Retail store and access works at Royal Oak, 23 Town Lane, Little Neston

What was proposed

A 348-square-metre retail store would be built on the public house car park, with delivery parking, plant enclosure and a reconfigured access.

“The application seeks full planning permission for the erection of a 348m 2 retail store (Use Class E) on the eastern part of the existing public house car park, opposite Little Neston’s village green. The proposal includes associated delivery parking bay, plant enclosure and reconfiguration of the existing access. The existing public house and outbuilding would be retained, with a shared car park allocated for use by the retail store and public house.”

Officer report

The site

The site contains the Royal Oak, its car park and a children’s play outbuilding, beside The Green in Little Neston.

“The application site consists of the Royal Oak public house, along with its associated car park and an outbuilding used for children’s play. It is located to the west of The Green, Little Neston. The public house building falls within the designated local retail centre boundary (Town Lane), whilst the car park falls outside the boundary.”

Officer report

Earlier site history

Earlier permissions covered a single-storey play barn and extensions to the public house.

“P/2005/101/LN/248 - Erection of Single Storey Play Barn in Rear Garden Area – Approved 18/05/2005”

Officer report

What officers recommended

Officers recommended approval because the site was sustainable, the development met planning policies and its benefits outweighed limited harm.

“Section 38(6) of the Planning and Compulsory Purchase Act 2004 provides that where regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise.”

“Overall, the economic and environmental benefits of the development outweigh the limited harm identified. It is therefore concluded that the proposal accords with the provisions of the relevant policies of the Cheshire West and Chester Local Plan (Parts One and Two), Neston Neighbourhood Plan and the NPPF, and that the development would be acceptable having regard to the development plan and all material considerations.”

Officer report

What consultees said

The town council objected, while the civic society and ward member raised concerns; specialist consultees offered no objections subject to conditions.

“Ward Member: Raised concern regarding the impacts of increased vehicle movements on the surrounding highway network. Highlighted the importance of the design being sympathetic to the site’s location on The Green and to nearby listed buildings. Acknowledged the positive benefits of the proposal being accessible by…”

“Neston Town Council: Objected to the proposal on the following grounds:”

Officer report

What residents said

Most representations supported the proposal for local shopping and sustainability, while objections focused on traffic, parking, design, noise and residential amenity.

“Sustainability benefits and reduced congestion in Neston town centre, due to residents being able to walk or cycle to meet their day-to-day needs. • Improved viability of the Royal Oak public house. • Economic benefits and the creation of local jobs. • Improved vitality and viability of the existing local retail centre. • Increased local property values (not a material planning consideration).”

“A lack of local need for a new retail unit and its potential impact on the viability of existing businesses. • Increased vehicle congestion, air pollution, and highways safety impacts arising from delivery vehicles and customers driving to the retail store. • A lack of on-site car parking and overspill parking impacts. • The scale of the proposed building and its design not being in keeping with the character and appearance of the area.”

Officer report

Who spoke

The agent, a representative of Neston Town Council, an objector and the ward member spoke to the committee.

What members discussed

Members questioned parking controls, greenery, deliveries, pedestrian safety, the bus stop, residential effects, crossing design and cycle parking.

“Prior to the debate, officers advised members that recent public concerns had been reviewed and covered in the late information report. Members raised the following queries/asked the following questions: • Who would be responsible for monitoring the car park? • Would any greenery be able to be added, in particular between the site and the adjoining residential properties? • In relation to waste, would the waste bins be able to be removed and emptied during conditioned hours?…”

“Deliveries to the public house were considered as part of the management plan • Swift bricks were shown on the development plan but could not be explicitly secured via condition • The application can only consider the parking requirements for the site and proposed uses contained on it. Councillors as decision makers could not consider parking demands beyond the site or its uses.”

Minutes