Planning and Retail Statement - Flintshire County Council ...
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April 2020 Jones Lang LaSalle Planning and Retail Statement Client: Aldi Stores Limited Property: Chester Street, Mold April 2020
Site: Land at Chester Street, Mold April 2020
1. Introduction ............................................................................................................................... 2
1.1. Introduction .....................................................................................................................................................................2
1.2. Structure ...........................................................................................................................................................................3
2. Description of Site and Surrounding Area .................................................................................. 4
2.1. The Application Site........................................................................................................................................................4
2.2. Site Description ...............................................................................................................................................................4
2.3. The Surrounding Area ....................................................................................................................................................4
2.4. Planning History ..............................................................................................................................................................4
3. The Proposed Development ....................................................................................................... 6
3.1. Proposal ............................................................................................................................................................................6
3.2. Site Layout ........................................................................................................................................................................6
3.3. Store Design .....................................................................................................................................................................6
3.4. Access ................................................................................................................................................................................7
3.5. Servicing and Deliveries .................................................................................................................................................7
3.6. Car Park Layout ...............................................................................................................................................................8
3.7. Landscaping and Boundary Treatment .....................................................................................................................8
3.8. Sustainability ...................................................................................................................................................................8
3.9. Design Out Crime.............................................................................................................................................................9
3.10.Trading Hours ............................................................................................................................................................... 10
3.11.Aldi Store Concept ....................................................................................................................................................... 10
3.12.Approach to Retailing.................................................................................................................................................. 11
3.13.Sustainable Development.......................................................................................................................................... 13
3.14.Store Operation and Design ...................................................................................................................................... 13
3.15.Accessibility ................................................................................................................................................................... 13
3.16.Job Creation .................................................................................................................................................................. 13
4. Pre-Application Advice ............................................................................................................. 15
5. Planning Policy Context ........................................................................................................... 17
5.1. Introduction .................................................................................................................................................................. 17
5.2. The Development Plan................................................................................................................................................ 17
5.3. National Planning Policy and Guidance.................................................................................................................. 20
5.4. 23
5.5. Other Material Considerations .................................................................................................................................. 24
6. Planning Considerations .......................................................................................................... 28
6.1. Introduction .................................................................................................................................................................. 28
6.2. Sustainable Development.......................................................................................................................................... 28
6.3. Principle of Retail Use ................................................................................................................................................. 29
6.4. Design ............................................................................................................................................................................. 29
6.5. Heritage.......................................................................................................................................................................... 29
6.6. Flood Risk....................................................................................................................................................................... 30
6.7. Drainage ......................................................................................................................................................................... 30
6.8. Highways........................................................................................................................................................................ 31
6.9. Ecology ........................................................................................................................................................................... 31
6.10.Conclusion on Planning Considerations ................................................................................................................. 32
7. Conclusions .............................................................................................................................. 33
7.1. Summary and Conclusion .......................................................................................................................................... 33
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 1Site: Land at Chester Street, Mold April 2020
1. Introduction
1.1. Introduction
1.1.1. JLL has been instructed by Aldi Stores Limited to prepare this Planning Statement in support of a full
planning application for the demolition and redevelopment of a foodstore and associated development
on land at Chester Street, Mold, CH7 1LA. The proposed development is described on the application form
as follows:
‘Demolition and Redevelopment of a foodstore (Use Class A1), car park, access and landscaping at land at
Chester Street, Mold’.
1.1.2. The planning application is submitted with the intention that the land be redeveloped for the Use Class A1
retail foodstore, which will continue to be occupied by Aldi Stores Limited (‘Aldi’ hereafter). This report
therefore includes background information on the retailer, to help understand the specific format and
retail use proposed. This background on Aldi as a retailer is considered to be particularly relevant to
assessing the proposal against relevant planning policy.
1.1.3. The planning application is accompanied by the following supporting documents:
▪ Planning Application Form and Certificates (prepared by JLL);
▪ Design and Access Statement (prepared by The Harris Partnership);
▪ Planning Statement (prepared by JLL);
▪ Geo-Environmental Assessment Report (prepared by Brownfield Solutions);
▪ Gas Risk Assessment (prepared by Brownfield Solutions);
▪ Geotechnical Summary Report (prepared by SWF Consulting);
▪ Drainage Strategy (prepared by SWF Consulting);
▪ Transport Statement (prepared by Cameron Rose);
▪ Travel Plan (prepared by Cameron Rose);
▪ Preliminary Ecological Assessment (prepared by Cambrian Ecology);
▪ Sustainability Statement (prepared by Aldi Stores Ltd);
▪ Flood Consequence Assessment (prepared by Water Co);
▪ Pre-application consultation report (prepared by BECG);
▪ Demolition and Construction Management Plan (CTM Management);
▪ Demolition and Construction Management Plan – Site Plans (CTM Management);
▪ Planning Drawings – (prepared by The Harris Partnership);
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 2Site: Land at Chester Street, Mold April 2020
- 2044NESW-100A Location Plan - A4
- 2044NESW-101A Existing Site Plan - A0
- 2044NESW-102A Existing GA Plan - A1
- 2044NESW-103A Existing Elevations - A1
- 2044NESW-104B Demolition Plan - A0
- 2044NESW-106A Proposed GA Plan - A1
- 2044NESW-107A Proposed Elevations - A0
- 2044NESW-108A Proposed Roof Plan - A1
- 2044NESW-109A Proposed Roller Shutter - A3
- 2044NESW-110D Proposed Boundary Treatment Plan - A2
- 2044NESW-105D Proposed Site Plan - A0 (002)
- 2044-VL L01D - Landscape Plan_A0
- 2044 NESW Mold CGI 01J 03I 04F
- 2044NESW Mold Elevations V107A
- 2044NESW Mold Site Plan V105D
1.2. Structure
1.2.1. This Planning Statement identifies and addresses the issues relevant to the consideration of the
application submission, as follows:
▪ Description of Site and Surrounding Area – describes the physical characteristics of the planning
application site and its immediate surroundings.
