Tuesday, October 31, 2006
Submission to Tesco Public Inquiry
Introduction
1.1. Hale End & Highams Park ward is the area in the London Borough of Waltham Forest most affected by the proposals for a Tesco store on the former C & A site off Larkshall Road, Highams Park and the store’s location would itself be (just) within the ward boundary (see ward profile below). Most of Highams Park is located in the Hale End & Highams Park ward, although there is a substantial area in Hatch Lane ward and other parts in Larkswood ward and Chapel End ward.
1.2. Each of the 20 wards in Waltham Forest is represented by 3 councillors. I have undertaken the task of attending the Tesco Inquiry, but have of course regularly discussed the matter with my 2 fellow councillors.
1.3. From the time when the idea of a store was first reported, we, as local representatives, have sought the views of residents at regular intervals and encouraged people to contact us on this issue, whatever their views – by writing, phone or e-mail.
1.4. When the Public Inquiry was announced, I wrote (again) to the Planning Inspectorate in June of last year (20.6.06.), summarising the issues as we see them and indicating that I would want to attend the Public Inquiry and speak. This latest letter was acknowledged by the Planning Inspectorate on 27.6.06. (ref. APP/U5930/V/06/1198917).
1.5. I must emphasise that I see it as my task to represent the views of my constituents, which are very varied. There are local concerns, which we as local councillors share, about the implications of the scheme if it goes ahead and I shall refer to these issues in due course.
2. The Process
2.1. In my letter in June, I welcomed the prospect of a Public Inquiry as an opportunity for local people to have their say.
2.2. I regret that the format of a Public Inquiry (not a criticism of this Inquiry so much as of how the system
works in practice) is not exactly “user friendly” and can be perceived as rather intimidating, legalistic, etc.
2.3. Neverthleless, I hope all local people wishing to speak will be listened to and their differing views fully taken into account.
2.4. This Inquiry is perhaps unusual in that the applicant and the Council are “on the same side” and local residents who are opposed to the scheme hope that the outcome is not “a done deal”. It is not just a question of what “conditions” may be appropriate; for them the issue is whether or not this is a suitable location for such a development at all.
3. Local Opinion
3.1. When the possibility of a Tesco store was first reported in the local press in 2002, some residents were already concerned and contacted us.
At that stage, the Council replied to our request for information that “the Council has not received any proposals by Tesco, or indeed any developer, for the construction of a store on the above site.” Indeed at that stage the site was “currently designated as a Main Industrial Zone; the relevant policy - - encourages general industry, business uses and warehousing, but not retailing.”
3.2. In September, 2003, when the proposals were becoming a reality, our ward newsletter carried a survey under the headline: “Tesco – is it wanted in Highams Park?”. As we predicted, opinions in Highams Park are very sharply divided on this issue. There was a very narrow majority in favour of a Tesco store, but lots of concerns.
RESULTS OF SURVEY:
In favour of a Tesco store: 53% Against: 47%
Those who think such a development would be a threat to the viability of Highams Park shops: 60%
Those who think it would not be a threat: 36%
Don’t know: 4%
[NB this means that several who would welcome a Tesco store agree that it might harm H.Pk. shops]
Effect on future shopping patterns:
Would shop solely/mainly at Tesco: 30%
-- solely/mainly at H.Pk. shops 26%
-- both at Tesco & Highams Park 43%
-- elsewhere 28%
[some respondents chose more than one option – e.g. Tesco & elsewhere; so figures total more than 100]
POINTS IN FAVOUR
Convenience; choice; cheaper; local employment; would bring in people
PARTICULAR CONCERNS
Traffic & road safety; probability of local shop closures; loss of character in H.Pk.
Selection of comments:
“It would be very convenient for me – I would be delighted.”
“Tesco’s kills communities. All that gets left is second hand shops & fast food joints.”
“I think a big store in Highams Park would bring more trade to other shops and put Higha,ms Park on the map again for shopping like years ago.”
“We especially disapprove of more housing which will mean more pressure on schools, GPs, dentists, police, etc.”
