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300 Purley Way,Croydon in the London Borough of Croydon Planning Application No.12/01776/P

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300 Purley Way,Croydon in the London Borough of Croydon Planning Application No.12/01776/P planning report D&P/2909/02 12 September 2013 Tesco, 300 Purley Way, Croydon in the London Borough of Croydon planning application no.12/01776/P Strategic planning application stage II referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal Outline application for the redevelopment of the site for a 5,425 sq.m.(Class A1 retail) Tesco store with associated car parking, class A3 cafe (17 sq.m.) and 1,732 sq.m. of flexible B1 employment space. With matters relating to appearance, layout and scale to be determined at a later date. Details pertaining to access and landscaping are submitted for determination at stage 1 so are unreserved. The scheme is not proposed to be brought forward until 2020 when John Lewis vacates the site. The applicant The applicant is Tesco Supermarkets Ltd and the agent is GL Hearn. Strategic issues Strategic issues have been resolved in relation to retail sequential test and retail impact in and out of centre location. The principle mix use that includes retail and employment floorspace is accepted. Other issues that have been addressed relate to urban design, inclusive access, climate change mitigation and transport. The Council’s decision In this instance Croydon Council has resolved to agree a dual recommendation resolving to grant permission but giving delegated authority for officers to refuse permission if the Section 106 agreement is not signed within a specified date. Recommendation That Croydon Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. Context S:\Planning Decisions\Cases\2909\Stage 1 Report page 1 1 On 9 July 2012 the Mayor of London received documents from Croydon Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category Category 1B of the Schedule to the Order 2008: Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings- outside Central London and with a total floorspace of more than 15,000 sq.m. 2 On 14 August 2012 the Mayor considered planning report PDU/2909/01, and subsequently advised Croydon Council that the application did not comply with the London Plan, for the reasons set out in paragraph 109 of the above-mentioned report; but that the possible remedies set out in paragraph 111 of that report could address these deficiencies. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised in response to the Mayor’s concerns (see below). On 18 July 2013 Croydon Council agreed a dual recommendation resolving to grant permission but giving delegated authority for officers to refuse permission if the Section 106 agreement is not signed within a specified date and on 30 August 2013 it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct Croydon Council under Article 6 to refuse the application or issue a direction to Croydon Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application. The Mayor has until 12 September 2013 to notify the Council of his decision and to issue any direction. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 5 At the consultation stage Croydon Council was advised that the application did not comply with the London Plan, for the reasons set out in paragraph 109 of the above-mentioned report; but that the possible remedies set out in paragraph 111 of that report could address these deficiencies: Principle of land use (employment/ SIL): The site forms part of the Purley Way and Beddington Lane Industrial Estate Strategic Industrial location (SIL) under the Preferred Industrial Location designation. However, given the existing and established retail use of the John Lewis Store there is acceptance of a need for a degree of flexibility in assessing the scheme against policy 2.17. The reduction in class B employment floorspace from the extant consent is accepted. Retail: The applicant has completed both a retail impact assessment and sequential test which have been subject to independent assessment. Further clarification over the sequential test and impact assessment are required and deficiencies of submitted data should be resolved. Urban Design: Issues concerning the securing of the ground floor retail unit in the layout; the southern elevation and relationship to the public realm and the need for design quality to be secured before consent and not through reserved matters. Inclusive design & access: Further work is required in relation to various aspects of the development design to be compliant with London Plan. S:\Planning Decisions\Cases\2909\Stage 1 Report page 2 Climate change mitigation: Further revisions and information is required before the proposals can be considered acceptable and the carbon dioxide savings verified. Transport: The applicant must provide further information on a range of matters, before it can be confirm if the development is in accord with transport aspects of the London Plan. Principle of retail development Retail 6 At the consultation stage the applicant was requested to provide additional information, clarifications and analysis to support its proposal for a foodstore of 8,814 sq.m. (gross) with 5,425sq.m. net retail floorspace containing a pharmacy, opticians, phone shop and Tesco Direct (mail orders). 7 Croydon Council have had the applicant’s sequential test and retail impact assessment independently assessed by consultants and this is welcome. Confirmation of floorspace 8 The applicant was requested and has provided clarification of the quantum of floorspace in the extant consent, the proposed development and also with the existing John Lewis at Home. This information has been provide and has helped with the evaluation of stage 2 of this application. Sequential test 9 At the consultation stage clarification was sought on whether the sequential test had been discussed with Croydon Council and that the assessment of sites was both comprehensive and robust according to the Council’s local knowledge. This placed particular emphasis on sites identified in Croydon Opportunity Area Framework. 10 In considering the sequential test at the strategic level the GLA are reliant on Croydon Council’s local knowledge on sites. The planning committee report states that the sequential assessment has considered in-centre and edge of centre sites of a minimum area of 2.3hectares to accommodate a 5,000 sq.m. foodstore and has rightly focused principally on sites in Croydon Metropolitan Centre. It agrees with the conclusion that all the available units in the centre are of a relatively modest size and no single unit would be capable of accommodating the main food shopping component of the application. Furthermore, Croydon Council supports the applicant’s conclusion that potential sites in planned or committed development or masterplans including Croydon Gateway, Fairfield, Park Place and West Croydon and a further 12 sites in Purely and Wallington District Centres have no identified requirement for a large foodstore. This is because the majority of sites are identified for comparison goods, residential development or up-grading of existing facilities. It is accepted that although Park Place has potential for a medium sized foodstore (250 sq.m.) there is sufficient potential capacity to not adversely impact on its delivery in Croydon town centre. 11 In context of the additional information provided by the applicant and the opinion of local sites provided by Croydon Council it is GLA officer opinion that the sequential test is reasonable, comprehensive and robust and therefore compliant with the London Plan. Assessment of impact 12 At the consultation stage it was requested that applicant undertake further work on the retail impact of the proposals with particular focus on cumulative impact of the proposed Tesco S:\Planning Decisions\Cases\2909\Stage 1 Report page 3 and the proposed Morrisons store at Fiveways. The applicant has completed the additional analysis and this is welcome and provides, with the single store impact assessment of a Tesco foodstore alone, a clear understanding of the store proposals potential impact on the major centre of Croydon and district centres in the defined store catchment. 13 The assessment of the retail impact of the Tesco food store alone shows a relatively modest and manageable impact on identified centres of between 0.2% and 5.5% (table 1). The main impact of the new store would be on other out of centre stores Sainsbury’s Purley Way and ASDA at Beddington Lane both of which appear to be overtrading. Table: Impact of Tesco foodstore on catchment centres Croydon 1.7% Purley 2.9% Wallingdon 5.5% Thornton Heath 4.7% Carshalton 0.6% Beddington 1.0% Hackbridge 0.2% 14 These impacts are acceptable in context of London Plan policy 4.7 as the development of a single additional store of the size proposed would not have severe adverse impacts on the identified centres. The additional requested impact assessment of the cumulative impact of the Tesco foodstore and the proposed Morrisons store at Fiveways, does however indicate that potential adverse impact could arise in the Purely district centre (10.7%) and Wallington district centre (8.1%).
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