Dear Councillors Bowell, Denman, Gilbert, Rose, Shinkins-Hoppe, Smith and Stevens. 

Copy to Cllr P Dilks for information.

You are hereby summonsed to attend the next meeting of the Planning & Transport Committee on Tuesday 15th August 2023 at 7.00pm held at the Institute. 

Louise Brown
Assistant Clerk
AGENDA 

28.24 To receive apologies of absence.

29.24 To receive declarations of interest, if any.

30.24 To agree the Minutes of the previous meeting held on 11th July 2023.
PTC 2023 Minutes – Deeping St James Parish Council (lincolnshire.gov.uk)

31.24 To receive reports from the Clerk.

Deeping St James Parish Council have had no update from SKDC reference fund transfers of S106 for bus stops and maintenance at this time.

S23/1235 received with a very short deadline.  The Asst. Clerk sent the information to all Councillors for a response.  DSJPC responded as no objection and made a comment.

The Asst. Clerk has downloaded an updated list of Tree Preservation Order’s from SKDC website inclusive of all orders noted for DSJ, Frognall and some which are held in Market Deeping but are on the parish boundaries.

The resident of 5 Station Road requested a meet with two of our Planning Councillors regarding an impending planning application; he was listened to and directed toward SKDC for pre-application advice.  The Councillors stressed that the Parish Council would not express its view until such time as a planning application was made.

Re: Planning appeal, 16 Park Estate, Mr R Fox. To ensure the Inspector has full information Cllr Smith has elaborated on our previous objection to this development. This has been sent to the Planning Inspectorate.  Posted 31 July 2023.

Deeping St James Parish Council have received correspondence from a member of the public who takes a keen interest in the bus services and transport in the area, advising that the Delaine buses are reinstating some of the Buses on Saturdays to Stamford and Spalding using the 301/302 service.  
See appendix 2.

32.24 To receive an update from the Neighbourhood plan.

33.24 To consider the Peterborough Local Plan Issues and Options Consultation.
See appendix 3.

34.24 To consider the Section 106 Wishlist.

35.24 To consider the Highways Survey.
See appendix 4.

36.24 To consider the correspondence sent from New River Retail with regards the Lidl Planning Application S23/0956.
Please see two appendices 5 & 6.

37.24 To consider the SKDC Open Spaces, Sports and Recreation Study.
See appendix 7.

38.24 To receive and consider the following Planning Applications and put forward recommendations to the next Council Meeting, or make decisions in accordance with the Committee’s delegated powers:
http://www.southkesteven.gov.uk/index.aspx?articleid=8170#/

S23/1339
Applicant: Mr Forcellati
Proposal: T1 - Lime - 3m crown reduction in height & prune lateral spread by up to 1m.
T2 - Lime - 3.5m crown reduction in height & prune lateral spread by up to
1.5m.
Location: 90 Church Street, Deeping St James, Lincolnshire, PE6 8HD,
App Type: Works to TPO Tree(s)

S23/2405
Applicant: Deeping United Football Club. 
Proposal: Change of use of land from agricultural to football club ground, installation of flood lighting, development of changing facility, gravel car park and fencing.
Location - Towngate East and Cross Road.   

39.24 To report the outcome of previous Planning Applications:
http://www.southkesteven.gov.uk/index.aspx?articleid=8170#/

S23/0748
Applicant: Miss Harriette Doxey
Proposal: Section 73 application to vary condition 8 (Opening hours) of S17/2337 (Change of use from cycle shop, workshop, office and storage to convenience store, incorporating installation of external plant, ATM machine, external lighting and alterations to facade.)
Location: 1-3 Central England Co-operative Ltd Horsegate Deeping St James PE6 8EN
Decision/Date 12th July 2023
SKDC – Grants Planning Permission
DSJPC – No objections

S23/0891
Applicant: Mr N Coupland
Proposal: Erection of a two-storey extension, additional first floor extensions over existing ground floor
Location: 2 Church Gate Deeping St James Lincolnshire PE6 8NP
SKDC - Grants Planning Permission
DSJPC – No objections

S23/1143
Applicant: Mr Dobson
Proposal: T1 Acacia - to fell.
Location: 24 Horsegate Deeping St James Lincolnshire PE6 8EW
SKDC - Work Allowed 24th July 2023
DSJPC – No objections, comment supplied

S23/0888
Applicant: Mr A Lowe
Proposal: Conversion of garage with bedrooms over and rear of utility extension
Location: 35 Burchnall Close Deeping St James Lincolnshire PE6 8QJ
SKDC - Grants Planning Permission
DSJPC – Supported

S23/1215
Applicant: Ms S Bessent
Proposal: Removal of 3 woodland ash trees
Location: 28 Bridge Street Deeping St James Lincolnshire PE6 8HA
SKDC - Work Allowed 27th July 2023
DSJPC - Commented

S23/1209
Proposal: Removal and replacement of 3 x no. antennas and all ancillary development
Location: Mobile Mast Linchfield Road Deeping St James
SKDC - No objection.
DSJPC – Not consulted

S23/1235
Applicant: Mr T Kay
Proposal: Fell 1 x sycamore, 1 x hazel and 1 x plum tree, maintenance work on eucalyptus tree
Location: 36 Bridge Street Deeping St James Lincolnshire PE6 8HA
SKDC - Work Allowed 8th August 2023
DSJPC – No objections - comment supplied

S23/1115
Applicant: Cignal Infrastructure UK Limited
Proposal: Proposed telecommunications installation: Proposed 15.0m Phase 8 Monopole and associated ancillary works
Location: Thackers Way Deeping St. James
Decision/Date: 8th August 2023
SKDC – Details Refused
DSJPC – Objected with comment

S23/1041
Applicant: Mr Neil Fretwell
Proposal: Erection of 2-storey extension and internal remodelling
Location: 64 Eastgate Deeping St James Lincolnshire PE6 8HJ
Decision/Date: 9th August 2023
SKDC – Grants Planning Permission
DSJPC – No objections

40.24 To agree the date of the next meeting.
Tuesday 12 September 2023 at 7pm.

Aug App 2 DELAINE service 301-302 ~ CHANGES from 28 August 2023

Aug App 3 Peterborough Local Plan Issues and Options Consultation

From: Peterborough Local Plan <peterborough.local.plan@notifications.service.gov.uk>

Sent: Friday, July 28, 2023 9:09 am

To: clerk@deepingstjames-pc.gov.uk <clerk@deepingstjames-pc.gov.uk>

Subject: Peterborough Local Plan Issues and Options Consultation

Dear Parish Clerk

I am writing to inform you that Peterborough City Council has commenced work on a new Local Plan to replace the existing Peterborough Local Plan which was adopted in 2019. The Local Plan is an important document as it will determine what Peterborough and the surrounding villages will look like in the future and how it will become an even better place to live work and visit. We are currently at the first stage in the process and your views are essential.

Consultation on the Issues and Options will take place between 28 July and 15 September 2023. Full details are available on our website at: www.peterborough.gov.uk/local-plan-  review where you can read and comment on the document and view all supporting documents (from 28 July onwards).

This is the first opportunity for you to make comments on the emerging plan and we encourage you to take this opportunity to let us know your views.

How to Make Comments

To submit your comments on the Issues and Options consultation document please complete the response form (Form A ) on our website. This is our preferred method for submissions and has been designed to be easy to navigate and complete and you do not need to answer every question.

Alternatively, you can submit your comments by emailing:  planningpolicy@peterborough.gov.uk.

All comments should be made by 23:59 on Friday 15 September.

May I advise you that comments will not be kept confidential and will be made available to the public (including online). However, your personal details will be kept confidential in line with the Data Protection Act.

All comments received will be taken into consideration and will help inform the Draft Local Plan to be published for consultation summer 2024. Following the consultation period all comments will be made available on the council website.

Additional Consultation

As part of the consultation process, we are also requesting:

• New Sites for future development (see Form B )
• Any sites to be considered as a Local Green Space (See Form C ) or
• Any amendments to village envelopes (See Form D )Any preferred sites or boundary changes, or Local Green Spaces will be consulted on at the draft Local Plan stage in summer 2024.

Full details are available on our website at www.peterborough.gov.uk/local-plan-review

Aug App 4 Highways Survey

HIGHWAYS SURVEY

Sent: 19 July 2023 14:15

Subject: Lincolnshire Highways: We need YOUR local knowledge about YOUR local roads

Dear Clerk,

We’re asking for your Council’s input for two things in this email to help us provide highways services in Lincolnshire.

NHT

We need your help with a survey that will give us vital information about the Lincolnshire

road network. Historically, this survey has been issued to a sample of residents within Lincolnshire (approximately 3000) but this year we are also targeting an additional response from LCC Councillors and each of the Parish / Town Councils as separate groups.

We’ll use what you tell us to improve our Highways and Transport services. The information you can provide to the survey is hugely important and will tell us vital details about what we have right, and what we can do better. In a time where we face unprecedented funding pressures, with a quarter of our road maintenance money being cut every year by Government, our daily efforts need to be as accurate and efficient as possible in order to make our reduced money go as far as possible.

Link to survey: https://www.nhtnetwork.co.uk/isolated/data/scorecard/new/bespoke/1214

Drainage records

As you are aware, we are responsible for the maintenance of highway drains.

We clean all gullies and kerb drains at least once every two years. We also inspect all chambers and clean them when required.

As part of that specific workplan, we now need your help. We need information that you and your community can give us, and we need you to help us gather this in.

What we are after, specifically, is the location of any drain – or drains - that aren't on our map (details of how to get to the map are below).

Once we get this additional information, we can begin an investigation into the ‘missing’ drains and ensure that they are included in forward maintenance schedules, where appropriate.

To help us out with your vital local knowledge, please

visit www.letstalk.lincolnshire.gov.uk/highways-drainage-records-in-south-kesteven and add relevant pins to show any drains that are not on our records. You will also be able to upload a photo and tell us a bit about the drains.

The closing date for submissions is 15 October 2023.

You aren’t required to login to enter any drains, but you will have to enter a username and an email address for each pin that you add. If you register and login, the username and email will be added automatically for you.

If you would like any more information about the project or have any questions, please contact us by emailing Lcctownandparishnews@lincolnshire.gov.uk or by calling 01522 782070 between the hours of 8am and 6pm Monday to Friday.

I would like to take this opportunity in advance to thank you for your help with this.

Aug App 5 Update on the Deeping Centre - Deeping St James Parish Council  - 21-7-23

E   info@nrr.co.uk
T   +44 (0)20 3328 5800

Cllr Kate Shinkins-Hoppe
Deeping St James Parish Council

SENT BY EMAIL

21 July 2023

Dear Cllr Shinkins-Hoppe and Deeping St James Parish Council,

RE:    Proposed Lidl, Land to the East of Peterborough Road, Market Deeping Application Reference: S23/0956

As you will be aware, Lidl have recently re-submitted a planning application for a new out-of- town supermarket, to the east of Peterborough Road.

The initial planning application by Lidl was refused by councillors in May 2022, after being recommended for refusal by council officers. As the owners of the Deeping Centre we strongly objected to this application.

As we said at the time, the success of the Deeping Centre is closely tied to the success of the high street in Market Deeping. When Lidl unveiled its application, we commissioned CACI, a respected and authoritative retail consultancy, to undertake economic analysis of the impact an out-of-town supermarket would have. The report from CACI shows that the out-of-town Lidl supermarket would divert money away from the town centre. Put simply, shoppers going to Lidl would be very unlikely to get back in their car and drive into the town centre to visit other Market Deeping businesses.

The new application from Lidl proposes essentially the same supermarket on the same out- of-town site, and would inevitably cause the same significant harm to Market Deeping town centre.

This is compounded by the fact that since Lidl’s earlier application was refused, the council have approved a new food store at the Deeping Centre – one which can deliver the new discount food store that local residents want, while also strengthening the town centre and generating an estimated £1.4m in spend each year to other local businesses through linked trips.

However, the renewed threat of an out-of-town supermarket is now delaying progress  with  a  store  at  the  Deeping  Centre.  The  evidence  provided  by  CACI demonstrates that there is only room for one new food retailer in Market Deeping, and it is unlikely that a Deeping Centre store would be able to trade successfully if Lidl’s out-of-town store was also approved.

NewRiver have therefore formally objected to this second application and asked the council to again refuse Lidl’s proposals – to send a clear message about the importance of supporting the town centre, and to end the current uncertainty so that we can continue to make progress with our own proposals for the Deeping Centre.

I have attached a copy of our formal objection. If you have any questions or would like further information, please do not hesitate to get in touch.

Yours sincerely,

Christina Weguelin
NewRiver (Market Deeping) Limited

Aug App 6 Lidl Objection Letter - Second Application - 070723

Q+A Planning
One Mortimer Street
London W1T 3JA
T : 0203 542 2242
M: 07702 854551
E: pkeenan@qaplanning.co.uk

Electronic submission

Dear Mr Jelley

RE:   Proposed Lidl, Land to the East of Peterborough Road, Market Deeping Application Reference: S23/0956

We write in respect of an application by Lidl Great Britain Limited for a new discount foodstore on land to the East of Peterborough Road, Market Deeping (S23/0956). The proposal is for a retail floodstore of 1,937 sq.m. GIA and 120 parking spaces. The site is in an out of centre location and this application is a resubmission of a previous scheme (S21/2138) that was refused by the Council in May 2022 due to failure of the sequential test, retail impact grounds and design.

Q+A Planning act on behalf of NewRiver Retail (Market Deeping No.1) Ltd (NRR) in respect of their ownership of the Deepings Shopping Centre in Market Deeping town centre.

In April 2023, the Council resolved to grant planning permission for a new foodstore on land East of the Deepings Shopping Centre (S22/2086). The size of this store 1,867 sq.m with 128 dedicated parking spaces. It will clearly serve the same foodstore market as the Lidl proposal.

Our client’s site represents the sequentially preferable opportunity that originally led to the refusal of application S21/2138. Progress has now been made on the site at the Deepings Shopping Centre and the Council have now resolved to grant planning permission for a foodstore development subject to the completion of a Section 106 agreement. Our client’s town centre site remains a sequentially preferable suitable and available alternative for a discount foodstore. Therefore, the Council needs to be consistent with its decision in May 2022 and refuse application S23/0956.

Therefore, on behalf of our client, we object to S23/0956 due to the failure of the sequential test and harmful impact on Market Deeping town centre.

It is noted that the revised application is accompanied by an updated Planning & Retail Statement (PRS) which includes additional interrogation of the proposals at the Deepings Centre, both in respect of how it is dealt with in terms of retail impact and the sequential test. In our view, there is no new evidence that suggests an alternative decision should be made to that reached by the Council in May 2022 in application S21/2138; namely the refuse the application.
 
Sequential Test

Section 7 of the PRS contains an updated sequential assessment. Appendix 4 includes the detailed site assessments. Our focus is on the assessment of our client’s site as the main sequentially preferable alternative. We have also considered the Council’s previously provided independent advice; namely the Urban Agile advice (April 2022).

In terms of the overall approach, we make the following comments:

   The PRS remains silent on the timescales to judge when an alternative site is ‘available’ – see paragraph 3.25 of the original Urban Agile advice. Our client’s site remains available for the proposed development.

   The PRS refers in paragraph 7.16 to an appeal decision APP/P1750/W/21/3273646, which addressed the concept of availability. This example concerned a situation where an existing retail unit was being fitted out with a named occupier published but was not yet occupied, which led to the Inspector to judge it was not an available unit. However, in the case of Market Deeping, the store has not yet been constructed and therefore it is clear it remains an available site.

   The PRS retains its narrow approach to site parameters in paragraph 7.20 and the seven bullets. Paragraph 3.8 of the Urban Agile advice expressed concerns over this approach, particularly in respect of passing trade. We supported the Urban Agile advice on this matter and agree with their comments.

In terms of the reasons given to dismiss the Deepings Shopping Centre site in Appendix 4, the assessment includes several inaccuracies or misleading statements. Our comments are as follows:

   The assessment claims: ‘For the purpose of the sequential assessment, the western part of the site is regarded as ‘in-centre’ and within a primary shopping area.’ In fact, the whole site is in the town centre and is a sequential priority for development.

   When referring to our client’s application on the Deepings Shopping Centre site, the assessment states: ‘this application has not yet been decided and as such is unclear if permission will be granted at the time of writing. In fact, at the time of writing (PRS dated May 2023), the application had been reported to committee and was subject to a unanimous resolution to grant planning permission subject to completion of a Section 106 agreement in April 2023. Discussions on the Section 106 agreement are ongoing between the respective legal teams and once this is concluded, the permission will be issued.

   The assessment claims that ‘As part of the planning application, the adopted highway is proposed to move southwards’. This incorrect as the proposal is to stop up the adopted highway in this location, which is a proposition that has been discussed and agreed with the Local Highways Authority.

   The assessment then claims that ‘this additional complexity may lead to harm to the amenity of neighbouring residents or not meet the requirements from the local highways’ authority’. This is misleading as there is no added complexity on this basis and the highways implications and impact on amenity has all be addressed through the determination of application S22/2086.
 
   Considering the above, the suggestions that the development would require customers to cross an adopted highway is also incorrect and as such, the conclusions that the scheme could not guarantee safe and convenient access is also plainly wrong.

   In terms of suitability, the PRS persists in referring to the value of the Petrol Filling Station (PFS) claiming this is the only facility in Market Deeping and suggesting that it is a community asset. Both these assertions are wrong as it is not the only facility and for the purposes of planning policy, it is not a defined community use or asset. Notwithstanding, the planning implications of the loss of the PFS has been addressed through the determination of application S22/2086 and found to be acceptable.

In terms of availability, the sole reason given concerns whether the site is being actively marketed and whether Co-op have surrendered their lease. Neither of these issues are reasons to dismiss the site on availability grounds. As explained before, the availability test concerns whether the site will be available in a reasonable period. Our client is active discussions to bring forward this site and, as confirmed in the April 2022 advice from Urban Agile this situation means the site can be considered as available.

Overall, the PRS provides limited additional evidence on the sequential test what was considered in May 2022 by the Council when it judged the application failed the test. Indeed, the subsequent application and resolution on the Deeping Shopping Centre site should give further reassurance to the Council over its suitability for a discount foodstore. Therefore, we repeat our previous comments that the Deepings Shopping Centre site is an available and suitable sequential alternative and, as such, application S23/0956 ought to be refused on this basis.

Retail Impact

Section 9 of the PRS addresses retail impact and should be considered alongside Section 8/Appendix 5 on the vitality and viability of centres and Appendix 6 (Retail Impact Tables). Application S21/2138 was subject to an impact assessment and the Urban Agile advice (April 2022) expressed concern over the scope of the assessment and judged that there would be a significant adverse impact on planned investment (namely the planned scheme at the Deepings Shopping Centre). The relevant passage at paragraph 5.4 is as follows:

The applicant has undertaken an impact assessment as required by Policy DEP2 of the South Kesteven Local Plan. We have raised some concerns in respect of the scope of this assessment and the assumptions applied. As such we are unable to conclude whether the proposed development is likely to give rise to significant adverse impacts on the vitality and viability of relevant centres. Given the emerging proposals for the development of a discount foodstore on land to the east of The Deepings Shopping Centre, we consider that the application scheme is likely to have significant adverse impacts on planned investment within a town centre. It is therefore our opinion that the proposals fail to accord with the requirements of paragraph 90 of the NPPF and Policy DEP2 of the Local Plan.