▪ Planning History of the Site – sets out the planning history for the site
▪ Proposed Development – provides a description of the proposed development.
▪ Pre-application Discussions – Describes the pre-application discussions with officers at Flintshire
County Council
▪ Relevant Planning Policy – describes the planning policies which are relevant to the proposed
development.
▪ Relevant Planning Considerations - provides an assessment of the planning application proposals
against the relevant planning policies and material considerations.
▪ Conclusions - sets out the conclusions of this statement.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 3Site: Land at Chester Street, Mold April 2020
2. Description of Site and Surrounding Area
2.1. The Application Site
2.1.1. The planning application site extends to approximately 1.05 ha (2.61 acres) and is located off the
roundabout at the junction between A541 and King Street. The Site is situated east of Mold’s Town Centre,
approximately 300 meters north from Mold Primary Shopping Area. The Site and surrounding context are
illustrated on the ‘Site Location Plan’, which have been submitted to accompany the planning application.
2.2. Site Description
2.2.1. The application site is located within the administrative boundary of Flintshire County Council (FCC) and is
situated to the East of Mold town centre on the roundabout at the junction between A541 and King Street.
2.2.2. The site is irregular in shape and comprises two large commercial buildings in the form of a McDonalds in
the north east and the existing single storey Aldi supermarket in the west, and associated car park areas
occupying most of the south and east of the site.
2.2.3. The site is generally level, though it is lower than the land to the west, south, and north. There are
embankments to the west and north and a retaining wall along the southern boundary of the property.
2.3. The Surrounding Area
2.3.1. The site is bounded by King Street to the north and Chester Street to the south. The surrounding land use
is largely mixed commercial and residential. Farmfoods supermarket bounds the site to the east and Mold
Police Station to the west.
2.3.2. Vehicular access is available from the roundabout north-east of the site and additional pedestrian access
is available from the south and west.
2.3.3. There are bus stops available approximately 300m west of the site and are served by bus routes; 5, 6, 6A,
13, 14, 126 and LTA which provides services to Chester, Holywell, Wal-wen, Pantymwyn, Hollywell and
Buckley Rails Station. Buckley Train station is located 6.4km (4 miles) south and provides regular services
to Wrexham Central and Bidston.
2.4. Planning History
2.4.1. A planning history search has been undertaken via a desktop search of Flintshire County Council’s website.
A summary of the most relevant applications are listed within table 1 below.
Reference
number Proposal Decision and Date
P/98/26/00345 Development of food retail store (class A1) and public Approved 14/08/1998
house/restaurant (Class A3)
051655 Retrospective application for the erection of automatic number Approved 26/03/2014
plate recognition cameras at entrance/exit to control length of
stay in car park and variation to Section 106 Agreement of
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 4Site: Land at Chester Street, Mold April 2020
Reference
number Proposal Decision and Date
planning permission ref: 028289 to allow the above
development
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 5Site: Land at Chester Street, Mold April 2020
3. The Proposed Development
3.1. Proposal
3.1.1. This Planning Statement is submitted to support a full planning application comprising the following:
▪ Demolition of the existing foodstore;
▪ The erection of a new foodstore (Use Class A1) (1,880 sq. m Gross External Area; 1,804sq. m Gross Internal
Area; 1,332sq. m net sales area) to be operated by Aldi Stores UK Limited;
▪ Associated car parking facilities comprising 132 dedicated spaces for the proposed foodstore. The car
park will include 8no. disabled spaces, 8no. parent and child spaces, 6no. Motorcycle spaces and 12
cycle spaces;
▪ Servicing and Landscaping.
3.1.2. The proposed description of development is as follows:
‘Demolition and Redevelopment of a foodstore (Use Class A1), car park, access and landscaping at land at
Chester Street, Mold’.
3.2. Site Layout
3.2.1. The proposed site layout is informed by the design parameters of the site, including the two abutting roads
(King Street and Chester Street), Mold Town Centre conservation area and the Grade II listed Building
located to the West.
3.2.2. The proposed positioning of the foodstore allows for maximum visibility from the Pool Road and screening
from King Street.
3.2.3. The orientation of the foodstore allows the principal elevations to face the main vistas towards the site
whilst pushing the service area away from the general public’s view and separate from the main car park.
The proposed ALDI provides shop front glazing with an active façade treatment to the principal elevation.
The store entrance is located along the Eastern elevation, by way of an internal lobby arrangement beneath
the feature canopy, and the shopfront glazing is located along the north east elevations taking advantage
of the prominent view of the ALDI foodstore when travelling along Chester Street and King Street
roundabout giving customers direction in to the proposed store.
