Agenda item

To determine the application.

Nick Harding presented the report.

Members received a presentation, in accordance with the public participation procedurem from Councillor Bob Wicks, a Whittlesey Town Councillor who spoke in objection to the proposal. Councillor Wicks explained that he is a long-standing resident of Coates and that his prime concern relates to the comments which were made by the Police Officer with regards to anti-social activities. He made the point that the Police Officer failed to mention the issue of speeding in the village, which, in his view, is the biggest anti-social behaviour problem the village has and has been a problem for many years.

Councillor Wicks expressed the view that the problem is so severe Whittlesey Town Council have purchased 12 motor vehicle recording systems to monitor the speeds initially within Coates and Eastrea, with some of the statistics that have been gathered are quite extreme with one recorded speed of 107 being captured on the entrance to Coates. He added that the speed of that vehicle was captured in the vicinity of this proposed development and his concern is also for the village school whose entrance is virtually opposite the proposal site, with there having been a number of incidents on the level crossing which may have been very serious.

Councillor Wicks stated that there is also the potential that the community asset of the village post office may also be affected by the proposed development which could have serious implications for those elderly residents who live in the village. He stated that the actual fence to the south of the site is missing and has been for a period of time, which has never been reinstated and he is also aware that there is a retrospective planning application for the industrial unit next door which will include extra access to be required on the whole site. 

Members asked Councillor Wicks the following questions:

·         Councillor Mrs French asked for clarification concerning what has not been re-erected? Councillor Wicks confirmed that it was a fence.

·         Councillor Mrs French stated that Whittlesey Town Council recommends the refusal of the proposal as it is a detrimental impact of the surrounding area and concerns regarding speeding. She made the point that speeding is a matter for the Police, and it is not a material planning consideration, and, in her opinion, she would have thought that the store would be a welcome addition to the village for the people who live there, and she asked Councillor Wicks to explain why the proposal will be detrimental to the village post office. Councillor Wicks explained that at the present time the village shop contains the Post Office which is part and parcel of the business and there is the possibility of the income for that business decreasing because of this development.

Members received a presentation,  in accordance with the public participation procedure, from Mr Matthew Wilkinson, the applicant. Mr Wilkinson explained that he is the Capital Projects Manager for Lincolnshire Cooperative. He made the point that the site is a brownfield site located just east of 6 to 8 March Road in Coates and the site has been unused for over ten years and the proposal is to create a new convenience store for the residents of Coates.

Mr Wilkinson explained that the applicant is Lincolnshire Cooperative which is a successful regional cooperative society that operates food stores, pharmacies, funeral homes, florists, travel agencies and post offices in Lincolnshire and the surrounding areas. He added that the Coop has been in existence for over 160 years and the aim is to provide a food store to serve the community of Coates and he explained that it does not form part of the larger Cooperative Group who operate the larger store in Whittlesey, however, the recently developed West End Cooperative in Whittlesey, which opened in 2021, and this proposal are similar types of scheme.

Mr Wilkinson explained that the purpose is to bring ideas together, energy and resources to make life better in communities and this is undertaken cooperatively with their members, customers, colleagues and suppliers as well as organisations, businesses, charities and good causes that they work with. He added that by providing the proposed new local convenience store, it will fulfil all of these priorities and in recent years they have developed many schemes throughout Lincolnshire and surrounding areas and the stores were vital and traded throughout the whole of the pandemic and making the point that it is vital that the 4683 residents of Coates, Benwick and Eastrea have the benefit of a new convenience store to provide for their day to day shopping needs. He added that there will not be a post office operating from the site and it is not the intention to operate one either.

Mr Wilkinson explained that they currently operate 48 local post offices, and they are at a significant cost to the business and for the past 15 years they have been campaigning to the Government for a fair deal for rural communities. He stated that it is his intention to develop the site to encourage more shoppers to stay and use local services and, therefore, in turn helping local businesses such as the Post Office rather than people having to use their car to drive for essential items.

