Foodstore with access at Site Of Former Go North East Bus Garage Picktree Lane Picktree

What was proposed

The application proposed a foodstore with access, parking, servicing space, landscaping, cycle parking and solar panels.

“This application proposes the development of new retail foodstore (Use Class E) with associated access, parking, servicing area and landscaping.”

“The commercial unit would be located adjacent to the site’s northern boundary. The foodstore’s main entrance would face onto Picktree Lane. The building would include 1935sqm gross floor space, 1334sqm of which would be for retail sales purposes. The proposed store would have a mono pitched roof. The store would have a contemporary design.”

Officer report

The site and its surroundings

The brownfield site was a demolished bus garage between Picktree Lane and the A167, near homes, offices, a care home and existing retail uses.

“The application site is a 0.8ha parcel of land that was formerly occupied by the Go North East bus Garage (now demolished) that lies between Picktree Lane to the west and the A167 road to the east on the outskirts of Chester-le-Street Town. This is therefore a brownfield site. To the south are residential dwellings, flats and offices and a care home (Picktree Court).”

“There is a south bound bus stop immediately outside the application site and a northbound bus stop 40m to the north, both on Picktree Lane. The site has two separate accesses onto Picktree Lane that served its previous bus depot use.”

Officer report

Earlier site history

A prior application concerned demolition of the former bus depot and associated buildings.

“DM/23/01337/PND Prior notification of demolition of existing bus depot and associated office/welfare buildings (application returned as buildings demolished under permitted development legislation as emergency works).”

Officer report

Why officers supported it

Officers considered the town-centre effects limited, highways acceptable, amenity impacts controllable and the economic and regeneration benefits significant.

“The principal issues for consideration on this site are whether this unallocated site is suitable for a retail development of this floorspace bearing in mind the location in relation to the settlement, the qualifying criterion of CDP Policy 6 and whether there are sequentially preferable sites and whether there would be significant adverse impacts on investment and vitality and viability of the town centre as well as the impacts to economic growth.”

“Whilst there would be some harm to the vitality and viability of the Town Centre and other centres this harm would not be considered significant adverse. There would be some limited harm to residential amenity during construction but with appropriate conditions this would be mitigated to an acceptable level. The weight afford to these…”

Officer report

What local people said

Residents objected on amenity, traffic, safety and town-centre grounds, while most public letters supported jobs, regeneration, choice and economic benefits.

“Negative impact to Town Centre • The retail assessment is flawed as it considered this an edge of centre site which this in not , it is out of centre • The trade diversion figures are significant in the context of Chester-le-Street Town Centre and it is already experiencing vacancy levels between 11% and 16%.”

“Increase in jobs • Benefits to the economy • Will provide better retail choice in terms of cost and dietary requirements. • It would regenerate an unsightly site • It would be of benefit to the Town Centre • It would also generate footfall to Aldi.”

Officer report

Who spoke

A local resident spoke against the application, followed by the applicant’s agent and representatives, with officers answering members’ questions.

What members debated

Members discussed traffic, the access design, the retail restriction, the brownfield site, economic benefits and the relationship with the town centre.

“He reiterated that the busiest times for such developments was Friday PM and Saturday midday and that the access proposed met required standards. He added that a one-way system would not work for this development and reminded Members that a number of options and issues had been looked at, including the bus stop layby and all movements of vehicles, and they had been taken into account.”

“He noted that residents do want the brownfield site to be development, improving the gateway into the town centre. He added that therefore he would be supporting the application.”

Minutes