TESCO LOOE - MATERIAL PLANNING CONSIDERATIONS


1) Caradon Local Proposals Plan, ALT2, ALT6, CL5, CL7, CL8, CL9, CL10 & HO13

 The Tesco site is within an Area of Great Landscape Value (AGLV) and a Coastal Zone but is outside the development limit for Looe so is classed an "out-of-town" site. It has an agricultural land classification Grade 2 which is the highest quality land found anywhere in Cornwall, and it is visible from an Area of Outstanding Natural Beauty (AONB).

The Caradon Local Plan is normally the starting point for planning decisions and the proposals submitted do not comply with the following policies . . .
  • ALT2: "Planning permission will not be granted for a proposal unless the development would: i) be compatible in its design with the surroundings in terms of scale, density, massing, height and materials of construction; (ii) make the best use of landscape, townscape and/or topographical features that make a material contribution to the character of the area" ... the development does not satisfy any of the above;
  • ALT6: "Large Scale Retail Development - Planning permission will be granted for an out-of-town centre site provided it can be demonstrated by a sequential test that no sites are available, suitable or viable within the town centre or on the edge of town centre and provided the proposals are not contrary to other policies of the local plan for protection of countryside and environment"  ... there is a preferable site at Polean which is next to the main car park within level walking distance to town centre and this proposal is contrary to the other policies for protection of countryside and environment mentioned;
  • CL5: "The use of best and most versatile agricultural land for any development not associated with agriculture or forestry will not be permitted unless there is a strong case for development on the site which over-rides the need to protect such land"  ... alternative brownfield land exists;
  • CL7: "Planning permission will not be granted for development which will adversely affect the view towards such areas from roads, footpaths, bridleways and other public places within an AONB"  ... this hilltop development would be visible from distance;
  • CL8: "Landscapes of County Importance - The boundaries of the following AGLVs are defined on the Proposals Map: Boconnoc, Mid-Fowey, Caradon Hill, Looe and Seaton valleys, South East Caradon, Lynher Valley"  ... it is within the Looe and Seaton Valley;
  • CL9: "Proposed development in AGLVs identified on the Proposals Map will not be permitted if it would materially harm the character of the particular area and if it does not closely reflect the traditional building styles and local materials, or the characteristic pattern of settlement, in the particular area" ... this is clearly a very modern development in a town whose distinctiveness is characterised by its coastal connections and historic heritage. The Tesco building itself is a large mono-span structure, dominant in the streetscape and the housing is clad in copper metal which is not a local material;
  • CL10: "Planning permission will not be granted for development outside of the development limits of settlements within the Coastal Zone"  ... this would be outside the development limits.
  • HO13:  "As an exception to Policies HO6 (housing development in villages) and HO7 (housing development in the countryside), small residential developments solely for affordable housing will be permitted"  ... contrary to officer advice, this is not an 'Exception Site' because it is a significant (as opposed to small) development incorporating a large retail store, and is not solely for affordable housing. It is therefore against to the fact and the spirit of the policy.
2) Planning History of the Site

 A previous Local Authority planning application (in 1993) for a Park & Ride was refused because of concerns about traffic and adverse impact on an Area of Great Landscape Value.

3) Peat Bog at Millendreath
The development would be the first urbanisation of the watershed feeding the valley leading to Millendreath beach. The valley bottom is a lowland peat bog (one of three in Cornwall). It can absorb the heaviest rainfall without flooding. Run-off water (with associated pollutants) from any acreage of hard surface, petrol filling station or carwash would leach into the fabric of the bog, tip the natural balance and cause flooding of the valley and properties below.
4) Design and Appearance

The foodstore is a large glass, metal and timber mono-span structure with a floor area 14 times larger than any existing building in the streetscene and not in keeping with local scale or character.

 At 106 metres above sea level the application site is located on the highest ground in East Looe. It is positioned at the highest end of the application site and the roof of the store and petrol filling station canopy would interrupt the skyline.

 Although there is some cut and fill, even the floor level of the store would remain above the level of the Barbican Road by up to 7 metres and the building would be highly visible because of it's position at the top of the site.

 The development would necessitate the destruction of 200m mature Cornish hedge, and screening measures using native deciduous species would be slow to mature and largely ineffective especially in winter.

 The affordable housing scheme is inappropriately designed to reflect "industrial" surroundings - refer to Design & Access Statement 6.4, and the copper metal cladding to houses with mono-pitch roofs facing the Barbican Road does not reflect local materials or character.

 In the revised scheme, gaps between the buildings have been closed to a minimum forming an almost continuous terrace. The small scale of the affordable units is in stark contrast to the mass of the superstore opposite and the poor standard of design is reminiscent of the mistakes of the past.