3.2.4. All new Aldi stores within Wales include bi-lingual signage inside the store (such as signage of produce and
customer and staff facilities) and within the wider site (such as directional signage and store opening
hours).
3.3. Store Design
3.3.1. The uniform internal layout of an Aldi store reflects the company philosophy of offering value for money
through cost effective management and efficiency. The shop fittings are specifically designed and
constructed to display the goods as received in their packing cases so there isn’t a double handling of
goods from packing cases to the shelves. It means new stock can be moved from the warehouse area to
the shop floor quickly and in large quantities.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 6Site: Land at Chester Street, Mold April 2020
3.3.2. The operation of the store is designed to be efficient and practical for use by customers; ensuring the store
offers inclusive accessibility to all. The efficient layout with typically only 4 or 5 aisles means customers can
move through the store quickly. There is ease of access to goods with all shelving being within easy reach.
As the range of goods is limited customers can find what they are looking for quickly. With goods being
pre-packaged, such as fruit and vegetables, customer can identify goods quickly and shop efficiently.
Importantly, there are long conveyors at the check-out that hold a customer’s full shop to allow goods to
be unloaded for scanning and payment quickly. Goods are re-loaded back into the trolley at the check-out
and packing is undertaken at the customer’s leisure beyond the check-out area.
3.3.3. Aldi recognises that design is a key consideration in the determination of applications for its stores. The
external design has evolved over time and now the design for each store is consistent across Aldi’s portfolio,
promoting modern, smart buildings with clean lines and glazed frontages which meet customer
expectations.
3.3.4. There are mixture of properties in the surrounding area using a variety of materials including brickwork,
cladding, glazing and timber. Therefore, a simple palette of materials and crisp contemporary style are
proposed to complement the local area by way of introducing a modern addition to the local vernacular
and immediate context.
3.3.5. The new ALDI store utilises a combination of black smooth brickwork plinth, anthracite grey and metallic
silver cladding with the addition of a timber panelled ‘rainscreen’ offset from the cladding which is
strategically placed to soften the appearance.
3.3.6. Additional details are set out within the Design and Access Statement prepared by the Harris Partnership,
which accompanies the application submission.
3.4. Access
3.4.1. Customer and service vehicle access is proposed via the existing junction from King Street roundabout. The
proposal will be fully DDA compliant with level access. Within the site it will be gently graded throughout
to allow free flowing movement.
3.4.2. Once within the site, customers will continue west and south to the car park areas. A separated service area
for delivery vehicles is provided to the southern end of the store which provides separation between
customers and service vehicles, thus reducing potential conflict. Ample circulation areas for both
customers within the car park and delivery vehicles in the service yard have been included to facilitate
efficient and safe movement within the site.
3.4.3. Whilst the pedestrian access point along Chester Street directly into the site will be removed, foot access
will still be maintained from the North West of the site from the Love Lane Car park and from the King Street
roundabout. The footpath / stepped access from Chester Street down to the Love Lane car park is also an
opportunity for customers to utilise foot access.
3.5. Servicing and Deliveries
3.5.1. As detailed above, delivery and service vehicles will access the store via the proposed main access and
egress point off the existing junction from King Street roundabout and will continue to the southern end of
the store to enter the service yard.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 7Site: Land at Chester Street, Mold April 2020
3.6. Car Park Layout
3.6.1. The proposed Aldi food store will provide 132 parking spaces, including 8 no. disabled parking spaces these
spaces will be 6.2m by 3.6m and level with footpaths. Disabled parking and 8 no. parent and child spaces
are easily accessible and located adjacent to the store entrance, together with a dedicated area for cyclist
visitors into the site, comprising of 6 hoops allowing for 12 cycle spaces. These cycle spaces are easily visible
from the principle vistas into the site and are positioned in front of the shopfront glazing to create natural
surveillance over them.
3.7. Landscaping and Boundary Treatment
3.7.1. A considered landscape scheme will create a buffer between the development proposal and adjacent
properties to east and west of the site.
3.7.2. Proposed ornamental trees and native species and other landscaping will be added to the site to soften
the appearance of the car park and service areas. The hard and soft landscaping within the development
boundary will be enhanced by pedestrian routes and new ornamental and native planting. This proposed
ornamental shrub planting will provide interest to the site and provide ALDI with a low maintenance
landscape proposal.
3.7.3. Changes in materials have been carefully selected to highlight the routes through the ALDI car park marked
pedestrian crossing linking the store entrance. The scheme will have formal landscaping including a quality
paved area beneath ALDI’s entrance canopy which will further emphasise this area on arrival from the
pedestrian crossing approaches to the store entrance. The formal entrance into the site is intended to have
a scheme wide approach marking the arrival with clear directional signage for the key elements within the
site.
3.7.4. A new 450mm high timber knee rail fence will be implemented to the Northern and Western site boundary.
3.7.5. Furthermore, to the Eastern boundary a 2.4m close boarded timber fence is proposed.
3.8. Sustainability
3.8.1. Aldi is committed to achieving sustainable development as part of its operations. The objectives for
achieving sustainable development as part of their operations includes the day-to-day running of their
retail stores, to designing sustainability initiatives within their new buildings. There are a number of key
themes that are relevant to Aldi’s proposals, as follows:
▪ Minimise energy use;
▪ Sustainable building materials;
▪ Sustainable construction;
▪ Sustainable transport and accessibility;
▪ Waste management; and
▪ Site management.
