A report will be submitted by the Assistant Director - Planning, Transportation and Highways (Document “AG”) in respect of a full application for the demolition of existing canopies, walkways and glasshouse and the erection of a garden centre shop extension, replacement canopy, events space, indoor play area, store extension, lakeside cabins and a lakeside pavilion, and the improvement of the existing lake to form a wildlife area, at Tong Garden Centre, Tong Lane, Bradford – 18/02997/MAF.

Recommended –

That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

                                                                        (John Eyles – 01274 434380)

The Assistant Director - Planning, Transportation and Highways submitted (Document “AG”) in respect of a full application for the demolition of existing canopies, walkways and glasshouse and the erection of a garden centre shop extension, replacement canopy, events space, indoor play area, store extension, lakeside cabins and a lakeside pavilion, and the improvement of the existing lake to form a wildlife area, at Tong Garden Centre, Tong Lane, Bradford – 18/02997/MAF.

Members were informed that an additional representation had been received from a Pudsey resident following the publication of the report that had identified similar concerns to those already reported.  It was also noted that amendments would be required to some of the measurements within condition 3 on the application.

The Assistant Director - Planning, Transportation and Highways explained that the application proposed the demolition of canopies and glasshouses, replacement buildings and other improvements at Tong Garden Centre, which was located within the Green Belt.  It was reported that the greenhouses had been used for storage for some time, the existing outdoor area site would be used for part of the new extension and other buildings would be replaced.  An indoor play and an events area had also been proposed.  Members noted that the lake area would become an education zone with log cabins and a walkway and the small lake would be a biodiversity space.  The canopies would be replaced and the new buildings would be timber clad.  The site currently contained a mish-mash of structures and the aim was to have an overarching design that would be more suitable within the Green Belt.  The woodland area would be managed and a number of trees would be removed.

Members were informed that a number of representations and objections had been received and the issues raised were covered in the officer’s report.  The applicant had also attended a Village Association meeting in order to present the proposal. The Assistant Director - Planning, Transportation and Highways confirmed that the site was located within the Green Belt, however, the footprint of the garden centre had not increased.  It was explained that proposed condition 3 restricted the retail use and covered the previous provision from 2014 (with a slight adjustment), with further goods restricted to garden centre use only in the extension to the indoor shop.  The proposal was an exception to the National Planning Policy Framework’s Green Belt policies and the scheme would have little or no greater impact on the openness of the wider Green Belt.  The applicant had submitted a coherent design that incorporated timber cladding and natural stone, bat surveys had been undertaken and addressed, and tree surveys had been carried out.  It was noted that 500 car parking spaces already existed on the site, new cycle places for staff and the public, and electric vehicle charging points would be provided as part of this proposal.  In conclusion the Assistant Director - Planning, Transportation and Highways recommended the application for approval, subject to the conditions as set out in the report and reiterated that it was considered that the scheme would not impact on the openness of the wider Green Belt or the wider area.

In response to Members’ queries the Assistant Director - Planning, Transportation and Highways confirmed that:

·         The outside retail space would become an indoor garden area and existing canopies would be replaced with a smaller one.

·         The business had several storage containers, which would be replaced.

·         The former greenhouses on the site were no longer used for that purpose, therefore, the new building would replace them and become an indoor play area.

·         The event space would be split into two parts and provide a demonstration area.  A restriction had not been proposed and the goods permitted would be restricted as per the condition on the application and have to be in relation to garden merchandise or products.

·         If supported, the application would not have to be referred to the Secretary of State, as it was classed as an exception.

The applicant was present at the meeting and addressed the Committee stating that:

·         The business had been acquired in 2015 and had previously been family owned.

·         There had been a lack of investment and the Garden Centre was tired and run-down.

·         The business had employed 45 people and now had 160 staff to date.

·         The aim was to continue the development and become a leading garden centre.

·         A meeting had taken place with local residents.

·         The business was a garden centre with garden retail.

·         Ancillary uses, such as the indoor play area, were required to increase footfall.

·         The event area would hold demonstrations and classes.

·         The business’s role in the community had been recognised.

·         The development would be centred around the existing buildings and land.

·         Further investment into the site would take place.

·         Work would be undertaken with local trades where possible.

·         Local jobs would be created.

Members then questioned the applicant and were informed that:

·         The doors on the side would be manually operated and would only be open in fair weather.

·         The business had changed from ‘grow and grow on’ to ‘buy in and retail’.

·         The education area would have four or five log cabins that would be used for school visits.

·         The business employed 81 part time and 79 full time employees.  The goods in area was used for staff parking and the peak time was from 10am to 4pm.

Resolved -

That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report and subject to the amendment of condition 3 as follows:

g)        Arts, hobbies and crafts: Maximum floor area 617m²

l)          Garden clothing 383m²

ACTION:       Assistant Director - Planning, Transportation and Highways