PLANNING COMMITTEE 26 July 2012 Reference: Site: Lakeside Shopping Centre, West Thurrock Way, West Thurrock, Essex, RM20 2ZP 11/50433/TTGOUT Proposal: Date of expiry: Part demolition of existing Debenhams store and demolition of existing th 26 March 2012 bus station. Alteration and extension of the Northern end of the shopping centre including erection of new buildings for uses within use classes A1- Ward: A5 and a new multi-storey car park. Erection of a new bus station and the alteration and extension of the shopping centre on its Eastern side West Thurrock and including the erection of new buildings for uses within use classes A1-A5. South Stifford Provision of new public realm and landscaping area. Provision of temporary bus station comprising works to existing surface car parking area, alterations of existing and construction of new vehicular, pedestrian and cycle access and egress arrangements and car parking and other ancillary works and operations. Plan Number: Parameters Plan 1 – Outline application site boundary 080141-D-301 B 30.01.12 Parameters Plan 2 – Existing site 080141-D-302 B 30.01.12 Parameters Plan 3 – Plot Plan 080141-D-303 B 30.01.12 Parameters Plan 4 – Minimum / Maximum siting 080141-D-304 C 30.01.12 Parameters Plan 5 – Minimum / Maximum heights 080141-D-305 B 30.01.12 Parameters Plan 6 – Landscaping / public realm and vehicle 080141-D-306 C 30.01.12 access works Parameters Plan 7 – Indicative sections and elevations key 080141-D-307 B 30.01.12 Parameters Plan 8 – Proposed sections AA-DD 080141-D-308 A 2.12.11 Parameters Plan 9 – Proposed sections EE-GG 080141-D-309 A 2.12.11 Existing street networks 9V7636/RH9 REV D1 31.01.12 Proposed street networks within Lakeside Shopping Centre 9V7636/RH10 REV D1 31.01.12 The application is accompanied by:- Planning application form, Certificate B and Agricultural Holdings Certificate Planning Summary; 3 Environmental Statement Volumes I (Non Technical Summary); II (Non Technical Studies); III (Technical Appendices) Environmental Statement Addendum (Feb 2012) Site Location Plan (REF: 080141-D 301 A); Planning Application Drawings; Draft Heads of Terms of a Legal Agreement; Planning and Retail Statement; Design & Access Statement (includes Landscaping Strategy); Transport Assessment (Appended to Chapter D of the ES); Highways Technical Note (31st January 2012) Further information – Transport Matters (24th February 2012) Statement of Community Involvement; Sustainability Statement (included within the Design and Access Statement, Energy PLANNING COMMITTEE 26 July 2012 Statement and BREEAM Pre-Assessment Report); Energy Strategy Note (received 21.02.2012) Energy Statement and BREEAM Assessment (this is a pre-assessment); and Flood Risk Assessment (Appended to Chapter G of the ES). Various correspondence Applicant: CSC Lakeside Limited Validated: 5th December 2011 1.0 DESCRIPTION OF PROPOSAL 1.1 This outline application relates to a Lakeside Shopping Centre (LSC). This report considers the planning issues raised by the outline application proposing part demolition of existing Debenhams store and demolition of existing bus station. The formal description of development is detailed below; 1. Alteration and extension of the Northern end of the shopping centre including erection of new buildings for uses within Use Classes A1 (Shop), A2 (Financial and Professional Services), A3 (Restaurants and Cafes), A4 (Drinking Establishments) and A5 (Hot Food Take-away) and a new multi-storey car park. 2. Erection of a new bus station and the alteration and extension of the shopping centre on its eastern side including the erection of new buildings for uses within use classes A1-A5. 3. Provision of new public realm and landscaping area. 4. Provision of temporary bus station comprising works to existing surface car parking area, alterations of existing and construction of new vehicular, pedestrian and cycle access and egress arrangements and car parking and other ancillary works and operations. 1.2 The following describes the development and provides references for the various elements of the proposal that will be used within this report; Northern extensions - Part demolition and alteration of existing two-storey Debenhams store which comprises the northern part of the existing LSC mall. Extension of the northern end of the LSC mall including erection of new buildings to the north and east for uses within Use Classes A1-A5 (inclusive). Erection of a multi storey car park. These extensions are referenced and described below; o LSC1 – Principally comprises three elements described below. The extensions are proposed to accommodate a mix of A1 (Shop), A2 (Financial and Professional Services), A3 (Restaurant & Cafe) & A5 (Hot Food Take-away) uses. Service access to LSC1 is indicated from the west. - (a) Partial demolition, alterations and refit of the current Debenhams anchor store to form an extension to the mall - Part demolition of