Application to demolish building (Use class B8)
and erect supermarket (Use class A1), creation of 113 parking spaces, soft
landscaping works, reconfiguration of site access, including the creation of a roundabout
and alterations to existing parking arrangements fronting Dunelm Store together
with alterations to service access
LOCAL MEMBER: Councillor
Gareth A Roberts
Minutes:
a)
An application to demolish a building (Use Class B8)
and erect a supermarket (Use Class A1), create 113 parking spaces, soft
landscaping work, reconfiguration of the site access including the creation of
a roundabout and alterations to the existing parking arrangement in front of
Dunelm Store, together with changes to the service access. (Although the
application was for an A1 food retail store the evidence and documentation
submitted as part of the application referred specifically to Aldi Stores
Ltd)
The Members had
visited the site
b)
The Planning Manager elaborated on the background of the
application, and noted that it had been deferred from
the committee meeting on 21.10.19 following receipt of
comments submitted by the Agent in response to the committee report. It was noted that it was an application to demolish an existing
building that was formerly a cash and carry and to erect a supermarket and
associated developments on a site located off Caernarfon Road, Bangor, outside
the defined town centre but within the development boundary.
There
was reference in the report to the many planning policies that were relevant to
the proposal along with a full assessment of any impact on town centre vitality
and viability. The report also addressed the Evidence of need, the Quantitative
Need; the Qualitative Need and the Sequential Need. On the whole, it was not considered that the relocation of
the Aldi store would have a substantial impact on city centre viability and
vitality. It was explained that section 5.16 - 5.18 of
the report noted that policies MAN1 and MAN3 stated that retail and commercial
proposals outside the defined town centres would need to be supported by
evidence of the need for additional provision.
In the context of qualitative need, the
applicant had demonstrated that there was a qualitative need for additional
floor space in an enlarged Aldi store and it was considered
that the proposal would improve the overall qualitative choice within the
immediate area and the wider catchment area serving Bangor, enhancing its
position as a regional shopping centre.
The Local Planning
Authority had engaged in pre-application discussions with Aldi for some time
and it was referred in the report that pre-application discussions had also
allowed the Authority to have input into the site
selection process and officers were satisfied with the conclusions of the
sequential assessment and were not aware of any sequentially preferable sites.
It was recognised that it was not possible to extend
the shop in its current location.
It was acknowledged that there were economic and social
benefits to be derived from the proposal and that it would be likely to make a
positive contribution to the area’s economy in accordance with the aims of the
JLDP. Attention was drawn to the
observations of the Language Unit which had concluded
that risk to the language was neutral as the new jobs created would be
available to the local population.
In terms of visual
improvement, it was reported that there were no concerns in terms of the visual
impact of the proposal - the comments received following the
advertising period were positive, with several acknowledging that the scheme
would secure a much needed visual improvement to this
part of Bangor. It was noted that consideration should be given to the
unrestricted lawful use of the site as a cash and carry, where goods could be
received and dispatched at any time of the day and night.
It was highlighted from the assessment that the proposed
situation would be an improvement on the current site in many ways. Reference was made to observations received from the Public Protection
Department acknowledging that the development would have some impact on
surrounding properties, and that if approved, the construction phase and the
running of the store should be controlled by planning conditions to ensure the
impacts were kept to acceptable levels.
It was reiterated that such conditions included
construction hours, noise conditions for plant and machinery, details of
ventilation systems, delivery and store opening times and air quality/dust
mitigation measures. No concerns or objections had been
received from local residents.
It was noted that
the site was served by an existing access off Caernarfon Road
which was one of the main thoroughfares into and out of Bangor. There
was also a bus stop on the highway to the front of the site. The proposal included the reconfiguration of
the site access currently shared with the Dunelm store to include the
construction of a new roundabout and alterations to the parking arrangements.
It was highlighted that the Transportation Unit had no
objections to the proposal and it was added that the design for the new access
was acceptable. It was also noted that land drainage
and flooding matters were acceptable.
It was confirmed that the conclusions summarised the
assessment. It was considered that the public benefit
arising from the proposal was both economic and social, and it was possible to
give weight to the importance of developing this vacant site for a beneficial
use and the environmental benefits associated with that. In this case, there was
no significant objection in terms of retail policy and the proposal had
achieved a measure of local support. On
this basis, and having given full consideration to all
material planning considerations, it was considered that the proposal was
acceptable and should be approved.
c)
Taking advantage of the right to speak, the
applicant’s representative noted the following main points:
·
The site was being developed
as the current Aldi site was no longer fit for purpose.
·
The company had been searching for a suitable site for
nearly four years. No suitable site in the city centre.
·
The proposal offered additional benefits for
customers.
·
Following a public consultation, customers had
expressed the need for a new, modern store.
·
No objections had been received.
·
Bus shelters would be provided - this was a general
requirement - increased the frequency of bus journeys.
·
Signage in the shop would promote the Welsh language.
·
The relocation would offer an investment of £5m; it
would protect 27 current posts and create 10 new posts.
·
The development was a sustainable one.
d)
Taking advantage of the right to speak the Local
Member (who was a member of this Committee) noted the following main points:
·
He supported the proposal.
·
The development was an improvement and tidied up the
area - the existing building was now an eyesore -
dd) It was proposed and seconded to approve the
application in accordance with the recommendation.
e)
In response to the discontent of some Members after
receiving correspondence regarding the application, the Solicitor noted that
the company had the right to lobby and that it was a matter for Members to
declare that.
In response to a
concern regarding the demolition of the building on the current site and the
need for assurance that no asbestos dust would spread, the Planning Manager
noted that the Building Control department and relevant bodies would manage the
work and that appropriate laws were in place to ensure the compliance of the
developer.
In response to an
observation that the Welsh language should appear first on any sign /
correspondence, the Planning Manager highlighted that it would be possible to
manage external signs by means of planning arrangements; the developer could be
encouraged to operate in the same manner with internal signs. It was suggested that Menter Iaith Bangor could be part of the discussions.
In response to a
concern that the current Aldi store would become an eyesore in the city centre
after its relocation, it was noted that the store
would remain available for retail use. It was added
that Aldi owned the site and they had stated that the site would not be made
available to a competitor selling convenience goods. As Aldi was the owner, it was also suggested that it would be likely to keep the site
tidy.
dd) During the ensuing discussion, the following main observations were
noted by members:
·
Need to praise that a German company was giving
priority to the Welsh language - setting a good example
·
The area would be tidied up substantially
·
Welcomed a new roundabout to facilitate and slow
traffic flow
·
Protected employment in the area
·
The improvement was to be welcomed
·
Welcomed the proposal to increase the bus service -
this encouraged people to not use their cars
·
Would it be possible to consider keeping the current
Aldi store open in the short term?
RESOLVED to approve the application subject to the
following conditions:
1.
Timescales
2.
In accordance with
the approved plans
3.
Materials
4.
Welsh Water / SUDS
5.
Retail conditions
to restrict floor space area, no subdivision into smaller units
6.
Shop opening times
and deliveries
7.
Construction times
8.
Finished floor
levels
9.
Highways access conditions and the provision of two
bus shelters
10.
Landscaping
11.
Welsh language improvement/mitigation measures
12.
Air quality
(Construction Environment Management Plan)
Need
to send a letter with the decision encouraging the developer to contact the
Local Language Initiative.
Supporting documents: