November 2014
Shortly after a Tesco planning application for a large supermarket off the Barbican Road in East Looe was refused in February 2013 (see refusal notice), MORRISONS were selected to draw up plans for a foodstore and replacement premises for Jewsons on land to be sold to them by Cornwall Council and West Looe Town Trust at Polean, with a view to submitting a full planning application. It would appear that these plans have subsequently stalled as to date there has been no such application submitted.
Let's hope any new Morrisons store would look better than these...
( from Morrisons website )
"This proposal does not include a petrol station because the site is not large enough"
Robin Langford (Morrisons Plc)
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STATEMENT FROM MORRISONS...
“Morrisons had been searching for a suitable site to develop a foodstore to serve local residents in Looe and is delighted to have been selected by Cornwall Council as the preferred bidder on the Polean site. We are genuinely committed to this site and look forward to working in partnership with the Council to progress a successful planning application. It should be seen as a realistic near-term deliverable prospect that should be protected as a matter of priority.
The Polean site is previously-developed brownfield land that is allocated for retail development in the adopted Local Plan. It is available, suitable and viable for new supermarket development. The proposed Morrisons store will form a natural extension to the principal car park serving local and tourist visitors to the town centre, and will ‘tap into’ the strong and established relationship between these two destinations to maximise the potential for linked trips.
The Polean site, therefore, provides an unrivalled opportunity in Looe to deliver a new foodstore within a short walking distance to the town centre. It is sequentially preferable and gains policy preference.
However, there is effectively potential for only one new foodstore in Looe. Therefore, if the proposed out-of-town Tesco supermarket is approved, we will unreservedly withdraw our commitment to the Polean site. This would represent a significant missed opportunity and investment for the Council in its efforts to redevelop the site.
In this context, we respectfully request that the Tesco proposal is refused - thank you for listening".
From: Thomson Iain
Sent: 05 February 2013 12:11
To: Kirby Stephen (Cornwall Council Planning Dept)
Cc: Colman Ben
Subject: Tesco Application, Barbican Rd, East Looe
Steve,
Please find attached the letter from Robin Langford of Morrisons which confirms the company’s intention to proceed with the development of a new foodstore at Polean, subject to the Tesco application not securing a consent this Thursday.
Having now negotiated an improved offer from Morrisons which is sufficient to fund the various elements required to deliver a foodstore at Polean, there can no longer be any question that the site satisfies the three tests of availability, viability and deliverability, and I trust that your report reflects this reality. There is clearly now considerable local opposition to the Tesco scheme, with the Town Council having recently resolved to reject the application, and recognition that a foodstore at Polean will bring benefits to the town centre which cannot be delivered by a development at Barbican Road.
Please call me if you need to discuss further.
Shortly after a Tesco planning application for a large supermarket off the Barbican Road in East Looe was refused in February 2013 (see refusal notice), MORRISONS were selected to draw up plans for a foodstore and replacement premises for Jewsons on land to be sold to them by Cornwall Council and West Looe Town Trust at Polean, with a view to submitting a full planning application. It would appear that these plans have subsequently stalled as to date there has been no such application submitted.
 |
| Edged in black - land owned by Cornwall Council and leased to Jewsons Ltd Cross hatched - land owned by West Looe Town Trust |
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Let's hope any new Morrisons store would look better than these...
( from Morrisons website )
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11 Feb 2013
We will doubtless be wanting to engage in the planning process at an early stage with regard to Morrisons' proposals for Looe, rather than reacting to something that has already been half decided.
Until we have more information we cannot say to what degree we support the idea of a large supermarket at Polean, so the following points are just some initial thoughts that reflect a recent survey we did:
- The foodstore to be of moderate size, say 20,000 sq ft max,
- Selling predominantly food/ convenience goods - as this is what local residents have been asking for, and also to limit a wider impact on existing high street businesses,
- Consideration be given to setting up a fund to help negate/mitigate adverse impact on the trading centres of East and West Looe.
- The development to be without a petrol filling station so as to limit additional traffic impact,
- As far as possible the store to be hidden away, to be single storey and massing and scale of building to be disguised by subdivision,
- Consideration to be given to the appearance of the roof from distance,
- The store's architecture to respect local character and where possible to use local finishes such as stone/ slate/ timber and lime-wash white but not brick or untypical materials,
- Need to consult interested parties such as 'Friends of Kilminorth Woods' regarding mitigation measures for wildlife and landscaping,
- Consideration be given to retaining sufficient town-centre car parking for holiday periods, and rethink parking charges in Looe generally,
- Improvements to be made to the access road and junction,
- Cornwall Council to engage independent transport consultants to look at road/traffic impact and management both in the immediate and wider areas.