An updated assessment of retail impact has been supplied, which includes a cumulative assessment of retail impact to include our client’s proposal at the Deepings Shopping Centre. However, having reviewed this, we consider the evidence is insufficient to demonstrate that the impact on Market Deeping town centre is acceptable.
 
Before we address the detail of the impact assessment, we note the assertion in paragraph 9.5 that paragraph 86 of the NPPF means it is incumbent on the decision maker to consider the benefits of a new discount foodstore in Market Deeping.

Paragraph 86 says that policies should where appropriate, seek to retain and enhance existing markets, and/or re-introduce or create new ones. Firstly, this paragraph relates to policies and not decisions and secondly, it is considered the intention is for this to support existing street or indoor markets, rather than the wider retail ‘market’ in an economic sense. Notwithstanding, it doesn’t overcome the need to apply the sequential test and provide a retail impact assessment.

The impact assessment itself now models the Deepings Shopping Centre proposal as a retail commitment and then diverts trade from this new store to the proposed Lidl store. However, this is a purely theoretical exercise because if the Lidl store was granted planning permission and developed, the store at the Deepings Shopping Centre would not be built. The Market Deeping catchment can only support one additional discount foodstore and according to planning policy, this should be within the town centre.

The PRS methodology adopts a 10 minute catchment area, generates expenditure data from published sources and then distributes that expenditure to existing destinations. The approach used replicates the exercise used in the PRS that accompanied S21/2138, albeit up to date data has been used. However, unfortunately it also replicates the technical flaws in the assessment that accompanied S21/2138.

The approach summarised at paragraph 9.13 claims it refers to the planning practice guidance. In fact, the NPPG checklist at paragraph: 018 Reference ID: 2b-018-20190722 states ‘The following steps need to be taken in applying the impact test’ (our emphasis). But the PRS adds an additional step at the second bullet point and then omits two other steps from the exercise; namely the omission of any trade draw or scenario analysis.

The additional step added is to ‘Calculate benchmarked turnovers for existing facilities and planning commitments within the proposal’s catchment area’. It is assumed that this exercise has been undertaken instead of the first bullet point in respect of current shopping patterns, although the intentions are unfortunately unclear from the analysis. Should benchmarks be relied upon to inform shopping patterns, then this needs to be made clear and the limitations of such an exercise should be set out. Indeed, we have been unable to find how the applicant has calculated the benchmark turnover for existing retail facilities and therefore cannot comment on whether it is a reasonable approach. It is possible there is some missing data from Table 5 (Appendix 6) since the notes refer to floorspace, although there are no floorspace figures presented in this table.

Despite our concerns over the methodological approach, the key table at Appendix 6 is Table
5.   As explained above, this is purely a theoretical scenario because if the Lidl store is permitted and constructed, the store in the town centre will not be built. The assessment at Table 5 incorporates the turnover of the Deepings Centre store in 2023 and then assesses the impact from the Lidl store in 2023 and 2028. Our initial observations on this exercise are as follows:

   The 2023 date for the Deepings Centre store opening and first ‘design year’ for the Lidl proposal to impact on its turnover is unrealistic, given it is July 2023 already and neither store is being constructed.
 
   We are also unclear whether the PRS has adjusted the turnover of all other destinations in the catchment on account of the Deepings Centre commitment. This is because the PRS does not provide before and after 2023 turnover figures.

In respect of the impact assessment itself, we make the following comments:

   The impact assessment now assumes a 90% trade draw (i.e. 90% of trade is generated from the catchment area). Application S21/2138 assumed a 100% trade draw in its PRS, albeit it was claimed to be 95%. Either way, we consider a 95% trade draw is more realistic and this means more turnover is likely to be diverted from locations within the catchment area.

