London Road Retail Park, Biggleswade - Redevelopment - Highlights from the Planning Officers Report

I have read through the 94 pages of the report and there are some interesting features.

Stevenage Borough Council has raised strong objections to the proposals because of the likely adverse impact on Stevenage Town Centre. The applicant has identified both 20 minute and 30 minute drive times from the application site. Despite being within 20 minutes drive time, Stevenage has been excluded from the catchment area of the application. The case for inclusion of Stevenage within the catchment area is borne out by the findings of the household survey provided within the retail Statement. These illustrate the high levels of population shopping at Stevenage at the current time from a variety of zones, and particularly from Zone 2 which includes Biggleswade itself. The applicants commissioned a household survey to support the application. Whilst extracts of the results are included within the Retail Statement, it does not include a copy of the questions asked, or the full results.

Matalan objects to the application and have discussed this matter with the other Retailers on the site and find that contrary to reports in the newspapers the majority are very much against the proposal, and have not agreed to any relocations either on the site or elsewhere. The application proposal involves demolition of their store along with a number of other surrounding businesses. The planning application documentation gives the impression that there is some cooperation between the developer and existing occupiers and that the new retail floorspace will provide an opportunity for existing retailers to be relocated. Matalan do not support the proposal as it will result in the loss of a well established store with absolutely no guarantee over continuity of trade during construction or that space will be made available to them within the new scheme. The developer is looking to escalate the status of London Road retail warehouse area to a shopping destination that will accommodate retailers normally found on the High Street. They are looking to develop a premium shopping park that would compete directly with the town centre, rather than compliment it.

Home Retail Group (owners of Argos & Homebase), object to the application. Throughout the planning submission, LXB indicate that the intention is that existing retailers will remain and will be provided for in the redevelopment scheme. It is also implied that existing retailers have confirmed a wish to be relocated within the redeveloped units. Home Retail Group says that there have been no detailed discussions between them and LXB. No offer has been put to the Home Retail Group in relation to either store and they have not committed or signed-up to any aspect of this redevelopment scheme. They understand from their discussions with other retailers on the park, most notably Matalan, that they have similarly not given any form of commitment or support to the redevelopment proposals. Both the Argos and Homebase stores on the retail park trade successfully and currently satisfy their 'business model' and customer requirements and expectations. Both stores are held on long leases until July 2020 (Argos) and June 2024 (Homebase) with no 'break clauses'. Homebase have no surplus space or any requirement to down size their existing store (through the creation of a new sub-let).

Biggleswade Town Council has raised no objections.

The Planning Officer is recommending the application for approval and describes the application as a Major Development but a departure from the Development Plan, and as such states that any decision by the Committee, other than a refusal of planning permission, would require this planning application to be referred to the Secretary of State.

The application will be considered at the Development Management Committee Meeting on Wednesday 25th April 2012, at Central Bedfordshire Offices.  The meeting starts at 10.00am and is open to the public.