Agenda item

(The Leader of the Council) To consider the attached report (C-017-2010/11).

(1)        That negotiations be entered into with Polofind Ltd, the owners of the T11 site adjacent to the Langston Road Depot, for a joint development of both sites for a retail park of approximately 10,000 square metres;

(2)        That a revenue supplementary estimate in the estimated sum of £16,587.50 to cover half of the cost (total £33,175 + VAT) for the preparation of a highways modelling and traffic impact assessment by JMP Consultants Ltd and negotiations with the Highway Authority (Essex County Council) for the upgrading of the A1168 Chigwell Lane in relation to the proposed development of Langston Road Depot be recommended to the Council for approval; and

(3)        That, subject to successful negotiations with the Highways Authority, a revenue supplementary estimate for expenditure of half of the cost of a joint outline planning application for the redevelopment of the Langston Road Depot and adjoining T11 site be recommended to the Council for approval.

The Portfolio Holder for Legal & Estates presented a report on the potential for making a joint application for planning permission with the owner of the adjoining T11 site for development of the Langston Road Depot as a retail park.

The Portfolio Holder reported that the development of the Depot site for retail warehousing would provide a wide range of comparison retail goods that were not currently available in the District and would prevent leakage of spend from the District that was currently at a high level for comparison goods. The development would also provide a high level of new employment in the District whilst it was being constructed, and would provide a large increase in employment opportunities in the Debden area once completed.

The Portfolio Holder stated that for any development to proceed at the Langston Road Depot, it would be necessary to satisfy Essex Highways Authority over traffic on the A1168 Chigwell Lane and only once this requirement had been satisfied would it be worth the expense of making a planning application for development of the Depot site. If the planning application for a retail park was successful then the Council would have a very valuable site, which together with the T11 site was likely to have a gross development value in excess of £30million. The value of the Depot site for this development was likely to be comparable or in excess of the price received for the T11 site.

The Portfolio Holder added that it was important to realise how much retail spend leaked out of the District and that the Council should consider steps to reverse this trend. The proposed development could help existing local traders by attracting more customers to the area, and the Cabinet was reminded of the Council’s substantial investment in the Broadway area of Loughton. A Retail Impact Assessment would ascertain the possible impacts of the proposed development upon existing local traders and assist in addressing their concerns.

The Leader of the Council advised that Polofind Ltd owned the adjoining T11 site following its sale by the Council, and was keen to jointly develop both sites to maximise the return from both sites. This was felt to be a sensible course of action to pursue, although the potential highways problems in the area were acknowledged. The Cabinet was reminded that all possibilities for the site were being examined and that no decisions had yet been made. The Council would consult with local residents at the appropriate time over the proposed scheme.

The Portfolio Holder reassured Members that the Council would probably impose restrictions on the type of stores permitted at the proposed new retail park, and a small cinema might be included as part of the development. No detail was available yet as no decisions had been made, although the possible moving of the nearby Petrol Station was not currently being included within the remit of the scheme.

Decision:

(1)        That negotiations be entered into with Polofind Ltd, the owners of the T11 site adjacent to the Langston Road Depot, for a joint development of both sites for a retail park of approximately 10,000 square metres;

(2)        That a revenue supplementary estimate in the estimated sum of £16,587.50 to cover half of the cost (total £33,175 + VAT) for the preparation of a highways modelling and traffic impact assessment by JMP Consultants Ltd and negotiations with the Highway Authority (Essex County Council) for the upgrading of the A1168 Chigwell Lane in relation to the proposed development of Langston Road Depot be recommended to the Council for approval; and

(3)        That, subject to successful negotiations with the Highways Authority, a revenue supplementary estimate for expenditure of half of the cost of a joint outline planning application for the redevelopment of the Langston Road Depot and adjoining T11 site be recommended to the Council for approval.

Reasons for Decision:

To achieve best value and most efficient use of Council property assets.

Other Options Considered and Rejected:

To develop the Depot site unilaterally for retail warehouse or light industrial use.