   Looking at the convenience and comparison trade diversion figures, these seem to differ depending on the sector. For example, for the new Deepings Centre store, some 25% of the Lidl’s convenience trade is expected to be diverted from the new store, but 30% of its comparison trade.   This difference does not appear to be justified.

   The trade diversion exercise is not explained and appears to distribute trade across destinations in a manner that is designed to reduce impacts on the Deepings Centre store. For example, 25% of convenience trade is expected to be diverted from the Lidl and Tesco in Bourne (i.e. exactly the same as the PRS claim would be diverted from the new Lidl store) and a further 7.5% from the Tesco at Werrington. Bourne and Werrington are right on the edge of the catchment area and based on a 90% or 95% trade draw, it is considered that these levels are too high.

   Given that a Lidl would compete directly with a new Deepings Centre store, it is expected the diversion levels would be closer to 50% than 25%. The remainder would be split between the Tesco and other destinations. If this figure was used, the direct impact on the Deepings store is likely to be in the region of 30% with the overall impact on the centre in the mid-teens.

   Under this scenario, it is unlikely that a Deepings Centre store would trade successfully and, even if it did, the associated linked trips benefits for other businesses from locating a store in the town centre would be reduced.

Overall, we  have serious concerns surrounding the  robustness of the empirical impact assessment. Therefore, even if the scenario provided in the PRS was realistic and the store in the town centre opened first, then the level of impact would be much higher than shown in the PRS impact assessment. This represents evidence of a significant adverse impact on vitality and viability and means the application ought to be refused.

However, given that the Deepings Centre store has not yet been constructed, the key issue from an impact perspective is the impact upon investment. The NPPF is clear that an application should be refused if there is a significant adverse impact on existing, committed and planned investment. Paragraph 9.48 of the PRS attempts to address this issue by claiming that a retailer would be prepared to under trade viably and an additional retailer could be brought forward due to the quantum of available turnover of the catchment. This is a highly misleading justification for the following reasons:

•   The market evidence provided by CACI and from the retailers themselves demonstrates that there is only room for one new discount food retailer in Market Deeping.
 
•   Any suggestion that a retailer would under trade just to achieve market share is purely speculation.

•   The reference to ‘available’ expenditure relates to expenditure in the catchment and not expenditure that is available to be spent in a new discount foodstore. This expenditure will already be spent in existing stores and will remain so under a constant market share approach, and therefore is not automatically available for an additional store.

•   The fact is that the foodstore at the Deepings Centre represents planned investment in a town centre location that has not yet come forward. A competing out of centre foodstore would mean the investment would not be delivered.

Therefore, we remain of the view that from a quantitative assessment, the level of impact on the town centre would be unacceptable. This is both from a vitality and viability perspective and in respect of impact on planned investment. The PRS provides no evidence to suggest otherwise.

As we have been clear throughout, should the Council grant permission for the Lidl store on an out of centre location, the proposed store in Market Deeping town centre will not be delivered.

Conclusions

The threat of an out of centre foodstore proposal is delaying our client bringing forward their scheme on a town centre site. This fact is a reason alone to refuse the application for the out of centre Lidl to give a clear indication that the priority is for town centre developments consistent with all levels of planning policy.

In summary, the Lidl application fails the sequential test and will cause a significant adverse impact on Market Deeping town centre. Therefore, it should be refused planning permission.

Considering the strong land use objections summarised above, we encourage the Council to follow its policies and refuse the application consistent with the approach taken in May 2022 for application S21/2138.

Should any additional analysis be provided by the applicant that seeks to address our comments, we reserve the right to supplement this submission.

We trust this is sufficient and if there are any other queries, please do not hesitate to contact me.

[signed]

Peter Keenan
Director
For and on behalf of
Q+A Planning Ltd

Aug App 7 Open Space, Sports and Recreation - Community Consultation Poster