planning agenda for seven screen cinema proposal

5/28/2018 Planning agenda for seven screen cinema proposal

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Item 7

Report of the Planning and Development ManagerProposal : Full Planning Permission for Erection of Building Comprising a

Multiplex Cinema (7 Screens) and 3 Restaurants (2,786sqm) to ReplaceExisting Permission for 5 Screen Cinema and 3 Restaurants(2,883spm)

Location : Central Sports GroundRichmond RoadHipswellNorth Yorkshire

Ward : Hipswell Date Application Received : 10 January 2014

Applicant : Lingfield (Catterick) Ltd And Secretary Of State For Defence

Agent (where applicable) : Geoffrey Prince Associates Limited

1.0 Background and Purpose of the Report1.1 This application was considered at the last meeting but a decision was deferred to

provide the applicants with an opportunity to respond further to the views expressedabout the proposal through the consultation process and to the debate which took

place at that meeting when Members indicated that they were not currently mindedto approve the application.

1.2 This further report again sets out details of the proposal, a description of the siteand its surroundings, a summary of planning policy and planning history, updateddetails of views expressed by consultees, a summary of the relevant planningissues and a recommendation to assist the Committee in now determining theapplication.

2.0 Details of the Proposal

2.1 This is a revised application for part of the recently approved Town Centre schemeat Catterick Garrison and relates to the cinema and associated ground floorrestaurant premises located in the south western part of the site. Although theproposed change would result in a small reduction in the overall floor area of thecurrently approved cinema building and a small increase in the overall floor area ofthe food and drink outlets, the main difference is that this proposal would increasethe number of cinema screens from 5 to 7 and also increase the total number ofseats within the cinema from 640 to 848. It is intended that the cinema wouldoperate between the hours of 9.00 a.m. to 1.00 a.m. (Monday to Thursday); 9.00a.m. to 3.00 a.m. (Friday and Saturday); and 9.00 a.m. to 1.00 a.m. (Sundays and

Bank Holidays). The development (in itself excluding the remainder of theapproved Town Centre scheme) would provide 15 full time and 15 part time jobs(23 fte jobs).


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2.2 The proposed building would have three floors providing on the ground floor threerestaurant/food and drink outlets together with the cinema foyer and a separateestate office from which the wider Town Centre development would be managed.The cinema screens/auditoriums would then occupy the whole of the second floorand extending up into the floor above. The proposed building would have brickfacing to all elevations at ground floor/street level with insulated powder coated

vertical metal panels in three tones of metallic grey to much of the upper floors. Thecinema foyer and staircase at the eastern end of the building would bepredominantly glazed (south and east elevations). There would also be a higherelement at the south eastern end of the main building structure accommodating theupper seating level of the larger main auditorium. This part of the structure wouldbe faced in lighter monochrome powder coated metal panels to reduce the impactof its additional height. All parts of the building would have essentially flat roofsconcealed behind low parapets around each side. Plant would be accommodatedin a sunken well within the roof structure where it would be hidden from view andwhere potential noise impact could be minimised. Servicing (including refuse andrecycling facilities) would take place from the previously approved main service yard

to the rear. Parking would be accommodated in the previously approved car park inthe remainder of the approved Town Centre development to the north east.

2.3 The following supporting documents form part of the application submission :

Design and Access Statement

Cinema Capacity and Impact Assessment Statement (Subsequently Revisedand Updated)

Updated Note on Trip Generation for Transport Assessment

Copies of the Design and Access Statement (including proposed plans andillustrations) and the revised Cinema Capacity and Impact Assessment are providedat Appendix 1of this report for Members consideration. Other documents areavailable as required through the Public Access facility of the Councils web site.Further submissions have also since been made in support of the application andthese are referred to in paragraphs 7.24 7.28 below and copies are provided atAppendix 2.

3.0 Description of the Site and Surroundings

3.1 The application site comprises approximately 0.15 hectares within the larger site of

the Town Centre development covering 4.2 hectares in total. It is located at thesouth western corner of the larger site on what is currently an unused area of landlying to the west of the former Central Sports Ground and south east of theGarrison Sports and Leisure Centre/Library building. This piece of land waspreviously the location for the then Defence Estates Offices and car park. Thebuildings were demolished a few years ago when the offices moved to Piave Linesbut there are remains of hardstandings and parking areas relating to that formeruse.

3.2 The proposed building would have a frontage set slightly back from Gough Roadwhich runs to the south of the site and opposite are the commercial uses at

Richmondshire Walk including the Tesco foodstore and filling station. The Sportsand Leisure Centre car park extends westwards on the north side of Gough Roadwhilst the remainder of the recently approved Town Centre scheme would lie tothe east and north east continuing through to the western side of Richmond Road.


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4.0 Planning Policies

Richmondshire Local Plan4.1 The site lies within the designated Town Centre of Catterick Garrison where priority

is to be given to the development of a range of shopping, service, leisure and othercommercial facilities, possibly involving the redevelopment of existing uses. Thefollowing saved policies and schedule of the Local Plan are relevant in consideringthis proposal :

Policy 1 : The Basis for Development ControlPolicy 79 : Shopping Facilities at Catterick Garrison and ColburnPolicy 80 : Other New Shopping Developments

Policy 91 : Vehicle Parking StandardsPolicy 106 : Light PollutionSchedule 7 : Vehicle Parking Standards

National Planning Policy Framework4.2 As a means of achieving sustainable development and alongside the presumption

in favour of sustainable development proposals that meet the twelve core planningprinciples set out in the National Planning Policy Framework, the following specificsections of the document are relevant in considering this proposal :

Building a Strong Competitive Economy

Ensuring the Vitality of Town Centres Promoting Sustainable Transport

Requiring Good Design

Promoting Healthy Communities


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Meeting the Challenge of Climate Change, Flooding and Coastal Change

Conserving and Enhancing the Natural Environment

Richmondshire Local Plan Core Strategy Submission Document4.3 The Core Strategy policies will, in due course, replace existing Development Plan

policies and now need to be given due weight as a material planning consideration

in assessing this proposal. The following policies of the Core Strategy are relevantin considering this application :

SP1 : Sub AreasSP2 : Settlement HierarchySP5 : Scale and Distribution of Employment DevelopmentCentral Richmondshire Spatial StrategyCP0 : Planning PositivelyCP1 : Responding to Climate ChangeCP2 : Achieving Sustainable DevelopmentCP3 : Supporting the Settlement Hierarchy

CP7 : Promoting a Sustainable EconomyCP9 : Supporting Town and Local CentresCP10 : Developing TourismCP11 : Supporting Community and Recreation AssetsCP12 : Conserving and Enhancing Environmental and Historic AssetsCP13 : Promoting High Quality DesignCP14 : Providing and Delivering Infrastructure

5.0 Planning History

5.1 In 2006/7 the site was part of an outline planning application for a mixed use towncentre scheme which was supported by this Committee and was approved subjectto completion of a Section 106 Agreement relating to matters including the provisionof off-site highway and transportation works; support for promotion of RichmondTown Centre; provision of alternative and replacement sports and recreationfacilities elsewhere at Catterick Garrison; and the delivery of commitments relatingto design standards. Although negotiations progressed towards completion of thenecessary Section 106 Agreement following the Committees resolution inDecember 2007, it was never formally completed.

5.2 In October last year planning permission was granted to a new mixed use scheme

for the town centre. In addition to a five screen cinema, that permission alsoprovides for 6,833 sq. m. of retail floor space; 3,347 sq. m. of floor space for foodand drink uses; a 60 bedroom hotel and other associated commercial uses. Thedevelopment also has an associated Planning Obligation under Section 106 of theTown and Country Planning Act ensuring :

provision, operation and future management of an electronic tourist / businessinformation point facility within the scheme providing information aboutshopping, tourist attractions and accommodation opportunities available inRichmond, Leyburn, Swaledale and Wensleydale;

delivery of junction improvement works at Gough Road/Richmond Road;

extension of the cycleway/pedestrian route from Gough Road to Hipswell Roadalong the west side of Richmond Road, and,

delivery of the proposed Princes Gate Initiative community challenge project.


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6.0 Consultations Undertaken and Representations Received

6.1 Hipswell ParishCouncil :

No response received.

6.2 Colburn Town

Council :


6.3 Scotton ParishCouncil :


6.4 Richmond TownCouncil :

Whilst the development is outside our area of responsibility,we have serious concerns on the impact of this largedevelopment on the local cinema.

