Change of Use of Car Parking Spaces to Hand Valeting Operation ...

THE HIGHLAND COUNCIL
AREA PLANNING COMMITTEE, ROSS & CROMARTY
13 MARCH 2007
06/01149/FULRC
AGENDA
ITEM 2.5
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REPORT
No. RP 038/07
REPORT BY J FARQUHAR, AREA PLANNING & BUILDING STANDARDS MANAGER
SUMMARY:
Committee is invited to consider the following report and recommendation.
Recommend APPROVAL of development as submitted, subject to conditions.
1.0 PROPOSALS
1.1 DEVELOPMENT: Change of use of car parking spaces to hand car valeting operation
including siting of cabin.
1.2 LOCATION: Tesco Stores Ltd, Mart Road, Dingwall, IV15 9PP.
1.3 APPLICANT: SPP (Southern) Ltd, 21-27 Hollands Road, Haverhill, Suffolk, CB9 8PU.
1.4 SITE DESCRIPTION: The site extends to nine existing car parking spaces located on the
Northern edge of Tesco’s car park, in the vicinity of the mother and toddler parking spaces and
the recycling centre. It is located on the periphery of the car park, at right angles to the East
elevation of the building, backing onto the wall screening the service yard from the car park.
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2.0 PUBLIC PARTICIPATION
2.1 ADVERTISEMENT: None.
2.2 REPRESENTATIONS:
Mr K Ambrose, MacDonald's Hardware, 53 High Street, Dingwall;
Mr F N Nicol, Frank Nicol Farm & Garden Machinery Ltd, Strathpeffer Road, Dingwall;
Mr Peter Reynolds, 15 MacKay Square, Dingwall;
Mr D M Edes, St Catherine's, Craig Road, Dingwall:
Objections lodged on the following grounds:
1. The Tesco development is over 30 car parking spaces short. Application will reduce
parking availability by 9 spaces. Car park has been overflowing over nearby roads many
times causing major disruption to traffic flow. This was exaggerated over the Christmas
period. For the retail development to increase sales, store would have to have more car
parking, not less.
2. Tesco have instructed employees not to park on their own site and to use other car parks
within the town. As the Cromarty car park is the nearest, it is worth noting that visitors to
the town are now commenting on how difficult it is to find spaces in the Cromarty car park
site.

3. As this is the second time Tesco have expressed an interest in developing the car park for
increased retail use, it should be put to them that future development should not be allowed
until the shortfall of spaces is addressed.
4. If fewer spaces are allowable, then consideration should be given to making the existing
spaces larger to accommodate the larger vehicles found in the rural area we live in.
5. As Dingwall grows there is likely to be more demand for car parking spaces at Tesco.
(Full text of letter(s) available on request from Area Planning & Building Standards Manager)
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3.0 APPLICANT’S SUBMISSION: (Verbal)
1. The proposed cabin will take up one parking space and four spaces to either side will be
used to provide a hand car wash and valeting service. If the spaces are not taken up by
customers then they are free to be used by shoppers. Tesco do not allow us display any
signage excluding general use of the spaces by shoppers.
2. Our normal practice is to offer a service to Tesco’s customers.
3. Our hours of operation will be 8.00 am - 6.00 pm Monday-Saturday and 10.00 am – 4.00
pm on Sundays.
(Full text of letter(s) available on request from Area Planning & Building Standards Manager)
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4.0 CONSULTATIONS:
Scottish Environment Protection Agency:
The surface water drainage proposal outlined is acceptable in terms of water quality. We have
not considered the water quantity aspect of the scheme.
TEC Services (Contaminated Land): No comment.
TEC Services (Environmental Health):
Noise assessment accompanying the application indicates noise levels of around 38 db arising
from the development and measured at the nearest house. We have no reason to doubt the
accuracy of the predictions. We suggest a planning condition restricting the hours of operation to
that suggested by the report (Page 36, Paragraph 4.1).
TEC Services (Transport):
We have no objection to the granting of a temporary consent and would ask that a condition be
attached which requires a review of Tesco’s current travel plan with a renewed push to
promote and review targets for transport mode shift both for their customers and staff. This
should be required prior to construction. We are currently in the early stages of investigating
development of local bus services for Dingwall and perhaps there is scope for Tesco to help
promote this in their travel plan either by in store advertising and/or possible financial
contribution. We would welcome the opportunity to discuss this further. We note comments
in the four representations all refer to pressure on parking spaces at peak times. It is reasonable
to ask to see Tesco’s green travel plan from the original permission with information on how
they are performing against targets they have set previously.
(Full text of letter(s) available on request from Area Planning & Building Standards Manager)
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5.0 POLICY BACKGROUND
5.1 STRUCTURE PLAN – Adopted March, 2001.
POLICIES:
Policy G1 - Conformity with strategy – The Council will support developments, having regard
to the Plan’s sustainable objectives, which promote and enhance the social, economic and
environmental wellbeing of the people of Highland.
Policy G2 - Design for sustainability – Developments which are judged to be significantly
detrimental in terms of the listed criteria shall not accord with the Structure Plan.
5.2 LOCAL PLAN – Ross & Cromarty East Local Plan – Adopted February, 2007.
POLICIES:
C – Town Centre – The Council will encourage town centre uses appropriate to the
settlement’s role in the hierarchy.
5.3 PREVIOUS DECISIONS:
01/00812/OUTRC – Redevelopment to Provide a Supermarket, etc – Outline Planning
Permission granted 22 nd April, 2002.
02/00891/REMRC – Reserved Matters for Redevelopment of Mart & Gas Distribution
Station to Form a Supermarket & Petrol Filling Station with
Associated Car Parking, Servicing, Access & Landscaping – Refused
17 th March, 2003.
03/00560/REMRC - Erection of Supermarket, Petrol Filling Station, Car Park, Access,
Servicing and Landscaping (ARM) – Resubmission – Approval of
Reserved Matters granted 18 th August, 2003.
04/00060/ADVRC - Erection of Building Signage, Gantry Signs & General Car Park
Signage – Advertisement Consent granted 19 th April, 2004.
05/00016/FULRC - Erection of Temporary Marquee – Refused 21 st March, 2005.
05/00017/ADVRC- Erection of Banner Sign, 4 Flag Signs & 2 Point of Sale Signs –
Refused 21 st March 2005.
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6.0 PLANNING APPRAISAL
6.1 This application proposes the change of use of nine car parking spaces at the existing Tesco
supermarket to provide a hand car valeting operation, including the siting of a cabin. The plans
submitted illustrate the cabin being sited in the middle of nine parking bays with a dark blue
cantilever canopy being erected over the dry (vaeting) bays. All water run-off is captured for
both filtration and re-use. Outside of operating hours the area is available for normal retail
parking.
6.2 Policy: The Local Plan policy encourages town centre uses appropriate to the settlement’s
role. The provision of a hand car wash and valeting facility within the town centre is
consistent with this policy.
6.3 Services: SEPA are satisfied with the Water Quality Statement submitted in support of the
application, but advise that they have not considered the water quantity. The Applicants advise
that all water is filtered and re-cycled, they will have to obtain a Trade Effluent License from
Scottish Water and all water will be metered. The Environmental Health Section of TEC
Services consider the noise levels of approximately 38 decibels arising from the development,
measured at the nearest house as indicated in the Noise Assessment to be acceptable and
recommend a planning condition be imposed restricting hours of operation as suggested in the
report. The Roads Section has no objection to the granting of a temporary consent and ask that

