13/00557/Ful Abbey

GLOUCESTER CITY COUNCIL

COMMITTEE : PLANNING

DATE : 4TH FEBRUARY 2014

ADDRESS/LOCATION : RIDGE AND FURROW PUBLIC HOUSE, GLEVEUM WAY

APPLICATION NO. & WARD : 13/00557/FUL ABBEY

EXPIRY DATE : 18TH JULY 2013

APPLICANT : V W MORRISONS

PROPOSAL : DEMOLITION OF THE RIDGE AND FURROW PUBLIC HOUSE AND THE ERECTION OF A PETROL FILLING STATION TO INCLUDE SALES KIOSK, CANOPY, 6 NO. FUEL PUMPS, FORECOURT, UNDERGROUND FUEL TANKS, CARWASH, ALTERATIONS TO BOUNDARY TREATMENTS AND ASSOCIATED ACCESS ARRANGEMENTS.

REPORT BY : CAROLINE TOWNLEY

NO. OF APPENDICES/ : 1. SITE LOCATION PLAN OBJECTIONS 2. LETTER FROM PJS DEVELOPMENT SOLUTIONS 3. LETTERS OF REPRESENTATION

1.0 SITE DESCRIPTION AND PROPOSAL

1.1 The application site relates to a corner plot of land located on the northern side of Abbeymead Avenue at its junction with Glevum Way. The site is currently occupied by the Ridge and Furrow Public House and is located adjacent to the District Centre. The Public House has recently closed and is no longer trading.

1.2 The site is bounded to the north by the medical practice and associated car park, an area of vacant land to the east with the watercourse and residential properties beyond. The southern boundary is adjacent to Abbeymead Avenue and the western boundary is formed by Glevum Way. The Morrison’s store and other retail properties are located to the west of the site.

1.3 The site is accessed from Glevum Way with a car park located to the rear of the building.

1.4 The application proposes to demolish the existing public house and to erect of a petrol filling station to include a sales kiosk, 6 no. fuel pumps, forecourt, underground fuel tanks, car wash and staff parking.

1.5 The proposed sales kiosk would have a total gross floor area of 102 sq m and will sell motoring related goods together with a small range of essential grocery items.

1.6 The proposed car wash would be located adjacent to the southern boundary of the site at the rear of the sales kiosk, with a jet wash facility to the west of the kiosk. It is proposed to provide a staff parking area with 4 spaces to the north east of the site. The fuel tanks would be located below the forecourt area.

1.7 Access is proposed from the existing access point from Glevum Way with a one way system proposed within the site for all traffic.

1.8 It is intended that the petrol filling station would be open 24 hours a day, 7 days a week. The proposed opening hours for the car wash and jet washes being 07.00 to 23.00.

2.0 RELEVANT PLANNING HISTORY

2.1 Outline planning permission was granted on 6th May 1975 for comprehensive residential development and associated shopping amenities (Ref. P/1323/73).

2.2 A detailed planning permission was subsequently granted on 12th March 1981 for the layout of the shopping centre and pub with associated car parking and service areas (Ref. P/4167/80). A further permission was granted in 1984 for the construction of additional car parking, improvements to Glevum Way and alterations to the existing loading bay.

2.3 Outline permission was granted to Safeway on 5th March 1996 for an extension to their existing store (Ref. 95/00598/OUT). The outline permission was for a 4,180 square metre extension with approval to siting and access. This extension was proposed to be located on the northern, eastern and southern sides of the existing store.

2.4 A detailed planning application was received on 24th November 1999 for the redevelopment of the site for a new foodstore, 6 retail units, associated car parking, landscaping, off site petrol filling station and associated highway works. Following the submission of various amended plans planning permission for this proposal was granted on 6th May 2000, (Ref. 99/00313/FUL).

2.5 An further application for the redevelopment of New Foodstore (A1) and 6 A1 (Retail) or A2 (Financial and Professional Services) Units associated Parking, Landscaping, the erection of Petrol Filling Station, Car Wash and associated Highway Works was submitted in August 2002 (ref. 02/00690/FUL). This

application was reported to Planning Committee on 8th October 2002. Following the receipt of amended plans and the completion of a Section 106 Agreement to secure the implementation of a travel plan planning permission was subsequently granted on 19th September 2003.

2.6 The proposed petrol filling station included in the above applications was to be located on the vacant land to the east of the current application site. Part of this site had been previously reserved for a library with an alternative library site having been provided adjacent to the community centre car park. The proposed petrol filling station was to be accessed directly off Abbeymead Avenue with pedestrian access adjacent to the medical practice. It was intended that the proposed petrol station would be open 24 hours.

2.7 A further application was submitted by Morrison Supermarkets Plc in 2004 for a new foodstore and 5 retail units with associated car parking, servicing and alterations to access road (ref. 04/01094/FUL). The application was reported to Planning Committee on 2nd November 2004 and planning permission was granted on 6th May 2005.

3.0 PLANNING POLICIES

3.1 The statutory development plan for Gloucester remains the 1983 City of Gloucester Local Plan. Regard is also had to the policies contained within the 2002 Revised Deposit Draft Local Plan which was subject to two comprehensive periods of public consultation and adopted by the Council for development control purposes. The National Planning Policy Framework has been published and is also a material consideration.

3.2 For the purposes of making decisions, the National Planning Policy Framework sets out that, policies in a Local Plan should not be considered out of date where they were adopted prior to the publication of the National Planning Policy Framework. In these circumstances due weight should be given to relevant policies in existing plans according to their degree of consistency with the National Planning Policy Framework.

3.3 The policies within the 1983 and the 2002 Local Plan remain therefore a material consideration where they are consistent with the National Planning Policy Framework.

3.4 From the Second Stage Deposit Plan the following policies are relevant:

BE.21- Safeguarding of Amenity TR.31 – Highway Safety CS.1 – Protection of Community Facilities

The Glevum Way Shopping Centre is identified as a District Centre in the First and Second Stage Deposit Local Plan (June 2001 and August 2002). The policies seek to strengthen the role of district centres by permitting new retail development of an appropriate scale and type, provided that it would not have an unacceptable impact on Blackfriars and the Primary Shopping Area.

3.5 In terms of the emerging local plan, the Council is preparing a Joint Core Strategy with Cheltenham and Tewkesbury Councils and has recently published for consultation a Draft Joint Core Strategy, October 2013. In addition to the Joint Core Strategy, the Council is preparing its local City Plan which is taking forward the policy framework contained within the City Council’s Local Development Framework Documents which reached Preferred Options stage in 2006.

3.6 On adoption, the Joint Core Strategy and City Plan will provide a revised planning policy framework for the Council. In the interim period, weight can be attached to relevant policies in the emerging plans according to

• The stage of preparation of the emerging plan • The extent to which there are unresolved objections to relevant policies; and • The degree of consistency of the relevant policies in the emerging plan to the policies in the National Planning Policy Framework.

3.7 All policies can be viewed at the relevant website address:- Gloucester Local Plan policies – www.gloucester.gov.uk/planning; Gloucestershire Structure Plan policies – www.gloucestershire.gov.uk/index.cfm?articleid=2112 and Department of Community and Local Government planning policies - www.communities.gov.uk/planningandbuilding/planning/.

4.0 CONSULTATIONS

4.1 Gloucestershire County Council (Highways) – No highway objection.

4.2 Environment Agency – Following the submission of additional information in relation to the groundwater depth on the site and the pollution risk to controlled waters resulting from surface water drainage, the Agency remove its original objection subject to conditions.

4.3 Environmental Protection Officer – No objection raised to the application subject to the inclusion of conditions.

4.4 City Archaeology – The application site has some archaeological sensitivity. Previous archaeological investigations to the west and north have recovered finds of prehistoric and Roman date. The site is also located c.40m to the west of the known site of a medieval watermill. In view of the archaeological potential of the site it is recommended that a programme of archaeological mitigation should be undertaken so as to record any archaeological remains and finds which may be adversely affected by the proposed development. To facilitate this a condition is recommended.

4.5 City Council’s Drainage Engineer – Welcomes the reduction in peak runoff rates from the site and having reviewed the submitted Drainage Impact Assessment raises no objection to the application subject to the inclusion of a

condition requiring the submission and approval of a detailed drainage layout prior to the commencement of development.

4.6 Planning Policy – No policy objections are raised to the application.

5.0 PUBLICITY AND REPRESENTATIONS

5.1 The application has been publicised through the display of a site notice. In addition 88 neighbouring properties have been notified of the application in writing. These neighbouring properties were re-notified on the receipt of amended plans. As a result of this publicity 39 representations have been received together with 2 petitions. One petition has 42 signatories with the other petition stating that there are approximately 2000 signatories. In addition a letter has been received from Mr Staddon of PJS Development Solutions on behalf of the patrons and supporters of the Ridge and Furrow Public House.

5.2 The issues raised by these letters of representation can be summarised as:

Loss of Public House • Loss of community facility. • Abbeydale Community Centre is not big enough to provide all the needs of the local community. Community Centre has a different function. • Will result in the loss of a residential property / family home. • Will result in the loss of the rare socialising and recreational centre which will not be replaced. • Existing use as a public house / restaurant is highly valued by local residents. Landlord has been a good neighbour, mindful of residents and contributing to the local community. • Pub caters for families with a safe play area and meal deals for pensioner and wheelchair access. Welcomes residents from the neighbouring residential home. Neither of the next nearest pubs have the same facilities and are beyond walking distance for some residents. • Ridge & Furrow is a thriving business and a family friendly traditional pub with a skittle alley, regular live music events & a separate restaurant. • People can walk to the pub. No other building in the community which offers the same options or atmosphere. • Some councils recognise the importance of local pubs. 2012 NPPF includes responsibilities for all councils to promote local pubs, plan positively for the provision and use shared space, community facilities and other local services to enhance the sustainability of communities and residential environments. Planning should also guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community's ability to meet its day-to-day needs. • Proposal against Central Government's statement that communities are important.

• Morrison's have not taken any steps to assess what the local community's needs or feeling are. • Morrison's are purely thinking about maximising profits at the expense of the local community. • There is a distinct lack of public houses in the area which has the same population as Cirencester. Provides numerable community facilities for people of all ages, especially given the lack of similar facilities in the immediate locality. • Ridge and Furrow often hold family fun days. Ridge and Furrow has been involved in many fund raising events for local and national charities.

Traffic / parking • Will increase traffic congestion. • Current poor condition of the road surfaces around the area would not be helped by increased traffic and HGV's. • Volume of traffic down Glevum Way. • This is a residential area and PFS would encourage more traffic and noise disruption for residents. • Have noticed increase in the volume of traffic from Heron Way to Brockworth Business Park at peak times - has this been taken into account in the Transport Assessment. • Located right on the roundabout making access and exit extremely hazardous for motorists which could lead to accidents. • Where is the parking for the doctor's / vets surgeries? Cannot expect elderly people to walk uphill from Community Centre car park. • Concerned about easy access for emergency vehicles. • Morrison's reduce petrol prices to attract extra customers ensuring many more vehicles on the already congested road. • Challenge the submitted Transport Assessment. From undertaking a survey calculate there would be an additional 217 vehicle trips using Heron Way / Abbeymead Avenue / Wheatway each morning to 0800- 0900 peak time for school travel increasing risk to child safety. There are 2 schools within half a mile. • Heron Way and Abbeymead Avenue already become blocked at school times and are at capacity during the rush hour. Proposal will exacerbate this. • Already car parking problems and Ridge and Furrow currently acts as an overflow car park. • It is normal practice for Morrison's to provide inadequate access to their fuel stations e.g. at Up Hatherley, Cribbs Causeway and Weston Super Mare where it is accepted that cars tail back out of PFS waiting for pumps to become available. This situation would be worse here because the traffic congestion and traffic flow is greater. • Fail to see how without a major change to the road layout that a petrol tanker would be able to get onto and off the site.

Flood Risk • Possible flood risk to adjacent properties following the tarmacing of large areas of flood plain allowing water to spill over the brook. • Proximity of River Twyver - Community Centre has been recently flooded. • There was flooding in the area in 2007 - concerned about contamination issues. • The adjacent stream has flooded many times over the last few years.

Noise / light pollution • Noise and light pollution that currently exists from late night and early morning deliveries to the supermarket will be increased with tanker deliveries and 24 hour operation. • PFS are always extremely visible & illuminated to the extreme - will have major impact on residents of flats opposite on Abbeymead Avenue. • Would ruin the area and increase noise and disturbance to residents. • Added noise from car washing, vacuuming and tannoy announcements to users.

Health and Safety • Concerns about health and safety aspect of having many gallons of highly inflammable fuels located so close to residential properties. • Fumes. • Would increase pollution • Not in the interests of the majority to place a potential fireball in the middle of a thriving community, exposing every access to heavy petrol tankers.

Number of PFS • The area is already well served by petrol stations including the new one proposed by Morrison's at the Railway Triangle and no pressure for another. • There are more than enough in local area.

General • Gloucester is now becoming a supermarket City. • Close proximity to doctor's surgery - may result in odours from petrol/diesel permeating the building. Larger surgery is essential to the community a PFS is not. Noise and disruption could affect all who work there and their patients. • Adjacent land is haven for wildlife. Planning permission was previously refused for this area due to an active badger sett. Disturbance and noise from machinery will force any wildlife away from their natural habitat. • Morrison's are a member of the Carbon Trust and inconsistent to open more petrol filling stations. • Morison's Corporate Responsibility Review 2012/2013 states 'we want to be an integral and positive part of the community. That takes more

than just making great food that people can afford. It means supporting local people …. It is essential that we actively build good relationships and ensure we operate as a responsible and thoughtful neighbour'. Challenge Morrison's and City Council to demonstrate truthful nature of these words by leaving the community intact and not destroying an integral part of it by building an unwanted PFS. • Live opposite and if open 24 hours would feel vulnerable and insecure as there is no lighting to the entrance or exit to block of homes. Existing street lights do not give adequate lighting. A light each end of the car parks would make us feel more secure. • Would be an eyesore. • No need for PFS. • Suggest a small shopping precinct which caters for the smaller shopkeepers & a decent restaurant/bistro be provided on the site. • The removal of the Ridge & Furrow may result in an increase in sales of alcohol at Morrison's. Morrison's have applied for a license to sell alcohol 24 hours a day.

Support (1) • Support application on the understanding that it will not be open 24 hours as there are private houses very close to the proposed site.

42 Signature Petition - We are against the new petrol filling station for the following reasons: • The dangers of a PFS with all associated hazards during unloading of heavy fuel tankers so close to a busy road and built up area with school nearby. • All the extra lorries (already having to put up with early morning and late evening lorries delivering to Morrison's). • Loss of a popular local pub. • Not knowing if it is going to be open 24 hours.

2000 Signature petition - oppose the demolition of the Ridge and Furrow and the erection of a petrol filling station.

PJS Development Solutions (On behalf of the patrons and supporters of the Ridge and Furrow PH) – A 10 page letter of representation has been received setting out a number of planning objections to the application. In summary the letter states that “the loss of such an important, centrally located, community facility cannot be justified in Planning terms by the development proposed, which will introduce an unnecessary fuels sales facility, which is not needed in the district centre,. The proposal is quite contrary to the National Planning Policy Framework (NPPF), which affords considerable weight to the protection of community facilities”. The representation discusses these issues in detail and the letter has been reproduced in full in the appendices. A full copy of this letter is contained in the Appendix.

