Planning and Town Centre Uses Assessment Premier Inn, Beanacre Road, Melksham January 2019 Contents 1. Introduction 1 2. Application Site and Context 2 3. Proposed Development 5 4. Planning Policy Context 8 5. Qualitative Assessment 13 6. Sequential Assessment 19 7. Qualitative Impact Assessment 26 8. Planning Analysis 32 9. Conclusions 35 Appendix 1: Town Centre Uses Plan 37 Appendix 2: Schedule of Existing Facilities 38 Client Leekes Our reference LEET3002 January 2019 1. Introduction 1.1 This Planning and Town Centre Uses Assessment (‘PTCUA’) has been prepared by Turley on behalf of Leekes in support of a planning application for a Premier Inn and accompanying Beefeater restaurant at Beanacre Road, Melksham. The assessment addresses all relevant planning policy considerations associated with the proposed development, examines the impact of the proposed hotel and restaurant on Melksham town centre (impact test) and assesses the suitability and availability of alternative, in and edge-of-centre sites (sequential test). Context 1.2 This assessment is intended to assist Wiltshire Council in its determination of the application and has been prepared in accordance with the requirements of the National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG). It seeks to evaluate the proposed development against national and local planning policies and considers the planning justification for the scheme. The assessment also examines the implications of the proposed development on retailing and other main town centre uses. 1.3 In respect of retail policy, the report assesses the implications of the proposed hotel and restaurant uses on the vitality and viability and future investment potential of Melksham town centre. In view of the site’s out-of-centre location, this assessment addresses the key planning policy tests of impact and the sequential approach to site selection. The assessment also includes a town centre ‘health check’ in order to give an overview of the existing hotel and restaurant provision in the town centre. This has enabled the structure and performance of the town centre to be examined and the potential effects of the proposed development to be properly evaluated. Report Structure 1.4 The remainder of this report is set out as follows: • Section 2 – Application Site and Proposal • Section 3 – Policy Context • Section 4 – Qualitative Assessment • Section 5 – Sequential Assessment • Section 6 – Qualitative Impact Assessment • Section 7 – Planning Considerations • Section 8 - Conclusions 1 2. Application Site and Context Site Location and Context 2.1 The application site extends to approximately 0.45 ha and is located within the market town of Melksham along Beanacre Road. It is currently in use as part of the existing Leekes department store car park. 2.2 The Leekes store is positioned immediately to the south west of the application site, with the remainder of the store’s car park located directly south. The existing store is of significant scale, and comprises a rectangular two-storey building approximately eight metres in height to eaves level. The building, which is industrial in character, is predominantly clad in green-coloured insulated metal panels. The building entrance is characterised by a pitched-roof feature located in the centre of the building. 2.3 Dunch Lane runs along the site’s northern boundary. A large area of agricultural land is situated further to the north of the site, beyond Dunch Lane. 2.4 The mainline railway line runs from north to south along the western boundary of the Leekes site. A column of agricultural land runs to the west of the railway line, separating the site from the wider residential development further to the west and south west. 2.5 To the south east of the site beyond Beanacre Road, lies another housing estate. The dwellings are typically one to two storeys in height with a mixture of detached and semi-detached house types in a variety of styles and periods. 2.6 Two Grade II Listed buildings, Halfway Farmhouse and the Gazebo in its garden wall, are located directly to the east of the application site. Halfway House is now subdivided into three residential dwellings. 2.7 A BP petrol filling station and associated car sales & service garage and a Subway fast- food restaurant to the north of the listed buildings. 2 2.8 Immediately south of the site lies a number of two storey red brick industrial style buildings, occupied currently by Plumbstop and Woodpecker Furniture. Residential development, comprising three and four storey terraced dwellings, directly adjoin the industrial buildings to the south. Further south still, towards Melksham Town Centre (along Beanacre Road), are a variety of building types and uses including McDonald’s, ALDI, Bowden House B&B and Spencer Sports and Social Club. 2.9 Two Grade II listed buildings are located directly east of the site on Beanacre Road. The accompanying Historic Building Assessment prepared by Oxford Archaeology provides greater detail regarding the significance of the listed buildings and their setting, in addition to the impact of the proposal on the character of the historical asset. 