“A development to be welcomed which would really bring Highams Park alive.”
“Encouraging more traffic constantly in and out of Tesco’s – is going to make Highams Park, if allowed, into one enormous traffic jam.”
3.3. The results of this survey were reported in January, 2004 (extracts above):
3.4. Since that survey, people have regularly contacted us with their views and we have encouraged them to do so.
3.5. It is clear from all the letters, reply-slips, surgery visits, phone-calls, conversations, e-mails, that opinion remains very divided - and it appears evenly divided - within the ward.
3.6. Recently, however, I have received a petition with 55 signatures in favour of a Tesco store. (Not all ward residents, but I do not consider that significant).
3.7. I have received a report of a residents’ meeting in the Vincent Road area. This says that opinion at that meeting was divided, about 50:50.
In favour of Tesco
4.1. Many local residents consider that there is a poor range of shops at Highams Park and some do not have a high opinion of the choice, range of goods and prices at existing (smaller) local supermarkets.
4.2. Consequently, many choose to go elsewhere to do their shopping.
4.3. They would welcome the convenience and positive benefits they believe a Tesco store would bring.
4.4. They point out that Tesco would bring choice, more favourable pricing and a much improved range of goods.
4.5. A Tesco store would bring local employment opportunities.
4.6. For those nearest to the site, they would welcome the chance to walk to a local large store.
4.7. Others would welcome the chance to park by the store and load up with their shopping.
4.8. Some – but not all of these – believe there would be a positive impact on the local shopping centre.
Opposing Tesco
5.1. There are already Tesco stores – quite apart from other large stores – only a mile or two away. To travel to these by car takes traffic away from the already congested centre of Highams Park.
5.2. There have been a good number of cases in the press where the arrival of a large store has had a very negative effect on the local shopping centre with loss of trade and business closures.
5.3. There are serious concerns about implications for traffic with the cars and lorries turning into and out of the site in such close proximity to the level crossing and road junctions where there are already sometimes long queues of traffic. Whatever schemes might be adopted, there is no denying that MORE cars will be drawn into Highams Park and exacerbate existing problems.
5.4. Queuing or very slow moving traffic is a major cause of pollution. It must be remembered that there are increasing rates of asthma in this country.
5.5. The idea that so many people will choose to walk to Tesco and carry shopping home is optimistic. In practice they may well find it more convenient to take the car and “load up”.
5.6. There are local concerns that some trees will be lost.
Other issue
6.1. People ask : IF the scheme were allowed, what could Tesco give back to the local community in helping with the traffic issues and perhaps providing community and/or leisure facilities??
Local knowledge
7.1. It cannot be expected that even expert witnesses will have the local knowledge of local people. Examples from the Inquiry to date:
Ø it is simply not the case that traffic moves away quickly when the crossing gates go up, particularly at peak times
Ø the possibility and convenience for local residents of reaching the Tesco store on the Southend Road (Woodford Green branch) by main roads in a short time had not been appreciated
Ø it is not considered locally that the practice of overtaking the queue for the level crossing (with gates down) in order to turn right into The Broadway is a safe procedure. Anyone stepping on to the pedestrian crossing near James Yard by the Guardian offices cannot easily see or be seen if traffic is overtaking
Ø The Tesco store in Ponders End - which could be available to residents particularly in NW Chingford after a drive of a mile or two – was not shown on the map.
7.2. The point here is simply to underlne the fact that the views of local residents, whatever their standpoint, do need to be listened to and heeded.
Matters arising from the Inquiry to date
8.1. Despite the large amount of evidence and the wealth of statistics, some of the assertions being made are not entirely convincing – e.g.:
Ø The possible impact of traffic and pollution remains a real issue. There can be no doubt that whilst many local residents currently drive away from the centre of Highams Park in order to do their main shopping and a large number within the ward would not need to go through the centre, a Tesco store would bring more vehicles into an area which is often congested, particularly when the crossing gates are down. The store would mean increased queues and, if approved, there would need to be very effective traffic management. Also, slower moving vehicles cause more pollution than those able to move more quickly so that in the centre there must be increased levels of pollution in prospect.
Ø The numbers of people living relatively near to the site who would walk and then return on foot carrying shopping may have been over-estimated.
Ø At various times assertions have been made regarding the likely impact on the existing local shopping centre – which has certainly declined over the years – for instance:
v “It will also improve comparison shopping facilities in Higham (sic) Park.” ; “Most other shops and services within Highams Park should benefit from spin off trade.” 5.31. and 6.30 – Proof of Evidence of P.Wilks
v “In my view the application proposal would have a demonstrably positive effect on Highams Park Centre.” – 6.1. (bottom of p.6) - A.Crowdy Summary
v “It will give a greater visual emphasis to the Highams Park shopping centre.” – 4.3. – D.Beardmore Summary
v “ – enhancing the viability and vitality of the centre.” 4.3. – M.Bedwell Summary
Ø Questioning concerning the above did not in my view substantiate the assertions either through statistics and projections or in the repeated requests for examples of locations where the arrival of a large store had demonstrably revitalised a comparable shopping centre.
Ø One “spin off” that Budgen’s store might well close has been admitted. This was also referred to in the GLA planning report PDU/0888a/01 (21.9.05. point 28): “The impact of a 32% trade diversion on the existing Budgens store in Highams Park could be profound, with an ultimate possibility of outright closure.”
Concluding remarks
9.1. As already pointed out, the community is divided on the issue of whether there should be a Tesco store with many welcoming the prospect of a large store and others having serious concerns – particularly relating to traffic, environment and future of the local shopping centre. These concerns are shared by the ward councillors.
9.2. The question is – should the scheme be approved? – and, if it is, are there conditions which deal adequately with these issues?
The Secretary of State has to decide whether Highams Park can both benefit from having the positive benefits of having such a store and not suffer the possible adverse consequences referred to above.
JDB – 12.1.07.]
1.1. Hale End & Highams Park ward is the area in the London Borough of Waltham Forest most affected by the proposals for a Tesco store on the former C & A site off Larkshall Road, Highams Park and the store’s location would itself be (just) within the ward boundary (see ward profile below). Most of Highams Park is located in the Hale End & Highams Park ward, although there is a substantial area in Hatch Lane ward and other parts in Larkswood ward and Chapel End ward.
1.2. Each of the 20 wards in Waltham Forest is represented by 3 councillors. I have undertaken the task of attending the Tesco Inquiry, but have of course regularly discussed the matter with my 2 fellow councillors.
1.3. From the time when the idea of a store was first reported, we, as local representatives, have sought the views of residents at regular intervals and encouraged people to contact us on this issue, whatever their views – by writing, phone or e-mail.
1.4. When the Public Inquiry was announced, I wrote (again) to the Planning Inspectorate in June of last year (20.6.06.), summarising the issues as we see them and indicating that I would want to attend the Public Inquiry and speak. This latest letter was acknowledged by the Planning Inspectorate on 27.6.06. (ref. APP/U5930/V/06/1198917).
1.5. I must emphasise that I see it as my task to represent the views of my constituents, which are very varied. There are local concerns, which we as local councillors share, about the implications of the scheme if it goes ahead and I shall refer to these issues in due course.
2. The Process
2.1. In my letter in June, I welcomed the prospect of a Public Inquiry as an opportunity for local people to have their say.
2.2. I regret that the format of a Public Inquiry (not a criticism of this Inquiry so much as of how the system
works in practice) is not exactly “user friendly” and can be perceived as rather intimidating, legalistic, etc.
2.3. Neverthleless, I hope all local people wishing to speak will be listened to and their differing views fully taken into account.
2.4. This Inquiry is perhaps unusual in that the applicant and the Council are “on the same side” and local residents who are opposed to the scheme hope that the outcome is not “a done deal”. It is not just a question of what “conditions” may be appropriate; for them the issue is whether or not this is a suitable location for such a development at all.