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6 Feb 2013
Robin Langford (Morrisons Plc)
* * *
STATEMENT FROM MORRISONS...
“Morrisons had been searching for a suitable site to develop a foodstore to serve local residents in Looe and is delighted to have been selected by Cornwall Council as the preferred bidder on the Polean site. We are genuinely committed to this site and look forward to working in partnership with the Council to progress a successful planning application. It should be seen as a realistic near-term deliverable prospect that should be protected as a matter of priority.
The Polean site is previously-developed brownfield land that is allocated for retail development in the adopted Local Plan. It is available, suitable and viable for new supermarket development. The proposed Morrisons store will form a natural extension to the principal car park serving local and tourist visitors to the town centre, and will ‘tap into’ the strong and established relationship between these two destinations to maximise the potential for linked trips.
The Polean site, therefore, provides an unrivalled opportunity in Looe to deliver a new foodstore within a short walking distance to the town centre. It is sequentially preferable and gains policy preference.
However, there is effectively potential for only one new foodstore in Looe. Therefore, if the proposed out-of-town Tesco supermarket is approved, we will unreservedly withdraw our commitment to the Polean site. This would represent a significant missed opportunity and investment for the Council in its efforts to redevelop the site.
In this context, we respectfully request that the Tesco proposal is refused - thank you for listening".
_____________________________________________________________
From: Thomson Iain
Sent: 05 February 2013 12:11
To: Kirby Stephen (Cornwall Council Planning Dept)
Cc: Colman Ben
Subject: Tesco Application, Barbican Rd, East Looe
Steve,
Please find attached the letter from Robin Langford of Morrisons which confirms the company’s intention to proceed with the development of a new foodstore at Polean, subject to the Tesco application not securing a consent this Thursday.
Having now negotiated an improved offer from Morrisons which is sufficient to fund the various elements required to deliver a foodstore at Polean, there can no longer be any question that the site satisfies the three tests of availability, viability and deliverability, and I trust that your report reflects this reality. There is clearly now considerable local opposition to the Tesco scheme, with the Town Council having recently resolved to reject the application, and recognition that a foodstore at Polean will bring benefits to the town centre which cannot be delivered by a development at Barbican Road.
Please call me if you need to discuss further.
Regards
Iain
Iain
Iain Thomson MRICS Development Surveyor Property Services Cornwall Council
iain.thomson@cornwall.gov.uk
3/5 Barn Lane Bodmin
Cornwall
PL31 1LZ
3/5 Barn Lane Bodmin
Cornwall
PL31 1LZ
www.cornwall.gov.uk
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Our ref: MSM/07B211264
Your ref: PA12/06664
28th November 2012
Stephen Kirby
Principal Development Officer / CDRP Facilitator Strategic Development Team
ervice
Cornwall Council
Room 237/238
39 Penwinnick Road
St Austell
PL25 5DR
Dear Stephen
Proposed Class A1 Supermarket, Barbican Road, Looe
I have now had chance to read the letter and attachments sent by Mr Scoot of Amethyst Property Investments Ltd (on behalf of the applicants in relation of PA12/06664).
The letter concentrates upon the potential that the Polean site, identified in our recent advice report to the Council, has for a supermarket-led redevelopment. The Amethyst letter is divided into sections on: the status of Polean, along with its suitability, availability and viability.
I deal with each in turn below.
28th November 2012
Stephen Kirby
Principal Development Officer / CDRP Facilitator Strategic Development Team
ervice
Cornwall Council
Room 237/238
39 Penwinnick Road
St Austell
PL25 5DR
Dear Stephen
Proposed Class A1 Supermarket, Barbican Road, Looe
I have now had chance to read the letter and attachments sent by Mr Scoot of Amethyst Property Investments Ltd (on behalf of the applicants in relation of PA12/06664).
The letter concentrates upon the potential that the Polean site, identified in our recent advice report to the Council, has for a supermarket-led redevelopment. The Amethyst letter is divided into sections on: the status of Polean, along with its suitability, availability and viability.
I deal with each in turn below.
The Status of Polean
The letter provides some further measurements of the distance between Polean and the town centre. We do not disagree with the classification that, on distance terms alone, the Polean site is in an out-of-centre location. However, a key consideration for the local planning authority is whether the Polean site can be preferred over the Tesco/Mercian application site in terms of its accessibility and connections to the town centre. This is the test in the NPPF (see paragraph 24 of the NPPF).
