LAWNSWOOD SERVICE STATION (ESSO GARAGE) REFUSAL OF PLANNING APPLICATION

I have been advised today that the above application has been refused, for the moment. A copy of the planning report is attached. The applicants now have 3 options:

  1. Appeal the decision.
  2. Come back with revised proposals to address the concerns outlined in the report
  3. Accept the decision and move on.

My personal view is that I think they will go for Option 2. A summary of the reasons for refusal are below:

Applicant: Euro Garages LImited – Proposal: Demolition of existing petrol filling station and carwash and erect replacement petrol filling station with 5 pump island, canopy and convenience store with ATM, associated parking and access alterations.

RECOMMENDATION:

Refuse for the following reason(s):-

1) The Local Planning Authority considers that, by reason of the lack of a comprehensive sequential test being undertaken and submitted, the applicant has failed to demonstrate that there are no sequentially preferable sites for this retail development. As such, the proposed development is contrary to policies GP5 and S9 of the Leeds Unitary Development Plan Review (2006) and Policy P8 of the draft Core Strategy.

2) The Local Planning Authority considers that, by reason of the unacceptable vehicular layout and parking and pedestrian provision together with the insufficient information submitted regarding the operation of the development, the proposed development will result in highway safety and parking issues locally. As such, the proposed development is contrary to policies GP5, T2 and T24 of the Leeds Unitary Development Plan Review (2006).

3) The Local Planning Authority considers that, by reason of the inappropriate design, scale and footprint of the retail unit together with the extent of hardstanding, the proposed development will result in an unduly prominent, incongruous and cramped form of development detrimental to the character of the site and wider street scene. As such the development is contrary to policies GP5, BD5, N12 and N13 of the Leeds Unitary Development Plan Review (2006).

4) The Local Planning Authority consider that, by reason of the scale of the proposed building together with its proximity to trees subject to a Tree Preservation Order, the proposed development will result in significant harm and loss of the trees detrimental to the sylvan character and appearance of the site. As such, the proposed development is contrary to policy GP5 of the Leeds Unitary Development Plan Review (2006).

For information:-

In coming to a decision on this application the case officer has sought to work positively with the applicant/agent in accordance with paragraph 186 and 187 of the National Planning Policy Framework but the application has been refused as the proposed development raises a number of significant concerns which could not be adequately resolved as part of the planning application process.