Mr Wilkinson stated that there have been several concerns raised about the proposal throughout the planning process and the applicant has provided thorough and substantial reasons why this sustainable development should be granted to bring this vacant site back into use. He stated that the site is well located directly off the A605 and in the historic geographical centre of the village of Coates, with it expected that the convenience store will serve the village of Coates and surrounding villages.

Mr Wilkinson explained that with regards to the impact on the character of the area, the building has been individually designed to be in keeping with surrounding historic architecture of the village of Coates and will be built of traditional materials in line with predominant buildings of the area including buff coloured brick and grey slate tiles for the roof. He added that the Planning Officer has stated that the development will make a positive contribution towards the character of the area through the development of the site.

Mr Wilkinson stated that with regards to highways and transport, the proposal includes suitable parking provision for the store and the ability to turn HGV service vehicles on the site so that they can enter and exit the site in forward gear and the County Council Highway Authority support the scheme. He added that with regards to noise and lighting, the application included a full noise impact assessment and a detailed lighting plan which outlined the scheme is in accordance with all current policies with the opening hours of the store to be 7am to 10pm.

Mr Wilkinson explained that with regards to anti-social behaviour, it is not unusual for a retail premises to often act as a location where people want to go and visit and, therefore, there will be a minimum of 16 camera CCTV system and there will be an active dialogue with the local Police and the ASB Officer at the Council. He added that the company operates 98 similar premises in similar rural towns and villages and generally there is no issue with ASB.

Mr Wilkinson explained that the proposal creates a convenience store and essential services, which is much needed, and the development will make a positive contribution and will not be out of character with the area. He added that it will not give rise to adverse impacts in terms of neighbourhood amenity, highways safety, noise and lighting and the proposal will result in the redevelopment of a vacant site by investing in the area for local trades people and contractors which will create up to 20 jobs for the local community.

Mr Wilkinson made the point that the proposal is acceptable in planning terms and is recommended for approval and he asked the committee to support the proposal.

Members asked Mr Wilkinson the following questions:

·         Councillor Gerstner stated that is familiar with the area and he is concerned that there does not appear to have been a public consultation undertaken with the Town Council or the local residents which he finds disappointing as when the West End store was built there was a great deal of engagement undertaken with the Lincolnshire Coop Group and the Town Council. Mr Wilkinson explained that he did attend a Whittlesey Town Council meeting prior to the plans being submitted in February or March 2023. Councillor Gerstner apologised as he was not in attendance at that time, and he added that the residents of Benwick do not tend to shop in Whittlesey.

·         Councillor Gerstner asked whether there is a Net Zero policy in place with regards to the carbon emissions for the proposal as it is adjacent to the Conservation Area? Mr Wilkinson explained that there is not a Net Zero policy but there is a detailed environmental strategy which can be discussed at the outline stage. He added that in terms of the proposal the operational costs in terms of scope 1 and 2 emissions will be extremely low and there will be a significant number of environmental initiatives built in, most notably the insulation and the actual U values of the building will be extremely high to make it as efficient as possible. Mr Wilkinson explained that the refrigeration systems will take up between 55% to 60% of the energy use of the store and a carbon dioxide system will be in place which uses high pressures and uses carbon dioxide as its refrigerant rather that HCFC gases which are harmful to the environment. He stated that there is no Net Zero, due to the fact that there is the will to use traditional materials and Net Zero cannot be achieved without offsetting. Mr Wilkinson made the point that he wants the building to look attractive and is in keeping with the area.