However, the Amethyst letter fails to deal with this test. Instead, it simply repeats the assertion that there is no significant potential for linked trips with the town centre. We consider that this statement ignores available evidence that the Polean site lies adjacent to the Millpool car park, which is widely recognised as the main (and largest) car park serving (local and tourist) visitors to Looe town centre. Our own visits to the town centre throughout the last few years have shown that there is clear evidence of linkages between this area and the town centre and it is our view that a supermarket at Polean can take advantage of this situation.
In our view, and based on NPPF guidance, there is a clear preference for the Polean site over the Barbican Road site based on its accessibility.
Suitability
With regards to suitability, the letter relies on a brief note from PBA (a firm of transport consultants working for Tesco) and the notes of a meeting in September 2010 between Tesco and Cornwall Council officers.
It is implied that because officers did not identify, at their September 2010 meeting with Tesco (or in a further meeting with Mercian Developments in March 2011), an objective to deliver a supermarket at Polean that should be the main factorrelevant to the consideration of the sequential approach in this current application. Whilst this may have been the view of officers at that time, there is nothing to stop officers reconsidering their position in light of new circumstances and I would therefore recommend that the past views of officers should not be used to dismiss the current actions of the Council where it can be demonstrated that there is a willingness and ability to bring the Polean site forward for development.
With regards to the traffic note, potential constraints surrounding the vehicular and pedestrian access into the Polean site and the adjacent Millpool car park are identified. I would respectfully suggest that the note is not very ambitious in terms of its willingness to try and find solutions to these constraints, and I would expect further investigations to be undertaken to reach a final robust conclusion on access matters.
However, do I accept that access into the Millpool / Polean area may need improvement and, to this end, I understand that the Council is undertaking further, more detailed, investigations on this matter. Therefore, I would recommend that this additional information is reviewed to confirm the current potential and options available in relation to a supermarket use at Polean.
Availability
The letter outlines Mr Scoot's desire to see evidence that both West Looe Trust and Jewsons are prepared to participate in a redevelopment scheme. I recommend that the Council's Estates team writes to you to outline the progress of these negotiations although, as I understand it, all parties are working to together to deliver the site for redevelopment.
I would also recommend that the Estates team confirm whether any or all of the restrictive covenants outlined in Mr Scoot's letter provide any insurmountable barriers to the delivery of this site.
Viability
Mr Scoot's letter provides a viability appraisal associated witha 20,000sq ft net supermarket and suggests that a supermarket development on this site is not viable. I would recommend that the Council is careful not to rely too heavily on Mr Scoot's appraisal given the stage of evaluation that the Polean site has reached. As we have said in our advice report, all investigations surrounding the Polean site have not yet been concluded and it is therefore premature to rely on a single viability appraisal, for a single development option, whilst further investigations and negotiations are undertaken.
The Council's estates team has indicated that there is interest in the Polean site from a range of organisations and, assuming that this interest is genuine and can be progressed towards a successful planning application for a supermarket use at Polean, this would suggest that the Tesco/Mercian application should be resisted whilst all investigative matters surrounding the Polean site are concluded.
To dismiss the Polean site at this stage, due to some concerns raised by an applicant with an interest in an alternative site in Looe, would in my opinion not constituent a proper approach to planning for retail development in Looe, particularly against a backdrop of national planning policy which aims to direct retail development to locations as close as town centres as possible.
Obviously, at this stage in proceedings, all current investigations and marketing of the Polean site are unlikely to be concluded by the time the Tesco/Mercian application is determined. Therefore, in reaching a decision on the sequential test, the local planning authority should be confident that:
I trust that this further advice assists. However, if you have any queries, please do not hesitate to contact me.
Yours sincerely
However, the Amethyst letter fails to deal with this test. Instead, it simply repeats the assertion that there is no significant potential for linked trips with the town centre. We consider that this statement ignores available evidence that the Polean site lies adjacent to the Millpool car park, which is widely recognised as the main (and largest) car park serving (local and tourist) visitors to Looe town centre. Our own visits to the town centre throughout the last few years have shown that there is clear evidence of linkages between this area and the town centre and it is our view that a supermarket at Polean can take advantage of this situation.
In our view, and based on NPPF guidance, there is a clear preference for the Polean site over the Barbican Road site based on its accessibility.
Suitability
With regards to suitability, the letter relies on a brief note from PBA (a firm of transport consultants working for Tesco) and the notes of a meeting in September 2010 between Tesco and Cornwall Council officers.
