Agenda item

Demolition of Crossroads Garage showroom and sales office, retaining workshops at the rear, with one being altered to act as a new reception/office. New local supermarket with associated storage/office space, plant, refuse area and three flats above the supermarket with associated amenity space and shared refuse/bike storage.

The officer presented the report and addendum on application P16/V3236/FUL to demolish the Crossroads Garage showroom and sales office, retaining the workshops at the rear with one being altered to act as a new reception/office; new local supermarket with associated storage/office space; plant; refuse area; and three flats above the supermarket with associated amenity space and shared refuse/bike storage at Faringdon Road, Southmoor, Abingdon.

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for this meeting.

The addendum report included an additional letter of objection having been received, repeating concerns already listed within the officer’s report.

Brian Forster, a representative of Kingston Bagpuize with Southmoor Parish Council, spoke objecting to the application. His concerns included the following:

·         Nothing has significantly changed since the application was refused in September;

·         The development would be the height of two double decker buses and therefore severely impact the low level and historic buildings around it (the former Methodist chapel);

·         The proposal is contrary to policies DC1 and due to it being over-dominant and out of keeping and DC5, due to safety concerns for pedestrians and cyclists; and

·         There is insufficient parking proposed on site.

Sarah Lewis and Patrina Effer, two local residents, spoke objecting to the application. Their concerns included the following:

·         The application is contrary to policy DC1 due to its height and mass;

·         It is contrary to policy DC5 due to insufficient parking;

·         It is contrary to policy DC9 as it would significantly overlook neighbouring properties;

·         Following the last refusal of an application on this site, the new design has only seen a 5.2% reduction in mass; and

·         The urban designer has concerns.

Nick Lyzba, the applicant’s agent, spoke in support of the application. His points included the following:

·         There are no objections from any statutory consultees;

·         The design is more traditional than that which was refused with three gables facing Faringdon Road;

·         The height of 8.5m is consistent with normal two-storey houses;

·         The proposal accords with the council’s design guide in relation to corner sites.

Eric Batts, the local ward councillor, spoke objecting to the application. His concerns included the following:

·         Having a retail store on this site is inappropriate;

·         This application should be refused on the grounds of design due to the impact on the street scene;

·         It is over-dominant and would have a major impact on highways and traffic; and

·         If the committee is minded to approve it, it is requested that stricter delivery times are enforced by condition, lights are turned off when the shop is closed and the ATM is not in use when the shop is closed.

Questions of clarification were put to the officers covering the following points:

·         Having expressed concerns for the late delivery times, officers confirmed that these can be changed by condition and also request a quiet delivery plan;

·         Regarding its overall massing in relation to the application which was refused, although only there is only a 5.2% reduction in mass and higher, the roof is now pitched and set further back from the road;

·         In officers’ opinion the proposal now complies with the design guide by virtue of its more traditional design and reduction in scale and mass;

·         Officers advised the committee that to enforce a condition on restricting the ATM use would be unreasonable however lighting could be controlled by condition;

·         In relation to the provision of parking spaces, there have been no highways objections;

·         A delivery management plan could include blocking the layby prior to deliveries to ensure that it would be clear. Officers confirmed that this would be covered by condition 10.

The committee considered the application, with advice from officers where appropriate.

A motion, moved and seconded, to grant planning permission was declared carried on being put to the vote; to include the following:

·         An amendment to condition 15 regarding a delivery management plan; and

·         An additional condition to restrict lighting.

RESOLVED: to grant planning permission for application P16/V3236/FUL, subject to the following conditions:

Standard conditions

1.    Commencement three years - full planning permission.

2.    Approved plans.

Prior to commencement

3.    Samples of materials to be submitted.

4.    Details of windows and doors to be submitted.

5.    Details of hard and soft landscaping to be submitted.

6.    Surface and foul water drainage details to be submitted.

Prior to occupation

7.    Contaminated land remediation in accordance with approved document.

8.    No occupation of development until off- site highways works are completed (to include the provision of the servicing lay by/pull in and any associated footway alterations, including tactile paving, appropriate signage and lining measures as necessary).

9.    Details of ventilation, refrigeration or plant equipment for retail unit to be submitted.

10. A delivery management plan for the retail unit to be submitted.

11. Access and parking in accordance with plan.

12. Bicycle parking in accordance with plan.

13. Bin stores in accordance with plan.

Compliance

14. Landscaping to be implemented and maintained for five years.

15. A quiet delivery protocol to be submitted for approval and implemented as approved. Deliveries to be limited to between the hours of 0700 and 2100.

16. Details of external and internal shop lighting control to be submitted for approval and implemented as approved.