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V27-316 : W8471/13 CLAYS PRINTING WORKS, BROAD STREET, BUNGAY

W12187/5 ANGLIA REGIONAL CO-OPERATIVE SOCIETY, HILLSIDE ROAD EAST, BUNGAY

The two applications were considered in tandem in relation to supermarket development in Bungay.
The report of the Director of Planning and Building Control reminded members that at minute V26-724 in October 1998, the Committee had resolved to approve the Anglia Regional Co-operative Society application. The matter was referred to the Secretary of State as a Departure from the Local Plan, who did not intervene.
Approval of the application was subject to the prior conclusion of a Section 106 Agreement intended to keep the Co-op's existing town centre store open for a minimum of five years. The detail of this had been finalised, but not signed.
The Chief Executive explained the reasons for the urgency in calling the meeting to consider this item. This was the result of a judicial review brought about by Clays Plc's decision to challenge the earlier granting of permission to W12187/5 and the Co-Op's subsequent legal action of their own. The Clays application was considered by the Development Control Committee on 12 July 1999, immediately prior to this meeting, and a recommendation of approval was made, subject to appropriate conditions. The urgency was that the Council had to endeavour to make a decision on both applications by 16 July 1999. The Director added that because of the requirements of PPG6 to consider the competing merits of out of centre retail proposals by using the sequential approach, issue of the consent for the Co-Op proposal was held in abeyance pending consideration of Clays Ltd's application.
The proposals of Clays application were similar in scale, the Co-Op at 15,000 square feet gross, Clays 22,500. Turnover varied depending on the operator, and impact upon the town centre would be comparable. However, proximity to the town centre increased the likelihood of `linked trips', giving an `uplift' effect to the town's comparison shopping. The Clays proposal was approximately 200 metres from the defined town centre, and the Co-Op proposal approximately 1,100 metres away. The disposition of the former proposal in relation to car parks, footpath routes to the town centre and other factors was likely to influence linked trips and clearly made it favourable to the latter in relation to the sequential test, and thereby to sustainability objectives.
The conclusion was agreed by the District Council's Retail Consultant, who had undertaken an independent evaluation of both schemes. Although the Co-op proposal could be implemented 1-1« years sooner than its competitor, this advantage did not outweigh the range of benefits to the town offered by the overall package of the Clays scheme.

Members asked what the likely scenario would be if the Committee were minded to approve both applications. The Director replied that a Public Inquiry would be the most likely outcome.

Ward members had differing opinions. One could not see why both could not be permitted. With figures pointing to one in three of Bungay residents making car journeys to shop elsewhere, perhaps one in two in the Hillside area, could not the Co-Op scheme be seen as a neighbourhood store, whilst the larger development at the Clays site would be more accessible for the entire Waveney valley. Approval of the Clays site would mean that Bungay was back to the status quo of waiting for a supermarket until their new premises were built.

The other Ward member felt the Hillside development had, at the time, presented the best option. However, the newly available Clays site near the edge of the existing Town Centre, now presented a more favourable option. Its location and size presented a huge potential reduction in car miles travelled by Bungay residents, which was a major factor to consider in sustainability terms. The Town Council, 20% of whom were shopkeepers themselves, indeed looked favourably upon it.

Against the motion, members had concerns over the traffic implications, which it was felt were fundamental to the Clays site proposal. The site, although nearer the Town Centre, was not in the centre of the population of the town, the site at Hillside being where the people were.

For the motion, members felt that Clays had clearly outgrown their town site, which could now provide a valuable new commodity site. In addition there was the question of 500 local jobs at Clays, which was of course a side issue, but an important one. The siting nearer to the Town Centre would allow people to park there and continue to use the specialised shops nearby. The Chairman of the Council's Local Agenda 21 Working Party welcomed the reduction in travelling the site presented, and the chance presented to improve Bungay's environmental attractiveness.

RESOLVED
1. That application W8471/13 be referred to the Secretary of State with a recommendation that this Council is minded to approve the application as a Departure to the Local Plan subject to the following:
(i) The prior conclusion of a Section 106 Agreement, the effect of which shall be to prohibit any development at the application site until the applicant's proposed new printing works has been constructed in the locality, and is operational. (ii) Standard Outline Conditions, all details reserved.
(iii) Agreement, subject to detailed design, on the amounts of land to be used for residential and employment purposes.
(iv) Restriction of non-food sales from the foodstore and limitation of its gross floorspace to 22,500 square feet.
2. That the previous decision at minute V26-724 be rescinded, and application W12187/5 be refused as contrary to Local Plan Policy SH03.

(Councillor Jones declared an interest in the above item and left the room before the debate)

The meeting was concluded at 8.45pm.

Chairman
PLANNING AND TRANSPORTATION COMMITTEE - 12/07/99

PLANNING AND TRANSPORTATION COMMITTEE - 12/07/99

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Volume 27 Minute 315

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