Agenda item

To consider the report of the Assistant Director City Development.

(Report circulated)

Councillor Prowse expressed an interest as a Member of Devon County Council.

The Assistant Director City Development presented the application for the erection of a new food retail store (Class A1) with associated external works at The Queens Head, 270 Pinhoe Road, Exeter. He advised of two corrections to the report stating that the application had been initially considered by the Southern and not the Northern Area Working Party and that condition 7 should read 8.00am to 1.00pm (Saturdays) rather than Sundays. He reported the receipt of revised plans and advised that two petitions had been submitted, one of 675 signatures (Save Our Pub) and the other of 80.

Members were circulated with an update sheet - attached to minutes. The following additional conditions were proposed:-

·         the agreement and implementation of a scheme covering storage of waste; and

·         the agreement of the finished floor levels (to mitigate any flood risk from the Northbrook).

The recommendation was for approval subject to the conditions as set out in the report and the update sheet.

Councillor Martin, having given notice under Standing Order No. 44., spoke on this item. He raised the following points:-

·         pub licensee is unable to speak in opposition to the application because of his relationship with Farmfoods

·         area does not require this retail outlet but does require the retention of the pub

·         the proposal is contrary to CP10 of the Exeter Local Development Framework Core Strategy and Government planning principles which seeks where possible to retain community facilities

·         strong community support for retention of the pub as indicated by current campaign including support on Facebook

·         the area is well served with retail outlets such as Morrisons

·         will have an adverse impact on other shops and fast food outlets in the area which have a mutual relationship with the pub

·         poor vehicular access for unloading foodstuffs and unsuitable for articulated lorries

·         other pubs in the area including the Half Moon and Village Inn serve their own communities as does the Queens Head. Patrons of the latter will lose a local facility and will not necessarily visit the other pubs

·         ten jobs will be lost if the pub closes but, if it remains open, jobs will be created as there are plans to expand the pub and to introduce a carvery, provide accommodation and offer computer facilities to the local community etc.

Mr Hampson (representing the Queens Head) spoke against the application. He raised the following points:-

·         the licensee is prepared to buy the premises to retain a public house and community venue for the area

·         when purchased, the owner will no longer be tied to a single drinks supplier and will use alternative sources at better value

·         the landlord has been able to sustain the pub in a difficult economic climate. Further, it is the intention to introduce new initiatives such as increased variety of food, accommodation, for example, for temporary workers, entertainment such as local bands as well as offering a free internet café

·         a financial package is in place, including funding from local suppliers

·         staff will be retained

Mr McCreddie (applicant) spoke in support of the application. He raised the following points:-

·         Farmfoods operate 300 stores across the country specialising in units of approximately 500 sq metres, commensurate with local centres and offering similar foodstuffs to convenience stores

·         have sought a suitable site in Exeter for a number of years and have sufficient resources to ensure viability of the operation given that a number of pubs as well as the smaller family run shops are closing in the face of difficult economic conditions

·         customers will also boost trade of neighbouring shops in the area

·         requested landlord not to submit objections. He will have an alternative premises to manage in the event of permission being granted

He responded, as follows, to Members’ questions:-

·         shop will not sell newspapers, alcohol, cigarettes, lottery tickets but will offer a wide range of food stuffs of which approximately half will be frozen

·         other Exeter sites not suitable

·         total pub footprint is 6,000 sq ft but use of first floor would incur extra staffing etc. costs. Proposal for a new store of 5,000 sq ft will be cost effective

·         car park to be moved to front of site and no access to be permitted immediately after the railway bridge

·         report of traffic consultant passed to the County Council highways

RESOLVED that planning permission for erection of a new food retail store (Class A1) with associated external works be refused as the proposal is contrary to planning principle 12 and paragraph 70 of the National Planning Policy Framework and Policy CP10 of the Exeter Local Development Framework Core Strategy because it would result in the unnecessary loss of a valuable community facility which would reduce the community’s ability to meet its day to day needs.

(Report circulated)