AAS Vets - being close neighbours of the proposed development support the use of the site but are deeply concerned about the lack of planning regarding

the traffic access and likely congestion at the site. Assumed access would be from the south of the site and not Glevum Way, parking along Glevum Way impedes traffic any increased use may cause severe congestion - parking restrictions may help. Access from main road would be preferable. Provision should be made for traffic queues to be accommodated within the site to prevent any restrictions to clients entering our site. Lack of detailed signage proposed - signage should be provided by the company indicating other businesses in Glevum Way. Environmental report pays no attention to water drainage especially the adjacent ditch. Concerns that any leaks from the PFS or cleaning facilities may pollute the ditch and affect our land. Concerned about parking arrangements for Glevum Pharmacy as their customers currently park in the pub car park.

Abbeydale Community Centre - Have no objection to the plans and consider that the area will benefit from the provision of a PFS. However, when the area was initially planned as a shopping centre all the car parks in the vicinity were free to use by all, including spaces adjacent to the public house. This application would result in the loss of 20 spaces. Demand for car parking has increased and there are many times when all available car parks are full, including the City Council owned car park adjacent to our building. The loss of these spaces next to the public house will exacerbate this. Are aware that there has been an application by Hadwen Medical Centre to increase the size of their car park. Also aware that at one time Morrison's owned a strip of car park adjacent to our building. Suggest that this is an opportunity to review and improve the car parking capacity of the whole site.

GP Partners at Hadwen Medical Practice - Do not object to planning application outright but have concerns regarding the close proximity to the practice to the LPG store and the noise created by the jet washes. Would appreciate fuller details of how the boundary adjoining. Concern over noise and disruption during the building process and how this will impact on the practice's ability to conduct patient consultations.

5.3 Morrison’s commissioned Sharpe Communications to distribute leaflets setting out the plans for a new petrol filing station on the site seeking residents views on the proposal via a pre-paid reply card. The cards asked residents their preference either for or against the plans and to provide any comments. These leaflets were distributed to 16,000 properties. An in-store event was also held on 7th and 8th November at which customers were provided an opportunity to give feedback.

5.4 Sharpe Communications has indicated that in total they received 603 completed reply cards and of these a total of 403 (66.83%) residents support the proposals and 185 (30.68%) of respondents were not in favour of the plans, with 15 (2.49%) undecided. Following the completion of the report a further 63 photocopied leaflets were received by Sharpe Communications with 62 of these responses opposing the petrol filling station. Taking into account these additional responses the figures would be 60.4% of respondents in support of the petrol filling station, 37.2% not in support and 2.4% undecided. A copy of the original 603 responses was submitted as part of the report.

5.5 The submitted report includes a map and analysis of the responses received from those that live within the Abbey Ward, with 216 (61.89%) in support, 123 (35.24%) are against and 10 (2.87%) were undecided).

5.6 The full content of all correspondence on this application can be inspected at Herbert Warehouse, The Docks, Gloucester, prior to the Committee meeting.

6.0 OFFICER OPINION

6.1 It is considered that the main issues with regards to this application are as follows:-

• Policy • Traffic and Transport • Residential Amenity • Flooding • Ecology • Trees and Soft Landscaping

Policy 6.2 The site lies outside but adjacent to the edge of the Abbeydale District Centre at Glevum Way as identified on the Second Deposit City of Gloucester Local Plan (2002) proposals plan.

6.3 The Second Deposit City of Gloucester Local Plan (2002) has been adopted by the City Council for development control purposes. Policy CS.1 relates to the protection of community facilities. However, a public house is not identified in this policy as being a ‘community facility’ and this policy is therefore not afforded significant weight.

National Planning Policy Framework 6.4 The National Planning Policy Framework (NPPF) was published in March 2012 to set out the Government’s planning policies for England and how these should be applied. The NPPF promotes sustainable development with paragraph 7 explaining that the three dimensions of sustainable development are economic, social and environmental. Paragraph 196 states that the planning system is plan led. Applications for planning permission should be determined in accordance with the development plan unless material considerations indicate otherwise, as per the requirements of legislation, but that the NPPF is a material consideration in planning decisions. Paragraph 197 states that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development.

6.5 Paragraph 14 states that this presumption in favour of sustainable development means that development proposals that accord with the development plan should be approved, unless material considerations indicate otherwise. Where a development plan is absent, silent or relevant policies are out of date, planning permission should be granted unless any

adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF; or specific policies within the NPPF indicate that development should be restricted.

6.6 Section 8 relates to promoting healthy communities with Paragraph 70 having particular reference to the determination of the current application, it states:

“To deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should: • Plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments; • Guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community’s ability to meet its day-to-day needs; • Ensure that established shops, facilities and services are able to develop and modernize in a way that is sustainable, and retained for the benefit of the community; and • Ensure an integrated approach to considering the location of housing, economic uses and community facilities and services.”

6.7 It is considered that the second bullet point in this paragraph is particularly pertinent when assessing the current planning application.

6.8 When considering applications for changes of use it is the practice of the local planning authority to request information on the viability of the use to be lost in order to best understand the economic circumstances surrounding an application. In this instance where the application relates to a use that might be considered to be a use of ‘value’ to the local community the viability argument is all the more compelling.

6.9 Information was submitted by the agent on 16th January 2014 which states that the business had suffered a general decline in trade due to pressure on prices and competition from larger conglomerate pub operations, with composite barrelage reducing successively over the last 4 years of trading. Within its core catchment area, the Ridge and Furrow had faced increased competition from the Abbeydale Social Club, which is able to operate on a lower cost basis and provide drinks at a lower price, and the Turmut Hoer, which has recently had a large refurbishment. The enhanced experience offered by both facilities through better layouts and economies of scale, enable them to sell both food and drink at a cheaper price than the Ridge and Furrow.

6.10 It is stated that the public house had experienced a 33% decrease in gross profit and 98% decrease in net profit between April 2011 and April 2012. Other factors affecting the viability of the business are also cited including the age and design of the building; increasing fuel costs; increases in rates and the new licensing regime amongst others. More detailed financial information

was submitted as evidence against the application to list the building as an Asset of Community Value.

6.11 The business closed on 16th December 2013 as a result of a commercial decision by Trust Inn’s.

6.12 It is also the practice of the local planning authority to request information on the marketing of a site to demonstrate that it is not attractive to another user to operate for either the existing use or another employment use. No marketing information has been submitted to support the application.

Value’ of pub to the local community 6.13 The community’s agent cites that the public house had been used by a variety of groups including sports teams and that bands played at the pub twice a week.

6.14 The agent on behalf of the applicant states that the public house was no longer utilised by any sports teams; that the skittles alley remained unused for 95% of the time and that no live music events had been held for approximately 12 months.

6.15 It is accepted that the Ridge and Furrow clearly had some community value to its customers. However, the question has to be asked that if the public house was of ‘value’ to the wider local community why was it no longer being used by a wide range of community groups; why was general patronage not higher and therefore why was it not more viable as a business in terms of income generation.

6.16 Local competitors in terms of the food and drink offer include the Turmet Hoer public house in Abbeymead, the Abbeydale Community Centre Bar and Morrison’s café which offers a meeting place and is open until mid evening selling a range of hot meals and drinks.

6.17 While the representation submitted by PJS Development Solutions states that the Turmeot Hoer is over 1km away along Abbeymead Avenue it is also accessible from Abbeydale District Centre via a strategic footpath and cycle link that provides a direct link to the Abbeymead local centre and is also accessible from Abbeydale by public transport via Stagecoach bus service No. 5.

6.18 To date no information has been submitted by the local community to demonstrate that they could run the site/facility in a viable way as a local community asset.

6.19 Other meeting facilities that exist for community use by groups in the immediate vicinity include the Abbeydale Community Centre and Christchurch Abbeydale both of which are active in terms of providing activities for the local community and which also have rooms to hire for community groups. In addition the planning application for a community building on Lobleys Drive

has a resolution to grant planning permission subject to conditions and the completion of a legal agreement.

6.20 The NPPF does not define what the ‘day to day needs’ of a local community are, however neither is there a reference to a public house being required to meet such needs. It would seem reasonable to assume that ‘day to day needs’ refer to local convenience shopping, local healthcare facilities, local primary education and pre-school facilities and some local community facilities – all of which can be found within Abbeydale District Centre (with or without the Ridge and Furrow as an active public house).

6.21 The representation submitted by PJS Development Solutions raised specific issues with regards to reviewing its local plan policies. In response to the specific points raised:

Extension to the Abbeydale District Centre boundary 6.22 This matter will be considered through the Council’s emerging City Plan. It should be noted however that inclusion of the site within a District Centre boundary would not safeguard the site from future redevelopment should a future proposal be forthcoming that complied with any policy relating to the district centre.

Consideration of policy relating to community facilities 6.23 This matter will be considered through the Council’s emerging City Plan.

6.24 The City Plan consultation event that was held in Abbeydale Community Centre on 23rd May from 3.30pm to 6.30pm attracted 26 attendees, 7 of which expressed disappointment over the potential loss of the Ridge and Furrow pub.

Conclusion 6.25 Given that it is likely that further consideration will be given to policy development around community facilities through the City Plan, it would seem that the main consideration with regard to this application is over the terms in the NPPF of paragraph 70, specifically bullet point 2

• valued facilities and services and • community’s ability to meet its day-to-day needs

6.26 With regard to the first bullet point the recent refusal of an application for the public house to be listed as an Asset of Community Value, together with evidence that the business had become commercially unviable, has to call into question the value of the public house to the wider population of Abbey ward which had 9495 inhabitants at the 2011 census.

6.27 With regard to the second bullet point it is considered that the Abbeydale District Centre together with the services and facilities available in buildings in its immediate environs would continue to provide for the ‘day to day needs’ of the local community without this public house.

Community Asset Nomination 6.28 The City Council received a nomination to list the Ridge and Furrow as a Community Asset. In assessing such applications Asset Management Services have to consider the following criteria when determining whether a property should be listed:

1. Does the usage further social wellbeing or social interests of the local community? 2. Is it realistic that the use, that will further the social wellbeing or social interest of the local community, will continue in the future (say the next five years)?

6.29 After due consideration it was concluded that the nomination did not meet both of the criteria of Section 88 of the Localism Act 2011 and the application was unsuccessful.

6.30 In consideration of the fist criteria that the use furthers the social wellbeing or social interest of the community it was concluded that while the public house is of benefit of the community, given the other neighbourhood venues providing similar facilities, this benefit is considered to be marginal.

6.31 The second consideration is whether it is realistic that the use can continue or that there is a time in the next 5 years when it could further the social wellbeing of the community. The Council’s Asset Manager concluded that the nomination did not adequately address this issue and that evidence had been provided to show that the pub is not viable and in the absence of contrary information the Asset Manager was not satisfied that the pub would be viable.

6.32 In reaching this decision it was considered that the Ridge and Furrow does have some community value but that there are alternatives in close proximity. The Council had not been provided with any evidence to prove that it is realistic to think that there can continue to be (for the next five years) a use that would further the social wellbeing or social interests of the local community. It was therefore decided that the nomination did not meet both the criteria of Section 88(1) of the Localism Act 2011 and the property was not therefore places on the List of Community Assets.

6.33 Following the City Council’s decision not to place the property on the List of Community Assets a further nomination was received on 15th January 2014 and the Asset Manager will need to make a decision on this application by 11th March 2014.

Highways 6.34 The application is supported by a Transport Assessment detailing the expected trip generation, the resulting net change in traffic and therefore the impact of the development on the Local Highway Network.

Sustainable Travel 6.35 The site is well located to maximise the use of sustainable transport modes, however, the majority of trips to a petrol filling station are required to be made

in the vehicle requiring fuel, and therefore the ability to take up the sustainable transport options are limited.

Trip Generation Existing Trips 6.36 The existing trip generation for the Ridge and Furrow has been surveyed. The existing number of vehicles using Glevum Way, Abbeymead Avenue, Heron Way and Wheatway has also been surveyed.

Linked Trips and Pass by Trips 6.37 Linked trips and pass by trips are trips that are already on the local highway network. An example of a linked trip is a journey from home to the superstore to the petrol station before returning home, therefore the trip to the petrol station is linked to the trip to the store.

6.38 Pass by trips are already on the highway network immediately adjacent to the destination. In this case a vehicle travelling from Abbeymead Avenue to Heron Way via the petrol station would be a pass by trip.

6.39 Very few trips to a petrol station are a Primary trip, that is a trip where the petrol station is the sole purpose for the journey (home – petrol station – home).

Proposed Trips 6.40 The TRICS (Trip Rate Information Computer System) database has been interrogated to determine the expected levels of trips associated with a foodstore the size of the existing Morrison’s store (5115 sqm) with a petrol filling station. The existing trips (as recorded in the surveys) have been removed from the proposed trips to avoid double counting and to remove the linked and pass by trips.

6.41 The proposal results in a very minor decrease in traffic (4 trips) in the weekday PM peak hour and increase of 76 trips in the Saturday peak hour.

Highway Network Growth 6.42 The existing baseline traffic flows have been growthed in accordance with industry recognised growth figures to predict future levels of use on the existing highway network.

Junction Capacity Analysis 6.43 The new trips have been added to the existing highway network trips and all trips have been subject to the junction capacity modelling ARCADY software.

6.44 Scale drawings showing existing and proposed junction layouts annotated with necessary geometric parameters for each roundabout approach arm (v, e, l’, r, D and Phi for standard roundabouts and V, Vm, e, I’m, An, K and G50 for mini roundabouts) have been submitted.

6.45 A junction is considered at its theoretical capacity when it reaches an RFC (Ratio of Flow to Capacity) value of 0.85. A junction operating below this value

is considered to be operating within capacity; likewise a junction operating at or above this value is considered to be operating at over capacity.

Abbeymead Avenue/Heron Way roundabout 2013 weekday PM peak 6.46 Currently this roundabout is operating well below the theoretical capacity during the week day PM peak period. The highest RFC value at this junction is 0.56 on the Abbeymead Avenue arm of the junction. The longest delay amounts to 5.77 seconds per vehicle on the Wheatway arm.

Abbeymead Avenue/Heron Way roundabout 2013 Saturday peak 6.47 Currently this roundabout is operating well below the theoretical capacity during the Saturday peak period. The highest RFC value at this junction is 0.51 on the Heron Way arm of the junction. The longest delay amounts to 7.31 seconds per vehicle on the Heron Way arm. Abbeymead Avenue/Heron Way roundabout 2018 weekday PM peak. The roundabout is predicted to remain operating well below the theoretical capacity with the highest RFC value of 0.48 on the Glevum Way South arm. The longest delay amounts to 6.15 seconds per vehicle on both Glevum Way south and Wheatway.

Abbeymead Avenue/Heron Way roundabout 2018 Saturday peak 6.48 The roundabout is predicted to remain operating well below the theoretical capacity with the highest RFC value of 0.48 on the Abbeymead Avenue arm. The longest delay amounts to 5.37 seconds per vehicle on both Glevum Way south.

Abbeymead Avenue/Heron Way roundabout 2018 weekday PM peak with development 6.49 The roundabout is predicted to remain operating well below the theoretical capacity with the highest RFC value being 0.59 on the Abbeymead Avenue arm of the junction. The longest delay is 6.18 seconds per vehicle on the Wheatway arm.

Abbeymead Avenue/Heron Way roundabout 2018 Saturday peak with development 6.50 The roundabout is predicted to remain operating well below the theoretical capacity with the highest RFC value being 0.50 on both Glevum Way south and Abbeymead Avenue. The longest delay is 5.79 seconds per vehicle on the Glevum Way south arm.

