Food-to-go building at Northway Filling Station Great North Road, Hinxworth, Baldock

What was proposed

The application sought two-year temporary permission for a food-to-go pod, parking and minor site changes, although the building had already been started.

“Temporary consent allowing for the erection of a detached food-to-go building (Greggs Pod) and other associated minor site alterations including the formation of vehicle parking for a period of two years (development already commenced)”

Officer report

The site and surroundings

The site is an existing petrol station serving southbound A1 traffic, with the proposal on hardstanding and a neighbouring property accessed through the current slip road.

“The application site is Northway Services consisting of a petrol filling station (PFS), linked kiosk store, pumps, canopy and hardstanding to the east of the PFS and forecourt. The proposal relates to existing hardstanding to the east of the Site.”

“Neighbouring property Northway House is accessed via the current slip road out of the Northway Service Station.”

Officer report

Earlier applications and works

A previous service-station redevelopment application was withdrawn, and a temporary stop notice was issued after works began on site.

“24/00444/FP Redevelopment of the existing service station, including replacement of the existing filling station (use Class sui generis), construction of a drive thru coffee shop (use Class E), electric vehicle charging hub, car parking, and landscaping arrangements. WITHDRAWN”

“25/00142/1ENF Temporary Stop Notice for works commenced on site…”

Officer report

What officers recommended

Officers recommended approval subject to resolving LLFA matters and conditions, because the proposal reused developed land and its benefits outweighed policy conflict.

“Significant weight is afforded to the efficient reuse of previously developed land in a sustainable location, in accordance with national planning policy which supports development that makes effective use of land and existing infrastructure. The proposal would also provide modest economic benefits through job creation and enhanced facilities for road users, which attract positive weight.”

“On balance, while the proposal is not fully in accordance with Policy CGB1 of the Local Plan, there are other considerations that indicate that planning permission should be granted. The development uses previously developed land, and the associated economic benefits, albeit moderate, are considered to constitute material considerations that outweigh the identified policy conflict.”

Officer report

What others said

Neighbour and business representations raised concerns about highway safety, increased traffic, site ownership, competition, construction and the lack of a traffic survey.

“This application represents an intensification of use of this site. The existing conflicting access arrangements at the exit of this site pose a highways safety concern and this has not been adequately addressed with this application. Without any additional information and road safety analysis this application should be refused on the basis of a lack of information.”

“In the absence of a requested traffic survey, it is unclear whether the site accommodate can the additional traffic - raising additional safety concerns.”

Officer report

Who spoke

Two public objectors and the member advocate objected, while the applicant’s agent supported the proposal and cited jobs, EV charging and site improvements.

What members debated

Members considered internal vehicle conflicts, National Highways’ position, temporary safeguards, site safety and whether the layout should have been redesigned.

“The Council would not undertake modelling of vehicle movements onsite as they did not employ experts on highways matters. Instead, they took advice from the highways consultee, which was National Highways, and they had not raised an objection subject to a safety audit being undertaken while operational. • If there were outstanding safety issues after 2 years, the temporary planning permission would not be renewed.”

“The filling station was an existing footprint, and some of the issues discussed regarding traffic would be present in its current layout. • Members should mind that National Highways had not objected to the application if they were inclined to refuse it. • The conditions on the application would satisfy the safety concerns.”

Minutes

The vote and decision

Following a proposal and seconding, the committee voted to grant permission subject to LLFA resolution, reported conditions and additional vehicle-movement monitoring.

“Councillor Nigel Mason proposed to grant permission subject to the additional condition detailed by the Senior Planning Officer in their verbal update, and this was seconded by Councillor Dave Winstanley.”

“A) The resolution of the LLFA matters to the satisfaction of the Local Planning Authority with the imposition of planning conditions or amendment of planning conditions as necessary with any actions required pursuant to LLFA response being devolved to the Development and Conservation Manager; and…”

Minutes