Erection of a Class A1 convenience retail store and 5 retail units, and associated works (demolition of existing retail units 1, 25, 26 and 27)

Erection of a Class A1 convenience retail store and 5 retail units, and associated works (demolition of existing retail units 1, 25, 26 and 27)

Having declared a prejudicial interest, Councillor Gethyn Davies left the meeting for consideration of this item.

Please refer to the late material circulated prior to the meeting

Principal Planning Officer, Tony Pope, outlined the detail and the background to the application and advised members that the key issue to consider when evaluating the proposals was that the site was already allocated for retail development in the Local District Plan. The Planning Officer referred members to the late material for details of the responses to additional consultations and to the amended and additional conditions.

Public speaking

Speaking as an objector to the application, the speaker referred to the immense impact the proposed development would have on Coleford Town Centre, particularly when located in such a prominent location. Describing the proposals as an unconvincing case for yet another leading supermarket in Coleford, the speaker said that the development would draw shoppers away from the old town centre, threaten existing retailers and seriously damage the character of this rural market town.

Questioning the suggestion that the proposed development might create new employment for the area, the speaker said she was more concerned about the number of job losses affecting other retail businesses in the town centre. She said she was also concerned about the inability of the infrastructure of the town centre in coping with increased traffic movements and demands on utility services. Noting the objections from Coleford Town Council, the speaker criticised the lack of public debate that had been involved in commenting on the proposals, which she described as somewhat misleading due to the well-drawn but slightly deceptive plans. The speaker said she believed the proposals constituted a poor advertisement and lost opportunity for the Forest of Dean District Council in providing something a little more creditable for the residents of Coleford.

Speaking as the applicant and owner of the site, the speaker said that he had lived in the area for over 70 years and worked locally as a builder for over 45 years. He said that he had a wide knowledge of the area and believed the proposed development would benefit both Coleford and the Forest of Dean in creating more employment, providing more choice for the town centre and responding to local demand. The speaker said that he hoped the development would boost local trade and enhance the number of visitors to Coleford. Making comparisons with similar premises in Lydney, the speaker said that the intention was to both retain and increase the number of people shopping in Coleford and to also invest in the town centre. Highlighting the attributes of working for a large corporate organisation, the speaker reflected on the benefits to employment and to the increase in the number of local people working in the area. Responding to criticisms about the design of the proposed development, the speaker said that the consultants involved in the design had done everything possible to ensure minimum visual impact and deliver high quality landscaping. Furthermore, the proposed design was not dissimilar to the design that had been approved by the council for alterations to the adjacent supermarket.

Committee consideration

The general consensus of opinion during the full debate on the application indicated that, whilst acknowledging the principle of development, the committee believed the proposed design of the retail store was both disappointing and unacceptable.

Councillor Gabriella Kirkpatrick described the proposed design as aesthetically unpleasing and questioned why the council should accept anything but the best design for the development. Councillor James Bevan made comparisons with a similar retail store in Lydney and described the proposals as another ‘bland supermarket’ for the Forest Of Dean, with no architectural merit. Councillor Lynn Sterry said she found the proposed design unattractive and out of character with the town centre and proposed that the application be refused. Councillor Gabriella Kirkpatrick seconded the proposal and said she believed the proposed design would destroy the character of Coleford.

Whilst sympathetic to the concerns about the proposed design, Councillor Di Martin also expressed concern about the risk of appeal should the application be refused. Councillor Norman Stephens shared this sentiment and said that, based on technical and legislative terms, the principal of the development was quite evident and that, to refuse the application for aesthetic reasons alone was not a strong option. He suggested that the committee consider a more realistic option and concentrate on securing an alternative design for the site. On this basis, Councillor Stephens proposed deferring the decision for officers to negotiate with the developer in seeking an alternative and more appealing design. Seconded by Councillor James Bevan, the proposal was supported by the majority of members. (Councillors Lynn Sterry and Gabriella Kirkpatrick subsequently withdrew their earlier proposal to refuse the application).

Seeking clarity on the reasons for deferral, the Group Manager for Planning and Housing was instructed by the committee that the preferred design should reflect the character of the town centre and emulate similar retail stores located in nearby Cirencester, Chepstow and Dursley. One member said that, the design should not reflect a tin shed and, where possible, should incorporate natural materials with traditional proportions more in keeping with the image of rural Gloucestershire.

Speaking as an observer, local member, Councillor Terry Hale, expressed concerns about drainage and water run-off and said that it was important to take in consideration the impact of the development on such matters, particularly given the known circumstances that had affected other developments in the area.

Vote

Having considered the earlier proposal from Councillor Norman Stephens and seconded by Councillor James Bevan, for the application to be deferred in order to seek a better design, a recorded vote was taken and members,

RESOLVED to defer the application to allow officers to negotiate with the developer in seeking an alternative design that would be more in keeping with the character of Coleford Town Centre and rural Gloucestershire.

For (14)

Councillors James Bevan, Philip Burford, Frankie Evans, Jackie Fraser, Terry Glastonbury, Val Hobman, Brian Jones, Gabriella Kirkpatrick, Di Martin, Graham Morgan, Norman Stephens, Lynn Sterry, Arthur Thomas and Roger Yeates

Against (0)

Abstentions (0)