the existing Debenhams store with the majority of the existing structural frame and slab retained. Alteration and extension including increasing the height of the building to between +21.07m to +23.44m Above Ordinance Datum (AOD) and an internal fit out to create shops fronting onto a central mall. The proposal would extend the PLANNING COMMITTEE 26 July 2012 current central mall. Illustrated along both sides of the new principal pedestrian spine of this part of the mall are 12 new units on the lower level and 9 units on the upper mall level with a mezzanine floor above. - (b) Two-storey extension to the east of the current Debenhams store – The extension is proposed to measure approximately 85m wide (north / south) by 47m deep (east / west). It is illustrated to accommodate 2 two-storey units fronting onto and north of the existing pedestrian entrance to the mall. This area currently comprises part of a service void and surface level car parking. - (c) A three storey extension to the northern end of the mall – The application proposes the erection of an extension to the north of the altered Debenhams store (described in (b) above) and over the footprint of the current bus station. To the north the proposed extension would abut an existing internal access road running parallel with the site’s northern boundary. The extension is proposed to measure 70m wide (north/south) and 95m deep (east/west). The height parameter of the building is between +22.82 to +23.44m Above Ordinance Datum (AOD). The illustrative plans detail this part of the extension creating an ‘anchor’ store accessed internally from the extended Mall. It is also detailed to have pedestrian access from the proposed new multi-storey car park (ref: LSC5). o LSC2 – A two-storey extension to the east of and adjoining the proposed extension ref: LSC1 described above. The extension is proposed east of the existing mall and within an area currently comprising part of surface level park No.6. The retail units created by the extension are proposed to have a principle southern orientation, fronting onto and accessed by customers from a proposed new external street and square running east-west to the mall’s north-eastern access. Service access is indicated from the east. The extension is proposed to accommodate a mix of A1 (Shop), A2 (Financial and Professional Services), A3 (Restaurant & Cafe) & A5 (Hot Food Take-away) Uses. The extension measures approximately 86m wide (north/south) and 70m deep (east/west). The height parameter of the building is between +21.25 to +23.25m AOD. o LSC3a – A detached one or two storey building located within and accessed from the proposed new external street and square south of extension ref: LSC2 described above and east of the existing pedestrian entrance to the mall. This detached building illustrated to comprise three units within either Use Class A1 (Shop) or A3 (Restaurant & Cafe). This area currently comprises part of surface level car park number 5. The proposed extension would measures approximately 30m wide (north/south) and 39m deep (east/west). The height parameter of the building is between +13.45 to +19.45m AOD. o LSC3b – A two storey extension to the south and east of existing north-eastern entrance to Mall. The proposed extension would front onto and be accessed via the new external street and square described above. The extension is proposed to accommodate Use Class A1 (Shop) or A3 (Restaurant & Cafe) Uses. The height parameter of the building is between +13.45 to +19.45m AOD. o LSC5 - Erection of a new multi-storey car park to the north east of the Mall. Vehicle access would be from the existing internal road located at the northern end of the LSC running east-west. This area currently comprises part of surface PLANNING COMMITTEE 26 July 2012 level car park no 6. It would be 5 or six levels. The extension measures approximately 62m wide and 89m deep. The height parameter of the building is between +17.5 to +21.25m AOD. Whilst part of the development is on existing surface level car parks, given the proposed provision within the multi-storey car park, the application proposes no net gain in car parking within LSC. South-eastern extensions - Alteration and extension of the shopping centre on its south-eastern side including the erection of new buildings for uses within use classes A1-A5. These extensions are referenced and described below. o LSC4a – Single storey extension to south-east to provide external units. This is proposed to be built partially over an existing external service void and surface car park 3. These units together with LSC4b described below are proposed to be located within and access via LSC4c which proposes a new extension that would provide a covered entrance to the mall and bus passenger waiting facility. The indicative plans details five units to accommodate a mix of uses including A1 (Shop), A3 (Restaurant & Cafe) and A5 (Hot Food Take-away) Uses.