It is implied that because officers did not identify, at their September 2010 meeting with Tesco (or in a further meeting with Mercian Developments in March 2011), an objective to deliver a supermarket at Polean that should be the main factorrelevant to the consideration of the sequential approach in this current application. Whilst this may have been the view of officers at that time, there is nothing to stop officers reconsidering their position in light of new circumstances and I would therefore recommend that the past views of officers should not be used to dismiss the current actions of the Council where it can be demonstrated that there is a willingness and ability to bring the Polean site forward for development.
With regards to the traffic note, potential constraints surrounding the vehicular and pedestrian access into the Polean site and the adjacent Millpool car park are identified. I would respectfully suggest that the note is not very ambitious in terms of its willingness to try and find solutions to these constraints, and I would expect further investigations to be undertaken to reach a final robust conclusion on access matters.
However, do I accept that access into the Millpool / Polean area may need improvement and, to this end, I understand that the Council is undertaking further, more detailed, investigations on this matter. Therefore, I would recommend that this additional information is reviewed to confirm the current potential and options available in relation to a supermarket use at Polean.
Availability
The letter outlines Mr Scoot's desire to see evidence that both West Looe Trust and Jewsons are prepared to participate in a redevelopment scheme. I recommend that the Council's Estates team writes to you to outline the progress of these negotiations although, as I understand it, all parties are working to together to deliver the site for redevelopment.
I would also recommend that the Estates team confirm whether any or all of the restrictive covenants outlined in Mr Scoot's letter provide any insurmountable barriers to the delivery of this site.
Viability
Mr Scoot's letter provides a viability appraisal associated witha 20,000sq ft net supermarket and suggests that a supermarket development on this site is not viable. I would recommend that the Council is careful not to rely too heavily on Mr Scoot's appraisal given the stage of evaluation that the Polean site has reached. As we have said in our advice report, all investigations surrounding the Polean site have not yet been concluded and it is therefore premature to rely on a single viability appraisal, for a single development option, whilst further investigations and negotiations are undertaken.
The Council's estates team has indicated that there is interest in the Polean site from a range of organisations and, assuming that this interest is genuine and can be progressed towards a successful planning application for a supermarket use at Polean, this would suggest that the Tesco/Mercian application should be resisted whilst all investigative matters surrounding the Polean site are concluded.
To dismiss the Polean site at this stage, due to some concerns raised by an applicant with an interest in an alternative site in Looe, would in my opinion not constituent a proper approach to planning for retail development in Looe, particularly against a backdrop of national planning policy which aims to direct retail development to locations as close as town centres as possible.
Obviously, at this stage in proceedings, all current investigations and marketing of the Polean site are unlikely to be concluded by the time the Tesco/Mercian application is determined. Therefore, in reaching a decision on the sequential test, the local planning authority should be confident that:
- The Polean site can be made available for redevelopment in a reasonable timescale;
- A supermarket use, alongside other land uses (if required), will be suitable for the Polean site; and
- There is confidence that the Polean site can provide a viable and commercially attractive retail development opportunity.
Overall, it is our view that there is very real potential in a supermarket-led redevelopment scheme for the Polean site and, whilst further work needs to be undertaken, it would be inappropriate to dismiss the site at this stage. We therefore recommend that as long as the Council is able to produce evidence to show that the Polean site can be made available, that there is genuine interest in redeveloping the site, and that there are no insurmountable technical or design problems (i.e. access etc), then the Tesco/Mercian fails to comply with the sequential approach to site selection. If this evidence is forthcoming, based upon the advice given in paragraph 27 of the NPPF, the Tesco/Mercian proposal should be refused. This is supported by the contents of Policy 14 of the Structure Plan and Policy ALT6 in the Local Plan.As a consequence, there is nothing in Mr Scoot's letter and attachments which leads me to reach a different conclusion to that set out in our recent advice report.
I trust that this further advice assists. However, if you have any queries, please do not hesitate to contact me.
Yours sincerely
Matthew S Morris BSc(Hons) DipTP MRTPI
Director – Planning, Development & Regeneration
For and on behalf of GVA Grimley Ltd
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November 2012 gva.co.uk
Cornwall Council
Proposed Retail Development, Barbican Road, Looe
Excerpt from GVA Grimley Retail Assessment
4. Summary and Conclusions
Scope and Purpose
4.1 This report has been prepared by GVA in response to an instruction by Cornwall Council (CC) to carry out an independent review of the retail planning policy aspects of a planning application for retail development at Barbican Road in Looe.
4.2 The submitted planning application comprises a proposal by Tesco Stores Ltd and Mercian Developments Ltd to develop land off Barbican Road for a 2,322sq m net Class A1 supermarket, residential development, community uses and associated development.