3.8.2. Aldi seeks to re-use and recycle any waste energy where possible. The greatest area to recover energy in
the store is the ‘Waste Heat’ generated by the refrigeration system and this is recovered to heat the building.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 8Site: Land at Chester Street, Mold April 2020
3.8.3. Aldi uses a system to recover waste heat from the food refrigerator circuits which would otherwise be
discharged into the atmosphere. The heat from the refrigerator would previously have been rejected when
the refrigerant hot gasses are cooled in the condensers by external air. Previously a gas heating system was
used to make up any shortfall in heating demand.
3.8.4. With the input and detailed design of a ‘refrigeration engineer’ and a ‘mechanical services engineer’, the
waste heat is harnessed via a CO2 refrigerant lead heat recovery system that rejects the waste heat into a
low temperature hot water heating circuit which in turn provides heat to an underfloor heating array or a
number of ceiling mounted convectors on the sales floor if the store is leasehold. This system provides
100% of the total building heating demand. The heat recovery system has totally removed the need for an
independent gas heating system. The underfloor heating system provides heat to the store with a high
percentage of radiant heat, minimising the negative affect that the sales floor chillers have on the store
heating.
3.8.5. Total energy consumption for a typical store is approximately 270,000 kWh per year. Heating provides
approximately 40% of the proposed building’s overall energy demand. The combination of reusable and
renewable sources, circa 40% of energy, provide an excellent sustainable approach to the operation of the
proposed building.
3.9. Design Out Crime
3.9.1. The scheme has been designed with safety and crime prevention in mind. It adopts principles of secure by
design wherever possible including:
▪ There are few areas where criminal activity could occur unobserved.
▪ Most of the car parking areas are overlooked from the frontage of the building and are readily visible
from the surrounding roads, allowing a good level of natural surveillance.
▪ Cycle parking for customers will be close to the store entrance.
▪ New lighting columns will be positioned across the site which will have LED lights fitted to give a uniform
luminance level to the car park and service area. Lights will be operated by a time clock and photocell
override and protected with covers against vandalism.
▪ Bin stores will be fully enclosed in the bin cage to the service yard for the foodstore.
▪ Shopping trolleys are controlled on a coin operated system and will be secured at night to prevent theft
and misuse.
▪ Planting and vegetation in vulnerable areas will be kept to a maximum height of 1m.
3.9.2. The Aldi building design also incorporates secure design features:
▪ Windows will have laminated double-glazed units.
▪ External security shutters over the entrance/exit doors out of hours.
3.9.3. Doors and windows are manufactured from steel with no visible ironmongery.
▪ An intruder alarm will be installed.
▪ The entrance to the store for customers is in an obvious position at the front, facing the car park.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 9Site: Land at Chester Street, Mold April 2020
▪ There are no recesses to the ground floor of the building exterior.
▪ There are no areas with access to the roof.
3.9.4. Further details are provided in the submitted Design and Access Statement.
3.10. Trading Hours
3.10.1. Aldi’s stores trade as follows:
▪ Monday to Saturdays 8am – 10 pm,
▪ Sundays 10 am – 6pm, (for a six-hour period)
▪ Bank Holidays 8am – 8pm (bank holidays are classed as normal trading days and are not restricted to
Sunday hours).
3.11. Aldi Store Concept
3.11.1. Aldi is one of the world’s leading grocery retailers. The company has built a network of stores in Europe,
the USA and Australia. Aldi first entered the UK market in 1990 and has now expanded to over 800 stores
across England, Scotland and Wales.
3.11.2. Aldi stores offer the customer a carefully selected range of high quality, exclusive own label groceries at
heavily discounted prices. These prices are guaranteed across the entire range of products. The aim is for
goods to be sold with discounts of between 20–30% for a full shopping trolley.
3.11.3. Aldi’s popularity, as a result of its simple concept, has resulted in the operator securing a wide range of
industry awards, and demonstrating its commitment to its customers and suppliers. In recent years, these
awards include, amongst others:
▪ The Grocer Great Food Award 2019;
▪ BFFF Gold Award 2019;
▪ Mother & Baby Gold Award 2019;
▪ Great Taste Award 2018;
▪ Home Finances Best Supermarket Award 2019;
▪ British Baker Christmas Stars 2018;
▪ Retail Week Best Grocer Award 2019;
▪ FPC Fresh Awards 2018 Multiple Retailer;
▪ The UK Fruit & Vegetable Awards 2018;
▪ People’s Choice Wine Awards; and
▪ Loved by Parents Award 2018.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 10Site: Land at Chester Street, Mold April 2020
3.12. Approach to Retailing
3.12.1. Aldi is a deep discount supermarket therefore has a very different approach to food retailing than other
food retailers in the UK based on simplicity and maximum efficiency at every stage of the business, from
supplier to customer. This enables Aldi to sell high quality products, from a limited core range, when
compared to other supermarkets, of mainly exclusive own labels, at the lowest possible price consistently
across the entire range.
3.12.2. The key points of the trading philosophy are summarised below:
▪ Maximum operational efficiency and cost control;
▪ Standard merchandising;
▪ Bulk displays in original shipping cases;
▪ Unique delivery system;
▪ Efficient checkout system; and
▪ Efficient operation from supplier to customer.
