Discount foodstore at Cleveland College of Art and Design, Acklam, Middlesbrough

What was proposed

The application proposed a discount foodstore with access, parking, landscaping and the closure of Thackeray Grove.

“Proposal: Construction of discount food store (Use Class E) with associated works including access, car parking, landscaping and closure of Thackeray Grove…”

Officer report

The site and surroundings

The site was the former Northern School of Arts campus at the junction of Green Lane and Roman Road in a residential area beside the Linthorpe Conservation Area.

“The application site is the former Northern School of Arts campus on Green Lane. The site is located at the junction of Green Lane and Roman Road within a predominantly residential area. The Linthorpe Conservation Area is situated along the eastern boundary of the site.”

Officer report

Earlier application

A similar foodstore application was refused and dismissed on appeal because of design, residential amenity and highway safety concerns.

“Planning permission is sought for a food store with associated vehicular access, car parking, landscaping and associated works within the former campus site, as well as the closure of Thackeray Grove. The application is a resubmission of the application 22/0570/MAJ, which was refused by the Council and later dismissed at appeal owing to concerns relating to the layout and design of the proposed development as well as highway safety.”

“The Planning Inspector noted that the previous scheme passed the sequential test and retail impact tests and, therefore, considered the principle of the development to be acceptable. The main points of contention were deemed to be the design and siting of the scheme, which the Inspector considered to detract from the character of the surrounding area including the Linthorpe Conservation Area, and harm the living conditions of residents in Harrow Road.”

Officer report

What officers recommended

Officers recommended approval because revised design, landscaping, access and highway measures made the development broadly acceptable, subject to conditions and a Section 106 agreement.

“Although the food store has not been brought forward to be in line with the local building lines as suggested by Officers, the food store has been situated further away from the northern boundary and has a greater separation distance to the residential properties to the north.”

“On balance the issues of the design, layout and siting of the proposed development are considered to be broadly acceptable and the application would, therefore, generally be in accordance with local Policies subject to the conditions as recommended throughout the report.”

Officer report

Who spoke

Two residents and ward councillors spoke in objection, while the planning agent and a resident spoke in support.

What members debated

Members discussed whether closing Thackeray Grove was necessary, possible alternative junction arrangements, traffic safety, emergency access, residents’ concerns and affordable shopping needs.

“A Member queried the reasoning behind the proposed closure of Thackeray Grove and referred to a similar junction from Marton Gypsy Lane to Gunnergate Lane, noting that no incidents had occurred there. It was suggested that allowing one lane of traffic could remove the need to close Thackeray Grove altogether. In response, the Highways Officer advised that introducing additional traffic lanes would increase delays and reduce overall efficiency.”

“A Member asked whether similar traffic measures would have been considered at Thackeray Grove had the development not proceeded and queried the positioning of the proposed cycle route along Green Lane, asking whether there were reasons it could not be located on the opposite side of the road. It was advised that the junction was already unsafe and that the proposed development would intensify its use, making it essential in planning terms to implement these safety measures.”

Minutes

Why consideration was deferred

A member proposed deferral because the closure of Thackeray Grove and its effect on local residents required further consideration.

“A Member proposed that the decision be deferred to allow for further consideration of the proposed closure of Thackeray Grove, stating that the current proposal did not adequately address the main concerns of local residents.”

“Members requested that further consideration was required in relation to the proposed closure of Thackeray Grove, including what would be acceptable to both the Council and residents.”

Minutes

The committee’s decision

The committee deferred the application.

“ORDERED: that the application be deferred.”

Minutes