6.5 Leyburn TownCouncil :


6.6 Highway Authority : No objections in principle.

6.7 Richmond & LowerSwaledale BusinessAssociation :

Object to the application in the strongest possible terms. Thedevelopment now represents a significant threat to the futureof The Station Cinema and indirectly to the future of thewhole Station complex. There is no doubt that The StationCinema is a substantial driver of footfall, without which theother businesses would suffer and be put under threatthemselves. (See full letter of objection at Appendix 3.)

6.8 Leyburn & MidWensleydaleBusinessAssociation :


6.9 Richmond andDistrict Civic Society:

Strongly object to the increase from five to seven cinemascreens. We feel that this is an attack on the culturalheritage of the Richmond Station complex which is a ListedBuilding and as such under planning law, should beprotected, not placed under threat. We feel that Richmond

Station is unique, being placed at the centre of the culturallife of Richmond and its District, by supplying a local needand to areas much further afield. The introduction of a sevenscreen cinema at Catterick Garrison will totally undermine allthe activities which take place at Richmond Station. TheRichmond Station complex is reliant upon all the componentswithin that Listed Building and each serves as a benefit to theothers. If one element should be damaged or removed it willhave a knock-on effect upon the other businesses.

We should also like to point out that The Station Cinema has

won several national awards and is a major business centrewithin Richmond and District and a focal point for arts andcultural activity.

Whilst we appreciate that the town centre for Catterick


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Garrison should be developed, we feel that this should bereasonable in scale taking into account other immediatelylocal amenities and the wider developments taking place,such as a nine screen multiplex in Darlington, the newcinema in Northallerton and another in Ripon.

Our final point is that we feel the development of CatterickGarrison town centre should have a strategic plan and not bea piecemeal development.

6.10 RichmondshireBuildingPreservation Trust

Object to the application. During the consultation which tookplace on the original Garrison Town Centre application, retailbusinesses within Richmond were concerned about theimpact that new shops and leisure facilities might have ontheir enterprises and consequently upon the vitality ofRichmond Town Centre.

However, we were given assurances that the developmentson the Garrison would complement the services provided inRichmond and help to retain shoppers in RichmondshireDistrict to the benefit of both Catterick Garrison andneighbouring towns. Part of the initial scheme proposed thata five screen cinema be built. Although it was clear that thisdevelopment would threaten the viability of the existingcinema at The Station in Richmond, the Trust, whichmanages The Station decided not to object to the proposal.The Trust wanted to support its neighbouring community ofCatterick Garrison and decided that the experience offeredby a multiplex new cinema would be sufficiently different towhat The Station Cinema has to offer that both cinemasshould be able to operate, albeit with some reduction to TheStation Cinemas customer numbers.

However, the new proposal for seven rather than fivescreens and an increase in the number of seats from 640 to848 will increase the new cinemas capacity by a 1/3. Therationale for this appears to be, according to the applicants,that our area is underserved by cinema provision. The

Cinema Capacity and Impact Assessment Statementsubmitted by the developers is totally inaccurate andsubstantially understates the cinema capacity that currentlyexists or will shortly exist in the area.

Apart from The Station Cinema's two screens, which aresoon to become three, customers will be able to choosebetween the three-screen Odeon in Darlington or the newDarlington nine-screen Vue Cinema multiplex. Additionally,in Ripon, the Curzon has recently opened a two screencinema. The volunteer run cinemas in Thirsk and at the

Forum in Northallerton regularly show films, as will the oldschool house in Leyburn.

The proposed new seven screen cinema in CatterickGarrison will dominate the local market to the significant


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detriment of the smaller operators in the area. If the localcinemas in Richmond, Leyburn, Ripon, Northallerton andThirsk are forced to close down because of this overprovisionof cinema capacity then this will lead to a significant increasein car travel. A reduction in Cinema attendance will alsohave a significant negative impact on the other businesses

within The Station.

6.11 Station Cinema Consider that the increase in cinema screens wouldeffectively destroy the existing cinema operation at TheStation which would also impact on other activities as thecinema does draw many people in to The Station and couldeven result in its closure. Whilst not afraid of competitionand can see that a cinema at the Garrison would be apositive step for the town, it should be kept to a reasonablesize and not allowed to dominate the entire area. (See fullletter of objection at Appendix 3.)

6.12 A considerable number of local residents and businesses have submittedrepresentations regarding this particular proposal. These are listed below togetherwith a summary of the key points made. It is not practical to quote every one ofthese many representations in full or to include copies of each representation aspart of this report, but the summary below seeks to provide a fair reflection of themany differing views expressed and the full representations themselves areavailable to Members through the Public Access facility on the Councils web site.

Supporters of the ProposalMr and Mrs Pearce, 1 Merlin Close, Catterick GarrisonStuart Thirlwell, 37 Albermarle Drive, Catterick GarrisonPaul Witty, 10 Firefly Walk, Colburn, Catterick GarrisonKim Moriarty, High Gatherley Farm, Brompton on SwaleDorothy Dell, 2 Frobisher Drive, Brough with St. GilesKaren Cassidy, 100 Slessor Road, Catterick VillageScott Cassidy, 100 Slessor Road, Catterick VillageKaren Johnson, 6 Macdonell Close, Catterick GarrisonDanielle Henley, 70 Leeming Lane South, Catterick VillageLisa Adamson, 59 Essex Close, Catterick GarrisonNatasha Davis, 64 Scotton Gardens, Catterick Garrison

Richard Miller, 16 Pembury Mews, Brompton on SwaleSamantha Moore, 3 Glasgow Drive, Catterick GarrisonChris Taylor, 8 Woodcock Drive, Catterick GarrisonKayleigh Rowlands, 9 Chestnut Crescent, Catterick GarrisonJamie Miller, 10 Coronation Avenue, Catterick GarrisonPaul Mead, 5 St Hilary Close, RichmondMarjorie Taylor. 8 Woodcock Drive, Catterick GarrisonLeanne Jeffrey, 42 Horne Road, Catterick GarrisonKath Letts, 10 Crocus Court, ColburnMatthew Hodgson, 1 Tudor Court, RichmondAmanda McDade, Lady Newcombe House, Catterick Road, Catterick Garrison

Samantha Jackson, 12 White Lands, Richmond, North YorkshireRobert Taylor. 18 Sutton Avenue, ColburnHayley Allen, 1 Blue Nile Way, ColburnSusan Taylor, QMS Dept, DKB, Horne Road, Catterick GarrisonAbby Simpson, 14 Bronte Drive, Brough with St. Giles


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Katherine Healy, 9 Vicarage Road, Catterick GarrisonLisa Lines, Soundings, 27 Maple Road, RichmondLaurence Lines, Soundings, 27 Maple Road, RichmondZoey Metcalfe, 23 Albermarle Drive, Catterick GarrisonLynda McPherson, 1 York Road, ColburnSuzanne Cross, 11 St. Oswalds Close, Catterick Garrison

Nathalie Holmes, 22 Essex Close, Catterick GarrisonChristopher Holmes, 22 Essex Close, Catterick GarrisonDave Parish, 1 Wardrop Road, Catterick GarrisonLorraine Smith, 18 Meadowfield Road, ColburnMatthew Farrow-Connolly, 5 Kent Court, Anzio Road, Catterick GarrisonLuke Rothery, 6 Willow, GatenbyAnna McKernon, 1 Kingfisher Court, ScottonCassandra Warren, 9 Devon Court, Anzio Road, Catterick GarrisonBarbara Livingstone, 21 Sutton Avenue, ColburnKarol Jane, 19 Ypres Road, Catterick GarrisonLee Halley, 5 Sydalls Way, Catterick Village

Tammy Anderson, 26 Hambleton Road, Catterick GarrisonDavid Cross, 11 St Oswalds Close, Catterick GarrisonJack Wright, 44 Olav Road, RichmondJoanne Davies, 4 Gaul Road, Catterick GarrisonJames Matthews, 34 Oak Tree Avenue, ScottonCharlene Boila, 3 Tumbledown Close, Catterick GarrisonDaniel Kellaway, 10 ASke Avenue, Richmond

Summary of points made :

The Garrison cinema and The Station will be totally different and no threat toeach other.

Will still use the Station as much as I do now, but will probably go to Catterick inpreference to Teeside.

Have been waiting for a long time for the range of retail and other facilitiescloser to home it shouldnt be abandoned now.

The longer term needs of residents should be taken into account.

Much needed in the local area people currently travel to Teeside Park for thecinema and shopping facilities.

Its about time the Garrison had a decent cinema, so we dont have to travel 15or 20 miles to see a movie.