3. Local Opinion
3.1. When the possibility of a Tesco store was first reported in the local press in 2002, some residents were already concerned and contacted us.
At that stage, the Council replied to our request for information that “the Council has not received any proposals by Tesco, or indeed any developer, for the construction of a store on the above site.” Indeed at that stage the site was “currently designated as a Main Industrial Zone; the relevant policy - - encourages general industry, business uses and warehousing, but not retailing.”
3.2. In September, 2003, when the proposals were becoming a reality, our ward newsletter carried a survey under the headline: “Tesco – is it wanted in Highams Park?”. As we predicted, opinions in Highams Park are very sharply divided on this issue. There was a very narrow majority in favour of a Tesco store, but lots of concerns.
RESULTS OF SURVEY:
In favour of a Tesco store: 53% Against: 47%
Those who think such a development would be a threat to the viability of Highams Park shops: 60%
Those who think it would not be a threat: 36%
Don’t know: 4%
[NB this means that several who would welcome a Tesco store agree that it might harm H.Pk. shops]
Effect on future shopping patterns:
Would shop solely/mainly at Tesco: 30%
-- solely/mainly at H.Pk. shops 26%
-- both at Tesco & Highams Park 43%
-- elsewhere 28%
[some respondents chose more than one option – e.g. Tesco & elsewhere; so figures total more than 100]
POINTS IN FAVOUR
Convenience; choice; cheaper; local employment; would bring in people
PARTICULAR CONCERNS
Traffic & road safety; probability of local shop closures; loss of character in H.Pk.
Selection of comments:
“It would be very convenient for me – I would be delighted.”
“Tesco’s kills communities. All that gets left is second hand shops & fast food joints.”
“I think a big store in Highams Park would bring more trade to other shops and put Higha,ms Park on the map again for shopping like years ago.”
“We especially disapprove of more housing which will mean more pressure on schools, GPs, dentists, police, etc.”
“A development to be welcomed which would really bring Highams Park alive.”
“Encouraging more traffic constantly in and out of Tesco’s – is going to make Highams Park, if allowed, into one enormous traffic jam.”
3.3. The results of this survey were reported in January, 2004 (extracts above):
3.4. Since that survey, people have regularly contacted us with their views and we have encouraged them to do so.
3.5. It is clear from all the letters, reply-slips, surgery visits, phone-calls, conversations, e-mails, that opinion remains very divided - and it appears evenly divided - within the ward.
3.6. Recently, however, I have received a petition with 55 signatures in favour of a Tesco store. (Not all ward residents, but I do not consider that significant).
3.7. I have received a report of a residents’ meeting in the Vincent Road area. This says that opinion at that meeting was divided, about 50:50.
In favour of Tesco
4.1. Many local residents consider that there is a poor range of shops at Highams Park and some do not have a high opinion of the choice, range of goods and prices at existing (smaller) local supermarkets.
4.2. Consequently, many choose to go elsewhere to do their shopping.
4.3. They would welcome the convenience and positive benefits they believe a Tesco store would bring.
4.4. They point out that Tesco would bring choice, more favourable pricing and a much improved range of goods.
4.5. A Tesco store would bring local employment opportunities.
4.6. For those nearest to the site, they would welcome the chance to walk to a local large store.
4.7. Others would welcome the chance to park by the store and load up with their shopping.
4.8. Some – but not all of these – believe there would be a positive impact on the local shopping centre.
Opposing Tesco
5.1. There are already Tesco stores – quite apart from other large stores – only a mile or two away. To travel to these by car takes traffic away from the already congested centre of Highams Park.
5.2. There have been a good number of cases in the press where the arrival of a large store has had a very negative effect on the local shopping centre with loss of trade and business closures.
5.3. There are serious concerns about implications for traffic with the cars and lorries turning into and out of the site in such close proximity to the level crossing and road junctions where there are already sometimes long queues of traffic. Whatever schemes might be adopted, there is no denying that MORE cars will be drawn into Highams Park and exacerbate existing problems.
