Location
CLEVELAND RETAIL PARK, SKIPPERS LANE, SOUTH BANK
Proposal
ERECTION OF 4 NO. RETAIL UNITS (3716 SQ M)
Application Type
Full
Status
Approved
Parish(es)
Eston
Applicant
GRANTCHESTER RETAIL PARKS
Applicant's Address
C/O AGENT
Agent
PDC LTD
Agent's Address
SUITE C
DEANSGATE MEWS OFFICES
253 DEANSGATE
MANCHESTER
M3 4EN
Agent's work phone
Agent's email
Case Officer
Mrs D Mealing
Case Officer Telephone
Case Officer Email
Doreen.Mealing@redcar-cleveland.gov.uk
Consultation Start
17/01/2003
Weekly List Expiry Date
-
Date Received
23/12/2002
Date Valid
23/12/2002
Expiry
17/02/2003
Consultation Expiry
07/02/2003
associated_bldreg
-
Decision
APPROVED
Decision Date
25/03/2004
Decision Level
Committee
Committee Date
26/03/2003
| # | Condition Details |
|---|---|
| 1 | (1) The development shall not be begun later than the expiration of FIVE YEARS from the date of this permission. REASON: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990. |
| 2 | (2) Details of materials to be used on the external elevations of the development shall be submitted to and agreed in writing by the Local Planning Authority prior to the development being commenced. REASON: To ensure the use of satisfactory materials. |
| 3 | (3) No development shall take place until there has been submitted to, and agreed in writing by the Local Planning Authority, a scheme of landscaping which shall include indications of all existing trees and hedgerows on the land (if any), and details of any to be retained, together with measures for their protection in the course of the development. REASON: To reserve the rights of the Local Planning Authority with regard to these matters |
| 4 | (4) All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the buildings or the completion of the development, whichever is sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation. REASON: To ensure the satisfactory implementation of the approved scheme in the interests of the visual amenities of the locality. |
| 5 | (5) The new retail warehouse units shall not be used for: a) The sale of food (other than confectionery, food and drink associated with or ancillary to the main operation) b) Clothing and shoes, fashion accessories including handbags and luggage, watches and jewellery c) Pharmaceutical and personal cae products including perfumes toiletries spectacles and contact lenses d) Toys books music records and CDs video and audio tapes other than ancillary to the main operations e) China fancy goods and gift ware |
| 6 | (6) The application site is on/close to land identified by the council as having a history of potentially harmful contamination. The applicant shall, prior to the commencement of any works involving the disturbance of the site, submit for the approval of the Planning Authority i) details of a suitable site investigation and risk assessment sufficient to identify the nature and degree of any contaminants in, on or under the site and the extent to which they may effect the suitability of the site for its intended use. ii) dependent on the findings of i) above, details of a suitable remediation scheme. The agreed scheme shall be implemented to the satisfaction of the Local Planning Authority prior to the development commencing. |
| 7 | NOTE: Redcar and Cleveland Local Plan Policies SH12 and SH13 were relevant to this decision. |
| 8 | REASON FOR DECISION: Members will recall that outline planning permission was granted for an extension to the retail park at Skippers Lane by the Secretary of State in November 2000 (Plan No: R/1998/335/00). This permission was for an additional 10,221 sq metres of gross floorspace. The outline approval did include the former Linkman Tankers Site part of which is the current application site. When the detailed application was submitted the B & Q store was positioned at the eastern end of the site and the replacement MFI store positioned adjacent to Focus. These two developments equate to the floorspace allowed at the outline stage. However there is a section of the former Linkman Tankers site which remains undeveloped. The application now before Members is for the erection of four additional units on this parcel of land. The car park and access to the site have already been extended as part of the B & Q/MFI development and the proposed development would use the new access on to the Trunk Road and the extended car park. Service access would be from the rear of the development as with the existing units. The design of the new units would reflect the new B & Q/MFI stores and the applicants also have consent to refurbish the existing units in a similar manner. The layout of the proposed development is acceptable. As stated above both central and local policies state that major retail proposals for out of centre locations need to be justified in terms of need; sequential approach; affect on the viability/vitality of existing centres; accessibility of the site. These issues were all addressed at the outline stage at the Appeal Inquiry and whilst the circumstances have not altered significantly in the interim need to be addressed again for this proposal. i) Need – In the supporting statement which accompanies the application, capacity tables have been updated to include the additional floorspace now being proposed. The tables indicate a capacity of £29 million within the catchment area for the period to 2006 and therefore concludes that there is a quantitative need for the development. Furthermore it is accepted that at present local residents have to travel to Portrack Lane and Teesside Park for bulky goods. Providing additional facilities on this site would reduce journey times and distances and therefore there would be a clear sustainability gain. Development of this part of the site would complete the existing development and also provide an acceptable after use