Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application seeking a variation of Conditions 4, 23, 28 and 30 of Outline Planning Permission 14/05483/FU (Mixed use development at Thorpe Park, Leeds) To introduce greater flexibility to allow the 9,000SQ.M of gross retail floorspace within the approved foodstore unit to be reconfigured to provide up to 2,000 SQ.M of gross convenience goods floorspace and 7,000 SQ.M gross for non-food operators (Including resultant changes to the total permitted net sales floorspace) to land between Barrowby Lane and Manston Lane, Thorpe Park, Leeds, LS15 8ZB.

(Report attached)

  The Panel considered a report of the Chief Planning Officer seeking the variation of several conditions attached to approval 14/05483/FU to introduce greater flexibility to allow the 9000sqm of gross retail floorspace within the approved foodstore unit to be reconfigured to provide up to 2000sqm of gross convenience good floorspace and 7000sqm for non-food operators

  Members were reminded of the background to the scheme where retail elements and more recently housing elements had been introduced into the long term proposals for Thorpe Park.  Reference was also made to the recent applications at the site considered by Panel at its meeting held on 11^th June 2015, (minutes 8 and 9 refer)

  The application before Panel proposed a shift in the level of retail to allow for greater flexibility to counteract the severe decline in the food retail sector and was a response to what had been negotiated with a major anchor store.  The application did not seek to increase the overall level of retail floorspace on the site

  The proposal was acceptable in highways terms.  As the application was a departure from the Development Plan, if approved in principle, it would need to be referred to the Secretary of State.  In respect of representations to the proposals, one objection had been received from Hammerson’s on behalf of John Lewis, which was detailed in the report before Panel

  Updated health checks had been received on the various centres within the Thorpe Park catchment area, with these indicating these centres remain vibrant and healthy

  Officers had considered the points raised on behalf of John Lewis about the sequential test but were of the view this matter had been satisfactorily addressed

  Members were updated on key developments in respect of the scheme and the Manston Lane Link Road (MLLR).  The first phase of office development would commence later this year and be completed in the first quarter of 2016.  The legal agreement had been completed between the Council and Network Rail for the link road and railway bridge.  Work on the MLLR was expected to commence in the first – second quarter of 2016 with completion by the first half of 2017; subject to detailed planning permission the retail and leisure proposals were expected to start by the middle of 2016 and be completed by mid 2017, with Green Park to follow

  The Head of Planning Services referred the Members’ site visit earlier that day to the Victoria Gate site where Members had been informed that in January 2016, the John Lewis store would be handed over to the company’s shop fitters, with the due opening date for this store being in September 2016, before the Thorpe Park retail elements had been completed.  In view of this, it was felt that Panel could draw its own conclusions on the issues raised in the objection from Hammerson’s

  The possible impact of the revised retail proposals at Thorpe Park on Seacroft Town Centre was raised, with Officers being of the view that Seacroft Town Centre had below the national average of vacant units; was dominated by Tesco and as this application proposed a lesser amount of convenience goods floorspace it was considered that this town centre could withstand the projected level of impact from the Thorpe Park proposals

  RESOLVED -  To defer and delegate approval to the Chief Planning Officer subject to satisfactory outcome from the consideration of the cumulative retail impact, with a report back to Panel in the event this was not the case and to refer the application to the Secretary of State for the Department of Communities and Local Government under the Town and Country Planning (Consultation) (England) Direction 2009 as a departure from the Statutory Development Plan; the suggested conditions set out in the submitted report (and any others which he might consider appropriate) and a Section 106 Agreement to cover the terms of the original agreement and to cover any consequential variations in respect of amended Manston Lane Link Road trigger points

In the circumstances where the Section 106 has not been completed within 3 months of the determination of the Secretary of State to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer