Appeal after plan for Spar store was rejected in January over safety fears

A developer who was snubbed by the council in their bid to build a new Spar store in Smithy Bridge over ‘safety concerns’ has now appealed the decision with the Planning Inspectorate.

At the beginning of 2024, James Hall & Co Ltd were refused permission to demolish the old Lake Garage on Smithy Bridge Road and replace it with a Spar convenience store and a cash machine. This was the second time the developer had put forward the proposals, but the design and layout changes were not enough to persuade planning officers at Rochdale Council there wouldn’t be safety concerns for pedestrians.

The developers changed their original proposal to reduce the number of site access points from three to one and provide a dedicated pedestrian route to the store entrance.

Planning papers read: “The current proposal is significantly different to the original proposal in that it prioritises pedestrian movement both within and adjacent to the site along Smithy Bridge Road.

Small HGVs will service the site and it is demonstrated that a maximum 10.675m length delivery vehicle can service the site with no highway safety concerns arising.

“This size delivery vehicle can be expressly stated within a condition as the maximum length vehicle that could service the store.

“Particular care has been taken to position the store on the site and redesign the servicing so as to provide adequate space for operational purposes and to maintain the residential amenity of neighbouring residents.”

Papers also highlighted that the store would have generated 30 permanent jobs – 15 full-time and 15 part-time, as well creating construction jobs in the short term. The vacant site was previously home to a motor dealership and MOT/car repair garage.

The developers believe the new store would ‘meet the day-to-day convenience shopping needs of local residents without the need to travel further afield’. James Hall & Co Ltd have now lodged their appeal on the council’s decision with the Planning Inspectorate, whose decision on the matter will be final.

Detailing council officers’ reasons for the refusal on 31 January, a planning report read: “Smithy Bridge Road is a narrow highway forming part of the Council’s Strategic Highway Network and is within close proximity to the M62 motorway diversion route.

Swept path analysis fails to demonstrate safe access to and from the site and the manoeuvres undertaken by service vehicles would result in conflict with other vehicles and pedestrians accessing and manoeuvring within the site.

“This could result in servicing taking place from the highway and creating unacceptable obstructions. The proposed development by reason of providing insufficient on-site parking provision, along with a shared vehicular access point, would also result in vehicular conflict on Smithy Bridge Road and surrounding roads and undue harm to pedestrian safety, placing greater emphasis on access for service vehicles over pedestrians.

“In addition, the proposed kerb alignment gives rise to unacceptable obstructions for the visually impaired where proposed pavement alignments should be consistent and logical, enabling the visually impaired to predict and interpret unfamiliar environments.”

A date for when the Planning Inspectorate could make their decision on the matter has not yet been confirmed.

George Lythgoe, Local Democracy Reporter