The report of the Chief Planning Officer
introduced an application for the erection of a retail store with
car parking and landscaping at the junction of Moorhouse Avenue and Old Lane, Beeston.
Prior to the consideration of this item,
Members were reminded of the subsequent application on the agenda
which was also for a retail store at an adjacent
location. An emphasis was made on the
need to consider each application individually and it was reported
that both applications had been recommended for refusal on retail
policy grounds.
Members had attended a site visit prior to the
meeting and site plans and photographs were displayed.
Further issues highlighted in relation to the
application included the following:
- The application had been submitted
to Plans Panel (East) in September 2012 with a recommendation for
approval. Prior to that meeting, the
application was withdrawn following objections for the applicant of
the adjacent site.
- Further letters of support and
objection that had been received.
- The applicant had stated that there
were no alternative preferable sites in the locality.
- The proposed development would be a
single storey building that was commensurate with the height of
nearby residential properties.
- Existing access to the site would be
used with pedestrian access off Old Lane.
- TPO
trees would be retained.
- All other matters, including design
were considered to be acceptable.
- It was acknowledged that there were
concerns regarding Dewsbury Road Town Centre and the applicant had
been asked top consider alternative locations.
The applicant’s representative addressed
the hearing. The following issues
were highlighted:
- The application had been well
supported locally as a result of public consultation.
- There would be highway
improvements.
- The proposal would increase local
employment opportunities and increase shopping choice in South
Leeds.
- The proposals would see the
redevelopment of a derelict site.
- In response to a Members question,
it was reported that approximately 75% of staff employed would come
form the immediate local area.
- There had been a full retail impact
assessment and it was not felt that the proposals would have a
significant impact on any other areas.
Further to the applicants representations, it
was reported that there was a difference of opinion between
officers and the applicant with regards to the sequential test
issue and the Council’s retail consultant was asked to
address the meeting. He raised the
following issues:
- Dewsbury Road Town Centre had not
delivered full shopping facilities as expected and appropriate
sites for development should be considered.
- This proposal would reduce the
commercial prospect of other operations on Dewsbury Road.
- Reference to policy and strategy and
the use of town centres.
In response to Members comments and questions,
the following issues were discussed:
- Dewsbury Road Town Centre was
identified in the UDP over 6 years ago
and had still not been developed – it was felt that this
policy may influence too heavily and could other ways of developing
Dewsbury Road Town Centre be found.
- The proposal would improve the area
and create jobs.
- If members were minded to vote
against the recommendation it was reported that further work would
need to be carried out for the cumulative impact on Beeston and Dewsbury Road Town Centre.
- There were other examples of similar
stores adjacent to each other elsewhere, should there be approval
given to both applications then there would need to be a
consideration of the Impact on traffic and other retail
operations.
RESOLVED – That the
officer recommendation for refusal be not accepted and the
application be deferred for further negotiation.