Agenda item

Demolition of existing buildings and rection of a Class E retail unit with access, car parking and associated works as amended 14/10/21, and 19/10/21.

The Committee considered an application at Horley Place, 17 Bonehurst Road, Horley for the demolition of existing buildings and erection of a Class E retail unit with access, car parking and associated works as amended 14/10/21, and 19/10/21.

Rob McClellan, Property Director of Aldi, spoke in support of the application stating that there was disappointment that this application had been recommended for refusal. Aldi had been trying to invest in the borough for many years but had been held back by lack of opportunity. The design was sympathetic to the area and would not affect traffic on Bonehurst Road. The store responded to the needs of local people. The sensitivities around Greenbelt land were understood, however it was felt that the site’s contribution to the Green Belt was limited as it contained buildings and the character of the area had changed to being suburban, with the extension of Westvale Park and commercial presence in the area. The application set out many very special circumstances to justify consent. The proposal would bring significant economic investment and highway improvements which were outlined. The highway solution had been undertaken alongside Surrey County Council. The removal of established trees would be offset by providing landscape buffering and a dedicated landscape management plan. The store design was bespoke to the location and the sustainable solutions were outlined. The development would create 50 new jobs and overall, the scheme garnered local support as it offered additional choice, particularly amid the cost-of-living crisis.

Lynette Palmer, a local resident, spoke in support of the scheme explaining that since moving to Horley 11 years ago, the area had grown substantially with the construction of homes in Westvale Park. There could be an additional 6000 people to feed in the area however shopping options remained the same and these options were outlined. With the increase in local population, stores had become busier, and shelves were often empty as they were unable to keep up with demand. Aldi would be welcomed and was desperately needed, particularly being cheaper, which people needed at this time of price increases. The nearest Aldi was in Crawley, and this was not easily accessible for those that did not drive. Furthermore, the store would bring jobs to the area.

Jim Blackmore, Vice-Chairman of Salfords and Sidlow Parish Council, spoke in objection to the application stating that the existing buildings had been a small guest house with limited parking. There was permission for conversion of the existing building, to nine-, 1- and 2-bedroom flats, yet to be implemented. This site was in the Greenbelt and there were no very special reasons to outweigh the objections to this development. This would have a larger footprint and volume and be more intrusive than both the existing building or that which would result from implementation of the permission for 9 flats. There would be a loss of natural habitat, biodiversity and openness and a significant loss of mature trees. The development would mean the loss of potential residential development on this site, with a shortage of small flats in the borough. There was no shortage of choice of supermarkets in the borough or in the Salfords/Horley area and the site was not in the borough’s designated employment land. Concern regarding potential highways issues in the surrounding area were outlined. It was felt that this was not a suitable site for the proposed supermarket.

Julia Maguire, Store Manager of Waitrose in Horley, spoke in objection to the application, stating that Waitrose had been trading in Horley town centre for several decades. Waitrose played an important role in retaining local spending and supporting the wider town centre through linked shopping trips. There were concerns regarding the impact which this application would have on Horley town centre. Aldi forecasted that the proposed store would have an impact of between 9 and 13% on the supermarkets in Horley town centre, however Waitrose’s planning consultants identified the impact would be higher than this. The town centre was currently underperforming. Aldi’s own assessment confirmed that Horley had a higher vacancy rate than other towns in the borough, and the town centre had low levels of footfall and activity. Drawing further money away from the town centre would worsen the situation and there was a risk that Horley town centre would experience a significant adverse impact, which was contrary to the objectives of national and local planning policy. The application represented inappropriate development in the Greenbelt where development should only take place where Very Special Circumstances existed. None of the arguments for the development which Aldi put forward met these criteria; to permit the application would be contrary to national and local planning policy in respect of protection of the Green Belt.

RESOLVED that planning permission be REFUSED as per the recommendation.