Item 5a - DC22201FUL - Erection of Class 1 foodstore by Lidl GB Ltd mitchell way Alexandria
West Dunbartonshire Council · 14 June 2023
Back to Planning Committee — 14 June 2023 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Planning Committee: 14th June 2023 _____________________________________________________________ DC22/201/FUL: Erection of Class 1 foodstore and associated, access, parking, landscaping and associated other works on land at Mixed Use Development Site, Mitchell Way, Alexandria by Lidl Great Britain Limited 1. REASON FOR REPORT 1.1 The planning application, in the opinion of the appointed officer, raises new or significant issues and is also subject of an objection from the local Community Council. Under the terms of the approved Scheme of Delegation, it therefore requires to be determined by the Planning Committee. 2. RECOMMENDATION 2.1 Grant planning permission subject to the conditions set out in Section 9. 3. DEVELOPMENT DETAILS 3.1 This application relates to a site to the south of Mitchell Way and to the west of Bank Street in Alexandria. It measures approximately 1.3 hectares, formally housed a Citizens Advice Bureau building and now comprises of an area of car parking, amenity landscaping and a vacant building which accommodated flats and retail units. The site is also intersected by Church Street, which runs from the south-eastern corner of the site to roughly half way along the western boundary. 3.2 The site lies within Alexandria Town Centre as defined by the adopted Local Plan and proposed Local Development Plan 2. The surrounding area comprises a mix of uses, including retail, commercial, community and residential uses and vacant land. The Town Centre itself, which comprises a mix of retail, commercial and community uses, extends outwards from the site to the north-west, west, south and south-east. 3.3 Planning permission is sought for a foodstore with a gross internal area (GIA) of approximately 1896sqm contained within one building. The net sales area measures approximately 1251sqm with 1000sqm being utilised for convenience retail and 251sqm being for comparison retail. The foodstore building also includes 394sqm of warehouse floorspace which ITEM 5a
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comprises the main warehouse area, the internal delivery area, a chiller and freezer and a deposit return scheme (DRS) facility. The remainder of the floorspace is taken up by 251sqm of ancillary space, which includes a bakery, customer toilets, staff welfare facilities, employee office space, utility space and the entrance lobby associated with the foodstore. 3.4 The foodstore is proposed to be single storey in height with a shallow monopitch roof, reaching 6.7m in height at its highest point. Externally the building is a variant of the standard Lidl (who are the proposed occupiers) foodstore design which is used throughout the country. This includes a glazed elevation to the north of the building with the main glazed entrance located in the north eastern corner. Proposed material finishes and colours comprise aluminium cladding in a mixture of grey and white. Service access is on the eastern elevation at the most southern part of the site, with a plant area located on the rooftop close to the delivery bay in the southern section of the site. It is proposed that forty full time and part time jobs will be provided. 3.5 Vehicular access to the site will be taken via a new dedicated access point off Bank Street to the east of the site, leading to a parking area containing 132 parking spaces. Whilst it is acknowledged that the parking space numbers noted in submitted documents relating to the application vary, the proposed site plan shows the final arrangement to be implemented will provide for 132 spaces. Eight of these parking spaces will be accessible parking spaces, two will be rapid electric vehicle (EV) spaces and four are to be allocated to staff parking. Pedestrian access will be taken from multiple locations along both Bank Street and Mitchell Way. Cycle parking is also proposed to be provided within the car park, close to the north-west corner of the building. There is a dedicated service area proposed along the southern elevation of the store which will allow vehicles to load and upload directly into the warehouse area. 3.6 Soft and hard landscaping is proposed which will include the planting of 15 new trees, which will replace the 10 trees which are proposed for removal to facilitate the development. The trees will be located around most of the perimeter of the site with two new trees and a retained tree in the north-east corner of the site, a row of five trees along the boundary with the car park to the north-west and eight trees behind and alongside the foodstore building. The majority of the trees proposed on site will be sited in a bed of species rich flowering lawn and/or areas of naturalised bulb planting. The frontage of Bank Street along the eastern boundary of the site will also comprise a flowering lawn and bulb planting. Ornamental shrub planting is also proposed along the boundary with Mitchell Way and close to the vehicular entrance to the site. The hard landscaping will comprise asphalt car park aisles, with a mix of asphalt and permeable paved car parking bays. The pedestrianised walkways around the store building and at the
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access points close to the site boundary will be paved with paving stones. The delivery bay will be constructed of concrete. 3.7 A previous application for a larger site comprising a foodstore as well as 25 new flats and public realm enhancement was submitted in 2022. The application was withdrawn further to discussions with the Planning Service relating to the amenity value of ground floor flats within a pedestrianised street. 4. CONSULTATIONS 4.1 West Dunbartonshire Council Roads Service, Scottish Water and West of Scotland Archaeological Service have no objections to the proposed development. 4.2 West Dunbartonshire Council Environmental Health Service has no objection subject to conditions relating to lighting, noise, deliveries, piling, air quality, dust control measures and contaminated land. 4.3 West Dunbartonshire Council Biodiversity Officer welcomes the incorporation of the flowering lawn and the use of seed of local provenance is recommended. Further recommendations made in regard to species to be used for the proposed herbaceous planting and tree varieties as well as confirmation of trees to be removed sought. 5. REPRESENTATIONS 5.1 Four representations have been received in connection with the proposal. Three of these are in objection and are submitted on behalf of Alexandria Community Council, the local traders association and the Vale of Leven Trust respectively. The fourth representation from a nearby property owner supports the principle of the development but notes a concern regarding footpaths. The full details are contained within the planning file and are available for public viewing. However, the points raised can be summarised as follows: • Concern that the proposal as it is currently structured will affect footfall in Alexandria Town Centre, notably Mitchell Way and Main Street. • The proposed arrangement encourages shoppers to jump straight into their cars and go home. • Lidl is needed to bring footfall to the Main Street and the set up proposed will cut off Main Street. • Lidl should help improve Main Street and not create a barrier.
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• The Council originally identified the need for 10 smaller retail units as well as an anchor food store. This application removes all additional retail units and does not deliver on the Council’s strategy. • Consistent consultations carried out over the last 8 years by the Council and other community groups have constantly reflected that residents want increased retail offering not less. • The proposed location is not in the town centre but on the periphery of the far end of the town. This will be detrimental to the smaller independent shops that stretch to the fountain and beyond and is against Council’s IRED Committee’s own recommendations in Feb 2021 to have the store entrance in Mitchell Way. • Lidl carparks are time limited which results in fill and go shopping. This does not encourage shopping in the town. • There is a loss of Church Street access for the public. • All traffic is required to turn left and drive up to the fountain regardless of where their destination is. • Co-op HGV’s will have to access the Co-op via Church Street. • Road sweep of Church Street relies on Co-op vehicles turning right. • Lack of knowledge that very few people cycle on our roads. • Bus and train routes from Alexandria all access Dumbarton and are closer in distance to the Dumbarton Store than would be the case in Alexandria. • Pedestrian links do not follow desire paths. • The addition of Lidl will dilute current trade. • Questions about the offer of employment opportunities. The matters raised above are considered and addressed in Sections 6 and 7 below. 6. ASSESSMENT AGAINST THE DEVELOPMENT PLAN National Planning Policy 4 6.1 National Planning Framework 4 (NPF4) was adopted by the Scottish Ministers on 13th of February 2023 and now forms part of the Development Plan. 6.2 Policy 1 relates to tackling the climate and nature crises and states that when considering all development proposals significant weight will be given to the global climate and nature crises. Policy 2 also relates to the climate in the form of climate mitigation and adaptation and states development proposals will be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible and development proposals will be sited and designed to adapt to current and future risks from climate change. Policy 3 states that proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity, in accordance with national and local guidance. The soft landscaping proposed includes retention of as many mature trees as possible with the addition of 15 new
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trees. Areas of flowering lawn, bulb planting and ornamental shrub are also proposed, which will add biodiversity value. Being within a central and accessible location, incorporating features such as photovoltaic panels, electric vehicle charging points and with the focus on enhancing biodiversity value as part of the landscaping, the proposal has considered both climate change and biodiversity in accordance with the policies. 6.3 Development proposals that will result in the sustainable reuse of brownfield land including vacant and derelict land and buildings, whether permanent or temporary, will be supported in accordance with Policy 9. Also in accordance with Policy 9 where land is known or suspected to be unstable or contaminated, development proposals will demonstrate that the land is, or can be made, safe and suitable for the proposed new use. The proposed site was previously the site of the Citizens Advice Bureau. It is also proposed to demolish existing life expired buildings of the southern side of Mitchell Way which is currently derelict flats and retail units which is partially on the proposed foodstore site. The proposal will bring these spaces back into use as supported by the policy. Policy 13 advises that development proposals for significant travel generating uses are not supported in locations which would increase reliance on the private car, taking into account the specific characteristics of the area. Development proposals also require to demonstrate that transport requirements generated have been considered in line with sustainable travel. Due to the town centre location the site is highly accessible by public transport with bus stops serving a range of destinations located directly along Bank Street and Alexandria Railway Station located 300m to the east of the site by foot. Cycle parking is also provided as are electric vehicle charging points. The proposal is acceptable with reference to Policy 13. 6.4 Policy 14 advises that development proposals will be designed to improve the quality of an area whether in urban or rural locations and regardless of scale. The development proposal is on a site of car parking and derelict retail units and flats. Whilst it is acknowledged that the design as well as the chosen external materials are similar in appearance to the other stores constructed by the applicant, there is an improvement to the quality of the area and the development seeks to incorporate features such as wildflower meadow planting together with new tree planting to enhance the visual quality of the environment. As such the proposal is in accordance with the policy. 6.5 Policy 15 states that development proposals will contribute to local living including, where relevant, 20 minute neighbourhoods. Local access to shopping is highlighted as part of the policy. The provision of a new store within an accessible town centre area provides an opportunity for shopping and as such contributes to local living in accordance with the policy. The
