Mixed-use commercial development at Armishaw Removals, Netherhampton, Salisbury

What was proposed

The scheme included a convenience store, drive-through coffee unit, two B8 units, changes to the existing warehouse and 73 parking spaces.

“The proposals consist of a number of elements including the erection of a building for use as a convenience store, the erection of a drive thru, the erection of two new units for use as trade counters and alterations to the existing Armishaw’s unit on site. The site layout would be as follows with the existing warehouse to the West. Two class B8 storage buildings to the East and the new retail unit at the front of the site to the North.”

“Directly opposite the convenience store and to the front of the existing Building is a proposed new drive-thru. This will be a single storey building with a flat roof and a first floor protrusion to accommodate signage for a future operator. This is proposed as use class E(b) Food and drink with a floor area of 180 square metres.”

Officer report

The site and surroundings

The site is an existing removals and storage operation beside housing, retail, Netherhampton Road and open farmland, with access shared with In-Excess.

“The site is that of Armishaw’s removals which operate out of a large industrial unit accessed off the Netherhampton Rd. The area is between an existing unit used for a form of retailing known as In-excess and to the East a relatively new housing estate which has been built on what was previously industrial land. To the rear is open farmland which rises away from this development.”

“Access to the site for both vehicles and pedestrians is established from Netherhampton Road to the North via the via the existing car park entrance that also serves In Excess.”

Officer report

Planning history

Earlier permissions covered industrial, removals and storage uses, a warehouse extension and nearby housing and mixed-use developments.

“S/1997/0215 From furniture warehouse to B2 (General Industrial) & B8 (Storage & Distribution) Approved 23/6/1997”

“19/01104/ful Erection of B8 warehouse for a removals and storage company at a location already in use for the same purpose. Approved 4/10/2019”

Officer report

Consultation responses

Highways and other technical consultees raised no objection subject to conditions, while Salisbury City Council objected on development, amenity, signage, traffic and design grounds.

“Salisbury City Council: SCC objects to the application due to concerns about inappropriate overdevelopment of the site, the impact of the proposed retail units on neighbouring residents, and the unsuitability of illuminated signage in this location. The Council also raises concerns regarding traffic impact on Netherhampton Road and considers the design to be out of keeping with the character of the surrounding area.”

“National Highways: No objection subject to securing a robust travel plan and contributions to the Salisbury Transport strategy.”

Officer report

Who spoke

Three people and a Salisbury City Council representative spoke against the application, while the agent and applicant spoke in support.

The committee’s decision

Planning permission was refused because the shared access had not demonstrated safe access for all users and the B8 units would harm neighbouring residential amenity.

“That planning permission be REFUSED for the following reasons:”

“1.The proposed development, by reason of the scale and mix of uses served by the shared access, the volume and nature of existing and anticipated vehicle movements, and the absence of a sufficiently robust assessment of the cumulative operation of that access, has not been demonstrated to provide safe and suitable access for all users.”

Minutes