Planning Reference

:

Application 08/00001/HYB.

Planning Reference:

Inspecto~ate AAP/V430S/V/OS/1203375.

Application for mixed stadium, and

by Tesco

Stores

Ltd

and

Everton a new

A.F.e.
football

used development convenience uses and

including retail

stores,

re s i d en't L La Road,

leisure

on land

designated

Valley

Kirkby.

Closing

Statement

of Thomas

BV Norman

, on bem.alf of

Kirkby

Traders

Association.

February

2009.

L 1.0. Introduction. This closing statement (KTE) Proof is i summary of Evidence. of the Kirkby Traders

Association

However, items are this

it will have

also

highlight, during

briefly, the Public

various Inquiry of the and

evidential and aff~et which that

which

arisen

of direct will have

concern

to the KTA future

in terms

on their

sustainability

existence.

At all

times

this

statement

will

be focussed of State

on the when

Terms

of

Reference the Public

enunciated Inquiry.

by the Minister

establishing

2.

2.0. Is there

a need

for

a deve~opment

of this

magnitude?

2.1. 30 years
-graded

of neglect, the

from

one

source

or another, Town Centre.

has

down-

shop~premises opinion, Kirkby

in Kirkby Town

Contrary

to popular proposition Traders Town

Centre

is an attractive bonhommie of all in the is

to Shoppers, their which decline.

due mainly

to the

with

Customers. is hardly

Recently. a sign that

02 opened
the Town

Centre,

Centre

in terminal

2.2.

The this the

reason,

advance~

By Knowsley

MBC., the

Tesco Town

and

Everton,for to meet it

development needs

is to regenerate Residents.

Centre

of 41,500

To meet seater

this

criterion

is not sq. ft.

necessary Store

to build million

a 50,000 sq. ft.

Stadium, space sq.

a 200,000 housing ft. Store

and!

of retail is a 50,000 together coula

50 units.
located of the fraction

All

the Residents present sh~ps. proposed Town All

need Centre

in the existing of the

with

refurbishment at a would th~:-0

of this

be achieved and

£400 million
and been Traders. evolved

investment,

be welcomed proposed ambitions with the

by Residents has

Regrettably, to meet and the

development of Tesco's Share

market together

Board

of Directors interests

its

CEO

price/dividend

of the

Shareholders.

3.

3.0.

Is the

scale

of this

development

appropriate?

3.1.

As

discussed

in Section inappropriate

2.0.

the

scale the

of the

development Residents.

is totally Knowsley Town

to meet without

needs

of 41,500

MBC.,stated would not

that

this

development

Kirkby

Centre

be regenerated.

3.2.

At

the

close Town

of the Public Centre that is not

Inquiry certain.

we all The that

know scale

that

regeration developwould

of the -ment not for

of the

is such

it is obvious Tesco

41,500 residents
on capital invested

be able,to a long

meet- the

return

time.

3.3.

Once the

the Town

development
\

has

been

completed, 2020

the or so,

regeneration or,

of

Centre

MAY

start,

around at the

as postulated it may

by Tesco's never start

representatives at all.

Public

Inquiry,

3.4.

As

the

scale

of this why

development should space the

is geared Residents

to meet

the

Kirkby 60 and

cachement acres fauna

area,

have

to forfeit flora

of green-field thriving

to the

detriment

of the and

on this feature

site. will

A charming

totally for ever.

irreplaceable

be lost

to Kirkby

4.

4.0.

Are this

there

any

other

central

sites

capable form

of accommodating or disaggregated form?

development

in its

aggregated

4.1.

There

are

no other in its form Town

sites

in Kirkby form.

that

could

accommodate in its in

this

development disaggregated the current

aggregated it could

However,

be comfortably is owned

accommodated

Centre,

which

by Tesco.

4.2.

There present

is no valid Town

reason other

for Tesco than end

not

refurbishing

the

Centre

their Tesco,

territorial/profit Everton and Knowsley and

considerations. MBC would have

To this saved

millions

of £s of Taxpayers

Shareholders development.

money

on what

appears

to be a questionable

5.
5.0. What will be the shopping impact centre? on the vitality and viability of

adjacent

5.1.

The

affect

will

be disastrous! opens

Wherever

in the it has

Country, a huge

a major

food

retailer affect

a Superstore small low

detrimental , ~tetailers' and

on existing

stores. prices, and

The

major offers

advantages with

in offering

special marketing

backed-up

aggresive small

advertising into this

eventually Town Centre

drives will

businesses from

bankruptcy. condition. nature in any

Kirkby Within Community,

not

be immune

10 years the

of a major .development of shops fact. will

of this

maj~rity

close .. Tfuis statement

is supported

by historical

5.2.

