P_2014_01128 Design and Access Statement

Transcription

P/2014/01128
Received 27/08/14
Design and Access Statement
On behalf of:
Tesco Stores Limited
In respect of:
Hawkins Lane, Burton-upon-Trent
Date:
July 2014
Reference:
JB/JF/1335ma/R002m
Manchester Barnett House, 53 Fountain Street, Manchester, M2 2AN
Tel: 0161 247 8555
Tesco Stores Limited, Burton-upon-Trent
www.dppukltd.com
Contents
1.0
Introduction
2
2.0
Existing Site
3
3.0
Planning Context
7
4.0
Proposed Development
10
5.0
Design Vision
14
6.0
Access
26
7.0
Sustainability
29
8.0
Conclusions
30
Reference: JB/JF/1335ma/R002m
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1.0 Introduction
1.1
This Design & Access Statement has been prepared on behalf of Tesco Stores Limited in support of a hybrid planning application for the erection of
a new foodstore, separate non-food retail unit and a restaurant/takeaway unit on land at Hawkins Lane, Burton. The proposal also includes car
parking, a petrol filling station, landscaping and other associated works.
1.2
The purpose of the Design & Access Statement is to explain how design and access principles and development requirements have shaped the
proposals at Hawkins Lane. The Statement sets out the design process, a baseline assessment of the site and surroundings, and outlines relevant
design and access planning policies. It reviews the design principles and addresses issues of use, amount, layout, scale, landscaping, appearance and
access.
1.3
This Statement has been prepared in accordance with guidance on Design and Access Statements, as set out within Planning Practice Guidance and
‘Design and Access Statements’ 2006, produced by CABE.
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2.0 Existing Site
2.1
This section sets out a brief description of the site, looking in further detail at the site’s key characteristics, the surrounding land uses and the
appearance of the site.
Site Description and Surrounding Land Uses
2.2
The application site is situated off Hawkins Lane, to the north of Burton town centre. The site itself covers an area of 4.2 ha (10.4 acres) and was
previously used by Alumasc Grundy for the manufacture of aluminium beer casks, a Class B2 general industrial use. The buildings were cleared in
2003 and the site has remained vacant since. Planning permission was granted in 2006 for new general industrial purposes and again in 2011 for a
new Tesco foodstore but the site remains vacant and cleared.
2.3
The site is bound to the northwest by the Cross Country railway line and to the northeast by existing employment uses. The former Holy Trinity
School is located to the south, a Grade II listed building.
2.4
Land uses along Hawkins Lane east of the application site are dominated by employment uses which include primarily Class B2 / B8 uses. Coors
Brewery use land opposite the application site to the southeast on Hawkins Lane for storage and distribution uses, connected to the main brewery
site via a bridge over Horninglow Street. Two short rows of 2-storey terraced houses are situated on Hawkins Lane between the former Holy Trinity
School and the industrial units.
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1
2
3
4
Figure 1 - Application Site and Surrounding Land Uses
2.5
The railway line, which runs northeast-southwest, lies to the northwest of the site and provides a natural boundary to employment uses to the
north, with primarily residential land uses beyond. The south-western boundary abuts the rear gardens of residential properties facing Horninglow
Street, ten of which are also Grade II listed.
2.6
Horninglow Street forms the site’s south-western boundary and the northern boundary to the defined town centre as per the adopted proposals
map. This links the application site to the northern end of the town centre and the Middleyard Retail and Leisure Park where uses include an Aldi
store, restaurants, and multiplex cinema. The town centre core shopping area is approximately a 10 minute walk away (or 960 metres), whilst the
defined town centre boundary is closer.
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Figure 2 - Nearby Land Uses
Access
2.7
Access to the site is taken via the existing entrance onto Hawkins Lane situated between two terraces of houses. Changes in level and existing
residential properties mean that there is no vehicular access to site from Horninglow Road. There is no access to the site from the north due to the
adjacent railway line and industrial buildings.
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2.8
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There are currently no pedestrian crossings at the junction of Hawkins Lane and Horninglow Street. Instead, a number of traffic islands aid
pedestrians wishing to cross the roads. The site is situated in a strategic location, with good access to A511 which leads to the residential
neighbourhoods of Horninglow Road North, Stretton and Outwoods.
Appearance
2.9
Views of the site are reasonably limited due to the fact that the site is bound by residential and industrial units along both Horninglow Street and
Hawkins Lane with limited views through gaps between existing buildings. The scale and height of the existing units to the north of the application
site are not prominent. When travelling north along Horninglow Street the site only becomes visible from the north western corner as the road rises
to cross the railway line.
2.10
Prominent features seen from the site itself are the Brewery’s industrial units across Horninglow Street, the former brick railway warehouse on the
opposite side of the railway tracks, and existing industrial units on Hawkins Lane. Further afield, views of the local hills can be seen from the site
looking in a south-easterly direction.
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3.0 Planning Context
Local Planning Policy
East Staffordshire Local Plan (2006)
3.1
Policy BE1 relates to design and requires new development to have regard to layout, materials, massing, height, and the impact buildings have on
the environment. Policy R1 promotes the vitality and viability of Burton and Uttoxeter and states that retail developments outside of the defined
town centre boundary must not harm the vitality and viability of town centres, must demonstrate that no suitable town centres sites are available,
and must be situated in an accessible location.
3.2
Policy T1 states that proposals should seek to make an appropriate contribution towards the cost of any necessary highway improvements and
public transport provision.
3.3
Policy T6 relates to the design and layout of parking areas and requires car parks to ensure adequate provision for disabled users, minimise the
visual impact on the area and ensure appropriate landscaping.
3.4
Policy T7 sets out that developments should not provide more car parking than the non-operational standards unless in exceptional circumstances.
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East Staffordshire Design Guide (2008)
3.5
3.6
The adopted SPD recognises the design challenges facing commercial development, in particular the need for:

Flexible large open floor plans; Large areas to carry larger buildings;

The need to be cost effective through design, materials, and specifications; and

The requirement for car parking and plant.
The design principles for new commercial development seek to locate development fronting onto the street with active frontages where possible.
Other guidance within the SPD requires developments to have consideration of:

Plan, form, and massing;

Proportions, scale and articulation; and

Active frontages.
East Staffordshire Local Plan Draft (2014)
3.7
The replacement East Staffordshire Local Plan remains in draft and was submitted to the Secretary of State for Examination in April 2014. As the
Local Plan is at an advance staged some weight can be attached to the draft Local Plan Policies. The following design and access based policies are
considered relevant to this application.
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
SP24 – High Quality Design

SP35 – Accessibility and Sustainable Transport

DP1 – Design of New Development

DP2 – Designing in Sustainable Construction
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4.0
4.1
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Proposed Development
The development proposal comprises the erection of a Tesco foodstore, non-food retail unit and restaurant/hot food takeaway with ancillary car
park, petrol filling station, together with service yard, access and ancillary works.
4.2
The application has been submitted as a hybrid planning application submission, part outline and part detailed. Full planning permission is sought
for the foodstore, A1 retail unit together with the ancillary car parking, petrol filling station, service yard, access and ancillary works. Outline
planning permission, with all matters reserved, is submitted for the proposed restaurant/takeaway unit located in the north west corner of the site.
A plan showing the split of areas submitted in detail and areas submitted in outline is submitted alongside this application (plan reference
7232_P002) for clarity. This is reproduced in figure 3 (blue outline application boundary).
4.3
The total floorspace of the new foodstore will be 7,209 m2 gross (internal). This includes a single mezzanine floor area providing 383 m2 gross
floorspace to accommodate staff facilities.
4.4
In terms of the main retail floor of the foodstore, it will comprise of a net retail area of 4,092 m 2 (which includes the main sales floor and part of the
checkout space). The store will represent one of Tesco’s Extra formats which will include a range of comparison goods products, as well as the
usual grocery products although, unlike the extant foodstore consent, this foodstore will be more heavily concentrated on the sale of convenience
goods rather than comparison goods.
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Figure 3 - Outline Application Area
4.5
The foodstore is 3,361m2 (gross internal) smaller than the foodstore approved in 2011 and although the proposals include an additional retail unit,
the total level of retail floorspace is 2,410 m2 (gross internal) lower than the approved position. Table 1 sets out the floorspace breakdown of the
proposed foodstore and retail unit in comparison to the approved position.
4.6
Customer and service vehicle access to the new store will be taken from the existing Hawkins Lane vehicular access point, although the proposals
include the signalisation and widening of the junction. The foodstore is positioned to the east of the site with the separate retail unit to the south
of the foodstore. The proposed restaurant/hot food takeaway use will be located to the north west of the site. Areas of plant and the service yard
are located to the rear of the store backing onto employment uses. The petrol filling station will be located to the southwest of the site.
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Table 1 - Proposed and Approved Floorspace Breakdown
Type of Floorspace
2011 Consent
m
2
Proposed
m2
Foodstore
Convenience
3,736
2,795
Comparison
3,391
1,296
Net Retail Area
7,127
4,092
Lobby, Circulation, Café, Services & Toilets, Bulk Store / Dot Cot / Cage Marshalling / Staff Facilities
3,443
3,117
Gross Internal Floorspace
10,570
7,209
Comparison Sales
0
761
Net Retail Area
0
761
Gross Internal Floorspace
0
951
Total Convenience Sales
3,736
2,795
Total Comparison Sales
3,391
2,057
Total Net Retail Floorspace
7,127
4,852
Total Gross Retail Floorspace
10,570
8,160
PFS Kiosk
67
67
A3/A5 Unit (Outline)
0
389
10,637
8,616
A1 Retail Unit
Total Gross Floorspace
4.7
The design of the store is based on Tesco’s ‘Environmental Format’ store, referred to hereafter as an ‘Eco Store’. The Eco Store uses bespoke
design solutions which are aimed at maximising energy efficiency and reducing carbon emissions.
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4.8
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Some of the eco-design features included on the proposed new store includes:

Energy efficient lighting;

Draught lobbies to reduce heat loss when doors are opened;

Roof lights to reduce the need for artificial lighting in store;

Gel filled roof lights which reduce solar gain requiring less cooling;

Natural ventilation provided through vents in the roof to increase the flow of air through the building without the need for a mechanical
system;

Pre-fabricated timber framed construction to reduce the amount of non-renewable materials in construction;

Grey water recycling including harvesting the rainwater to use for toilet flushing, saving energy and water; and

