Aldi store and Costa drive-through at Bourton Industrial Park, Bourton-on-the-Water

The site and surroundings

The 1.1-hectare grassed field lies within the village boundary, an employment allocation and the Cotswolds National Landscape, beside roads, housing and industry.

“This application relates to a grassed field which is located on the northern edge of the village of Bourton-on-the-Water. The application site measures approximately 1.1 hectares in size and is located within Bourton-on-the-Water Development Boundary as designated in the Cotswold District Local Plan 2011- 2031. The north-western boundary of the application site abuts the aforementioned development boundary.”

“The application site is located within an area allocated for employment development in the Local Plan. It is subject to Local Plan Policy S11 - BOW_E1 Land north of Bourton Industrial Estate/Business Park for B1, B2 and/or B8 class uses (3.38 ha). The proposed development falls within the southern part of the aforementioned site allocation.”

Officer report

What officers recommended

Officers recommended permitting the application subject to a legal agreement, biodiversity safeguards, a newt licence and no highway or biodiversity objections.

“PERMIT subject to completion of a S106 legal agreement covering the delivery of Biodiversity Net Gain, issuing of a Great Crested Newt District Licence by NatureSpace, no objection from Biodiversity Officer (together with associated conditions), and no objection from Gloucestershire County Council Highways (together with associated conditions/obligations).”

“(a) Retail Development and Impact on the Vitality and Viability of Bourton-on- the-Water Key Centre and Other Centres (b) Design and Impact on the Character and Appearance of the Cotswolds National Landscape (c) Access and Highway Safety (d) Flooding and Drainage (e) Biodiversity (f) Noise, Disturbance, Light Pollution and Impact on Residential Amenity…”

Officer report

Why officers supported it

Officers considered there were no suitable sequential sites, no significant retail-centre harm, acceptable landscape effects and sufficient material considerations to justify departing from policy.

“With regard to the existing Key Centre, it is noted that the aforementioned area is relatively small in size. In addition, it is sensitive in historic, architectural and flood risk terms. The RSA has not identified any suitable sites within the Key Centre that could reasonably accommodate the proposed development. Officers concur with the findings of the RSA in this respect.”

“Notwithstanding the above, Officers have considered whether there are alternative, suitable sites within or adjacent to the village that could reasonably accommodate the retail foodstore or drive-thru in isolation from one another.”

Officer report

What consultees said

Flood, tree, contamination, air quality, noise and water consultees raised no objection or accepted conditions, while highways requested further technical information.

“Gloucestershire County Council Highways: Further information requested. Comments attached and incorporated into this report.”

“Gloucestershire County Council Lead Local Flood Authority: No objection subject to conditions.”

Officer report

Who spoke

A town and parish council representative raised concerns about Costa and environmental matters, while the agent and applicant supported the scheme’s employment and shopping benefits.

What members discussed

Members considered employment land, bus stop arrangements, drainage, traffic lights, opening hours, town-centre effects, litter, screening, crossings and highway safety.

“The proposed 6.30am opening time fell within the technical definition of night- time hours. There was no evidence to indicate that the proposed hours would cause unacceptable noise or disturbance, given the existing activity associated with the industrial estate, coach station and A429. • The development should not harm the vitality and viability of Bourton-on-the- Water town centre.”

“The location had been considered acceptable by Highways on road safety grounds. • In response to Tesco’s late representation, the Case Officer advised that the proposed development would still generate employment and contribute to the rural economy and local employment, which was considered a material consideration.”

Minutes

The vote

Councillor Patrick Colemen proposed permitting the application, Councillor Daryl Corps seconded it, and the committee agreed.

“Councillor Patrick Colemen proposed PERMITTING the application and Councillor Daryl Corps seconded the proposal. The proposal was put to the vote and agreed by the Committee RESOLVED: to PERMIT the application.”

Minutes