Glevum Way Roundabout 2013 weekday PM peak 6.51 Currently this roundabout is operating well below the theoretical capacity during the weekday PM peak period. The highest RFC value at this junction is 0.43 on the Morrison's arm of the junction. The longest delay amounts to 7.09 seconds per vehicle on the Ridge and Furrow arm.

Glevum Way Roundabout 2013 Saturday peak 6.52 Currently this roundabout is operating well below the theoretical capacity during the Saturday peak period. The highest RFC value at this junction is 0.51 on the Morrison's arm of the junction. The longest delay amounts to 7.31 seconds per vehicle on the Heron Way arm.

Glevum Way Roundabout 2018 weekday PM peak 6.53 The roundabout is predicted to remain operating well within capacity with the highest RFC value being 0.45 on the Morrison's arm of the roundabout with the longest delay of 7.23 seconds per vehicle on the Ridge and Furrow arm of the roundabout.

Glevum Way Roundabout 2018 Saturday peak 6.54 The roundabout is predicted to remain operating well within capacity with the highest RFC value being 0.53 on the Morrison's arm of the roundabout with the longest delay of 7.70 seconds per vehicle on the Morrison's arm of the roundabout.

Glevum Way Roundabout 2018 weekday PM peak with development 6.55 The roundabout is predicted to remain operating well within capacity with the highest RFC value being 0.45 on the Morrison's arm of the roundabout with the longest delay of 6.58 seconds on the same arm. The longest delay has reduced from the 2018 peak without the development due to the minor decrease in expected trips.

Glevum Way Roundabout 2018 Saturday peak with development 6.56 The roundabout is predicted to remain operating well within capacity with the highest RFC value being 0.54 on the Morrison's arm of the roundabout with the longest delay of 8.03 seconds on the same arm.

6.57 The junction capacity tests indicate that both roundabouts will continue to operate well within capacity during the peak trading and highway network peaks.

Delivery Vehicles 6.58 The Swept Path Analysis has been reviewed and now demonstrates a petrol tanker making a delivery without risk to pedestrians.

Road Safety Audit 6.59 The Designer’s Response to the Road Safety Audit and an amended layout plan was submitted to the local planning authority on the 24th October 2013. The Designers Response addresses all the points raised in the Safety Audit, these were previously accepted by the Highway Authority with the exception of point 3.4. Hatching and a solid white line have been added to the site layout to assist in existing customer vehicles avoiding the path of an existing tanker. However, in hindsight the Highway Authority considered Give Way lines and an extended taper island would better address this issue. This has now been illustrated in drawing number PL_03 Rev M.

6.60 On this basis the Highway Authority has raised no objection to the application.

Impact on Residential Amenity 6.61 The closest residential properties are those in Abbeydale Court to the south of the site. These premises are separated from the site by Abbeymead Avenue

and at its closest the application site is approximately 27 metres from the closest building within this development.

6.62 To the east of the site are residential properties in Staunton Close and Didbrook Mews. The application site is approximately 89 metres from the rear garden boundary of the closest residential property to the east in Staunton Close and approximately 90 metres to the side wall of the closest property in Didbrook Mews. These properties are separated from the application site by the watercourse and intervening land.

6.63 It is common for petrol filling stations to be adjacent to residential properties and the Environmental Protection Officer has carefully considered the application and subject to conditions has raised no objection to the application.

6.64 Overall it is considered that the site is sufficiently far away from the closest residential properties that the proposed use would not have any significant adverse impact on the residential amenity of the occupiers of surrounding residential properties.

Flooding 6.65 A Drainage Impact Assessment has been submitted in support of the application. This report confirms that the application site is located wholly within Flood Zone 1 and as such is considered as ‘low risk’ and assessed as having a less than 1 in 1000 annual probability of river flooding in any year.

6.66 The Assessment demonstrates that a technically feasible drainage solution exists for the site and presents an assessment of flood risk at and in the vicinity of the site to inform and justify the design of the surface water drainage scheme. The drainage scheme provides a minimum 20% reduction in peak runoff rates taking into account climate change. The City Council’s Drainage Engineer and the Environment Agency have confirmed that they have no objection to the application subject to the inclusion of a condition requiring the submission and approval of a detailed drainage scheme prior to the commencement of development.

Ecology 6.67 It is acknowledged that there is an active badger sett on the adjacent land, the Environmental Planning Service Manager has visited the site on a number of occasions and has confirmed that there is no evidence of any activity, either animal tracks or holes immediately adjacent to the application site. The set is in excess of 30 metres from the existing building. This is an existing developed site enclosed by a timber fence with no signs of badger activity within it. On this basis it is not considered that the existing sett would be compromised by the proposal and no objection is raised.

6.68 Details of the proposed lighting have been submitted as part of the application and this has been assessed to ensure that there will not be significant light spill which may cause disturbance to any bats potentially using the adjacent woodland area.

Trees and Soft Landscaping 6.69 The Tree Officer has confirmed that a number of trees on land within the applicants ownership adjacent to the application site that are protected by a Tree Preservation Order and the land will need to be fenced off during construction to prevent any storage of materials in this area.

6.70 The plans indicate the existing Weeping Willow within the application site will be retained and a tree protection plan has been submitted to the Tree Officers satisfaction.

6.71 A detailed landscaping plan has also been provided although there is little space any significant tree planting within the application site.

Human Rights 6.72 In compiling this recommendation we have given full consideration to all aspects of the Human Rights Act 1998 in relation to the applicant and/or the occupiers of any affected properties. In particular, regard has been had to Article 8 of the ECHR (Right to respect for private and family life, home and correspondence) and the requirement to ensure that any interference with the right in this Article is both in accordance with the law and proportionate. A balance needs to be drawn between the right to develop land in accordance with planning permission and the rights under Article 8 of adjacent occupiers. On assessing the issues raised by the application no particular matters, other than those referred to in this report, warrant any different action to that recommended.

7.0 CONCLUSION

7.1 The application proposes the redevelopment of the site currently occupied by the Ridge and Furrow PH and associated car parking area. The Public House closed on 16th December 2013.

7.2 It is recognised that the loss of the existing Public House and its replacement with a petrol filling station has raised significant local concern. However, local opposition to a planning application is not, in itself, a reason to justify the refusal of a planning application.

7.3 In the absence of relevant local plan policies in relation to community facilities the application should be assessed in accordance with the provisions of the NPPF. Whilst it is accepted that the Ridge and Furrow Public House had some community value information has been submitted to indicate that it was no longer financially viable and a commercial decision has been made to close the Public House. It is also considered that the uses within and adjacent to the District Centre together with the services in the wider area would continue to provide for the ‘day to day needs’ of the community, the community value is therefore considered limited and a refusal of planning permission on this basis cannot be sustained.

7.4 It is recognised that this is a sensitive location given the proximity of the application site to existing residential properties. It is, however, not uncommon for petrol filling stations to be sited adjacent to residential properties and taking into account the distance between the site and the closest residential properties and subject to the imposition of a number of conditions the Environmental Protection Service Manager has raised no objections to the application.

7.5 The Highway Authority is satisfied that there are no issues relating to the capacity of the local highway network or highway safety to justify a refusal of planning permission on highway grounds. On this basis the County Council has raised no highway objection to the application subject to conditions. Paragraph 32 of the NPPF states that “Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe.” Whilst it is accepted that there will be some effect on the surrounding road network and existing highway users, it is not considered that the impact of the development, even when considered with the adjacent permitted development, would be significant or ‘severe’ and it therefore complies with the NPPF.

7.6 It is considered that the proposal complies with relevant government guidance, the draft National Planning Policy Framework and local plan policies. On balance it is not considered that there are any over-riding planning reasons to justify a refusal of planning permission and subject to the inclusion of conditions it is therefore recommended that planning permission be granted.

8.0 RECOMMENDATIONS OF THE DEVELOPMENT CONTROL MANAGER

8.1 That delegated powers be given to the Development Control Services Manager to grant planning permission subject to conditions and the completion of the Deed of Release or Dead of Variation to the original Section 106 Agreement.

8.2 Recommended Conditions:

Condition 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Condition 2 The development hereby permitted shall be carried out in accordance with plans (drawing numbers and received dates to be listed), as well as any other conditions attached to this permission.

Reason To ensure that the development is carried out in accordance with the approved plans and in accordance with policies contained within Second Deposit City of Gloucester Local Plan (2002).

PRE-COMMENCEMENT CONDITIONS

Condition 3 No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall:

• Provide a suitable construction vehicle access; • provide for the parking of vehicles of site operatives and visitors; • provide for the loading and unloading of plant and materials; provide for the storage of plant and materials used in constructing the development; • provide for wheel washing facilities; provide measures to control the emission of dust and dirt during demolition/construction from ground works, haul roads, stockpiles and material handling/removal; • light from security compounds; • Storage of waste.

Reason To reduce the potential impact on the public highway and to safeguard residential amenity and prevent pollution in accordance with policies TR.31 and BE.21 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 4 No development shall take place within the proposed development site until the applicant, or their agents or successors in title, has secured the implementation of a programme of historic environment work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the local planning authority. The programme will provide for archaeological monitoring and recording (a ‘watching brief’) during ground works related to the development proposal, with the provision for appropriate archiving and public dissemination of the findings.

Reason The proposed development site has potential to include significant elements of the historic environment. If present and revealed by development works, the Council requires that these elements will be recorded during development and their record made publicly available. This accords with policy BNE.9 of the Second Deposit City of Gloucester Local Plan (2002) and the Interim Adoption SDP of Gloucester City Council’s ‘development Affecting Sites of Historic Environment (Archaeological) Interest’ (2008).

Condition 5 The development hereby permitted shall not be commenced until such time as a scheme for drainage has been submitted to, and approved in writing by, the local planning authority. Any such scheme shall be supported, where necessary, by detailed calculations; include a maintenance programme; and establish current and future ownership of the facilities to be provided. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or any details as may subsequently be agreed, in writing, by the Local Planning Authority.

Reason To prevent pollution of controlled waters and to secure an appropriate drainage system in accordance with the aims of Policies FRP.1a and FRP.6 of the City of Gloucester Second Deposit Local Plan 2002 and Paragraph 103 of the National Planning Policy Framework.

Condition 6 The development hereby permitted shall not be commenced until the monitoring results from the proposed shallow monitoring installations, as described in the Groundwater Assessment and Geo-environmental Appraisal prepared by Weetwood (October 2013) have been submitted to and approved in writing by the local planning authority.

Reason To prevent pollution of controlled waters in accordance with policy FRP.6 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 7 No development including demolition or site clearance shall be commenced on the site or machinery or material brought onto the site for the purpose of development until the tree protection measures as detailed on the approved landscape plan (drawing no.0452 GLO-1 Rev A) received by the Local Planning Authority on 21st November 2013, have been installed in the approved positions and this has been inspected on site by the City Council's Tree Officer and approved in writing by the local planning authority. Such fencing shall be maintained during the course of development,

Reason To ensure adequate protection to existing trees which are to be retained, in the interests of the character and amenities of the area in accordance with policies B.10 and BE.4 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 8 Notwithstanding the details submitted, development shall not take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with a timetable to be agreed in writing with the local

planning authority. Development shall be carried out in accordance with the approved details.

Reason In the interests of visual amenity BE.4 of the Second Deposit City of Gloucester Local Plan (2002).

DURING CONSTRUCTION

Condition 9 During the demolition / construction phases no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the following times: Monday-Friday 8.00 am-6.00pm, Saturday 8.00 am-1.00 pm nor at any time on Sundays, Bank, or Public Holidays.

Reason To protect the amenity of local residents in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 10 No materials or substances shall be burnt within the application site during the construction phase.

Reason To safeguard residential amenity and prevent pollution in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002).

WORKS CONCURRENT WITH DEVELOPMENT

Condition 11 The landscaping scheme as shown on the approved plan (drawing no.0452 GLO-1 Rev A) received by the Local Planning Authority on 21st November 2013) shall be completed no later than the first planting season following the completion of the development. The planting shall be maintained for a period of 5 years. During this time any trees, shrubs or other plants which are removed, die, or are seriously retarded shall be replaced during the next planting season with others of similar size and species unless the local planning authority gives written consent to any variation. If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year maintenance period.

Reason To ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment in accordance with policies BE4 and BE.12 of the Second Deposit City of Gloucester Local Plan (2002).

GENERAL

Condition 12 Noise created by mechanical and associated plant in connection with the PFS that is operated on a 24 hour basis shall be controlled in accordance with paragraph 7.3 of the Acoustic Assessment of Proposed Morrison's’ Petrol Filling Station at Abbeydale, dated the 15th May 2013.

Reason To safeguard the amenity of the area in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002)

Condition 13 No machinery/plant in connection with the car wash or jet washes shall be operated prior to 07:00 hours and nor after 23:00 hours Monday – Sunday.

Reason To safeguard the amenity of the area in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002)

Condition 14 No deliveries (including fuel) shall be taken at or dispatched from the PFS before 07:00 hours nor after 20:00 hours Monday – Sunday.

Reason To safeguard the amenity of the area in accordance with policy BE.21 of the Second Deposit City of Gloucester Local Plan (2002).

Condition 15 Any facilities for the storage of oils, fuels or chemicals shall be provided with secondary containment that is impermeable to the oil, fuel or chemical and water, for example a bund, details of which shall be submitted to the local planning authority for approval. The minimum volume of the secondary containment should be at least the capacity of the tank plus 10%. If there is more than one tank in the secondary containment the capacity of the containment should be at least the capacity of the largest tank plus 10% or 25% of the total tank capacity, whichever is greatest. All fill points, vents, guages and sight guage must be located within the secondary containment. The secondary containment shall have no opening used to drain the system. Associated above ground pipework should have no mechanical joints, except at inspection hatches and either leak detection equipment installed or regular leak checks. All fill points and tank vent pipe outlets should be detailed to discharge downwards into the bund.

Reason To prevent pollution of controlled waters in accordance with policy FRP.6 of the Second Deposit City of Gloucester Local Plan (2002).

Notes 1. Note referring to the Protection of Badgers Act 1992.

2. All crushers and screens that are to be used on site shall be accompanied by a Permit to Operate issued under the Environmental Permitting Regulations 2010

3. In accordance with the requirements of the NPPF the Local Planning Authority has worked with the applicant in a positive and proactive manner in order to secure sustainable development which will improve the economic, social and environmental conditions of the area by resolving potential detrimental impacts on the visual amenity of the area.

Decision: ......

Notes: ......

......

Person to contact: Caroline Townley (Tel: 396780.)

13/00557/FUL

Ridge And Furrow Glevum Way Gloucester GL4 4BL

Planning Committee 04.02.2014

Registered Office: 26 Lea Crescent, Longlevens, Gloucester, Gloucestershire, GL2 0DU.

21st November 2013

Dear Councillor,

Planning Application Reference No. 13/00557/FUL – Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station at Glevum Way, Abbeydale, Gloucester.

I refer to the above application which I understand will be considered by the Council’s Planning Committee at its 7th January 2014 meeting.

I have been commissioned by the patrons and supporters of the Ridge and Furrow PH to present the strong Planning arguments that I hope will convince you that the current application proposal should be refused.

The loss of such an important, centrally located, community facility cannot be justified in Planning terms by the development proposal, which will introduce an unnecessary fuel sales facility, which is not needed in the district centre. The proposal is quite contrary to the National Planning Policy Framework (NPPF), which affords considerable weight to the protection of community facilities.