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Council’s 20 minute neighbourhood tool indicates there are approximately 1925 residences within a 10 minute walk (800 metres) of the proposed site. 6.6 Flood risk and water management is addressed in Policy 22. The SEPA flood risk maps show the area of the site where the store is proposed has no risk of flooding with only small areas of surface water flooding highlighted in the surrounding area. The proposed development is not in itself considered to exacerbate flooding. Development proposals that are likely to raise unacceptable noise issues will not be supported in accordance with Policy 23. A Noise Impact Assessment (NIA) was submitted as part of the application. The results indicated that there could be some disturbance to neighbouring residential properties if deliveries are undertaken during night time hours. In order to prevent any unacceptable noise at neighbouring properties it is recommended that a condition be applied to restrict delivery times to day time hours, those hours being between 7am and 11pm. Subject to appropriate conditions in respect of the above mitigation, the proposal complies with the policy. 6.7 Policy 27 relates to city, town, local and commercial centres. Development proposals that enhance and improve the vitality and viability of city, town and local centres, including proposals that increase the mix of uses, will be supported. The proposal provides a new foodstore within the designated town centre on a site that is currently, mostly used for parking after the demolition of a building. The proposal for a new foodstore will increase the vitality and viability of the town by increasing the retail offering. Proposals for uses that generate significant footfall including commercial uses will be supported in existing town and local centres. This is a development which is expected to generate footfall and being within a town centre location it is considered to be in accordance with Policy 27. 6.8 Policy 28 sets out criteria for the assessment of retail related development. Development proposals for retail will be consistent with the town centre first principle. This means that new retail proposals will be supported in existing city, town and local centres. The site for development is located within the town centre as identified in both the adopted Local Plan and proposed Local Development Plan 2 and is consistent with the town centre first approach. Development proposals for retail that are consistent with the sequential approach will be supported where the proposed development is of an appropriate scale for the location, will have an acceptable impact on the character and amenity of the area; and is located to best channel footfall and activity, to benefit the place as a whole. The store is an appropriate size for the location within the town centre of Alexandria and will have an acceptable impact of the character on the underused and partially derelict site. There are pedestrian links which will enable footfall and activity to and from the shop from Mitchell Way and Main Street beyond that. As such it is considered that the proposal complies with Policy 28.
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6.9 Overall, it is considered that the proposal is supported by and presents no conflict with the policies set out within NPF4 and is assessed fully in Section 7 below. West Dunbartonshire Local Plan 2010 6.10 Policy GD1 seeks to ensure that all new development is of a high quality of design and respects the character and amenity of the area in which it is located. Policy GD2 supports redevelopment opportunities and specifically identifies this site as suitable for a mix of uses of development including retail, residential and commercial uses. 6.11 Policy RET1 requires the adoption of a sequential approach to site selection for new retail development. The application site is located within a defined town centre, which is the first preference for new retail developments of this nature. Policy RET2 addresses major retail developments but as the proposal does not exceed 1000 square metres of convenience floorspace, an assessment against this policy is not required. Policy RET5 seeks to improve the environment of the town centres of Alexandria, Clydebank and Dumbarton. Policy RET6 states that within the designated town centres the Council will seek to protect and enhance the retail and commercial function by supporting the establishment of new retail uses where appropriate. 6.12 Policy H5 safeguards the character and amenity of existing residential areas. As outlined above there is the possibility of noise disturbance to neighbouring residential properties which can be addressed by condition. Subject to the condition being applied, the proposal complies with the policy. 6.13 The proposal complies with the policies of the adopted Local Plan and is assessed fully in Section 7 below. 7. ASSESSMENT AGAINST MATERIAL CONSIDERATIONS West Dunbartonshire Local Development Plan 2 (LDP2) Proposed Plan 7.1 On 15 March 2023, the Planning Committee took a decision that the Council would not adopt Local Development Plan 2. The Proposed Local Development Plan 2 (LDP2), incorporating the recommended modifications of the Examination Report received on 22 April 2020, which were accepted by the Planning Committee of 19 August 2020, remains the Council’s most up to date spatial strategy and is therefore afforded significant weight in the assessment and determination of planning applications, subject to compatibility with NPF4. The Scottish Ministers’ Direction relating to the adoption of LDP2, dated 18 December 2020, is also a material consideration.
