GNLP0453

Our client's site at EP1 is identified through this document as Site reference 'GNLP4053', and the supporting text reflects our Call for Sites submission on behalf of our client in 2016:
 Approx. 2,400m2 of floorspace for convenience retail.
 Approx. 1,400m2 of floorspace for restaurants and cafes.
Our client has secured expressions of interest from an A1 retail operator and a number of A3 operators. This type of development would result in economic benefits through the creation of jobs, expand the range of retail and eating out opportunities accessible to local residents and workers/visitors associated with the Bowthorpe Industrial Area and reduce the need for travel to access such facilities.
Further to the above, our client's site has operated as a bowling alley for over 20 years pursuant to planning permission 4910701. There are no planning conditions restricting the use of the site within the D2 use class, and the site therefore benefits from open D2 Use and further planning permission would not be required for any future changes of use within this use class. The site has never been utilised for purposes relating to the B1, B2 or B8 use classes.
Two further planning permissions were approved by the Council in 1999 and 2000 for extensions to the front and rear of the building and a new mezzanine-level restaurant with conferencing facilities (LPA ref: 1999/0985 and 2000/0399). These permissions have been implemented and remain extant and the completion of these works would result in the overall floor area of the building being increased to 4,831sqm.
An outline planning application was subsequently submitted to the local planning authority in 2007 for the demolition of the existing buildings and the erection of a 165-bedroom hotel with restaurant and bar facilities. This was refused permission and subsequently dismissed at appeal (LPA Ref:
07/00056/O and PINS ref: APP/G2625/A/2049067/NWF). The Inspector's reasoning for dismissing the appeal referred to above was primarily based upon his view that there were sequentially preferable sites closer to the city centre, there was an identified need for B-type uses (e.g. general industrial and storage and distribution) at the time and no marketing had been carried out to demonstrate that there was no realistic prospect of the site being developed for such uses.
There is also the potential for this site to be utilised for residential purposes given the highly sustainable location of the site in relation to key services and public transport options. We submitted a pre-application enquiry to the LPA for this purpose (circa. 160 apartments) in 2014 and had discussions with officers (LPA ref: 14/01632/PREAPP). The LPA at the time raised concerns about the
principle of residential development with due regard for the designation of the site through the development plan as within the Bowthorpe Employment Area. The written response did suggest that our client could consider alternative redevelopment schemes beyond strict adherence to B classses that would deliver some economic regeneration benefits (we subsequently promoted the site through the Call for Sites 2016 for a retail-led redevelopment scheme and our client
secured expressions of interest from general A1 and foodstore operators and a number of A3 operators).
The GNLP Housing and Employment Land Availability Assessment December 2017 (HELAA) identifies our client's site as Site Reference GNLP0453. We support the overall conclusion that this site is considered appropriate for development. The assessment notes that there are no known constraints associated with our client's site with all of the relevant criteria being scored 'Green'. In terms of impacts, the assessment notes that there are no implications for matters such as highways,
compatibility with neighbouring uses, ecology or landscape. The only matter identified as a potential limitation is Historic Environment on the basis of archaeological deposits in the vicinity, although this would be adequately addressed through any planning submission (we would be happy to provide further information on this matter should it be of assistance to the GNLP Team).
It is clear from the planning history of the site that our client has no intention or incentive to redevelop the site for purposes relating to the B1, B2 or B8 use class. The designation of the site as within the Bowthorpe Employment Area is a hangover from previous plans and has acted as a barrier to alternative sustainable redevelopment schemes coming forward, and the site has continued to operate in accordance with its open planning permission for D2 use.
Our client's site has already been assessed through the HELAA 2017 as being suitable for development within the short-term, and we support the conclusions made that there are no known constraints to the redevelopment of the site. The planning history of the site shows that our client has promoted the site for redevelopment over a prolonged period of time, and the anomalous designation of the site for employment purposes has acted as a barrier to such proposals.