Leicestershire Parish Councils

PLANNING APPLICATION 08/0265/1/PXCS
TESCO STORES LTD, LAND ADJACENT TO THE SHAKEPSEARE PUBLIC HOUSE, BRAUN STONE LANE. ERECTION OF RETAIL STORE (CLASS A1) TOGETHER WITH ASSOCIATED CAR PARKING AND ALTERATIONS TO EXISTING VEHICULAR ACCESSES

Over 80 local residents attended Braunstone Town Councils Plans & Environment Committee meeting on 5th June 2008. The Town Councils observations set out below have been forwarded to Blaby District Council who will now determine the application. Anyone wishing to comment on the proposals should forward their observations to Blaby District Council before 11th June 2008 (Blaby District Council have today advised that the very last date for receiving comments is 20th June 2008)(Updated 10/6/08)

Braunstone Town Council objects to this application and recommends REFUSAL for the following reasons:-

1. The proposal is situated in a primarily residential area in the Blaby District Local Plan (Policy R1). The Council believes that Policy R2 of the Local Plan is also applicable (Non Residential Development in a Primarily Residential Area) and the proposals would conflict with the followings aims:-

i) It would have an unsatisfactory relationship with other nearby uses that would be significantly detrimental to the amenities enjoyed by the occupiers of those properties including considerations of privacy, light, noise (particularly the proposed air conditioning and refrigeration units) and disturbance due to the extensive hours of use.

ii) It would be significantly out of keeping with the character and appearance of the area including the nearby conservation area within the City boundary.

iii) It would result in the over-development of the site due to factors including scale, mass, and inadequate car parking.

2. Shopping Policy S2 of the Local Plan – states that within the built up areas, planning permission will be granted for small scale retail development outside of the existing and proposed local shopping centres.

i) The Council believes that the applicant has not demonstrated that the development can be satisfactorily located in a nearby existing local shopping centre;

ii) Local shopping needs are already catered for in the area.

iii) The applicant does not intend to provide an easy access and crossing point for pedestrians from the Leicester City side of Main Street.

Shopping Policy S14 – The applicant refers to the fact that there are no recognised shopping centres nearby, only small parades of shops. It should be pointed out that Bidford Road/Braunstone Lane, Turnbull Drive/Edward Avenue and Henley Crescent are designated NEIGHBOURHOOD CENTRES under Section S14 of the Local Plan.

Braunstone Town Council considers that the development will have significant adverse effect on the viability of these existing shops. The Braunstone Town Parish Plan published in November 2003 aims to secure the adoption, as supplemental planning guidance, measures identified by the community to improve and endorse the quality of the built environment. One of the aims of the Parish Plan is to ‘Maintain the viability of local shopping centre to meet the needs of the local community’.

3. Listed Buildings – Local Plan Policy CE6. The Town Council believes the proposed development is detrimental to the setting of the Shakespeare Public House Listed Building. The Development is not sympathetic to the existing character of the Listed Building and nearby conservation area. The Town Council believes that the development is not acceptable as it will adversely affect the listed building setting and amenity value (Leicestershire Structure Plan Environment Policy 1: Historic Environment).

4. Bat Report – the report is inconclusive and Leicestershire County Council’s Ecologist should be asked to investigate the matter.

5. There are two ‘Air Quality Management Areas’ affecting Braunstone Town and the increased vehicular activity resulting from the development would exacerbate existing traffic problems in the area.

6. Braunstone Town Council believes that the proposal is contrary to Local Plan Policy T8 - Transport and Accessibility. Safe and adequate off road facilities for loading, unloading, have not been provided within the site. Furthermore, there is conflict between HGV delivery vehicles and pedestrians. There will be insufficient parking, particularly at peak times when the adjoining football pitches will be in use.

Local Plan Policy T6 – Insufficient off street parking provision has been made for the vehicles of employees, residents and visitors in accordance with the standards set out in the Local Plan. The development would result in road safety and traffic management problems.

The applicant’s Transport Assessment has not taken into account the recently determined, but not yet completed, proposed office development on the Parkers Site at Braunstone Lane.

7. Insufficient Crime and Disorder Measures have been proposed. The rear perimeter of the site abuts the Shakespeare Park which, according to the Police, is a key area in respect of anti-social behaviour problems. We support the recommendations from the Police that the perimeter be enclosed by a 2.4m Weld Link fence and that a comprehensive CCTV system should be provided. The suggested Weld Link fence would also prevent litter from blowing on to the adjacent Shakespeare Park.

NOTE: Braunstone Town Council is concerned that inadequate neighbour consultation has been undertaken. Ie, one side of Shakespeare Drive has received notification letters whilst the other side has not. Furthermore, the District Council should ensure that Leicester City Council, as an adjacent authority, is consulted.