▪ Carefully selected and limited core range which comprises:
▪ Carefully selected and limited core range of 2,000 products;
▪ Exclusive own label high quality products;
▪ Formidable buying power;
▪ High volumes and turnover per product; and
▪ Heavily discounted prices with consistently 20-30% discount across the entire range, compared to
similar quality products.
3.12.3. The Aldi philosophy is to pass on to the customer any savings through cost-efficient management in the
form of heavily discounted products. This is achieved whilst maintaining the highest quality of products
thus offering unrivalled value for money and setting new standards in both price and quality across a
deliberately limited range of products.
3.12.4. The consequence of providing this value retailing concept and service, of high quality food at heavily
discounted prices, is that the design of the store must be capable of accommodating bulk food displays,
whilst being able to provide the operational efficiency that a discount foodstore requires. These
efficiencies are found across the entire operation from supplier to retail store and result in an enviable cost
structure which allows Aldi to sell quality food at low prices, and operate on much smaller margins than
other foodstores.
3.12.5. As previously mentioned, Aldi stores offer a carefully selected and limited core range of good quality
exclusive own labels at heavily discounted prices. Predominantly, the limited range of goods relates to a
reduced range of variations on the same product line compared to most other supermarkets. These are
the most popular items: the ones most used and needed in every household.
3.12.6. By limiting the core range, Aldi suppliers typically only need to produce one package size instead of
multiple packages within the same category. With the higher volume of one item, Aldi achieve greater
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 11Site: Land at Chester Street, Mold April 2020
purchasing power. The limited core range further allows Aldi to apply its own label to most of its products
(c.90%) which do not include costs that the national brands pass on through higher prices. This allows Aldi
to gain a significant cost advantage over competitors without compromising quality.
3.12.7. Aldi does not have any of the following services, concessions and products which are found in most larger
format supermarkets:
▪ Internal specialist concessions e.g. money transfer services e.g. MoneyGram; online collections e.g.
Amazon; Shoe repairs and key cutting;
▪ Deli-counters;
▪ Butchery counter;
▪ Fishmonger counter;
▪ In store bakery;
▪ Pharmacy; or
▪ Most durable goods.
3.12.8. The deliberate intention is to restrict the range of core goods to approximately 2,000 products in the
interests of the consumer and operational efficiencies and pass these savings onto the customer. The
restricted core range ensures a high volume and turnover of each individual item, resulting in a favourable
cash flow with products effectively sold through the checkouts before they have been purchased centrally.
3.12.9. This compares to large superstores such as Asda and Morrison’s which sell from a range of approximately
20,000 to 40,000 products and more modest sized operators with floor areas of 1,000/1,500 sq m which still
sell between 2,500 – 4,000 products. As a consequence of this trading policy, Aldi are not mainstream
competitors to these other large food stores or to smaller independent or specialist convenience shops
such as butchers, fishmongers, newsagents or durable/consumer goods stores commonly found in town
and district centres.
3.12.10. Whilst the core range of goods is limited, Aldi does pride itself on offering the highest quality and fresh
produce, sustaining a healthy diet. The company added 50 lines of fresh produce to the range in 2014, and
leads the way in supporting British Farmers. In 2014, over 40% of all fruit and veg delivered to Aldi depots
was British, exceeding the national figure of 35%.
3.12.11. Aldi’s stores dedicate approximately 20% of their floorspace to comparison goods. These goods are sold
as ‘special purchases’ on a ‘when it’s gone, it’s gone’ basis. This approach is highly seasonal and there is a
continued variation in the type of goods that may be on offer. This is a key difference for Aldi when
compared to larger supermarkets that typically have 30-40% of their floor area for comparison goods, the
majority of which is occupied by permanent product ranges.
3.12.12. The majority of Aldi’s trade is generated from customers’ main food shopping trips, with only a small
proportion of trade coming from smaller top-up shopping trips. Given Aldi’s more limited product range,
customers often supplement their main food shopping trip with an additional trip to other local retailers.
As such, Aldi complements, rather than competes with existing local traders, independent retailers and
other supermarkets, as Aldi customers use other facilities to fulfil their grocery and local service needs. This
generates a propensity for linked trips and associated spin-off trade which brings qualitative benefits.
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 12Site: Land at Chester Street, Mold April 2020
3.13. Sustainable Development
3.13.1. Aldi supports sustainable development and has a strong track record in delivering schemes which
contribute to the needs of the local economy.
3.13.2. As Aldi stores are of modest scale and fulfil a neighbourhood shopping role, it means more than one store
can be accommodated in a Local Authority area. The catchment for a new store is localised and often
shoppers to a new Aldi store are existing Aldi customers who have been travelling to their nearest store,
but with a new store opening close by, this can reduce the need to travel.
3.13.3. Aldi’s local presence can assist in clawing back expenditure being spent elsewhere by providing a food
store where perhaps such a facility was not available. This is most important in locations where shops and
services are limited and access to stores elsewhere is difficult. A new store helps to retain expenditure
within a given catchment area, to the benefit of the community.
3.14. Store Operation and Design
3.14.1. The uniform internal layout of an Aldi store reflects the company philosophy of offering value for money
through cost effective management and efficiency. The shop fittings are specifically designed and
constructed to display the goods as received in their packaging cases so there isn’t a double handling of
goods from packing cases to the shelves. It means new stock can be moved from the warehouse area to
the shop floor quickly and in large quantities.
