim report seeks Members views on the principle of a large foodstore on the site and the design, scale and massing of the scheme having regard to the previous permission for tall buildings on this site. The planning application would need to be reconsidered once all the various negotiations have been completed and this is likely to require amendments to the planning application and/or addendums to the current Environmental Statement (ES), which will require further publicity and consultation. The development will require a detailed Section 106 agreement relating to the provision of necessary infrastructure contributions and the scheme would need to be re-assessed once Heads of Terms have been agreed. This report, therefore, seeks Members’ views on the scheme, as currently submitted, to assist in the negotiation process. 2. THE SITE AND SURROUNDINGS The application site extends to 1.718 hectares (4.245 acres) and lies in a pivotal position at the intersection between the coastal railway line and the A24 leading into the town centre. The site has a gentle fall from north to south of approximately 1.5 metres. The site lies approximately 150 metres to the east of Worthing’s main railway station and 0.9 km north of the seafront. The development site includes the now partially demolished 1960s Teville Gate shopping centre, which includes the multi-storey car park for 344 cars located in the northeast corner of the site. There are two main elements to the multi-storey car park. The higher section incorporating six decked parking levels is situated in the north east corner of the site. The lower section extends to the south, parallel with Broadwater Road, and contains a retail store occupied by Comet on the ground floor with three levels of parking above. The grey concrete skeletal form of the multi storey car park dominates the main approach road into the town. It provides a stark and unattractive frontage to Broadwater Road at a point where there is a clear transition from the residential development to the north of the railway line to the more commercial and civic buildings leading into the town centre. The lack of any active frontage is exaggerated by the long blank façade of the Morrison’s store on the opposite (east) side of the road. The eastern boundary of the site, formed by Broadwater Road is dominated by the busy dual carriageway which is elevated from grade in the south to a height of approximately 4.5 metres above the level of the site as it rises to bridge over the railway which lies to the north of the site. The width of the road, together with the level of traffic, creates a fairly inhospitable place for pedestrians being dominated by vehicles, highway barriers and street furniture. To the south west of the site a new block of flats Norfolk House has been built incorporating retail units on the ground floor although these units have remained vacant since the development was completed. The flats rise to 7 storey’s in height adjacent to the roundabout junction with Newland Road. On the Teville Road frontage, the site includes the four-storey office building, “Burfree House”, which used to be occupied by “Steeles” car showroom on the ground floor with offices above. The flat roof office block is architecturally bland in appearance and the car storage and sales areas (which still continue) in front of the building, gives the frontage a cluttered and unattractive appearance. The intention of the original 1960s shopping development was to ‘funnel’ pedestrians into the pedestrian street running diagonally through the site with small-scale retail units with flats above on either side. Apart from the Comet store, there are only four small retail units remaining with only two currently occupied one as a Pharmacy and one as a bedding shop. The existing public realm is very poor with a lack of any active road frontages. The access road to the car park which loops around the frontage of the site, together with the poor urban townscape and profusion of metal highway barriers around the site effectively creates an ‘island’ site with little visual connection to the railway station beyond or the town centre to the south. To the north of the site there is the service yard which serves Morrison’s foodstore to the east with service access beneath the bridge via Railway Approach. Opposite Teville Gate House there is an attractive knapped flint two storey building (Sandell House) which used to be the original railway Station building. This is Grade II listed building dating back to 1845. The former Station building is attached to Capella House, a modern three storey office building. Further to the north of the railway line, there are single storey car repair workshops and a three storey block of flats, Carlyle House occupying a backland location. Teville Gate House, a three-storey office building forming part of the original Teville Gate development is now included in the enlarged development site as well a building to the rear previously used for auctions. Immediately to the west of the site on the Teville Road frontage is an MOT and tyre/exhaust repair centre (Kwik Fit). Further to the west is Colliers a kitchen showroom which has buildings backing onto the site. To the west of Teville Gate House is the Grand Victorian Hotel a Grade II listed building. Various single storey buildings adjoining the sites western boundary have been converted to form a night club. To the south of Teville Road there is a mixture of two and three-storey traditional Victorian terraced cottages. A 4 storey development of flats occupies the former Rivoli Public House site on the western side of Chapel Road at its junction with Teville Road. 3. SITE HISTORY The Teville Gate Shopping Centre was built in 1969 and originally comprised of 26 retail units (extending to 3,530 sq m), six of which were approved with flats above and the remaining 20 with storage at first floor level, a retail kiosk and a multi storey car park (344 spaces) with a large retail unit below (1,115 sq m). This was originally a supermarket but is currently occupied by Comet. The total retail floorspace originally provided on the site was approximately 4,600 sq m. Planning permission has been granted for two separate leisure related schemes on the site. Full planning permission was granted in 1999 for demolition of the multi-storey car park and redevelopment with a two storey leisure and retail complex including a nine screen multiplex cinema (with a total seating capacity of up to 2,100 seats), two restaurants (1,131 sq m), a new retail unit (1,387 sq m), new multi-storey car park and surface car park (WB/98/00788/FULL refers).
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