Agenda item

Creation of a mixed-use food hub with additional parking

By 6 votes to 3, the Committee approved the application subject to the conditions, with officers delegated authority to make minor amendments to the conditions, and in accordance with the officer’s recommendation laid out in the report from the Joint Director of Planning and Economic Development.

Councillor Bill Handley withdrew from the Committee, in line with his Declaration of Interest

The Interim Delivery Manager made comments to clarify the representation made by the Lead Cabinet Member for Economic Development when the application was deferred at the meeting held on 14 June 2023. It was clarified that the Economic Development team of South Cambridgeshire District Council were a consultee, albeit not a statutory consultee, and had made comment on the application. The written comments from the Economic Development team had been published and the Interim Development Manager confirmed that these were material considerations.

The Principal Planning Officer presented the report and informed the Committee that further representations had been received, detailing concerns regarding the proposal. Members asked questions of clarity regarding the status of policy E/14 and why officers had concluded that the proposal was compliant with E/14. Officers clarified that compliance with of policy E/14 (1) was a judgement call and in the view of officers the proposal was not on the edge of the development framework and that E/14 (2) did apply but that as employment would continue to be provided on the site the proposal was compliant with E/14 (2). Context on the introduction of Class E use and how this impacted the compliance of the proposal with policy was provided by officers. Further questions were asked regarding what qualified as provision of local food and how this was defined. Members were informed that qualification as “local goods” was a judgement call but that the proposals from the applicant satisfied officers that the food to be sold on site would be sourced locally. Clarity was provided over the location of the village shop with respect to the site of the proposal.

The Committee was addressed by Richard French (resident), James Howell (treasurer, Elsworth Village Shop) and Paul Solon (resident) who objected to the application. The objectors responded to a number of questions regarding:

• Increased traffic and the subsequent impacts and harms

• Parking arrangements between the business park and school

• Impact on the village shop

• Current use of offices on the site

• Demand and need of goods in the village

The applicant, Anthony Davison, addressed the Committee in support of the application and responded to Member questions regarding:

• How he proposed to support the viability of the village shop

• Current and proposed employment on the site

• Impact of the proposal on traffic movements in the village

• Proposed educational initiatives

Councillor Peter Deer, Chair of Elsworth Parish Council, addressed the Committee on behalf of the Parish Council and expressed their concerns and the mitigation measures they would like to see if the Committee was to approve the application. Councillor Deer responded to questions of clarity on parking provision, pedestrian safety and support for the proposal amongst local residents.

In the debate, Members discussed a number of considerations:

• Policy E/14- Following the explanations provided by officers, Members were satisfied that the proposal was not in contravention of the policy.

• Traffic concerns and damage to highways- Members noted that the Highways Authority had no objection to the application. Some felt that the increase of traffic movements would not cause enough harm to sway the balance towards refusal, but some felt that it would have a negative impact on the character of the village due to increased noise and disturbance.

• Community support- some Members had doubts over the levels of support for the proposal amongst the local community.

• Pedestrian safety- Members noted the concerns over pedestrian safety but felt that conditioning and the lack of objection from the Highways Authority meant that it did not constitute a reason for refusal.

• Events- some Members raised concerns over the impact of events on the village but noted that this was a licensing issue.

• Impact on the village shop- some felt that the retail park would harm the viability of the village shop, whereas others felt that there was not substantial evidence that the retail park would harm the village shop.

• Local procurement of goods- some Members felt that there was not enough evidence to prove that goods would be source locally in a manner that would satisfy Policy E/23 of the Local Plan, whereas others felt the proposal was compliant with the policy.

• Principle of the proposal- Members felt that the retail concept of the proposal was positive and would provide benefit to rural communities, although some felt that it was inappropriate for the location. The educational aspects of the proposal were commended.

By vote, the Committee agreed that, if it were minded to refuse the application, the reasons for refusal would be as follows:

“The proposal would provide sales of goods in the countryside which has failed to demonstrate that the proposal would result in the majority of goods being produced on the farm or in the locality. Furthermore, the proposal would result in a retail development of a scale which is inappropriate to the function and size of the village and would harm the vitality of the Elsworth Village Shop which is a not-for-profit organisation providing day-to-day needs for the local community. The proposal is, therefore, contrary to Policies E/22 and E/23 of the South Cambridgeshire Local Plan 2018.”

“Due to the nature of the use and the site’s location without any easy access to sustainable travel opportunities, the proposal would result in a substantial increase in car movements, which would have an adverse impact upon the character of Elsworth due to unacceptable levels of noise and disturbance upon nearby residents, contrary to Policies E/17, TI/2 and HQ/1 of the South Cambridgeshire Local Plan 2018.”

By 6 (Councillors Dr Martin Cahn, Peter Fane, Ariel Cahn, Dr Tumi Hawkins, Dr Lisa Redrup and Eileen Wilson) votes to 3 (Councillors Mark Howell, Peter Sandford and Dr Richard Williams), the Committee approved the application subject to the conditions, with officers delegated authority to make minor amendments to the conditions, and in accordance with the officer’s recommendation laid out in the report from the Joint Director of Planning and Economic Development.

Councillor Bill Handley rejoined the Committee