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7.2 The application site forms part of Alexandria Town Centre and the Alexandria Town Centre Policy Statement applies. All new developments shall be in accordance with the Alexandria Town Centre Masterplan. In particular, the Plan will support a range of identified key projects and uses including a new food store of approximately 2,300sqm on a site extending south from Mitchell Way. The proposal is for a food store of a similar size and as such is in accordance with the policy. 7.3 Policy SC1 supports proposals for retail development in the network of centres which accord with the strategy, role and functions of centres. Town centres are the preferred location for all retail proposals. The proposed development complies with the requirements of Policy SC1. Policy SC2 supports a range of different uses where they help to improve the vibrancy of the Town Centre. As the proposal is for a foodstore it maintains the predominant ground floor use as shops and the proposal provides added value in service value, the shop will be open daily and has day to day contact with the public. Whilst the proposal is set back from Mitchell Way itself, the closest elevation is glazed and as active a “frontage” as possible has been created. As such it is considered that the proposal is in accordance with policy SC2. 7.4 Policy CP1 requires all development to contribute towards creating successful places by having regard to the six qualities of a successful place. The proposal demonstrates an understanding of the local context by siting a foodstore upon a site identified in the plan as a suitable location for such a development. Whilst the pattern of development has altered, the development takes account of site levels and responds to them. The proposal complies with policy CP1. 7.5 Policy H4 safeguards residential amenity and Policy ENV8 relates to noise pollution. As outlined above possible noise nuisance will dealt with by condition. 7.6 The proposal complies with the policies of the adopted Local Plan and is assessed fully in Section 7 below. Alexandria Town Centre Masterplan 2030 Vision – September 2021 7.7 The Alexandria Town Centre Masterplan is to provide a framework to guide land use, development and spatial interventions in Alexandria town centre and to deliver the policy aims set out in proposed Local Development Plan 2. In respect of the Mitchell Way area, the Masterplan recognises that the condition of the buildings on Mitchell Way are a major source of concern. Redevelopment proposals are set out including commercial and residential uses together with new public spaces. As part of this, the application site is identified in the Masterplan for a new foodstore and the submitted proposal
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reflects this. Whilst the wider redevelopment of Mitchell Way has not come forward as part of the submitted application, other applications can be submitted for individual elements identified in the Masterplan. The principle of the submitted proposal aligns with the Masterplan. Principle of Development 7.8 The development of the site for retail purposes is supported by the land use policies in the adopted and proposed plans as well as NPF4. In particular, within the proposed plan, the site is specifically noted as a foodstore opportunity under the Alexandria Town Centre Policy Statement and this aligns with the Alexandria Town Centre Masterplan. The addition of a major convenience store operator within the town centre is welcomed as it would offer wider retail choice as well as bringing with it employment opportunities and economic benefits to the area. Economic benefit 7.9 Any development of this nature will result in employment creation and will, overall, contribute to the local economy. In developing this site, the applicant indicates that 40 jobs, both full and part time, will be created with roles varying from shop floor to supervisory and managerial roles. The applicant also indicates that they have a policy of employing local people to the roles created and that the development is also expected to lead to further indirect and induced job creation from the additional job growth from the store staff feeding into the wider local economy. The development is also considered to have a potentially positive benefit to the vitality of the town centre by bringing people into the area and increasing activity. Whilst in the area, visitors to the foodstore may also visit other shops and services within the town centre. Overall, the development will result in significant investment in Alexandria Town Centre with the potential to act as a catalyst for the wider regeneration ambitions of the town centre. Design and Appearance 7.10 The site as existing has level differences with a slope and retaining wall, with the slope going from west to east across the site. The proposed building will be set against the retaining wall with an area of fill to the east to provide a flat area from the shop building to the service and parking areas. To the north of the site, there will be an area of cut in order create a level surface for the car park. The foodstore building is of a standard Lidl design with a shallow monopitch roof and a glazed elevation with the main glazed entrance located in the north eastern corner reaching 6.7m in height at its highest point. Proposed material finishes and colours comprise aluminium cladding in a mixture of grey and white. The design of the foodstore does not raise any visual amenity issues. Whilst a combination of asphalt and permeable surfaces have been noted as part of the application for the hard landscaping, no details of the material finishes of the permeable surface has been provided. Due to the scale of the car park,
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a mixture of materials is welcomed to break up visual appearance, however a condition is recommended to provide final details of proposed materials. Two sets of stairs are proposed from Mitchell Way with one set being “feature stairs” which provide an additional focal point feature within the public realm and provide for links between the new development and Mitchell Way. Landscaping and trees 7.11 A limited number of trees exist within the site, which provide additional interest within the landscaped areas and amenity grassland that bound the road infrastructure within this part of the town centre. The applicant has submitted a tree survey in support of the application although it is noted that a number of the trees highlighted are outwith the current application site and unaffected by the proposal. Some of the trees within the site are Ash trees affected by die back and given their limited lifespan, it is considered the appropriate course of action is to remove them. It is accepted that other trees are removed to accommodate the development. It is not considered that they are significant specimens and new tree planting is provided as part of the new development. Whilst the ratio of new trees being planted relative to trees being removed is below that recommended by the Council’s Biodiversity Officer (10 being removed and 15 being planted), it is considered that in the context of this site, the ratio is considered acceptable. A more significant early mature Norway Maple to the northern corner of the site is a prominent feature in the landscape and this is retained. Suitable protection measures during the work can be addressed by condition. 