Save the Ridge and Furrow Public House – November 2013 2

I have set out below the detailed Planning case for opposing this development and I have been requested by community representatives to speak on their behalf at the forthcoming Planning Committee meeting.

Background The Ridge and Furrow PH was built as a planned part of the comprehensive Abbeydale residential development in the 1980s.

This community pub sits at the geographical and social ‘centre of gravity’ of the community of Abbeydale. The pub forms an integral and inseparable part of a successful and thriving district centre.

The centre has matured, evolved and developed over time. A large supermarket, first Safeway and now the redeveloped Morrisons, has been the anchor of the centre. However, the centre’s real success and vitality is very much a product of the other businesses and uses clustered around it - the smaller shops, the church, the doctors surgery, the vets, the community centre and, of course, the community pub, the Ridge and Furrow which is the only community pub in the locality.

The district centre’s success is a testimony to good planning. The careful clustering of a range of buildings and uses, in an accessible location at the heart of the residential community, follows sustainable development principles. Indeed, it is notable that this is a true district centre, planned very deliberately in the most central and accessible location, for the community that developed around it. This intelligent approach has created a strong, vibrant and vital centre, able to cater for the day-to-day needs of the community. The Ridge and Furrow is an integral part of the centre.

The Ridge and Furrow PH – A Successful Community Pub The Ridge and Furrow is a large pub catering for the large Abbeydale community. It has a 250 person capacity and a range of good facilities including:

1. A large family dining area, which is particularly popular on Sundays for family meals.

2. A skittles alley with a busy calendar hosting teams from near and far.

3. A large music performance space hosting regular weekly live music. Live music has been a feature of the pub since the 1980s.

4. An outdoor children’s play area – popular, well used and a testimony to the pub’s family friendly credentials.

5. Disabled access throughout for its many local disabled customers.

The pub is busy, popular and welcoming to all ages from young children to the very elderly. It has a very wide appeal and the vast majority of local residents will have visited the pub at some point. Birthdays, engagements, marriages, sporting successes, reunions and get-togethers are all celebrated at the Ridge and Furrow. It has even witnessed a wedding proposal in front of the Mayor of Gloucester, and played host to live music performances from a young Nathan Sykes.

Save the Ridge and Furrow Public House – November 2013 3

The real community value of this pub, that would be destroyed by the fuel station proposal, is well evidenced by the clubs and activities that have been based here. These include:

 FOUR SKITTLES TEAMS

 THREE FOOTBALL TEAMS

 ONE DARTS TEAM

 A DEBATING CLUB

 TWO LIVE BANDS EVERY WEEK (Thursday and Saturday)

 JAPANESE CAR OWNERS CLUB

The Ridge and Furrow PH has also been very active in charitable events and donations, and supports:

 WINSTON’S WISH

 SPRING CENTRE

 THE RIFLES

 MOVEMBER

Last week, the pub raised over £1,100 for the Spring Centre and the Scooby-Do Baby Unit at Gloucestershire Royal Hospital.

For more than a quarter of a century the pub has been a successful business. Its success as a community pub has not gone unrecognised. In 2005 it beat 500 other pubs to be crowned Trust Inns “Best Community Local Pub - 2005”. Again, in 2008, the pub won the national award of “Community Pub of the Year”.

Recent times have placed pressures on the business. Speculation over Morrisons’ aspirations to flatten the pub, to make way for a petrol station, have placed a dark cloud over this successful community pub. The long serving landlord, perhaps unsurprisingly, has moved his energies to a new pub in Haresfield. The business is now unable to plan ahead, as its fate rests with the watershed decision on the current planning application.

However, elected members should not mistake this short-term uncertainty and gloom with the longstanding background facts. This is a viable and popular location to operate a successful community pub. The history of the Ridge and Furrow PH has demonstrated that. If certainty and confidence return, through the decision of Councillors, the business could easily, again, survive and thrive to serve future generations.

The Changing Licensed Trade Members of the Planning Committee will be aware of the radical changes in the licensed trade. Indeed, Councillors will be familiar with the local consequences of those changes with new developments at failed watering holes in Gloucester.

Save the Ridge and Furrow Public House – November 2013 4

The Colin Campbell, The Jet and Whittle and the Welsh Harp are just a few and, very recently, the Union PH on Westgate Street has called last orders. These are tough times in the licensed trade.

The public house industry is continuing through a torrid period of evolution, with intense competition from supermarkets selling discounted drinks being a major factor. The Good Pub Guide has predicted that the trend of pub closures will continue, with potentially up to 4,000 pubs closing in 2014. However, the Guide predicts over 1000 start-ups of new pubs. The industry commentators give very clear messages – pubs in the wrong locations with a poor offer will always fail, but good pubs in the right location and providing the right offer, will continue to survive and thrive.

Importantly, the Ridge and Furrow is such a good pub. It is in exactly the right location for a modern successful pub, situated in the heart of the local community, in a highly accessible district centre location. Added to that, it has been providing exactly the right offer to its community, well evidenced by its recognition in national awards, and by the community outcry over its threatened execution.

Government has now given local planning authorities the power to protect community pubs and guard against their unnecessary loss. This is such a case where that protection through the planning system is called for. The policy issues will be explained more fully below.

Representations

The application proposal has attracted significant opposition from the local Abbeydale community. I have reviewed all of the representations recorded on the public access system and there is clearly a very strong majority community opinion in support of keeping the Ridge and Furrow. A petition bearing over 2000 signatures speaks volumes about the strength of local feeling. http://www.gloucestercitizen.co.uk/Thousands-sign-petition-save-Ridge-Furrow- pub/story-19644201-detail/story.html

The plight of this pub along with others has featured prominently in the local media. It is also notable that in nearby Cheltenham the Gloucestershire Echo has been leading a ‘save our pubs’ campaign. These are issues of significant public concern.

Indeed, you have to look very hard to find any support for these proposals. However, the Community Association has written a letter of support, but claims, rather curiously, that “…we do not claim to represent the views of all or any of our members as residents”.

The voice of the community is loud and clear - Save the Ridge and Furrow and REFUSE an unnecessary and unwanted petrol filling station.

Local people made an application to have the pub listed as an Asset of Community Value under the Localism Act. A council officer has recently refused to grant this application but, through the further information set out in this statement, we are seeking a review of that decision, as it appears to be quite out of kilter with the evidence and decisions and practise elsewhere.

Save the Ridge and Furrow Public House – November 2013 5

Local Planning Policies

Gloucester does not yet have an up to date Development Plan.

The City of Gloucester Local Plan, adopted in 1983 is, due to its age, of very limited weight. Later, unadopted plans from 1996, 2001 and 2002, similarly have little weight and, in any event, contain little relevant planning policy content.

However, the 2002 Plan did define the District Centre on its Proposals Map. At that time, it was drawn quite tightly around the retail elements of the centre and excluded the other community facilities (Pub, church, community centre) that were planned in a cluster to serve the local area. That reflected the narrower retail policy protection focus (set out in the plan’s policies S.12 and S.13), that was in vogue in that earlier planning era. The plan also contained a policy CS.1 which protected community facilities, but these were quite narrowly defined and pre-date the formal recognition in national planning policy of the community value of public houses (see NPPF below). For these reasons, the 2002 plan’s boundaries for the district centre have little, if any, weight in planning decision making today, given the plan’s age, its unadopted status and the weight that must now be afforded to new national planning policies.

Indeed, given the developments in planning policy and thinking since that time, notably through the NPPF (see following section), the Council, when preparing its new Local Plan, must look afresh at district and local centre boundaries and associated policies. It should expand the geographical boundaries of centres to include associated non-retail facilities, which have notable social and cultural value to the local community. There can be no doubt that such an exercise today would redefine a much larger centre, including other facilities that allow the community to meet its day to day needs, such as the church, the Ridge and Furrow PH, the doctors surgery and the community centre. That is simply good planning.

National Planning Policy Framework (NPPF)

Given that the Local Plan content is either silent or out of date (including the definition of local centre boundaries), much greater weight must be afforded to the National Planning Policy Framework (NPPF), which was published in March 2012.

The Framework is founded upon a presumption in favour of sustainable development, which the document identifies as a “golden thread” running through both plan making and decision taking.

Importantly, “sustainable development” is defined as a combination of economic, social and environmental roles. The ‘social’ role is particularly relevant to this application and, at paragraph 7, the Framework states:

“a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being”

Save the Ridge and Furrow Public House – November 2013 6

Paragraph 69 sets out how the planning system has an important role in facilitating social interaction and creating healthy inclusive communities. Reference is made to strong neighbourhood centres to bring people together and create opportunities for meeting, something the Ridge and Furrow has been doing very successfully for over a quarter of a century.

Paragraph 70 of the NPPF reinforces this policy presumption and includes explicit policy support and protection of public houses and, in particular, guarding against the loss of valued local community facilities. It states:

70. To deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should:

 plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments;  guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community’s ability to meet its day-to-day needs;  ensure that established shops, facilities and services are able to develop and modernise in a way that is sustainable, and retained for the benefit of the community; and  ensure an integrated approach to considering the location of housing, economic uses and community facilities and services.

For the first time, national planning policy (para 70 in particular) has given councils a powerful mandate to prevent the unnecessary loss of valued community pubs.

There are an increasing number of enlightened planning authorities around the country that are using these new national planning policy provisions to protect their community pubs. Perhaps the best example, and a good comparison with Gloucester, is Cambridge City Council. The council had witnessed a significant loss of community pubs, primarily to speculative housing schemes.

The council undertook significant planning research into the matter and issued Interim Planning Policy Guidance in October 2012. The document is quite excellent and shows how a Local Planning Authority can plan positively, using the NPPF, to protect its pubs and their value in social, cultural and economic terms. It list no less than 31 “Pub Sites providing an important Local Community Facility in Suburban Areas.” There is no doubt that similar policy, applied in Gloucester, would include the Ridge and Furrow PH and provide it with planning policy protection.

The City of Cambridge planning guidance can be accessed through this link: https://www.cambridge.gov.uk/sites/www.cambridge.gov.uk/files/docs/protection-of-public- houses-ippg.pdf

Save the Ridge and Furrow Public House – November 2013 7

Assessment of the Application Proposal

The proposal involves the destruction of a successful and popular community pub and its replacement with a six pump petrol filling station with associated paraphernalia including a car wash and jet wash.

The application form records the pre-application advice given by the case officer which includes that “any application should provide a detailed justification for the loss of a community facility in light of the advice contained in the NPPF, specifically paragraph 70”.

However, the application contains no such ‘detailed justification’. The Applicant does not appear to have undertaken any assessment of the community value of the Ridge and Furrow to Abbeydale. No evidence whatsoever has been provided to justify the destruction of this very popular and much valued community pub.

In response to para 70 of the NPPF, the Applicants blandly state that “the current operation on site is uneconomic”. However, this statement is not supported by any evidence whatsoever. Furthermore, the statement is quite at odds with the local understanding of the pub’s economic viability. If there are genuine viability issues, which are not related to the uncertainty caused by the hostile redevelopment proposals, these should be supported by clear evidence. In the absence of such evidence the Planning Committee should dismiss this ‘argument’ outright – it is unevidenced, unproven and incorrect.

The Applicant further states that “there are other public houses in the area including two within half a mile of the site – there are therefore a number of other public houses in the area, and as such the loss of this public house will not prevent the community’s ability to meet any day-today needs it might have in relation to public houses…”.

This is a quite extraordinary, and rather arrogant, statement. It appears to be stating that a petrol filling station should take precedence over a long standing and popular community pub. In essence, the Applicants are telling the Ridge and Furrow’s ‘locals’ that they can push off to another pub, remote from their district centre, less accessible (particularly to disabled people) and in another neighbourhood altogether. The nearest pub is the Turmut Hoer which is a 1150 metres walk away along the busy Abbeymead Avenue. It is remote from the district centre and does not provide the wide range of community facilities that the Ridge provides. The applicant’s position is quite at odds with the NPPF.

The planning objection is exacerbated by the nature of the replacement use, which offers no tangible social, cultural or community benefit to compensate for the destruction it necessitates. Petrol filling stations are uninspiring and unspectacular uses. They fulfil a need but the market is mature and there is a more than adequate supply of outlets on arterial routes in and out of the city. Abbey Ward is not an area where residents need to worry about opportunities to fuel their vehicles – there are existing fuel station very nearby at Painswick Road, Eastern Avenue, Brockworth (Tescos), Barnwood Road and, ironically, at the new Morrisons at Metz Way.

The applicant contends that there is a customer ‘expectation’ that a modern supermarket must include fuel sales. However, this is not a Planning justification for the destruction of a valued community facility. Furthermore, it is notable that Gloucester’s busiest supermarket (by far) is Asda at Bruton Way, which trades

Save the Ridge and Furrow Public House – November 2013 8 very successfully without fuel sales. The applicant’s customer ‘expectation’ argument is a spurious one, and has no basis in Planning policy.

Some district and local centres do include petrol stations but they are not a key ingredient to a successful centre and they should certainly not be allowed, in Planning terms, to displace and extinguish valued community uses, which make a significant contribution to the social and cultural wellbeing of a community. To do so would be acting in serious conflict with the NPPF and, more importantly, against the interests of good planning and the community.

Overall, in planning policy terms the application is wholly unacceptable. It flies in the face of the NPPF, particularly paragraphs 7, 69 and 70.

Other Matters

There are a range of other Planning matters and concerns that exacerbate the negative impacts of this proposal.

Traffic –The pub attracts very little vehicular traffic – the vast majority of its customers walk from their homes in the immediate neighbourhood. By contrast, almost all customers of the petrol filling station will arrive in cars. In practice, this is likely to result in increased vehicular traffic visiting the local centre. Furthermore, supermarkets are well known for their marketing promotions of discounted fuel and this could well have the effect of drawing extraneous traffic (from outside of the catchment of the centre) into the area.

A news report in August included a Morrisons spokesman stating that “Customers at our larger stores expect to be able to fill up at a Morrisons petrol station as part of their weekly shop.” However, we have undertaken surveys at the Morrisons store in Shurdington. Surveys were spread over different times on five separate dates in July 2013. The headline finding is quite stark. Of 670 surveyed vehicle movements - 73% were ‘fuel only’.

The survey also showed a significant spike in use of the PFS during the ‘school run’ hours. Surveys were also carried out at the Ridge and Furrow PH which revealed a small number of vehicles (8) using the pub car park to access the pub, and eight times as many (66) using the pub car park to access the doctors surgery / pharmacy.

Whilst the Highway Authority may not have lodged a formal objection on traffic grounds, that does not mean that there are no negative traffic impacts, or that there is no tension with sustainable development principles.

Overall, the effect will be a negative one, loading more traffic onto already busy roads where there are many pedestrians and schoolchildren accessing the local centre and the adjacent school.

Loss of play area – the existing pub includes a popular outdoor children’s play area. The City Council’s own Open Space Strategy 2012 states of the Abbey Ward “There is one play area at Glevum Way which equates to 0.01ha per 1000, which also falls seriously short of the proposed standard for formal play provision of 0.25ha per 1000.”

The “they could knock it down anyway” argument – the building is not listed or located in a conservation areas so, in theory, the owners could demolish it. However, that is not a Planning argument. In practical terms, the outcome of

Save the Ridge and Furrow Public House – November 2013 9 the planning application is the determining factor, particularly if the Council follows our recommendations and looks carefully at revising and updating the district and local centre boundaries and associated policy protections.

