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V26-38 : W12187/5 - LAND AT HILLSIDE ROAD EAST, BUNGAY

Application for the construction of a retail store.

The Sub-Committee considered the report of the Director of Planning and Building Control which examined the merits of the above application. In accordance with Planning Policy Guidance the applicants had been requested to undertake a number of studies to assess the impact of the development on the town centre.

The Traffic Impact Assessment of the proposal had not revealed any highway objections, and the applicants were prepared to provide the pedestrian refuges recommended by the Highways Authority. The Sequential Analysis which studied the town from the centre outwards had only identified two potential sites for a supermarket but these were not suitable. The Director was satisfied with the outcomes of these studies.

Specialist consultants had been engaged by both the applicants and the Council to undertake a Retail Impact Assessment. The consultants had reached differing conclusions on this vital issue and the Director circulated an additional paper at the meeting outlining the latest position. The applicants made a number of supplementary arguments supporting the predicted turnover of £322 square feet and a predicted impact on the rest of the town centre of 12%. In light of this additional evidence the Council's consultant accepted a reasonable estimated of £410 square feet producing a trade loss to the town centre of 29% overall, made of 38% to the existing Co-op and 16.7% on other stores. In the consultant's opinion this would still cause severe harm to the viability and vitality of Bungay town centre as a whole. The Director recommended refusal on these grounds with the decision being referred to Planning and Transportation Committee due to the employment implications.

Generally, the Sub-Committee felt that the shopping needs of Bungay were not being met by the current provision and the majority of residents had to go outside the town. There were no alternative sites within Bungay and this superstore would bring 30 part time and 12 full time jobs to the town. Similar impact predictions had been made at Beccles when the Safeway store was proposed several years ago and there had been no significant detrimental effect on the town. For these reasons the Sub-Committee were minded to approve the application subject to the conditions suggested by the Director in this eventuality.

RESOLVED

That application W12187/5 be referred by motion to the Planning and Transportation Committee with a recommendation of approval, subject to the prior conclusion of a Section 106 Agreement to retain the existing Co-op store for a substantial period and, inter alia, to the following conditions:

(a) details of eastern boundary treatment, including timing of works;
(b) provision of pedestrian refuges to the satisfaction of the highways authority; (c) provision of off-site street lighting so far as justifiable for highway safety reasons; (d) use of clay roofing tiles;
(e) details of cycle parking and trolley storage;
(f) finished site levels;
(g) comprehensive, high quality landscaping, and protection of existing trees during construction;
(h) details of carpark and other external lighting, including hours of operation.

Volume 26 Minute 38

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