3.14.2. The operation of the store is designed to be efficient and practical for use by customers; ensuring the store
offers inclusive accessibility to all. The efficient layout with typically only 4 or 5 aisles means customers can
move through the store quickly. There is ease of access to goods with all shelving being within easy reach.
As the range of goods is limited customers can find what they are looking for quickly. With goods being
pre-packaged, such as fruit and vegetables, customer can identify goods quickly and shop efficiently.
Importantly, there are long conveyors at the check-out that hold a customer’s full shop to allow goods to
be unloaded for scanning and payment quickly. Goods are re-loaded back into the trolley at the check-out
and packing is undertaken at the customer’s leisure beyond the check-out area.
3.14.3. Aldi recognises that design is a key consideration in the determination of applications for its stores. The
external design has evolved over time and now the design for each store is consistent across Aldi’s portfolio,
promoting modern, smart buildings with clean lines and glazed frontages which meet customer
expectations.
3.15. Accessibility
3.15.1. The local nature of many of Aldi’s stores encourages high levels of pedestrian shoppers and users of public
transport. At new stores, cycle stands are provided, close to the store entrance for natural surveillance and
mostly under the store canopy, to encourage cycling as a mode of transport.
3.15.2. Aldi requires new stores to have car parking adjacent to cater for customers who choose this mode of
transport. Most car trips to new Aldi stores are not new to the network but rather transferred or linked trips.
Full details of the impact of the proposed development on the local highway network are provided within
the Transport Assessment submitted as part of this application.
3.16. Job Creation
3.16.1. New Aldi stores generally employ between [30 - 50 staff]. It is Aldi’s preference to recruit staff locally. The
company’s remuneration and training policy reflects Aldi’s firm belief that a well-trained and highly
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved 13Site: Land at Chester Street, Mold April 2020
motivated workforce is essential to the success of the business. All hourly paid wages for store emp loyees
exceed the Government’s National Living Wage and the Living Wage Foundation’s recommended national
rate. Aldi offers full training for all its positions and the schedule and facets of the training are tailored to
the individual.
3.16.2. Aldi has two of the most successful apprentice schemes and graduate programmes in the UK. Apprentices
are trained to work in all parts of the business including at store, distribution, logistics and management
level, as well as progression through to the Store Management Team.
3.16.3. Aldi’s on-going graduate scheme secures an annual intake for the Area Management Programme. Trainee
Area Managers spend a year shadowing an Area Manager before they take on three to four stores of their
own to manage. The training covers the entire spectrum of running a retail operation and is a UK-wide
programme.
3.16.4. The construction of a new store requires the services of local building trade contractors which provides
employment opportunities during the build out period. Usually a range of skills such as ground works,
steel, brick and block work and shop fitting are sourced locally, as well as cleaners and labourers.
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4. Pre-Application Advice
4.1.1. A pre-application meeting was held on 17th January 2019 at the offices of Flintshire County Council with
the LPA to discuss the development.
4.1.2. It was acknowledged that alternative sites had been looked at to relocate the store, however there were no
other available sites. Consequently, the decision was taken to maximise the current site.
4.1.3. In designing and locating the store, it was highlighted that constraints have had to be taken into
consideration including the location of a culvert and the adjacent conservation area and listed building.
4.1.4. Officers at Flintshire Council recognised the constraints on site, but wished to see a number of points to be
taken into consideration when designing the redevelopment of the store including:
▪ The proposed building being pushed further back further into the site;
▪ The proposed roof height to be lowered.
4.1.5. It was agreed that cross sections would be provided, to enable the site to be seen within a wider context,
including the adjacent conservation area and listed building.
4.1.6. During the pre application meeting, it was also recognised that the site lies within flood zone B and C1 and
as a statutory a SAB application would need to be submitted.
4.1.7. Officers confirmed that a retail assessment and a Heritage Impact Assessment were not required. The
validation requirements for the full planning application were agreed as follows:
▪ Full Planning Application Forms;
▪ Supporting Statement, including Welsh Language section;
▪ Plans;
▪ Design and Access Statement;
▪ Transport Statement;
▪ Phase I Survey;
▪ Drainage Strategy;
▪ Construction Management Plan;
▪ Geo-Environmental Assessment Report;
▪ Gas Risk Assessment;
▪ Preliminary Ecological Assessment;
▪ Flood Consequences Assessment.
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Following the pre application meeting on the 17 th January 2019, further topographical survey works
were undertaken for the Grade II listed building and the surrounding area, to establish the impact the
store would have on the proposed layout.
Various design approaches were considered, including the lowering of the store and reducing the
degree of pitch to the roof. However, it was concluded with officers, that this would provide no benefit
to views towards the Grade II listed building. It was also concluded that materials needed to be
reconsidered along Chester Street, as this was the gateway to Mold and on the border of a conservation
area.
Alternative options for proposed materials were presented to the officers at Flintshire County Council
on 13th August 2019 to establish the most appropriate way to proceed. It was considered that a design
which utilises timber ‘rainscreen’ cladding that would soften the elevations and create a modern clean
aesthetic alongside silver and anthracite cladding would be befitting of a gateway into Mold.
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5. Planning Policy Context
5.1. Introduction
5.1.1. When determining any planning application, the relevant authorities (in this case Flintshire County Council)
are under a statutory obligation as imposed by section 54A of the Town and Country Planning Act, repeated
in Section 38(6) of the Planning and Compulsory Purchase Act 2004, to make their determination in
accordance with the development plan, unless material considerations indicate otherwise.