5.4. Queuing or very slow moving traffic is a major cause of pollution. It must be remembered that there are increasing rates of asthma in this country.
5.5. The idea that so many people will choose to walk to Tesco and carry shopping home is optimistic. In practice they may well find it more convenient to take the car and “load up”.
5.6. There are local concerns that some trees will be lost.
Other issue
6.1. People ask : IF the scheme were allowed, what could Tesco give back to the local community in helping with the traffic issues and perhaps providing community and/or leisure facilities??
Local knowledge
7.1. It cannot be expected that even expert witnesses will have the local knowledge of local people. Examples from the Inquiry to date:
Ø it is simply not the case that traffic moves away quickly when the crossing gates go up, particularly at peak times
Ø the possibility and convenience for local residents of reaching the Tesco store on the Southend Road (Woodford Green branch) by main roads in a short time had not been appreciated
Ø it is not considered locally that the practice of overtaking the queue for the level crossing (with gates down) in order to turn right into The Broadway is a safe procedure. Anyone stepping on to the pedestrian crossing near James Yard by the Guardian offices cannot easily see or be seen if traffic is overtaking
Ø The Tesco store in Ponders End - which could be available to residents particularly in NW Chingford after a drive of a mile or two – was not shown on the map.
7.2. The point here is simply to underlne the fact that the views of local residents, whatever their standpoint, do need to be listened to and heeded.
Matters arising from the Inquiry to date
8.1. Despite the large amount of evidence and the wealth of statistics, some of the assertions being made are not entirely convincing – e.g.:
Ø The possible impact of traffic and pollution remains a real issue. There can be no doubt that whilst many local residents currently drive away from the centre of Highams Park in order to do their main shopping and a large number within the ward would not need to go through the centre, a Tesco store would bring more vehicles into an area which is often congested, particularly when the crossing gates are down. The store would mean increased queues and, if approved, there would need to be very effective traffic management. Also, slower moving vehicles cause more pollution than those able to move more quickly so that in the centre there must be increased levels of pollution in prospect.
Ø The numbers of people living relatively near to the site who would walk and then return on foot carrying shopping may have been over-estimated.
Ø At various times assertions have been made regarding the likely impact on the existing local shopping centre – which has certainly declined over the years – for instance:
v “It will also improve comparison shopping facilities in Higham (sic) Park.” ; “Most other shops and services within Highams Park should benefit from spin off trade.” 5.31. and 6.30 – Proof of Evidence of P.Wilks
v “In my view the application proposal would have a demonstrably positive effect on Highams Park Centre.” – 6.1. (bottom of p.6) - A.Crowdy Summary
v “It will give a greater visual emphasis to the Highams Park shopping centre.” – 4.3. – D.Beardmore Summary
v “ – enhancing the viability and vitality of the centre.” 4.3. – M.Bedwell Summary
Ø Questioning concerning the above did not in my view substantiate the assertions either through statistics and projections or in the repeated requests for examples of locations where the arrival of a large store had demonstrably revitalised a comparable shopping centre.
Ø One “spin off” that Budgen’s store might well close has been admitted. This was also referred to in the GLA planning report PDU/0888a/01 (21.9.05. point 28): “The impact of a 32% trade diversion on the existing Budgens store in Highams Park could be profound, with an ultimate possibility of outright closure.”
Concluding remarks
9.1. As already pointed out, the community is divided on the issue of whether there should be a Tesco store with many welcoming the prospect of a large store and others having serious concerns – particularly relating to traffic, environment and future of the local shopping centre. These concerns are shared by the ward councillors.
9.2. The question is – should the scheme be approved? – and, if it is, are there conditions which deal adequately with these issues?
The Secretary of State has to decide whether Highams Park can both benefit from having the positive benefits of having such a store and not suffer the possible adverse consequences referred to above.
JDB – 12.1.07.]
# posted by John Beanse @ 8:24 AM 
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If we are happy with your price, then we will send you the Link details that you can place on your website and we will make the payments to the PayPal id provided by you.
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