home - committee - volume - faq's - help -search - meeting - previous - next

V27-957 : PLANNING APPLICATION REFERRED FOR DECISION

W6116/11 CAXTON WORKS, BECCLES

The report of the Director of Planning and Building Control considered the merits of a proposal to construct a supermarket at Caxton Works, Beccles. The application had been referred from the Development Control Committee, as a departure from the adopted Waveney Local Plan, with a recommendation of approval subject to a Section 106 Agreement and appropriate conditions.

The Director reminded members of the relationship of the site to the Town Centre boundary as shown in the adopted Local Plan. The frontage of Newgate was included in this, so the site related well. The Council's retail consultants had showed that both the existing Safeway and Somerfield shops were presently `over-trading' and that as a consequence, only the Rainbow store was likely to suffer trade wise. That building was subject to A1 permission and could convert, if necessary, to a different form of retail such as furniture or DIY.

Since the Development Control Committee meeting, a revised plan for the site had been submitted, showing the removal of the non-food element, which had led to the `easing' of the northern boundary, as requested, and the car park, and an increase in the size of the service yard. A 6.30 am start for lorry movements had been agreed with the developers.

The Director reminded members that the proposal also included a 2,500 square feet extension to the existing auction yard buildings, and an exchange of land to allow car parking for the yard. The proposal was now for a single mini-roundabout at George Westwood Way, which would also allow access to the disused Maltings land by the railway station. In addition to the pedestrianisation of Manor House Lane, linked to the new bus station site by a `road table', the developers had also agreed to fund the removal of the existing bus shelters at Old Market.

In addition, the Director reminded members of the Policy considerations and listed the major objectors to the scheme. The County Planning Officer had concluded that on balance the `need' for the site existed. The Head of Economic Development had confirmed there was little prospect of continued employment demand for the site, other than for retail.

The Director felt that the site would `claw back' trade to the Town Centre from Safeways, whilst there was the negative side in the possible transition of Rainbow. In a recent statement from Richard Caborn MP clarification had been given to individual authorities on the question of `need'. The Director felt that on balance the `need' had been proven, and was content with the recommendations of the Development Control Committee. The Chief Executive added that from discussions it had been impractical for all demolition of the site to be complete before the new Clowes site at Ellough commenced, and suggested the adopted revision to recommendation 2(a)(i).

The Director of Central Services, whilst aware it was not a planning issue, reminded members of consideration of the impact of loss of revenue from car parking in Beccles should the scheme be approved. The developer had agreed to match charges on the site, but clearly this revenue would not now be forthcoming to the Council. The Director estimated an annual loss of income at £150k.

The ward member relayed the unanimous support of Beccles Town Council for the scheme. He felt the scheme reflected Government policy to encourage cars off the road by the inclusion of the new bus station in the scheme and its proximity to the railway station. Permission would ensure the heritage and employment of Beccles in William Clowes would be kept and the Old Market and Newgate areas would benefit with a facelift. He also reminded members that the `claw back' from Safeway would be from a development which was only allowed on appeal, after initial refusal by the Council.

Other members were unanimous in their support for the scheme. The new bus station was seen as a bonus. With approval, Beccles would have shopping in the Town Centre where it should be and a factory located on a business park where it should also be.

RESOLVED

1. That Outline Planning Permission be granted to application W6116/11 for the proposed foodstore.

2. 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 to progress in relation to the phased agreement between William Clowes Ltd. and the
developer.
(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.

3. That the approval be referred to the Secretary of State as a Departure from the adopted Local Plan.

(The Chairman and Councillor Taylor declared an interest in the above item and left the room during the discussion; the Vice-Chairman took the Chair).


Volume 27 Minute 957

powered by Oultwood Web Technology

© Waveney District Council