08 MARCH 2016 PLANNING COMMITTEE. 6N 15/1330 Reg d: Expires: Ward: GE. of Weeks on Cttee Day:

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1 6N 15/1330 Reg d: Expires: Ward: GE Nei. Con. Exp: BVPI Target Minor (15) Number of Weeks on Cttee Day: 13/8 On Target? Yes LOCATION: PROPOSAL: TYPE: Units 1 to 3, Goldsworth Park Centre, Woking, Surrey, GU21 3LG Installation of outdoor seats, tables, picnic benches, planters, a recycling bin and an A-frame noticeboard (in conjunction with an advertisement consent application (PLAN/2015/1331)). Other operation APPLICANT: Waitrose Ltd OFFICER: Tanveer Rahman REASON FOR REFERRAL TO COMMITTEE The application has been referred to Planning Committee at the request of Councillor Addison, in view of concerns that the proposed street furniture and banners would leave the covered walkway directly adjacent to the north elevation of Waitrose with insufficient width for pedestrians and buggies to navigate. SITE DESCRIPTION The application site is the walkway covered by the roof overhang over the north elevation of Waitrose in the Goldsworth Park Centre. This area fronts onto an open amenity area which currently contains a children s play facility and benches. This open amenity area is also surrounded by retail units to the north and east; as well as landscaping with surface car parking behind it to the west. There is currently a plant stand near the entrance to Waitrose, by its north west corner. The Goldsworth Park Centre is designated as a Local Centre by the Woking Core Strategy (2012). PROPOSED DEVELOPMENT The planning application seeks permission to install two light grey matt lacquer-coated picnic benches, two aluminium powder-coated frame tables with four associated aluminium powder-coated chairs, a plastic recycling bin and a no-smoking sign on an A-frame signboard, on the walkway covered by the roof overhang over the north elevation of Waitrose. This application has been submitted in conjunction with the advertisement consent (PLAN/2015/1331) application for three banners supported by metal posts. The agent has advised that the recycling bin and picnic benches are intended to be kept outside on a permanent basis while all other equipment is only intended to be kept outside during the store opening hours. PLANNING STATUS 139

2 Urban Area Goldsworth Park Local Centre Thames Basin Heaths SPA Zone B (400m-5km) RECOMMENDATION GRANT planning permission subject to conditions. RELEVANT PLANNING HISTORY (Units 1-3 of Goldsworth Park Centre) PLAN/2006/0634: Details pursuant to Condition 5 (materials) of Planning Permission 04/0054 for the erection of a ground floor extension and provision of associated mechanical plant at first floor level. Demolition of part of covered walkway, relocation of store entrance, childs play area and seating and provision of additional landscaping. Erection of a new electrical sub station to the rear of the store permitted PLAN/2006/0630: Erection of temporary signage - withdrawn PLAN/2005/0417: Replacement of existing signs (illuminated and non-illuminated advertisements) - permitted PLAN/2004/0054: Ground floor extension and provision of associated mechanical plant at first floor level. Demolition of part of covered walkway, relocation of store entrance, childs play area and seating and provision of additional landscaping. Erection of a new electrical sub station to the rear of the store.(amended landscape proposals) - permitted PLAN/2003/0242: Ground floor extension and provision of associated mechanical plant. Relocation of store entrance, childs play area and seating. Provision of new electrical substation - permitted PLAN/1990/1035: Extension of existing fruit and vegetable handling area to rear of property - permitted PLAN/1990/0366: Erection of a mobile canopy at rear of Waitrose store - permitted PLAN/1989/0145: Single storey extension of 41.7sq.m. floor space which will provide additional dining room facilities to existing supermarket permitted (Other units at the Goldsworth Park Centre) PLAN/2015/0020: Change of use to allow external tables and chairs - permitted PLAN/2014/1367: Provision of replacement outdoor children's play facility and relocated public seating - permitted PLAN/2014/0552: Advertisement consent to display an internally illuminated fascia sign and window vinyls - permitted

