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8. TOWN CENTRES AND SHOPPING
   
 
S1 Shopping Hierarchy
S2 Shopping and Commercial Development Outside Town Centres
Shopping and Commercial Development Within Town Centres
S3 General
S4 Principal Shopping Areas
S5 Town Centre Areas
S6 Upper Floors Within Town Centres
Shopping and Commercial Development In Villages
S7 General
S8 Holmes Chapel
S9 Shopping and Commercial Development In Open Countryside & Green Belt
S10 Committed Shopping Sites
Shop fronts and Security Shutters
S11 Shop Fronts
S12 Security Shutters - Solid Lath
S13 Security Shutters - Lattice/Mesh Grilles
Advertisements
S14 General
S15 Advertisements in Conservation Areas
Environmental Improvements and Traffic Management Measures
S16 General
S17 Access and Facilities for the Disabled
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  INTRODUCTION
8.1 The town centres of Alsager, Congleton, Middlewich and Sandbach, plus Holmes Chapel Village Centre, form the focal points for shopping and commercial activities within the Borough. Whilst this role has continued to be maintained, surveys have revealed that, in recent years, these town centres have come under considerable pressure because of changes in economic and retail trends, including the growth and popularity of out-of-centre retail parks and factory outlets.
8.2 An important aim of this Local Plan, therefore, is to continue to protect and improve the viability and attractiveness of the Borough’s town centres to ensure that they can maintain their role in the future.
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  NATIONAL CONTEXT
8.3 National Planning Policy Guidance Note 6 ‘Town Centres and Retail Development’ (PPG 6) defines the Government’s objectives in respect of this particular subject, and puts forward a means of achieving those objectives.
8.4 The Government’s objectives are:
 
  • to sustain and enhance the vitality and viability of town centres;
  • to focus retail development in locations where the proximity of businesses facilitates competition, to the benefit of all consumers, and maximises the opportunity to use means of transport other than the car;
  • to maintain an efficient, competitive and innovative retail sector, and;
  • to ensure the availability of a wide range of shops, services and facilities to which people have easy access by a choice of means of transport.
8.5 PPG 6 advises, firstly, that these objectives should be met through ‘the plan-led approach’. Local Plans should consider existing retail provision and identify sites for new development. It further advises that Local Planning Authorities should, after considering the need for new retail development, adopt a sequential approach to the selection of appropriate sites. This means that first preference should be given to town centre sites, followed by edge-of-centre sites, district and local centres, and only if these are not available should consideration be given to out-of-centre sites which are accessible by a choice of means of transport.
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  STRATEGIC CONTEXT
8.6 The Cheshire 2011 Replacement Structure Plan identifies a hierarchy of centres within the County, and states that the scale, nature and location of new retail developments should reflect this hierarchy (Policy TCR1).
8.7 The hierarchy identifies Alsager, Congleton, Middlewich and Sandbach (plus seven other towns in the County) as Secondary Town Centres where retail development should be to serve the needs of the town and its catchment, and be of a size and scale appropriate to the character and function of the centre (Policy TCR6). The Replacement Structure Plan, stresses the need to protect and enhance the viability and attractiveness of existing town centres, and to reduce the reliance on the car as a means of transport.
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  LOCAL CONTEXT
  Congleton Borough Retail Study
8.8 A Retail Study of the Borough was commissioned by the Council and was completed in June 1999. It assesses the current performance of the five main shopping centres of the Borough, and provides base data which has assisted in the formulation of the policies concerning Town Centres and Shopping comprised within this First Review of the Congleton Borough Local Plan (details of retail floorspace data are set out in the Appendix).
8.9 The study concluded that the five main shopping areas of the Borough are unable to retain high levels of expenditure as a consequence of many local residents choosing to shop in larger centres such as Stoke, Crewe and Macclesfield. In respect of food shopping it is estimated that some 47% of expenditure generated by residents of the Borough is leaked to surrounding areas, with only Congleton and Sandbach attracting a majority of local main food shopping trips owing to the presence of the large Safeway stores. The leakage in general non-food retailing is estimated to be some 90% of locally generated expenditure; and the survey also concluded that the lack of specialist retail warehousing in the Borough indicates that up to 91% of ‘bulky goods’ expenditure leaks outside the Borough at present.
 
Table 4 Retail Capacity Estimates
  Convenience Non-Food
SQ.M.(Net)		 Retailing Retailing
SQ.M.(Net)
Congleton 1,800-2,600 2,550-4,450*
Sandbach 760-1,330 1,500-2,300
Middlewich 130-820 990
Alsager 1,100-1,180 1040
Holmes Chapel None 500
* There is in addition considered to be capacity in Congleton for a new retail park of around 6,200 sq.m net, for bulky goods retailing, to serve the Borough as a whole
8.10 The study examined future capacity for retail development within the five main shopping centres of the Borough up to the year 2011, assuming that each centre would either retain their existing market share of expenditure (ie not lose trade) or be able to “clawback” an element of expenditure currently lost to the centre. Table 4 summarises estimates of future capacity within each of the centres.
   
  Economic Development Strategy
8.11 The promotion and regeneration of town centres is a key element of the Borough of Congleton Economic Development Strategy – 2000 and Beyond. This was developed by South East Cheshire Enterprise, which was jointly formed by the Borough Council, Congleton Borough Chamber of Commerce and Enterprise and Cheshire County Council.
8.12 The Strategy contains positive objectives aimed at revitalising the Borough’s towns as centres of business and social activity through the following measures:
 
  • Targeting inward investment
  • raising the profile of the Borough and its assets as a business environment
  • supporting the revitalisation of the 5 town centres through town centre projects
  • supporting the Heritage Economic Regeneration schemes in Middlewich and Sandbach
  • Enhancing the marketing and promotion of the town centres
   
  Community Safety Strategy
8.13 The Local Plan Review also takes into account the Crime and Disorder Act 1998 which introduced a statutory duty on a number of statutory authorities to work together to implement a three year Community Safety Strategy for reducing crime and disorder. The Council’s current strategy for this Borough covers the years 1999-2002. Local Plan policies should therefore seek to ensure that the design of new development and environmental works is carried out in such a way as to discourage crime in town centres.
   
  Improving the Attractiveness of the Town Centres
8.14 One of the central objectives of the Local Plan is to improve the attractiveness of the Borough’s Town Centres. In order to achieve this objective it is necessary, in addition to the allocation of limited amounts of land for further development, to introduce measures which will help make town centres more attractive to their users.
8.15 Traffic congestion and a shortage of parking spaces may deter many people from visiting a town centre and measures are therefore needed to alleviate such problems and to make the environment more attractive to pedestrians by minimising conflict with vehicles. Environmental improvement may also be brought about within the town centres by the implementation of schemes to preserve and enhance the historic and visual quality of the town centre and by ensuring that new development is carried out in a sympathetic manner, particularly in the architecturally and historically important parts of the towns.
8.16 Shop fronts and advertisements also contribute greatly to the overall character and appearance of any town centre and poor design and unsympathetic alterations on even a small number of units can easily debase the overall visual quality of the town centre. To preserve and improve the quality of the street scene, particularly within the Borough’s conservation areas, it is necessary to ensure that any proposals affecting shop fronts take into account the character and appearance of the building and general street scene, and that the use of unsympathetic and garish advertising material does not detract from the appearance of the area.
8.17 The influx of non-retail uses into the town centres is also an important issue although it is recognised that certain types of non-retail uses such as banks, building societies and food and drink businesses are now part of the established shopping scene. The Local Plan seeks to ensure that they should not be totally excluded from the principal shopping streets but that there should be sufficient flexibility to enable a reasonable and attractive balance of uses to be maintained. As part of the review of the Local Plan all Central Area and Principal Shopping Area boundaries have consequently been reviewed and, where appropriate, amended to consolidate them and reflect current circumstances.
8.18 The vitality of town centres can also be achieved by maintaining residential uses. The upper floors of commercial premises within the town centres are often vacant or under-utilised contributing little to the overall appearance or vitality of the town centres. Given the current demand for smaller, cheaper units of accommodation the Local Plan encourages the conversion of upper floors to self-contained flats in appropriate circumstances. Such a use could not only improve the appearance of the street scene, but also generate activity within the town centres outside of normal shopping hours which in turn creates a safer environment with more frequent surveillance by passers-by, and offering less opportunity for violence and crime.
8.19 The use of upper floors for office development is also considered to be acceptable particularly within the principal shopping areas where such uses are not acceptable at ground floor level.
   
