Three-unit retail and takeaway scheme at 23 Bridge Road, Wellington, Telford

What was proposed

The application proposed dividing an existing unit into two retail units and a hot food takeaway, with extensions and external alterations.

“This application seeks full planning permission for the subdivision of existing unit to 2no. retail units (Use Class E) and 1no. hot food takeaway (Use Class…”

“Alongside the duly completed Application Form, the Applicant has submitted a Location Plan, Existing and Proposed Site Plans, Existing and Proposed Elevations and Floor Plans, a Flood Risk Assessment, Highway Technical Note, Planning Statement and Noise Impact Assessment.”

Officer report

The site and surroundings

The site is a single-storey unit in Wellington’s built-up area, outside the primary shopping area and near heritage assets.

“The application site relates to 23 Bridge Road, Wellington. The site is situated within the Built up Area of Telford and although the site is located within the Market Town of Wellington, it falls outside of the Primary Shopping Area.”

“The application site is located outside, but in close proximity to, the Wellington Conservation Area, with the Conservation Area boundary being approximately 50m East of the application site. The neighbouring site, The Pheasant Inn, is identified as a Building of Local Interest and is therefore recognised as a non- designated heritage asset.”

Officer report

What officers recommended

Officers recommended approval because the uses, design, amenity impacts and highway arrangements were considered acceptable subject to conditions.

“With specific regard to the proposed first floor extension, this has been considered at length by Officers and amendments have been made during the course of this application. Whilst the proposed first floor extension would be set down from the existing first floor flat roof, this is considered acceptable on balance by Officers, resulting in an addition which is read as a later addition, rather than an incongruous form of development.”

“CONCLUSION 9.1 Having regard to the Development Plan and all material considerations, the proposed subdivision of the existing unit to provide two retail units (Use Class E) and one hot food takeaway (Sui Generis), together with associated extensions and alterations, is considered acceptable. The proposal would not result in an over-proliferation of non-Class E uses, and would maintain the vitality and character of Wellington Town Centre.”

Officer report

What consultees said

The Highways Authority, Drainage and Environmental Protection supported the proposal or raised no objection, subject to conditions and further controls.

“Local Highways Authority: Support Subject to Conditions:”

“- Subject to conditions, Environmental Protection raises no objection to the proposal.”

Officer report

What residents objected to

Thirty-eight objections raised concerns about pollution, odour, noise, parking, deliveries, drainage, litter, overdevelopment, opening hours and the conservation area.

“- Likely increase in air pollution, waste, littering, noise and anti-social behaviour associated with the fast food takeaway. - Noise associated with deliveries. - Issues with existing Pepe’s unit in Wellington, in relation to odour. Complaints submitted to the Council. - Already 11 Barber Shops within Wellington. No demonstrable need for another similar business. - Concerns with proposed side extension, due to impact on parking and traffic flow.”

“- Two smaller units would be within E Use Class and could subsequently change between various Class E Uses without further permission. - Impact on the nearby Conservation Area. - Concerns regarding existing drainage system and how this will cope with additional usage, especially from takeaway. Fats, Oils and Grease Management Plan should be submitted for assessment. - No opening hours have been detailed. Any later than 10pm would not be suitable in this location.”

Officer report

Who spoke at committee

The Town Council representative and ward member spoke against the application, while the applicant’s agent spoke in favour.

What members debated

Members debated odour, extraction, opening hours, parking, highways, bin storage and refuse collections, while others considered the scheme an improvement.

“During the debate, some Members raised concerns regarding previous issues with odour and the necessity for adequate conditions in relation to extraction in order to minimise the impact on neighbouring properties, opening hours, parking, the impact on the highway, the bin store and refuse collections.”

“Other Members considered that the application would be an improvement of the area due to its run down nature and that it had previously run as a shop and had meat deliveries so it would be sustainable in that respect, there were no adjoining houses on the proposed site as it was located next to a public house, conditions would be imposed in relation to the extraction unit and the application was considered acceptable.”

Minutes

The committee vote

The application was approved by a majority vote through delegated authority, subject to the report’s conditions and informatives.

“RESOLVED – that delegated authority be granted to the Development Management Service Delivery Manager to grant Planning Permission (with the authority to finalise any matter including Condition(s)) subject to the following:”

Minutes