3 PLAN/2014/0338: Advertisement consent for the erection of an internally illuminated fascia sign and an internally illuminated projecting sign (linked to application ref: PLAN/2014/0295 for new A1/A3 unit) permitted PLAN/2014/0337: Proposed installation of a new shopfront (linked to application ref: PLAN/2014/0295 for new A1/A3 unit) (additional plans) - permitted PLAN/2014/0295: Proposed sub-division of existing A1 (shop) unit and change of use of new sub-divided unit to a mixed A1 (shop), A3 (restaurant/café) use (amended description) - permitted /1060: ERECT OF 8,000 SQ FT OF SHOPPING ADDED TO EXIST OUTLINE PERMISSION FOR 40,000 SQ FT TO BE USED FOR RETAILING AND PROV OF CAR PARKING. FDA withdrawn /1239: ERECT OF 8,000SQ FT OF SHOPPING ADDED TO EXIST OUTLINE PERMISSION FOR 40,000SQFT TO BE USED FOR RETAILING & PROV OF CAR PKG.(DATES OF DECISIONS NOT SHOWN) refused. CONSULTATIONS The County Highway Authority (SCC) has been consulted upon the application and referred the LPA to their Standing Advice for Minor Development. This advice has been consulted and raises no issues. REPRESENTATIONS Two letters of objection were received from the same objector, raising the following main points: There are concerns that the proposal would block the covered walkway around one side of the shopping centre courtyard. Combined with a previously approved application (PLAN/2015/0020) for outdoor seating next to the children s play area the proposal would make access to some of the shops more difficult, particularly for wheelchair or mobility scooter users and parents/carers with pushchairs. The proposal would result in overcrowding and comments have already been made on how access has been adversely impacted by the plant stands outside the entrance to Waitrose, particularly when there are charity collections. The attractive and open nature of the courtyard will be lost. There has been a lack of maintenance to the paving around the courtyard. This will be exacerbated by the proposal as it will concentrate pedestrian traffic to one side of the walkway. (Case Officer s note: Maintenance issues are not a material planning consideration.) The objector is not against Waitrose providing outdoor seating for customers but not in this location. The objector questioned why the application was not advertised in the Goldsworth Park Centre and made the point that most people are not aware of the application. (Case Officer s note: The objector was notified that all adjoining properties were written to informing them of the application, in line with the Council s procedures.) 141

4 RELEVANT PLANNING POLICIES National Planning Policy Framework (2012): Section 1 - Building a strong, competitive economy Section 7 - Requiring good design Woking Core Strategy (2012): CS1 - A spatial strategy for Woking Borough CS4 - Local and Neighbourhood Centres and shopping parades CS17 - Open space, green infrastructure, sport and recreation CS21 - Design CS24 - Woking s landscape and townscape Development Management Policies Development Plan Document Regulation 19 Consultation (2015) DM17 - Public Realm Supplementary Planning Documents: Design (2015) PLANNING ISSUES The main issues to consider in determining this application are: principle of development, impact on character, impact on amenity, impact on public safety and local finance consideration. Principle of development 1. The intention of this application (together with PLAN/2015/1331) is to allow Waitrose customers to sit outside and eat/drink their purchases. Such seating is nowadays a common feature of shopping centre/ high streets and helps to add to the vitality and attractiveness of theses areas. This can have the knock-on effect of improving the vitality for other nearby retailers. This accords with Policy CS4 of the Woking Core Strategy (2012) which seeks to support developments that make a positive contribution to the vitality and viability of Local Centres. Impact on character 2. It is considered that the proposed furniture, especially the proposed planters, would increase the attractiveness of this open amenity area. 3. Furthermore, the proposed seating would be enclosed on three sides by existing retail units to the south and east, the children s playground to the north and the landscaping to the west. As such, it is considered that any impact on character would be localised to the area in front of the retail units. Impact on amenity. 4. The application proposes to maintain a 1.22m separation distance from the edge of the A-frame sign, planters and tables to the proposed banners. A large double 142

