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LAND ADJACENT to 10 DOVER ROAD, SANDWICH and DOV/13/0783 - DISCOVERY PARK ENTERPRISE ZONE, RAMSGATE ROAD, SANDWICH (Pages 3 - 186)

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LAND ADJACENT to 10 DOVER ROAD, SANDWICH and DOV/13/0783 - DISCOVERY PARK ENTERPRISE ZONE, RAMSGATE ROAD, SANDWICH (Pages 3 - 186) Public Document Pack Democratic Services White Cliffs Business Park Dover Kent CT16 3PJ Telephone: (01304) 821199 Fax: (01304) 872452 DX: 6312 Minicom: (01304) 820115 Website: www.dover.gov.uk e-mail: democraticservices @dover.gov.uk 29 August 2014 Dear Councillor I am now able to enclose, for consideration at the meeting of the PLANNING COMMITTEE on Tuesday 2 September 2014 at 6.00 pm, the following reports that were unavailable when the agenda was printed. 4 APPLICATION NOS DOV/13/0867 - LAND ADJACENT TO 10 DOVER ROAD, SANDWICH AND DOV/13/0783 - DISCOVERY PARK ENTERPRISE ZONE, RAMSGATE ROAD, SANDWICH (Pages 3 - 186) A) DOV/13/0867 – LAND ADJACENT TO 10 DOVER ROAD, SANDWICH - PROPOSED NEW FOODSTORE, DOCTOR’S SURGERY AND PHARMACY, TOGETHER WITH ASSOCIATED CAR PARKING, LANDSCAPING, COURTYARD AND SERVICE YARD B) DOV/13/0783 – DISCOVERY PARK ENTERPRISE ZONE, RAMSGATE ROAD, SANDWICH - OUTLINE APPLICATION FOR A FOODSTORE, ASSOCIATED VEHICLE PARKING, PETROL FILLING STATION (TO INCLUDE ASSOCIATED KIOSK AND CAR WASH FACILITIES), ACCESS AND SERVICING ARRANGEMENTS AND LANDSCAPING (INCLUDING REMOVAL OF EXISTING SERVICE INFRASTRUCTURE) To consider the individual reports of the Head of Regeneration and Development on each of the above, together with additional reports as follows: • A cumulative retail assessment of the development proposals; • A comparative assessment of key issues; • An overall conclusion with the recommendation. All reports are to follow. PROCEDURE FOR CONDUCT OF MEETING The meeting will be conducted as follows: • Introductory presentation by Officers S1 • Individual reports presentation by Officers • Cumulative summary retail report presentation by Officers • Comparative summary report presentation by Officers • Public speaking on A) and B) • Members’ debate on the above • Members to vote on cumulative retail matters Members will need to decide whether they can approve both applications, one application only or neither • Members to vote on comparative matters (if necessary) This will only arise if Members decide that the cumulative effects are such that only one application can be approved - in other words, if Members feel that they have to make a choice between the two applications • A vote will be taken on each application in turn Yours sincerely Chief Executive S2 Agenda Item No 4 Introduction to Overall Report The Council has before it two schemes for retail development in Sandwich. A) DOV/13/0867 - , Land Adjacent to 10 Dover Road, Sandwich - Proposed new foodstore, doctor’s surgery and pharmacy, together with associated car parking, landscaping, courtyard and service yard – RECOMMENDATION THAT PLANNING PERMISSION IS GRANTED, SUBJECT TO CONDITIONS B) DOV/13/0783 - Discovery Park Enterprise Zone, Ramsgate Road, Sandwich - Outline application for a foodstore, associated vehicle parking, petrol filling station (to include associated kiosk and car wash facilities) access and servicing arrangements and landscaping (including removal of existing service infrastructure) – RECOMMENDATION THAT PLANNING PERMISSION IS REFUSED Both schemes are being considered at the same Committee. The report includes • Part 1: Individual reports for each application (A & B) which carry separate recommendations and set out the reasoning behind the Officer recommendations; • Part 2: A cumulative retail assessment of the development proposals; • Part 3: A comparative assessment overview of key issues; and • Part 4: An overall conclusion. 3 Part 1- The Planning Application Reports This part includes a report for each planning application at Appendix A) and B). The applications are considered in the order beginning with the site closest to Sandwich town centre. Both schemes are being reported to the same planning committee as they both rely, amongst other things, on the retail need established though the Council’s Retail Update (2012). Appendix A) DOV/13/0867 - , Land Adjacent to 10 Dover Road, Sandwich - Proposed new foodstore, doctor’s surgery and pharmacy, together with associated car parking, landscaping, courtyard and service yard – RECOMMENDATION THAT PLANNING PERMISSION IS GRANTED, SUBJECT TO CONDITIONS Appendix B) DOV/13/0783 - Discovery Park Enterprise Zone, Ramsgate Road, Sandwich - Outline application for a foodstore, associated vehicle parking, petrol filling station (to include associated kiosk and car wash facilities) access and servicing arrangements and landscaping (including removal of existing service infrastructure) – RECOMMENDATION THAT PLANNING PERMISSION IS REFUSED 4 5 A) DOV/13/00867 – Proposed new foodstore, doctor’s surgery and pharmacy, together with