Five-level multi-storey car park at Ashchurch Road, Tewkesbury

What was proposed

The application sought reserved matters approval for a five-level car park providing 609 spaces, with access through the existing surface car park.

“The Reserved Matters application has been submitted in order to provide additional car parking spaces within the quantum permitted under the Outline Planning Permission to serve customers of the Factory Outlet Centre (the design details of which were approved under Reserved Matters application 20/00442/APP and more recently application 24/00452/APP).”

“This application is for a multi-storey car park proposed on land in the south east corner of the overall site. The site is bound to the south by Platinum Drive and to the east by Fiddington Lane. Under the first approved Reserved Matters application (planning reference 20/00442/APP) the site forms part of the already approved surface level car park.”

Officer report

The site

The site lies within a larger development east of Tewkesbury, beside the A46, Fiddington Lane and Tirle Brook, and currently forms part of a surface car park.

“The application site forms part of a larger site comprising 21.37ha of former agricultural land to the east of Tewkesbury town and adjacent to the eastern side of Junction 9 of the M5. It lies to the south of the Tewkesbury Business Park on the opposite side of the A46 and north of Tirle Brook which demarcates the southern boundary of the overall site.”

Officer report

Planning history

The wider site has outline permission, approved retail outlet phases, temporary and overflow parking, and a recently approved second retail outlet phase.

“13/01003/OUT (Outline planning application (with all matters reserved except access) for proposed garden centre, retail outlet centre and ancillary facilities together with associated infrastructure works including access, car parking and landscaping)) 19/00057/CONDIS Application for approval of details subject to Condition 1 (Whole Site Phasing Plan) and Condition 2 (Design Principles) of planning application ref number 17/01203/FUL DISCHA 15.05.2020 19/00151/CONDIS…”

“23/00010/NMA Non material amendment to Condition 2 of planning permission 17/01203/FUL to partly replace the approved max building heights, proposed & existing levels Parameter Plan. GRANT 07.08.2023 23/00105/CONDIS Application for approval of details subject to condition 36 (Car Park Management Plan) of the planning application ref number 17/01203/FUL (Phase 2 Central - Overflow Car park) DISCHA 22.11.2023 24/00450/APP Reserved Matters application (appearance, layout, scale…”

Officer report

What officers recommended

Officers recommended refusal because the building’s bulk, height, design and landscaping would harm the outlet centre and surrounding landscape.

“The principle of providing the level of car parking spaces on the site is acceptable. However, the proposed 5-storey car park building is significantly taller than the adjacent outlet centre buildings and presents as a single monolith building block, with large areas of timber effect cladding. This is not in keeping with the scale or character of building styles to the south of the A46.”

“Officers have therefore concluded that the design and scale of the multi-storey car park is overly prominent particularly in its mass and height in this location, partly as a result of its relationship with the open countryside adjacent (although it is recognised that this is an area experiencing considerable change into the future), but principally for the reason it would undermine the attractive and well defined articulation of the retail outlet buildings themselves.”

Officer report

Consultation responses

The parish council and Landscape Adviser objected to the visual and landscape effects, while highways, National Highways, ecology and drainage consultees raised no objections.

“Ashchurch Rural Parish Council – Object on grounds of design and visual amenity, inability to screen with location close to the natural green corridor of Tirle Brook green corridor. LVIA understates resulting harm. Also concerned about traffic chaos or indiscriminate parking in local area during construction. Least favourable option than 24/00890/FUL.”

“Landscape Adviser - Object on the grounds of a negative visual impact on the immediate landscape setting, the Tirle Brook riparian corridor and the wider context of the site.”

Officer report

Residents’ views

Five objections cited appearance, traffic, pollution, flooding, parking demand and sustainable transport, while one supporter welcomed reduced overspill parking.

“- Not in keeping with locality - Increased traffic levels - Demand for parking should be managed so not required - Pollution - Flooding - An electricity pylon on site at present - Conflicts with sustainable transport policy - Should provide a shuttle bus service to the retail park from undeveloped land in their ownership…”

“One letter of support has been received on the grounds that it would alleviate any overspill of cars going into neighbouring roads, industrial estates and Ashchurch Railway Station and design in keeping with other industrial recent developments in the local area.”

Officer report

Who spoke

There were no public speakers, and the Principal Planning Officer, Chair and Legal Adviser addressed the committee.

Members’ debate

Members considered the car park too large, harmful to the landscape and inconsistent with the outlet centre, while discussing accessible parking and another scheme.

“As noted, the principle of providing the level of car parking spaces on the site was acceptable; however, the proposed five storey car park building was significantly taller than the adjacent outlet centre buildings and presented as a single monolith building block, with large areas of timber effect cladding. This was not in keeping with the scale or character of building styles to the south of the A46.”

“In response, the Legal Adviser explained there was a proposed Section 106 Agreement which would require that only one of the schemes be implemented in the event both were permitted. Another Member sought clarification as to whether there were only three accessible parking spaces being provided across the five storey car park and the Principal Planning Officer confirmed that was correct; however, there were also spaces on the ground floor immediately adjacent so there was a…”

Minutes

The decision

The application was refused because the proposed building would be a prominent monolithic form, out of keeping with the area and harmful to the landscape.

“The proposed development would result in a highly prominent, monolithic built form, not in keeping with the scale and traditional, well-articulated design of the adjacent Retail Outlet Centre buildings and the character of the wider area to the south, which would have a negative visual impact on the immediate landscape setting contrary to Policies SD4 and SD6 of the Joint Core Strategy 2011-2031 December 2017 and Policy LAN2 of the Tewkesbury Borough Local Plan 2011-2031…”

Officer report