7.12 In terms of landscaping proposals, the Council and the applicant have worked together to improve the soft landscaping surrounding the foodstore. Currently, the proposed landscaping plan introduces tree planting, ornamental shrub planting, species rich flowering lawn as well as naturalising bulb planting and this is welcomed by the Council’s Biodiversity Officer. It has been noted by the Council’s Biodiversity Officer that the proposed seed mix has since been discontinued and as such a condition is recommended that details are submitted of the proposed seed mix which is of local provenance. Recommendations have also been made by the Council’s Biodiversity Officer regarding species of trees and hedges to be planted in order to increase the biodiversity value of the site. These requirements are covered via conditions. The addition of soft landscaping will provide two fold improvements of increased biodiversity to the site but also the softening of the appearance of the site, particularly as the existing site is bounded with a green area. It will also add interest to this town centre site. Accessibility, parking and the impact on the road network 7.13 Access, parking and the impact on the road network are fully assessed in the applicant’s Transport Statement. The town centre location means the
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site is highly accessible with good connections to the surrounding area including footpath network and nearby bus stops and train station. Whilst there are no dedicated cycle routes within the vicinity, the surrounding streets are generally subject to 30mph speed restrictions with many being residential in nature which provides opportunity for cycling. This ensures that the development is accessible by a variety of means and not reliant on the private car. The town centre location will also result in the opportunity for those shopping within the new foodstore to combine that trip with utilising other local facilities, thus reducing the number of potential journeys. 7.14 The site layout has been designed with pedestrian connections to the town centre with two direct accesses from the new development to Mitchell Way, one of which takes the form of a feature stairway which will promote pedestrian movement between the site and the town centre. Clear pedestrian routes are proposed through the car park to further facilitate safe pedestrian movement and a level connection to the existing footpath provides an alternative parallel barrier free route. Overall, this will ensure a development which integrates with the town centre and encourages those who are visiting the new foodstore to also use other town centre facilities and vice versa. 7.15 Despite the accessible location, it is accepted that there will be those who will travel to both the new foodstore and town centre in general by car. A car park of 132 spaces is proposed in association with the foodstore, for users who wish to travel by car. As is common place for similar foodstore developments, the car park will be time restricted. In this case, it is proposed that the car park will be covered by ANPR cameras and the submitted Transport Assessment sets out that the car park will be subject to a two hour maximum time limit for parking. The applicant advises that a parking time limit with associated camera monitoring is proposed due to the close proximity of the train station and to stop possibility of the car park being used in the way a park and ride car park would be. If this was to occur, this would potentially restrict parking opportunities for those shopping within the new foodstore and wider town centre. The applicant has indicated that the two hour limit is longer than that provided at similar foodstores. This includes the applicant’s store in both Dumbarton and other nearby towns where the time limit is shorter. In this instance it is considered that a three hour time period is provided this will provide a balance to enable shoppers to visit both the new foodstore together with other shops and amenities within the town centre of Alexandria but also be a deterrent against long stay parking. The time limit can be controlled via a condition. 7.16 Turning to the proposed vehicular access to the car park, this will be taken via a new road junction to Bank Street. Service vehicles will also enter via this new junction and travel through the car park to the dedicated service bay with swept path analysis being provided as part of the transport
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assessment to demonstrate that HGVs can safely access from the public road and through the car park without overrunning parking spaces to the service bay. The applicant indicates in the Transport Assessment that servicing will generally be undertaken outwith peak hours and if practical, outwith opening hours. It is also indicated that the proposed operator generally only require one service vehicle movement per day. Notwithstanding this, it remains that the servicing arrangement does have the potential to introduce HGVs into the car park which could conflict with customer vehicle and pedestrian moments. It is therefore considered appropriate to agree full details of the servicing arrangement via a delivery management plan to demonstrate how delivering and servicing will be undertaken in a safe manner and this can be addressed by condition. 