A full cinema local to Catterick will be highly beneficial. Providing young people

and those who do not have transport the ability to visit the cinema on a morefrequent basis. The Station is local but the showings are poor. Support properentertainment local to the biggest military base in Europe. Children andyoungsters have a hard time being in military families, this would only benefitthem more.

This would bring more jobs to the area, which is what is needed.

Objectors to the ProposalMichael Heseltine, 22 St. Trinians Drive, RichmondOliver Leatham, Leyburn Hall, LeyburnRobert Hall, Dale View West, East Lane, Castle BoltonCatherine Lawrence, 6 Victoria Terrace, BedaleJohn Allinson (by e-mail no address given)The Marquess of Zetland, The Orangery, AskeHelen Harper, Manor House, High Green, Catterick Village


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Caroline Chapman, (by e-mail no address given)D J Williams, RichmondGail Barlow, (by e-mail no address given)Philippa Graves, (by e-mail no address given)Judith Ward, 4 Easby Court, EasbyDiana Thomas, Maypole Cottage, The Green, Middleton Tyas

Eric Flint, 4 Lawrence Cresent, RichmondMary Bell, 5 Curlew Crescent, ScottonAngela Kinchin, 2 Neville Walk, Richmond (2 letters)Emma Dunwoodie, 27 Laburnum Grove, RichmondTony Dytrych-Cowell, 14 Sycamore Avenue, RichmondThea Treweek, 22 Gordon Crescent, RichmondEmma Hogarth, Flat 7, 9 Bargate, RichmondHeather Waters, 39 Somerset Close, Catterick GarrisonJ I Ramsay, Rook House, High Row, East CowtonPauline Iveson, HawesMiles C Hunter, (by e-mail no address given)

Alan and Audrey Lomax, 21 Gallowgate, RichmondJudith Haslam, 43 High Street, Catterick VillageBridget Tomlinson, (by e-mail no address given)Gaynor Pearson, MashamPeta Robinson, 16 Alma Place, RichmondGary Treweek, 22 Gordon Crescent, RichmondJemma Ferguson-Gale, (by e-mail no address given)Ann Luxmoore, (by e-mail no address given)Deirdre Edgar, (by e-mail no address given)Robert and Zoe Campbell, (by e-mail no address given)Dennis and Elizabeth Graves, 7 Mill Close, RavensworthScott Woodhead, 18 Ronaldshay Drive, RichmondDaniel Jones, The Holt, Hospital Road, ScortonRobert Sampson, First House, School Lane, Newton le WillowsC D Chitty, 11 Newbiggin, RichmondJohn Culpan, (by e-mail no address given)H Nicholson, ScortonNicky, (by e-mail no surname or address given)Robert Finch, 29 Castle Hill, RichmondMr and Mrs G Burgham, DarlingtonJohn Dixon, The Old Police Station, Aiskew Bank, Bedale

Bernadine King, The Old Police Station, Aiskew Bank, BedaleDebbie Allinson, 7 Aske Avenue, RichmondHelen Staley, (by e-mail no address given)John Ward and Caroline Woodroffe, RichmondElizabeth Deacon, 10 Wathcote Close, RichmondAnne Wicks, 2 Chandler Close, RichmondA Wilkie, (by e-mail no address given)Gwyneth Wright, (by e-mail no address given)Anne Botterill, Station House, Rimington Avenue, RichmondStewart Wilson, Rose Cottage, Melmerby, LeyburnDelphine and Ben Ruston, 79 Bolton Avenue, Richmond

David Barraclough, 24 Gower Road, RichmondRobert Rafferty, 3 Queens Close, Catterick VillageMark Edon, 17 Finkle Street, RichmondStephen Main, 10 Stapleton Close, BedaleNigel William Grey, (by e-mail no address given)


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Angela Hancock-Greene, (by e-mail no address given)Stephen Guy, 44 Churchill Road, Barnard CastleJohn Harris, 20 Ronaldshay Drive, RichmondIsobel and Ian Short, 8 The Green, RichmondGill Mitchell, 38 Dale Grove, LeyburnJennifer Patrick, 1 Roper Court, Richmond

Caroline Brannigan, 1 Atkinson Avenue, RichmondFreda Dykes and Mr. A A Dykes, 37 Conan Drive, RichmondPeter Collis, Brassington House, Smithgutter Lane, Middleton TyasBeryl Digan, (by e-mail no address given)Jill Welham, 18 Scots Dyke Close, MelsonbySusannah Bateman, 38 RavensworthMargaret Tickner, 8 Ash Croft, Catterick VillagePeter Lewis, Unit 10B, AskeDaniel Temple, 38 Newbiggin, RichmondMartyn and Anne Vann, 3 Mile Planting, RichmondJohn Haslam, 43 High Street, Catterick Village

Helen Heads, West Layton Farm, West Lane, West LaytonMrs M Cookson-Carter, The Firs, Burtersett Road, HawesJennifer Cathcart, 2 Moorside Road, RichmondEmily Fraser, 12 Cunningham Road, Catterick GarrisonClive Beeton, 13 Cross Lanes, RichmondSandy Cunningham and Eithne Henson, (by e-mail no address given)Carolyn Vann, 10 White Lands, RichmondShirley Southcott, 35 St Nicholas Drive, RichmondAlyson Down, 19 Sycamore Avenue, RichmondMrs S Stevenson, 53 High Green, Catterick VillageB and J Thwaites, 72 Richmond Road, Catterick GarrisonJudith Clarke, 5 Cornforth Hill, RichmondSharon J Brewer and James H Ramage, Flat 2, 10B Frenchgate, RichmondSusan Martel, Tamworth House, Ladywell Court, MelsonbyJudy Moorhouse OBE, 67 Frenchgate, RichmondBaroness Harris of Richmond DL, House of Lords, LondonThe Earl of Ronaldshay, Aske HallIris Volborth, 24 Grey Friars, RichmondMarjorie Soloman, 20 Lyons Road, RichmondSimon Scott-Priestley, (by e-mail no address given)Bev Joicey, 11 Roper Court, Richmond

Wendy Joicey, 11 Roper Court, RichmondJan Montgomery, 25 Stanley Grove, RichmondAnn Marie and Michael Robinson, (by e-mail no address given)Ann Campbell, The Mill, ArkengathdalePauline Murphy, RichmondDr David Evans, (by e-mail no address given)Anne Frizell, 16 Hurgill Road, RichmondAnnet Willan, RiponJ G Connors, (by e-mail no address given)Mr and Mrs S J Rigby, 7 Ronaldshay DriveAnne Brenkley, (by e-mail no address given)

Jill and John Rowson, (by e-mail no address given)Joanne Thomas, (by e-mail no address given)Will and Hazel Pratt, (by e-mail no address given)Carol Gill, (by e-mail no address given)Leith McRobert, 41 Park View, Leyburn


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John and Val Gill, BedaleDebbie Blenkiron, Highgate House, HudswellDr and Mrs G S Brownlee, Church View, HornbyJennifer Pearson, (by e-mail no address given)Susan Marshall, (by e-mail no address given)Peter Pearson, (by e-mail no address given)

Brig (Retd) Mark Conroy, (by e-mail no address given)Jodi Pennington, (by e-mail no address given)Christine Jones, Middleton TyasTarn McKay, (by e-mail no address given)Charlotte Strickland, (by e-mail no address given)Jeremy Morragh-Ryan, (by e-mail no address given)Gillian Howells, 13 Maison Dieu, RichmondColin Grant (former Richmond Town Manager), ColburnJim Jack (former Chair, Richmondshire Building Preservation Trust), Alleston, 6Gallowfields Road, RichmondJane Gallogly and Ian Woodcock, Seasons Caf Bar, The Station

Donald and Nina Cline, 68 Frenchgate, RichmondAngela Atkinson, (by e-mail no address given)Christine A Godden, Lane End, School Lane, Newton le WillowsJ K Godden, Lane End, School Lane, Newton le WillowsDorothy E Clague, Castle Cottage, Castle Hill, RichmondStephen Cook, The Garden House, 4 Cravengate, RichmondDave Dalton, Swale Cottage, Station Road, RichmondChristopher Stevens OBE, (by e-mail no address given)Jill Hutchinson, RichmondLt. Col. Paul Crosbie, (by e-mail no address given)Ian & Val Hepworth, Manor House, 43 Richmond Road, SkeebyDavid Charlton, 35 Dale Way, LeyburnZoe Rhymes, 35 Rutland Close, Catterick GarrisonLisa Bullock, 2 Bedford Close, Catterick GarrisonMark Farrow, 30 Blenheim Close, ScortonRobert Walter, 11 High Street, Gilling WestAnna Hillyard, 9 Station Cottages, RichmondLisa Potts, The Castle Tavern, 3 Market Place, RichmondD Farrar, Home Farm Cottage, HudswellAvril Proudlock, 36 Moor Road, MelsonbyJohn Peters, 3 Station Cottages, Gatherley Road, Brompton on Swale

Charlotte Crowe, Ralph Fitz Randal, 6 Queens Road, RichmondBarry Heap, 15 St Nicholas Close, RichmondMelva Steckles (Chair, Richmond & Lower Swaledale Business Association)

Summary of points made :

The increase from 5 to 7 screens would be severely detrimental to the on-goingsuccess and survival of The Station Cinema which is important to theconservation of The Station as a whole.

