Agenda item

Application for determination:

Mixed use development comprising health and fitness floorspace (Use Class D2) and non-food retail space (Use Class A1), car parking, access arrangements, landscaping and associated works. Parcel 1 Framework Plan 5 FP5 at Parcel 1, Kingsway Business Park.

The Technical Planning Manager presented the report which detailed an application for mixed use development comprising health and fitness floorspace (Use Class D2) and non-food retail floorspace (Use Class A1), car parking, access arrangements, landscaping and associated works at Parcel 1, Framework Plan 5 FP5, Kingsway Business Park.

Members noted the late material which contained a correction to the car parking provision.

Councillor Cook, as Ward Member addressed the Committee in support of the application.

He noted that 87% of residents responding to the public consultation in 2018 were in favour of the development of the unattractive brownfield site.

He stated that the sites in Quedgeley District Centre totalled 2,400 sqm and, with the proposed garden centre, the applicants required a site of over 3,000 sqm.

He noted that the Peel Centre was less than half a mile from the existing B&M store in the City Centre.

He stated that the proposal would create over sixty jobs and none of the  consultees had indicated that the proposal would result in any harm. He noted that should the application be refused the applicants would not pursue another site in Gloucester. He read a letter of support from a resident.

Julia Atkinson of Quedgeley Community Trust addressed the Committee in opposition to the application.

Ms Atkinson stated that the Trust operated a gym at Severnvale School for which the school received an income and use of the Trust’s facilities during school hours. Proceeds from the operation, which employed one full-time and several part-time staff, were put back into the Community.

Marcus Pillinger, operator of a Bodyquip gym, addressed the Committee in opposition to the application.

MrPillinger objected to the proposal which he believed would force the closure of his business.

Mark Buxton, agent for the applicant, addressed the Committee in support of the application.

Mr Buxton advised the Committee that B&M and Pure Gym were contracted to occupy the development. He stated that the sequential test was the only issue and no harm would result from the development.

He stated that a range of alternative sites had been tested and none of the available sites had been suitable. The sites at the Peel Centre only had half the required floorspace and there was insufficient parking at Quedgeley District Centre. He understood that Energy Fitness had submitted an application for the former Next premises at Quedgeley District Centre.

He noted that case law suggested that the sequential test should be applied in a ‘real world’ situation.

He stated that the proposal would bring economic, social and environmental benefits while regenerating a brown field site.

The Technical Planning Manager advised that the covenant attached to Home Bargains at the Peel Centre only applied to existing buildings.

The Vice-Chair asked how much flexibility was available. The Technical Planning Manager replied that it was a matter of judgement and the Council’s retail consultants had advised that the application should be refused on the basis that it had not been demonstrated that the sequential test had been passed. This is why officers recommended refusal. He reminded the Committee to consider the application on a ‘fascia blind’ basis and not to focus on the expected occupiers.

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The Vice-Chair became aware that he had a personal interest in this application due to his employment and took no further part in the debate and abstained when the vote was taken.

The Chair stated that whilst he understood the reason for the recommendation, in his view the proposals would meet a local need and that the resulting community benefits tipped the balance in favour of granting permission. The Technical Planning Manager advised that should the Committee be minded to grant consent he would request delegated authority to impose a suite of conditions including the following:-

·         Restrictions on the categories of goods to be sold and in some cases, the proportion of floorspace dedicated to them;

·         Standard conditions on timing and approved  plans;

·         Restrict the D2 use class to the gym only;

·         Drainage;

·         Highways;

·         Provision of electric vehicle charging points;

·         Cycle parking;

·         Construction method plan;

·         Provision of fire hydrants;

·         Travel plan;

·         Materials;

·         Boundary treatment;

·         Ecology;

·         Landscaping;

·         Environmental matters;

·         Construction management;

·         Contaminated land.

The Chair moved, and Councillor Hanman seconded, that the Technical Planning Manager be authorised to grant planning permission subject to appropriate conditions.

RESOLVED that that the Technical Planning Manager be authorised to grant planning permission subject to appropriate condition.

The Vice-Chair, having declared a personal interest, abstained when the vote was taken