Agenda item

Erection of freestanding restaurant with drive-thru facility, car parking, landscaping and associated works, including Customer Order Displays (COD)

Proposed small retail unit A, land north east of Tesco (Bunker Site), Alemouth Road, Hexham, Northumberland

There were no questions arising from the site visit videos which had been circulated prior to the meeting.

The Principal Planning Officer introduced the application with the aid of a powerpoint presentation and reported the following:

·        A further 19 representations in objection and 24 in support of the proposals had been received following the publication of the committee agenda and report.

·        The comments in objection refer to the following concerns:

-        Impacts on other food outlets and the town.

-        Generation of waste and litter.

-        Increased car trips and additional traffic on Alemouth Road/Station Road.

-        Lack of suitable pedestrian and cycle links through previously approved access design.

-        Effects on health and wellbeing.

-        Adverse impacts upon Tyne Green – litter and increase in cars.

-        Out of character with the historic environment and fails to take the opportunities available for improving the character and quality of an area and the way it functions.

-        Mass production of meat with effects on climate change and animal welfare.

-        Increased traffic and effects on climate and air quality.

-        Contrary to Hexham Neighbourhood Plan.

·        Comments in support refer to:

-        A good addition to the town and further choice.

-        Welcome investment and new businesses to the town and will create employment and footfall.

-        Will increase victors to the town alongside Travelodge.

·        Potential visual impacts of signage associated with the development are referred to within the report and this would be subject to separate assessment under the Advertisement Regulations.  Proposals for a totem sign at the new entrance to the site for this unit and the other development on the larger site are currently being assessed through an application seeking advertisement consent.  In addition, the Council has also recently received two applications seeking advertisement consent for signage for the proposed McDonalds development, which are now being consulted on.

In response to questions from Members the following information was provided:-

·        Details regarding access to the bunker site were going through technical appraisal and had not yet been agreed.

·        Conditions regarding flood risk and drainage were similar to the conditions for the larger scheme.  More details specific to this plot had been provided with an updated flood risk assessment and finished levels with regard to flood risk.  The Environment Agency and Lead Local Flood Authority were now satisfied with the proposals.  If this application was approved, conditions would be discharged in consultation with relevant consultees.

·        A significant amount of time had been spent on the original outline application for the wider scheme considering the setting of heritage assets and removal of the wall to create access into the site and this was a concern for the Conservation team.  The approach into the town was very important.

·        Separate consent for signage would be required under Advertisement Regulations and would be considered with colleagues from Conservation, Highways and Historic England.

·        There were currently 3 applications that were relevant to this site including a large monolith sign at the entrance to the main site and 2 specific applications by McDonalds for signage on the building and a totem sign within the McDonalds plot.  They would be assessed for their impact on amenity, character of the area, size, illumination, effect on the setting of heritage assets.  The scale of development were likely to be applications considered by the Local area Council or depending on officer recommendation and responses considered under the delegation scheme.

·        Assessment of planning applications considered the land use and proposals and did not include matters such as ethics or who the applicant was.

·        Obesity figures, as required by Policy TCS6a of the emerging Northumberland Local Plan were required to avoid clusters of hot food takeaways around schools.  The figure was 29.9% for years 6 pupils classified as overweight or obese for the 3 Hexham wards and 37.1% for the Hexham Central with Acomb ward.  Whilst the trigger was 35.3%, the cumulative figure for the 3 wards did not meet the threshold for the policy.

·        Condition 23 required a litter management plan and strategy before the site was brought into use.  This would be uploaded on to the planning public access portal when received and able to be viewed by any interested individuals.  If litter from McDonalds became an issue in any ward, Councillors were requested to contact Planning who would discuss other measures with the applicant.

·        The Hexham Neighbourhood Plan contained details regarding shop front design in Conservation areas as the effect on heritage assets was an important issue and was taken into by account by officers when considering signage applications within the town.

·        Accessibility and connectivity to other parts of the town had been considered as part of the larger scheme.  The arches under Alemouth Road would not be a solution for access as the retaining wall structures required for improvements and widening of Alemouth Road prevent access.  Discussions were ongoing with Network Rail, as a separate matter, regarding access from the northern part of the bunker site and would depend how it affected their operational land.

·        It was confirmed that the visual from the larger outline application was an artist impression and not a technical drawing.  Whilst it showed a crossing island, details regarding access to the site were currently going through the technical approval process with Highways which would contain details of crossing and ensure that they were up to the standard required.  A road safety audit would be undertaken to ensure technical details and compliance with the Equality Act for pedestrian use.

·        The visual demonstrated the type of arrangement that would be into the site which included a footpath adjacent to the wall which would be rebuilt.

·        Additional conditions were included to address lighting as well as littering, the latter could also be addressed via separate legislation for Environmental Protection.

Councillor Oliver proposed acceptance of the recommendation to approve the application, subject to the conditions contained in the officer’s report.  This was seconded by Councillor Stewart.

Many of the members were of the opinion that the development would be of benefit to the town but it would be important to ensure it did not harm the conservation area or views of the town.

Upon being put to the vote the results were as follows:-

FOR: 11; AGAINST: 0; ABSTENTION: 1.

RESOLVED that the application be GRANTED permission for the reasons and with the conditions as outlined in the report.