Tesco’s current Travel Plan be reviewed. It should be noted that Tesco are not the applicant in
this case, although they would be the landowner, and accordingly a condition to this effect
cannot be imposed on the current applicant.
6.4 Representations: Four letters of representation have been received from local residents and
businesses objecting to the development occupying nine spaces within the car park which is
below standard in terms of car parking space provision, claiming that the car park was
overflowing, particularly at Christmas. It is suggested that Tesco have instructed staff to park
in public car parks within the area and that no additional development should be allowed at the
store on the car parking area until the shortfall of spaces is addressed.
6.5 Conclusion: Members will recall refusing planning permission in 2005 for a marquee to be
sited on 10 parking spaces to the front of the store to retail gardening products. This was due
to the loss of parking spaces and the visual impact of the structure. In relation to this
application, the key issue is whether the use of nine parking spaces from the edge of the
supermarket car park for this service is acceptable. The Roads Authority, in consultation with
the Planning Service, has no objection to the granting of a temporary consent to enable the
impact of the development upon car parking to be assessed. The developer has advised that it
is their normal practice to provide their service to customers who are already visiting the Tesco
store and if spaces were not in use for their business, they are not in a position to prevent car
parking by supermarket customers. The Roads Service would like to see Tesco reviewing their
current Travel Plan to encourage and promote the use of transport other than by car. This
cannot be pursued through the current application as it has not been lodged by Tesco, although
they are the affected landowner. This could be pursued separately with Tesco by the Planning
Service and the Roads Section. A temporary consent would allow the situation to be reviewed
and if unacceptable parking problems arose then the Planning Authority could decline to renew
the consent.
6.6 In the circumstances, the application is recommended for approval for a time limited period
and subject to conditions.
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RECOMMENDATION:
APPROVE subject to the following conditions:
1. Planning Permission is hereby granted for a temporary period of two years only, expiring on
31 st March, 2009, after which date the use of the nine car parking spaces for the car wash and
valeting service shall cease, all structures shall be removed from the site and the car parking
spaces shall be returned to their original condition, unless prior formal approval is obtained
to renew the consent.
Reason: To enable the Planning Authority to retain effective control and to allow the impact upon car
parking requirements at the supermarket to be assessed.
2. The hours of operation shall be restricted to 0830 – 1700 hours Monday-Saturday and 1000 –
1600 hours Sunday and Bank Holidays only.
Reason: To reduce the risk of noise nuisance and as stated in the Acoustic Report submitted in
support of the application (Plan No 7 of 7).
3./

3. If not in use by car wash or valeting customers, the eight parking spaces shall be available for
general supermarket customers and no signage shall be displayed to discourage general
parking on the site.
Reason: To ensure adequate car parking spaces remain available at the supermarket.
4. The proposed cabin and canopy shall be coloured dark blue.
Reason: In the interests of visual amenity.
5. The development shall be undertaken in accordance with the plans, materials and statements
hereby approved and submitted in support of the application and any variation shall require
the prior formal approval of the Planning Authority in consultation with the Scottish
Environment Protection Agency and the Environmental Health Authority.
Reason: To enable the Planning Authority to retain effective control.
SIGNATURE:
DESIGNATION: AREA PLANNING & BUILDING STANDARDS MANAGER
DATE 06 March 2007
AUTHOR: Julie Ferguson/PJM Telephone: 01349 864991
LOCAL COUNCILLOR: Margaret E Paterson
The above report does not rely to any material extent on any document other than those
identified in the report.
Reports/06/01149/FULRC