Tesco inquiry begins over supermarket's plans for Croxley Green store (From Watford Observer)

Tesco inquiry begins over supermarket's plans for Croxley Green store

5:24pm Wednesday 16th September 2009 in

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The controversial plan to build a Tesco convenience store and seven flats in Croxley Green was debated today at a public inquiry.

The company has been fighting since 2006 to win approval for the scheme, planned to replace a disused car showroom on Watford Road.

Three Rivers District Council, which has twice rejected the idea, believes the design is overdeveloped, too big, and too cramped for such a small site. It also believes the 14 vehicle car park is too small – necessitating “high risk manoeuvring” of cars and delivery vehicles.

Local businesses, backed by the Croxley Green Residents Association, argue the development is not wanted and will drive smaller traders from business.

Spectators at the opening day of the three day hearing, held at the council’s Rickmansworth offices, saw Tesco’s legal counsel attempting to unpick these arguments in a bid to have the ruling overturned.

The company, represented by barrister Scott Lyness, claimed the development was perfectly in-keeping with the surrounding area, with such three storey structures “common place” in the surrounding area.

Planning expert Kevin Coleman, however, appearing as a witness for the council, said that claim was simply not true. He argued that in a 400 metre radius of the site there are currently only two three storey buildings.

Buildings of similar scale, he said, “are not ‘common place’ in any normal use of the English language. I would say that they were very rare indeed.”

Mr Lyness refused to accept this argument and accused the council of “wrongly equating difference with harm.”

With regard to the threat to nearby shops, he argued the development was far enough away from the main shopping centre not to adversely impact on rival traders’ businesses.

He added: “There is no sensible case to suggest that harm would be caused to any other [shopping] centre.”

He also denied the accusation that drivers visiting the site would adversely impact on traffic on the busy Watford Road, explaining that computer modelling showed few problems.

Another area of contention was that of amenity space – how much of the development can be enjoyed in peace, quiet, and privacy by residents.

Council solicitor Robert Jamison said the application in its current form supplied only 50 per cent of the amount required. He rejected Tesco’s contention that the flats’ balconies should count as amenity space.

The balconies, he argued, would overlook a “hostile environment”; of a petrol station, a busy road and car park, leaving little or no room for quiet enjoyment demanded of such space by planning regulations.

The inquiry will hear tomorrow from residents’ association chairman Barry Grant.

The hearing is expected to be concluded on Friday.