·         Councillor Gerstner stated that it is a historic site and there used to be a mill and a pub at that location and he would like to see a plaque on the side of the store which gives a small piece of historic knowledge. He added that he would hope that the Lincolnshire Coop will be a good neighbour to those residents who live in the vicinity of the store and that appropriate noise mitigation measures will be incorporated so that the refrigeration units do not cause a nuisance to those living nearby. Mr Wilkinson explained that that the scheme has been designed deliberately so that the massing of the building is such that they are minimising the impact of the movement of the vehicles to as many neighbours as possible. He added that the massing of the building and the store warehouse has been planned so that the neighbours are protected on one side of the site and the service yard compound is a solid brick wall and as part of the noise impact assessment it also has mitigation materials to be lined all the way on the inside. Mr Wilkinson made reference to the CO2 noise units and added that they are incredibly quiet, and steps are in place to mask noise as much as possible for the residential property and amenity and it has been a very well thought out process. He stated that there will be a new fence erected all the way as well around the site and, in his opinion, the proposal is a significant improvement on what has been a derelict site for many years.

·         Councillor Marks stated that he has concerns over the transport movements at the site and he asked whether there is the intention to have deliveries to the shop through the night? Mr Wilkinson explained that there will be no deliveries taking place through the night. Councillor Marks asked how a lorry will be able to turn around when there are people on site? Mr Wilkinson stated that has been considered and there is the possibility of turning an HGV whilst cars are parked in each of the car parking spaces. He added that with regards to the supply chain the premises will be part of the Cooperative supply chain and, therefore, the shop will receive a delivery daily containing chilled, frozen and ambient products. Mr Wilkinson explained that in addition there is likely to be an additional 2 or 3 HGV deliveries a day to include bread and he made the point that he is confident that lorries will always be able to exit and enter the site in forward gear. Councillor Marks asked whether he would accept a curfew to be added on HGV movements? Mr Wilkinson made the point that there is a noise planning condition for a noise management plan which will contain the details including no HGV deliveries before 7am and they can stop delivering between 4 and 5 pm. Councillor Marks asked Mr Wilkinson whether he would be happy to accept a condition to stipulate deliveries between 7am and 5pm? Mr Wilkinson responded in the affirmative and it can be included as part of the noise management plan.

·         Councillor Hicks asked how many staff will be employed at the store? Mr Wilkinson stated that he would expect between 15 and 20 staff and the hours can be flexible to suit the needs of the staff and would include 2 to 3 full time members of staff as well as part time staff members.

·         Councillor Marks referred to the information circulated by officers with regards to vehicle movement and he asked whether there is an intention to use urban articulated lorries as a 13.6 metre vehicle is a standard trailer without the unit on the front which he finds concerning. Mr Wilkinson stated that it is his understanding that there are a number of different vehicles which can be used. Councillor Marks stated that the handout shows the trailer going into the compound by reversing in and he asked how the trailer is unloaded at the rear of that? Mr Wilkinson explained that there is sufficient clearance at the back of the vehicle and there is a tail lift which will come down and then the stock can be decanted off the side. He added that the Cooperative retail logistics network supply 3500 food stores and, therefore, they do have a range of different vehicles which can be used. Mr Wilkinson stated that the site surveyor has reviewed the site, and they will be able to specify the vehicles that are used, and the site does have 19 car parking spaces which is a good size for a convenience store. Councillor Marks made the point that he is concerned that a turning circle for a proper articulated lorry would mean that car parking spaces would be used, and his worry is that may mean that there are vehicles reversing out into the road which is a real concern. Mr Wilkinson stated that the site has been tracked with a vehicle which can service the site. Councillor Marks explained that the other lorries may not be able to be accommodated. Mr Wilkinson stated that the bread delivery lorries are fixed wheelbase lorries and are, therefore, smaller and he added that he can stipulate to the third-party suppliers that the vehicles that they use to service the store cannot be any larger than the size of the vehicle which has been used to track the site. Councillor Marks made the point that you can request that, but there can be no guarantees given.

·         Councillor Connor added that he does feel that the concerns that Councillor Marks has raised are legitimate and any lorries cannot be reversing out onto the A605 and further consideration does need to be given. He added that Councillor Marks has concerns with regards to the access and lorries being able to enter the site without causing any health and safety issues.

