Welcome to Labour's Team
for Gorse Hill Ward

Employment

Tesco's claim that the store will create 600 jobs. These jobs are much needed but are Tesco's job claims accurate?

Supermarkets always tend to make claims of new jobs but the reality doesn't match up. As Friends of the Earth pointed out in their report, Good Neighbours? The Community impact of Supermarkets , Supermarkets are not employment generators, invariably they employ less staff than the small local businesses that are displaced. Nevertheless, supermarkets are a fact of life, particularly in Trafford; and with existing superstores already within easy reach, perhaps the impact on overall employment will be less savage than on a small town receiving its first superstore.

We will be particularly interested in the retail impact assessments produced as part of the planning process when the formal application is submitted. We are acutely conscious that a Tescos in Gorse Hill will give new employment opportunities in the immediate area and these will indeed be welcome.

The impact on town centres

The two town centres closest to the store would be Stretford and Chorlton. When Tesco's last applied for permission to build at this site, they argued that the effect on neighbouring centres would not be critical. However the Planning Inspectorate rejected Tesco's claims on appeal describing their assessment as unrealistically low. Stretford Mall has declined since then and a key question will be the extent to which Stretford can withstand further loss of trade. Given our Tory council's neglect of Stretford, its insensitive introduction of parking fees there and indifference to the unpopularity of the subways, it's tempting to believe they are paving the way to play down the significance of Stretford. We are getting nothing from these Tories that suggests they give a damn about Stretford and its unforgivable.

At least Tesco has given assurances that the Tesco Metro at the Mall will remain open when the new store is built. This is helpful but no guarantee against more closed down units there.

It could be argued that the viability of Chorlton is no business of Trafford Council. We disagree. Chorlton is the nearest town centre for many Trafford residents. And given it still retains many of the diverse independent traders that have been lost to Trafford, it is in all our interests that Chorlton prospers. And we worry that such large Tesco here will have a devastating affect. The planning inspector was highly dismissive last time of Tesco's assessment of the impact on Chorlton and we really need to see a much more valid appraisal of the impact.

Local Shopping

The planning inspector did anticipate a loss of trade on the local shopping parades at Ayres Road, at the Quadrant and Gorse Hill. This is worrying, and if the store does now go-ahead we will be seeking intervention from the council to mitigate these affects, perhaps improved paving and lighting, for example. We do recognise however, that a Tesco here will become the 'local shop' for quite a sizable neighbourhood. The football ground's proximity has meant that any smaller shop unit tends to be utilised for supporter related retail, whether fast-food or souvenirs. This has been to the significant disadvantage of those without cars.

We would want there to be excellent access for pedestrians and cyclists. We're conscious that many stores are so car-orientated that customers arriving by foot or bike are actively discouraged. Tesco says it is not in their interests to discourage customers. However, car users will tend to spend more as they are not so limited as to how many bags they can carry. Pedestrians shouldn't have to share entrances with cars and certainly shouldn't have to negotiate petrol station forecourts to get into the store, but these sorts of obstacles are not untypical.

Tescos

Back to a larger store?

Tesco's have already been granted planning permission to develop a supermarket with a floorspace of 4506sq m. Permission was refused to develop a much larger (7836sq m) Tesco's Extra Store at the same site. Tesco appealed against this refusal but were unsuccessful (H/61731).

Tesco's have never progressed development of the smaller store and the land has been dormant for the last 10 years.

Tesco has gained an appalling reputation for its handling of planning development. The headlines that it continues to attract don't seem to deter the company.

• Seven year wait for Tesco to build promised health centre
• Planners investigate faked letter in support of Tesco

It seems that nobody is against the renewal of the cricket ground, but LCCC's reliance on Tesco to hand over the money and deliver on promises is worrying. We argue that the planned Tesco has to be looked at firstly on its own merits. The issues that led to refusal of the original planning permission have not gone away such as:

• detrimental impact on the vitality and viability of nearby existing town and district centres contrary to guidance
• unacceptable levels of noise and disturbance detrimental to the amenity of neighbouring properties
• detrimental impact on the safe and efficient operation of the highway network, contrary to Proposals T6 and T7 of both the Adopted and Proposed Adopted Trafford UDP.

These issues need to be addressed before any potential gain for the cricket club.

Noise and Environmental Impact

When the detailled plans are received we'll scrutinise closely how Tescos plan to mitigate noise, light and air pollution. Residents do live close to the proposed site and we'll want to see that their quality of life is not compromised. It looks as though deliveries will take place on the upper floor. Instinctively, we believe this will make it harder for the operator to contain light and noise but we do need to see the plans and neighbouring residents do need to make any concerns heard.

Summary

We are extremely concerned about the affect on the traffic flow and the levels of noise and disturbance. We do have concerns about the effect on the neighbouring town centres, even if we do believe that Stretford Mall needs to get its act together.

Unquestionably, a larger Tesco would have a detrimental effect on Stretford Mall. Stretford does need a viable shopping area but the Mall was designed in another era (UK's first Arndale) and it's showing its age.

The 'vitality and viability' of Stretford Mall is a question that perhaps needs to be asked at source; and quickly.

So?

This is an extremely controversial proposal and we want you to have your say. We will keep updating this site to keep you informed as we get more details.

Any councillors who are members of the planning committee (currently Clr Walsh) are required to reserve judgement until presented with the full submission together with planning guidance at Planning Committee.