Plans to relocate a village Co-op food store in Werrington have been rejected by councillors, despite being recommended for approval. Councillors heard about significant road safety concerns despite highways officers withdrawing their initial objection.

Plans for a new Co-op on a derelict farm off Ash Bank Road in Werrington would replace the existing Co-op in Washerwall Lane, which the retailer says is now too small and 'no longer fit for purpose'. However Werrington Parish Council along with several local residents have objected to the proposals.

Local councillor, Ross Ward told the committee: "The glaringly obvious reason for rejecting this proposal is safety. This application suggests closing the existing Co-op in the very heart of the village and moving it across the other side of one of the busiest roads in the Moorlands, right next to an already dangerous and over-trafficked junction."

Local resident Spencer Hodgetts, who has lived on Ash Bank Road for 19 years, added: "I've long been concerned about the speed of traffic coming downhill over the brow of the hill, past my house trying to beat traffic lights on green, speed often in excess of 60 mph, that is my estimate. 

The new store would have replaced the existing shop on Washerwall Lane (Google).

"There have been several minor collisions recently with road works below me leaving plastic car debris in the gutters, again caused by impatience through green traffic lights. The proposed complex changes involving the entrance to the Co-op will, I believe, lead to collisions with cars and delivery vehicles turning into the Co-op."

The relocation of the store would have retained 14 jobs and created an extra four. There would have additionally been a bio-diversity net gain due to the planting of new trees and hedges.

Katia Clarke the planning agent for the Co-op told councillors that further expansion of the current store is not practical or viable and that the only option is to relocate. She said: "Members will no doubt be aware of the Co-ops existing store on Washerwall Lane which despite being well used by the local community is small, outdated and no longer reflects latest operational requirements, nor provides a modern shopping experience for customers.

"The relocation site is ideally located to serve existing customers being centrally located within the village and just 180 metres away from the existing store. The proposals will provide a larger, enhanced, purpose built store with wider aisles and a greater variety and quantity of stock. 

"Most importantly the proposals will secure Co-ops long term presence within Werrington, preventing the loss of a well used local facility."

Despite part of the site being located in the greenbelt, the applicant said 'very special circumstances' exist (Google).

Despite part of the site being located in the greenbelt, the applicant argued 'very special circumstances' exist due to the fact that the greenbelt is surrounded by houses. They said that the development would amount to 'infilling' and therefore would comply with planning rules.

Councillor Paul Roberts said: "I'm struggling and it's again highways that let us down. It's utterly ridiculous that we're going to try and out another entrance 50 metres by traffic lights and then they're saying we're going to put a crossing but that crossing in 300 metres up the road.

"I can guarantee out of them 4500 people they won't be walking 300 metres up the road to cross the road , they'll be crossing where the traffic lights are. It's utterly ridiculous and I can't support this application, you're trying to fit something in that doesn't fit."

Concerns were also raised from planning committee chairman, Peter Wilksinson commented: "I too am concerned about the highways situation and I think I'm right in saying that this is a 40 mph, to me that's too excessive where this location is. I noticed when the Highways made their comments initially when they went for refusal, quite adamantly and they went through the transport assessment.

"His words were that NPPF states that priority should be given to pedestrians and cycle movements, relocating the store from the heart of the residential area to the opposite side of the A52 increases the likelihood of conflict with traffic on a 40 mph primary route and increases likelihood of highway danger. So I don't know how the Highways officer can go from a comment like that to approve it.

"So I've got major concerns of the relocation of this store to a major route where we've got a 40 mph speed limit."

 The planning committee voted to refuse the application on the basis of design and lack of high quality and value to the local area.

------------

READ MORE: Man charged following fire at Stoke-on-Trent shop

Subscribe to our FREE weekly newsletter email HERE - just click the 'SIGN UP' button.

Free from clickbait, pop-up ads and unwanted surveys, Stoke Nub News is a quality online newspaper for our city.

Please consider following Stoke Nub News on Facebook or Twitter.