5.1.2. In this instance the relevant development plan comprises the Flintshire Unitary Development Plan (FUDP),
adopted 28th September 2011. The Development Plan is supported by a range of Supplementary Planning
Guidance adopted Flintshire County Council. Planning Policy Wales (PPW) and the relevant Technical
Advice Notes (TANs) are also a material consideration.
5.1.3. Following the adoption of the Flintshire Unitary Development Plan (UDP), the Council is now embarking on
the preparation of a Local Development Plan (LDP) for the County. The Council consulted on the Deposit
Plan between 30th September 2019 until 11th November 2019.
5.2. The Development Plan
F lintshire County Council Unitary Development Plan (2000 – 2015)
5.2.1. The Flintshire Unitary Development Plan was formally adopted on 28 September 2011 and outlines the
strategic planning policy covering the planning authority area. The document includes broad development
management policies, outlines strategic locations for development, specific strategic sites and
safeguarded land.
5.2.2. The adopted proposals map illustrates that the site is unallocated within the Local Development Plan and
is situated in the northern edge of Mold Town Centre boundary as shown in the extract below.
5.2.3. The following policies are considered relevant to the application:
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5.2.4. Policy STR1 ‘new development’ sets out that new development for housing, employment, and community
services will be directed to within existing settlement boundaries, allocations, development zones,
principal employment areas and suitable brownfields sites.
5.2.5. Policy STR2 ‘transport and communications’ states that new development should be integrated with the
existing transport network to help reduce the overall need to travel and encourage the use of alternative
to the car.
5.2.6. Policy STR5 ‘shopping centres and commercial development’ sets out that the Plan will seek to maintain
and enhance the vitality, attractiveness and viability of existing town, district, and local centres.
5.2.7. Policy STR7 ‘natural environment’ sets out that development must not materially detrimentally affect the
countryside, landscape/townscape character, open space, or the quality of the natural environment.
5.2.8. Policy STR9 ‘welsh language and culture’ notes that development proposals should have regard to and
where appropriate reinforce the Welsh language and cultural identity of the community and area.
5.2.9. Policy STRA10 ‘resources’ states that development should use previously developed brownfield land and
buildings in preference to the use of greenfield land, wherever possible, particularly so where greenfield
land or land with ecological, environmental or recreation value;
5.2.10. Policy GEN1 ‘general requirements for development’ sets out that the Council will aim to ensure the
development of sustainable community, by ensuring that proposals for development are submitted with
the highest standards and quality possible, are carried out in a responsible and appropriate manner, and
have the minimum adverse impacts on the physical, social and economic environment around them.
5.2.11. Policy GEN6 ‘welsh language and culture’ highlights that development proposals in areas which have a
strong Welsh linguistic and cultural identity:
a. Must not cause demonstrable harm to the character of that community;
b. And, where appropriate, should seek to reinforce the linguistic and cultural identity of that community.
5.2.12. Policy D1 ‘design quality, location and layout’ sets out that all new development will be permitted only if:
▪ it respects the scale of surrounding development, its location, siting, and layout make the best use of
land, minimise the need to travel, and provide a safe and attractive environment;
▪ it is of the highest net density appropriate to its setting and function;
▪ it relates well to local topography, aspect, microclimate, street pattern, orientation and views;
▪ it creates positive and attractive building alignments and frontages;
▪ adequate provision is made for space around buildings, setting of buildings, imaginative parking and
landscaping solutions;
▪ maximises the efficient use of resources, minimises the use of non-renewable resources and minimises
the generation of waste and pollution; and
▪ it is accompanied by design information commensurate with the scale and type of development
proposed.
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5.2.13. Policy D2 ‘design’ notes that development will be permitted only where:
a. The proposed building and structures are of a good standard of design, form, scale and materials; and
b. It protects the character and amenity of the locality and adds to the quality and distinctiveness of the
local area.
5.2.14. Policy D3 ‘landscaping’ highlights that new development will be required to include a hard and soft
landscaping scheme.
5.2.15. Policy D5 ‘crime prevention’ states that new development will be permitted only if appropriate measures
to reduce the risk of crime have been incorporated sensitively into the proposal where appropriate.
5.2.16. Policy TWH1 ‘development affecting trees and w oodlands’ states that the Council will protect from
development those woodlands and trees which are considered to be important local landscape,
townscape and wildlife features.
5.2.17. Policy TWH2 ‘protection or hedgerows’ sets out that where development proposals affect hedgerows the
Council will seek to ensure that, wherever possible, they are retained and incorporated into the layout of
the development.
5.2.18. Policy HE1 ‘development affecting conservation areas’ states that development in or affecting the setting
of conservation areas will only be permitted if it preserves or enhances the character or appearance of the
designated area.
5.2.19. Policy HE2 ‘development affecting listed building and their settings’ sets out that any development
affecting listed buildings or their setting, including internal or external alteration or change of use will be
permitted only where:
a. there is no adverse effect on the building's special architectural or historic character and appearance
and the setting of a listed building;
b. it can be demonstrated that the loss of, or damage to its historic fabric is unavoidable, has been
minimised and that works which would result in the loss of, or which would conceal parts of a listed
building, and which contribute to its interest, will be recorded by a photographic or drawn survey; and
c. a change of use of a listed building or structure would increase the likelihood of the survival of the
building and where alterations do not harm its character or special interest.
