A DEVELOPER has been advised to go back to the drawing board over plans to build a retail park in Stanway.

Agencies working on behalf of Colchester Council have asked the developer behind Stane Park phase two to incorporate office or warehouse space into its design.

Churchmanor Estates revealed last November it wanted to build a retail park at the site opposite Sainsbury’s. It will include B&Q, Aldi and an M&S Foodhall.

Correspondence between the agencies and Churchmanor Estates has led to a planning decision being held up for more than two months.

A report by Cushman and Wakefield, working on behalf of the council, said: “Given the changes in the wider area and the Stane Park Phase 1 consent, we consider that the ‘attractiveness’ of the site for employment use has increased since 2015.

“The site is in an extremely accessible location - with good visibility from the A12 – and of a size which is large enough to create a critical mass once fully developed.

“We also understand that one of the concerns regarding this site is the potential infrastructure costs are seen as a barrier to development. Stane Park Phase 1 is paying for an element of these infrastructure costs, helping to ‘subsidise’ the development of the site.

“We therefore consider that there is currently insufficient evidence to remove the employment designation for this site.”

It added: “We therefore consider that the applicant should be requested to explore options on the Site which incorporate a significant element of employment space as part of a mixed use scheme.”

Churchmanor Estates was granted permission to build restaurants at Stane Park phase one last year by a planning inspector after he decided Colchester Council wrongly turned it down.

He dismissed the land was designated, and needed, for employment use, saying Colchester had a good supply.

Despite this, the council has once again been advised the retail element at Stane Park, named Phase Two, should incorporate employability land. The report also said it was unlikely the retail park would happen because of infrastructure costs of £1 million.

Churchmanor Estates has said neither office or warehouse development is viable at Stane Park. It has also denied the development would be unlikely to happen because of costs.

Paul Smith, (Lib Dem) leader of Colchester Council, said the planning inspector’s decision to reallocate employment land at Tollgate Village for retail meant there was now less in Colchester.

He said: “There have been substantial bits taken out of the equation.

“It’s an ongoing debate as to whether there is enough or not. If you’re Churchmanor you say there is and if you are the council you say there isn’t.

“There is a lot of employment land which has now gone over to retail. The inspector’s decision covered Tollgate Village stages one, two and three.

“We have taken some out [of employment land] and it’s a question of have we taken enough.”

Colchester Council said it did not have a date for when Stane Park would be put before its planning committee.

However, it said it was likely to be heard later this summer.

'Saddened' 

THE managing director of Churchmanor Estates said he is “saddened” Colchester Council does not support the application.

Stephen Clark said the developers is contributing £2.5 million to Stanway’s road network and creating 300 new jobs.

He said further significant job creation will occur when Sainsbury’s move into B&Q’s existing building in the Hythe.

Gazette: Developers - Stephen Clark from Churchmanor Estates at Stane Park. Inset is a computer generated image of the proposed plans for shops

He said: “I understand the council has a desire to reserve land for employment uses such as factories and warehouses.

“But even its own evidence is clear – there is simply no need and it can safely allow Stane Retail Park to be developed without a risk of there not being enough employment land in the future.

“At the Stane Leisure Park appeal, Colchester Council agreed there was enough employment land reserved for the next 65 years based on annual take up rates and this fact still remains.

“Paul Smith (leader) should be aware the council’s own consultants have stated that building factories and warehouses at Stane Park would not be financially viable.

“Loss of employment land was given as the principle reason for turning down our restaurant scheme at Stane Leisure Park and I fear the council wants to re-run those arguments.

“I believe the Princess Charlotte public house and the other restaurants that we are due to complete in July make a

valuable contribution to Stanway.

“It does seems strange to think this would have been lost had we not appealed to a Government planning inspector.

“Undoubtedly the land would still lie vacant today.

“Our application has been registered with Colchester Council now for five months and we are looking forward to hearing shortly whether the planning committee is going to be guided to approve or refuse our application.

“B&Q, Aldi, Marks and Spencer Food Hall and ourselves obviously hope an appeal can be avoided this time round.”