for a brownfield site. This future development would also provide additional job opportunities. Therefore I consider that there is also a qualitative need for the development. ii) Impact on other centres – Given that the units are to be used for bulky goods only, the impact on local centres eg Eston/South Bank will be small since the amount of comparison shopping in these centres is small. The greatest level of trade diversion would be from Redcar and other retail parks eg Teesside Park/Portrack Lane. The Regent Walk development has now been completed which consolidates the existing town centre. Accordingly it is considered that the scale of diversion will not materially harm the vitality or viability of this centre. The other centres are out of centre locations. iii) Sequential approach – Whilst preference is to be given to developing sites within/on the fringe of existing centres, within the East Middlesbrough area there are no suitable alternative sites in such locations. In addition the site in Eston has approval for an Aldi Store and the land at West Dyke Road, Redcar has been developed. The proposal is an extension of an existing retail park and is therefore preferred in sequential terms to out of town sites. Furthermore expansion of the existing park consolidates the critical mass for the centre to be viable. iv) Accessibility – It has previously been argued that allowing development of this site would reduce the need for residents of the Borough to travel to other retail parks in Stockton and Middlesbrough. Furthermore the site is accessible by public transport and cycleways have been incorporated into the overall development. Accordingly the proposal satisfies the criteria to reduce length of journeys and to provide accessibility for non-car bourne trade. v) Regeneration/Employment - At present this site is a vacant brownsfield site. The proposed development represents a reasonable way of bringing the site back into use. The additional development would complete the overall development of the site. The proposal will also generate additional jobs and the applicants have indicated that they would be prepared to enter into a fresh S106 agreement relating to employment opportunities during the construction and operational phased aimed at promoting employment for local persons. On the basis that the new units will be used for the sale of bulky goods only and that the proposal is an extension to an existing retail park I consider the proposal is acceptable in policy terms. I would therefore recommend that Committee resolve that it is mindful to grant approval subject to the following conditions and a Section 106 agreement relating to employment opportunities. However in view of the size of development and the development already carried on the site, the application will have to be referred to GONE. |
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| Select all | Size | Date uploaded | |
|---|---|---|---|
| Application Documents | |||
| Decision Notice | 3778 kb | ||
| Consultee Name | Date Letter Sent | Consultation Expiry Date |
|---|---|---|
| Housing & Health Services | 10/01/2003 | - |
| Joint Strategy Unit | 13/01/2003 | - |
| Northumbrian Water Ltd | 10/01/2003 | - |
| Planning and Regeneration Programme | 10/01/2003 | - |
| Strategic Planning Team (Policy) | 20/01/2003 | - |
| Technical Services (Regulatory) | 20/01/2003 | - |
| Address | Date Sent | Date Reconsulted | Expiry Date |
|---|---|---|---|
| 3 TYNE COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DT | 17/01/2003 | - | 07/02/2003 |
| 4 TYNE COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DT | 17/01/2003 | - | 07/02/2003 |
| 5 TYNE COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DT | 17/01/2003 | - | 07/02/2003 |
| 6 TYNE COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DT | 17/01/2003 | - | 07/02/2003 |
| 7 TYNE COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DT | 17/01/2003 | - | 07/02/2003 |
| 4 WEAR COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DU | 17/01/2003 | - | 07/02/2003 |
| 5 WEAR COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DU | 17/01/2003 | - | 07/02/2003 |
| 6 WEAR COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DU | 17/01/2003 | - | 07/02/2003 |
| 7 WEAR COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DU | 17/01/2003 | - | 07/02/2003 |
| 8 WEAR COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DU | 17/01/2003 | - | 07/02/2003 |
| 3 TEES COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DX | 17/01/2003 | - | 07/02/2003 |
| 4 TEES COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DX | 17/01/2003 | - | 07/02/2003 |
| 5 TEES COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6DX | 17/01/2003 | - | 07/02/2003 |
| MFI STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| FOCUS STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| STOREYS CARPETS STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| HALFORDS STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| CURRYS STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| POWERHOUSE STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| MATALAN STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6 | 17/01/2003 | - | 07/02/2003 |
| CLEVELAND FRIENDS OF ARMS UNIT B1 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| UNIT B2 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| UNIT A1 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| UNIT A2 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| UNIT A3 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| UNIT A4 STADIUM COURT SKIPPERS LAND I. E. SOUTH BANK TS6 6UW | 17/01/2003 | - | 07/02/2003 |
| SOUTH BANK | 17/01/2003 | - | 07/02/2003 |
| Site or Press | Description | Display Date | Expiry Date |
|---|---|---|---|
| B | DEPARTURE | 17/01/2003 | 07/02/2003 |