Food store and 72 flats at The Co-operative Food The Co-Operative Gateway Service Road, Wickford

What was proposed

The application proposed replacing the former food store with a four-storey building containing commercial space, 72 flats, parking and landscaping works.

“Full planning permission is sought to demolish the existing 3661sqm former Co-operative Food store (Use Class E) and the erection of a 4 storey building to comprise a new 3841sqm food store and commercial space (Use Class E) at ground floor level with 72 residential flats above (Use Class C3); outdoor residential amenity deck at first floor; residents’ parking and servicing at ground level; reconfiguration and resurfacing of the existing car park; improvement works to…”

“The application is accompanied by a Planning Statement, Design and Access Statement, Transport Statement, Travel Plan, Flood Risk Assessment and Drainage Strategy, Arboricultural Method Statement and Tree Survey, updated Extended Phase 1 Habitat Survey and Building Inspection and Biodiversity Net Gain Assessment, Phase 1 Geo- Environmental Assessment, Lighting Impact Assessment, Daylight and Sunlight Assessment, Noise Impact Assessment, Air Quality Assessment, Health…”

Officer report

The site and its setting

The 1.52-hectare town-centre site contained a vacant, fire-damaged former food store, a service yard, a surface car park and a protected oak tree.

“The site extends 1.52 hectares (3.77 acres) and is located to the rear (east) of High Street, north of London Road (A129), west of the Golden Jubilee Way (A132) and south of the Greater Anglia Railway Line, within Wickford Town Centre. It is accessed from the adjacent roundabout junction to the southeast via the Gateway Service Road. The River Crouch borders the site to the south and east.”

“The site comprises a 3661 square metre food store vacated by Co-operative Food in 2022, with associated rear service yard and surface car park, inclusive of the public car park. The former food store is located on the southern side of the site, is primarily single storey in scale, finished in white coloured panels.”

Officer report

Earlier applications and retail plans

A 2023 application for a replacement Morrisons store was withdrawn, while the anticipated ASDA operator later withdrew and alternative operators were being pursued.

“The application follows the withdrawal of a previous planning application in 2023 for the demolition of the food store and construction of a replacement food store to be operated by Morrisons. Morrisons subsequently chose not to progress with the operation of the new store and the application was subsequently withdrawn.”

“Application Proposal Decision 22/00725/FULL Demolition of the existing food store (Use Class E); erection of a new food store (Use Class E) together with associated home delivery pod, rear service yard and plant equipment; reconfiguration and resurfacing of the existing car park to provide vehicle and cycle spaces; improvement works to pedestrian accesses; and structured landscaping improvements including replacement tree planting.”

Officer report

What consultees and residents said

Consultees generally raised no objection subject to conditions, while residents supported regeneration and shopping choice but objected to parking, traffic, height and privacy impacts.

“No objection subject to conditions that: All development shall accord with the Construction Management Plan; Areas to be provided within the site for the loading / unloading / reception and storage of building materials and manoeuvring of all vehicles/construction traffic; Submission for LPA approval of details showing the means to prevent the discharge of surface water from the development onto the highway; 4.”

“Wickford Town Council No objection but comments that: • The Town Council welcomes the planning application, however, has reservations with the residential long-term parking and requests that a parking survey is undertaken. • Construction times are in place and the traffic flow is monitored as only access is from the main roundabout. • Strongly disagrees with the Traffic Report regarding possibility of converting the retail area into 3 sections.”

Officer report

Who spoke at the meeting

Councillors, the town council representative and the applicant’s agent spoke in support, while raising reservations about parking, the operator and retail subdivision.

What members discussed

Members accepted compromises on parking, height and contributions, and found no planning grounds to restrict subdivision or refuse the redevelopment despite concerns about the operator.

“For too long Wickford had been in need of a supermarket of this nature and the issue needed to be finalised. Residents deserved clarity and commitment. • While she accepted the need to include residential accommodation above the food store, there was a real issue with the significant loss of car parking and Councillor Brockman asked what could be done through adjustment or condition to increase the number of car parking spaces serving the high street.”

“Committee Members discussed the application, agreeing that while there was a concern about potential subdivision of the retail space, it had been designed as a food store with the intention of it being operated as such, and acknowledging that there were no planning grounds either to restrict subdivision or refuse a much-needed development. Although some disappointment was expressed about the lack of affordable housing, Members understood the viability issue.”

Minutes

The committee’s decision

The committee granted permission subject to the report and update conditions, any necessary amendments, and completion of a legal agreement securing the stated obligations.

“That Planning Application No. 25/00214/FULL be granted planning permission subject to the conditions set out in the report and update with any amendments that might be necessary up to the issue of the decision notice, and the completion of a S106 Legal Agreement to secure the planning obligations and contributions set out at section 5.20 of the report.”

Minutes