Retail development on former Gateway to Wales hotel site backed for approval despite concerns

Plans for the development of a former hotel site in Garden City, aiming to construct a convenience store, a drive-thru Costa coffee shop, and two food retail units have been recommended for approval.

The proposal had previously faced planning hurdles but now comes with updates addressing earlier concerns.

The site, formerly the Gateway to Wales Hotel, has been vacant since the hotel was destroyed by fire in 2017.

The new application proposes a convenience store of 372 square metres, a 168-square-metre drive-thru coffee shop, and two smaller food retail units totalling 260 square metres.

The development will include 63 parking spaces, six of which will be designated for disabled drivers.

Addressing Past Concerns

The application follows a previous submission, which was refused in March 2022 over issues related to HGV parking and delivery logistics.

At that time, councillors expressed concerns about potential conflicts between delivery vehicles and customer parking.

An appeal was lodged, and although the planning inspectorate dismissed these concerns, flood risk was highlighted as a significant issue.

The appeal inspector concluded that there was no substantial conflict between deliveries and parking, as deliveries would occur outside operational hours.

However, the site’s susceptibility to flooding was flagged, particularly in light of the Technical Advice Note 15 (TAN15) guidance, which covers development in flood-prone areas.

The inspector’s decision, which upheld the flood risk concerns, has influenced the current submission.

The council’s planning officers remain cautious but have recommended approval of the development, subject to several conditions to ensure compliance with flood risk management regulations and other key policies.

Flood Risk and Design Considerations

Despite the lack of objections from Natural Resources Wales (NRW), flood risk remains a core issue.

The site falls within Zone C1, an area designated at risk of flooding.

While the proposed development is considered “less vulnerable” in terms of TAN15 standards, the inspector previously determined that the flood risk assessment did not sufficiently demonstrate the site’s suitability for this type of development.

The revised plan includes enhanced drainage strategies and a detailed flood consequence assessment, addressing the concerns raised.

The developers argue that the risk is manageable and that their proposals meet the required safety and environmental standards.

Highway Safety and Traffic Management

Access to the site will be retained from Welsh Road, with improvements to ensure smooth traffic flow.

The submission includes provisions for parking and delivery arrangements to avoid the conflicts that led to the earlier refusal.

Queensferry & Sealand County Councillor, Christine Jones, raised concerns about the potential for increased traffic and its impact on highway safety.

This has been echoed by the Sealand Community Council, who fear that the proximity of the site to a roundabout and bus stops could lead to accidents.

However, Flintshire County Council’s Highways Department has not objected to the plan, provided conditions regarding access design, visibility, and parking facilities are met.

Community Impact and Environmental Considerations

The plans have seen two formal objections submitted during the public consultation.

Its argued that the development could disrupt the local retail hierarchy and hinder the progress of the Northern Gateway project, which is is to delivering housing and employment opportunities nearby.

Further objections cite concerns over potential noise, air pollution, and flood risk.

However, the application includes an ecological survey, which states that the project will not negatively affect local biodiversity.

The developers have also committed to ensuring that external lighting complies with environmental guidelines to minimise disruption to local wildlife, particularly bats.

Next Steps

The application is set to be discussed at an upcoming planning committee meeting on September 25th 2024, with officers recommending approval subject to strict conditions.

In a report to be presented to planning committee members, Chief Officer for planning, Andrew Farrow said:

“The proposal would see the redevelopment of an existing brownfield regeneration site within the settlement boundary and defined local centre of Garden City; a sustainable location which is supported by both national and local policies.”

“The proposed redevelopment should be recognised as a valuable new investment within the local area, securing the provision of a greater range of local services and the creation of further employment opportunities; as well as bringing an underused site back into beneficial use; continuing to meet the everyday needs of the community and supporting local economic growth.”

“It is considered that the proposal complies with planning policy. Accordingly, it is recommend that planning permission is granted subject to conditions.”

If granted, construction must commence within five years, and various reports, including a lighting plan and a long-term monitoring plan for land contamination, will be required before any work can begin.