Demolition of existing buildings and development of mixed-use scheme comprising Asda food store, community uses, residential development, replacement bowling green/club house, retained tramway and flood defence wall, parking, servicing, landscaping, new accesses and other highways infrastructure improvements.

Demolition of existing buildings and development of mixed-use scheme comprising Asda food store, community uses, residential development, replacement bowling green/club house, retained tramway and flood defence wall, parking, servicing, landscaping, new accesses and other highways infrastructure improvements.

UPDATED REPORT

The Principal Planning Officer advised that page 44 of the report should refer to condition 31 and not 32.  He explained the background to the report and updated Members on the latest information.  It was proposed the community facilities be opened at the same time as the store given the significant weight that Members gave to the community benefits of the proposals.  It was also proposed that a flood evacuation scheme be required.  It was reported that, in order to progress the development, it was proposed that the residential development part of the scheme not be progressed until the Hereford Flood Alleviation Scheme (FAS) had been completed and the area would be landscaped and maintained in the intervening period.  Amendments to the recommendation and draft conditions were proposed to take these matters into account.

In response to questions, the Principal Planning Officer advised that it had not been possible to circulate the amended recommendation earlier due to the late receipt of information from the applicants.

Councillor R. Preece, a Local Member, endorsed the recommendation by Officers and commented on the perceived failings of the Environment Agency in relation to matters concerning the city.

Councillor Mrs. W.U. Attfield, also a Local Member, also spoke in support of the recommendation and noted the importance of local knowledge in considering such matters.  Councillor Mrs. Attfield added that many residents were keen to see the proposals progressed as soon as possible.

Councillor A.C.R. Chappell, the other Local Member, commented on a number of issues, including: that there was no firm evidence that the site had a history of substantial flooding; that the applicants had consulted widely with the people in the South Wye area; he felt that the community facilities should be being opened at the same time as the store and commented on the community development opportunities; and he stressed the importance of the Hereford FAS being delivered in the shortest time possible and felt that the timescale should not be extended.

A number of Members concurred with the Local Members that more attention to the specific needs of Hereford was required from the Environment Agency.  A number of comments were made about flood evacuation measures.

Councillor R.I. Matthews felt that the £2 million contribution towards the Hereford FAS should be paid and ring-fenced to ensure the delivery of the scheme under any circumstances.

Councillor P.J. Edwards noted that the residential block was a major design element of the proposals, due to its prominent position and the screening that it would provide to the store, and questioned whether the block could be constructed but not occupied.  In response, the Principal Planning Officer advised that the Council would be criticised if it allowed the block to be constructed before the completion of the Hereford FAS.

Councillor D.B. Wilcox noted that condition 7 of the draft decision notice read ‘The sale of non food or non convenience goods shall not take place from more than 40% of the total net sales area of the supermarket hereby permitted’ and suggested that the figure should be no more than 30% in order to protect city centre retail activity.  In response, the Principal Planning Officer advised that, following considerable negotiations, 40% was considered acceptable and the reduction in this figure could jeopardise the viability of the project.

It was suggested that a welcome sign to the city could be erected on the landscaped area at the front of the site.

In response to a suggestion that a time limit be imposed on the negotiations to finalise the Section 106 Agreement, the Legal Practice Manager advised that progress was being made but the draft submitted by the applicant’s legal team was not satisfactory and further discussions were to be held.  The Section 106 Agreement currently submitted by Eversheds was wholly unsatisfactory with regard to the terms appertaining to the sum to be paid regarding the FAS.

A number of Members hoped that work on the proposal would commence as soon as possible and thanked Officers for their efforts.

RESOLVED:

That planning permission be granted on completion of the Section 106 Agreement allowing the occupation and use of the community buildings at the same time as the store is opened.  The residential development shall not be commenced until the Hereford Flood Alleviation Scheme has been implemented on the south bank of the River Wye.

(NOTE:

In accordance with the Council’s Constitution SO 5.10.2, Councillor R.I. Matthew wished it to be recorded that he abstained from voting on the resolution detailed above.)