IN a week where Tesco has announced it is having to pull out of North America and supermarkets generally are weathering the horseburgers storm, it's worth bringing some steady thinking to the debate around the planning issues surrounding the proposed new Tesco store in Okehampton.

Simply on planning grounds, three important surveys would seem to militate against the granting of planning permission.

The evidence presented in the West Devon Borough Council retail survey has shown that 'there is not a significant need for any additional retail development in Okehampton' for a decade at least. The proposed site in North Road is classified as an out of town store and on the basis of this report would not qualify for permission for a new food retail outlet.

There are two national surveys which can give some broader perspectives on the planning issue. The government commissioned the Portas Report in May 2011 detailing the effect edge of centre and out of town stores have on small town centre shops.

It summarises their effect as having a broadly debilitating effect on smaller shops, unless retailers and local councils work together. There has been a good deal of media coverage of exactly this planning issue, for example Face The Facts, July 2012.

Recommendation No 16 in the Portas report is that 'Large retailers should support and mentor local businesses and independent retailers'. This makes complete sense and Okehampton Community First would wholly support this recommendation. However, Tesco have historically occupied a completely opposite position, trying to undercut local shops.

The other national survey is The National Policy Planning Framework. This is a government backed survey towards creating a sustainable mixed economy in any area.

The National Policy Planning Framework is similarly guarded in its support for edge of town and out of town retail outlets. In assessing any application, it recommends the application of a 'sequential test' – is the proposed development near enough to the town centre to encourage footfall in the centre? Experience shows that people who shop at larger edge of town stores just drive there, shop there and go away. This has an adverse effect on the life and viability of the town centre. The High Court has recently quashed a permission given to an out-of-town Tesco store because the planning authority did not follow the sequential rule.

New car park for 296 cars — if the store is given the go ahead, the increase in traffic is likely to cancel any extra gain from this provision. Would this facility be free for those not shopping at Tesco? When we get our new access road, will there be such a need for this facility anyway?

Tesco say they will bring 180 jobs to the town. It is true that a proportion of these will be filled with local labour, but it is to be expected that to get a store of this size up and running,

Tesco will have to bring in their own staff experienced in company policies and protocols. The average figure nationally is a loss of 276 local jobs per superstore, as a direct result of similar stores opening.

Paul Wilson

Okehampton Community First