Planning experts spent over 20 hours debating whether to give controversial plans for a discount supermarket in Newport the go-ahead.
Legal buffs went head to head at the Public Inquiry this week in Telford.
It is now down to the Planning Inspectorate, Mel Middleton, to decide whether or not to grant permission.
That decision is expected in around three weeks.
Growing Enterprises want to build a 1,533 sq m retail unit – primed for discount supermarket chain Lidl – at Mere Park Industrial Estate.
The application has been criticised by Newport Civic Society and Newport Town Council, amongst others, and went to appeal after Telford & Wrekin Council failed to deal with it within a specified 12-week period.
The inquiry finally closed yesterday after both sides had meticulously laid out their arguments.
Martin Robeson, an expert witness on planning issues called by the council, said the development would impact town centre trade by more than 16 per cent.
He said: “Choice will be increased but I don’t see the expansion of choice as an over-riding factor.
“I do not find any factors that weigh strongly in favour of this proposal.”
Planning expert Paul Newton, chief witness for Growing Enterprises, accepted that trade would be affected but said he would not anticipate any closures to stores such as B&M Bargains.
An independent survey found that there is a 50:50 split between Newport residents who do their main food shop in either Waitrose or Somerfield and those who travel out-of-town.
That translates to £26.45m leaving the town in ‘leakage’ each year.
The appellants claim that £1.46m would be clawed back by introducing Lidl to Mere Park.
But Mr Robeson said such a small figure would not make a big impact.
“It is not a significant change,” he added. “And what would the benefit of that 5.5 per cent?
“How many people will make new visits to Newport town centre as a result?”
But Mr Newton said the development would benefit Newport as a whole.
He said: “It would improve retail facilities, provide genuine competition, create 25 jobs, improve sustainability and claw money back from other areas.”
The council argued that there are more preferable sites in the town, namely Waters Lane and Audley Avenue.
But the appellant said these sites are too small and are earmarked for residential development.
Mr Middleton was in Newport yesterday to have a first hand look at Mere Park and High Street.
He now has a major decision to make.
THE KEY ARGUMENTS
Telford & Wrekin Council:
- Newport does not need a supermarket until 2026
- The application does not fit in with local authority guidelines
- Accessibility by foot or bicycle is not attractive
- High Street businesses will suffer
- Other more suitable sites will become available over the next 10 years
- The move would undermine the regeneration works that are ongoing in the town.
Growing Enterprises:
- There is a clear need for a new supermarket to serve the community
- The development would keep money in Newport
- More people would visit Newport as a result
- Consumers would have greater choice
- Mere Park offers better transport links
- A free bus is promised until 2014
- Mere Park is the only viable site in the town
- Around 25 jobs would be created
By Sean Wozencroft