Inclusion of a Combined Heat and Power (CHP) plant which is able to provide hot water, heating and electricity to the site which are typically all
provided by fossil fuels.
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5.0 Design Vision
5.1
This section sets out the design evolution process and considers the relationship of these proposals with the approved scheme. This then goes on
to consider the details of the proposed development in terms of its use, amount, layout, scale, appearance and access arrangements.
Scheme Evolution
5.2
As has already been highlighted, planning permission was granted in October 2011 for a foodstore on this site providing 10,570 m2 of retail
floorspace. Since this permission was granted there has been a general change in focus across the convenience store sector with retailers again
focusing more on their core business of food retailing rather than the sale of comparison (non-food) goods. The split of net floorspace was close to
50:50 in terms of comparison and convenience goods on the approved scheme and this no longer accords with Tesco’s new foodstore format.
5.3
As a result this scheme now seeks permission for a smaller format foodstore, along with a non-food retail unit and restaurant/hot food takeaway.
The proposed development will provide 2,410 m2 less gross retail floorspace. The addition of the non-food retail unit and restaurant/hot food
takeaway has been included to complement the proposed Tesco Store, ensure that the potential of the site is fully utilised and deliver additional job
opportunities.
5.4
The development now proposed, in terms of its layout and elevational treatments replicate the approved scheme. The proposed Tesco store will
be an ‘Environmental Format’ store as originally approved and the store will be located towards the north eastern boundary. No amendments are
proposed to the petrol filling station and this will remain as approved.
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Figure 4 - Approved Tesco Store Site Layout (2011) and Proposed Site Layout
Tesco Eco Store Concept
5.5
Tesco is committed to reducing energy consumption and greenhouse gases and aim to reduce emissions from their buildings by at least 50% by
2020. The ‘Environmental Format’ store, referred to thereafter as an ‘Eco Store’, has been designed so as to be as energy efficient as possible and
to meet these high targets which are above any national targets set for non-residential development. The Eco Store uses bespoke design solutions
which are aimed at maximising energy efficiency and reducing carbon emissions.
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5.6
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The Eco Store concept stems from Tesco’s previous modern foodstore concept, which was designed to significantly reduce the level of materials
required and reduce ‘wet-building’ techniques in its construction, which hold a lot of embodied energy. For instance, whilst traditional bricks are a
common material used in our towns and cities, they are non-recyclable and expend a lot of energy during production. The Eco Store moves on from
this point to increase the use of materials that can be recycled and have a low embodied carbon footprint, and design solutions that reduce the
energy required to run the store on a day to day basis.
5.7
In this case, the proposed store encompasses the following aspects of the Eco Store concept:

Hybrid Timber Frame: Above the stilted plinth, which is made from steel and concrete, the store building is then constructed around a hybrid
timber frame engineered in a manner which reduces the material required to a minimum.

Cladding System: The use of sustainable wooden cladding on the elevations has been promoted. The larch panels are a 100% recycled material,
are manufactured off-site and are ready for installation once delivered reducing build times.

Roof Lights and Clerestory Glazing: Roof lights have been incorporated into the design of the store and allow natural light onto the shop floor,
as well as high level glazing along the side and rear elevations. A canopy overhang maximises day-light penetration without adverse passive
solar gain.

Intelligent Lighting System: This regularly checks and automatically reduces the required lux levels within the store. It accommodates the
amount of natural light within the store and adjusts the artificial lighting accordingly to ensure that the minimum amount of artificial lighting is
used. This can provide up to 30% extra lifespan to the lights within the buildings.

Roof Vents and Fresh Zones: The wind catchers shown on the roof allow warm air to escape naturally without mechanical means and allow
cold air to enter the building, providing a natural ventilation system. CO2 sensors within the store will monitor occupancy levels and
automatically operate the dampers within the roof vents to allow either warm or cool air into the store. This will be used in conjunction with a
‘Fresh Zone’ system which ensures refrigeration units operate at the optimum level by reducing warm moist air entering these areas.

CO2 Refrigeration Units: The installation of new refrigeration units as an alternative to harmful refrigerants that have higher Ozone Depleting
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Potential (ODP) and Global Warming Potential (GWP) and are a simple but very effective way of reducing the energy use of the store.

