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Steven Abbott Associates LLP Chartered Town Planners Steven Abbott Associates LLP Chartered Town Planners RETAIL AND PLANNING STATEMENT Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 www.abbott-associates.co.uk Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 CONTENTS 1. INTRODUCTION .............................................................................................................. 3 2. THE APPLICATION SITE AND THE PROPOSED DEVELOPMENT ....................................... 4 3. POLICY BACKGROUND .................................................................................................... 7 4. SEQUENTIAL TEST ......................................................................................................... 14 5. IMPACT ......................................................................................................................... 24 6. OTHER POLICY CONSIDERATIONS ................................................................................ 32 7. CONCLUSIONS .............................................................................................................. 37 APPENDICES 1. SITE LAYOUT PLAN 2. SPRING GARDENS SITE PLAN 3. RUSHDEN LAKES CALL-IN DECISION 4. SPRING GARDENS COMMITTEE REPORT 5. SPRING GARDENS OPTION PLANS 6. DEVELOPMENT COST APPRIASAL 7. RETAIL IMPACT ASSESSMENT 8. EXPLANATORY NOTE ON TOURISM SPENDING Steven Abbott Associates LLP Page 2 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 1. INTRODUCTION 1.1. This Planning and Retail Statement is prepared by Steven Abbott Associates on behalf of Consolidated Property Group in respect of their planning application to develop the site of the former Buxton Water bottling plant. The submitted planning application seeks permission for the construction of a supermarket and a mixed use building including a hotel, restaurant, shops and cafes along with associated car parking, service arrangements and landscaping. 1.2. The application is supported by a number of technical reports which should be read alongside this Statement, namely: Design and Access Statement by WCEC Architects; Ecological Appraisal by Envirotech; Transportation Assessment by Cameron Rose Associates; Flood Risk Assessment by Waterman Structures Limited; Noise Assessment by Waterman Energy, Environment & Design Limited; Desk Study Assessment by Waterman Energy, Environment & Design Limited; Statement of Community Involvement by Dan Bramwell Associates; and Heritage Statement. 1.3. This Statement appraises the proposed development against the provisions and policies set out in national and local planning policy documents. Steven Abbott Associates LLP Page 3 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 2. THE APPLICATION SITE AND THE PROPOSED DEVELOPMENT APPLICATION SITE 2.1. The application site is located immediately north of Station Road, entirely within Buxton’s defined town centre. The site covers an area of 2.5 hectares and is situated on land between the main passenger railway line to the northwest and a freight rail line to the northeast, and Station Road to the south. 2.2. The site was previously occupied by Nestlé Water UK Ltd who used the site as the Buxton Water Bottling Plant. 2.3. Pedestrian and vehicular access to the site is currently taken from Station Road, via a shared access road which also serves the Railway Station and car park situated at the western end of the application site. This land is under the ownership of Network Rail, with whom discussions have been held regarding these development proposals. The train station is a Grade II Listed Structure, the focus of which is the fan light on Station Road, further west of the application site. 2.4. Although the site is located within the Town Centre boundary, the historic use is industrial which did not provide positive contribution to either the appearance or vitality of the town centre. 2.5. Adjacent to the application site (taking access from Station Road) is a stone-fronted Aldi store (1,291 sq m gross), albeit that the design of the store and its wider demise does follow a typical discounter format. 2.6. The remainder of the town centre is located south of Station Road. The south side of Station Road is retained by a high wall bounding the Spring Gardens development. The Spring Gardens development is comprised of a covered retail mall, with pay and display car parking managed by High Peak Borough Council. Further south is the main Spring Gardens shopping street, as well as other town centre uses found upon Market Street Steven Abbott Associates LLP Page 4 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 and High Street. To the south-west of the site, with limited views, it is noted that there are heritage assets in the form of the Crescent, the Slopes and the Quadrant. 2.7. The existing bottling plant was first located on this site in 1987 when Buxton water was bought by Perrier UK. More recently, in 1992, Nestlé Water UK Ltd acquired the plant and continued the bottling of Buxton’s spring water up to the relocation to the Waterswallows Lane facility. 2.8. A large portion of the site sits on a plateau, elevated above Station Road and the Town Centre. As such, the site is highly visible from the south of Buxton. THE PROPOSED DEVELOPMENT 2.9. The proposed development comprises two main elements; the construction of a new supermarket of 4,662 sq m gross (2,964 sq m sales), and a mixed use building located on the Station Road frontage. The development is served by a single customer and service vehicle access on station road and includes a number of separate pedestrian accesses which link with the existing pedestrian crossings across Station Road and the train station. The site is served by 301 customer car parking spaces which include 21 disabled and 12 parent and child spaces. A layout plan is attached at Appendix 1. 2.10. The site is essentially split into two sections; the upper section contains the supermarket and 284 of the car parking spaces and the lower section contains the mixed use development and 17 car parking spaces. 2.11. The proposed supermarket is a single storey, at grade building, served by surface car parking to the front and side of the building. While the service access is shared with the customer access on Station Road, the service vehicles separate from customer traffic onto a dedicated service road around ten metres into the site. 2.12. The mixed use building on Station Road is four storeys tall and includes a pub / restaurant (632 sq m), a 60 bed hotel (2,139 sq m) and two retail / cafe units. These smaller units are 93 sq m and 353 sq m and are considered appropriate for a range of Steven Abbott Associates LLP Page 5 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 Class A1 and A3 uses. The mixed use block is served by a further 17 car parking spaces and the units would be serviced from the car park. 2.13. There are a number of pedestrian and cycle routes through the site which are shown in detail in the Design and Access Statement. The pedestrian routes link with existing pedestrian crossings on Station Road and Charles Street and also link with Buxton Train Station. Cycle routes are proposed from Station Road to the cycle storage points located near the mixed use block and the supermarket. 2.14. A key aim of these proposals is to ensure that the development better integrates with the rest of the Town Centre so that it will operate as part of the town centre. In order to help achieve this, improvements to the existing linkages and new town centre signage is proposed to promote and maximise the opportunity for shoppers to link their trips. Full details of the proposed improvements are included within the submitted Transport Assessment. 2.15. The appearance of the scheme has been designed to take account of the local palette of materials and architectural themes present throughout Buxton but presents these themes in a high quality modern design. The design takes account of the key views of the site from the south of Buxton and its prominent location along Station Road, a key route through Buxton Town Centre. Steven Abbott Associates LLP Page 6 Ref: 2462/KJ/RPS Retail and Planning Statement Consolidated Property Group LLP Mixed Use Development Former Nestle Bottling Plant, Buxton December 2014 3. POLICY BACKGROUND NATIONAL PLANNING POLICY FRAMEWORK 3.1. National Planning Policy Framework (NPPF) was adopted on 27th March 2012. 3.2. The first of the key targets for securing economic growth identified by the NPPF is to create jobs and prosperity (para 18). The NPPF states that the Government is committed to ensuring that the planning system does everything it can to support economic growth and that significant weight should be placed on the need to support economic growth through the planning system (para 19). 3.3. Paragraph 23 of the NPPF recognises that competitive town centres that provide customer choice and a diverse retail offer is key to promoting competitive town centres. 3.4. NPPF requires applicants to undertake a sequential test (Paragraph 24) for main
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