Convenience Store Proposals For Pub Car Park Rejected

Proposals to develop a convenience store on a pub car park were tonight thrown out by councillors.

In December 2014 Wrexham.com reported that an application had been submitted by Martsons to build a retail convenience store on the car park at the rear of the Kingsmill Pub, Hightown.

The proposals were initially recommended for approval by planning officers, however members of the planning committee this evening said they could not support the application.

Speaking against the development one local resident said the documents shows ‘blatant disregard’ for planning policies and that he fears granting planning permissions on green barrier space is becoming a ‘bad habit’. Concerns were also raised regarding the location of the proposed store and the display of advertisements for the property to passing trade.

However Mr Buckley, an agent acting on behalf of Marstons said: “By definition it is a convenience store, is in a localised catchment and will reduce need to travel. It will deliver up to 20 jobs and increase competition.”

The application consisted of the ‘reconfiguration’ of the Kingsmill Pub car park and the erection of a ‘top-up’ convenience store at the rear of the public house.

However the proposals were met with opposition from local residents, with a petition against the development gaining 701 signatures. Seven objection letters and five online objections were also submitted.

Speaking last night Planning Officer David Williams said: “I know in terms of objectors comments and the main focus of the objection relates to the fact the building is outside settlement limit. Technically it’s within a green barrier and a special landscape area. In the ground it’s a car park and association to the existing public house.

“It’s a tarmaced surface, part of which is used as a recycling facility. Whilst in technical terms it may be the wrong side of a line, in reality the principal of developments in that location have been decided in 1994.

“This is a top-up shop, not a facility for any main shopping or service on that basis no need to require a retail impact assessment. In terms of location it is sustainable, there are number of properties in walking distance and there is parking there. The existing use of the car park is extremely low and it’s not going to have adverse impact on potential street parking.

“On balance I think the application should be supported – illuminated signage would be dealt with separately. Deal with the application as and when it came through to us. It would provide closure in built form and compliments the existing building of the Kingsmill Pub.”

Concerns regarding the potential issues is the development was approved were raised by councillors, with Councillor Brian Cameron commenting on the speed and ‘poor visibility’ of the road near the pub. Cllr Cameron also went onto comment on the number of people being put into ‘jeopardy’ when getting on and off the school bus on a busy road.

Similar concerns were also raised by members of the board regarding a build up of traffic in the area, existing traffic issues the speed on the stretch of road.

However a spokesperson for the Highways Department told the committee that an improvement scheme encouraging motorists to reduce their speed in the area had been introduced last year. The spokesperson also added that ‘my advice is we will not win an appeal on highway grounds’.

Reference was frequently made to the controversial development on the Red Lion car park in Marford, which saw strong opposition against the development of a retail convenience store on the site. However an appeal later granted planning permission for the site.

Councillor Mike Edwards said: “I would have been against this for a number of reasons a few months ago, we need to take into account what the Inspector said. Need to refuse on grounds on what is different, outside settlement limit and landscape area.

“If we are going to refuse it need to do it on these grounds. It is pretty unlikely in this area that there won’t be obvious advertising it they’re going to get passing trade it will be on the A525. That’s they view we have of the area and that’s the view that needs to be maintained. Can’t attract passing trade unless they put ugly advertisements are up there.”

Councillor Andy Williams,who echoed the concerns added: “We sit here every month and you tell us not to go against planning policies. I don’t think we should let this go through. The fact car park has had an extension doesn’t mean we should build on it and because the Red Lion was overturned doesn’t mean we have to give in. This is area of special landscape, should also be refused as part of the green barrier.”

An amendment to refuse the application based on the development being outside the settlement area and within green barrier space. This was voted unanimously in favour by councillors, overthrowing the initial recommendation to approve the development.

Image – Google Maps