Members asked officers the following questions:

·         Councillor Mrs French referred to condition 10 which relates to the noise management plan, and that there does not appear to be any times associated with the condition and she asked whether the times could be added should the application be approved? Nick Harding stated that with regards to deliveries and collection of waste from the site, the intention is for that to be considered under the noise mitigation plan, however, if members would prefer bringing that forward the Environmental Health Team identified a 7am to 7pm delivery times and, therefore, that can be added as a condition should the application be approved.

·         Councillor Hicks asked whether there was the possibility of timed deliveries? Councillor Connor stated that is not an option.

·         Nick Harding advised members that the update report which had been circulated to members had contained three further letters of objection.

Members asked questions, made comments and received responses as follows:

·         Councillor Benney stated that he used to be a shopkeeper for many years and the company he worked with when considering deliveries were excellent as they would undertake risk assessments and take into account times for deliveries along with any restrictions with regards to road types, widths and heights. He added that they then consider the types of lorries which are suitable to service the businesses. Councillor Benney expressed the opinion that if various products are being delivered in one vehicle in his experience it is highly unlikely that there would be late deliveries due to the way that the distribution system operates because if you have an evening delivery then one day’s life is lost on the products being delivered.

·         Councillor Benney expressed the view that when considering third party suppliers in his experience a risk assessment is also undertaken to ascertain the various aspects of delivering to a new store to ensure the health, safety and wellbeing of their drivers. He added that consideration may also be given to having somebody on site acting as a banksman to ensure that the lorry has a safe entry and exit from the site, and he would anticipate that the type of action he has described will also be operated at this site as it is quite a regulated industry.

·         Councillor Benney stated that in the 2021 census it was registered that Coates has 2315 people residing there and he made the point that the shop will have a great deal of passing trade on the A605 and a positive aspect is when cars turn into to use the shop it will mean that other traffic will need to slow down. He stated that whether the local Post Office is able to sustain its business is not a material planning consideration and if the local residents of Coates support the proposal then they will use the shop, however, if they do not use it then the business will close. Councillor Benney expressed the view that it will be a nice-looking store, on a busy road, with parking outside. He added that it is a good use of a brownfield site, and he can only see the proposal as a benefit to the community and whilst there maybe 50 letters of complaint that can only be seen as a very small percentage of the people that live there. Councillor Benney made the point that it is a brownfield site, and it will bring community value and by having this store on the doorstep will benefit the residents of Coates.

·         Councillor Gerstner stated that it is a brownfield site which has been derelict and an eyesore for 10 to 15 years. He added that he takes on board the comments of those people who have made objections to the proposal, however, a number of those objections are not materialistic in planning terms. Councillor Gerstner stated that Whittlesey Town Council have recommended the proposal for refusal as it will be detrimental to the surrounding area in their opinion, however, they have not substantiated that view and whilst they also refer to road safety issues due to the close proximity of the school, they have not quantified what the issues are. He stated that he would provide further information with regards to the motor vehicle activated signs which Whittlesey Town Council have purchased, with the equipment providing unequivocal hard data, and he explained that one of the recording devices on the A605 going towards March, being sited 100 metres from the application site, had captured data over a one-month period and had recorded 64,000 vehicles with the lowest speed being 33mph and the highest speed being 94mph, all within a 30mph speed limit, with the average number of vehicles which would have been prosecuted was 28% of the 64,000 vehicles which were recorded. Councillor Gersner explained that another set of data captured showed that 86,000 vehicles which had passed and 33mph was the lowest recorded speed and 97mph was the highest speed recorded with 27% of the vehicles being over the speed limit. He explained that another set of data highlighted that 94,000 vehicles passed the recording equipment with the lowest being 33mph with 93mph being the highest figure, meaning that 30% of the vehicles would have found themselves liable to prosecution and in conclusion it would mean that 4,000 vehicles would be prosecuted. Councillor Gerstner expressed the opinion that whilst it is a lovely store, in his opinion, the comments of the Highway Officer and the Police are incorrect and the figures that he has collated can evidence that.