The larger cinema would be damaging to the newly opened arts/cinema club inLeyburn.

A seven screen complex with additional seating is now a direct threat to an

established local amenity and business created by local people for local people.Without the cinema facility the viability of the whole is jeopardised.

Not only would the viability of the Station Cinema be threatened, the knock-oneffect would reduce the income to the Richmondshire Building PreservationTrust as the owners of The Station which provides an important resource for the


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whole community; a tourist attraction; and provides a significant number of jobs(over 65 full and part time - tenancies included).

The Station Cinema did not originally object to a five screen cinema, but sevenscreens with additional seating capacity is a threat to an established localbusiness.

The original impact assessment accompanying the application did not mention

or take into account the creation of a new multiplex in Darlington, plus provisionin Ripon, Leyburn and Barnard Castle or additional seating in the new Screen 3at The Station. The resulting assertion that the area is under-served istherefore tenuous. There is not sufficient capacity for the scale of developmentnow proposed.

Not only do The Station show commercial as well as cultural productions (i.e.ballet, opera and National Theatre), it has become an attractive social hub, witha restaurant and small shops. Richmond is a tourist centre and such anattractive building used in this way needs to be nurtured and not destroyed bybigger commercial operations.

If this development were allowed to proceed it would be another nail in thecoffin of a vibrant and lively Richmond town.

The importance of delivering a balanced and mutually beneficial developmentfor both Catterick Garrison and Richmond should not be lost and a line shouldbe drawn at a maximum five screen cinema.

The Station Cinema offers a wide range of films that appeal to all ages andtastes, not just the specialist films or older people as suggested in this proposal.

The catchment population and scope for additional cinema provision issignificantly overstated by the application.

Approving this application would not be in the spirit of the Councils objective tosupport sustainable businesses.

The Council should be doing all that it can to support The Station and its role inthe life and economy of the town.

The A1 upgrade is likely to result in increased traffic flow along the A6136. Theincreased number of users attracted to the planned cinema will increase theprobability of gridlock and a significant impact to local businesses.

Approval of this scheme would cause a most unfortunate domino effect theStation Cinema would struggle as a result of fewer patrons. Fewer patronswould mean less visitors to the restaurant and shops in The Station. Reducedpopularity of The Station would have a huge financial impact on the town ofRichmond, which has no industry other than tourism to provide employment.

A cinema in the Garrison Town Centre would be a welcome amenity for theresidents and there was no objection to the original proposal for five screens,but this proposal is now too large and would have a wide impact on othercinema provision.

Correspondence in the Darlington & Stockton Times from an experiencedformer cinema owner suggests that 10 screens in the District are not viable.Other recent correspondence in the local press should also be taken intoaccount.

Consideration must be given to the wider impact on Richmond and other markettowns in the District which cannot compete on a level playing field because theGarrison Town Centre has free parking whereas parking is charged for

elsewhere. The role of the Garrison area is to complement the role and function of

Richmond. Whilst it would be wrong to protect any business from competitionthrough the planning system, it would also be entirely inconsistent with the


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Councils own planning policies and detrimental to Richmond to grantpermission for a seven screen cinema.

The Station Cinema serves a wide market, both in terms of the films it showsand its catchment, which has included families from Catterick Garrison rightfrom the outset.

The Station is a major resident service and a major tourist attraction in the

District attracting over 330,000 visitors per year. Closure of The Station Cinemawould not only reduce these numbers, but also signal that the use of this spacefor cinema in the future would not be viable.

Potential closure of The Station Cinema would reduce choice for residents inRichmond particularly those who cannot drive or are not confident at night i.e.the under 17 year olds and senior citizens in the town.

Although a five screen cinema would present a huge challenge to The StationCinema in terms of new release film scheduling, it could also offer films to aslightly more niche market that would not be screened at Catterick Garrison.However, a larger seven screen cinema would result in almost all of these filmsbeing screened there which would monopolise the market.

Cinemagoers represent the largest segment of Seasons visitor numbers andtherefore could have a potentially catastrophic effect on the business. Seasonsrent is calculated on a percentage of turnover. If this turnover is reduced due toless visitors to The Station and therefore less visitors to Seasons, this wouldalso dramatically affect the income to the charitable trust operating the building.

Although Catterick Garrison is currently under provided for cinema screens, themultiplex of 5 screens already agreed more than makes up that deficiency.However 7 screens would be significant over-provision on any reasonablecount.

The cinema sector as an anchor for the Catterick Garrison Town Centre

development equally applies to the Richmond Station leisure complex, whichitself is a very significant anchor for Richmond and its tourism.

The area doesnt need another 7 cinema screens there should be somethingdifferent like an ice rink or bowling alley.

The Richmond Station facility is important to Richmond and the Station Cinemais important to this facility.

The Station has created a great sense of community in the area which I doubt amultiplex at Catterick Garrison would do.

A seven screen cinema at the Garrison would be a deplorable imposition onThe Station which is mostly run by volunteers and was engendered by the hardwork and sheer doggedness of the local community in the face of adversity.

For small local businesses to succeed in the face of the might of the MoD canbe gruelling. This application is an illustration of the unhindered dominance ofthe MoD over our small local businesses. Please refuse this application andprotect our local businesses.

6.13 The proposal has been publicised as a major development by a public noticedisplayed at the site and in the local newspaper.

7.0 Planning Issues

Policy Considerations


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7.1 The full list of relevant policies is set out in Section 4 above. This section deals withthe key policy requirements that have the greatest bearing on the consideration ofthis application.

7.2 The National Planning Policy Framework (NPPF) is committed to competitive towncentre environments that provide customer choice and a diverse retail offer

reflecting the individuality of town centres. New town centre uses should be locatedwithin existing town centres. The NPPF emphasises the commitment to securingsustainable economic growth in order to create jobs and prosperity with significantweight being given to this factor. New developments generating significantamounts of transport movement should take opportunities to deliver sustainabletransport modes; provide safe and suitable access for all people; and bring costeffective solutions to significant transport impacts arising from the development.

7.3 The NPPF attaches great importance to the design of the built environment which isa key aspect of sustainable development contributing positively to making placesbetter for people. New developments should :

function well and add to the overall quality of the area for the lifetime of thedevelopment;

establish a strong sense of place;

optimise the potential of the site with an appropriate mix of uses (includinggreen and public space);

respond to local character and identity;

create safe and accessible environments; and,

be visually attractive through good architecture and appropriate landscaping.

7.4 At the local level, Policy 79 of the old Local Plan gives priority to the expansion ofappropriate uses within the designated town centre area at Catterick Garrison. Italso seeks to maximise the scope for safe use of the area by pedestrians and toenhance its visual quality through the design and layout of new development.Acknowledging that town centres in the area are small and with limited facilities,Policy 80 of the Plan imposes an additional test for new shopping developmentsgreater than 1500 sq. m. to demonstrate that they will not undermine the vitality andviability of existing centres within or outside Richmondshire.

7.5 The new Core Strategy Submission Document retains the emphasis on supportingthe expansion of appropriate retail and commercial uses in the Garrison Town

Centre. Catterick and Richmond should both act in a complementary manner toprovide the main focus for shopping, leisure and other facilities. The spatialstrategy for the central sub-area supports the strategic growth of Catterick Garrisonand the delivery of town centre development including the provision of majorcomparison goods retailing which :

creates a balanced and thriving town centre with excellent services andfacilities;

protects and enhances the vitality and viability of the Garrison town centre andits Principal Town role;

provides for District and local needs;

enables the provision of services and facilities that can be shared withRichmond;

integrates with local communities;


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provides the required transportation infrastructure and improves sustainabletransport connections with neighbouring communities and between the twocentres of Richmond and Catterick Garrison; and,

provides high quality development and public realm.