7.17 The Council’s Roads Service are satisfied with the proposed development and associated parking arrangement. Sections of adopted road and footway will require to be stopped up to facilitate the development and this will be addressed via the relevant provisions in the Planning Legislation following the grant of planning permission. Residential amenity 7.18 Whilst the proposed location is situated within the town centre, there are also residential properties within the Town Centre. A Noise Impact Assessment has been submitted in support of the application which identifies that there is the possibility that deliveries could create an unacceptable noise impact on the nearest residential properties if they occur during night time hours. Through discussions with the noise consultant, environmental health and agent, it has been agreed that in order to prevent an unacceptable noise impact during the night time hours of 11pm to 7am a condition should be attached which prevents deliveries occurring during this time and these details will be considered in conjunction with the requirement for a delivery management plan as discussed in paragraph 7.16 above given the comments from the Transport Assessment. No other amenity concerns arise. Ecology and Biodiversity 7.19 The site is located within a town centre location and primarily comprises areas of hardsurface, amenity grassland, incidental trees and areas of low ground cover. The Council’s Biodiversity Officer raises no concerns regarding the potential impact on existing ecology or any particular species and it is accepted that the current site will have limited biodiversity value. Accordingly, it is not considered that an ecological appraisal is required to inform the assessment of the application. Nonetheless, there is the potential for nesting birds within the site and the requirement for a nesting bird check prior to any site clearance during the bird breeding season can be addressed by condition. As discussed above, the approach to the soft
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landscaping is supported by the Council’s Biodiversity Officer and this ensures an enhancement of future biodiversity on site. Ground Conditions 7.20 The Site Investigation Report states that the site has been used for various purposes including residential properties, commercial properties and car parking with several heavy industries including an iron foundry and print works note within 250m of the site in the past. The Council’s Environmental Health Section has no objection to the proposal and recommends that conditions are attached to ensure that any contamination on site is adequately addressed. The conditions would ensure that suitable remediation is undertaken and that the site is suitable for its intended use as a foodstore. Matters submitted in objection 7.21 Concerns have been raised that the proposal will affect footfall in the Town Centre however it is considered that the addition of further retail offerings will be a positive addition and increase footfall. Whilst the car park provided will be time limited, the applicant is proposing that the time limit is set to two hours. However in order to encourage shoppers to the foodstore to use the adjacent shops in the town centre it is recommended that this is increased to three hours by condition. Representations have been received about the location of the foodstore and creating a barrier to Main Street. However, this location has been a long established location for a foodstore, with links to Mitchell Way and then onto Main Street and is supported by the Alexandria Masterplan and Proposed Plan 2. One objection notes that the Council originally identified the need for 10 smaller retail units as well as the anchor foodstore. Whilst this is correct, this need was identified some time ago and did not account for the subsequent change in, and evolution of, shopping habits, particularly post pandemic, and the proposal aligns with the up-to-date strategy set out in the Alexandria Town Centre Masterplan. Furthermore, whilst the proposal as it sits does not include the additional 10 retail units, it does provide an increase in the retail offering. The location of the foodstore not being within the heart of the town centre has been noted, however, the site is centrally located and is within the defined town centre of both the adopted Local Plan and proposed Local Development Plan 2. Whilst the preference for a store frontage directly on to Mitchell Way is highlighted, the characteristics of the proposal and site levels have dictated the current layout which is considered acceptable. 7.22 Service access to adjacent retailers has been highlighted by the representations. The applicant’s transport assessment considers delivery vehicle access via Church Street to the existing Co-op loading bay at the rear of the Mitchell Way South Car Park and includes a swept path analysis for HGVs that highlight that appropriate delivery access for this unit remains.
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This is acceptable to the Council’s Roads Service and no representation has been received from the Co-op. Pre-Application Consultation 7.23 In 2017 and in 2019 Proposal of Application Notices were submitted for this site. PAN17/006 was for a mixed use development comprising of 1 large food retail unit, 10 small retail units and residential flats above. PAN19/003 was for a mixed use development comprising a retail foodstore, smaller retail units and residential apartments. Both included public meetings and local consultations for the proposals. The current application is a local development and did not itself require the submission of a Proposal of Application Notice. The site was also subject to a previous planning application (DC22/011/FUL) for the erection of retail foodstore and 25no. flats, including access, landscaping, car parking and public realm enhancements and this application was withdrawn following amenity issues with ground floor flatted units. 8. CONCLUSION 8.1 The site is within the town centre as defined by the adopted Local Plan and proposed Local Development Plan 2 and accords with the Alexandria Town Centre Masterplan. The construction of new foodstore within Alexandria Town Centre would be beneficial to retail choice and employment. Whilst the design of the unit is a standard Lidl foodstore, it will bring activity back within this part of Alexandria town centre. Subject to the conditions set out below, there will be enhanced biodiversity on the site, and no unacceptable noise issues will be created. The proposed car park is considered to provide an acceptable level of parking for the store itself, but will provide additional car parking for the town centre encouraging shoppers to use other shops and cafes in the town centre. 9. CONDITIONS 1. Prior to the commencement of development on site, all external materials of the building, hard surfaces, fencing and walls shall be submitted for the further written approval of the Planning Authority and shall thereafter be completed in accordance with the approved details. 2. Prior to the commencement of development on site, details of the design and location of the bin stores, cycle storage, feature stairway, street furniture, trolley parking and lighting shall be submitted for the further written approval of the Planning Authority and shall be implemented as approved. The development shall thereafter be completed in accordance with the approved details prior to any of the foodstore becoming operational.
