Co-op set to open new local store despite opposition from 90 per cent of residents

The proposal had picked up 110 objections and seven comments in support on the council's planning portal.

However, the authority's planning department recommended approval after a retail impact assessment by the applicant concluded there would be no impact on the viability and vitality of the village centre.

Local councillor Pete Mitchell had raised the issue before the council's central area planning committee on November 17, suggesting that parking was "insufficient", arguing there would be a "foreseen detrimental effect on [the] high street leading to shop closures".

The Liberal Democrat councillor for St Agnes said a plan for a Co-op store in Bere Alston, Devon, was recently refused on appeal due to similar concerns as those in the Cornwall village.

Under the plans, the store, which measures 348 square metres, would be built near existing housing and a residential development which is currently being built, as well as two listed buildings.

The World Heritage Site Office said that the shop development would not impact protected land, reports CornwallLive.

Highways engineer and former Senior Highways Officer for the council Jon Pearson told the planning committee: "Throughout my career I've used a simple test - would I be happy for my family to use an access to a development to walk, cycle, etc?

"If the answer was no, I'd recommend refusal or nowadays I inform my client and step away. If the applicant had asked me to represent them on this proposal I would have declined.

"This proposal has been forced into a site that is plainly too small to operate safely. The transport statement contains multiple errors and misleading statements clearly lifted from another scheme. There is no analysis of articulated lorries yet I regularly see them delivering to Co-op stores in Penzance and Newlyn."

He also pointed to the newly opened Saints Trail, a multi-use track for cyclists, walkers and horse-riders, which runs directly past the site.

Chair of St Agnes Parish Council Dawn Brown claimed over 90 per cent of the community was against the plans.

She said: "The issue is not just direct competition with the two existing convenience stores but the other food shops, the pubs, coffee bars and cafés that rely on passing trade for the viability of their businesses."

Lib Dem councillor Steve Webb, a wheelchair user, said he had concerns about the width of the pedestrian refuge.

He said: "Cars could not safely drive either side of me sat in that refuge in the middle. I feel that crossing is unsafe for a busy crossing to a retail store."

Applicant Justin Dodge, of Westcountry Land (St Agnes) Ltd, who lodged the application, pointed to a near identical Co-op store was approved by Cornwall Council in Fowey, which opened last summer.

Despite local opposition, he said: "It has opened it looks fantastic and really serves the local community, being incredibly popular, trading brilliantly and is a real asset for Fowey."

A vote to approve was lost by four in favour with five against and one abstention. A resultant vote to defer to look at the highways concerns was carried by seven votes for, three against and no abstentions.

It will now return for a debate by the central area planning committee on Monday, January 12 after it was re-assessed by the council's highways officer.

Planning officer Niamh Ashworth notes in her report to councillors: "The approved plans for the junction on Penwinnick Road, outside the development have been reviewed and measurements taken from the plan.

"The highways officer has also been out to site to measure as built dimensions of the pedestrian refuge and the road and has confirmed that the width of the crossing as built on site is 1.435m wide with a 3m passing lanes.

"The highways officer is satisfied that these dimensions are acceptable and within build tolerances. Also that no further works are required to this crossing for it to provide adequate access to the existing development and that now proposed."

The application is recommended for delegated approval by the council's chief planning officer.

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