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V27-1056 : W6116/11 - CAXTON WORKS, BECCLES

Outline Application for the construction of a supermarket and a non-food retail unit with associated car parking and access (non-food retail unit subsequently withdrawn).

The report of the Director of Planning and Building Control considered the merits of the above proposal on the existing site of the William Clowes printing firm, known as Caxton Works. The company had already sought and obtained planning permission for the construction of a modern purpose-built printing works at Beccles Business Park at Ellough.

The Director advised that members needed to consider two key retail issues - need and impact. Need was difficult to define, with six different retail consultants involved supplying six different answers to varying degrees. On the other issue of impact, the Council's own consultant considered the proposal would not have significant impact. There would be a 14% impact on the nearby shops, with the main loss to the nearby existing Somerfield and Rainbow stores. The Director reminded members that Rainbow, although presently primarily a supermarket, had an unrestricted retail use allowed, so the type of shop/goods could easily accommodate change to exist alongside the proposed new store.

The Director updated his report with the following information. At Section 9 there had been further responses following the three stage consultation culminating with a display of the proposals at Beccles Town Hall, where staff had been on hand to deal with queries. A further 12 letters of objection had been received, taking the total to 30. Six of the 12 were from immediate neighbours to the site and six from elsewhere in Beccles. The objections varied on their content from need, shop closure, additional traffic, an increase in unsociable hours and noise, suggestions of other uses for the site such as leisure or housing and regarding pedestrian movement and the route of school children in Denmark Road. A letter from the local Federation of Small Businesses also relayed concerns on jobs and tourism.

The Director drew the Committee's attention to the fact that the applicant had agreed to withdraw the 10,000 square feet non-food element of the application, asking members to ignore all references to this in the report. This clearly now left room for manoeuvre at the Denmark Road boundary, where several objections related to the proximity and scale of the new building to the existing houses. Another revision was now for just a single mini roundabout at the George Westwood Way entrance to the development. A pedestrian access at the north-east corner of the site had also been included. Also at the north-east corner, the Director drew attention to an additional 2,500 square foot building to be erected for the auction yard, which had been omitted from the original report. Hours of trading and delivery/loading times had also been agreed by the applicant at 8 am to 10 pm Monday to Saturday and 10 am to 4 pm Sundays for trading and 6.30 pm to 10.00 pm for loading. The Director also drew attention to a drafting error at paragraph 13.20 which should have read one space per 18 metres, not 10 metres.

The Director also drew attention to the enabling aspect of the application, i.e. safeguarding the existing 250 William Clowes Limited jobs and the creation of more at the supermarket site. Following expert advice received on retail issues and taking all other factors into account, the Director recommended approval in the terms laid out in his report, deleting the references to the non-retail element. It was felt the application accorded with PPG6 in that it would enhance the vitality of the town centre of Beccles. He reminded members that any approval would need to be referred to Planning and Transportation Committee and to the Secretary of State as a departure from the adopted Local Plan. Before discussion of this application, all members declared having received a letter from the applicant and lobbying material.

The Ward Councillor relayed the feeling of Beccles Town Council that the development could only be good for the town. The town centre had suffered from out of town shopping, and any `clawback' could only be beneficial. The application would provide better parking for the town. The new bus interchange was welcomed as it would release the Old Market area to be tidied up, and the Caxton area would receive a facelift overall. He hoped the unloading times would be strictly adhered to for the sake of the Caxton Road residents. The application accorded with Government policy of no more out of town shopping.

Members were concerned for the residents on the northern boundary of the proposal. With the deletion of the non-food element, they felt the new development could now be moved back not just a couple of metres as suggested by the Director, but by around ten metres.

Members also expressed fears that the application would have an undoubted effect on the existing supermarkets, and any gain on jobs on the site could be countered by losses elsewhere. Several members would have preferred an alternative in housing on the site, but recognised this was a less viable proposition for ensuring the safety of the company. Tied to this, Councillors also voiced concerns for ensuring the future of the existing workforce of William Clowes Limited.
Members referred to paragraph 12.2 on demand and need, and asked which retail companies had expressed an interest in the site. The Director replied that all the leading names associated with supermarkets were aware of the site.

Members were unanimous in welcoming the new bus interchange facility, and mentioned the welcome proximity of the site to the railway station, as existing stores were just a little too far away. The loading bay space should be kept as just that for manoeuvring purposes and not later filled by structures for extra stock storage at busy times of the year. The extra car parking for the town was also to be appreciated, as most existing car parks involved driving into or through Beccles to reach them, although more trees and shrubs in the design would be welcomed. The Vice-Chairman reminded members that the application at the moment was only in outline and that there would be room for change on detail. Councillors asked that recommendation 3 be tightened by the inclusion of part of the first paragraph on page 31 of the Director's report.

RESOLVED

1. That the application be referred to Planning and Transportation Committee, and any approval thereafter be referred to the Secretary of State as a departure from the adopted Local Plan.

2. That the Planning and Transportation Committee be recommended to grant Outline Planning Permission for the proposed foodstore.

3. That the Outline Planning Permission be subject to:

(a) The prior conclusion of a Section 106 Agreement covering, inter-alia, the following: (i) the redevelopment of the site for non employment purposes being not allowed until the replacement printing works is operational.
(ii) off-site environmental and traffic management works including the resurfacing of Manor House Lane and the removal of the existing bus station.
(iii) an agreed regime for the management of the car park.

(b) Appropriate planning conditions as recommended by the Highway Authority, the Director of Housing and Environmental Services, and the Director of Planning and Building Control.

(Councillor Leverett declared an interest in the above item and left the room during the debate).


Volume 27 Minute 1056

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