Remove

the ..

majority There and

of the

local

shops

and

the

Community can

is

destroyed to have hardly stores due

is no Superstore nurtured

existing

that

claim is Large

created surprising are built

a Community covered of small

spirit. by their towns,

This remit! like

as it is not on the fringe

Kirkby,

to accessibility Council the and the

of land ability

at cheap of the

prices,

an accommodating and Officers

local

Councillors in support

to believe development.

propaganda

circulated

of their

5.3.

In terms (on match isolated

of traffic days) on what will

congestion ensure

alone, Kirkby

both

Tesco

and

Everton will week. be

that

Town day

Centre of the

is the

busiest

shopping

6.

6.0.

Is the

site

accesible

to all

means

of transport?

6.1.

It is only the local

immediately 'bus service

accessible terminates from the

to cars in the

(including current Town

taxis). Centre, Much Town up to

which! has been

mile made

distant

proposed

development. the current
,'1101

of a proposed proposed

walkway

from but have

Centre under the

to the scrutiny. and

development, would 3-4

thisAdoes to walk! bags

stack mile

Pedestrians return with

site

then

shopping

full

of goods.

It is impractable.

6.2.

Pensioners, cannot afford

the

Disabled, fares,

those would

without

cars

and

those the

who

taxi This

be unable totals has

to use

proposed of

facility. 10-15,000 any

group and

of peoble their

in the not

region

in Kirkby

plight

been

given is based that category,

consideration on the hard also can

whatsoever. car, and

Tesco's if you fall

strategy outside perimeter shop

solely then will

motor

luck.

As small

shops the

on the "local"

of Kirkby most

be forced walk,

to close,

to which

people

will

disappear.

7.

7.0. What

employment of this

and

education

benefits

will

arise

as a direct·

result

development?

7.1. Briefly,
KTA have

Tesco proved,

have

promised

2,000 additional
of Evidence, states

jobs,

which

the

in their

Proof

to be a myth. that a minimum rising is a as

Section

5.8., of the Proof
will lost result, jobs.

of Evidence, the

of 400/!g~~ to 800-1,000 large retail

with

possibility

of this there

Historically, job creation

wherever figures whereas, are

development for brought loss. the

produced

a justification shop closures job

development, by the

in reality, always result

about

development

in a net

7.2. Current
of their Tesco's store

employees wages

of the the

Kirkby Town

Town Centre

Centre thus

shops boosting

spend

part

within will

trade. Tesco jobs.

employees thus

spend Town

their

wages

within~the and

depriving

the

Centre

of turnover

7.3.

The

promise

of educational

benefits that,

resulting

from_,this There are is

proposed nothing closely education.

development

is simply Tesco's

a "promise". that they

to substantiate with local The

boast

cooperatitig'

colleges

on the

subject

of further be involved with

only

education for their

in which Staff, When

TescID will only

i8 in-house Store the and

training Customer

concerned challenged such Tesco

management.

to support as Plumbing, refused to

creation

of worthwhile Brick-Laying,

apprenticeships, Plastering etc.,

Carpentry, co-mment.

8.
8.0. Development time-frame.

8.1.

The

global

banking future

collapse of such

has

cast

a shadow as that

over

the

immediate by Tesco.

developments

proposed

8.2.

It was had

recently

reported capital

in the

National

Press

that for

Tesco

reduced

their

expenditure Under these

programme

2009~2010 highly

to £4 billion. that Tesco,

circumstances receive for,

it is

unlikely

should site

they

planning say,

permission, 3-4 years.

would

commence

preparation

9.

9.0.

Conclusions.

AiJ9.1. The Planning Application of Kirkby been aired for has Town nothing Centre. at~to This MBC do with myth the : " regeNeration assiduously, to gather
I

has,

by Knowsley

in a failed

effort

support

it.

9.2.

The

Planning as the

Application world's When No.l

is another retailer,

step and

towards is all the

creatin~ about power of

Tesco and

greed. directly

power

is the motivator, by it are ignored.

needs

those

affec.ted

9.3.

Everton the

F.C.

have

sought, Club

on several at the feet

occasions, of Kirkby this Stadium are

to place Residents.

future

of their

Garish

press

headlines refusal demise

have

highlighted the

desire, will several be thoroughly a problem

inferring result

that

to sanction of Everton. available, Kirkby

in the

As there these Residents

worthwhile exhausted for the

alternatives before saddling years.

should with

next

150

9.4.

The

Kirkby

Community goal

hascbeen ably

built supported and

around

people

who

have Shopping

a common Centre, whom any

in life, Clubs,

by an adequate active Churches

Social

a Library

all

of

make

a vital

contribution and

to their course will

well-being. the "building", with

Remove which

of these know

supports and love

in due

we all

as Kirkby,

collapse

dis&stFous

consequences.

9.5. The

voice

of logi~ interests

and

sense are

must only

prevail

over

the

clamour

of

commercial and

who

interested

in the

financial

power-creating

benefits

of such

a development.

THIS

PLANNING

APPLICATION

MUST

BE REFUSED.