Council faces hearing risk over store plans

A date has already been set in July for a four-day hearing into Calderdale’s decision to refuse Sainsbury’s permission to build a store on Halifax Road in Todmorden.

Now the council’s head of planning, Geoff Willerton, has recommended that Asda’s plans to develop a food store potentially creating 200 jobs on land at Dewsbury Road, Elland, should also be rejected.

The application was deferred on May 17, last year so that executives at the supermarket chain could discuss alternative highway schemes with officers.

In his report on the resubmitted application Mr Willerton says no progress was made and the scheme has now been put back before planners with no amendments for a decision to be made.

The suspicion is that if members confirm refusal at Tuesday’s planning meeting the way will be open for a planning appeal to be held which would be decided by an independent inspector.

These are costly exercises often running into tens of thousands of pounds and costs can be awarded against the council if it loses.

Asda has tried to open a store in Elland for years but previous applications dating back to 2001 have always foundered.

The company has not been put off pursuing its dream by confirmation that work on a new Morrisons supermarket in Elland has started; it should open next February.

More than 640 representations have been received on Asda’s application including 461 letters of support and 183 letters of objection. Supporters says the development would provide both a much-needed shop in the town and much-needed employment.

It would also result in the site being tidied up and would reduce the need to travel to supermarkets and the need to travel to supermarkets beyond Elland.

A retail assessment detailing the potential impact of the proposals on local shops in the town centre concludes that “convenience retailers within the town centre may experience up to 10.6 per cent of current trade directly drawn away by the Asda proposal by 2014 (equivalent to £0.39m annually), rising to 12.3 per cent (equivalent to £0.45m when taking account of recent West Vale planning commitments for two small convenience stores).

The retail statement sets out that the vast majority of trade at the proposed Asda store would be drawn from other supermarkets in Halifax, Brighouse and Huddersfield areas.”

On traffic impact issues, the report says: “Whilst the majority of issues relating to the development are considered acceptable, concerns remain over the proposed creation of signals for the Elland Riorges link, Huddersfield Road and Dewsbury Road.

“Until this issue is resolved this service is unable to lend its support to the development as submitted for the following reason:

“The proposed signalisation of Elland Riorges Link, Huddersfield Road, Southgate Dewsbury Road and Westbury Street will result in significant delays and queuing of vehicles to the detriment of the free and safe flow of traffic in Elland.

“This would be further exacerbated by the proposed crossing facilities for pedestrians, making it more dangerous to cross in front of frustrated drivers to the detriment of highway safety.”

An additional reason for refusing the application cited by Mr Willerton is that: “The applicant has failed to demonstrated that the proposed Asda store operating in conjunction with the committed Morrisons store that is being constructed on Briggate, Elland, would not have an unacceptable impact on the vitality and viability of Elland town centre.”

Ward councillor Pat Allen said: “I very strongly object to this application. I am not happy with the access, which I believe will cause higher traffic congestion of Dewsbury Road, The Riorges Link, Huddersfield Road and Southgate.”

Her colleague John Ford, a former council leader, added: “I think the application has plans for around eight sets of traffic lights around the entrance which is quite obviously totally unacceptable.

“I think the decision is absolutely right and I fully support the decision.

“Whether Asda will go to appeal or not I do not know.”