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PA14/00699 | Variation of condition 30 attached to decision notice PA12/10064 to allow up to 40% of the foodstore's net retail s

Via http://planning.cornwall.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=MZWLCVFG1H900

Variation of condition 30 attached to decision notice PA12/10064 to allow up to 40% of the foodstore's net retail sales area to be used for comparison goods

Land At South Quay Hayle Cornwall

Ref. No: PA14/00699 | Validated: Wed 29 Jan 2014 | Status: Pending Consideration


Variation of condition 30 attached to decision notice PA12/10064 to allow up to 40% of the foodstore's net retail sales area to be used for comparison goods

cf Variation of condition 30 attached to decision notice PA10/08142 to allow for 30% of the permitted net sales area to be used for the sale of comparison goods. Ref. No: PA12/10064 | Status: Approved with conditions

ORIGINAL (via http://planning.cornwall.gov.uk:8181/rpp/showimage.asp?j=PA12/10064&inde...)

The 2010 Cornwall Retail Study notes at paragraph 5.144 that should a supermarket
on South Quay gain consent then there would still remain the need for significant
additional comparison retail floorspace in Hayle. The Study concludes that there is
potential for up to an additional 4000 square metres net of comparison goods
floorspace. The proposal to revise Condition 30 would see the consented supermarket
share of comparison floorspace increase from 510 sqm to 765 sqm and increase of
255sqm. Given the retail capacity of Hayle for up to 4000sqm this increase is not
considered to be significant in terms of meeting the projected comparison goods need
in the town. However the provision of 765sqm is a significant additional and will
address to an extent the existing leakage from the town.

The applicant has advised that Asda will be the preferred operator and that a 70:30
split meets the business profile to a better degree than the consented 80:30 split. The
increase to 30 % is justified by the applicant due to the desire to sell the Asda
clothing range, DVD's, electrical appliances, motor accessories and homeware, garden
items and a limited range of toys. Assessing these comparison items against the town
centre health check and use classes evidence base the proposed range adds to the
existing choice. There will inevitable be areas of competitive overlap, however the
NPPF promotes competition and choice where this will maintain or enhance town
centre vitality and viability. The increase to 765sqm given the types of comparison
goods proposed as part of the Asda retail profile is not considered to have any direct
significant adverse impact on the viability and vitality of the Town Centre. The
proposal will increase choice and assist in retention of retail spend within Hayle
without harming the existing town centres or the ability to deliver the consented retail
and leisure uses on North Quay.

As areas of overlap have been identified additional mitigation has been agreed with
the applicant in the form of five finger posts to provide directions and to advertise
routes to other retail opportunities in Foundry and Penpol. These are to be required by
way of a planning condition and to be provided on a phased basis of three posts on
opening of the supermarket and the remaining two posts once the new bridge across
Penpol Creek is complete.

Proposal

Variation of Condition 30 attached to planning decision notice reference PA10/08142.
The condition states:
The net retail sales area of the permitted supermarket shall not exceed 2550 (two
thousand five hundred and fifty) square metres, with no more than 20% (510 square
metres) of the net sales area to be used for the sale of comparison goods. For
avoidance of doubt net retail sales area means all areas of the store to which the
public has access but excludes the lobby area, tills, areas behind counters, restaurant
and toilets.
Reason: In order to protect the vitality and viability of Hayle town centres in
accordance with saved Policy 14 of the Cornwall Structure Plan 2004.
The proposal is to vary the 80% : 20% comparison / convenience retail split to a 70%
/ 30% comparison / convenience retail split for the net retail area of the supermarket.

Varied to:

30 The net retail sales area of the permitted supermarket shall not exceed 2550
(two thousand five hundred and fifty) square metres, with no more than 30%
(765 square metres)
of the net sales area to be used for the sale of comparison
goods. For avoidance of doubt net retail sales area means all areas of the store
to which the public has access but excludes the lobby area, tills, areas behind
counters, restaurant and toilets.
Reason: In order to protect the vitality and viability of Hayle town centres in
accordance with saved Policy 14 of the Cornwall Structure Plan 2004.

Now they want to increase again from the original 20% to 40%

   

REFUSED: PA14/00699 to allow up to 40 % of foodstores sales

Notice of Refusal of Planning Permission

CORNWALL COUNCIL, being the Local Planning Authority, HEREBY REFUSES PERMISSION, for the development proposed in the following application received on 24 January 2014 and accompanying plan(s), for the reasons set out on the attached schedule:


Description of Development:
Variation of condition 30 attached to decision notice
PA12/10064 (variation of condition 30 attached to
decision notice PA10/08142) (PA10/08142 - Full planning
permission for the erection of a foodstore (A1) with an A2
unit, 3 non-food units (A1), 2 small retail units for shop /
restaurant purposes (A1 or A3), the creation of a new
public realm including quayside promenade and public
open space, associated infrastructure including the
construction of a raised development platform and
related flood prevention measures, new highway junction
on Carnsew Road and improvements to the existing
highway, car parking and servicing arrangements, and
access to the residential development to the north of the
quay. Outline planning permission for the erection of 30
residential units, the construction of a new restaurant
(A3), associated infrastructure including estate roads, car
parking and amenity spaces, the erection of a new
YOUR ATTENTION IS DRAWN TO THE ATTACHED NOTES.
DATED: 22 December 2014
REFDZ
Phil Mason
Head of Planning and Enterprise

SCHEDULE ATTACHED TO APPLICATION & DECISION NO: PA14/00699

pedestrian footbridge over Penpol Creek, and the creation
of improved pedestrian access and landscaping proposals
to enhance Isis Garden) to allow up to 40 percent of the
foodstores net retail sales area to be used for comparison
goods.


REASONS:

1 The proposed variation of Condition 30 of planning decision notice PA12/10064 to permit a comparison net trading floorspace area of 2550 square metres which would be 40% of the total net retail trading floorspace has failed to demonstrate
that there would not be a significant adverse impact on the viability and vitality of the Copperhouse and Foundry town centres within Hayle. The proposal is therefore contrary to Penwith Local Plan policy TV17(iii) and should be refused in
accordance with paragraph 27 of the National Planning Policy Framework.


RELEVANT PLANNING POLICIES:
17 Penwith Local Plan (2004)
o TV16 - Location of retail development.
o TV17- Impact on town centre.
o TV(D) - Redevelopment of Hayle Harbour.

These policies remain in general conformity with the NPPF and can be afforded weight in determining this application.

18 National Planning Policy Framework 2012
o Section 1 - Building a strong, competitive economy.
o Section 6 - Ensuring the vitality of town centres.
o Planning Practice Guidance 2014.

19 Cornwall Local Plan - Strategic policies Proposed Submission document
(March 2014).
o 2 - Key targets and spatial strategy.
o 3 - Role and function of places.
o 4 - Shopping.
o 5 - Jobs and skills.
o PP2 - Hayle and St Ives Community Network Area.

Via http://planning.cornwall.gov.uk:8181/rpp/showimage.asp?j=PA14/00699&inde...

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