CHP: A gas-fired Combined Heat and Power Unit is proposed in the service yard. Essentially, the heat generated from the electricity production
is used to heat water or spaces creating a highly efficient energy source and would replace energy taken from the national grid (albeit a link to
the grid is still required in case of a malfunction).
Use
5.8
This proposed development will be used within Use Class A1 Retail (Tesco Store and non-food unit), Use Class A3/A5 (Restaurant and/or Hot Food
Takeaway) and sui generis (Petrol Filling Station) with ancillary car parking, service yard, landscaping, access works and other associated works.
Amount
5.9
The total floorspace provided across the site will total up to 8,544 m2 gross internal. The Tesco foodstore, with associated customer café, will
deliver 7,209 m2 total floorspace, the non-food retail unit will have a floorspace of 951 m2, the restaurant/hot food takeaway unit would deliver
around 389 m2 and petrol filling station kiosk will provide a further 67 m2.
5.10
1
The net retail area of the Tesco store will have a floorspace of 4,092m2 (which comprises the main sales floor and part of the checkout space1). It is
Net retail floor area does not include lobby, café and circulation area behind checkouts, customer collection, services and customer toilets. This figure is used to define
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assumed that the non-food retail unit will have a net to gross ratio of up to 80%, therefore providing around 761 m2 of net retail floorspace.
5.11
A total of 515 car parking spaces, including 28 disabled spaces and 20 parent and child spaces, will be delivered across the site. To the rear, 4
spaces will be provided for Dot Com vans to enable the Tesco store to provide online delivery services. The car parking spaces will be shared
between the various uses on the site. The total number of spaces includes 27 spaces to be provided within two separate car parking areas to
provide private parking for residents/occupiers at nos 7-12 & 17-20 Hawkins Lane.
Layout
5.12
The proposed Tesco foodstore and non-food retail unit are positioned to the east of the site. As such, the new Tesco store and non-food retail unit
will face south-west, in the direction of Horninglow Street and, further afield, Burton Town Centre. The proposed restaurant/hot food takeaway
unit will be located in the north western corner of the site.
5.13
Car parking will be situated to the western half of the site. Areas of plant and the service yard are located to the rear of the store backing onto
existing employment uses. There are no residential properties situated in close proximity to the service yards at the rear elevation of the store.
the predicted turnover of the store for the purpose of the retail economic assessment.
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5.14
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Access to the new store will be taken from Hawkins Lane at the existing vehicular access points. The petrol filling station is located adjacent to the
main site entrance for customers, behind the former Holy Trinity School. In addition, parking spaces will be provided adjacent to the petrol station
and to the east of the existing nos 17-20 Hawkins Lane to serve the existing dwellings fronting onto Hawkins Lane (nos 7-12 & 17-20 Hawkins Lane).
Figure 5 - Proposed Site Layout and Detailed Extracts of Foodstore, Non-food Retail Unit, Petrol Filling Station and Restaurant/Hot Food Takeaway Unit
Scale
5.15
The highest point of the foodstore and non-food retail roof will be 10m, but the total height of the building including the wind catchers will be
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12.5m. It should be noted that this is slightly lower than the approved scheme (10.75m and 13m respectively). The petrol filling station situated
behind the Holy Trinity School will be 5m in height as per the approved scheme.
Figure 6 - Elevation Sectional of Foodstore
Figure 7 - Section of Proposed Petrol Filling Station
5.16
As the restaurant/hot food takeaway unit is submitted in outline at this stage, precise details in terms of scale are not submitted for approval.
Nevertheless, the unit will be up to 6.65m in height. For illustration purposes only, a site section of the outline application area has been submitted
within this application illustrating the maximum height of the proposed unit in relation to the surrounding buildings as shown in Figure 8.
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Figure 8 - Indicative Height of A3/A5 Unit
Landscaping
Hard Landscaping
5.17
The proposal seeks to introduce quality hard landscaping, having particular regard to the main entrance to the Tesco store for both vehicles and
pedestrians. Pedestrian access from this principle entrance point will be served by a stretch of pavement to provide access to the entrance of the
store with a pedestrian crossing point across the internal service road. Footpaths will also run through the length of the car park to enable shoppers
to walk safely between the store and their car. Car parking bays will use porous block paving to assist in sustainable urban drainage objectives, and
will provide a contrast in colour giving interest to the overall car park.
Soft Landscaping
5.18
There is an existing line of mature boundary trees to the rear of properties on Horninglow Street which help screen the site. Soft landscaping
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proposals will include strategically located trees and shrubs throughout the car park with a focus on the boundaries between the application site
and residential properties and the former Holy Trinity School. Further landscaping will also be provided between proposed restaurant unit and the
properties fronting onto Horninglow Street to provide further screening and create a buffer zone for visual and noise impacts from the
development. Further information relating to the proposed landscaping proposals is included within the submitted Landscape Supporting
Statement.
Figure 9 - Soft Landscape Proposals
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Appearance
5.19
The design of the foodstore and non-food retail unit is based on Tesco’s ‘Eco Store’ concept, which has already been summarised in this section.
The proposed foodstore and non-food retail will exemplify a high quality built form, and will have a distinctive appearance with wooden panelling
and glass featuring prominently. The front elevation is predominantly glass, with the entrance lobbies comprising of wooden cladding and glass. The
canopy height of the entrance lobby is lower than the main building, bringing the customer entrance to a more human scale. The design and height
of these lobbies also serve to reduce heat loss when doors are opened.
Figure 10 - Indicative CGIs of Foodstore and non-food retail unit
5.20
The wooden cladding, which is 100% recycled and significantly reduces the amount of non-renewable materials in the store’s construction, will
continue along the length of the north west and south east elevations, with a strip of brickwork at the lower level.
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5.21
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A click and collect area will be provided on the north western elevation including a timber canopy providing cover to those waiting for and
collecting online orders.
5.22
A continuous band of glazing wraps around the north west and south east corners building enabling the store to be lit by natural light whenever
possible. Wind catchers, which provide the store with natural ventilation, are a distinctive feature of the store’s design.
5.23
The Petrol Filling Station also makes use of wooden cladding with the kiosk and above ground storage tank enclosure making use of this material.
The petrol filling station canopy will include metal decking to the canopy roof.
5.24
Details of appearance relating to the restaurant/hot food takeaway unit are reserved however it is the intention for this to utilise a similar palette
of materials as used on the foodstore/non-food retail unit.
Design Policy Objectives
Comment
To ensure that the development reflects The proposed development is located on a
sustainable development principles (NPPF)
previously developed site, within an existing
built up area which benefits from high levels
of accessibility to a range of modes on
transport including public transport.
To ensure that the development reflects the As with the previously approved scheme, the
principles of good design (Local Plan Policies proposed development is of a high quality
BE1 and T6, and Design Guide SPD)
design which responds to the sites setting
and location.
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To regenerate the economy, by providing The proposed development will deliver
new job opportunities in business, retail and significant economic benefits for the area
other employment uses (NPPF and Local Plan through local job creation throughout the
Policy R1)
construction and operational phases and
improving retail choice in this area of Burton
upon Trent.
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6.0 Access
Vehicular and Transport Links
6.1
A single vehicular access point off Hawkins Lane is included within this application which replicates the approved access works approved through
the original 2011 Tesco permission. This access point will also provide pedestrian access into the site. The improved highway access includes an all
movements signal controlled junction. Vehicles entering this access will be able to gain access to the residential car parking area with the main car
park, petrol filling station and restaurant/hot food takeaway unit being accessed from the internal circulation road. Delivery and service vehicles
relating to the foodstore and non-food retail unit will turn right off this internal road to allow access to the servicing yards to the rear of the units.
6.2
The junction of Hawkins Lane and Horninglow Street will be altered to provide better pedestrian access and increase the capacity of the junction in
accordance with the previously approved details. Further details can be found in the submitted Transport Assessment.
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Figure 11 - Proposed Access Arrangements (from Transport Statement)
Inclusive Access
6.3
Pedestrian access will be greatly improved at the junction of Horninglow Street and Hawkins Lane. The proposals address the problem of
inaccessibility to the north by providing a further pedestrian crossing on Horninglow Street, thus reducing the distance to the store for pedestrians
from the north of the site. These measures will ensure that a continuous line of pedestrian access is maintained, as opposed to the current situation
where pedestrians are forced to navigate heavy traffic in order to cross.
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6.4
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Within the site, dedicated Disabled spaces and Parent and Child spaces will be situated close to the store’s and retail unit entrance and exit to
reduce travelling distance. Dedicated cycle parking facilities will again be located between the foodstore and non-food retail unit’s entrances. Once
within the foodstore and non-food retail unit, level disabled access will be provided throughout the store with a staff lift (together with stairs for
those able) providing access for member of staff to the staff facilities to be provided on the proposed mezzanine floor within the foodstore. A
dedicated cycle route separates vehicles and cycles at the earliest opportunity and brings cyclists safely from Hawkins Lane to the store entrance via
the split footway/cycleway.
Access Policy Objectives
Comment
To provide the appropriate level of highway The
development
will
include
the
provision and parking facilities to meet appropriate level of car parking, does not
operational needs and the needs of all exceed maximum parking standards and will
shoppers (Local Plan Policies T1, T6 and T7)
include provision for disabled drivers. It will
make
the
appropriate
contribution
to
highways improvements
To ensure that development is accessible by The development is easily accessible for all
all members of the community, including the users.
disadvantaged and the disabled (Local Plan
Policy T1)
To ensure that the development encourages The development is situated to incorporate
walking, cycling and public transport (Local well into the existing bus network and in
Plan Policies R1 and T1)
close proximity to residential areas for
pedestrian access.
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7.0 Sustainability
7.1
Tesco is continually developing new construction methods and materials for use in their stores to contribute to their overall sustainability
objectives. Tesco is fully aware of its corporate responsibilities and integrates the management of environmental, as well as social and ethical issues
into its management decisions. The Company is committed to the principles of sustainable growth, including the efficient use of resources, reducing
energy, water and refrigerant uses, testing renewable, reducing emissions and minimising waste.
7.2
Sustainability measures in the construction and design of the building have already been outlined under the heading Tesco Eco Store Concept.
Measures to ensure energy is used efficiently have been proposed. These include the use of roof ventilators to control temperature reducing the
need for air conditioning or heating; roof lights and a system of ‘intelligent lighting’ to reduce the need for unnecessary artificial lighting; improved
refrigerators; a combined heat and power unit; and sustainably-sourced timber for the main construction and external cladding of the store.
7.3
Tesco is committed to minimising waste production throughout its operations. The Company has an internal recycling programme through which
over 80% of all materials used are recycled. In order to encourage customers to recycle an on-site recycling centre has been included within the
proposals.
7.4
Tesco will implement a Travel Plan in this Eco Store, encouraging staff to commute to work via sustainable methods. The application site is located
on a main route between the town centre and residential areas to the north, which is already served by existing bus services.
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8.0 Conclusions
8.1
The proposed development is for the erection of a new foodstore, separate non-food retail unit and a restaurant/takeaway unit on land at Hawkins
Lane, Burton. The proposal also includes car park, petrol filling station, new landscaping and associated works. The application has been submitted
as a hybrid application with the restaurant/hot food takeaway unit submitted in outline, with all matters reserved, and the rest of the proposed
development submitted in full.
8.2
This Design & Access Statement has set out design and access principles of the proposed development and the development requirements which
have shaped the proposals at Hawkins Lane. The foodstore will represent one of Tesco’s Extra formats which will include a range of comparison
goods products, as well as the usual grocery products although, unlike the extant foodstore consent, this foodstore will be more heavily
concentrated on the sale of convenience goods rather than comparison goods.
The design of the foodstore and non-food retail unit has been
influenced by Tesco’s ‘Environmental Format’ store, using bespoke design solutions which are aimed at maximising energy efficiency and reducing
carbon emissions. The overall layout and design of the scheme replicates, as far as is possible, the previously approved and extant planning
permission for a Tesco Foodstore and Petrol Filling Station, granting planning permission in 2011.
8.3
Customer and service vehicle access to the new store will be taken from the existing Hawkins Lane vehicular access point, although the proposals
include the signalisation and widening of the junction. Again, the design solutions have replicated what was approved by the Local Planning
Authority through the 2011 consent.
Page 30 of 30

P_2014_01128 Design and Access Statement

Transcription

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