Planning Commentary May 2008
Site and Surroundings
The site comprises an operational BP petrol filling station with 5 pump islands, parking, car wash, vacuum, air and water facilities and a sales building (approximately 60 sq m) providing a small range of convenience goods. The access/egress to the site is from Baddow Road.
To the north of the site is two-storey housing and an office building with car parking. Immediately to the east of the site is a beer garden, which forms parts of The Beehive Public House and to the south and west are two-storey residential housing.
In land use terms, the surrounding area is characterised predominantly by residential housing, with some small scale commercial and retail facilities within close proximity to the site (along Baddow Road and Beehive Lane).
Approximately 200 m to the east of the site along Baddow Road, there is an operational Texaco petrol filling station. The associated sales building has a large floor area and includes a bakery and sells hot snacks and drinks, off licence products, fruit and vegetables, newspapers and magazines. There is also an external ATM machine, car parking, air and water and a car wash.
Planning History
The planning history records for the site have been inspected at the Council’s offices and shown below at Appendix 1, is a schedule of planning decisions. The authorised use for the site is for a petrol filling station and the most recent applications relate to the signage on site.
Planning Policy
The Local Development Framework comprises the ‘Core Strategy and Development Control Policies Development Plan Document’, which was adopted by the Council in February 2008.
The proposals map, as relating to the Core Strategy, confirms the site is designated within a Housing Policy Area. It is also noted there are a number of housing allocations within the vicinity of the site, including the land immediately adjoining to the south (previously Council offices), which have recently been developed.
Elsewhere within the Core Strategy, policies confirm the following:
- New housing will be encouraged on previously developed land and buildings. The urban areas of Chelmsford are identified as the main focus for new development (policy CP2), and
- The Council will actively seek to maintain high and stable levels of economic and employment growth by supporting high-value businesses, premium retailing and small to medium sized commercial activities (policy CP22).
Officers View
The planning history search revealed two requests for pre-application advice sought in 2005. The following key points emerging from the Council’s response are relevant:
- Officers raised no objection in principle to the loss of the petrol filling station as there is another similar facility in close proximity;
- A food store (approximately 300 sq m) was not supported by Officers in this location;
- Officers suggested the redevelopment of the site should focus on residential uses perhaps with complementary secondary uses or as part of a mixed-use scheme;
- Additional advice was provided on affordable housing (for 15 units plus 35% should be affordable housing) and car parking (generally provision should be 1.5 per unit).
Further, a pre-application submission was made to the Council in March 2008, relating to a mixed use scheme, to include a retail unit of 418sq m at ground floor and 10 residential units above (split over two floors). The Council’s formal response to this submission indicates that the loss of the filling station is acceptable, on the basis that there is another filling station within the immediate vicinity (albeit some justification in this regard may be required). In relation to the proposed uses, the Council state that retail use on the site is unlikely to be supported, albeit residential uses are considered acceptable - indeed, the Council confirm scope for the use of the entire site for residential purposes.
The Councils response to the pre-application submission made earlier this year indicates that residential use of the site is acceptable. Retail use, however, would not be supported by Officer’s in this location. In general terms, Officers confirm that the design of the building should reflect the context of its surroundings, and in particular the linear street pattern.
Planning Discussion
It is not considered there will be an objection to the loss of the petrol filling station, given the close proximity of the Texaco filling station and the lack of policy protection.
The site is located within an existing built up area which is predominately characterised by two-storey residential housing. There are a number of housing allocations within the vicinity of the site, including land immediately adjoining to the south where a two/three-storey residential development has recently been completed. The principle of residential development has previously been supported by Officers in pre-application enquiries.
With reference to retail, Officers do not support a food store in this location on the basis the site is not identified as a Local Shopping Centre or a Neighbourhood Centre and there is one close by at Meadgate Avenue (to the north of the site). Therefore they did consider the site does not meet the sequential approach to site selection, however if evidence could be provided that any retail proposal on the site can address the tests of PPS6, this objection could be overcome.
Given the existing commercial operation on the site and in the immediate area, there may be potential for commercial and motor trade uses.
Conclusion and Recommendations
On the basis of a review of planning history and policy, it is not considered there would be any objection to the loss of the petrol filling station in this location and this is confirmed by Officers.
Policy and Officer advice supports the redevelopment of the site for residential purposes or a residential mixed-use scheme with complementary secondary uses such as offices or a small element of retail. There is potential to use the site for commercial or motor trade uses, albeit consideration would need to be given to adjacent uses and the amenity of surrounding residential properties. The redevelopment of the site for retail and, in particular, a food store would not be supported by Officers in this location due to policy objection and, in particularly, the application of the sequential approach. However, this issue may be overcome with evidence to address the tests of PPS6.
APPENDIX 1 - PLANNING HISTORY
| REF | DESCRIPTION | DECISION | DATE |
| 71.55 (W.191) | Proposed petrol filling station | Refused | 26/04/1955 |
| 247.56 (X544) | Provision of new pavement, costings in place of existing | Approved | 26/06/1956 |
| 379.56 (X764) | Installation of petrol pumps | Approved | 23/10/1956 |
| 48.61 (DD.523) | Installation of petrol pumps | Approved | 27/06/1961 |
| A13/61 (EE490) | Erection of an illuminated pole sign | Approved | 26/09/1961 |
| 48.61 (DD523 b) | Amended plans | Approved | 23/01/1962 |
| A15.68 (XX.765) | Erection of a sign internally illuminated | Refused | 17/12/1968 |
| A.7.69 (YY.333) | Erection of internally illuminated sign | Approved | 20/05/1969 |
| 795.68 (XX747) | Installation of underground storage tank and erection of canopy over existing pumps | Approved | 11/03/1969 |
| A.21.69 (ZZ.641) | Internal illuminated sign | Approved | 16/12/1969 |
| 946.70 (AB 1394) | Mods to front elevation | Approved | 03/11/1970 |
| A.17.70 (AB 133) | Creation of illuminated signs and fascia | Approved | 03/11/1970 |
| 1855.78 | Detailed – remove existing canopy, pump islands and pumps. Erect 4 no. round canopies, install 4. no. high line self service pumps, construct office at rear together with ancillary works | Approved | 20/02/1979 |
| 1637.83 | Full car wash | Refused | 14/12/1983 |
| 146.84 | Full car wash | Refused | 14/03/1984 |
| 1005.84 | Full car wash | Approved | 18/07/1984 |
| 842.88 | Full installation of unleaded petrol and diesel with new pumps. Provision of car wash, extension at rear | Approved | 29/11/1988 |
| 842.88.1 | Full provision of car wash – revision of position granted under 842.88 | Approved | 10/04/1989 |
| 646.91 | Full new forecourt canopy | Approved | 01/07/1991 |
| 92/05372/FUL | Extension and alteration to shop, alteration to workshop including installation of jet wash, new petroleum pumps, underground tanks and erection of new floodlights. | Approved | 29/09/1992 |
| 92/05373/ADV | Mobil filling station, various illuminated legends and signs | Approved | 04/12/1992 |
| 97/05749/ADV | Illuminated and non-illuminated signs | Approved | 03/03/1997 |