When you stop jumping with joy could you explain this

Reference: PG/NC/11980/L003pg
Leeds
23 November 2011
Alex Warburton
Planning and Development Control
Wakefield MDC
Newton Bar
Leeds Road
Wakefield
WF12TX
Dear Alex
Planning Application 11/02126/RPP -Renewal of Planning Permission 06/99/70287 at Aire Street, Castleford
We write on behalf of Tesco Stores Ltd, in respect of the above planning application. The application intends to extend the life of an extant outline planning permission granted for Aire Street, castleford in February 2009 (application reference 06/99/70287). On behalf of our client we object to this renewal application and believe that it should be refused. Indeed, the Council would be entitled to refuse the application on the basis that there have been clear material changes in circumstances since the outline planning permission was issued which demonstrates that the site in question is unsuitable and unviable for the proposed development. This leads us to conclude that when assessing the application for the renewal and applying PPS4 -in particular the sequential test, the site fails the sequential test because there are other more suitable, viable, and available sites within Castleford to meet the retail need. We explain our reasoning in further detail.
Since the original application was approved in 2009 Tesco Stores have looked in detail at the prospects of delivering a suitable and viable store on the site and determined that site cannot be made to meet their requirements. We are aware that the developer of the site has tried to enter in to negotiations with a number of other food store operators. These talks have been unsuccessful, with operators rejecting the site due to its size and configuration which make it unfeasible for food retail development.
The application is in outline and will require further submission of details for the Reserved Matters. These details would clearly demonstrate the considerable compromises which would be required to develop the site. The necessary compromises (for example in terms of the scale and mass of the building, levels, access and car parking provision) would make any scheme unacceptable from the point of view of the retailer, shoppers and the planning authority.
On this baSiS, the site is not suitable or viable for a retail foodstore development of the type which would meet the requirements of shoppers. Providing a sub-standard shopping facility, which does not prove attractive to shoppers, will not deliver the Council's objectives for addressing retail leakage from the Castleford and assisting regeneration.
O~velopmenl pl~nnln9 P~flnenlllp ILP IS a limited l,ab,lity partnership registered in England and Wales.
No 0(126302 Regislered office, West One, 63-67 Bro rnham Road, Bedlord MK40 l rG.
Wakefield MDC, Castleford www.dppllp.com
We fail to see how extending the extant consent will make the site more attractive to future
occupiers and, in our view it will only stop other sites coming forward for retail development.
As you are aware a number of alternative locations are currently under discussion for food retail
development close to Castleford town centre. In our view this is the reason for the developers of
the Aire Street now seeking to extend the extant planning permission. It is important that
consideration of more suitable and viable sites for delivering shopping choice and wider
regeneration opportunities are not further stifled by the re-issuing of the planning permission for
the Aire Street site.
If it would assist, we would be willing to provide the Council with more details of the alternative
sequentially preferable sites so that the Council can come to a full and properly informed decision.
As you will see from our comments above we are of the view that the Council would be fully
justified in refusing the application for the renewal of the planning permission.
Please do not hesitate to contact me if you wish to discuss anything further.
Reference:

When you stop jumping with joy could you explain this

Reference: PG/NC/11980/L003pg
Leeds
23 November 2011
Alex Warburton
Planning and Development Control
Wakefield MDC
Newton Bar
Leeds Road
Wakefield
WF12TX
Dear Alex
Planning Application 11/02126/RPP -Renewal of Planning Permission 06/99/70287 at Aire Street, Castleford
We write on behalf of Tesco Stores Ltd, in respect of the above planning application. The application intends to extend the life of an extant outline planning permission granted for Aire Street, castleford in February 2009 (application reference 06/99/70287). On behalf of our client we object to this renewal application and believe that it should be refused. Indeed, the Council would be entitled to refuse the application on the basis that there have been clear material changes in circumstances since the outline planning permission was issued which demonstrates that the site in question is unsuitable and unviable for the proposed development. This leads us to conclude that when assessing the application for the renewal and applying PPS4 -in particular the sequential test, the site fails the sequential test because there are other more suitable, viable, and available sites within Castleford to meet the retail need. We explain our reasoning in further detail.
Since the original application was approved in 2009 Tesco Stores have looked in detail at the prospects of delivering a suitable and viable store on the site and determined that site cannot be made to meet their requirements. We are aware that the developer of the site has tried to enter in to negotiations with a number of other food store operators. These talks have been unsuccessful, with operators rejecting the site due to its size and configuration which make it unfeasible for food retail development.
The application is in outline and will require further submission of details for the Reserved Matters. These details would clearly demonstrate the considerable compromises which would be required to develop the site. The necessary compromises (for example in terms of the scale and mass of the building, levels, access and car parking provision) would make any scheme unacceptable from the point of view of the retailer, shoppers and the planning authority.
On this baSiS, the site is not suitable or viable for a retail foodstore development of the type which would meet the requirements of shoppers. Providing a sub-standard shopping facility, which does not prove attractive to shoppers, will not deliver the Council's objectives for addressing retail leakage from the Castleford and assisting regeneration.
O~velopmenl pl~nnln9 P~flnenlllp ILP IS a limited l,ab,lity partnership registered in England and Wales.
No 0(126302 Regislered office, West One, 63-67 Bro rnham Road, Bedlord MK40 l rG.
Wakefield MDC, Castleford www.dppllp.com
We fail to see how extending the extant consent will make the site more attractive to future
occupiers and, in our view it will only stop other sites coming forward for retail development.
As you are aware a number of alternative locations are currently under discussion for food retail
development close to Castleford town centre. In our view this is the reason for the developers of
the Aire Street now seeking to extend the extant planning permission. It is important that
consideration of more suitable and viable sites for delivering shopping choice and wider
regeneration opportunities are not further stifled by the re-issuing of the planning permission for
the Aire Street site.
If it would assist, we would be willing to provide the Council with more details of the alternative
sequentially preferable sites so that the Council can come to a full and properly informed decision.
As you will see from our comments above we are of the view that the Council would be fully
justified in refusing the application for the renewal of the planning permission.
Please do not hesitate to contact me if you wish to discuss anything further.
Reference:

Yes I can. Tesco are interested in building in Castleford, but not at Wheldon Road. They have another preferred site in mind, but not the Carlton Lane site as its too small. Doesn't mean to say that another supermarket won't be interested in Wheldon Road though, but they'll need to act fast.

No jumping for joy here, I want both clubs in new stadiums so the rivalry can continue in the top flight forever more. It makes rugby what it is for me.

Yes I can. Tesco are interested in building in Castleford, but not at Wheldon Road. They have another preferred site in mind, but not the Carlton Lane site as its too small. Doesn't mean to say that another supermarket won't be interested in Wheldon Road though, but they'll need to act fast.

No jumping for joy here, I want both clubs in new stadiums so the rivalry can continue in the top flight forever more. It makes rugby what it is for me.