Gym in vacant retail unit at Ynysangharad Road, Pontypridd

What was proposed

The application sought to change a vacant former retail unit from A1 retail use to D2 use for a gym, with internal works only.

“Full planning consent is sought for the change of use from Use Class A1 to D2 for the purposes of operating a gym at Unit 4, Brown Lennox Retail Park.”

Officer report

The site

The unit is in a retail park east of Pontypridd, within the settlement and town-centre boundaries but outside the defined retail centre.

“The park currently accommodates national retailers and the largest unit is occupied by a B&Q store. Customer parking is provided within the centre of the site, where a burger van is permanently stationed, whilst deliveries to the retail units are made via separate accesses to the rear of the units.”

“Whilst most of the site boundary abuts either the highway and neighbouring Sainsbury store, the northern boundary is adjacent to properties at Ynysangharad Road, where there is a mix of uses including dwellings and a public house. The site is within the settlement and town centre boundaries, but not the defined retail centre.”

Officer report

Site history

The unit was previously occupied by Halfords and had remained vacant since the store closed; a related application sought minor external works.

“The unit was previously occupied by Halfords and since the store closed several years ago, it has remained vacant.”

“A concurrent application, reference 25/0808/FUL was submitted for minor works to the exterior of the unit, including removal of the roller shutter doors to the rear and creation of an additional fire exit.”

Officer report

Why officers supported it

Officers considered the leisure use acceptable in principle because it was sustainably located, compatible with surrounding uses and would reoccupy vacant premises.

“Planning Policy Wales encourages diversity in town centres, noting that leisure uses can encourage lively centres and contribute to a successful daytime and evening economy, providing amenities can be safeguarded. LDP Policy SSA1 also supports opportunities for new leisure uses in the town centre, alongside retail and tourism.”

“Furthermore, the location of leisure uses in town centres complies with the ‘town centres first’ principle where retail, commercial and other appropriate development is located sustainably and is accessible on foot or by a range of sustainable transport options.”

Officer report

Effects on neighbours and traffic

Officers found no significant effect on the area or nearby occupiers and expected no detrimental highway impact because parking and sustainable transport were available.

“The existing shop use has a parking requirement of 1 space per 40m² in accordance with SPG: Access, Circulation & Parking Requirements (March 2011) for parking zone 1. Therefore, the existing has a parking requirement of 23 spaces.”

“Taking into consideration that there is ample space within the retail park to accommodate customer parking and the sustainable location of the unit within Pontypridd Town Centre with good pedestrian and public transport links leading to the site as well as public car parks and scope for trips to the proposed to be cross linked with trips to the town centre the proposed is not anticipated to have any detrimental impact on highway safety and therefore, is considered acceptable.”

Officer report

Consultation responses

Welsh Water, Highways and Transportation, and Public Health and Protection raised no objection, and no other statutory responses were received.

“No highway objection is raised nor conditions suggested.”

“No other consultation responses have been received within the statutory timescale.”

Officer report

Objections received

Fifty-seven letters objected on grounds including competition, high-street effects, traffic, parking, retail loss, precedent and the availability of other uses.

“Fifty-seven letters of objection or representation have been received raising the following summarised matters:”

“APPLICATION NUMBER – 25/0765/FUL REPORT • Detrimental to High Street footfall and other businesses, including independent traders and the loss of linked trips or impulse spending. • Traffic impact at the A470 roundabout caused by gym goers. • Loss of retail provision. • A D2 use at the retail park could set a precedent for further non-retail uses. • Conflict with the Town Centre Plan and Town Centre First principle. • Parking disparity between sites.”

Officer report

Public speakers

The committee heard from the agent and an objector, and the agent responded to the objectors’ comments.

Committee decision

The committee approved the application in accordance with the director’s recommendation.

“The Head of Major Development and Investment presented the application to Committee and following consideration it was RESOLVED to approve the application in accordance with the recommendation of the Director, Prosperity…”

Minutes

Conditions of approval

The approval required commencement within five years, compliance with approved plans and documents, and use of the D2 permission only as a gym.

“The development hereby permitted shall be begun before the expiration of five years from the date of this permission.”

“Reason: To ensure compliance with the approved plans and documents and to clearly define the scope of the permission.”

Officer report