Agenda item

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

 

Link to relevant background documents

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.