Agenda item

Erection of a Class E retail foodstore with associated car parking, access, landscaping and associated engineering works. Amended highways, drainage and ecology details received 3 May 2022. 

Councillor Jenny Hannaby, a local ward member, stood down from the committee for this application and took no part in the debate. 

The committee considered application P22/V0286/FUL for the erection of a Class E retail food store with associated car parking, access, landscaping and associated engineering works, amended highways, drainage and ecology details received 3 May 2022, on land at Grove Road, Grove. 

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 the meeting.

The planning officer reported that since the agenda had been published, the council had received a further 213 letters of support for the application and a further 20 letters of objection. 

There were two main planning issues: highways and retail impacts.  Oxfordshire County Council had not objected on highways grounds.  However, officers recommended on balance that the application was refused due to the significant adverse impact on the vitality and viability of the Grovelands Local Centre.  This was consistent with the Local Plan Core Policy 32. 

Richard Ackers made a statement on behalf of Grove Parish Council, in support of the application. 

The committee noted three written statements in objection to the application.  These had been circulated to the committee in advance of the meeting. 

Katie Russell-Smith, the applicant’s agent, Andrew Holding and Regine Clelland, both local residents, all spoke in support of the application.  In addition, the committee had been sent a further ten written statements in support of the application. 

Councillors Jenny Hannaby, the local ward member, and Councillor Andy Crawford, the neighbouring local ward member, both spoke in support of the application.

The committee asked questions to the planning officer.  There had been no evidence provided to show that Grovelands Local Centre had seen any increase in footfall as a result of the increased population in the area.  No consultation response had been received from the Grovelands anchor store operator, the Co-op. 

The highways officer present explained that no objection had been raised to the application on highways grounds.  Negligible impact was expected on nearby residents at Wolage Drive.  However, the proposal included a right-turn lane on the A338, and the access road had been designed carefully where it crossed the cycle path. 

The committee noted that a new food store was needed in the Wantage and Grove area, given the significant increase in housing in the area.  The Local Plan had not allocated a site for this.  There was no ‘made’ neighbourhood plan for Grove.  The planning officer reported that a sequential test had been carried out to assess alternative sites for a food store in the Wantage and Grove area but none had been identified as suitable or available within a reasonable period in planning terms.  If the committee decided to approve the application, planning officers would advise on suitable conditions.  Also, the applicant had agreed to enter into a section 106 agreement.  However, the end user supermarket operator could not be controlled by planning condition. 

The committee considered that the application should be approved.  There was no reported increase in footfall at the Grovelands Local Centre as a result of the increase in population locally.  Yet despite this increase, there had been no additional retail offering.  A need had been established for a new food store in the Wantage and Grove area.  The council had declared a climate emergency.  Members did not want residents driving to other towns to shop.  The council had also recognised that there was a cost of living crisis.  Supporting this application would allow more competition amongst local food stores and provide more choice for residents. 

Officers reported that the applicant was prepared to enter into a section 106 agreement.  Officers also suggested conditions that could be attached to a permission for the proposed development.  The committee supported these suggestions and in addition asked that there was a restriction on the hours for deliveries to the food store. 

A motion moved and seconded, to delegate authority to grant planning permission subject to conditions and the completion of a section 106 agreement, was declared carried on being put to the vote. 

RESOLVED: to authorise the head of planning, in consultation with planning committee chair and vice-chair, to grant planning permission for application P22/V0286/FUL, subject to:

(i)         Completion of a Section 106 agreement with Vale of White Horse District council to secure public art, and with Oxfordshire County Council to secure contributions towards public transport services, public transport infrastructure and travel plan monitoring, as set out in the head of planning’s report to the committee on 17 August 2022;

(ii)        Conditions as summarised below:

1.     Time limit for commencement

2.     Approved plans

Pre-commencement conditions

3.     Slab levels to be submitted

4.     Surface water drainage scheme to be submitted

5.     Foul drainage scheme to be submitted

6.     Details of access, including cycle path, parking and turning area to be submitted

7.     Construction Traffic Management Plan to be submitted

8.     Biodiversity offsetting scheme

9.     Archaeological Written Scheme of Investigation

10.   Staged programme of archaeological evaluation and mitigation

11.   Community Employment Plan (CEP) to be submitted

12.   Details of materials to be submitted

13.   Details of photovoltaic panels to be submitted

14,   Landscaping scheme to be submitted

15.   Landscape maintenance and management plan to be submitted

Details to be submitted prior to occupation

16.   Lighting scheme to be submitted

17.   Details of boundary treatments to be submitted

18.   Details of cycle parking to be submitted

19.   Travel Plan to be submitted

20.   Deliveries and servicing management to be submitted (Including restriction on delivery times)

21.   Existing field access to be stopped up

22.   Details of Electric vehicle charging points to be submitted

23.   Submission of SUDS Compliance report

24.   Confirmation in consultation with Thames Water that any surface water network upgrades required have been completed or an alternative has been agreed

Compliance

25.   Implementation of landscaping scheme

26.   Store Opening hours

27.   Construction hours

28.   Building to be used for Class E retail foodstore only

29.   Total Class E net sales area shall not exceed 1,093 sqm

30.   Class E floorspace shall be used for a maximum of 874 sqm convenience goods and a maximum of 219 sqm comparison goods

31.   No mezzanine or first floor level to be constructed

32.   No subdivision to two or more units