Agenda item

Demolition of existing building and redevelopment of the site to provide a Class E(a) retail foodstore with associated parking, access and landscaping.

The Committee considered an application at The Air Balloon, 60 Brighton Road, Horley for the demolition of existing building and redevelopment of the site to provide a Class E(a) retail foodstore with associated parking, access and landscaping.

Adam Forsdick, the Regional Head of Property for Lidl, spoke in support of the application, stating that during a cost-of-living crisis, the need for local access to a discount food-store was more vital than ever. In their consultation over 91.5% of respondents confirmed they supported the proposal to relocate. The application was policy compliant except for the heritage aspect and members were asked to consider the material benefits for approving this application, as well as uphold the views of the public majority.

In terms of the heritage asset only a very small part of the existing building was from the late 18th Century. Externally it had been subject to unsympathetic extensions and internally there were no heritage features remaining. If Heritage England’s criteria for local listings were applied, this building would not meet the test. Lidl attempted to incorporate elements of the original façade into its proposal, but this left the development unviable. The site’s history would be honoured through on-site signage or other artwork. The war memorial was subject to harm due to its location close to a busy road and industrial units. The elevations on the store had been softened to tie in more sensitively with local surroundings. More trees had been added to improve screening and this could be further reviewed to maximise tree screening and biodiversity if the application was overturned. Greene King’s letter to the LPA confirmed that the premises would close irrespective of this application. Lidl’s current store was not fit for purpose and continued trading could not be guaranteed; other underperforming stores had been closed. If this application could be consented because of its economic regeneration benefits, and additional jobs, it was requested that the Committee moved a recommendation for approval.

Russell Ingram, the Store Manager from Waitrose, Horley, spoke in objection to the application, stating that Waitrose had been trading in Horley town centre for several decades and played an important role in retaining local spending and supporting the wider town centre through linked shopping trips. Waitrose had serious concerns about the impact this application would have on the vitality and viability of Horley town centre. Changing patterns of shopping meant that town centres were increasingly reliant on supermarkets to support their overall vitality. The removal of Lidl from the town centre would reduce spending and visits to the town centre. The town centre was currently underperforming and Horley had a higher vacancy rate than other towns in the borough and by drawing further money away from the town the situation would worsen. There was a clear risk that Horley town centre would experience a significant adverse impact, which was contrary to the objectives of national and local planning policy. The applicants identified that the only interest they have had in the existing Lidl unit, were it to close, was from seven occupiers, including a charity retailer and two gyms. These would not generate the same level of spend, footfall and benefits to the town centre as the current Lidl store does. Waitrose welcomed the officer's recommendation for refusal on the grounds of impact on local heritage assets and consider this to be a highly significant consideration given the prominent position of the Air Balloon pub site.

Councillor Buttironi, a visiting member, spoke in support of the application, thanking the officers for evaluating the application however was disappointed by the recommendation to refuse the application. The benefits of the application were outlined. 60 Brighton Road was a strategic location and a five-minute walk from the High Street. Greene King had the intention to leave the site irrespective of the decision. It was felt that by following the officer recommendation to refuse the application would:

·         Cause Horley to lose a food chain at a time of hardship, reducing competition;

·         Leave two sizeable commercial sites empty for the foreseeable future and lead to a decrease in footfall in the town centre;

·         Leave many residents concerned that the Air Balloon site would become dilapidated and become an area for anti-social behaviour;

·         Cause substantial harm to the local area; and

·         Cause concern regarding soaring prices.

Councillor Buttironi understood the concern regarding the heritage asset however the construction of a Lidl would send a powerful signal to residents that Horley was open for business and that its best days still lay ahead, particularly in light of the ongoing work between the borough and the town council on revitalising the High Street. If approved, conditions should be inserted for trees and to improve the way the store looked from both directions.

A reason for approval was proposed by Councillor Baker and seconded by Councillor Bray, whereupon the Committee voted and RESOLVED that planning permission be APPROVED on the grounds that:

The development hereby permitted has been assessed against the relevant development plan policies as set out in the committee report and material considerations, including third party representations. 

It is considered that the public (social and economic) benefits provided by the development would outweigh the less than substantial harm to the designated heritage asset, total loss of the non-designated heritage asset, the schemes failure to promote and reinforce local distinctiveness and respect the character of the surrounding area and the potential impact on the town centre.  It is therefore concluded that the development is in accordance with the relevant policies of the development plan and there are no material considerations that justify refusal in the public interest.

Proactive and Positive Statements

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development where possible, as set out within the National Planning Policy Framework.

Conditions to be agreed with the Ward Councillors and Chair/Vice Chair of the Committee.