The Area Planning Committee (North) of County Durham Council was scheduled to discuss a single planning application for the erection of a foodstore. The meeting's agenda also included the approval of previous minutes and apologies for absence.

Erection of a Foodstore (Use Class E) at Site of Former Go North East Bus Garage, Picktree Lane, Picktree

The committee was scheduled to consider a full planning application for the erection of a foodstore, designated as Use Class E, with associated access, parking, servicing area, and landscaping. The proposed development is located on a 0.8-hectare brownfield site, formerly occupied by the Go North East bus garage, situated between Picktree Lane and the A167 on the outskirts of Chester-le-Street. The site is unallocated within the County Durham Plan and is approximately 270 metres from the defined Chester-le-Street Town Centre.

The proposal includes a foodstore with 1935 square metres of gross floor space, of which 1334 square metres would be for retail sales. The building is designed with a mono-pitched roof and contemporary materials, including a grey metal composite roof and grey and white render, with red and buff brickwork on certain elevations. A glazed shopfront is proposed on the north-west elevation. The development includes a car park with 133 spaces, six accessible spaces, two electric vehicle charging points, and nine parent and child spaces. A service yard is planned to the east of the store. Landscaping around the site is proposed, including new trees and shrub planting, with hard landscaping to differentiate areas. Six Sheffield cycle stands, providing space for 12 bicycles, are also included, with additional provision for staff in the back-of-house area. A solar PV system is to be installed on the roof.

The report pack detailed extensive consultation responses, including objections from local residents and Tesco Stores Ltd, and support from many local residents. Objections raised concerns about noise, loss of privacy, pollution, increased traffic, pedestrian safety, and the impact on town centre vitality and viability. Tesco Stores Ltd argued that the retail assessment was flawed and that the proposed store would significantly exceed the identified need for convenience floorspace in Chester-le-Street, potentially harming the town centre. Supporters highlighted the creation of new jobs, economic benefits, regeneration of an unsightly site, and increased retail choice.

The report pack also outlined the relevant planning policies, including the National Planning Policy Framework (NPPF) and policies from the County Durham Plan (CDP) such as Policy 6 (Development on Unallocated Sites), Policy 9 (Retail Hierarchy and Town Centre Development), Policy 21 (Delivering Sustainable Transport), and Policy 29 (Sustainable Design). The assessment considered the principle of development, impacts on town centre vitality and viability, economic impacts, highway safety, residential amenity, sustainability, design, ecology, flooding, and drainage.

The report indicated that the applicant had provided a sequential assessment, concluding that no suitable or available sites existed within or on the edge of Chester-le-Street Town Centre for the proposed development. An impact assessment suggested that while there would be some trade diversion from existing retailers, it would not be significantly adverse to the vitality and viability of the town centre. The economic benefits, including the creation of approximately 40 net additional full-time equivalent jobs, were highlighted as carrying significant weight in favour of the development.

Concerns regarding highway safety and network capacity were addressed, with the Local Highway Authority satisfied that the amended scheme, including a new bus stop layby and protected right-turn arrangement, would adequately serve existing bus services and improve safety. The report noted that projected traffic increases were considered minimal and unlikely to cause severe residual cumulative impacts.

Residential amenity considerations included noise, light, air pollution, and privacy. Mitigation measures were proposed, including conditions to restrict construction and operational hours, noise limits, and external lighting controls. The report indicated that a 3-metre high timber fence would be installed along the southern boundary to protect privacy from the car park.

The report also detailed considerations for sustainable design, ecology, flooding and drainage, and contamination and land stability. The proposal was expected to achieve a BREEAM rating of 'Very Good'. Ecological mitigation measures were recommended, and the development was considered exempt from mandatory Biodiversity Net Gain but would deliver a net gain through soft landscaping. The site was located within Flood Zone 1, and the drainage strategy was deemed acceptable. The site was within a high-risk area for coal mining legacy, but the risk was assessed as low.

The report concluded that the benefits of the scheme, including economic growth and regeneration, were considered to outweigh the identified harms, and it recommended approval of the application subject to a list of conditions.