4.3 In accordance with our instructions from CC, we have carried out a review of the relevant supporting documentation which has been submitted in support of the proposal. In particular, we have reviewed the contents of a Retail Assessment (dated June 2012) prepared by Amethyst, along with additional correspondence from Amethyst during October and November 2012.
4.4 This proposal has been considered in the context of the development plan for the area and other material planning policy considerations such as the NPPF, which was published in March 2012. In particular, given the location of the proposed supermarket outside of Looe town centre, we considered the proposal in the context of the sequential approach to site selection and its impact on nearby centres.
The Sequential Approach to Site Selection
4.5 We consider that the site subject to this planning application lies in an out-of-centre / out-of-town location. As a consequence, there is a need to consider whether there are any in-centre, edge-of-centre or more accessible out-of-centre sites (that are well connected to the town centre) which are suitable, available and viable alternatives to the application site.
4.6 In this instance, there are three alternative sites across Looe to consider: the Millpool car park, land at Polean and land at St Martin’s Road. Whilst the Millpool car park is likely to be large enough to accommodate a supermarket development of the type and scale proposed in this application, this site can be ruled out due to its lack of availability.
4.7 We have also considered whether an area of land to the east of St Martin’s Road, which lies outside of the defined development boundary, is sequentially preferable to the application site (which also lies outside of the defined development boundary). This site is currently subject to a pre-application enquiry for another supermarket development. In our view, the St Martin’s Lane site is not sequentially preferable to the application site. As the crow flies, the St Martin’s Lane site is further away from the town centre than the application site, although via the primary highway network (St Martin’s Road and Station Road), the St Martin’s Road site may be marginally closer although the difference is not material. Therefore, whatever the conclusions reached in terms of its suitability, availability and viability as a supermarket development site, we do not consider that the St Martin’s Road site should be preferred over the Barbican Road site in relation to the sequential approach to site selection.
4.8 The final site under consideration is an area of land adjacent to the Millpool car park, known as Polean. Whilst the Polean site is also likely to be classified as an out-of-centre site (in purely distance terms alone), it is much better connected to Looe town centre than the Barbican Road site and it can be observed that users of the Millpool car park (adjacent to the site) are visitors to the town centre. Based on its location, we consider that there is potential for the Polean site to provide linked trips with Looe town centre. Therefore, taking into account the contents of the NPPF, we consider that the Polean site is more accessible and better connected to the town centre than the application site.
4.9 Having regard to the tests of suitability, availability and viability, we have reached the following conclusions regarding the Polean site:
- Availability. We understand that the site comprises two ownerships (Cornwall Council and West Looe Town Trust) and the Council intends to market their proportion of the site for development shortly. We understand that the Trust has agreed to work with the Council to deliver the redevelopment of this site and that Jewsons, a current tenant, is also willing to work with the Council (although they will need to be provided with new premises).
- Suitability and Viability.We understand that there is interest from grocery retailers and property development companies in taking forwards a supermarket-led redevelopment of the Polean site and the site is large enough to accommodate a supermarket which can meet a similar need to the Tesco/Mercian proposal. Therefore, it would appear that, on the basis of the information available to us at this time, there is potential for the Polean site to provide a suitable and viable alternative to the application site. However, further work will need to be undertaken in relation to highway/access and flood risk matters to confirm the suitability of the Polean site.
4.10 Overall, it is our view that there is very real potential in a supermarket-led redevelopment scheme for the Polean site and, whilst further work needs to be undertaken, it would be inappropriate to dismiss the site at this stage. We therefore recommend that as long as the Council is able to produce evidence to show that the Polean site can be made available, that there is genuine interest in redeveloping the site, and that there are no insurmountable technical or design problems (i.e. access etc), then the Tesco/Mercian fails to comply with the sequential approach to site selection. If this evidence is forthcoming, based upon the advice given in paragraph 27 of the NPPF, the Tesco/Mercian proposal should be refused. This is supported by the contents of Policy 14 of the Structure Plan and Policy ALT6 in the Local Plan.
Retail Impact
4.11 In order to reach a conclusion on the overall impact of the retail element of the Tesco/Mercian proposal, we have considered the impact assessment submitted by the applicant and also undertaken our own assessment of the likely financial and wider impacts of the proposed supermarket.
4.12 Overall, we consider that the trading effects of the proposed Tesco store will have a clear adverse impact upon financial turnover in Looe town centre. The retail sector in the town centre could lose up to 38% of its annual turnover, with the convenience goods sector due to suffer the heaviest impact (at 63%) and store closures a possibility. Whilst the comparison goods retail sector in the town centre will suffer a lower direct financial impact, the loss of linked trips associated with visits to convenience goods stores could have a further knock-on impact.