7.6 Policy CP2 of the Core Strategy expects all new non-residential development of

1,000 square metres or more to meet the BREEAM very good level anddevelopments should have particular regard to specific climate change adaptationmeasures. Policy CP9 also emphasises the importance of the role of CatterickGarrison in meeting the Districts retail and leisure needs with particular support tobe given to development that :

enhances the Districts hotel, leisure and retail offer and enables theaccommodation of large format retailers;

improves transport infrastructure, sustainable transport links, and pedestrianroutes; and,

delivers environmental improvements.

The policy also supports retail and other appropriate uses within the local towncentres which are of a scale appropriate to the role of the particular centreconcerned and which respects the character of the environment. Developments ofmore than 500 sq. m. need to demonstrate that they will not adversely impact on therole, vitality and viability of the Districts town centres or on existing, committed andplanned public and private investment in a centre or centres in the catchment areaof the proposal. Policy CP10 also supports the provision of medium to large scalehotel accommodation at Catterick Garrison where a need has been identified andwhere it does not affect the character and appearance of the settlement.

7.7 Policy CP13 promotes high quality design including sustainable constructionprinciples which policy CP14 expects developments to provide, or enable theprovision of, the infrastructure made necessary by that development.

Context of this Proposal7.8 The application seeks to change one part of the larger Town Centre development

that was approved in October last year. The remainder of that development isunaffected by this proposal and, if approved, it is intended that the developmentwould still be undertaken as a single scheme. In dealing with the largerdevelopment consideration was given to broader issues such as :

retail impact;

capacity of infrastructure to serve the development;

drainage and flood risk;

land quality and contamination;

transportation, access, highway and pedestrian safety;

landscape and townscape impacts;

urban design and the public realm;

sustainability and climate change;

accessibility, crime and disorder and community safety;

employment opportunities and socio-economic benefits; effect on sport and recreation provision;

ecology;

lighting and light pollution; and,

effect on neighbours and town centre residents.


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For most of these issues, this revised proposal does not make any significantchange to the matters that were considered previously and so these issues do notneed to be addressed again. If permission were to be granted, then planningconditions could be used to ensure that the development was undertaken only inassociation with the larger scheme and not in isolation so as to ensure both delivery

of the whole development and the associated infrastructure which is also integral tothis revised part of the wider whole.

7.9 It has long been acknowledged that there is a significant amount of expenditure thatis being lost from Richmondshires economy to the surrounding centres ofDarlington, Northallerton and elsewhere. The provision of a new Town Centre atCatterick Garrison which is complementary in its relationship to Richmond is a keyobjective of the Local Plan Core Strategy and this would be delivered by thescheme that was approved last year. Consideration now needs to be given as towhether the proposed changes would still ensure that the roles of each centre arecomplementary; whether the increased size of the proposed cinema would harm the

vitality and viability of Richmond or other centres; whether the larger developmentcan still be accommodated in terms of transport infrastructure; the design andappearance of the building including its broader context; and also the implicationsfor the wider Richmondshire economy.

Potential Impacts/Benefits Affecting Other Nearby Town Centres7.10 The application is accompanied by a Cinema Capacity and Impact Assessment

which seeks to establish whether there is sufficient capacity to support a multiplexcinema with 7 screens and 848 seats as now proposed. The document which wassubmitted with the application had taken a base date that did not reflect recentchanges in cinema provision and the potential inaccuracies that this might cause inthe assessment of capacity were referred to widely in consultation responses andrepresentations received.

7.11 Consequently a revised document was prepared on behalf of the applicants and thisnow supercedes the previous submission. A copy of the assessment is provided forMembers consideration within Appendix 1of this report. It examines trends incinema provision and admissions in recent years; local cinema provision within adefined catchment area; the capacity for additional provision within that catchment;and the potential impact of the scale of development now proposed.

7.12 The assessment concludes that the catchment of the proposed cinema would bearound 91,000 people based on 2011 census population levels, rising to 97,000 by2018. This includes an area around Northallerton on the basis that there iscurrently limited provision there and an assumption that people will be attracted to amultiplex at Catterick Garrison which would be further assisted by enhancedaccessibility arising from the A1 upgrade and new Catterick junction. Whilst theproposed cinema might attract some custom from that area, I do believe that this isover-estimated. Northallerton has far better and quicker links to Darlington andTeesside than it does to Catterick Garrison and that will still be the case oncompletion of the A1 upgrade. The new multiplex in Darlington that is expected toopen in late 2015 would, I believe, be far more accessible and attractive to cinema

customers seeking a multiplex experience from that part of the catchment than asimilar (and smaller) facility at Catterick. There are also particularly good linksbetween Northallerton and cinema facilities at Teesside. Consequently I believethat the assessment has probably over-estimated the catchment area and customerbase by something in the order of 15,000 18,000. Therefore, whilst the capacity


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assessment concludes that a 7 screen cinema could be supported, that is likely tobe over-optimistic and in reality the capacity is probably no more than 6 screens.

7.13 The assessment acknowledges that the proximity of the cinemas in Richmond andLeyburn does mean that they could potentially experience some loss of trade fromthe development that is proposed, but suggests that because of their very different

size and character to the proposed multiplex they are likely to show different typesof films and should appeal to different audiences. Whilst the cinemas in Richmondand Leyburn would undoubtedly provide a different, and perhaps complimentary,experience to a multiplex at Catterick Garrison, evidence from The Station Cinemaoperator (see Appendix 3) suggests that there would be a far greater overlap inprovision than is accounted for in the assessment. Seven out of the ten films thathave been most successful at The Station in 2013 have been childrens/family films.Consequently their opinion is that a seven screen cinema at Catterick Garrisonwould have the capability to screen all the films that are successful at The Stationand thereby meet the needs of local cinemagoers.

7.14 It is not the role of the planning system to protect any individual business fromcompetition, and in most situations elsewhere a development in one town centrewould hardly ever be considered to have an unacceptable impact on the vitality andviability of another town centre. National planning policy is very supportive of towncentres and positively encourages the approval of appropriate development in anydesignated centre as part of the overall presumption in favour of sustainabledevelopment. The NPPF seeks to deliver competitive town centre environmentsthat provide customer choice. It is the case, however, that the great majority oftown centres are more self-contained, further apart and more well established thanis the case with Richmond and Catterick Garrison. Consequently local policy (nowexpressed through the Local Plan Core Strategy) takes a somewhat moreprecautionary approach and looks to deliver development in one centre that wouldcomplement the other.

7.15 Whilst The Station Cinema is undoubtedly an important local business, thelikelihood that the proposed development would compete with it is not sufficient initself to warrant rejection of this proposal. It is, however, an important componentwithin The Station as a whole, and although The Station is slightly separategeographically from the town centre of Richmond, it has become an importantelement of the local offer and undoubtedly contributes positively to the vitality andviability of Richmonds centre as a whole. Evidence from the Richmondshire

Building Preservation Trust (as managers of The Station) as well as from theRichmond and Lower Swaledale Business Association and others who have maderepresentations in relation to this proposal, underlines that point. There is clearlyconcern that the viability of The Station might be undermined by the larger cinemaproposed at Catterick Garrison and as a result its contribution to Richmond towncentre as a whole may be diminished or lost.

7.16 These very strong concerns and the potential impact on The Station as a wholehave been increasingly acknowledged by the applicants since the application wassubmitted and as consultee views have emerged. Accordingly, they haveresponded (see Appendix 2) with a proposal to mitigate the initial impact by

providing financial support for The Station to the tune of 75,000 over the first fiveyears from the Garrison development opening which would be available to theBuilding Preservation Trust through an escrow account to meet their operating /administration and building maintenance costs. The applicants have also sinceindicated that, if preferred, the payment of sums from that account could be front-


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loaded up to 30,000 for each of the first two years so as to provide greatermitigation at the point when the greatest impact might be felt. The fund would beadministered by the Council, but could be used by The Station in such a way as toallow The Station as a whole to be managed in ways that would mitigate the initialimpact and thereafter re-position itself during the initial years of the newdevelopment at Catterick Garrison. This would be similar to the contribution

previously secured as part of the approved town centre development for a tourist /business information point facility within the scheme and also the Princes Gatecommunity initiative which are to be provided in mitigation of specific impacts arisingfrom the development.

7.17 The Building Preservation Trust have so far not accepted this offer of support, but inthe event of that position changing in any way I will update Members of any furtherresponse prior to the meeting.

