Retail store and coffee shop at Land North Of Long Road, Paignton

The site and surroundings

The cleared brownfield site is about one hectare within Paignton’s urban area, between South Devon College, a retail development, the former Nortel site and commercial buildings.

“The site is a cleared, largely flat, brownfield plot of land approximately 1 hectare in size located on north side of Long Road, Paignton. It is within the urban area. It sits between a car park that is part of the South Devon College campus to the west and the Devonshire Park retail development to the east, where the site includes the existing service lane for the retail park.”

“In terms of relevant designations, the site sits within the Torbay Critical Drainage Area and is within the Sustenance and Landscape Connectivity Zones associated with the South Hams SAC (Berry Head Greater Horseshoe Bat colony). In terms of the Local Development Plan the site is within a Strategic Delivery Area and Future Growth Area, but is not within an identified retail area.”

Officer report

Earlier permissions

The site formed part of a wider consented mixed-use scheme, including permission and reserved matters for up to 255 homes and earlier retail floorspace.

“The site includes part of the “former Nortel” site that was identified under the consented mixed-use scheme (P/2014/0947 (as amended)). The following reserved matters applications are relevant from this context:”

“Reserved Matters Residential: P/2019/0278: Reserved Matters on application P/2014/0947 (Outline mixed use application for retail, business and residential uses with all matters reserved except for access (as revised by S73 applications P/2016/1372, P/2017/0123, P/2017/0571 and P/2017/1041)). Reserved Matters sought: Appearance, Landscaping, Layout & Scale for up to 255 Residential Dwellings (As revised by plans received 18.02.2021 and 18.03.2021).”

Officer report

Why officers supported it

Officers considered the proposal broadly aligned with planning policy, with no significant retail-centre impact, economic benefits and acceptable impacts subject to conditions.

“There is some tension with “centre first” retail policies however it has been concluded that there are no sequentially preferable sites and there is not a significant impact upon centres.”

“There are some palpable benefits in terms of the economy and employment, and several outcomes considered acceptable subject to mitigation and planning conditions (ecology, flood risk, low carbon, secure design etc).”

Officer report

Public comments

Four public representations were received: three broadly supported the proposal, while one objected on traffic, drainage, noise, pollution and pedestrian-safety grounds.

“- Supporting comments about the provision of an M&S and the benefits it would have for reducing travel, across Torbay to the Willows, reducing congestion and pollution. - Support from South Devon College on the principle and the potential opportunity it presents to deliver positive enhancement to the local area.”

“Objections on - Impact of traffic and transportation), - Impact on the environment (drainage), - Impact on Noise Levels and Pollution. - Safety of pedestrians…”

Officer report

Who spoke

A planning officer presented the application, and the agent addressed the committee in support.

The committee vote

The committee resolved to approve the application, subject to an amended opening-hours condition and the remaining planning conditions.

“Condition 22 being amended to read ‘The opening hours of the food store (Use Class E(a)) and Coffee Shop (Use Class E(b) hereby approved shall be limited to 06:00hrs – 22:00hrs Mondays through Saturdays, and 08:30hrs – 18:00hrs on Sundays and Bank Holidays.”

Minutes