Agenda item
Asda, Forty Lane, Wembley, HA9 9EX (12/1268)
Decision:
Grant planning permission subject to conditions and informatives, as amended in condition 6.
Minutes:
PROPOSAL: Proposed automated four-pump petrol filling station and canopy within car park, ancillary control unit structure, relocated lamp post and CCTV post, realignment of access road and footpath and associated hard and soft
landscaping works.
RECOMMENDATION: Grant planning permission subject to conditions and informatives as amended in condition 6.
Rachel McConnell, the Area Planning Manager started by confirming that the traffic data used Highways and Transportation officers was collected in January 2009 and not 2008 as stated in the report. With reference to the tabled supplementary report, she highlighted the following salient aspects of the application:
Highways
The applicant had provided data which was consistent with the 2009 data used by the Highway and Transportation officer to assess the application and that the resulting assessment confirmed their view that the increase in traffic on local roads and junctions could be accommodated and that the implications on the Bridge Road/Forty Lane junction at peak times was not such as to warrant refusal of the application
Car park
The survey of the car park by the applicant showed that,while it was well used, the reduction in parking capacity would not result in problems outside the site .
Gradient of the exit ramp:
Further details of the exit ramp to establish the gradient had been secured by condition (5) which would require the details of the exit ramp to be approved before any works could commence.
Highway and Pedestrian Safety
Highway and Transportation officers’ records showed that of the 10 personal injury accidents for the period February 2009 to January 2012, one involved a fatality and one a serious injury but all occurred prior to 2011 and involved right-turning vehicles at the junction. As a result of measures taken to improve visibility, that particular problem had been addressed and consequently officers were satisfied that the additional traffic generated by this proposal would not result in any material harm to highway or pedestrian safety.
Changes to road along Empire Way
Officers were satisfied that relevant and robust data had been provided to properly assess the likely impact of the proposal on traffic flows along Forty Lane. She clarified that at an estimated increase of about 2%, the additional traffic flows were not considered to be significant.
Health and Safety
Members learnt that the applicant would be required to obtain petroleum licence from the Fire Brigade, the Petroleum Licensing Authority, prior to commencing any works. The licence would be issued for three years with annual inspections to ensure that the development was carried out in accordance with the relevant guidance. She added that the Fire Brigade Petroleum Officer had confirmed that the distance to the residential properties was likely to be acceptable.
Health considerations:
Members noted that the applicant would also need to obtain an Environment Permit from the Environmental Health department, which would consider the impact of the petrol filling station on the environment and on people's health. Rachel McConnell added that modern petrol stations such as proposed, would require far higher standards of vapour control and emission reduction to help minimise health impacts.
Landscaping
She drew members’ attention to the revised condition 6 as set out in the tabled supplementary report to reflect the fact that it was not feasible to provide additional trees along the eastern boundary of the site. Officers would however seek additional shrub planting of Horse Chestnut trees along that boundary instead.
Mr Bob Kitchen, a local resident, in objecting to the proposed development stated that it would lead to increased traffic and congestion at the junction of Forty Avenue and Bridge Road, resulting in increased risk to pedestrian safety. In order to minimise this impact he suggested that the applicant should be required to provide access and exit through the rear of the car park.
Mr Martin Francis circulated an illustration of the development and speaking on behalf of the governing body of Chalkhill Primary School expressed concerns on traffic impact on the safety of pupils walking to and from the school as a result of the proposal. He added that the situation would be made worse with the planned expansion of school places in the area which would also generate additional traffic in the area. Mr Francis requested that the report be deferred to enable the issues he had raised to be addressed.
Mr Robert Dunwell speaking in support of the application stated that as a result of the closure of the Texaco petrol station on Forty Avenue, the proposed development would provide a further amenity in the area. He requested that a temporary planning permission for three years be issued to Asda to encourage an early release of the funds of S106 funding related to Wembley aimed at improving the junction of Bridge Road and Forty Avenue
In accordance with the Planning Code of Practice, Councillor Shafique Choudhary, a ward member stated that he had not been approached in connection with the application. Councillor Shafique referred to a scientific study which he said confirmed that airborne organic elements from benzene and traffic pollution could cause cancer. In this particular case, the proposal would detrimentally affect the health and safety of the occupants of the nearby residential properties which were less than 50 metres away (instead of 100 metre distance) from the site as well as contaminate grocery foods in the Asda store.
Councillor Sheth, Chair, enquired as to whether the scientific study referred to could be made available to the Committee and also asked Councillor Choudhary to clarify the link between the proposed petrol station and the health and safety issues to which he had referred. In response, Councillor Choudhary stated that he could circulate the report to members of the Committee. He added that the close proximity of residential properties and the fact that vaporisation could settle on foods provided the link between the proposal and the health issues he had raised.
In accordance with the Planning Code of Practice, Councillor Pavey, ward member stated that he had not been approached in connection with the application. Councillor Pavey claimed that the transport evidence submitted by the applicant relied on implausible business models which had not been rigorously analysed. He continued that the proposal would result in increased traffic and congestion due to its proximity to residential properties and at a time when the Local Education Authority was embarking on school expansion programmes in the area. The expansion was likely to over-stretch Bridge Road and Forty Avenue junction. The situation would be made worse as Asda, a multinational company, was likely to compete to attract customers by their pricing policy.
In response to the Chair’s request for evidence to support his claims, Councillor Pavey referred to Asda’s price comparison website as his source adding that in order to generate sales, Asda would undercut its petrol prices which could disproportionately increase traffic.
In addressing some of the issues raised by Councillor Choudhary, Steve Weeks (Head of Area Planning) stated that health issues from the operation of a petrol station were a well-known issue and that modern facilities were designed to reduce airborne pollutants. He added that the application had been assessed by Transportation officers with the conclusion that there was no robust argument for its refusal on grounds of significant increase in traffic flows. He continued that due to the significant physical work that would be involved, it would not be appropriate to grant a temporary planning permission.
During members’ discussion, Councillor Daly enquired whether in view of the uniqueness of the site taking, into account the proposed new school buildings and the traffic arrangements in the local area, the Committee could make a recommendation for improvements to the Bridge Road and Forty Avenue junction. Councillor Hashmi observed that the former Texaco site on Forty Avenue was located close to residential properties and local schools without reported any detrimental impact.
In responding to the above, Steve Weeks, Head of Area Planning advised that whilst there could be a need for the Council to resolve the problems at the junction, it was not within the Committee’s remit to make a formal recommendation but that if the application was approved he could informally pass on members’ comments to the Head of Transportation.
DECISION: Granted planning permission as recommended with additional changes to condition 6 requiring replacement of Horse Chestnut trees if required and delegate authority to Head of Area Planning to agree variation to deed of agreement for application 98/0413 relating to car parking if deemed necessary.
Supporting documents: