London Road Retail Park, Biggleswade

Following the issue of a press release by Central Bedfordshire Council announcing that M&S was coming to Biggleswade, The Chronicle published a story on 24th June 2011 which included the statement:

Meanwhile the existing stores are all keen to continue to trade in new premises alongside M&S.

On the 12th July 2011 representatives of LXB (The Developers) made a presentation to the Biggleswade Town Council Planning Committee, followed by a question and answer session. At that time it was minuted that:

The existing retailers at the London Road site would like to stay trading and keep trading while the work is carried out.

Homebase are staying where they are, and Argos will move in with them.

On the 8th November 2011 when this application came up for consideration by Biggleswade Town Council, "It was RESOLVED that the Town Council raise no objection to this application." Now the Town Council are not the decision makers on Planning Applications, that authority generally rests with Central Bedfordshire Council or Central Government.

After the consultation period for the application closed it became apparent that there were a number of objections, primarily from the existing tenants.

At the Biggleswade Town Council Planning Committee, on 10th April 2012, members considered a letter sent to The Secretary of State by the Agent for a number of the existing tenants. Link to the letter.

The developer LXB and Matalan addressed the meeting. Matalan were adamant they would not go onto the new retail park and together with Homebase, Argos and Halfords all object to the redevelopment. The statement "the majority are in favour" is not true. Martin Thomas of the Chamber of Trade said at the meeting that it now appears the existing tenants are not as happy as we were first told. LXB had not spoken to the Chamber of Trade. There was considerable discussion on the proposals and concern that the Council had been misled.

The Development Committee meeting (Planning) to discuss the application was to be held on Wednesday 25th April 2012, but the Planning Officers Report was not published until Friday 20th April. This is the first time you can see any letters of objection / support together with the Planning Officers recommendation. Link to report. Unusually there was also a "Late Sheet" published on 24th April 2012.

To summarise the The Planning Officers 94 page Report, the application was recommended for approval, subject to conditions and the approval of The Secretary of State, as the proposals are contrary to the Development Plan. 

Within the report Matalan says:

We 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 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 retails to be relocated. We would like to clarify that 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 us within the new scheme.

The Home Retail Group (Argos & Homebase) Agents say:

My clients wish to clarify 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 singed-up to any aspect of this redevelopment scheme. We understand from our 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. My clients have also asked me to confirm the following: · 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).

The "Late Sheet" includes:

Additional comments from Biggleswade Town Council following the meeting on the 10th April in which they express their concern that current retailers on the site were very unhappy with the proposed development and the impact that the development might have on the Town.

Additional Comments from Matalan - I am writing to you on behalf of Matalan to reinforce our objection to the plans for the London Road Retail Park. For the avoidance of doubt, I reiterate that Matalan and other current tenants (including Homebase, Argos and Halfords) are generally opposed to the proposals and are very concerned that the Planning Application documents infer that we are in support. Matalan has traded successfully at the Retail Park for over a decade and we employ 62 people, the vast majority of whom live locally. We have over 20,000 card holding customers from the Biggleswade area alone. These proposals will force us out of Biggleswade with the consequent loss of jobs and services to local residents.

I understand from the Chronicle that on Wednesday the planning application was unanimously approved by CBC councillors at the development management committee meeting, subject to conditions and the approval of The Secretary of State.

Most planning applications are decided locally by the district or other local planning authority. However, the Secretary of State has reserve powers to direct the local planning authority to refer an application for a decision. This is what is meant by a 'called-in' application.

The final decision rests with the Secretary of State.

Given that both the Argos and Homebase (Home Retail Group) oppose the redevelopment and both stores are held on long leases until July 2020 (Argos) and June 2024 (Homebase) with no 'break clauses', there appears to be little chance of much happening prior to those dates, unless LXB can persuade them otherwise.