Agenda item

Site Plan

Proposed infill extension to forecourt shop; demolish existing storage area to front, removal of car wash and the stationing of a detached storage container to the rear

Officers outlined the application which sought permission for various works including the infilling of the front of the existing shop, removal of the existing storage area, removal of the car wash ( to allow for the expansion of the shop) and the erection of a storage structure at the rear of the site.

The removal of the existing storage area at the front would allow for the formation of three new parking spaces (including one disabled space), and four additional parking spaces would be added at the rear.

Members were referred to the consultation response from WRS in the Update Report and it was noted that WRS had requested that a pre-commencement condition be imposed to counter the possibility that there may be contamination at the site arising from a historical fuel leak.

It was noted that there had been no objections on highways grounds.

The site was affected by a private right of way which ran along the eastern boundary and provided access from Evesham Road for the residential property located behind the garage.  It was noted that issues relating to the right of way were a private matter between the respective land owners.

Officers had considered a number of objections from local residents, including those detailed in the update report, and remained of the view that the application was acceptable and were therefore recommending approval.

Councillor Brandon Clayton, the ward members for Astwood Bank and Feckenham, addressed the Committee under the Council’s public speaking rules.

Officers answered questions from Members on a number of issues and in doing so confirmed that:-

·         There was no specific designation for the additional 4 car parking spaces at the rear in terms of whether they would be used for staff or customers;

·         That potentially customers using the spaces at the rear could be blocked in by a tanker delivering fuel, although the operator would be expected to have  procedures in place to ensure that this did not happen;

·         That there were no highways issues that caused concern arising from the application;

·         That the storage structure would consist of a closed metal container that would open into the rear car park on one side and be positioned behind a 2.4 metre fence on the other side.  Officers had considered the sighting and prominence of the container and formed the view that the use of such a structure was acceptable in policy terms in this setting;

·         Issues regarding health and safety and means of exit of the garage would be covered under the remit of building regulations;

·         It had not been anticipated that the new parking spaces at the rear would attract any anti-social behaviour, and it would be for the garage owner to deal with any such matters if they arose in liaison with the police.

·         Officers agreed that the imposition of a hours of construction condition would be an appropriate addition to the conditions listed on page 19, if Members were minded to approve the application.

During the debate Members expressed their concerns over some of the points raised by the public speaker regarding the impact of the changes at the site on the residents at the rear and the potential for them to be blocked in by tankers delivering fuel.  It was noted that the previous arrangement of the residents exiting via the car wash would no longer be possible.

Members were reminded that these were largely operational issues regarding the use of the site as opposed to planning issues, and that, as stated previously, the right of way was a private matter as between the owner of the garage and the residents at the rear.

Further advice was given that officers did not believe that it would be reasonable and proportionate for conditions to be imposed as to the use of the forecourt area or the positioning of where the tankers would park during fuel deliveries.

Following further debate a motion was proposed and seconded that the application be deferred to enable officers to provide further information to the Committee.

Upon being put to the vote it was RESOLVED that:

Consideration of application 18/01336/FUL be deferred in order for further information to be provided to the Committee with regard to:-

(i)            The operators proposals for operation of the site once the works had been completed and  in light of the removal of the egress via the car wash; and

(ii)          The storage container to be installed at the rear including its appearance, and visual impact.