5.2.20. Policy S3 ‘integrating new commercial development’ highlights that all commercial proposals will be
expected to pay full regard to the design policies of the Plan and will be required to make specific reference
to the siting of buildings and building entrances to ensure the provision of safe and convenient access for
users and to enhance the surrounding commercial environment.
5.2.21. Policy S6 ‘large shopping developments’ sets out that proposals for large shopping developments in excess
of 500 square metres should be located within town, district and/or local centres.
5.2.22. Policy EMP 16 ‘water resources’ states that those developments affecting water resources will only be
permitted where the development meets the following criteria:
a. It would not have a significant direct or indirect adverse impact on the capacity and flow of
groundwater, surface water, or coaster water system;
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b. it would not pose an unacceptable risk to the quality of groundwater, surface water, or coastal water;
c. it would have access to adequate water supply, sewerage and sewage treatment facilities which either
already exist, or will be provided in time to serve the development, without detriment to existing
abstractions, water quality, fisheries, amenity or nature conservation; and
d. it is demonstrated that sufficient steps have been taken in the design of new buildings to minimise the
wasteful consumption of water resources by incorporating suitable water efficiency and conservation
measures.
5.2.23. Policy EWP3 ‘renewable energy in new development’ highlights that all major new residential and non-
residential developments will be required to incorporate renewable energy production equipment on site
to reduce predicted carbon emissions by a minimum of 10% except where:
a. it would not be viable given the type of development, its location and design;
b. it would have an adverse effect on amenity which would outweigh the benefits of the technology; or
c. it is not possible to incorporate renewable energy production to achieve the full 10%.
5.2.24. Policy EMP17 ‘flood risk’ states that development within areas at risk of flooding will only be permitted
where the Council considers that the development is justified and is satisfied that:
d. the consequences of a flooding event can be effectively managed;
e. it would not increase the risk of flooding elsewhere;
f. appropriate alleviation or mitigation measures have been incorporated into the proposal and will be
available for the lifetime of the development; and
g. it would not have any adverse effects on the integrity of tidal and fluvial flood defences.
5.3. National Planning Policy and Guidance
Planning Policy Wales (PPW) (Edition 10, December 2018)
5.3.1. Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government. It is
supplemented by a series of Technical Advice Notes (TANs) Welsh Government Circulars, and policy
clarification letters, which together with PPW provide the national policy framework for Wales.
5.3.2. The PPW sets out (paragraph 12) that the primary objective of planning is to contribute towards the delivery
of sustainable development and improves the social, economic, environmental and cultural well-being of
Wales, as required by the Planning (Wales) Act 2015, the wellbeing of Future Generations (Wales) Act 2015
and other key legislations.
5.3.3. Paragraph 1.11 highlights that the principles of sustainable development have been at the heart of
planning policy since PPW was first published in 2002. However, the concept has been expanded under the
Well-being Act and it requires an improvement in the delivery of all four aspects of well-being: social,
economic, environmental and cultural’.
5.3.4. Paragraph 1.14 states:
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‘In order to demonstrate that appropriate consideration has been given to the Well-being goals and
sustainable development principle in the decision-making process, public bodies are required to have
regard to the ‘five ways of working’ contained in the Well-being Act. These require consideration of:
involvement; collaboration; integration; prevention; and long-term factors’.
5.3.5. Paragraph 2.13 sets out the 5 key principles that should underpin the guiding vision for all development
plans. The following principles support the culture change needed to embrace placemaking and ensure
that planning facilitates the right development in the right place:
▪ Growing our economy in a sustainable manner
▪ Making best use of resources
▪ Facilitating accessible and healthy environments
▪ Creating & sustaining communities
▪ Maximising environmental protection and limiting environmental impact.
Retail
5.3.6. National policies that will be considered are set out in Planning Policy Wales (PPW) (Edition 10, December
2018) along with the relevant Technical Advice Notes (TAN 4 ‘Retail and Commercial Development’
November 2016).
5.3.7. For major new retail proposals, local planning authorities should consider not only the incremental effects
of that proposal, but also the likely cumulative effects of recently completed development, together with
outstanding planning permissions and development plan commitments, in the catchment areas of defined
retail and commercial centres.
5.3.8. The PPW states that the three tests of retail need, sequentially preferable sites and retail impact may apply
to new retail developments.
5.3.9. TAN 4 ‘Retail and Commercial Development (November 2016) should be read in conjunction with PPW.
Paragraph 6 notes that the test of retail need is the starting point for planning for new retail development
and requires any application relating to an out-of-centre location which is not in accordance with an
adopted development plan, to consider need.
5.3.10. Within TAN 4 ‘Retail and Commercial Development’ the sequential location of development plan
allocations or planning application should be considered in the following order:
▪ Firstly, within retail and commercial centres.
▪ If no suitable sites are available in retail and commercial centres then edge-of centre locations should
be considered, with preference given to brownfield sites that are well connected to the existing centre
and accessible by a variety of means of transport.
▪ Only when retail and commercial centres and edge of centre locations have been considered and found
to be unsuitable can out-of-centre options within, and outside, a settlement are to be considered.
Preference to brownfield out-of-centre sites should be given, which are or will be served by a choice of
means of transport and are close to established retail and commercial centre.
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