·         Councillor Gerstner stated that there has been no major accident there and nobody has been killed, however, Mr Wilkinson has stated that the Lincolnshire Coop intends to be a good neighbour and, therefore, he would like them to help to introduce a speed reduction mitigation measure and not chicanes or speed humps but something visual such as rumble strips. He added that the close proximity of the school to the shop does not assist with the speeding issue and whilst he welcomes the store, he does think that there are issues surrounding speeding.

·         Councillor Marks stated that he does have issues concerning HGVs, however, in his opinion, anybody who wishes to introduce a shop in the present climate in any of town location should be supported. He added that whilst there maybe issues with road safety, if the applicant can work with officers then there could be some mitigation introduced to assist with that issue. Councillor Marks added that he will support the application because the proposal will bring benefit to the local area which far outweigh the safety concerns at the current time until safety measures can be implemented.

·         Councillor Mrs French stated that she would suggest that Whittlesey Town Council submit an application to the Cambridgeshire County Council Highway Team for funding under the Highway Improvement Scheme or the applicant could submit a third-party application to the Highway Authority.

·         Councillor Gerstner stated that Whittlesey Town Council have already taken steps with regards to a highway improvement submission. He added that Coates is now a growing medium size village with the potential of another 400 houses and the store would be a welcome asset for the residents and if the current residents have concerns over the loss of their village shop then they should use it or risk losing it. Councillor Gerstner stated that he fully understands some of the objections raised against the application, however, the residents of Coates do not have to use the new shop and can continue to use the existing shop, it is down to personal choice, but, in his opinion, it is a very bold financial move by the Lincolnshire Cooperative who have been very engaging and community spirited at their other store by having a community fund which many of the local community groups have benefited from. Councillor Gerstner stated that he fully supports the application with a caveat of the road safety aspect.

·         Councillor Marks stated that he fully supports those views and he asked whether there is anything that the Coop can do to assist with the road safety concerns should be considered and he asked whether it is something that the applicant can be consulted on to see what they would be prepared to do.

·         Nick Harding explained that there has been no objection received from the Highway Authority and, therefore, consideration needs to be given with regards to on what basis is the application going to be refused on highway safety grounds or alternatively look for a contribution towards a traffic calming scheme which has not been defined. He added that given that situation committee would be acting outside of the CIL regulations in terms of developer contributions because there is not the evidence to support the request. Nick Harding stated that if members are concerned and they are agreeable to his suggestion then a discussion could take place with the applicant outside of the planning regime.

·         Councillor Hicks stated he fully agrees with the safety concerns which have been highlighted and added that he is sure that as the Coop is such a big organisation. He expressed the opinion that as a goodwill gesture they should contribute to some traffic calming measures. Councillor Hicks added that consideration needs to be given to the amount of employment the proposal will bring to the village, making the point that 15 to 20 jobs will be provided to local people including parents of the children who attend the local school.

·         Councillor Connor stated that Nick Harding has advise the committee that consideration cannot be given with regards to the road safety improvements until the application has been determined.

·         Councillor Benney stated that he agrees with the advice provided by Nick Harding with regards to road safety improvements. He added that it is something that cannot be defined, would not be in the remit of the committee and would be unreasonable. Councillor Benney made the point that all traffic calming measures are data based and unfortunately the data does not evidence that there have been road traffic collisions or fatalities. He stated that the application is policy compliant which brings good community benefit, and it will either fail or succeed and it is a brownfield site which is totally compliant. Councillor Benney stated that any issues encountered with regards to the deliveries to the shop are something that the Coop need to address themselves and it is not a consideration for the committee and the proposal should be approved.

·         Councillor Connor agreed that the proposal should be approved.

Proposed by Councillor Mrs French, seconded by Councillor Marks and agreed that the application be GRANTED as per the officer’s recommendation with conditions to be added concerning the operating hours of the premises and also the hours of when deliveries can be made.   

(Councillor Imafidon left the meeting following the determination of this item and for the remainder of the items on the agenda)