Planning Applications - Hyndburn Borough Council

WYG assessed the original submission against the above criteria. They concluded that while there
was both a quantitative and qualitative need for additional comparison and convenience floorspace
in Great Harwood, it was questionable whether there was sufficient qualitative need for the level of
convenience goods floorspace originally proposed. Whilst they considered that there was capacity
for the level of comparison goods floorspace proposed, they took the view that there was
insufficient ‘retail spend’ in the defined catchment to support the level of convenience goods
floorspace proposed, given the strength and proximity of competing provision.
In terms of scale regional and local planning policy suggests that development of a suitable scale
that would reinforce the centre’s role as a service centre for surrounding village and rural areas
would be considered appropriate. However, WYG did not consider that a ‘need’ had been identified
for the scale of development originally proposed; WYG concluded that the originally proposed
superstore was inappropriate in scale to the catchment it is intended to serve. Indeed, the net
floorspace proposed (3,543m 2 ) was comparable to the total net floorspace within, at the edge-of and
at out-of Great Harwood (3,605m 2 ). By also including the two smaller units (93m 2 ) the proposed
development would have represented a more than doubling of the total retail floorspace in Great
Harwood.
Sequentially WYG accepted that there was no more suitable centrally located site which could
accommodate the supermarket element of the application but that there were a number of sites
within the towns of the catchment area which could accommodate the flexible units originally
proposed.
Again on retail impact the level of clawback trade from other centres was felt to be overstated by
the applicant and thus they had underestimated the likely impact on other retail outlets in Great
Harwood, including the existing Co-op.
The site is considered to be relatively accessible by modes of transport other than the private car
and in particular is located on a bus route. Appropriate pedestrian and cycle routes to the store are
proposed. There may be opportunities to enhance provision by means of a Section 106 Agreement.
Thus WYG’s advice was that the original submission should be amended to remove the smaller
flexible units from the scheme and to reduce the floorspace given over to convenience sales. The
applicant has accordingly reduced the scale of the proposals and the Council’s consultants now
advise that the proposals are satisfactory in retail policy terms and are in line with development
plan policies.
Through planning consultants, the Co-operative Group submitted objections to the proposed
development, relating to, scale, location, need, impact on retail businesses, loss of employment
land, accessibility and sustainability, which are included in the above list of objections received.
The Co-op has now submitted an outline planning application for an extension to their existing
store in Great Harwood, which is at an early stage processing. The application seeks to add a 916m²
gross (733m² net) extension of Class A1 retail floorspace, to create an enlarged store of
3408m²gross (2312m² net).
WYG have provided advice for the Council on the retail policy issues which form the basis of the
Co-op’s objection to the application and also on the implications of the Co-op’s planning
application. The application does not specify a convenience/comparison split, but WYG have used
an 86.5% convenience/13.5% comparison split as found in other UK Co-op stores. WYG advise
that there is sufficient need (both quantitative and qualitative) to support both the extended Co-op
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