Two foodstores and café drive-through at Land East Of Silksworth Lane, Sunderland

What was proposed

The application sought two foodstores, a café drive-through, parking, servicing, a new access, pedestrian links, acoustic barriers and landscaping.

“South Sunderland Reference No.: 26/00144/FU4 Full Application (Reg 4) Proposal: Full planning application for the development of 2no. foodstores (Use Class E) and 1no. cafe drive-through unit (Use Class E) along with associated car parking, servicing, infrastructure (including 2.5 metre acoustic fence to east) and landscaping (including bunds to the south and east and 2.4 metre fence to south) Location: Land East Of Silksworth Lane, Sunderland Ward: Farringdon and…”

Officer report

The site and surroundings

The 2.7-hectare site is mainly grassland and cereal fields, bordered by shops, sports facilities, homes and agricultural land.

“The Site The site measures approximately 2.7 hectares and is dominated by grassland and land for cereal crops, with a small area of woodland and hardstanding in the northern section of the site.”

Officer report

Main planning issues

The main issues included retail policy, open space, residential amenity, design, archaeology, highways, ecology, drainage and ground conditions.

“With reference to the above national and local planning policy background and taking into account the characteristics of the proposed development and the application site, it is considered that the main issues to examine in the determination of this application are as follows: The principle of the proposed development;”

“2.Consideration of policies relating to retail development; 3.Consideration of policies relating to open space; 4.The implications of the development in respect of residential amenity; 5.The implications of the development in respect of design and visual amenity; 6.The implications of the development relative to archaeology; 7.The impact of the development in respect of highway and pedestrian safety; 8.The impact of the development in respect of ecology and biodiversity;…”

Officer report

What officers advised

Officers considered the proposal broadly acceptable, with significant benefits outweighing minor adverse impacts from open-space policy conflict and parking provision.

“The conflict with the development plan relates to (1) a slight conflict with a somewhat dated policy which seeks to retain the southern area of the site for a potential expansion of the nearby sports centre and (2) the provision of 20% more parking than sought by the Council's standards. These matters, both individually and cumulatively, can be given consideration as being minor adverse for the reasons in the paragraphs above.”

“Given that the proposal accords with the development plan other than the two minor adverse impacts described in the paragraph above, the proposal can be given consideration as being in broad accordance with the relevant policies within the development plan and the relevant sections of the National Planning Policy Framework.”

Officer report

Who spoke

An objector described survey results and highway concerns, while the applicant’s agent supported the scheme and highlighted investment, jobs and support.

What members discussed

Members discussed badgers, litter, alternative access, cycle parking, traffic, pedestrian crossings and whether existing highway problems should be addressed.

“In response to Councillor Tobin’s query over alternative access to the site, the Development Control Manager advised that Members were to consider the application before them and there was no legal duty or justification for the applicant to provide an alternative access as the Local Planning Authority and the Highways Team had confirmed the proposal to be acceptable.”

“Councillor Wales raised concerns over the expected increase in traffic and the impacts this would cause and queried if measures would be put in place around the Range store access. The Highways Officer advised that there would be an increase in traffic but this had all been considered, including trade draw and it was deemed that the access from that roundabout was acceptable.”

Minutes