associated car parking, landscaping, courtyard and service yard, Land Adjacent to 10 Dover Road, Sandwich Reason for Report Number of representations received and in the public interest Summary of Recommendation Subject to the outcome of referral to the Secretary of State, planning permission be GRANTED Planning Policies and Guidance The development plan for the purposes of s38 (6) of the Planning and Compulsory Purchase Act (2004) comprises the Dover District Council Core Strategy 2010 and the Saved Policies from the Dover District Local Plan 2002. Decisions on planning applications must be made in accordance with the policies of the development plan unless material considerations indicate otherwise. In addition to the policies of the development plan there are a number of other policies and standards which are material to the determination of planning applications including the National Planning Policy Framework (NPPF), National Planning Practice Guidance (NPPG) together with emerging local planning documents and other local guidance. A summary of relevant planning policy is set out below: Core Strategy (CS) Policies: • Policy CP1 (Settlement Hierarchy) identifies a hierarchy of centres within Dover District. Dover is placed atop the settlement hierarchy (Secondary Regional Centre) and Sandwich is identified as a Rural Service Centre which is to be ‘the main focus for development in the rural area; suitable for a scale of development that would reinforce its role as a provider of services to a wider rural area. It should provide primary health and social care, education facilities (at least primary school), emergency services, organised sport and recreational facilities, food and other shopping facilities, including a Post Office, and be accessible by frequent (hourly) bus and train services’. Deal is between Dover and Sandwich in the hierarchy and is designated as a District Centre with a secondary focus (after Dover) for development in the District, being suitable for urban scale development. • For new retail provision, Policy CP2 advises that in addition to strategic allocations for retail development made in the Core Strategy, there is a balance of 19,000 sqm gross of retail floorspace which will be allocated through the Site Allocation Document (formerly the Site Allocation Document). Footnote 1 to Policy CP2 advises that the majority of this balance of retail floorspace is in the Deal/Sandwich trade area and that; ‘if it could be accommodated it would improve the functioning of these centres and could improve retention of spending power. Both centres are, however, constrained by a tight urban grain and historic 1 6 environment and it may not be possible to accommodate this level of new floorspace’. Paragraph 3.21 of the CS explains that the floorspace estimates are based upon a Retail Need Assessment undertaken in 2008 using 2007 market shares and is modelled upon population growth based upon delivery of 10,100 new homes. Table 3.2 of the CS (extract below) shows a growing need for both convenience and comparison goods shopping floorspace to serve the Deal and Sandwich area up to 2026. The retail need figures were produced in 2008 and are now some 6 years out of date. The Council have since commissioned an updated Retail Update (RU) and this was published in 2012. The findings of the updated Retail Study underpin the emerging retail policies set out within the Land Allocations Local Plan which are discussed elsewhere within this report. • CS (Annex 1) paragraph 1.73 states that ‘….Sandwich town centre is showing signs of stress and decreasing vibrancy. Shopping provision is essentially secondary in nature and the approach of defining primary and secondary frontages is not appropriate. The Council considers that there is a need to provide a measure of control over changes of use to the ground floor of premises in the centre's core on par with the secondary frontages at Dover and Deal. This, allied to the community initiative to enhance Sandwich, should help to strengthen Sandwich's centre.’ • Policy CP5 (Sustainable Construction Standards) Non-residential development proposed with a gross floor space of more than 1000sqm will need to meet the BREEAM ‘very good’ standard or any future national equivalent. • In order to help operate the Hierarchy through the development management process Policy DM1 (Settlement Boundaries) proposes settlement boundaries for planning purposes and sets out how these will be used to help judge the acceptability of individual development proposals. Development outside settlement confines will not be permitted, unless specifically justified by other development plan policies. • Policy DM11 (Location of Development & Travel Demand). Planning applications for development that would increase travel demand should be supported by a systematic assessment. Development that would generate travel demand outside 2 7 settlement confines will
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