Transport Infrastructure7.18 Although not featuring strongly in representations received regarding this revised

proposal, some concern has nevertheless been expressed regarding the increasedpotential for traffic movements and congestion on local roads (particularly theA6136) arising from the increased size of the cinema. The larger town centrescheme and its associated transportation implications was developed in closeconsultation with North Yorkshire County Council as the Highway Authority andsupported by a detailed Transport Assessment and accompanying FrameworkTravel Plan. The transportation implications were also fully considered in thecontext of a Garrison-wide traffic and transport model looking ahead to 2020 alongwith an overall traffic management strategy to ensure that the bigger picture hadalso been taken into consideration. Full consideration was also given toaccessibility by public transport, pedestrian connections and the relationship to theextensive Garrison cycle route network. Particularly close attention was paid to theimpact of the development on the A6108 and provision was made for a number ofimprovements to the local transportation infrastructure which would be deliveredalongside the development.

7.19 Transport infrastructure improvements to the A6136 would only be delivered if thetown centre development as a whole is to proceed. The approved scheme includesprovision for the MoD to make land available at the White Shops junction forimprovement works to be carried out there, along with direct improvements to theRichmond Road/Gough Road junction. Both of these would significantly improve

the capacity of these key local junctions on the A6136 and are associated with thewider improvement scheme for this strategic highway infrastructure that is currentlythe subject of a bid for Local Enterprise Partnership (LEP) funding. Without thetown centre scheme, these key improvements will not take place. Furthermore, theLEP bid is closely dependant upon delivery of both the town centre scheme itself(for its economic benefits) and the associated infrastructure improvements.

7.20 This revised application is supported by an updated assessment of trip generationrates arising from the increased number of seats proposed for the cinema (albeitthat the actual floorspace of the building which had previously been used for theassessment of trip rates would be less in the proposed scheme). It also assesses

the effects of the proposed change on parking demand in relation to the parkingcapacity (385 new spaces) provided by the approved scheme. The assessmentconcludes that the proposed change would not result in any material or significantincrease in trip rates or parking demand, or noticeable additional impact on theoperation of local transport infrastructure networks.


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7.21 The Highway Authority have considered the proposed changes along with theapplicants assessment of the effects on transport infrastructure and they haveadvised that the proposal is still acceptable in terms of transport infrastructureproviding this particular part of the development takes place in association with theremainder of the approved scheme.

Design and Appearance7.22 The design approach taken for this building is similar to the concept of the earlier

scheme for this part of the site. Changes to the internal layout mean that the mainpart of the building would be approximately 2 metres lower than the approvedbuilding, albeit that the raised portion would be around 0.7 metre higher. Theground floor containing the proposed restaurants and cinema foyer entrance adoptsthe same design approach and materials as the remainder of the town centrescheme and would provide a frontage behind a landscaped forecourt to this part ofGough Road. The development would take the same approach to sustainablebuilding design, construction and operation as was previously approved for this part

of the original scheme.

7.23 Along with the hotel that is approved in the eastern part of the larger site, thisremains a large structure that would be located as a prominent focal point. Thecinema would still be significantly larger and more prominent than any existingbuildings in the town centre where many buildings are essentially of two storeydomestic scale. The Tesco store and the sport and leisure centre are the closestparallels in terms of height and scale, but in comparison these are set down or backfrom the roadside so that they tend to be less imposing than the proposed newbuilding would be. Through the granting of the earlier planning permission, abuilding of this scale has already been considered to be appropriate in this locationand as part of the larger development. This is, after all, an urban town centrelocation that has changed quite significantly in recent years and would continue todo so with the addition of the proposed development. In coming to that view,Members acknowledged and recognised the scale and nature of the change that abuilding of this size would bring to the character and appearance of the town centre.

Economic and Employment Implications7.24 This particular development in its proposed revised form is anticipated to provide 15

full time and 15 part time jobs (23 fte jobs). In considering the previous proposal forthe town centre scheme as a whole, it was recognised that it would undoubtedly

support and enhance the economy of the Town Centre at Catterick Garrison withknock-on benefits for the settlement and wider area. The development as a wholehas been predicted to generate up to 700 new full time equivalent jobs in addition tothose that would arise during the construction phase. In recognising that thisprediction may possibly be an optimistic assessment, it was nevertheless previouslyacknowledged by Members that this would make a very significant contribution toemployment opportunities in the wider Richmondshire area whilst at the same timecomplementing the military employment at Catterick Garrison and providingopportunities in particular for dependants of military families.

7.25 Job creation and employment benefit are material considerations to which

appropriate weight should be given. Similarly, the potential for reduction inemployment opportunities that might arise elsewhere as a result of a developmentmay also be taken into consideration, but the weight given to that has to reflect thefact that, at this point in time, there is much less certainty in those assumptions.Such impact might also be mitigated by the offer of support towards the running of


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The Station made by the applicants to the Richmondshire Building PreservationTrust.

7.26 A further factor which clearly does require careful and very serious consideration isthe significance of the enlarged cinema to the viability of the Catterick GarrisonTown Centre scheme as a whole. The further submissions made by the

applicants (see Appendix 2) make it very clear that the delivery of the currentTown Centre scheme is entirely dependant upon the scale of cinema that is nowproposed. The cinema is an integral anchor to the Town Centre development andbinds together the retail, leisure and restaurant elements. Without this revised partof the scheme the key anchor occupiers will be lost and the whole Town Centredevelopment will simply collapse. The solicitors acting for the prospectivedevelopers have also written (see Appendix 2) to underline and give weight to thisscenario. They too confirm that without the revised cinema proposal the keytenants of the Town Centre scheme would be lost without scope for renegotiatingtheir leases.

7.27 Consequently, the economic and employment implications of this revised schemeare far greater than the changes that might result from the cinema developmentitself, thereby increasing the degree of weight that Members might otherwise beinclined to give to this factor. In some eyes this might be seen as presenting thePlanning Authority with an extremely difficult choice, but Members shouldunderstand and appreciate that this is not something that has been deliberatelyengineered rather it is an outcome of particular circumstances that could not beavoided. The prospective developers of the scheme have made it very clear thatthey would be very happy to go ahead with the size of cinema previously approved,but unfortunately there is no longer an operator that is prepared to take such ascheme. The applicants have exhausted all other possibilities and have only onepotential operator remaining whose business model will only support a seven (notfive) screen cinema.

7.28 Whilst that in itself would not generally warrant great weight, what does increase thesignificance of this issue as a material consideration is the connection between thedelivery of a cinema as part of the larger development and the ability to attract notonly operators of the closely associated food and drink units in the scheme, but alsothe key retailers and the hotel that are currently part of the development. Inessence, with no cinema the current Town Centre scheme would be undeliverablefor the foreseeable future and even then would not again attract the same quality of

retail or leisure operators. There are a series of interdependencies related to thetown centre development which mean that it is the one key strategic developmentthat will both provide direct economic benefits whilst at the same time making itpossible to deliver other associated development and infrastructure. If the towncentre development did not go ahead, then it would set strategic growth forRichmondshire back by at least 5 years. Whilst this presents Members with a verydifficult set of circumstances indeed to consider, it does undoubtedly also mean thatthe actual loss of economic benefit and employment opportunities assumes fargreater significance.

8.0 Conclusions and Recommendation

8.1 This application looks to make changes to part of a wider Town Centre scheme forwhich planning permission was granted in October last year and which woulddeliver a pivotal element of the Councils development strategy. The main change


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now proposed is to replace the previously approved five screen cinema with aseven screen facility.

8.2 Whilst the accompanying Impact Assessment concludes that there is local capacityfor the increased provision, this is considered to have over-estimated the potentialcatchment area and population so that in practice the capacity is likely to be less

than this. A considerable amount of objection (almost 160 individualrepresentations) has been received to the proposal and the main reason for this isthe anticipated impact on facilities at The Station which contributes to the vitalityand viability of the wider Richmond town centre. In recognition of the potential forsome impact and to make the development more complementary with Richmondtown centre, the applicants have separately made an offer for provision of financialsupport to the Building Preservation Trust for the running and maintenance of TheStation over a period of 5 years to assist in mitigating effects from the development.The Preservation Trust have so far not accepted the principle of such an approach.On the other hand, there is a significant body of opinion from the local community(around 50 individual representations) in favour of this proposal.

8.3 The revised scheme can be accommodated within the improved transportationinfrastructure that would be provided as part of, and in association with, the widerTown Centre scheme and the proposed approach to building design andsustainable construction is comparable to the remainder of that scheme.

