Agenda item

Mixed use development comprising 7,310 sqm (gea) industrial/warehousing unit (Use Classes B1c, B2, B8); 7998 sqm (gea) retail store (use class A1) and petrol filling station, together with associated car parking, landscaping and alterations to adjacent highway.

Recommendation : Refusal

Mixed use development comprising 7,310 sq.m (gea) industrial/warehousing unit (Use Classes B1c, B2, B8); 7998 sq. m (gea) retail store (use class A1) and petrol filling station, together with associated car parking, landscaping and alterations to adjacent highway.

Officers introduced the report to the committee highlighting the changes to the report on the addendum sheet. 

In accordance with the Council’s constitution the agent addressed the meeting.

The petitioners in support and objecting to the proposal were not present at the meeting.

The agent made the following points:-

• The recommendation for refusal was on the loss of Industrial land.
• The proposal would create employment at a time when unemployment was rising.
• There was Community support for the application.
• The proposal would provide an opportunity for those visiting the store to visit Hayes Town Centre, whilst doing there main food shop.
• The application would enable improvements to an important highway network.
• The area was a key Brownfield site with access to the Town Centre
• There was a need for a food store in Hayes.
• Choice and competition would reduce travel as customers would come from other stores in the area.
• The site was well located for a retail use.
• The site was close to the Town Centre and customers of the store would be able to walk to the Town Centre shops.
• The site was a gateway to Hayes Town Centre and a viable and suitable site to service the Town.
• A consultation exercise had been undertaken with local residents and the support was overwhelming.
•  The proposed development would bring an improvement to the site.
• Residents of Albert Road would see an improvement.
• This development would bring needed employment to the area from shop floor to Management.
• The applicants would work with Uxbridge College to provide any training requirements.
• If allowed the store would be operational from 2013.

A Ward Councillor provided additional information for consideration by the Committee this was circulated to the committee during the consideration of this item.

In answer to a question raised in relation to the hours of opening officers advised the committee that if the application was approved a condition would be recommended to control the lights and signage as the store was to be open 24 hours. Officers suggested that an informative be added to advise the applicant that any re-submission should seek to restrict illumination of the store at night to protect local residents.   The committee agreed to the informative being added.

A member asked whether there would be an increase in air pollution in the area as a result of this application if it was to be approved.  A planning obligation would be attached to require air quality monitoring in the area.

A member raised concerns on the affect that this application would have if the application was to be approved. It was not felt that the enhancement of the approach from the site to Hayes Town Centre would not encourage people visiting the store to then visit the town. 

Officers advised the committee that the level of harm that would be needed to refuse an application on retail grounds would be the loss or closure of a majority of the town centre shops.  The proposed store would not take away that level of trade draw from the town centre.  Officers suggested that an informative be added that any re-submission should allow vehicles to park at the site for 3 hours at a time, to allow sufficient time for shoppers to undertake linked shopping trips to retailers within the town centre.  The committee agreed to the informative being added.

A member stated that there was no information in the report on the number of traffic movements to and from the site.  This information would enable the committee to have an insight into the scale of the problem expected if the application was to be approved.

Offices advised the committee that information had been included in the traffic assessment that had been undertaken by the applicants.  Officers provided the vehicle movement figures for the am and pm peak periods.  The  committee were advised that the proposal would require a number of highway improvements that would reduce the current congestion that occurs.

The committee still had concerns that the mitigation measures being put forward would not deliver a free flow of traffic in surrounding roads.   This was an important Industrial Business Area, which needed to be retained in the current financial and economic situation. 

The amended officer’s recommendation as set out on the addendum sheet with the additional informatives added was moved and seconded.  On being put to the vote the amended recommendation was agreed.

Resolved

A.         That the application be referred to the Greater London Authority; and subject to no direction being received from the Greater London Authority that delegated powers be granted to the Head of Planning, Consumer Protection, Sport and Green Spaces to REFUSE the application for the reasons set in the officer’s report.

B.        If a Unilateral Undertaking is received by the Council, securing the planning obligations set out in this report, ahead of the Stage 2 referral response from the GLA, then delegated authority be given to the Head of Planning, Consumer Protection, Sport and Green Spaces to remove refusal reasons 2 and 3.

Additional Informatives

You are advised that had the Council been minded to approve the application, it would have sought to allow vehicles to park at the site for 3 hours at a time, to allow sufficient time for shoppers to undertake linked shopping trips to retailers in the town centre.

You are also advised that had the Council been minded to approve the application, it would have sought to restrict illumination at night on the eastern elevation of the building in order to safeguard the amenity of surrounding properties.