Scottish ministers have refused plans for a controversial new £20million retail development for Stirling, including a new Asda superstore.
In January Ramoyle Developments Ltd were granted permission for the new development at Crookbridge, south of the Wickes DIY store, including offices, retail, drive-thru restaurant, car showroom and car parking.
The developers claimed it would net 250 full-time equivalent jobs and potentially as many as 500-600 including construction jobs.
Stirling Council’s planning panel initially had approved the planned retail park by four votes to two – contrary to the recommendation of the council’s planning officials.
However, the Scottish Government then called in the planning application for review, giving ministers the final say, as they said the proposal could have implications for retail policy across Scotland and their “town centre first” approach.
The application was considered by written submissions and unaccompanied site inspections by Christopher Warren, a reporter appointed by Scottish ministers, and they have now backed his recommendation to refuse planning permission in principle.
The site is allocated in the adopted Local Development Plan for employment and retail uses, but restricts the retail component to the sale of household bulky goods only.
The ministers said the retail component of the proposed development would be contrary to the provisions of LDP policy and the key site requirements as it would not be for bulky goods retail, although accepting that the proposed mix of uses was compatible both with one another and with neighbouring land uses.
They agreed that, in terms of the superstore, there were no preferable, suitable and available sites in Stirling, which could accommodate a retail unit of the size and type proposed.
But in the decision, they added: “It has not been possible to conclude that the proposed development would not have significant or unacceptable impacts on the vitality and viability of network centres, and principally the city centre.
“This is due to the lack of an up-to-date household survey in the Retail Impact assessment (RIA) to establish baseline turnover estimates, meaning there is a lack of understanding on actual trading conditions in Stirling and neighbouring centres.
“Ministers note the applicant’s position that it would be inappropriate and unnecessary to undertake a new household survey to support the RIA. This was primarily due to the effects of the Covid-19 pandemic and associated public health measures on shopping patterns. However, ministers agree with the reporter’s reasoning that the timing of the application would not justify a less robust assessment of retail impacts than may otherwise be required in ordinary circumstances.
“A robust and up-to-date household survey is needed in order to provide a more accurate and evidence-based understanding of current trading patterns and turnover of network centres. Only once a reliable baseline scenario is established can the impact of the proposed development – and in turn the potential significance of such impacts upon the vitality and viability of centres - be more reliably assessed.
“There is a diverse range of provision of both superstores and other convenience retail in Stirling. While the proposed Asda would increase the range and choice for main food shopping within its primary catchment area, there is not a qualitative deficiency in existing provision within this area which would add weight to the case for the proposed development.
“Ministers agree with the reporter’s views regarding the demand of deficiency for bulky goods and that there is no reason why an alternative use requires to be secured in its place on a greenfield site at the urban edge of Stirling. The proposed development would bring economic benefits through investment and employment. However, these benefits do not outweigh the potential for significant impacts on the vitality and viability of any other centres.”
The developers have until around mid-December to lodge an appeal.