8.4 It has been made clear beyond any doubt that the proposed cinema is an integralanchor to delivery of the wider Town Centre development and binds together theother retail, leisure and restaurant elements. Although it was previously anticipatedthat a smaller cinema would form part of the Town Centre scheme, subsequentchanges in circumstances that could not be foreseen mean that there is now noother way of bringing forward a cinema other than in this larger format and withoutthis revised part of the scheme the key anchor occupiers for the Town Centre willbe lost and the whole development will simply collapse. That development isexpected to generate up to 700 new full time equivalent jobs in addition to thosethat would arise during the construction phase. The development would also bringa range of other economic and sustainability benefits, both in its own right and tothe wider Richmondshire area. If the Town Centre development did not go ahead,then it would set strategic growth for Richmondshire back by at least 5 years. Thisis an important material consideration to which very significant weight should beattached in determining the current application.

8.5 Whilst there are difficult and potentially conflicting issues and materialconsiderations that have to be carefully taken into account and weighed In thebalance in determining this application, the overall balance lies clearly in favour ofsupporting this scheme which would assist in fulfilling relevant policies of theDevelopment Plan and accord with the National Planning Policy Framework.

8.6 For the reasons set out in paragraphs 8.1 to 8.5 above (and noting that the matterof a financial contribution to the Richmondshire Building Preservation Trust from thedevelopment which would support the running and maintenance of The Station hasbeen made as a separate matter between the parties outside of the planning

process and is not an essential pre-requisite for the development to be acceptablein planning terms), it is recommended that conditional planning permission begranted.


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8.7 In addition to standard planning conditions covering matters including submissionand approval of specific details of works, ensuring implementation of thedevelopment in accordance with the approved particulars and plans, etc, it is alsorecommended that the following further matters be covered by conditions to beimposed on the grant of this permission :

the development not to commence in advance of, or in isolation from, theremainder of the town centre scheme as previously approved;

confirmation of the uses approved as part of the permission with restrictions topreclude subsequent internal alterations following completion of thedevelopment that would increase the number of approved cinema screens;

submission and approval of a detailed scheme for sustainable building design,construction and operation.

Contact Officer: Peter Featherstone Ext. 01748 901121

List of Background Papers:Application forms, plans, covering letter, certificates.Other material submitted with the application.Further correspondence with the applicant/agent.Details of consultation and neighbour notification.Consultation replies.Other representations received.

Previous planning history.

File Reference: 14/00025/FULL

Appendices:Appendix 1 : Extracts from the submitted plans and proposals (including Design and

Access Statement; and the revised Cinema Capacity Impact Assessment)Appendix 2 : Further supporting submissions on behalf of the applicantsAppendix 3 : Consultation responses from :

Richmond and Lower Swaledale Business Association

The Station Cinema

Planning Committee : 1 April 2014.


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Catterick Garrison Town Centre Prepared by GPA LtdProposed Multiplex Cinema (7 Screens) for Catterick (Lingfield Ltd JV PartnershipSupporting Statement

Catterick Garrison Town Centre

Reapplication for Multiplex Cinema (7 Screens)

Supporting Statement

1 Despite one of the worst economic recessions in history, the JV Partnership behind the

Catterick Garrison Town Centre Scheme, (Lingfield ) Catterick Ltd, have made huge

progress over the past 12 months, and have put in place a programme for the construction of

the town centre to commence on 22 April 2014, with an anticipated opening planned for

Easter 2015. This application for a multiplex (7 screen) cinema represents the final and most

critical hurdle to be addressed prior to letting of the construction contracts. Without this

permission the JV partnership will lose the vast majority of its key anchor occupiers and the

scheme will collapse.

2 Following the decision of the Planning Committee to grant detailed planning consent on 30

July 2013, the JV Partnership embarked on a programme to finalise leases with identified

tenants, which included a cinema operator for the five (5) screen cinema. Unfortunately, the

proposed cinema operator decided to pull out of negotiations due to changes in their

corporate plan. After a period of intense marketing an alternative cinema operator with a

strong covenant was identified, but this operator would only agree to take up the offer of a

lease on the basis of a multiplex cinema with seven (7) screens and 848 seats.

3 Following discussion with RDC it was acknowledged that a new application would be required

to change the current permission for a 5 screen cinema, even though the total floorspace of

the new cinema block would be slightly less than the existing permission (ie 1,725 sqm

compared to 1827 sqm).

4 In accordance with the JV Partnership's principled approach to ensure full and effective

consultation with local stakeholders and other interested parties, the JV Partnership informed

the Station Cinema operator of the situation and revised plans prior to the submission of the

application. The Station Cinema Operator then chose to lodge a pre application objection,

publicised on their website encouraging further local objections to be lodged.

5 We would remind the Committee of the 480 letters of support (97%) which were received as a

result of the public consultation held in early May 2013 in connection with the Catterick TownCentre scheme of which the cinema is a fundamental and integral part. Many of these letters

of support noted the positive benefits that the Catterick Garrison Town Centre would bring to

the area in terms of new job opportunities, the reduced need to travel to Darlington for

shopping and leisure activities, and also noting that it would be a positive benefit for children

and young people. A cinema complex at Ctterick Garrison has been an aspiration of local

people for some time.

6 We recognise that the Station has a key role to play in Richmond's offer and the JV

Partnership has subsequently met with representatives of the Richmondshire Buildings

Preservation Trust (which owns the Cinema building) and the Station Cinema Operator ontwo occasions, the second occasion also included the Planning Case Officer at RDC to

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explore their concerns and to try and find a consensus on a way forward which addresses the

interests of all parties.

7 During discussions, the Station noted that a five screen cinema was accepted as part of the

Catterick Town Centre development and that they had actually drawn up plans to install a

third screen at the Station cinema after accepting this position. This therefore demonstrates

an agreed capacity for at least six further screens in the context of the seven now sought for

the Catterick Cinema occupier.

8 In order to allay the concerns of objectors the JV Partnership updated its Cinema Impact

Assessment to take into account the provision of additional cinema screens within and

adjoining the catchment (planned and in use) since the original application was submitted

during May 2013. Based on national and regional cinema provision the impact assessment

demonstrates that that there is an under-provision of cinema seats and screens in this part of

North Yorkshire. Based on the national average of cinema seats per 100,000 population

(1,310) it is calculated that the catchment could sustain around 1,271 seats. Taking intoaccount the number of seats available at Richmond Station Cinema (182 seats) and after

making an allowance for another, say 184 seats available at the Leyburn and Northallerton

Arts Centre cinemas which operate 2-3 days per week, then there is a net residual capacity

for 907 additional seats, equivalent to 7.5 screens, based on 121 seats per screen (Catterick

Garrison Cinema proposal). The impact assessment also noted that:

There continues to be considerable growth nationally and regionally in visits to cinemas

and which will underpin further expansion of cinema screens;

The Catterick Garrison proposal will be in a town centre location, which is in accordance

with the National Planning Policy Framework (NPPF) and policies of the Richmondshire

Submission Core Strategy;

Although the two screen Richmond Station cinema (and the one screen Old School Arts

Centre at Leyburn) are 3 and 9 miles away respectively from Catterick Garrison, these

two 'cinemas' are very different in size and character to the Catterick Garrison multiplex

and are likely to show different types of film and should appeal to different audiences.

Some of the objections actually cite 'that the experience offered by a multiplex cinema

would be sufficiently different to what The Station Cinema has to offer, that both cinemas

should be able to operate'. The Catterick Garrison cinema will have a greater film choice

from its seven screens and will have a greater appeal to young families and younger

Army personnel at the Garrison, its core catchment area. According to the Richmond

Station owner and manager, the Station cinema mainly attracts customers from

Richmond, the surrounding villages and also tourists, with proportionately only a limited

number of customers from Catterick Garrison. The same is no doubt true for the Leyburn

Arts Centre, which has a more local appeal. However both these 'cinemas' and the

Catterick Garrison complex should complement each other in terms of appeal and be

able to co-exist on a mutually beneficial basis.

Together, they should provide a major multi-screen draw for the catchment population,

helping to counter the increased attraction of Darlington (outside the catchment), once a

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planned 9 screen cinema opens probably during 2015/16;

9 The above analysis does not take into account the lettings of each screen at the Station

Cinema for conferences and presentations which already contributes significantly to their

customer numbers and income. Again this is a very different offer to that proposed at

Catterick Garrison.