Morrisons ‘PR’ Leaflet – we are aware that in the light of the substantial local opposition to this proposal the Applicant has commissioned a leaflet / PR campaign to convince local people that the petrol filling station is wanted. We make the following observations:

- Such research on local opinion should have been carried out before the application was submitted, not as an afterthought to counter significant, and legitimate, community opposition. - The leaflet was misleading and gave the impression that the pub was a failed business and was not viable. No evidence has been provided. - The leaflet fails to make any reference to the community value of the Ridge and Furrow. - A number of supporters of the pub who live nearby appear not to have been leafleted and yet houses remote from the site (including the far reaches of Heron Way) have been leafleted. - The leaflet entirely evades the Planning issues and is nothing more than a highly superficial and unscientific ‘if it was there would you use it?’ poll.

For these reasons we urge Councillors to apply very little weight to any ‘evidence’ arising from this PR exercise. Far greater weight should be attached to the significant numbers of community members who have expressed their opposition to the unnecessary destruction of this valued community pub.

Our Recommendations

We offer the three sets of recommendations, labelled A, B, C, for consideration by the Planning Committee:

A. Planning Application - Reasons for Refusal

1. The proposal would involve the destruction and loss of a much valued community pub, which is an integral part of the District Centre which serves the local community. The community pub plays a significant role in the cultural and social life of the area, and makes a significant and positive contribution to the well-being of the local community. The loss of this pub, along with its recreational, dining, children’s play area, performance space, sporting facilities, clubs, and general social, meeting and interaction facilities, would undermine and be harmful to the local community’s cultural and social well-being and would reduce the community’s ability to meet its day to day needs. For these reasons, the proposal conflicts with the principles of sustainable development and, in particular, with paragraphs 7, 69 and 70 of the National Planning Policy Framework.

2. The proposed replacement petrol filling station would have no tangible compensatory community value (for the losses set out in reason1) and the proposed petrol filling station would not fulfil a need identified within the district centre. For these reasons, the proposal conflicts with the principles of sustainable development and, in particular, with paras 7, 69 and 70 of the National Planning Policy Framework.

Save the Ridge and Furrow Public House – November 2013 10

B. Local Plan / Planning Policies Instruct its officers responsible for Local Planning policies to make contact with Cambridge City Council to understand best practise in pub protection policies, and to undertake appropriate reviews of district and local centre boundaries and policies to ensure that they reflect the full range of component uses that serve communities’ day to day needs, and that appropriate policy protection measures are put in place through Interim Planning Policy Guidance and through the new Local Plan.

C. Application for Listing of an Asset of Community Value Instruct the Council’s Asset Manager, in the light of the further evidence contained in this statement, to reconsider the recent application for the listing of the Ridge and Furrow Public House as an Asset of Community Value under the Localism Act 2011.

The many supporters of the Ridge and Furrow thank you for reading this letter, and hope that it informs and assists you in reaching your decision.

If you have any questions about the contents of this letter please contact me.

Yours sincerely,

Philip Staddon B.Sc, Dip, MBA, MRTPI.

To: All Planning Committee Members, Gloucester City Council

Copies to:

Richard Graham MP

Leader of the Council – Councillor Paul James

Deputy Leader of the Council – Councillor Jennie Dallimore,

Councillor Andrew Gravells (Abbey Ward)

Gloucester Citizen

Western Daily Press

BBC Radio Gloucestershire

Ms Caroline Townley (Principal Planning Officer – Gloucester City Council)

Save the Ridge and Furrow Public House – November 2013 Hello

Comments have been submitted regarding proposal Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station to include sales kiosk, canopy, 6 no. fuel pumps, forecourt, underground fuel tanks, carwash, alterations to boundary treatments and associated access arrangements. at Ridge And Furrow Glevum Way Gloucester GL4 4BL. The following objection was made today by Mr michael stevenson.

AAS Vets Ltd being close neighbours to the proposed development support the change of use of the site but are deeply concerned about the lack of planning regarding the traffic access and likely congestion at the site. We assumed access would be from the South of the site not from Glevum way which is a very small access road barely capable of sustaining the traffic for the current businesses. Parking along Glevum way always impedes traffic flow already so with increased use this may cause severe congestion. Making Glevum way a no parking zone may help. Preferably making the access from the main road would prevent this problem occurring Previous experience of Supermarket petrol stations leads us to believe there may be many queues building up along Glevum way trying to enter the site and more provision should be made for queuing on the site itself otherwise our clients will not be able to access our site 24 hours a day 7 days a week in case of medical emergencies There is a lack of detailed signage proposed and we feel appropriate signage should be provided by the company indicating the other businesses further down Glevum Way so clients can still find our hospital with ease bearing in mind they may have come from some distance and not be familiar with the local geography. The environmental report pays no attention to the water drainage especially the ditch running from the current site past our premises. In times of rain this always becomes a water course flowing North and entering the Twyver. We are concerned that any leaks from the petrol station or cleaning facilities may pollute this ditch and affect our land We are also concerned about the parking arrangements for the Glevum pharmacy which was given temporary planning consent despite us not being notified of it. Currently their customers park on the pub car park after we complained they were using our car park. When the pub car park is lost where are these people going to park?

Mr Michael Stevenson. Aspinall Auld & Stephenson Veterinary Surgery Glevum Way Gloucester GL4 4BL Hello

We have studied the application posted by Morrisons regarding the demolition of the Ridge & Furrow public house and the erection of a Petrol Filling Station. Our concerns are in four main areas:- Firstly, the possible flood risk to our properties following the tarmacing of large areas of flood plain allowing water to spill over from the brook and threaten our properties. Will the council be happy to purchase our properties at full current market value should said properties become unsaleable due to flooding? Secondly, the noise/light nuisance which currently exists from 3.30am deliveries to the supermarket will be increased with the tanker deliveries to the forecourt and no doubt 24 hour operation of the forecourt. Thirdly, as well as thes main points traffic congestion would be a concern and the current poor condition of the road surfaces around the area would not be helped by the massive increase in traffic, much of which would be of an HGV nature. Fourthly, the H&S aspect of having many gallons of highly inflamable fuels located so close to residential properties.

Mr John Dean Hodgson 10 Didbrook Mews Gloucester GL4 4SJ Hello

My main objection is the number of PFS in a small area.The closest PFS is one mile away in Painswick Road. The area has sufficient PFS to accommodate the residents. Eastern Ave /Painswick Road roundabout there is one PFS. In Barnwood Road there are three PFS while in Brockworth business centre there is one PFS. Morrisons plan a further PFS in the development at Metz Way. Surely six PFS within such a short distance will be ample for the local people rather than another PFs being developed on a community site. I am concerned about the loss of a community facility if the Ridge and Furrow goes as The Abbeydale Community Centre is not big enough to provide all of the needs if the local community. There will also be a loss of a two storey residential property if this proposal goes ahead. The River Twyver runs 20meters away from the site this should be taken into consideration as the Community Centre has been flooded these past two years. One other concern is the volume of traffic down the narrow road Glevum Way. I for one take single a single trip to recycle at the recycling point only how many other drivers do this. I have noticed the increase in the volume of traffic from Heron Way to Brockworth Business Park at peak periods in the morning and evening. Has this been taken into account in the Transport Research/Assessment.

Mrs Marilyn McKechnie 26 Curlew Road Gloucester Gloucester Gloucestershire GL4 4TF Hello

Why do we need another petrol station in this area, there are more than enough in the surrounding areas of Painswick Road, Barnwood Road, Eastern Avenue, Hucclecote Road etc the list is endless. A COMMUNITY PUBLIC house however is very few and far between. As a local resident and frequent user of the Ridge and Furrow, I and no doubt many others strongly object to the application that Morrisons have for turning our much loved pub into a petrol station. So much for Morrisons being in touch with the local community, rubbish and shame on them and Gloucester City Council. All Morrisons and the Council are interested in is making even more money at the expense of the local residents. It is a rare thing in these tough times that a pub is successful and all credit goes to Steve Luckett and his team for all the hard work they put in to making the Ridge and Furrow what it is today - A COMMUNITY PUB - is the new store and petrol station on the triangle not enough for Morrisons or is this just another extension of what Gloucester is now becoming - SUPERMARKET CITY.

Mrs Adrienne Jones 14 Kennett Gardens Gloucester Gloucester Gloucestershire GL4 5TZ

Dear Sirs, I would like to make some comments and objections regarding the above and the proposed Morrisons Filling Station.

1. The close proximity to the Doctors Surgery, this is due to extend in the future. The surgery has already objected to the kebab vendor on the site of the Ridge and Furrow as regarding the smell that permeates their building [the vendor moved further away] the odours from petrol and diesel will be no different. The larger surgery is essential to the community a filling station is not. Depending on the time scale the noise and disruption if this goes ahead will affect all who work there as well as all their patients.[Will they be able to carry on business as usual]? 2.Road safety where the filling station will be situated this should be of a paramount concern right on a roundabout, making access and exit extremely hazardous for motorists leaving the premises and for motorists already travelling on the highway. 3.Filling stations are always extremely visible and illuminated to the extreme especially in the winter months, for the people living in the flats opposite on Abbeymead Avenue this will be like living in the middle of Blackpool Illuminations. 4.There are already four filling stations within easy reach and not in the middle of a private housing development. No doubt there will be one on the new Morrisons on the triangle which would be an ideal position. 5.The parcel of woodland adjoining, the report states no trees of interest, however this area is a haven for wildlife. who owns this land? Quite a few years ago planning permission was refused for this area due to an active badger sett on site. Has this been explored? If the development goes ahead the disturbance and noise from machinery will force any wildlife away from their natural habitat.

Yours faithfully, Pat Mortimer, 12, Beckford Road, Abbeymead Gloucester GL4 5UD

Re - Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station to include sales kiosk, canopy, 6 no. fuel pumps, forecourt, underground fuel tanks, carwash, alterations to boundary treatments and associated access arrangements. My objections to the erection of a petrol filling station are: The area is already well served by petrol stations in Painswick Road, Huccelcote, Barnwood and the new Morrison’s petrol stain currently under construction opposite ASDA. There is no shortage of alternative petrol filling resources and no pressing need for another petrol filling station. The area is a residential area and a petrol station would encourage more traffic and noise disruption for residents. The existing Morrison’s store persistently has deliveries late at night and early in the morning with lorries disrupting residents sleep. This would be increased, as if the same pattern occurs, deliveries would be made at times which disrupt residents sleep. The level of traffic would increase creating further risk and noise. The existing use as a public house/restaurant is highly valued by local residents. The Landlord has been a good neighbour, mindful of residents and contributing to the local community. The Community Centre has a different function from a pub restaurant and would not replace the role of a public house/restaurant. I have lived I the area for 10 years and have never had an issue with noise from the pub, which contrasts with both Morrison’s and the Community Centre The area has benefited from a public house/restaurant and would do so in the future. The pub has catered for families with a play area, and meal deals for pensioners. A similar public house/restaurant would enable residents to have continued use of such facilities and negate the need to drive or take a taxi to use such facilities. Neither of the next two nearest pubs has the same facilities in terms or garden/play area and for some residents are beyond walking distance. The environment would not be enhanced by a petrol filling station and signage and illumination would be invasive for residents. A petrol filling station would be detrimental to the environment and neighbourhood and there are concerns about the effect on wildlife and flood prevention. Any extended opening hours would cause further disruption for residents.

Mr Brendan McGrath 11 Didbrook Mews Gloucester GL4 4SJ

I wish to comment on the proposed filling station at Morrisons in Abbeydale.

There is the possibility of flooding from the River Twy ver as the Community Centre has been flooded twice. There could be spillage of petrol at the station which could seep into the River which is only about 50 metres away.

There will be huge congestion on the road leading to other businesses as there is already, and also if there are queues from the petrol station where are they going to queue.

We do not need another petrol station in the area there are plenty very near and presume Morrisons will have one at the Triangle. Due to the environmental impact new petrol stations should be sited in the business parks area of Gloucester and not in prime positions on the main road through a residential area. We need a community facility such as a new pub as there is hardly anything in the area for the numerous residents. When the plan was drawn up in the 70s it was planned for a Doctors surgery and a pub for community cohesion.

Mrs. Valerie John 129 The Wheatridge Gloucester GL4 5JZ

29 Drivemoor, Abbeydale, Gloucester, GL4 5XP

19th June 2013

Dear Sir or Madam:

Ref: Planning Consultation - 13/00557/FUL - Ridge and Furrow Glevum Way

We write to object in the strongest possible terms, to Morrison’s proposal to turn the site of the The Ridge and Furrow Pub in Abbeydale, into a petrol filling station. Our arguments come under three headings : -

a) impact on the local community b) impact on the local environment c) lack of consistency with Morrisons’ stated environmental commitments and the proposed petrol filling station.

a) Impact on the Community

We have been residents in Abbeydale for over 20 years, during this time The Ridge and Furrow Pub has been, and continues to be, one of the main hubs of our community. It is a traditional public house (as opposed to the two other local pubs, namely the Turmut Hoer, Abbeymead, and Kings Head, Upton-St-Leonards, which are restaurant pubs, whose main focus is the serving of food). The Ridge and Furrow has a skittle alley, which draws people into the community from outside the area; regular live music events and a separate restaurant. It is a family friendly pub, with a safe children’s play area and is accessible to wheel chair users, many of whom are residents at Wheatridge Court. For years local residents have celebrated Christmas, New Year, Mother’s Day, Father’s Day, Weddings, additionally the pub is often used for wakes. There is no other building in the community that offers the same options, with the same atmosphere, to people of all ages, in the way that this pub does so well. With respect to the community centre, it is a centre of a different kind, which appeals to a different section of the community. If our pub is demolished, a meeting place that is valued by many residents of Abbeydale and Abbeymead will be lost.

The Ridge and Furrow is a small business that is thriving. In the current economic environment, recent figures reveal that 18 pubs a week are closing down. To us, the proposal to build a yet another petrol filling station, feels tantamount to Morrisons using their power as a large national organisation, to monopolise the community and walk roughshod over a thriving business. Within a short drive of Abbeydale, we have petrol filling stations at Matson, Barnwood, Brockworth and Barton. With the development of The Triangle, and the new Morrisons Superstore – surprise, surprise, yet another petrol filling station will appear! Gloucester and it’s environs are in endanger of loosing their uniqueness and character to major supermarket chains and becoming yet another bland and faceless ‘supermarket city’. We urge the council not to cosy up to, and be distracted by the money-wheeling big supermarket boys, and hear the requests of its residents. We have more than enough petrol filling stations – (not to mention supermarkets) and do not need anymore at the expense of a popular community resource.

A recent article in The Guardian (http://www.guardian.co.uk/local-government- network/2013/jan/18/protecting-local-pubs-councils-planning) describes how some councils recognise the importance of local pubs, suggesting ‘public houses are community spaces and contribute to the local economy, and there are now powers to safeguard them’. It goes on to

say ‘the emotional relationship residents have with community institutions such as pubs sets them apart as a political issue for local authorities, and recent planning policy suggests this is a concern shared by central government. The 2012 national planning policy framework (NPPF) includes new responsibilities for councils to promote local pubs. According to the framework, authorities should plan positively for the provision and use of shared space, community facilities and other local services to enhance the sustainability of communities and residential environments. Planning should also guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community's ability to meet its day-to-day needs’. We urge the council to appropriately respond to their commitments as laid down by this planning policy framework. Petrol filling stations do not a community make, public houses such as The Ridge and Furrow, make a massive contribution in this area.

b) Impact on the Env ironment

The roads leading off the roundabout by Morrisons and The Ridge and Furrow are small and often already congested by the parked cars of people using the doctor’s surgery. Many people using the surgery also park their cars The Ridge and Furrow car park. In the absence of this car park and with the added traffic a new petrol filling station will bring with it, we anticipate the immediate area will fast become very congested. We have seen the queues that often build up at peak times outside the Morrisons’ filling station at Up-Hatherley. We suggest the added usage by vehicles and the congestion by parked cars will be a dangerous combination for people approaching the area on foot or for wheelchairs users. We wonder how these roads will provide suitable access.

Additionally, we challenge the suitability of the site for the proposed development, due to its close proximity to the local brook. During the heavy rains of 2007 there was flooding in the area and we are very concerned about contamination issues.

C) Lack of consistency with Morrisons stated environmental commit ments and the proposed petrol filling station.

Looking at the Morrisons’ website, we see that they are members of the Carbon Trust and quoting directly from the website Morrisons say they have a ‘clear moral case for tackling emissions reduction’ and have a ambitious target to reduce operational carbon emissions’. Whilst we realise this is with reference to the delivery fleet, it makes no sense to us that on the one hand Morrisons strive to reduce carbon emissions and on the other, open more and more petrol filling stations. This is not consistent and smacks of hollow words, which on the surface look very green and environmentally friendly, but which would be meaningless, if yet another petrol filling station was built in the area.

The Morrisons Corporate Responsibility Review 2012/2013 (http://www.morrisons- corporate.com/Documents/Corporate%20documents/CR_Review_2013_Final_Web_Version_ %2821%20May%29.pdf), states ‘we want to be an integral and positive part of the community. That takes more than just making great food that people can afford. It means supporting local people’ it goes on to say ‘it is essential that we actively build good relationships and ensure we operate as a responsible and thoughtful neighbour’. We challenge Morrisons and Gloucester City Council to demonstrate the truthful nature of these words, by leaving our community intact and not destroying an integral part of it, by building an unwanted petrol filling station.

Yours Sincerely

Andrea Hawkins Nick Silvey

I am writing on behalf of the GP Partners at Hadwen Medical Practice. Although the partners are not objecting to the planning application outright, there are concerns regarding the close proximity to the practice of the LPG store, and the noise that will be created by the jet washes. They would also appreciate fuller details of how the boundary adjoining the practice will be laid out. Finally there is concern over the noise and disruption during the building phase of the project and how this will impact on the practice's ability to conduct patient consultations.

Mr Ian Robertson Hadwen Medical Practice Glevum Way Gloucester GL4 4BL

Hello

There is absolutley no need for a petrol station on this site, next to a doctors surgery retirement homes and a church! Plus it is a local community pub that supports local residents and jobs for the local community! Morrisons are building a big enough new site nearer the town where a petrol station should be!

Mr Chris Adams 21 Cherrington Drive Gloucester Gloucester Gloucestershire GL4 4XW

14, Kennett Gardens

Gloucester. GL4 5TZ

10th July 2013

Tel.

Dear Sir or Madam,

Re. Planning Consultation – 13/00557/FUL – Ridge and Furrow, Glevum Way

I am writing to oppose the above proposal. I object to the above on the grounds that it will deny us the use of a ‘traditional’ and much loved pub (I have been a resident for 25 years and used this pub for 27 years) Morrison’s application states that there are two pubs within half a mile of the Ridge and Furrow. This is untrue – there is only one. The Ridge and Furrow is unique in that it is the only pub that serves the whole community. It is ‘Family Friendly’ place to eat with an outside play area for the children. It has more live bands and music than any other pub outside of the City centre. It is easily ‘walkable’ for the whole community living in Abbeydale (the Turmot Hoer is in Abbeymead and can be up to a mile and a half away for some residents).

This proposal will also adversely effect:-

The local community – particularly the elderly and infirm

The local environment – causing many more ‘unnecessary journey’s’

I will also challenge the information given in the Transport Assessment.

Local community

If the above proposal was to be successful it would immediately ensure that many additional vehicles will be using the local roads, especially at the round-about. It would immediately adversely effect the local residents (especially the elderly and infirm) as they would no longer be able to park at the Ridge and Furrow when visiting the Glevum Surgery and pharmacy (see graph below showing usage). Where will they park if the pub is demolished? The pub is supporting the local community as it is a ‘traditional’ local pub.

Local environment

As Morrison’s habitually have reduced petrol prices in order to attract extra customers, this ensures many more vehicles on the already congested road (see below). There are already 4 fuel stations within a 2 mile radius of the Ridge and Furrow. We do not need another one. Morrison’s already have another fuel station under construction (also within a 2 mile radius) – why do we need another?

I have studied Morrison’s report Transport Assessment, and I can challenge several of their statements and much of their evidence. If we are to accept the above reports figures regarding usage of the proposed PFS then this new venture would make no commercial sense at all. Are Morrison’s really expecting so few customers. I decided to conduct my own survey.

My findings are, as follows:- (all information gathered at exactly the same time as above report)

Table1

Observed traffic generation

Traffic Generation 1/7/2013 1600-1700hrs

In Out

Using Public House 7 5

Using Doctors/ pharmacy 29 31

Traffic Generation 3/7/2013 0900-1000hrs

In Out

Using Public House 1 0

Using Doctors/ pharmacy 37 36

This would equate to an additional 217 vehicle trips using the Heron Way/ Abbeymead Avenue/Wheatway each morning at the 0800-0900 peak time for school travel which would increase the risk to child safety. There are two schools within half a mile.

The above figures and observations quite clearly show that the vast majority of the people using the car park will still need to travel and find somewhere else to park should the PFS go ahead.

Table2

Observed traffic generation Morrison’s 12 pump PFS Cheltenham

Traffic Generation 28/6/2013 1600-1700hrs

In Out

Using supermarket and PFS 45 43

Using fuel station only 86 89

Traffic Generation 3/7/2013 0800-0900hrs

In Out

Using supermarket and PFS 27 33

Using fuel station only 105 112

The figures clearly show customers are making specific journeys for fuel; based on Morrison’s own report they would expect these figures to increase at peak times.

Based on a 10 hour day this would increase the vehicle journeys at this point by between 1750 and 2170 per day and at a conservative estimate 13700 per week.

Since Morrison’s ‘take over’ of the store from Safeway’s they have

1. Doubled the size of the buildings on the land 2. In doing so they have lost the overflow car park at the rear 3. Built a garden centre losing 20 parking spaces.

At busy times traffic can be queuing back to the roundabout with Abbeymead Ave/Heron Way and The Wheatway with all the potential additional traffic generated there is a real possibility this could extend onto the roundabout more frequently, causing danger to pedestrians, cyclists and other road traffic.

Kevin Jones

Hello

With a new Morrison just about to be completed in Metz way (which I assume will have a petrol station) along with a number other supermarket petrol stations (Tesco Brockworth, Tesco just off Eastern Avenue, also Painswick road) available in the area, why do we need yet another one. Why can’t we not have a small shopping precinct which caters for the smaller shop keepers, with even a decent restaurant/bistro on the site which would in my opinion look much better and be of more service to the community. The supermarket take over in the area is becoming too much. We need to create more community for the people actually living in the area that can be walked to.

Mrs Ann Smalley 22 Otter Road Gloucester Gloucester Gloucestershire GL4 5TF From: Development Control To: Mario Constantinou Subject: FW: Ridge & Furrow, Glevum Way Date: 31 July 2013 12:47:18

Pls index

Caroline Troughton Business Support Manager Business Support Service

From: PHILLIP BENNETT ] Sent: 31 July 2013 11:46 To: Development Control Cc: Andrew Gravells; Gordon Taylor Subject: Re: Ridge & Furrow, Glevum Way

Ref: Planning Reference 13/00557/FUL - Ridge & Furrow Glevum Way

We wish to comment about the proposed plans regarding the Ridge & Furrow Pub site. We do not consider that it is an appropriate site for a Petrol Filling Station for the following reasons.

It is very close to a water course (River Twyver) with all its potential problems should there be any kind of leakage.

There are two other Filling Stations within less than 2 miles, three when the new Morrisons is completed at the Railway Triangle, and with recently reported reduced fuel sales, there is obviously no need for yet another.

The sight of a Petrol Station would be detrimental to the appearance of the currently attractive area, especially the replacement of the Beer Garden with a Car Wash!

The noise and fumes associated with the use of this commodity, as well as the car wash, has to be considered for the health and wellbeing of the residents in the nearby residential (mainly elderly) accommodation facing this area.

It will also cause an increase in traffic, including large fuel tankers, with their associated risks, in an already congested area.

The Ridge & Furrow Pub offers a pleasant and useful social amenity, and we are not aware of any problems associated with it. Its removal would be a loss to the local community.

We therefore hope that the City Council Planners will not consider this proposed development to be appropriate for this site.

Mr & Mrs P Bennett Abbeydale

Dear sir,

Regarding the application for a filling station to be built on the Ridge and Furrow site, I am in favour of it BUT NOT 24HRS as this will be close to private housing.

Regards

Robert Holland

Dear Sir/Madam,

I would like to strongly object to the planning application to turn the Ridge & Furrow Public House in Abbeydale into a petrol filling station for the following reasons -

The Ridge & Furrow is a traditional community pub that I have frequented for the past seven years since I moved to Abbeydale. It is a true community pub and somewhere that I feel privileged to have met other members of the local community that otherwise I may never have met. During the past seven years I have used the Ridge & Furrow to watch local bands on a regular basis, to enjoy sporting occasions with other members of the community, to entertain my children (The Ridge & Furrow often hold family fun days where they provide entertainment for the children and food). The Ridge & Furrow provides a large safe playing area for children (this is not offered by the other local public house, The Turmut-Hoer) and also have their own bouncy castle that is available to children free of charge on almost any sunny day. I have also become involved in playing for the skittles team which has allowed me to enjoy the pleasure of competing within a team against other local pubs/clubs. This has again allowed me to socialise and meet with other members of the community that I may otherwise never have met.

Over the years the Ridge & Furrow has been involved in many fund raising events for local and national charities. The charities for which the Ridge & Furrow have been involved in fund raising includes (not limited to) Winston's Wish, The Spring Centre, The Rifles and has also been involved in the Movember appeal for testicular cancer. All of which have benefitted from the great support that Ridge & Furrow has provided along with its patrons.

To lose the Ridge & Furrow to a petrol filling station would be a travesty. There are already five petrol stations that I can think of within a 2/3 mile radius of Abbeydale. There is already a petrol station on Painswick road X2, Barnwood Road X2, Brockworth Business park and one currently under construction at the triangle site by Morrison's. Why do we need another petrol station? There are already 18 Public Houses being lost every week (CAMRA Summer 2013) . To lose a viable Public House that supports the needs of a large community would be destroying the very hub of the Abbeydale community.

The Ridge & Furrow also has very good disabled access and is frequented regularly by wheelchair bound local people. The closure of the Ridge & Furrow would mean that these vulnerable members of the community may be forced into getting expensive taxi/bus rides to other establishments. Taking away some of the important independence that unaided local journeys can provide.

I feel it important to point out that I have reservations regarding the environmental impact that the placement of a petrol filling station would have on this site. Over the past seven years Gloucester has experienced a number of flooding issues. The proposed site in Abbeydale is directly adjacent to a stream that flows into the River Twyver. Any leakage from the proposed site could potentially pollute the stream nearby and consequently the river into which it flows. The stream has flooded several times over the last few years due to the levels of precipitation that we have experienced.

The final point I would like to make is that currently the car park to the Ridge & Furrow provides vital parking to the elderly/ill attending the doctors surgery and for those picking up prescriptions from the pharmacy. If these spaces were to be unavailable then this will cause even more congestion to the local road network. This will be further compounded by the many additional trips that the petrol station will bring about should planning permission be granted. The road network already gets very busy during school drop off and pick up times at Heron school. Further traffic using the petrol station could block the road altogether. I also fail to see how without a major change to the road layout that a petrol tanker would be able to get onto and off the proposed site.

I implore you to deny the planning application on the basis of the points I have made above and hope that you see the sense that communities are not bore from petrol stations but from the social building blocks of places like public houses that allow a community to get together and socialise in a single place. The Ridge & Furrow provides that service and to take it away will be divisive to a whole community.

Yours sincerely,

Mark Matthews

I object to the plan for a Morrisons petrol station in Abbeymead. This is completely unnecessary, as there are plenty of petrol stations in the area, and also Morrisons will be adding a further petrol station at it's new store on the old railway triangle land, which is only a couple of miles away. I live very close to Morrisons, and can already hear routine lorry deliveries to the store from my house, so I am very concerned about the noise impact that the additional petrol tanker lorries will have. Other reasons for my objection include increased traffic, highway safety (especially with regard to children and the elderly), lack of suitable space for the petrol station and grounds, which will therefore impact of on the natural areas surrounding the existing pub right down to the community centre. The area is a housing estate, not an industrial park, and to build a petrol station will ruin the whole feel of Abbeymead / Abbeydale. There is absolutely no need whatsoever for a petrol station on this site.

Mr Stuart Ritchie 20 Longborough Drive Gloucester GL4 4SF FAO: Caroline Townley

Dear Caroline

Thank you for your letter in response to my objections to the Morrisons petrol station plans for Abbeymead, posted on the Gloucestershire council website page yesterday. Please note my objections are unaltered.

Regards

Stuart Ritchie

Hello

My conerns centre around the following planning issues: 1. Loss of community facility arising from the change of use of the site moving from a public house to a petrol station. There is a distinct lack of public houses in an area which has same population as Cirencester. Public houses provide numerable community facilities for people of all ages, especially given the lack of all similar facilities in the immediate locality. There is also existing facility for fuel provided by the Total garage on nearby Painswick Road. 2. Traffic and safety issues arising from the acknowledged increase reported in the traffic assessment survey attached to the planning application. This is a particular issue for the elderly and parents with young children wishing to gain access the adjcent GP surgery.

I would like to object to Morrison building a petrol station if there NEW store is offering fuel too, that would mean Morrison having 2 sites in less than a 2 mile radius. We don't need a petrol station in the area because we have enough already to supply demand. We don't have enough FAMILY FRIENDLY PUBS in the area. It hasn't helped that the Ridge and Furrow is starting to look so run down and unloved because Morrison's have been messing Steve and Wendy about not being honest in what they wanted to do.

Mr Jason Cooper 2 Skylark Way Gloucester GL4 4QY From: Kevin & Vicki Morris Sent: 14 August 2013 16:20 To: Development Control Cc: Subject: planning application for petrol station at Ridge and Furrow

Re: Planning application for a petrol filling station on the site of the Ridge & Furrow:

As a regular shopper at Morrisons, I am seriously disappointed with this proposal.

Is a petrol station really necessary, needed or indeed suitable for this site?

Petrol station provision is already adequate within the surrounding area, including the imminent development of the Morrisons Store on Metz Way.

Glevum Way is a very narrow & already busy access road. Could it cope with the additional traffic, as well as large fuel tankers?

Has anyone envisaged the problems with queuing at the entrance to the store or petrol station roundabout at busy periods?

The site is within a residential area & should be redeveloped with the local Community in mind.

Quote from the Morrisons Corporate Responsibility Review 2012/2013:

"Contributing to community spirit is essential to Morrisons. We strive to be a good neighbour, creating a positive impact on the areas in which we operate. Where we are most effective is when we are at the heart of the community & understand the issues that matter most to out customers and colleagues. Our corporate responsibility programme ensures we operate in a way that is right for our customers & suppliers, whilst making a positive contribution to society and taking good care of the environment".