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3. No development (other than investigative works) shall commence on site until such time as a updated detailed report on the nature and extent of any contamination of the site has been submitted to and approved in writing by the Planning Authority. The report shall be prepared by a suitably qualified person and shall include the following: a) A detailed site investigation identifying the extent, scale and nature of contamination on the site (irrespective of whether this contamination originates on the site) b) An assessment of the potential risks (where applicable) to: • human health • property (existing and proposed), including buildings, crops, livestock, pets, woodland and service lines and pipes • groundwater and surface waters • ecological systems • archaeological sites and ancient monuments c) An appraisal of remedial options, including a detailed remediation strategy based on the preferred option. 4. No development (other than investigative works) shall commence on site until such time as a detailed remediation scheme for the site has been submitted to and approved in writing by the Planning Authority. The scheme shall be prepared by a suitably qualified person and shall detail the measures necessary to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, and the natural and historical environment. The scheme shall include details of all works to be undertaken, the remediation objectives and criteria, a timetable of works and/or details of the phasing of works relative to the rest of the development, and site management procedures. The scheme shall ensure that upon completion of the remediation works the site will not qualify as contaminated land under Environmental Protection Act 1990 Part IIA in relation to the intended use of the land after remediation. 5. The approved remediation scheme shall be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Planning Authority. The Planning Authority shall be notified in writing of the intended commencement of remediation works not less than 14 days before these works commence on site. Upon completion of the remediation works and prior to the site being occupied, a verification report which demonstrates the effectiveness of the completed remediation works shall be submitted to and approved in writing by the Planning Authority to protect public. 6. The presence of any previously unencountered contamination that becomes evident during the development of the site shall be reported to the Planning Authority in writing within one week, and work on the affected area shall
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cease. At this stage, if requested by the Planning Authority, an investigation and risk assessment shall be undertaken and an amended remediation scheme shall be submitted to and approved by the Planning Authority prior to the recommencement of works in the affected area. The approved details shall be implemented as approved. 7. If the remediation plan requires it then a monitoring and maintenance scheme (including the monitoring of the long-term effectiveness of the proposed remediation) shall be submitted to and approved by the Planning Authority. Any actions/measures ongoing shall be implemented within an agreed timescale with the Planning Authority. Following completion of the actions/measures identified in the approved remediation scheme a further report which demonstrates the effectiveness of the monitoring and maintenance measures shall be submitted to and approved by the Planning Authority. 8. If there is a requirement to either re-use site won material or to import material then the assessment criteria and sampling frequency that would adequately demonstrate its suitability for use shall be submitted to and approved by the Planning Authority prior to any material being used. In addition to this and in accordance with BS3882:2015 and BS8601:2013, material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time and or phasing agreed by the Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use. 9. Prior to the commencement of development on site, a Delivery Management Plan shall be submitted to and approved in writing by the Planning Authority. Deliveries to the foodstore shall only occur between the hours of 0700 hours and 2300 hours. All deliveries and other servicing of the site shall then be undertaken in accordance with the approved Delivery Management Plan at all times thereafter. 10. The development including all plant/equipment and noise mitigation measures shall be completed/installed and retained in accordance with the EEC Noise Impact Assessment Version 3 Ref: EEC/EC18745-7 (27 April 2023). On completion of development and before the proposed retail unit is brought into use the applicant shall have a third party independent verifier submit a verification report to the Planning Authority, that shall demonstrate
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compliance with the projections as detailed within the Noise Impact Assessment V3 are reliable and meet the requirements. 11. Nothwithstanding the submitted information and prior to the commencement of development on site, details of the odour control measures of the bakery element of the foodstore in terms of ventilation, odour filtration and discharge location shall be submitted to and approved by the Planning Authority and shall be implemented before the bakery is brought into use and maintained thereafter. 12. No development shall commence on site until such time as a noise control method statement for the construction period has been submitted to and approved in writing by the Planning Authority. This statement shall identify likely sources of noise (including specific noisy operations and items of plant/machinery), the anticipated duration of any particularly noisy phases of the construction works, and details of the proposed means of limiting the impact of these noise sources upon nearby residential properties and other noise-sensitive properties. The construction works shall thereafter be carried out in accordance with the approved method statement unless otherwise approved in writing by the Planning Authority. 13. During the period of construction, all works and ancillary operations which are audible at the site boundary (or at such other place(s) as may first be agreed in writing with the Planning Authority), shall be carried out between the following hours unless otherwise approved in writing by the Planning Authority: Mondays to Fridays: 0800-1800 Saturdays: 0800-1300 Sundays and public holidays: No working 14. No piling works shall be carried out until a method statement has been submitted to and approved in writing by the Planning Authority. This statement shall include an assessment of the impact of the piling on surrounding properties, taking into account the guidance contained in BS 6472: 1992 ‘Evaluation of Human Response to Vibration in Buildings’. It shall detail any procedures, which are proposed to minimise the impact of noise and vibration on the occupants of surrounding properties. This statement shall be prepared by a suitably qualified person, and the piling works shall thereafter be carried out in accordance with the approved method statement. 15. No commercial vehicle making deliveries to or collecting material from the development shall enter or leave the site before 08:00 or after 18:00. 16. Prior to the commencement of development on site an air quality impact assessment shall be submitted to and approved by the Planning Authority.
