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Committee and Date South Planning Committee 9Th Committee and date Item / Paper South Planning Committee 7 9th June 2011 Public Development Management Report Application Number: 10/05316/FUL Parish: Bridgnorth Town Council Grid Ref: 372972 - 292291 Proposal: Erection of one A1 retail (food) store with warehousing and delivery stores; associated parking, service arrangements and landscaping Site Address: Chartwell Business Park Stourbridge Road Bridgnorth Shropshire Applicant: Case Officer: Richard Fortune email: [email protected] 1.0 THE PROPOSAL 1.1 The proposed food store would have a retail area of some 1286 square metres, with a total floor area footprint, including warehouse and delivery store area, of some 1666 square metres. The main body of the shallow dual pitched roof building would have a rectangular floor plan approximately 54.6 metres long by 29.5 metres wide and some 7.3 metres to the ridge (5.5 metres to the deep projecting eaves). Off the southeast facing side elevation would be a loading/delivery bay projection, some 6 metres by 8 metres, which would have a monopitch roof formed by a continuation of the main building roof. Wrapping around the north eastern corner of the building would be shallow pitched roof canopy, covering the main entrance doors and trolley park. The corner of the building where the canopy would be attached would feature a 5 metre long full height section of curtain wall glazing, which would extend for some 6.5 metres onto the north east elevation. A glazed entrance and exit area, some 3 metres by 5 metres, would be formed under the canopy. 1.2 The south west elevation would feature two small staff room windows and two pedestrian sized doors. There would be three glazed panels each about 4.9 metres wide by 2.4 metres wide in the north west elevation to supplement the full height entrance glazing. The north east elevation would contain, in addition to the area of full height glazing, a single pedestrian door in the main body of the building. The north east elevation of the loading/delivery bay would have a tall door opening and a pedestrian door. The external wall finishes would comprise of facing brickwork with contrasting feature banding to the lower wall areas. The upper wall areas would be of composite cladding panels, with the main roof area canopy being Contact Stuart Thomas (01743) 252665 South Planning Committee : 9th June 2011 of composite roof cladding panels. Indicative areas for signage are shown on the north east and north west elevations on the upper wall cladding areas in the vicinity of the public entrance to the store building. 1.3 The store building would be positional some 12 metres from the south western site boundary with a planting buffer shown on the slope down to the adjacent rock salt store building. Along the south eastern side of the site the delivery vehicle access would run parallel to adjacent serviced industrial land and would include a turning head/access. Car parking for 113 cars (including 4 disabled spaces) would be provided on the north eastern and north western side of the building. There would also be a cycle shelter provided. An existing vehicular access at the northern end of the site, connecting onto the existing estate road, would be used by the proposed store and shared with a retail warehouse unit (yet to be built). An area of landscaping is shown between the car park and access road, and between the car parks and the deliver area. 1.4 Following discussions and correspondence, the application has been amended to include a pedestrian crossing on Stourbridge Road to the west of the main access into Chartwell Business Park. 1.5 Much of the site for the proposed food store was included within planning application 08/0895 for the erection of four warehouse/retail units with associated parking, service arrangements and landscaping at Chartwell Park, Stourbridge Road, Bridgnorth. That application was granted planning permission as a departure at the 2nd February 2010 Committee meeting. The current proposal would replace two of these warehouse/retail units. 1.6 The current application has been submitted with the following technical reports:- • Planning and Retail Statement (incorporating Design & Access Statement) • Transport Assessment • Flood Risk Assessment 1.7 Elsewhere on this agenda is a report on application 10/04080/FUL for a class A1 retail food store, associated parking and landscaping at the former Bridgnorth College site, Stourbridge Road, Bridgnorth. 2.0 SITE LOCATION/DESCRIPTION 2.1 The site comprises of some 0.96 hectares of currently vacant former industrial land adjoining Stourbridge Road. It forms part of a larger (5.19 ha) site allocated for industrial and business uses (classes B1, B2 and B8) in the Bridgnorth District Local Plan (BRID2). 