Tesco Stores Ltd application to build a store at
Westgate-on-Sea
The letter (below) of objection was sent to
Thanet District Council Planning Department
27.03.2013
Planning
Department
Thanet
District Council
PO
Box 9
Cecil
Street
MARGATE
Kent
CT9
1XZ
Planning
Application: F/TH/12/0769
Proposed
erection of 2 storey Retail (A1) Unit on vacant
GOODS
YARD at STATION ROAD WESTGATE ON SEA CT8 8QY
Applicant:
Tesco Stores Ltd
I have no commercial or other
interest in the Tesco Ltd application. Indeed, greater competition
would not of itself be a bad thing and I have no argument with
businesses attempting to capitalise on increased trading potential.
The enhancement opportunity of the derelict yard is not in question.
This objection is mostly about traffic
concerns, but only considers some of the major issues. My postal
address in MARGATE, though my nearest shopping area is
WESTGATE. I use this centre frequently.
A comment was made at the
Council meeting 20.03.2013 regarding turning down a Tesco
application. It was suggested we all know that there are
“consequences”. I don't. What “consequences”? This has
sinister overtones and is quite disturbing. This is not
a rhetorical question. It is tantamount to an overt threat (a
gun-at-the-head) and requires explanation as it is highly suggestive
of Tesco having some kind of hold over TDC.
POLICY
TC1 - NEW RETAIL DEVELOPMENT
Westgate
is outside core Town Centre areas (defined as Margate, Ramsgate and
Broadstairs) and as such all applications for retail are required to
demonstrate the need for the proposed development and that there is
no unacceptable impact on the vitality and viability of existing
centres.
POLICY
TC8 - DISTRICT AND LOCAL CENTRES
Proposals
for additional shopping provision at traditional district and local
centres will be permitted where proposals meet local need, widen the
choice, quality or range of shopping facilities and of a scale
appropriate to the particular centre.
4.87.
The district centres of Westgate, Birchington and Minster all offer a
wide range of shopping facilities to meet the needs of local people,
the tourist trade and passing trade in pleasant and vibrant
surroundings. It is important that the vitality of these centres is
maintained. Thanet is also well served by local centres of varying
sizes such as St Peter’s and Westbrook.
4.88.
The District Council envisages that any new retail shops within these
centres should be local shops, to serve the local catchment of the
particular centre. However, it is recognised that there may be a need
for local food stores that may be larger than other local shops, but
these should have a maximum floorspace of 1000
square metres.
There is an error in the planning application: the Street
Address is described as BROADSTAIRS. The correct address is WESTGATE-on-SEA.
Introduction
Historically,
Tesco brought itself to national attention through its own actions:
Gerrard's Cross. It took 14 years for this store to finally open
(2010) and illustrates the determination of this company. It seems,
however, that in its ambitions, lessons have not been learned, but
cynically just adjusted in an attempt to get around issues and it
appears that Tesco no longer builds over railways (resulting in a
tunnel collapse), but simply wants to operate alongside them. The
Gerrard's Cross example illustrates the extraordinary power that this
retailer appears to command. Residents fought a long campaign against
any development and in the process gained 93% of local people in
support, but the plan was turned down at every level of local
government (parish to county). Gerrard's Cross was at the time a
large village of around 6000 residents. This community was
well-served by shops and big Tesco stores were already located just
10 minutes' drive away at Amersham and Slough. Several of these shops
went out of business before Tesco was ever built. The threat, it
seems, was enough to remove any potential competition. The creation
of 'new' jobs was the result of the laid-off (unemployed). Creation
is better described as redistribution. This is just a single example
of similar stories over the entire country. People have only a
certain amount of money to spend. New towns create an influx of
consumers, but at the expense of other local well-established
centres. An example here is the 'new town' Westwood Cross and the
'old town' of Margate. Indeed, homes are to be built in this
creation.
As a business model it could be argued that
Tesco can create a jobs market by the destruction of other jobs and
then hire the unemployed at low pay-rates. The Gerrard's Cross
example had 1500 applicants to fill 200 posts. And only 40 (20%) of
these posts were full-time. Part-time employment amounted to 60%
(120 posts). Actual rates of pay are not declared, though are
probably at the legal minimum (aka the legalised maximum).
The
long-term rejuvenation of Margate is difficult to envisage, though
the job could be more complete when the link-road between
Lord-of-the-Manor and Westwood Cross is finished. Margate will then
be defunct. It is of no small concern that a large Tesco superstore
exists at Westwood. This technically has a Broadstairs address though
is clearly out-of town. The continuing Westwood development will
bring existing customers to Tesco and, in general, at the expense of
the other Thanet town centres. Development of a new town is not the
issue here, but the demise of the old.
Objection
Throughout
any Monday–Saturday period, Westgate-on-Sea is a busy Town,
described by many as a Village. There are bus services through this
centre approximately every 15 minutes and the approach is from the
eastern end of Station Road towards the western end where the railway
station is located. A yellow prohibition 'Bus Stop' box exists
outside the railway station and double-yellow lines are painted in
various places in Station Road to prevent parking. Often there are
transgressors who risk being prosecuted. Very occasionally, a traffic
warden patrols the high street. Yellow lines do not seem to deter.
Other locations, mostly on the commercial side, have restricted
parking (60 minutes). Double-parking is not uncommon since some
consider it acceptable to be an obstruction to the many while some
quick shopping is done and the offender can be 'parked' in the middle
of the road. It seems hazard lights (that have no meaning in British
law) are considered to legalise these inconsiderate (illegal)
actions. Drivers sometimes leave the vehicle unattended with lights
flashing, in the middle of the road. Even unattended with the engine
running (totally illegal).
The
proposed Tesco store in Station Road, Westgate would by necessity
need to be narrow and built right up to the railway platform behind
it. Existing buildings are mostly Victorian in architecture and the
Turner Contemporary illustrates how fitting into style will not be
considered.
The
pavement on the corner of Adrian Square/Station Road, Westgate, juts
out into Station Road creating a minor chicane necessitating a car
driver to pull slightly into Adrian Square and off Station Road
should a bus or other large vehicle need to pass. Crossing the road
from the paved side into the proposed Tesco store (opposite) has no
provision for safety. Westgate is a town that would benefit greatly
from a 20mph speed limit. One potential solution would be to narrow
the crossing by extending the pavement outwards on both sides, but
this would simply create a greater restriction to the free flow of
traffic.
Presumably
the iron railings would be removed, but any canopy matching the other
side of the street (the front canopy roof shall be corrugated iron
– TDC) would not be possible due to width
constraints. The loading bay area appears to be at this end. To avoid
encroaching into the road there can be no canopy. A (rigid) lorry
would be blocked by such a feature. This would be in direct conflict
with any such requirement. The narrow strip of land does not permit a
proper loading/unloading bay for off-road parking while provisions
are delivered. The proposed plan is unclear, but it appears that the
loading bay encroaches proud of the existing parking areas. As a
consequence, the road would be narrower at this point and present a
major constriction to the movement of all traffic. Presumably, a
fork-lift truck would be required, which would need to be stored
somewhere unless provided by the delivery truck itself. This
constitutes a further hazard which would continue for up to 75
minutes. The lorry must arrive from the eastern end of
Station Road so that the unloading is directly into the
supplies-entry area and does not interfere with the considerable
highway traffic.
It
is entirely possible that Tesco would at some later stage of the
application/approval process launch an amendment to have the public
toilet block demolished and add new toilet facilities into an
extended store footprint (current proposal is 378 sq.m). Such
expansion would most likely still be below the 1000 sq.m limit. This
would clearly remove the necessity for the maintenance and upkeep of
these public facilities and so probably be viewed as an advantage. It
is also conceivable that such an extension could be built to pass
under the existing footbridge or even for the footbridge to be
totally re-sited. Where? I could propose several possibilities, but
each is absolutely unworkable.
Coastal
Electrics and Ballards (florist) have occasional deliveries by rigid
vehicles. These must park in the street. They already cause a
significant obstruction, though at the moment a bus or other large
vehicle can (carefully) pass successfully. A Tesco delivery lorry
parked opposite would block the road completely in the event of
simultaneous deliveries. Emergency vehicles could not pass. This is
all very probable at some time. At least the Co-operative
store delivery lorry can turn off the main road into Adrian Square,
though while it unloads this road remains totally (unofficially)
closed. Any historical planning application/business changes could
never have considered delivery issues. It is an obstruction and
technically the police should become involved. The Council could find
itself culpable for an offence that could be easily tracked back to
the original planning application. The probability of potential
litigation is far-reaching. Residents and shoppers may recognise the
problem at the moment and accept the occasional relatively minor
inconvenience, but knowingly being responsible for creating a major
obstruction/hazard is another matter.
Tesco
store in Westbrook
The
Tesco/Westbrook store in Canterbury Road illustrates the anticipated
stupidity/selfishness of some driver/shoppers. This is a
'convenience' store, but is not meant for driver convenience at any
cost. The decision to allow this store to be positioned near the foot
of a bridge at the already busy intersection with Westbrook
Avenue/Rancorn Road was ill considered. It is a continuing hazard.
The very recent (20.03.2013) placement of wooden posts in the
pavement on the corner outside the store in the attempt to prevent
idiotic 'parking' is too little and too late. Presumably, Tesco
funded this enhancement. Already (while the cement was still
hardening) a car was parked in front of the first post, two wheels on
the pavement and two wheels on yellow lines and this on the curve
approaching the junction with Canterbury Road. Pedestrian
right-of-way was blocked and walking into the road the only option.
Such 'parking' is obviously illegal, but is clearly not prevented.
Walking for the lazy and the 'I cannot be bothered to park sensibly
as I'm in a hurry' shopper is to a store too far (5 metres).
Incidentally, the car was 'abandoned' here for a long while. This
creates precedent and is typical of anticipated
behaviour. When a delivery lorry is unloading outside this store and
all the (three) parking spaces in the main road are occupied, the
rear-end of the lorry is about a metre from the junction. The body of
the lorry blocks access to the small (pedestrian) island in the
middle of Canterbury Road. This becomes even more of a major hazard
as drivers turning into Westbrook Avenue (eastern approach) can come
head-to-head with a car pulling out towards Margate. The driver is
predictably looking right to ensure a safe manoeuvre into Canterbury
Road. They are not able to see a car crossing into Westbrook Avenue
in any case. It's a blind manoeuvre. Some drivers even cut this
corner dangerously. It is quite simply a question of when a serious
accident will happen and not if. Further onwards outside the now
defunct Dog and Duck, traffic turning right over the railway bridge
must block the main Canterbury Road, should a large vehicle be parked
there (on yellow lines). Business seems always to take priority over
public safety. The positioning of this store is inexcusable.
In
conclusion, it is apparent that the Tesco application is
ill-conceived and possible future plans disturbing. A store as
proposed and sited in Westgate is wholly inappropriate. The
application should be denied.
Yours respectfully,