5 pushchair has a width of approximately 0.65m and large wheelchairs and mobility scooters have widths of approximately 0.75m. There would also be space to walk on playground side of the proposed banners. It is therefore considered that the proposal would still leave sufficient space for people to pass by. 5. The development would not necessitate the relocation/redevelopment of the children s play equipment and would therefore preserve its amenity value. 6. Furthermore, it is considered that the proposed table and chairs could be used by parents and carers while their children use the play area. This would enhance the amenity of the existing playground. Impact on public safety 7. Surrey Police s Crime Prevention Design Advisor commented that consideration should be given to moving the proposed recycling bin away from the building line, so that if it was set on fire it would not cause damage to the structure of the building. In response to these comments the applicant advised that the recycling bin would would have a maximum capacity of 40l which, presents a fuel load that is unlikely to be sufficient to penetrate the soffit of a canopy roof. The agent also advised that it would fixes, have a non-combustible lid and be emptied outside of trading hours. It is noted that there are currently bins and other objects near buildings on the application site and therefore while these comments are noted it is considered that the proposed recycling bin would not unacceptably increase the risk of fire damage to the building. 8. The Crime Prevention Design Advisor commented that the two proposed picnic tables may act as a catalyst for anti-social behaviour in the area. The advisor also commented that consideration should be given to removing these tables when the store is closed and if this is not possible consideration should be given to redefine existing CCTV coverage to cover this area. It is noted that there is a 360 CCTV above the entrance to the store which points towards the proposed seating area. The applicant confirmed that this provides coverage of the proposed seating area both during and outside of operation hours. Local finance consideration 9. The Council introduced the Community Infrastructure Levy (CIL) on 1 st April CIL is payable on residential and retail developments where the net gross internal floor space would exceed 100sqm. As the proposal does not fall into this category it is not liable for a financial contribution to CIL. CONCLUSION 10. It is considered that the proposal is acceptable in terms of its principle of development, impact on character and impact on amenity and impact on public safety. It is considered that the proposed tables and seating will help link the existing retail unit with the central amenity area and become more of a focal point rather than merely an area through which people pass without stopping. It would also provide oversight of the play area. The proposal would therefore make a positive contribution towards the vitality and viability of the Goldsworth Park Local Centre. From a pragmatic point of view it is considered that the proposal would still allow the 143

6 covered walkway area to be navigable by pedestrians as well as pushchairs, wheelchairs and mobility scooters. 11. The proposal is considered to comply with policies CS1 - A spatial strategy for Woking Borough, CS4 - Local and Neighbourhood Centre and shopping parades, CS17 - Open space, green infrastructure, sport and recreation, CS21 - Design and CS24 - Woking s landscape and townscape of the Woking Core Strategy (2012), policy DM17 Public Realm of the Development Management Policies Development Plan Document Regulation 19 Consultation (2015), Woking Design SPD (2015), Section 1 - Building a strong, competitive economy and Section 7 - Requiring Good Design of the National Planning Policy Framework (2012). BACKGROUND PAPERS 1. Site visit photographs ( ) 2. Consultation response from County Highway Authority (SCC) (dated ) 3. Consultation response from Surrey Police Crime Prevention Design Advisor (received ) 4. Flood risk, design & access statement (received ) RECOMMENDATION Permit subject to the following conditions: 01. The operation hereby permitted shall be commenced not later than three years from the date of this permission. Reason: To accord with the provisions of Section 91 (1) of The Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004). 02. The operation hereby permitted shall be carried out in accordance with the approved drawings listed in this notice. Reason: For the avoidance of doubt and to ensure that the development is completed in accordance with the approved plans. Informatives: 01. Proactive Working: The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph of the National Planning Policy Framework (2012). 02. Site Inspections: You are advised that Council officers may undertake inspections without prior warning to check compliance with approved plans and to establish that all planning conditions are 144

7 being complied with in full. Inspections may be undertaken both during and after construction. 03. The approved drawings for this decision are: 1:2500 site location plan Drwg no AZ(P)-020 (received ) 1:500 site block plan Drwg no AZ(P)-021 (received ) 1:50 proposed plan Drwg no AZ(G)-021 (received ) Equipment schedule Drwg no AZ(G)-020 (received ) 145

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