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The report should use a method based on the principles set out in the Environmental Protection UK document Development Control: Planning for Air Quality (2010 Update), Scottish Government publication “Local Air Quality Management Technical Guidance LAQM.TG(09)”, and “Delivering Cleaner Air for Scotland -Guidance from Environmental Protection Scotland and the Royal Town Planning Institute Scotland, January 2017”. The recommendations of the assessment shall be implemented prior to the development commencing on site or within a timescale agreed by the Planning Authority. 17. Unless otherwise approved in writing by the Planning Authority, no development shall commence on site until such time as a scheme for the control and mitigation of dust has been submitted to and approved in writing by the Planning Authority. The scheme shall identify likely sources of dust arising from the development or its construction, and shall identify measures to prevent or limit the occurrence and impact of such dust. The approved scheme shall thereafter be implemented fully prior to any of the identified dust generating activities commencing on site and shall be maintained thereafter, unless otherwise approved by the Planning Authority. 18. Prior to the commencement of development on the site details of an adequate sized grease trap shall be submitted to and approved by the Planning Authority and shall be installed as approved and maintained thereafter. 19. Details for the storage and the collection of waste arising from the proposed foodstore shall be submitted to and approved in writing by the Planning Authority. The agreed details shall be in place prior to the foodstore being brought into use and thereafter be maintained. 20. The approved hard and soft landscaping scheme shall be fully implemented prior to the opening of the foodstore hereby permitted unless an alternative timescale for implementation is first agreed in writing by the Planning Authority. 21. Notwithstanding condition 20 above and prior to the commencement of development on site, details of the seed mix to be used for the proposed flowering lawn, subsoil mix and species of herbaceous planting shall be submitted to, and approved in writing by the Planning Authority. The proposed seed mix shall be of local provenance with native flowers. Thereafter the approved mix shall be used upon the site. 22. Notwithstanding the landscaping plan and condition 20 above, Prunus avium shall be used rather than Prunus avium ‘plena’.
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23. Prior to the commencement of development on site, full details of maintenance and management for the approved landscaping areas shall be submitted to and approved in writing by the Planning Authority. Management and maintenance of the landscaping areas shall commence upon completion of the landscaping areas and any dead trees and plants shall be replaced and the landscaped areas shall remain free of litter. 24. The foodstore shall not be brought into use until the vehicle parking spaces associated with it have been provided within the site in accordance with the approved plans. The spaces shall thereafter be kept available for parking at all times. 25. Notwithstanding the submitted details, the approved car park will allow for free and unrestricted parking by car park users for a minimum period of three hours. 26. No site clearance works shall be undertaken during the bird nesting season March to September inclusive unless first agreed in writing by the Planning Authority. For the avoidance of doubt, any such agreement will require a full nesting bird survey prior to the commencement of development on site, the methodology and findings of which shall be submitted to and approved by the Planning Authority. 27. Tree 2128 as identified in the Tree Survey BS5837:2012 dated January 2022 shall be retained and prior to the commencement of development on site, tree protection measures for this tree shall be erected in accordance with British Standards Recommendations for trees in relation to construction, currently BS 5837:2012 and shall not be removed during the course of any construction works on site. 28. Prior to the commencement of development on site, full details of the foul and surface water drainage system shall be submitted for the written approval of the Planning Authority. The drainage system shall incorporate the principles of Sustainable Drainage Systems (SuDS) within its design, and thereafter shall be implemented prior to the occupation of the foodstore hereby permitted. 29. That prior to the commencement of any works on site, full details of the incorporation of low or zero carbon generating technologies shall be submitted to and approved in writing by the Planning Authority. Thereafter the development shall be undertaken in accordance with the approved details. 30. Notwithstanding the submitted details, any advertisements on buildings and within the curtilage of the site will require advertisement consent.
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Pamela Clifford Planning, Building Standards and Environmental Health Manager Date: 14th June 2023 ______________________________________________________________ Person to Contact: Pamela Clifford, Planning & Building Standards Manager Email: Pamela.Clifford@west-dunbarton.gov.uk Appendix: Location Plan Background Papers: 1. Application forms and plans; 2. Consultation responses; 3. Representations; 3. National Planning Framework 4 4. West Dunbartonshire Local Plan 2010; 6. West Dunbartonshire Local Development Plan Proposed Plan; 7. Alexandria Town Centre MasterPlan September 2021. Wards affected: Ward 2 (Leven)