 5) Sequential test
  • The site is an out of town centre location, 1.2 km from the primary shopping area of Looe.
  • It is around 350ft above the level of town centre and accessible only via paths and roads having steep gradients thus limiting access by cycle or on foot.
  • It is a greenfield land and there are preferable brownfield sites located either: within Looe next to the main car park and level walking to the town centre; or in Liskeard 7 miles to the north which the Cornwall Retail Study (2010) defines a regional retail focus for future expansion.
6) Impact on footfall and town centre vitality and viability
The out-of-town location is likely to lead to reduced town-centre footfall and impact every type of business in Looe because the town's retail focus would be split in two opposing directions. GVA Grimley suggests the town centre could lose a significant amount of its turnover leading to possible closures.

 We do not accept the officer comment that the planning obligation of a short-term subsidy for the Looe Town Bus would "satisfactorily mitigate any adverse impact on the town centre". It might be different however if the 106 included an on-going subsidy to provide free town-centre parking for residents.
7) Impact on the Barbican Road parade of independent stores
  • The Spar (Bay View Road), Palfrey's Bakery (Barbican Parade) and the Londis Post Office & Convenience Stores (Barbican Parade) would be critically affected by a superstore just 500 mts up the road also operating long hours and planning policy (both national and local) seeks to protect against such adverse impact,
  • The future of the Barbican Sub-Post Office, which serves one third of the population of Looe, is dependent on the future of the parent Londis store and if this were lost there is no other easily accessible alternative Post Office facility for those living in the Barbican area,
  • Should any of these businesses fail (and the Londis may be forced to close), the local community would lose a valued focus and meeting point that wouldn’t be replicated within the Tesco store,
  • There would be a resultant loss of employment both directly and indirectly.
8) Employment
National statistics reveal that supermarkets account for a net reduction in employment.
Not all new jobs would be recruited locally.
 Elsewhere there would be employment reductions and potentially business closures.
There would also be a knock-on effect on local producers and suppliers of the regional produce stocked and sold by many local independent retailers.
9) Need for a petrol filling station
  • There are already 2 petrol stations serving Looe and Polperro, one centrally located.
  • Another facility would create an unnecessary draw of additional traffic to an ill-suited stretch of road - figures from Morrisons show that 1 in 5 vehicles visit just to refuel.
  • 
The riverside Texaco 24hr facility has steps (built 3 years ago) down to the water's edge for the refuelling of boats. If, as the operator suggests, it were to close along with the convenience store there would be a loss of 6 full-time jobs and the 24hr availability of marine fuel for any state of tide time.
  • Looe Community Fire Service officer advises they regularly use the Texaco Filling Station in the town centre to refuel, being their nearest 24hr supplier of diesel.
10) Traffic
  • Tesco's Transport Assessment is full of errors and omissions and hugely miscalculates the development's traffic impact and its finding should be rejected (see SBA's appraisal).
  • In its catchment area figures Tesco's Transport Assessment doesn't include nearby Polperro (5.8miles) and Liskeard (6.9miles) which together have a population in excess of 10,000 and would likely lead to a 50% increase in traffic activity within the local road network.
  • No analysis has been done of any junctions beyond the end of the Barbican Road or of the sections single track roads one is forced to use to and from Liskeard.
  • It is generally acknowledged that the roads around Looe, whilst forming part of local character, have serious limitations and little capacity for increased usage.
  • Tesco's TA unrealistically states that 30% of patrons would visit on foot, but there is little opportunity for any reduction in vehicle based trips because of the dangerously narrow roads and hilly topography of Looe that limit cycling or walking.
  • There are road safety issues for pedestrians at junctions with the site and with St. Martin’s Road because of the proximity of holiday camps and a school.
SUMMARY
The Caradon Local Plan and the NPPF seek to promote the rejuvenation of our town centres to restore their viability and vitality, to discourage urban sprawl or out-of-town development, to promote good design and to protect and enhance the environment.
This application is on a prominent greenfield hilltop in an Area of Great Landscape Value, that is outside the settlement envelope of Looe and on prime agricultural land that is not included in the Local Development Plan.  It therefore fails to comply with a large number of national and local policies

Crucially there is shown to be a viable and preferable brownfield site at Polean adjacent the main Millpool car park. Recent surveys reveal that the business community and many residents regard it preferable because it is closer and level walking to town centre. GVA Grimley agrees with this conclusion that the Tesco proposal also fails the sequential test and should be refused  ◆


more info below on Peat Bog, highways problems, landscaping comment etc, see...  More Posts   ⬇