4.13 These impacts could be reduced if the Tesco store can offer linked trips with Looe town centre and offer positive spin-off benefits. However, the negative financial impacts of the proposal will be compounded by the location of the proposed Tesco store which lies on the edge of the urban area, unconnected with the town centre, and unlikely to offer any meaningful linked trips. These impacts will, in our opinion, lead to a clear negative impact upon the health of the town centre, which may not have occurred if the proposed store was better connected to the town centre.
4.14 The retail policy test in the NPPF for local planning authorities to consider is the impact on town centre vitality and viability, including local consumer choice. This is supported by Policy 14 of the Structure Plan and Policy ALT6 of the Local Plan. In our view, due to the characteristics of the Tesco proposal, the vitality and viability of Looe town centre will experience an adverse impact as the consequence of the proposed development through the loss of large levels of trade/turnover from existing retailers, through a detrimental impact upon choice in the centre and also due to the lack of benefit that the store can make towards the town centre through either spin-off benefits or linked trips. When reaching this conclusion, we also acknowledge that across the town as a whole the proposed supermarket will offer a wider range of food and non-food goods than is currently on offer, which may reduce the length of some existing shopping trips, although we do not consider that this potential positive factor has the potential to benefit the town centre, or mitigate against the direct impact of the store, in any significant way.
Conclusions and Recommendations
4.15 Paragraph 27 of the NPPF indicates that where a proposal fails to satisfy the sequential test, it should be refused. This approach is supported by Policy 14 of the Structure Plan and Policy ALT6 of the Local Plan. In this instance, due to the development potential offered by the site at Polean to the west of the town centre, it is our recommendation that the Tesco/Mercian proposal fails to satisfy this test and therefore should be refused on the basis of this policy guidance.
4.16 In relation to the impact of the proposed supermarket on Looe town centre, we have reached the view that the health of the centre will be harmed via the loss of a large level of trade/turnover, loss of vitality and a potential increase in the number of vacancies within the centre. In reaching a view on the seriousness / significance of this impact, as required by paragraph 27 of the NPPF and Policy ALT6 of the Local Plan, officers and committee members will need to consider these issues along with the impact that the proposed store will have on local choice, its potential to reduce the length of some shopping trips, along with the lack of benefit to the town centre in terms of linked trips.
November 2012 gva.co.uk
Cornwall Council
Proposed Retail Development, Barbican Road, Looe
The Looe Strategy Group has now concluded its survey of the views of town centre retailers which was undertaken to understand their thoughts on the current trading situation within Looe centre, and how existing businesses might be impacted by the proposed Tesco development.
The survey was conducted during October 2012 and questionnaire forms delivered to 112 businesses in Looe town centre. Respondents were asked to complete a questionnaire and return it within 10 days in an envelope provided to the Enterprise Centre, Higher Market Street. A total of 46 survey responses were returned.
Survey Responses:
Looe Strategy Group - December 2012
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1) RESULTS OF TOWN CENTRE TRADERS SURVEY
The Looe Strategy Group has now concluded its survey of the views of town centre retailers which was undertaken to understand their thoughts on the current trading situation within Looe centre, and how existing businesses might be impacted by the proposed Tesco development.
The survey was conducted during October 2012 and questionnaire forms delivered to 112 businesses in Looe town centre. Respondents were asked to complete a questionnaire and return it within 10 days in an envelope provided to the Enterprise Centre, Higher Market Street. A total of 46 survey responses were returned.
Survey Responses:
- The questionnaire asked how long each business had been trading in Looe. Most were well established with around a half those responding having traded more than 20 years.
- Of the 46 responses 10 were from food shops (bakers, fruit/veg, fishmongers, grocery, delicatessen/local produce) including the Co-op supermarkets. There were responses from 9 gift shops and 7 clothes shops and a variety of others business types.
- The size of floor areas ranged from small to medium (300sq ft up to 1500sq ft)
- Out of 112 forms delivered, 37 answered the question on the number of employees, reporting 88 full-time and 150 part-time jobs. It would appear therefore that around 700 people are employed directly by retail outlets in Looe town centre.
- We asked about the positive aspects of Looe town centre and many reported they thought Looe was an attractive place to shop because of the friendliness and variety of independent retailers which provided a distinctive shopping experience that was in contrast to most town centres. A number of respondents mentioned that the beach, coastal location and historic character of the buildings and shop fronts contributed to the town’s appeal to customers.
