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Report Title Planning Statement including Retail Assessment Proposed Foodstore at the Former Compound Site, West of Broughton Shopping Park, Broughton, Flintshire 12 November 2015 Planning Statement and Retail Assessment 12 November 2015 Contents 1 Introduction ............................................................................................................................................ 1 2 Description of Site and Surrounding Area ........................................................................................... 4 3 Planning History .................................................................................................................................... 7 4 Proposed Development ......................................................................................................................... 9 5 Pre Application Discussions ............................................................................................................... 17 6 Statement of Community Involvement ............................................................................................... 20 7 Planning Policy .................................................................................................................................... 21 8 Housing Assessment .......................................................................................................................... 30 9 Retail Assessment ............................................................................................................................... 33 10 Planning Considerations ..................................................................................................................... 55 11 Conclusions ......................................................................................................................................... 59 Appendix 1 –Valuation Report Appendix 2 – Catchment Plan Appendix 3 - Supermarket Provision Appendix 4 - Retail Assessment Tables COPYRIGHT © JONES LANG LASALLE IP, INC. 2015. All Rights Reserved Planning Statement and Retail Assessment 12 November 2015 1 Introduction 1.1 Proposal 1.1.1 JLL has been instructed by Aldi Stores UK Limited to prepare a planning application for a new food store at the former Compound Site, west of Broughton Shopping Park, Broughton, Flintshire. 1.2 Background 1.2.1 By way of background, planning permission was granted by Flintshire County Council (FCC) on 19th March 2015 for a foodstore (Use Class A1) and 5 three bedroom affordable houses (Use Class C3) with associated car parking, access, servicing and landscaping on the same site (Application Ref: 052369). 1.2.2 The site is now near completion however, a dispute over compliance with the approved plans has resulted in the requirement for a brand new application to be submitted to FCC for approval. This is due to . works that have taken place to the bund which sits to the rear of the store; and . acknowledgement that residential properties located to the north and west of the site are positioned incorrectly on the Ordnance Survey plan with some properties sitting closer to the site and others sitting further away. 1.2.3 Furthermore the Applicant seeks to remove the approved five affordable houses from the scheme therefore this is reflected in this new planning application. 1.2.4 The Applicant maintains that the store, car park and access have been built out in accordance with the planning permission and that no breach has taken place, however, in an effort to resolve matters, primarily relating to the works to the bund, Aldi Stores UK Limited has agreed to submit a new application to FCC. 1.2.5 During discussions with FCC over the requirement for a new application, Aldi seeks to remove the five affordable houses that were proposed as part of the approved scheme as they are no longer suitable at this location therefore, a commuted sum payment towards affordable housing provision is to be made to FCC in lieu of on-site provision. 1.2.6 It is proposed that the area of the approved housing will be replaced with additional car parking and landscaping. 1 Planning Statement and Retail Assessment 12 November 2015 1.2.7 Aldi also proposes to provide a commuted sum for public art which can be used off site for beneficial use within the community. This is considered a more worthwhile option than providing a piece of art at the application site as required by the approved permission. 1.2.8 Subsequent applications to discharge conditions attached to the consent were submitted to FCC to enable construction to start on site. Various consultees have approved submitted details in respect of discharging the respective conditions although no formal discharge letter was issued. Therefore all submitted details in respect of those conditions are resubmitted as part of this planning application for approval. 1.2.9 This application represents the new proposal, which comprises a new retail foodstore, including car park and no residential units. This Planning and Retail Statement sets out the planning policy and material considerations relevant to this proposal. 1.2.10 The Planning Statement and Retail Assessment consider the following in support of the proposed development: . Description of Site and Surrounding Area . Planning History . Proposed Development and Aldi Concept . Pre-Application Discussions . Scheme Evolution . Planning Policy Context . Housing Assessment . Retail Impact Assessment . Planning Considerations . Summary and Conclusions 1.3 In support of the planning application, the following documents have been submitted. The list of supporting documents has been agreed with planning officers at Flintshire County Council (FCC) during pre-application discussions: . Planning Application Form . Certificate A . Statutory Planning Application Fee - £9,500 . Planning Application Drawings , November 2015, prepared by The Harris Partnership o 0291B NES – 159 Location Plan – A3 2 Planning Statement and Retail Assessment 12 November 2015 o 0291B NES – 160 Existing Site Plan – A0 o 0291B NES – 161C Proposed Site Plan – A0 o 0291B NES – 162 Proposed G.A. Plan – A2 o 0291B NES – 163 Proposed Elevations – A2 o 0291B NES – 164 Proposed Shutter Detail – A3 o 0291B NES – 165 Site Sections– A1 o 0291B NES – 166 Proposed Boundary Treatment – A2 o 0291B NES – 167 Substation – A1 o 0291B NES Broughton Site Plan V161C o 0291B NES Broughton Elevations V163 o V0291B NES L02 Landscape Plan-A0 . Planning Statement and Retail Assessment, November 2015 – prepared by JLL . Design and Access Statement, November 2015 – prepared by The Harris Partnership . Transport Assessment , November 2015 – prepared by Cameron Rose Associates; . Noise Assessment, November 2015 – prepared by Spectrum Acoustic Consultants Limited (sent via post on CD) . Flood Consequences Assessment, November 2015, prepared by Peter Mason Associates (sent via post on CD) . Statement of Community Involvement, November 2015, prepared by Remarkable Engagement (sent via post on CD) 3 Planning Statement and Retail Assessment 12 November 2015 2 Description of Site and Surrounding Area 2.1 Site Location and Description 2.1.1 The site is located in Broughton, a settlement within the east of Flintshire and 8km to the south west of Chester City Centre. The site is bounded by Chester Road (A5104) to the north/north-east and Broughton Industrial Estate Road which forms the Broughton Shopping Park link road to the east. Immediately to the south of the site is land owned by Development Securities. The west and north of the site is bounded by residential dwellings. 2.1.2 Junction 36A of the A55 is situated 1.1 km to the south east of the site providing access to other settlements and towns within Flintshire. The A55 then leads to the M56 and M53 providing access to towns and cities beyond the County. 2.1.3 The site was previously used as the construction compound for Broughton Shopping Park. The shopping park was completed in 1999. It is estimated that the site was used as the compound for circa ten years given planning permission for the shopping park was granted in 1991. The site was prepared with a relatively level concrete slab and tarmac surface which remained at the site. 2.1.4 Following issue of the planning permission for the site in March 2015 (Application Reference: 052369), , preparation works began on site in May 2015 followed by construction works in June 2015. At the time of submission of this application, the store is near completion. The proposed foodstore, car park, access, landscaping and boundary treatments have been built out in accordance with the approved plans. However, the housing element of the scheme has not been developed, and through discussions with officers at FCC, Aldi proposes that a financial contribution towards off-site affordable housing provision will be provided as part of the scheme, in lieu of on-site provision. Aldi has therefore prepared the ground in the area of the permitted housing for an extended car park area and landscaping. 2.1.5 Before construction works began the surrounding residential properties at Chester Road and Simonstone Road were screened by an established landscape bund which was approved as part of the consented scheme. The purpose of the bund is to mitigate any noise and visual impact on the surrounding residential properties As a result of engineering works carried out during construction, sections of the landscape bund were partially removed and reinstated with additional support using gabion walls and replacement planting. Whilst sections
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