10 Notwithstanding the above and having regard to its Corporate Social Responsibilities, the JV

Partnership wishes to make a charitable donation to help the Trust and support its activities

and this contribution would assist the Trust with its running/administration and building

maintenance costs. The JV is prepared to make a lump sum payment of 75,000 set aside in

an escrow account (held by Richmondshire District Council) and secured through a Deed of

Variation to the existing legally binding S.106 Agreement. This will allow RBPT to drawdown

15,000 pa extending over a five year period and assist it with continuing its excellent work

and support in achieving its aims and objectives

11 In preparing this revised application we have had regard to the planning policy framework for

leisure developments such as multiplex cinemas in town centre locations. In this context the

NPPF, saved policies of the adopted Local Plan and the policies of the Proposed Submission

Draft Core Strategy are relevant.

12 With regards to the NPPF Section 2 Ensuring the Vitality of Town Centres (paras 23-27)

specifically sets out the policy framework for town centre developments. It states that:

In drawing up Local Plans, local planning authorities should 'recognise town centres at

the heart of their communities and pursue policies to support their viability and vitality';

The NPPF further adds that LPAs should 'promote competitive town centres that provide

customer choice and a diverse retail offer and which reflect the individuality of town

centres'. The new town centre at Catterick Garrison will achieve these objectives by

providing additional customer choice and a more diverse retail and leisure offer which

cannot be provided in the neighbouring town centres of Leyburn and Richmond due

primarily to conservation and heritage constraints.

The NPPF also requires LPAs 'to allocate a range of suitable sites to meet the scale, and

type of retail, leisure, commercial, office, tourism, cultural, community and residential

development needed in town centres. It is important that needs for retail, leisure and

other main town centre uses are met in full and are not compromised by limited site

availability'.

As the proposed cinema site is in a town centre location, the NPPF does not require a

sequential test to be undertaken. Also the NPPF does not require impact assessments

for proposed town centre schemes which are in accordance with an up to date Local

Plan. However, given local concerns regarding the potential impacts of the proposed

scheme on the Richmond Station cinema the developer has submitted a Cinema Impact

Assessment with the planning application.

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13 With regards to the Richmondshire Submission Core Strategy, which has effectively taken

over from the adopted Local Plan, the Spatial Policies of the Core Strategy:

Confirms the status of Catterick Garrison as a principle town and states that 'the

development of a new town centre is key to the strategic growth of Catterick Garrison',

where housing and employment will be concentrated over the plan period;

The policies also add that the development of Catterick Garrison town centre is a key

part of the vision for Richmondshire: 'Historic Richmond and a modern Catterick

Garrison Town Centre complement each other in the range of facilities and

opportunities they offer to the District'.

This is expanded on in Strategic Objective d which states: 'Development in Richmond

and Catterick Garrison will promote their complementary roles and provision of

facilities. It will recognise their close relationship in terms of provision of services and

impact of development in one on the other. The balance of physical development will

be concentrated in the Catterick Garrison area rather than in Richmond because of itslimited physical scope for expansion.'

14 The J V Partnership recognises that a key theme running through the Core Strategy is for

Historic Richmond and a modern Catterick Garrison town centre to complement each other in

the range of facilities and opportunities they offer to the District. As noted in para 6 above

(bullet point 3) we firmly believe that the two cinema operators will achieve this objective.

15 Significant economic, social and sustainability benefits to the people living in Catterick

Garrison, Richmond and Richmondshire will flow from the overall town centre scheme.

Specifically: The town centre project including the multiplex cinema is fundamental to the medium and

long term growth prospects for Richmondshire;

It is estimated that in total the town centre scheme of Princes Gate will provide around

700 direct jobs as well as additional indirect jobs in supply firms, and attract more visitors

to the District, which is predominantly rural in character. This will generate increased

spending in the local economy, and ensure the viability and success of many businesses

across Richmondshire;

It will make a significant contribution to creating a strong, vibrant and healthy communityby providing accessible local services, which will complement those in Richmond and

Leyburn town centres;

It will contribute to achieving a low carbon economy by reducing the propensity to travel

to Darlington and other centres for retail and leisure activities as well as building an

energy efficient and low carbon town centre scheme. For those living in Catterick

Garrison and the surrounding villages there is an opportunity to walk or cycle to the town

centre;

Moreover the provision of a Information Point will ensure that the businesses inCatterick Garrison, Richmond including the Station Cinema, Leyburn and the Dales can

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share in the opportunities provided by increased visitor numbers and expenditure in the

local economy;

Through the S106 Agreement (already signed) there will be substantial and significant

physical improvements to the junction of Gough Road and Richmond Road, and also an

extension of the footpath and cycleway along Richmond Road;

The new businesses in the town centre will generate business rates estimated to yield

1,000,000 per annum for the benefit of Richmondshire District Council.

16 The project itself is not without significant risks. The JV Partnership have spent 6 years

working with local and statutory stakeholders to ensure that this town centre is viable in

extremely challenging economic times. Viability continues to be a key risk because of the

high abnormal construction costs due to the huge changes in level across the site, meeting

MOD CTM (Counter Terrorism Measure) guidelines and site infrastructure. On the lettings

side, significant packages of benefits have had to be offered to prospective tenants (these

include rent free periods, meeting fit out costs and offering other financial incentives).

However, the project has come a long way since it first received outline planning consent in

2007 due to the strong commitment of the JV Partnership, and also the valuable support of

the MOD and Richmondshire District Council. It would be a catastrophe if all these efforts

had to be aborted at this last stage whilst the final building blocks to ensure its deliverability

and viability are being put in place.

17 The JV partnership has demonstrated that it takes its social and community responsibilities

seriously, and that it is sensitive to local concerns. Not only is it offering to make a sum of

money available to the RBPT but it has outlined a range of sustainable and socialcommitments these including: ,

The Premier Inn Hotel will achieve a BREEAM Very Good status. In addition the

building will produce 15% of its energy needs from renewable energy technologies.

The whole design solution for the town centre development follows the discipline of a

design stage BREEAM appraisal.

Materials where practicable will be sourced from the local area and recycled materials

are being incorporated.

18 One of the core objectives of the new facilities is to offer services to the local community that

negates their need to travel long distances. Furthermore, the town centre will incorporate

sustainable travel connecting and extending pedestrian links and current cycle routes (by

working with SUSTRANS) and maintaining the strong public transport links between Catterick

Garrison and the wider Richmondshire area.

19 The construction and subsequent operation of the town centre will yield further benefits:

By employing local staff this will result in reduced journey times to work, and keep

spending in the local area (these staff are also likely to have knowledge of localsuppliers as part of the supply chain, and thus ensure further opportunities for local

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businesses.

Once complete, the running of the Princes Gate development will generate

approximately 250,000 per annum for providers of supply services across

Richmondshire.

A minimum of 75% of the construction works will be delivered by local businesses

within a 30 mile radius of Catterick. In addition the JV Partnership will be hosting a

supply chain roadshow event. This will be in partnership with Richmondshire District

Council inviting local businesses (both suppliers of goods and services) to meet the

construction team and establish trading links for the development of the town centre).

At these workshops we will wish to involve the District Council's Economic

Development and Regeneration team who may be able to support local businesses

on any up-skilling which may be necessary.

All waste will be segregated at source and there will be active divergence of wastefrom landfill.

20 The JV Partnership has identified a potential skill shortage in the local area to support the new

employment opportunities (up to 700 jobs) that will be created by the development. The

developer has already started discussions to link with the District Council Economic team and

to work with the local college on any training needed. It is our aim to have local people job

ready with necessary customer services skills training by Easter 2015 when the town centre

will be completed.

21 With regards to highway improvements, the development will involve a substantial upgrade ofthe Gough Road/Richmond Road junction. This work will see the creation of a left hand slip

road off Richmond Road onto Gough Road and will see the operation of the lights at this

junction improved. The net benefit of these works will be to substantially reduce the dwell time

of vehicles and improve the efficiency of vehicles moving through this junction. Both of these

benefits will reduce emissions from vehicles travelling through the local area.

22 With regards to drainage, storm water will be gravity fed and hence there will be no need for

any pumping within the system. Furthermore drainage attenuation has been designed to

provide a considerable on site storage facility. The scheme drainage run off utilises a

discharge rate similar to agricultural levels into the adjacent drainage infrastructure, and will

thus protect downstream properties from the risk of flooding.

23 The JV Partnership recognises that the Garrison-Wide Partnership and local business

association forums will provide a platform to discuss opportunities arising from the town

planning agenda for seven screen cinema proposal

Documents

screen cinema proposal

cinema wouldoperate

cinema screensauditoriums

planning permission

planning agenda

proposed building

planning history

main building structure