- Negative aspects were mostly based around highways problems, parking charges, toilet facilities and the need to clean up/smarten up the town.
- Nearly half of respondents said sales were down compared with this time last year, whilst nearly a quarter said sales were up and the remainder thought roughly the same.
- 24 respondents answered the question ’how many local suppliers do you use within a 10 mile radius?’ listing a total of 148 companies averaging around 6 per shop.
- A large number of respondents thought the proposed Tesco development would have some impact on their own business and of these 94% said it would be negative and 6% positive.
- When asked whether they considered the development would have an impact upon the overall town centre, most respondents stated that it would do, with a significant number of these saying it would also have a negative impact on their investment plans.
Summary:
A small minority of respondents supporting the proposals referred to the convenience of a closer large supermarket and to it providing competition and reducing traffic/parking problems in the town centre streets.
A small minority of respondents supporting the proposals referred to the convenience of a closer large supermarket and to it providing competition and reducing traffic/parking problems in the town centre streets.
The large majority of Looe’s retailers however expressed concerns that the proposals would have a significant adverse impact upon the town centre and the viability of their own enterprises, outlining the following consequences should the development proceed:
- Location of supermarket would draw people away from the town centre,
- Loss of footfall would affect every establishment either directly or indirectly,
- Less shoppers in the town centre would inhibit growth of business,
- It would take net worth out of local economy and impact dependent suppliers,
- Uncertainty over future trading levels would restrict investment,
- Shop owners would be less likely to improve premises or take on more staff,
- Some outlets would consider shedding staff or closing during winter months,
- Would eventually lead to business closures and vacant properties, as in Liskeard,
- Barbican Road and out of town centre village shops might cease to trade,
- The likely loss of town centre food outlets currently accessible on foot would necessitate driving to an alternative food store.
Looe Strategy Group - November 2012
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2) RESULTS OF POLEAN v BARBICAN ROAD SURVEY
emailed to LSG subscribers 30 Nov 2012 (results updated 18 Dec 2012)
We asked followers of the Looe Strategy Group's blog for their preferences regarding Polean or Barbican Road sites for a supermarket in Looe and below is a summary of the replies given.
There was a marked preference for the Polean site and for a smaller store size selling mostly food and without a petrol filling station. Quite a few also added that Polean was a reluctant choice because they thought any large supermarket in Looe would be damaging to local character and to business.
Q1: Are you in support of the current Tesco proposal?
• Yes 7%
• No 93%
Q2: If you could select the site location for the store, which do you consider is preferable?
• Barbican Road 3%
• Polean 90% (some answered on condition buildings sympathetic/access road improved)
• no preference 7% (answered not prepared to commit because didn't want either option)
Q3: Compared with the current proposal what size of store do you consider preferable?
• smaller 80%
• the same 10%
• larger 0%
• no preference 10% (some answered not prepared to choose because didn't want any size)
Q4: If you could select the range of goods to be sold, which is preferable?
• mostly food 86%
• wide range 14%
• no preference 0%
Q5: If you could choose whether or not the development also included a petrol station, which is preferable?
• yes with 17%
• without 70%
• no preference 13%
Q6: Are you yourself a Looe town centre trader?
• yes 17%
• no 83%
Looe Strategy Group - December 2012
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We refer to Amethyst Property Investment's letter of 9 November, and in response to comments about the Looe Town Council household survey and to put this in context please consider the following :
We trust that you will be able to take these points into account when considering the validity of the Looe Town Council household survey and the accuracy of its findings.
Yours sincerely
The campaign conducted by Tesco
Tesco held a two-day consultation exhibition in February of 2012 at the Looe Academy School which is just across the road from the application site. There was generally quite a bit of excitement locally to see the new proposals and with the promise of 180 jobs and 30 + affordable houses there were many visitors to the exhibition interested in getting their names down on the waiting lists for work and for housing.
A supporting brochure with questionnaire was made available at the exhibition to anyone wishing to fill it in, and we were encouraged to do so both by town councillors present and the Tesco staff. Tesco examined the questionnaires and soon after published a figure of 80/20 in favour, claiming overwhelming public support for their proposals. They circulated press releases and the numbers were widely reported in the papers, and have continued to be quoted right up to and including the planning committee meeting.
We make the following observations:
Use of data gathered via the questionnaire
The public consultation is a planning requirement and it was quite disturbing to discover Tesco selected just those names who replied 'Yes' to the development on the questionnaire, and to find they subsequently contacted just these 'yes' respondents with updates and suggestions on how to write in to the planning office and councillors to show their support, see below... those that said 'No' heard nothing.
Scan of questionnaire:
3) RESULTS OF LOOE TOWN COUNCIL HOUSEHOLD SURVEY
Q1. Do you want a supermarket in Looe? 67% yes
Q2. Where do you think is the best place for a supermarket? 48% Barbican Rd
Survey results looked at again...
Survey results looked at again...
It has been widely reported that 2/3rds of residents want a Tesco in Looe, however a re-examination of the results of the Looe Town Council household survey reveals that of the 1013 replies received, 487 (48%) supported the Barbican Road site whilst 526 (52%) either opposed the Barbican Road site or opposed a supermarket coming to Looe. This would indicate that whilst a majority of residents do want a supermarket somewhere in Looe, only a minority support the current proposals for the Barbican Road site.
see a critique of the survey undertaken by Looe Town Council below...
____________________________________________________________________________________
We refer to Amethyst Property Investment's letter of 9 November, and in response to comments about the Looe Town Council household survey and to put this in context please consider the following :
- The survey area was extensive, well beyond the perimeter of Looe and included Polperro and the outlying districts of St Martins and Lansallos. Looe has around 2,300 households but a total 6,570 households were included in the survey and it is reasonable to conclude that respondents from outside of Looe would be more inclined to favour the development as they would experience less adverse impact and therefore the survey does not accurately represent local opinion.
- There is no breakdown of data between the two towns of Looe (East and West) or the postcode areas as was suggested would be done.
- To avoid expense the survey was done without professional guidance and mistakes were made in drafting the questions. The first question asked DO YOU WANT A SUPERMARKET IN LOOE? was too simplistic as it did not specify what size of supermarket and there are already two modestly sized supermarkets in Fore Street, Looe.
- The second question asked WHERE DO YOU THINK IS THE BEST PLACE FOR A SUPERMARKET? BARBICAN ROAD/OTHER? This is a leading question as it suggests one specific location but not any others such as Polean which is regarded sequentially preferable in the GVA Grimley report. Furthermore those respondents wanting a Tesco would have been aware of the current planning application and would not have wished to jeopardise its realisation by suggesting "other" location even though they may have thought another location was preferable.
We trust that you will be able to take these points into account when considering the validity of the Looe Town Council household survey and the accuracy of its findings.
Yours sincerely
____________________________________________________________________________________
4) THE COMMUNITY CONSULTATION PROCESS
Tesco held a two-day consultation exhibition in February of 2012 at the Looe Academy School which is just across the road from the application site. There was generally quite a bit of excitement locally to see the new proposals and with the promise of 180 jobs and 30 + affordable houses there were many visitors to the exhibition interested in getting their names down on the waiting lists for work and for housing.
A supporting brochure with questionnaire was made available at the exhibition to anyone wishing to fill it in, and we were encouraged to do so both by town councillors present and the Tesco staff. Tesco examined the questionnaires and soon after published a figure of 80/20 in favour, claiming overwhelming public support for their proposals. They circulated press releases and the numbers were widely reported in the papers, and have continued to be quoted right up to and including the planning committee meeting.
We make the following observations:
- The consultation sessions, although organised by Tesco, had the air of officialdom with councillors in attendance and we trusted the process,
- We understood their purpose was to inform and to consult, thereby ironing out any problems with the scheme at an early stage,
- We felt there was nothing wrong with Tesco establishing what level of public support they commanded so willingly filled in the questionnaire and gave our contact details.
- The wording of the questionnaire was fashioned, using Tesco's past experience, to produce answers they could employ to further their own case,
- Respondents to the questionnaire were only exposed to the positive aspects of the scheme as presented by the applicant without having time for the negatives to be examined,
- Visitors to the exhibitions represented many looking for jobs or for housing, so were not a representative cross-section of the town's population as a whole,
- Multiple sets of forms were seen to be taken by some visitors and there is no knowing if they were encouraged to do so,
- Local councillors were exposed to the resultant percentages published by Tesco of 80/20 in favour accompanied by claims of overwhelming support for the scheme, and thereafter felt unable to express their legitimate concerns as these did not appear to have popular support,
- Councillors almost always declined to give opinions voicing concerns about showing bias, although rules on 'predetermination' had already be relaxed by this date.
Use of data gathered via the questionnaire
The public consultation is a planning requirement and it was quite disturbing to discover Tesco selected just those names who replied 'Yes' to the development on the questionnaire, and to find they subsequently contacted just these 'yes' respondents with updates and suggestions on how to write in to the planning office and councillors to show their support, see below... those that said 'No' heard nothing.
Scan of questionnaire:
