Agenda item

The consultation procedure undertaken was outlined in the report together with background information in respect of the site.

 

The planning application was previously considered at the August 2024 Development Management Committee meeting.  A decision on the proposal was deferred following a motion approved by Members that sought to undertake a site visit, to understand the scheme’s potential impacts upon the existing town centre parking provision at the application site.  The site visit had been completed.

 

Members noted the technical note that was submitted by the Applicant and published with the AB Update List.  Further, an update on the number of car parking spaces that would be available after the development of the site was presented.

 

The Committee was addressed by local Ward Councillor Teeling, who objected to the proposals and presented the following arguments, inter alia:

 

·       There were mistakes made during the consultation period as local businesses and members of the public were not informed; they first heard about the development in the local newspaper;

·       Due to the above it was too late for people to submit their objections:

·       There was no need for food outlets of this nature in the area;

·       If these businesses failed in the future the buildings would be a blight on the area;

·       The increased volume of traffic and highway safety would be an issue;

·       There would be an increase in traffic at the small roundabout near Tesco and the retail park that was already congested;

·       There were 4 schools and one nursery in close proximity to the site;

·       There will be a loss of parking spaces;

·       There will be an increase in delivery vehicles;

·       There would be no benefit to the economy – the operators paid minimum wage and would not offer apprenticeships, for example;

·       Weight should be given to the viability of the Town Centre – footfall may reduce there;

·       Would the operators comply with environmental policies to prevent air pollution from extra cars and smells from the outlets – this area was already a hot spot for air pollution;

·       Littering would be a problem;

·       The proposals would be detrimental to the health of children and there was already a Public Health obesity crisis amongst school children; and

·       The Council’s priority on Climate Change was referred to.

 

The Committee was then addressed by Mr Wiseman, a representative of the Applicant.  He stated:

 

·       The site already had outline planning permission for one drive through;

·       Clarity on highways and parking matters – there would be a net loss of 124 spaces, with 690 spaces remaining on the car park;

·       A detailed assessment of ANPR information was undertaken which showed that there would still be significant capacity in the car park and this would remain post development;

·       A transport assessment was also undertaken where it was found that there would be no impact on the highway network as a result of the development;

·       The outlets would be serviced as the existing ones were and there were no incidents reported; and

·       There were no objections from the statutory consultees.

 

Members raised concerns on the following:

 

·       Highway congestion at certain times and access to the site – the fact that there was one way in and out of the site and the addition of two more would only add to the traffic volume, which raised highway safety concerns;

·       The loss of car parking spaces;

·       The alleged lack of consultation with local businesses in the area;

·       The initial objections to the proposals from the Highways Department;

·       The effect the development would have on existing businesses in the area;

·       Obesity and public health concerns amongst the population; and

·       There was confusion over the free parking area and the chargeable area as there was no barrier or signage on the plan.

 

In response, Officers advised that the Highways Department has now removed its objections and was satisfied following receipt of further ANPR assessments referred to above regarding car parking capacity, and the addition of a condition restricting the size of the delivery vehicles.  Officers advised that the Council has discharged its statutory requirements on public consultation – 211 letters were sent out and site notices were displayed in the market.  Regarding Public Health concerns, page 60 of the report described the outcome of the consultation in detail.  Also, it was confirmed that parking charges were not a material consideration in determining the application.

 

One Member moved a refusal of the application due to highway safety and site access concerns; this was seconded.  The Committee voted on the motion and a refusal was agreed by majority.

 

RESOLVED:  That the application be refused as the proposed access arrangements for the site would cause an unacceptable impact on highway safety, particularly in regard to the additional traffic stacking back up onto the adopted highway.  In addition to this, the tracking details provided fail to demonstrate safe and unhindered movement of large vehicles increasing potential for conflict between pedestrians and vehicles in this location to the detriment of highway and pedestrian safety.

 

Such conflict is considered to result in an unacceptable and severe impact on highway safety.  The proposal is therefore considered contrary to Policy C1 of the Halton Allocations and Delivery Local Plan and the provisions of the National Planning Policy Framework (NPPF) in this regard.