2.2 The consent for retail/warehouse development described in paragraph 1.5 above has yet to be implemented and currently vacant plots adjoin the site within Chartwell Park. The junction onto Stourbridge Road was constructed as part of an early 1990’s permission. The existing estate road along the north eastern site boundary formed part of a February 2008 planning permission which also included works for plateauing of the land to form level serviced plots (ref 07/0994): These works have been completed. Existing commercial development in the form of the Craven Dunhill premises and a rock salt store adjoin the western site boundary. Contact Stuart Thomas (01743) 252665 South Planning Committee : 9th June 2011 3.0 RECOMMENDATIONS 3.1 Permit as a departure, and subject to conditions. 4.0 REASON FOR DELEGATED DETERMINATION OF APPLICATION 4.1 The proposal is a major application and would be for a foodstore outside of the existing town centre. The recommendation, if accepted, would be a departure from the Development Plan. 5.0 RELEVANT PLANNING HISTORY 5.1 92/0598 – Outline application for the construction of a business park for use classes B1, B2 and B8 and for a bus depot and haulage yard: Granted 29.1.1993 5.2 93/0463 – Reserved matters for the erection of 11 industrial/commercial units: Approved 3.11.1993. Only the access off the Stourbridge Road included in the above approvals was carried out. 5.3 02/0583 – Erection of a non-food retail store and two trade workshops and associated works: Refused 7.1.2003 5.4 03/0370 – Erection of a non-food retail store and associated works: Refused 28.7.2003 5.5 07/0994 – Construction of spine road and plateauing of site: Permitted 29.2.2008 5.6 08/0895 – Erection of four warehouse/retail units with associated parking, service arrangements and landscaping: Permitted 3.2.2010 6.0 CONSULTEE RESPONSES 6.1 Bridgnorth Town Council – Support application based on the information currently provided, but reserve the right to add further comments once Shropshire Council has carried out retail assessment. 6.2 SC Highways Development Control – No objection: Content with the combined access arrangements proposed with warehouse/retail units; parking layout is satisfactory, clarification sought of turning area for service yard; the principle of a pedestrian/toucan crossing between Faraday Drive and the Chartwell junction is considered satisfactory and the precise details can be dealt with by a Grampian Condition; a Travel Plan will be required and this could also be dealt with through a Grampian condition. 6.3 SC County Arboriculturalist – No objection 6.4 SC Drainage Engineer – No adverse comments 6.5 SC Public Protection – Recommend condition on any approval to address potential impact of ground gases and vapours. 6.6 SC Team Leader, Economy and Transport Policy – No objection: Applicants have demonstrated compliance with PPS4 sequential test; there are no sequentially preferable towns on edge of centre sites in Bridgnorth capable of accommodating the development proposed and out-of-centre sites can therefore be considered in these circumstances; it is accepted that the proposed site offers a suitable location for the development of a new food store, albeit one that is unlikely to encourage ‘linked trips’ with the town centre, particularly if enhanced public transport measures are not in place; applicant has satisfactorily demonstrated that the proposal would not have a significant adverse impact on the viability and vitality of the town centre, on the basis that the proposed floor space and the store will be a discount operator. The proposal complies with wider impact tests; the accessibility of the location by public transport has been discussed and negotiations with the Contact Stuart Thomas (01743) 252665 South Planning Committee : 9th June 2011 local transport provider have started. The proposal is on an allocated employment site, albeit on part of the site with an extant permission for non-employment uses, but excluding food retail. The broad principle of stimulating employment uses (B1, B2 and B8) on the rest of the site is accepted, although it is key that the rest of the site continues to be safeguarded for employment uses in line with the Shropshire Core Strategy. 6.7 Chief Fire Officer – Comments on access for five vehicles, water supplies and installation of sprinkler systems. 7.0 PUBLIC REPRESENTATIONS 7.1 3 Letter of support: • Would encourage employment in Bridgnorth and could attract more companies to locate in this park. • If town desires a new retail food store this site is far more beneficial than the proposal at the old college site, being further away from residential properties. • Would not increase traffic within Bridgnorth Town Centre. • Site able to deal with additional traffic generation far better than former college site. • Site would be less imposing visually than college site. 7.2 3 Objections comprising as follows: 1 neighbour objection: • Object to any more big stores in Bridgnorth: will kill our town.
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