Mr & Mrs Morris

f From: Susan Slater Sent: 14 August 2013 20:41 To: Development Control Subject: 13/00557/FUL-Ridge and Furrow, Glevum Way

As a resident of Abbeydale and Ridge & Furrow patron for over 30 years I am very disappointed to hear that Morrisons intend to demolish the Ridge and Furrow in order to build a petrol station. I have a few comments I would like to raise:

What an eyesore that would be in the middle of an attractive residential area Increased traffic congestion and dangerous, higher risk of accidents The Ridge & Furrow is the only family pub around this area (the Turmot Hoer is VERY non family friendly) It is a community pub plus one of the few pubs around that have live bands therefore giving local talent a chance. Why do we need another petrol station ? there is one on the Painswick Road, one at Tescos, one of the Barton St roundabout and one on the Hucclecote road this is just Morrisons being greedy and certainly NOT caring about the community they serve

As a council I hope you seriously consider the negative impact this would have on the community if it were allowed to go ahead.

Regards

Sue Slater From: [email protected] [mailto:[email protected]] Sent: 15 August 2013 18:57 To: Development Control Subject: Officer email failure

Hello

The following objection was made today by Mrs Mary Jane Watkis.

A petrol station at Morrisons is not needed there are already several within easy access of the Abbeymead area. This is pure greed on the part of the supermarket. The community has far more need of a good community pub than yet another petrol station.

However, there has been a problem with the automatic email notification of the case officer. Please check that the case officer email address for case 13/00557/FUL is still valid.

The officer currently associated with the case is Caroline Townley.

file:///C|/Documents%20and%20Settings/MACO/Desktop/WORK%20From%20Emails/FW%20Officer%20email%20failure.txt[16/08/2013 11:00:41] 4 Homestead Court, Upton Lane, Abbeymead, Gloucester. GL4 5TB

17 Aug 2013

Subject: - Objection to the Proposed Morrison’s filling Station on the Ridge & Furrow Site.

Dear Sirs, I most strongly object to the proposed redevelopment of the Ridge & Furrow Site by Morrison’s. In redeveloping this site by proposing this Petrol Filling Station, Morrison’s are not considering the local community or the needs of our community.

First, dealing with the needs of the Abbeymead community. The first question is does our community need another Petrol Filling Station. Looking at a map of Gloucester within a radius of 1.5 miles from Abbeymead School there are 7 Petrol Filling Stations. Painswick Road 1mile Tesco Brockworth 1.2 Miles Tesco Express (Painswick rd/Ring Rd) 1.3Miles M&S / BP Barnwood 1.34 miles Sainsbury’s Barnwood 1.5 Miles Hucclecote 0.9 miles Morrison’s (Triangle) 1.5 miles

I think this more than shows that yet another Petrol Filling station is not required.

If you look at Tuffley, Quedgeley, Hempstead, in fact all the other areas of Gloucester they have far fewer Petrol Filling Stations within a similar 1.5 mile radius. So I respectfully suggest that Abbeymead has no need for an 8th.

Secondly, dealing with the loss of the Ridge & Furrow Public House. If this Planning application is approved then we will lose a popular Family Friendly Public House, which is of far greater benefit to our community than yet another Petrol Filling Station.

Thirdly, the effect on the Glevum Medical Centre Also this proposed Petrol Filling Station is next to the Glevum Medical Centre, residence visiting this centre will lose very valuable adjacent car parking which is particularly important to infirmed and disabled visitors to the medical Centre. Morrison’s have not taken this into account in their application.

In addition with the existing proposal any pedestrians walking or using a wheel chair will have to look back over their shoulder to make sure no cars are exiting the site. Not an easy task for elderly disabled Pedestrians or wheelchair users.

Therefore, I respectfully suggest that this application should be rejected. For the following reasons

1: Abbeymead, already having 7 Petrol Filling Stations within a 1.5 mile radius does not need an 8th.

2: Morrison’s already have approval for a petrol Filling Station on the New Triangle site, approval for another in a residential area is not beneficial to the local community.

3: Abbeymead has a greater need for the Ridge & Furrow Family Friendly Public House with its play area for children.

4: The existing Parking arrangements for the Glevum Medical Centre is of far greater benefit to the community than the proposed Morrison’s Petrol Filling Station

5: Morrison’s have not taken any steps to assess what the local community’s needs or feelings are.

6: I also suggest that Morrison’s are purely thinking about maximising their profits even at the expense of the local community.

Regards

Terence R Cooling

Re: 13/00557/FUL-Ridge and Furrow, Glevum Way

Dear Sirs,

The Ridge and Furrow is the only pub I know that offers great entertainment to take this away from so many people especially aged pensioners that are either widowed or cant walk far is tragic they will have nowhere to go, to have another petrol station is absurd with so many near. Many locals meet at this exciting friendly pub and have done for many years. The restaurant is also another reason as will be sorely missed. The bands are awesome which play there weekly and these groups wont have a place to play now. I have never known a pub like this for miles around. It means so much to me, to have the Ridge taken away is just devastating, please reconsider as this will bring great sadness to many in Abbeymead and Abbeydale alone.

Mrs Deb Burford

To Yes the world moves on, but not always in the right direcion. How can it possibly be in the interest of the majority to place a potential fireball in the middle of a thriving community, exposing every access to heavy petrol tanker lorries, im sure one of MORRISONS main ethical policies would be to reduce the carbon footprint and strive for a greener future, So why totally contradict this policy by contaminating the area with petrol fumes and unnecessary heavy transport. Having partaken in over 25 years of meeting friends and socializing and enjoying the many functions and entertainment the RIDGE and FURROW has provided. I find it extreemely unerving that if the devepement goes ahead yet another of the rare socializing and recreational centres will dissapear and for sure not be replaced in any shape or form. I believe as do the majority of others that the RIDGE and FURROW serves not only the immediate but surrounding communities far greater than any petrol service station ever could. (NB: the dictionarys translation for DEVELOP is "to improve value" lets do the right thing and improve our childrens environment )

Yours concernngly, Andy Campbell.

We wish to object to the propos al on the following grounds:

Traffic. There has been a considerable inc reas e in the volume of traffic brought about both by the current Morrisons, then a few years after, by the opening of the Lobleys Drive bridge.

When Abbeymead Avenue was designed the current Morrisons was a significantly smaller Safeway store with less traffic. Further, a petrol station was not factored into the traffic volumes.

When proposals were put forward to open Lobleys Drive bridge traffic volumes were already a concern. It was proposed that the bridge should only be used by buses. This did not occur. Then, on a subsequent proposal, all local residents were advised by "traffic experts" that there would be no increase in traffic volumes. These experts were wrong. Further, as part of the opening agreement there was to be deliberate stalled timing of the traffic lights on Coopers Edge to discourage a "rat run." Local residents agreed to this. This never occurred. There was also to be a bus lane into Gloucester as part of the agreement. This too, did not occur.

Over the last fifteen years local residents have received a shabby deal on traffic flows. Promises and proposals have been broken. This proposal, if granted, would rub salt into the wounds.

At present Heron Way becomes blocked at school times, as does Abbeymead Avenue. Further, both roads are at capacity during the rus h hour with tailbacks and traffic jams being common. The proposed fuel station will exacerbate this.

Noise. There will be additional noise created by the traffic, fuel tankers and delivery lorries using the fuel station. To this will be added the noise from car washing, vacuuming cars and Tannoy announcements to users.

Light Pollution. There will be light pollution from the forecourt. At its worst, in winter, this could be all day.

Parking. There is currently inadequate parking for the surgery, and at busy times, this is also the situation with Morrisons store. Instead of adressing the latter point Morrisons are proposing to make matters worse.

The Ridge and Furrow car park acts as an overflow car park. The proposed fuel station will remove this facility.

Road Safety. It is normal practice for Morrisons to provide inadequate access to their fuel stations. At Up Hatherley, Cribbs Causeway, Weston Super Mare - to use factual examples - it is accepted for cars to tail back out of the fuel station whilst waiting for a pump to become available. This situation would be worse at the proposed location because the traffic congestion and traffic flow is greater than the examples given.

In essenc e, the proposed location is a residential area which has an existing facility, namely the Ridge and Furrow, that is enjoyed by many. A fuel station would be inappropriate development for this location.

Kind Regards Stephen and Sandra Hawksworth

Dea r Sir or Mada m

I write as a resident of GL44QS who has just received a form about a new fuel station for Morrisons Abbeydale.

How re dic ulous! There are not enough fac ilities for res idents as it is. How many fa milies live on Abbeymead or Abbeydale we currently only have 2 pubs serving the whole area (3 if the Kings at Upton is included).

Redevelop the site if need be, but with something that will benefit residents - restaurant, pub etc not a petrol station!

There are ample fuel stations already - we do not need another (especially with a new one being built on Metz Way).

I object strongly to this proposal.

Ian Stavert

Dear Sirs

I write to strongly object to the above application by Morrisons Supermarkets for the consent to demolish the popular Ridge & Furrow family pub and erect a petrol station in its stead.

Morrisons are soon to open their new flagship supermarket at the railway triangle off Metz Way. This new supermarket will have a Morrisons petrol station and is only 1.6 miles away (in a straight line - roughly 2 miles by road).

I received an unsolicited flyer from Morrisons urging me to support the above application - it's backfired as they gave me their planning application number and your email address - I hope others like me email in to oppose their application.

I can think of at least 5 other existing petrol stations within 1.5 miles of the Morrisons at Abbeydale - on Barnwood Road, Hucclecote Road, Finlay Road, Painswick Road and Tescos at Brockworth - we don't need a 7th (the 6th one will be the new Morrisons petrol station at the railway triangle.

Yours faithfully

Ian Johnstone

Dear Sir,

I wish to register my opposition to Morrisons planned petrol station in Abbeymead . I do not believe Gloucester needs yet another petrol station , what the city does need is the continuance of family orientated facilities such as the existing Ridge and Furrow pub which promote and strengthen community spirit and relationships and are of benefit to all , not just motorists .

L E Bennett

We vote against the proposal for a petrol station as we feel being right next to a GP surgery would not be viable due to the smell and noise that the constant activity will produce.

There are several groups of people e.g mothers and toddlers and our senior citizens that all require access by foot to both the surgery and the community centre. Therefore we feel there could be a safety issue with the footfall being affected by the increased traffic using either the supermarket or the proposed petrol station via the already congested small mini roundabout.

We believe there will be a new petrol station at the Morris ons being developed on Metz Way and therefore feel that one in the centre of a community is not really nec essary as we do have one on Painswick Road, Barnwood Road and further along in Hucclecote.

Best Regards Stephen & Fay Cook

Dear Sir or Mada m,

Having just completed the Yours View Count form received from Morrison's supermarket chain, in view of the proposed application to build a fuel filling station in Abbeydale, Gloucester. I like many residents clearly object to this proposal, stressing to Morrison's on the form provided and that has they are a family business why are they needing to deprive residents in this area of an amenity such as the Ridge and F urrow Inn. The residents presently support Morrison's in the company's food chain and to lose this amenity me ntio ned would be of a great hardship to many families in view of socialising, celebrations and sadly family bereavements to say the least. Very soon Morrison's will have a new supermarket opening in Metz Way, Gloucester with a fuel station just less than a mile away from Abbeydale!. We have to ask, is a further fuel station in such close proximity warranted !,the siting of this fuel station in Metz Way is excellent. to build a further fuel station in the centre of a residential area and to take away local resident's amenity is completely out of order. We should also note we have a Tesco fuel station at Coopers Edge and a fuel station in Painswick Road , Matson, Glos. just short distances away. Morrison's feel according to their flysheet that most people like to shop and fuel up at the same time, this really is not the case! On a Health and Safety note a road fuel tanker is approximately 60 feet in length x 8ft 2 inches in width carrying approx. 9,000 litres of inflammable fuel ! we need to safeguard our environment and most importantly the families around it! I like many residents would ask the planning department to stand firm in presenting a solid platfo rm with city councillors in the refusal of this application. Supermarket chains historically appear to win planning applications, this real should not be the case . Please let common-sense prevail !. Yours Sincerely Brian R Tonks.

Re: Planning reference number 13/00577/FUL

I would like to register my objection to this proposed development of a petrol station on the site of the Ridge and Furrow pub, Abbeydale, Gloucester.

The reason for my objection is that the local area is already well provided for in the supply of fuel and car wash facilities, especially with the impending completion of the Morrison petrol station located on Metz Way, Gloucester.

Please do not hesitate to contact me if further information is required.

Yours faithfully

Tim Ibbetson

To whom it may concern: Morrison s Supermarket 10.10.13

Having received a flyer from Morrison’s canvassing support for their proposal to site a Petrol station in Abbeymead - I write to express my disapproval of their proposal.

Initially, I cannot see any benefit in adding another Petrol station / Kiosk/ Car-washing facility in this area as there are 5 - Petrol Station Outlets already within a 5 minute drive of the proposed site at the Ridge and Furrow - This does include the new Morrisons Superstore & Petrol station about to be opened! As for Car Washing - there are numerous Car washing operations all over the area!

The retention of the Ridge and Furrow is supported by a petition with over 2000 signatures which seems to back up the statement that the R&F is in fact an asset to the Community.

The alternate social outlet in Abbeymead, the Community Centre is already over- subscribed and cannot offer the all-day access particularly for meals. Many older people from the community regularly use the R&F for daily discounted meals and social gatherings.

Also, I would also ask if a full risk assessment has been conducted on the site; creating a petrol station in the middle of an established Housing Community presents all kinds of potential life threatening hazards, besides the daily disturbance impact on local residents , it would create in the area - a factor that should not be under- estimated.

It seems to me that the promise of cheaper petrol and Morrison’s miles would be little compensation for the detrimental impact that this environmental change would bring.

Finally, from a sceptical viewpoint, it occurs to me that the promise of competitively priced petrol is just part of the smoke screen to remove the Ridge and Furrow the result of which may increase the sales of alcohol at Morrisons. - A poster currently on display near the new Morrisons site indicates that Morrisons have applied for a licence to sell alcohol over a 24 hour period every day. Undoubtedly if and when this was accepted the licence - could be extended to other outlets too!

There seems no obvious reason for a Petrol station in Abbeymead, other than profit driven avarice on the part of Morrisons.

Bearing the above in mind I do hope that the Your development control department and City Councillors do the right thing in retaining the Ridge and Furrow as a Social asset for the benefit of the whole Community and do not be bend to "Big Business" pressure!

Regards

Dennis Barnsley

This pub is a hub for the local community. We go there to enjoy the live music, take the family out for lunch and my friends with kids have a chance to have a break without having to leave the kids at home with the great out door space. I have lived in Gloucester less than a year but this is one of the few places I can go and feel welcome and at home. for many of us it would be like loosing a family member to be loosing this pub and replacing it with a petrol station which none of us are that fussed about having there as there are plenty about. There is a lot of community spirit around the pub and it would be a great loss to the local community.

Miss Hollie Richards 2 Gambet Road Gloucester GL3 4SF

Dear Council

As a resident of Barnwood I am writing to let you know I am against another Morrison’s petrol station in Abbeydale

I walk to work in Gloucester every day and have seen the new Morrison’s supermarket being built on the railway triangle. As permission has already been given for this surely there is no need for another petrol station in Abbeydale.

If the Ridge and Furrow is being demolished then surely the land can be put to better use for the community?