2.10 The listed farmhouse is situated between modern housing and open countryside. It has been converted and subdivided, with a new house built in the garden. The complex retains its historic garden wall. Within the grounds, there is a Grade II listed building 18th-century Gazebo (on the corner by the roadside). 2.11 The historic farmhouse was built facing east across the Avon Valley, and only the end of its rear wing looks towards the development site. The listed Gazebo in the garden wall is still seen in the context of the listed farmhouse. Both are separated from the development site by a busy road. The buildings are generally viewed in the context of modern housing, the service station and the Leekes store and car park. 2.12 The site’s only vehicular access is via the west arm of the roundabout junction connecting the A350 Beanacre Road and Avon Road. Beanacre Road is a two-way single carriage road connecting to the A365 Bath Road and the A3102 Bradford Road. The network provides convenient access from the site to the centre of Melksham. 2.13 Within the curtilage of the site, the various sections of the Leekes car park are served by way of a mini-roundabout junction. 2.14 A lit, shared footway / cycleway runs along the western side of Beanacre Road. The pedestrian and cycle infrastructure provides access to key destinations including the railway station, the town centre and local bus stops. 2.15 A subway is provided under the A350 Beanacre Road, which facilitates convenient access from the site to Melksham Railway Station. Two bus stops are located within 150 metres of the site along Beanacre Road. These include the ‘Leekes’ bus stop to the south of the site (northbound and southbound) and ‘Nortree Motors’ bus stop to the north (northbound only). 2.16 Melksham Railway Station is located some 900 metres to the south of the site and is accessed by foot from the site via a network of footways and crossing facilities. This station is operated by Great Western Railway and accommodates services between Swindon and Westbury. Planning History 2.17 The Leekes store with associated parking and roundabout access was originally granted planning permission in February 1992 (reference. W/91/01291/FUL). 3 2.18 Between 1993 and 2007, three planning applications were submitted on the site. References W/93/00147/FUL and W/94/01403/FUL regard access improvements, the reorganisation of Leekes car park and additional landscaping. Both applications were granted in February 1993 and November 1994, respectively. 2.19 Application reference W/07/00122/FUL was for the removal of condition 2 of original permission W/91/01291/FUL, which stated that the site should only be used for the sale of non-food goods, excluding clothing. The application was refused in February 2007. Pre-application Advice 2.20 An extensive programme of pre-application discussions has taken place with senior officers from Wiltshire Council. The discussions aim to ensure that the application proposal delivers a successful and attractive gateway into the market town of Melksham. In October 2017, a suite of plans, photographs and elevations were submitted to the Council and are set out below. Input from the Council’s planning, urban design and conservation officers over a number of months has played a significant role in evolving and refining the scheme since initial dialogue began. 2.21 A pre-application meeting with planning and urban design officers was held in June 2018. Further advice was received regarding their views on the scale, massing and use of materials within the development proposals. 2.22 Senior officers acknowledge that the principle of proposed development at the application site is acceptable. Officers recognised that the proposals provide the opportunity to turn an un-special area of car parking into an interesting piece of built form. Detailed comments were received in respect of the design of the proposal and this dialogue with officers has resulted in a significant reassessment and evolution of the design scheme in response to officer concerns. A detailed analysis of design considerations is set out in the accompanying Design and Access Statement. 4 3. Proposed Development 3.1 The proposal comprises the erection of a 71 bedroom hotel to be occupied by Premier Inn and a 246 cover restaurant which will be occupied by Premier Inn’s Beefeater restaurant chain. 90 car parking spaces and a service yard are also proposed at ground floor level. 3.2 The application proposal extends to a maximum of four storeys in height, with the eastern extent of the building stepping down to three storeys.