A request by supermarket Aldi to use artificial rather than natural stone on a new Rossendale store prompted a council discussion about Bacup town centre’s appearance and conservation area, building costs and pressures to open a ‘half-built’ store in time for Christmas.

Furthermore, the Friends of Lee and Cragg Quarry group raised concerns about potentially lower quality materials and suggested Aldi make a cash donation as a good will gesture.

Aldi Stores Limited asked Rossendale Council to change the wording of a planning condition originally written in 2021 about building materials for its new store at the former Forest Mill site in Henrietta Street.  Aldi’s original planning application was submitted in 2020.

Aldi’s new request was considered by Rossendale Council’s latest development control meeting. The new single-storey shop will have 110 parking spaces and was described as currently ‘half-built’. Councillors were shown photos of its steel frame assembled on-site.

Under a planning condition,  samples of building materials must be displayed on-site and approved by the council for work to progress. It required natural light and dark stone.

Explaining the new Aldi request, council planning officer Storm Grimshaw said: “This application proposes removing the wording of ‘natural’ stone and replacing it with ‘reconstituted’. The material would be similar to that used on the nearby Morrisons store, which is inside the Bacup conservation area.

“The Growth Lancashire organisation, which is consulted by Rossendale Council on plans, says reconstituted stone would not harm the character of Bacup’s conservation area. While it would be preferable to have natural stone it is considered, on balance, that reconstituted stone would be acceptable.”

Dan Brown, an agent for Aldi, said: “In the original discussions, it was agree Aldi would use dark and light materials for consistency with the wider area. The wording with natural stone must have been a minor error and misunderstanding. It follows that the wording should be changed.

“Morrisons located inside the conservation area and the Aldi site is outside. If it is acceptable for design and heritage issues to have artificial stone on Morrisons inside the conservation area then these materials must be acceptable outside the conservation area. Samples will be provided.”

He said The Aldi store is an important multi-million pound investment in Bacup and will also create jobs.

‘BEST FOR BACUP’

Labour Coun Nick Harris said: “Would the materials be similar or the same to Morrisons? We have not got samples in front of us. The original condition was that samples have to be shown on-site to be inspected. I think we should defer this decision until planning officers or councillors have been able to see samples and make a decision for the best results in Bacup.  I accept it may have been an error. But we are being asked to change something which implies potential lower standards”

Green Party Coun Bob Bauld asked: “Is cost a reason for this? ” Mr Brown replied: “No, not costs. It’s about accessibility to building materials. This building has been designed on the basis of what we thought was originally agreed. It’s an oversight.  The building industry is difficult at this moment. We are in the position with a half-built store. We need to see it completed,.”

Labour Coun Danielle Ashworth asked to clarify if planning officers would see the artificial materials but firstly needed councillors’ consent to do so?

Another planning officer, James Dalglish, said: “Tonight, we are asking you to vary the wording so samples displayed on-site can be reconditioned stone. If councillors approve this change, Aldi will still have to provide samples and apply for approval. That would be another application.”

‘READY FOR CHRISTMAS?’

Coun Bauld said: “Are you suggesting we approve this wording change then wait to see what the materials look like? Mr Dalglish replied yes. Coun Bauld added: “Might our decision effect progress on this building? Whether it’s ready for Christmas?”

But Mr Dalglish said: “I can’t comment on times. This is just about materials. About whether reconstituted stone is acceptable? Details of the materials will come at a later date.”

Labour Coun David Hancock said: “Is it possible to compare reconstituted stone with natural at the site?”

Mr Dalglish replied: “Yes, but as long as it’s clear that natural stone is not there for approval – just for comparison.”

Then Coun Hancock added: “There’s great concern about natural stone being better. But I’m a big supporter of artificial stone. I think it would be helpful to compare. I’m sure artificial stone will be acceptable. I’m looking to see that the quality of what we are going to get is comparable.”

And Coun Harris added: “Given that this has been hanging around for three years, I think we are being pushed to make a decision. I still don’t think we should decide until officers or councillors have seen samples.

But Mr Dalglish said: “The council does not need to approve any material if is unhappy with it. But under the current wording, Aldi cannot provide any artificial samples for us to assess.”

Coun Bauld said: “I don’t think it’s likely that Aldi is interested in using bad stone. Morrisons has been there for years and nobody has complained about it. Morrisons is seen as acceptable and I’m sure Aldi will be a decent building.”

Mr Dalglish said: “It’s likely that artificial stone will be used for reasons including costs. If councillors agree to change the wording, I think councillors are accepting artificial stone is likely.”

Coun Harris added: “There might be a supply issue but hopefully the building won’t be held up,”

The council’s planning head, Michael  Atherton, said: “Cost is not a material consideration in the planning system. It is about appearance and context in an area.”

‘GOOD WILL PAYMENT’

The Friends of Lee and Cragg Quarry group had written to Rossendale Council, stating: "Regarding natural stone, there can be no doubt that the material change is to the detriment of the built area to the high quality materials negotiated and secured in the original planning permission.

“There has been some hard work by officers in negotiating the

best design and fit of materials to reflect the prominent position of the application adjoining the heritage zone.

“Whilst we accept that the Morrisons application has set a precedent for visual acceptability, granting permission for this [artificial stone] is essentially reducing the quality of the building secured by Rossendale Council and does not fittingly reflect the site’s history that has now been lost, being constructed from natural stone.

“With this being a significantly prominent site and the cost benefit to the applicant of such a change is obvious, could we please suggest that the community shares in the benefit of the change by an incentive to make it more acceptable?

“Section 106 agreements have already been agreed, But given such a notable change, may we suggest these terms are re-opened or that a modest donation in terms of good will from the client is made to a organisation of volunteers that is supporting the local quarry for recreational use, Friends of Lee and Cragg Quarry, to make the change more acceptable?”

However, planning officers did not think, in this case,  a refusal could be justified regarding facing materials. Neither did they think additional Section 106 payments would be justified because it was needed to make the supermarket acceptable in planning terms.

Councillors agree to change the wording, allowing Aldi to show samples of artificial stone to the council at the Bacup site. Councillors can view the samples and make further comment.