Your sincerely

Nick Butler

Following a recent card from Morrisons in respect to the above planning application, I wish to state that I AM NOT in favour of the proposal to build a petrol station on the Ridge and Furrow site. I feel that there are already plenty of service stations around the area on Painswick Road, Eastern Avenue and Hucclecote Road. The new Morrisons at The Triangle will have a petrol station so I see absolutely no need for another one less than 3 miles away.

I feel that Abbeydale and Abbeymead is such a large community, that depriving us of the Ridge and Furrow is detrimental to our community. It is a good family friendly public house that is attractive to those if us with families - where we can socialise whilst having a safe and secure place for our children to play.

I see the erection of a petrol station as nothing more than greed on behalf of the supermarket and do not feel that this will be a good addition to our community.

With best wishes,

Mrs Donna Parkin 14 Fosse Close Abbeymead Gloucester GL4 5EF

Sirs

This email gives my full support for a new Morrisons Filling Station on Glevum Way Abbeydale Gloucester.

It is my belief that the proposed new business will benefit the local community, creating healthy competition by maintaining minimum pricing as well as not having to drive miles to "fill up" thus reducing pollution in Gloucester.

Yours Faithfully

D.Salter

I fully support this application. Ian Grimmett

Application no. 13/005557/FUL

I am in support of a petrol station at Morrison abbeydale. We do not have a petrol station near to us and this would be very convenient.

Regards

Lis Lo we Stewarts Mill Lane

Hello

Although I have commented during the summer I have now visited the new Morrisons. On walking through the carpark near the petrol station there was a very noticeable smell of petrol wafting over the carpark. I don't think this is very healthy as there is a doctors surgery next door and also houses near.

Dear Sirs,

We would like to add our support for the proposed Petrol Station in Abbeydale, Gloucester for Morrisons. We shop there every week and would love to be able to get our petrol at the same time instead of having to go further to find a garage with competitive prices.

Dear Sir / Madame I am writing to suggest the petrol station in Abbeymead would be a good idea. The Ridge and Furrow which currently occupies this land, has gone down hill fast in the last few years. I believe with the closure of this public house would bring a calm to the area. I find most of the people who use this pub to be intimidating, noise and the amount of fights that ac cure which seem to go unreported are unbelievable. I believe with a community just down the road could easily meet the needs of the current clientele of the Ridge. Who know's if the community centre is run probably then trouble makers may even get barred so others can enjoy this space and there night out, unlike the current situation. I don't think a lot of people will speak out about the Ridge closing down due to being put under pressure not to by the thugs that use this pub Many thanks John

value petrol to Abbeydale.

Benefits of the proposal include: Being able to fill up with competitively priced fuel locally The development a convenient kiosk counter Providing goods for all your motoring needs Providing everything you need for a long journey or basket shop Offering a Morrisons Miles card - by earning points your money can go a little but further with shopping vouchers Thank you for all your help so far!

Hello

I believe this to be a wholly inappropriate and unnecessary development on the following grounds: 1. there are already several petrol stations in the near vicinity - Morrisons itself has just opened a new one barely a mile or so away at its new store in Triangle Park; 2. there are very few pubs (3) in the Abbeydale/Abbeymead/Upton St Leonards area - removing the Ridge would take this down to just 2 thus a substantial drop in choice and area facilities; 3. The Ridge is a popular pub - particularly in the summer with many people using it and taking advantage of its outdoor area and children's play area; 4. there is an area of unused wasteground adjacent to the community centre car park that could provide an alternative location. There has been bickering over what to do with this in all the years I have lived in the area and it still sits there looking a mess. I appreciate access issues need to be sorted. 5. while the Ridge is not the most attractive of buildings, it does fit in with the area and is far less unsightly than a petrol station would be.

Hello

THE COMMUNITY DOESN'T WANT A PETROL STATION!!!!! WE WANT OUR LOCAL PUB TO STAY, so why force this upon us? There are petrol stations less than a mile away (Painswick road & Hucclecote) - not to mention the new one just opened at the other Morrisons - so to have another is just overdoing it!

Hello

The Ridge and Furrow is a the only family pub with a play area within Abbeymead and Abbeydale. We are a family estate and this is a good family rescouce. We don't need another petrol station, as within approx 1 mile we have at least 5 petrol stations. Six if you include the new Morrisons at the triangle.. I principally object on the basis that this application replaces a community asset with one that is purely financial.

Please do not callow Morrisons to replace the Ridge & Furrow with a petrol station - sheer madness!

Hello

Comments have been submitted regarding proposal Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station to include sales kiosk, canopy, 6 no. fuel pumps, forecourt, underground fuel tanks, carwash, alterations to boundary treatments and associated access arrange me nts. at Ridge And Furrow Gle vum Way Glouceste r GL4 4BL. The following objection was made today by Mr Malcolm Sutton.

56 Bodenham Field, Abbeymead. Gloucester GL4 5TP 25th November 2013 Sirs Re 13/00557/FUL | Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station to include sales kiosk, canopy, 6 no. fuel pumps, forecourt, underground fuel tanks, carwash, alterations to boundary treatments and associated access arrangements. | Ridge And Furrow Glevum Way Gloucester GL4 4BL The site is a very prominent corner site on a principal roundabout, outside of the area currently designated as a district centre on the current policy map. The present nature of the site is an open, green, low development area, bordered by woodland and community facilities (I include Morrisons in this, as it has a community benefit) The overall impression of this corner is low key, single storey, green amenity. As an open space it reinforces the openness of the roundabout and flows around the corner of the roundabout in a generally satisfying manner, establishing the transitional flow of one low key, green bordered residential area to another. The current development, whilst not very notable in design terms, does at least support the sub-urban nature of Abbeydale/Abbeymead. The existing pub is very low key in massing and it would seem inappropriate to replace it with a building that will necessarily be over two storeys in height and undoubtedly “colourful” and imposing. The nature of the Morrisons store is clearly “industrial” in design and massing, but actually sits relatively well in its environment, in a depression that helps absorb the impact of the height of the building. The site of the Ridge and Furrow is far more prominent and therefore any proposals for development should be mindful of this, and the design consequently be given proper consideration. The proposals sit much closer to the roundabout and, indeed, the element that will (in my view) be the most destructive in terms of the impact of the design,- is the car wash. Car washes are purely functional designs and, again in my view, should not be sited in the most prominent location on the site – right on the road frontage. This will undoubtedly be detrimental to the open character of the site and supports my view that the design of the proposals have not been given due and proper consideration by the designers, instead blindly offering a formulaic building type that does not respond to the site. I doubt that the petrol station will contribute anything to the character of the area due to the overbearing nature of the design of these buildings and the associated advertising etc. e.g petrol price advertising will be on the road frontage and invariably will be very tall and imposing. Additionally my view is that the site is part of an important meeting place/hub – (Morrisons/Doctors/community hall/pub) - and is therefore important to the community and the social infrastructure of the place. There is a well patronised pub and shop area just down the road (Turmut Hoer) which has developed it’s own place in the social happenings of the immediate area and the Ridge and Furrow site could be similar. The present pub appeared to be well patronised during the summer months, and offered family areas, play areas, cheap food, and concessional prices as well as the traditional pub offerings. This benefited residents from all walks of life. A new petrol station cannot be identified as being remotely associated with social and community infrastructure. It’s sole benefit is to offer cheap fuel and add to the profit of Morrisons.. Car owners do not have to travel very far to benefit from Morrisons petrol prices offered at The Triangle. Whilst this latter comment is not a Planning Consideration, in conjunction with my views on the design, I would offer the opinion that it will be detrimental to the nature of the site and to the local community. Consequently I object to these proposals. Yours faithfully Malcolm Sutton

To Whom it may concern,

I wish to object to the closure and redevelopment of the above site.

I feel that the Ridge & Furrow is vital to the community that it serves, especially the elderly and vulnerable people that regularly use the facility and are able to walk or park there easily.

I am sure you are aware that there is a residential home behind the pub that has several occupants in electric wheel chairs, or who have learning disabilities who are welcomed into the pub and its broader community.

Surely given that it serves very reasonable priced meals, is well attended by the above people and local residents, it can only be seen as a sad loss if this facility was turned into a petrol station, which is not needed, especially as Morrison's have recently opened one in Metz Way.

There are many petrol stations in our City, but not many places like the Ridge & Furrow who welcome and serve our community well.

Many Thanks Kate Kirk 22 Churchfield Road Upton St Leonards Glos GL4 8AU

13/00557/FUL

Ridge And Furrow Glevum Way Gloucester GL4 4BL

Planning Committee 04.02.2014

Registered Office: 26 Lea Crescent, Longlevens, Gloucester, Gloucestershire, GL2 0DU.

21st November 2013

Dear Councillor,

Planning Application Reference No. 13/00557/FUL – Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station at Glevum Way, Abbeydale, Gloucester.

I refer to the above application which I understand will be considered by the Council’s Planning Committee at its 7th January 2014 meeting.

Save the Ridge and Furrow Public House – November 2013 2

Background The Ridge and Furrow PH was built as a planned part of the comprehensive Abbeydale residential development in the 1980s.

1. A large family dining area, which is particularly popular on Sundays for family meals.

2. A skittles alley with a busy calendar hosting teams from near and far.

3. A large music performance space hosting regular weekly live music. Live music has been a feature of the pub since the 1980s.

4. An outdoor children’s play area – popular, well used and a testimony to the pub’s family friendly credentials.

5. Disabled access throughout for its many local disabled customers.

Save the Ridge and Furrow Public House – November 2013 3

The real community value of this pub, that would be destroyed by the fuel station proposal, is well evidenced by the clubs and activities that have been based here. These include:

 FOUR SKITTLES TEAMS

 THREE FOOTBALL TEAMS

 ONE DARTS TEAM

 A DEBATING CLUB

 TWO LIVE BANDS EVERY WEEK (Thursday and Saturday)

 JAPANESE CAR OWNERS CLUB

The Ridge and Furrow PH has also been very active in charitable events and donations, and supports:

 WINSTON’S WISH

 SPRING CENTRE

 THE RIFLES

 MOVEMBER

Last week, the pub raised over £1,100 for the Spring Centre and the Scooby-Do Baby Unit at Gloucestershire Royal Hospital.

Save the Ridge and Furrow Public House – November 2013 4

The Colin Campbell, The Jet and Whittle and the Welsh Harp are just a few and, very recently, the Union PH on Westgate Street has called last orders. These are tough times in the licensed trade.

Representations

The voice of the community is loud and clear - Save the Ridge and Furrow and REFUSE an unnecessary and unwanted petrol filling station.

Save the Ridge and Furrow Public House – November 2013 5

Local Planning Policies

Gloucester does not yet have an up to date Development Plan.

National Planning Policy Framework (NPPF)

The Framework is founded upon a presumption in favour of sustainable development, which the document identifies as a “golden thread” running through both plan making and decision taking.

Save the Ridge and Furrow Public House – November 2013 6

70. To deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should:

For the first time, national planning policy (para 70 in particular) has given councils a powerful mandate to prevent the unnecessary loss of valued community pubs.

The City of Cambridge planning guidance can be accessed through this link: https://www.cambridge.gov.uk/sites/www.cambridge.gov.uk/files/docs/protection-of-public- houses-ippg.pdf

Save the Ridge and Furrow Public House – November 2013 7

Assessment of the Application Proposal

Overall, in planning policy terms the application is wholly unacceptable. It flies in the face of the NPPF, particularly paragraphs 7, 69 and 70.

Other Matters

There are a range of other Planning matters and concerns that exacerbate the negative impacts of this proposal.

Overall, the effect will be a negative one, loading more traffic onto already busy roads where there are many pedestrians and schoolchildren accessing the local centre and the adjacent school.

Our Recommendations

We offer the three sets of recommendations, labelled A, B, C, for consideration by the Planning Committee:

A. Planning Application - Reasons for Refusal

Save the Ridge and Furrow Public House – November 2013 10

The many supporters of the Ridge and Furrow thank you for reading this letter, and hope that it informs and assists you in reaching your decision.

If you have any questions about the contents of this letter please contact me.

Yours sincerely,

Philip Staddon B.Sc, Dip, MBA, MRTPI.

To: All Planning Committee Members, Gloucester City Council

Copies to:

Richard Graham MP

Leader of the Council – Councillor Paul James

Deputy Leader of the Council – Councillor Jennie Dallimore,

Councillor Andrew Gravells (Abbey Ward)

Gloucester Citizen

Western Daily Press

BBC Radio Gloucestershire

Ms Caroline Townley (Principal Planning Officer – Gloucester City Council)

Save the Ridge and Furrow Public House – November 2013

Hello

Comments have been submitted regarding proposal Demolition of the Ridge and Furrow Public House and the erection of a petrol filling station to include sales kiosk, canopy, 6 no. fuel pumps, forecourt, underground fuel tanks, carwash, alterations to boundary treatments and associated access arrange me nts. at Ridge And Furrow Gle vum Way Glouceste r GL4 4BL. The following objection was made today by Mr Malcolm Sutton.

29 Drivemoor, Abbeydale, Gloucester, GL4 5XP

19th June 2013

Dear Sir or Madam:

Ref: Planning Consultation - 13/00557/FUL - Ridge and Furrow Glevum Way

a) impact on the local community b) impact on the local environment c) lack of consistency with Morrisons’ stated environmental commitments and the proposed petrol filling station.

a) Impact on the Community

b) Impact on the Env ironment

C) Lack of consistency with Morrisons stated environmental commit ments and the proposed petrol filling station.

Yours Sincerely

Andrea Hawkins Nick Silvey

14, Kennett Gardens

Gloucester. GL4 5TZ

10th July 2013

Tel.

Dear Sir or Madam,

Re. Planning Consultation – 13/00557/FUL – Ridge and Furrow, Glevum Way

This proposal will also adversely effect:-

The local community – particularly the elderly and infirm

The local environment – causing many more ‘unnecessary journey’s’

I will also challenge the information given in the Transport Assessment.

Local community

Local environment

My findings are, as follows:- (all information gathered at exactly the same time as above report)

Table1

Observed traffic generation

Traffic Generation 1/7/2013 1600-1700hrs

In Out

Using Public House 7 5

Using Doctors/ pharmacy 29 31

Traffic Generation 3/7/2013 0900-1000hrs

In Out

Using Public House 1 0

Using Doctors/ pharmacy 37 36

The above figures and observations quite clearly show that the vast majority of the people using the car park will still need to travel and find somewhere else to park should the PFS go ahead.

Table2

Observed traffic generation Morrison’s 12 pump PFS Cheltenham

Traffic Generation 28/6/2013 1600-1700hrs

In Out

Using supermarket and PFS 45 43

Using fuel station only 86 89

Traffic Generation 3/7/2013 0800-0900hrs

In Out

Using supermarket and PFS 27 33

Using fuel station only 105 112

The figures clearly show customers are making specific journeys for fuel; based on Morrison’s own report they would expect these figures to increase at peak times.

Based on a 10 hour day this would increase the vehicle journeys at this point by between 1750 and 2170 per day and at a conservative estimate 13700 per week.

Since Morrison’s ‘take over’ of the store from Safeway’s they have

1. Doubled the size of the buildings on the land 2. In doing so they have lost the overflow car park at the rear 3. Built a garden centre losing 20 parking spaces.

Kevin Jones

Dear Sir/Madam,

I would like to strongly object to the planning application to turn the Ridge & Furrow Public House in Abbeydale into a petrol filling station for the following reasons -

Yours sincerely,

Mark Matthews

4 Homestead Court, Upton Lane, Abbeymead, Gloucester. GL4 5TB