Larger food hall at Blackpole Retail Park, Worcester

What is proposed

The application would move the existing food hall into combined larger units, increase permitted food floorspace and restrict the former unit to non-food retail.

“The submitted proposals seek to vary condition 1 of planning permission 25/00407/FUL (S.73 variation of Condition 3 of the original Retail Park Planning Permission reference: P96G0103 to allow increase of floor area of Unit 1 for food sales).”

“The proposed amendment is sought under Section 73 of the Town and Country Planning Act 1990 to enable the relocation of the M&S Foodhall to Units 6 and 7 at Blackpole Retail Park, Blackpole Road, Worcester. M&S Foodhall is currently operating in Unit 1 with a floor area of 1,700 sqm. The relocation to Units 6 and 7 would allow for them to operate within a larger floorspace. The total proposed combined floorspace of Units 6 & 7 is 2,100 sqm (GIA).”

Officer report

The site and surroundings

The site is part of a retail park with eight main terrace units, separate smaller units, a restaurant, bus links and low flood risk.

“The site subject to this application forms part of Blackpole Retail Park in Worcester. The Retail Park is accessed via Blackpole Road to the East. The Retail Park is also bound by Bilford Road to the south, the railway line to the west and an industrial estate to the north. Blackpole Retail Park comprises 8 of retail units forming a terrace.”

“Other routes provide access to Worcestershire Royal Hospital and Blackpole. The Environment Agency’s flood risk map confirms that the site is within Flood Zone 1 and is therefore at low risk of flooding from rivers. It is also at a low risk for surface water flooding.”

Officer report

Planning history

Earlier permissions established the retail park and increased food sales in Unit 1; this application seeks a further variation for Units 6 and 7.

“25/00407/FUL - Variation of condition 3 of planning permission P96G0103 to allow increase of floor area of Unit 1 for food sales. Approved. (24 th June 2025).”

“The current application seeks to vary Condition 3 of planning permission 25/00407/FUL to allow increase of the floor area of unit 1 food sales, and the amalgamation of units 6 and 7 for the sale of food. Pre-application Engagement None applicable. Public Consultation by Applicant None applicable. Consultations 6.1 Formal consultation has been undertaken in respect of the application.”

Officer report

Consultation responses

The Civic Society objected over retail impact evidence and alternative city-centre sites, while the Highway Authority raised no objection subject to a condition.

“Concerns that the application was validated without a Retail Impact Assessment. • Concerns that the submitted Sequential Test is inadequate as it includes insufficient evidence that suitable and available city-centre or edge-of-centre sites have been properly assessed. • Concerns that a number of alternative sites within the City Centre may be sequentially preferable.”

Officer report

Concerns about the proposal

The Ward Member raised concerns about city-centre retail, accessibility, congestion, infrastructure and the possible future use of mezzanine floors.

“Concerns with regards to conflict with SWDP 9 (now superseded by SWDPR 13: Promotion of Town, District and Local Centres), as the development could weaken Worcester city centre. • Concerns with regards to conflict with SWDP 10 (now superseded by SWDPR 13 Promotion of Town, District and Local Centres), with the potential removal of a key anchor store affecting the vitality and viability of the city centre.”

“Concerns relating to historic closures of high-street stores by Marks & Spencer and Tesco in favour of out-of-town formats raise similar concerns. • Concerns that the current traffic assessment does not provide confidence that the network can accommodate additional trips without material harm, particularly given existing congestion.”

Officer report

Who spoke

A town planning manager for the applicant and the local Ward Member addressed the Committee.

The committee’s debate

Members discussed retail effects, highways, parking, congestion and site maintenance, and supported letters seeking wider action from the highway authority and site owner.

“During the debate the Service Manager – Development Management responded to questions and comments from Committee Members with regard to highway capacity, car parking and car parking spaces, Retail Impact Assessment and traffic congestion.”

Minutes

The vote

The proposal to approve was seconded and agreed with nine votes in favour, none against and one abstention.

“A proposal to approve the application had been made and this was seconded. There being no further points made the Chair requested the voting of each Member of the Committee who were eligible to vote. Following the recording of the votes the proposal was agreed as recommended.”

Minutes

The decision

Planning permission was granted subject to the report’s conditions and the amended development description.

“RESOLVED That the Committee grant planning permission, subject to the conditions set out in section 9 of the report and to the amended description of the development as set out above.”

“For voting purposes Councillor Desayrah had left the room during the debate and vote of this item.”

Minutes