  Local Facilities
8.20 Elsewhere in the Borough, the Local Plan seeks to provide for a range of local shopping facilities to serve the day to day needs of residents, and to ensure that existing levels of services and facilities are maintained and where possible improved to meet the requirements of the plan area, particularly in those areas where there is currently considered to be a shortage of such facilities.
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  TOWN CENTRES AND SHOPPING POLICIES
S1  
PROPOSALS FOR SHOPPING AND COMMERCIAL DEVELOPMENT WILL ONLY BE PERMITTED WHERE THE SCALE, NATURE AND LOCATION REFLECTS THE FOLLOWING HIERARCHY OF SETTLEMENTS AND AREAS AS SPECIFIED IN THE SUBSEQUENT POLICIES OF THE LOCAL PLAN:
  • TOWNS (POLICIES S2 TO S6)
• VILLAGES (POLICIES S7 & S8)
• OPEN COUNTRYSIDE AND GREEN BELT (POLICY S9)
8.21 The above hierarchy and policies S2 to S9 identify the scale, nature and location of shopping considered appropriate to each area and is in accordance with the Structure Plan Policy TCR1 and the plan strategy of the Local Plan as established in Policy PS3 which seek to maintain the function of the Borough’s towns as the main shopping and commercial centres of the Borough, but also recognising that facilities intended to serve the needs of local communities and specialist needs may also be appropriate elsewhere.
SHOPPING AND COMMERCIAL DEVELOPMENT OUTSIDE TOWN CENTRES
S2  
ANY NEW SHOPPING AND COMMERCIAL DEVELOPMENT OUTSIDE THE TOWN CENTRES OF CONGLETON, SANDBACH, ALSAGER AND MIDDLEWICH, OTHER THAN SITES ALLOCATED FOR RETAIL USE AS DEFINED ON THE PROPOSALS MAP, WILL ONLY BE PERMITTED WHERE IT IS FOR;
  I) NEW SHOPPING OR COMMERCIAL DEVELOPMENT WITHIN THE SETTLEMENT ZONE LINE OF A TOWN, OF AN APPROPRIATE SCALE INTENDED TO SERVE THE NEEDS OF A LOCALLY RESIDENT COMMUNITY OR;
  II) NEW SHOPPING OR COMMERCIAL DEVELOPMENT AS PERMITTED UNDER POLICIES S7, S8 & S9 OR;
  III) THE REDEVELOPMENT OR MODEST EXTENSION OF AN EXISTING SHOPPING OR COMMERCIAL FACILITY.
IN ADDITION, ANY SIGNIFICANT SHOPPING OR COMMERCIAL PROPOSAL WILL NEED TO MEET ALL OF THE FOLLOWING CRITERIA;
  A) THERE IS A PROVEN NEED FOR THE DEVELOPMENT;
  B) NO TOWN CENTRE SITE OR OTHER SITE ALLOCATED FOR RETAIL USE IN POLICY DP4 IS AVAILABLE AND SUITABLE. IN SUCH INSTANCES PREFERENCE WILL BE GIVEN TO EDGE OF CENTRE SITES, FOLLOWED BY EXISTING DISTRICT CENTRES, AND FINALLY OUT OF CENTRE SITES IN LOCATIONS THAT ARE ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT;
  C) THE PROPOSAL WOULD NOT UNDERMINE, EITHER INDIVIDUALLY OR CUMULATIVELY THE VITALITY AND VIABILITY OF ANY EXISTING CENTRE;
  D) IT WOULD NOT BE SIGNIFICANTLY DETRIMENTAL TO THE AMENITY OF LOCAL RESIDENTS OR TO THE OVERALL CHARACTER OR APPEARANCE OF THE SETTLEMENT;
  E) IT SHOULD BE ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT INCLUDING FOOT, CYCLE AND PUBLIC TRANSPORT FROM ITS CATCHMENT AREA OR INCLUDE MEASURES TO MAKE IT ACCESSIBLE IN THIS WAY;
  F) IT WOULD NOT GIVE RISE TO UNACCEPTABLE LEVELS OF VEHICULAR TRAFFIC EITHER IN RELATION TO LOCAL FLOWS OR TO OVERALL DISTANCE TRAVELLED;
  G) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
8.22 The Borough Council will strongly resist any proposals to provide new or extended shopping and commercial facilities outside the Town Centres which would, in the opinion of the Borough Council, either individually or collectively , be of sufficient magnitude to attract shoppers and trade away from the Town Centres and therefore prejudice their separate or combined long term viability. Such proposals will only be considered where there is a demonstrable quantitative and qualitative need for such a development and will be determined in accordance with the sequential approach advocated in PPG6 and the detailed criteria listed in the above policy. Individual shops and neighbourhood centres which serve the needs of the local community are, however, considered to be valuable to supporting communities and help promote sustainability. Proposals for such facilities will be supported where they are not of detriment to the amenity of nearby residents or to the viability of the Borough’s Town Centres. ’Significant’ shopping and commercial proposals are considered to be those in excess of 500 square metres net floorspace.
SHOPPING AND COMMERCIAL DEVELOPMENT WITHIN TOWN CENTRES
S3  
WITHIN THE TOWN CENTRES OF CONGLETON, SANDBACH, MIDDLEWICH AND ALSAGER AS DEFINED ON THE PROPOSALS MAP, PROPOSALS FOR NEW SHOPPING AND COMMERCIAL DEVELOPMENT AND EXTENSIONS TO EXISTING RETAIL ACTIVITIES WILL BE PERMITTED WHERE THEY ACCORD WITH THE OTHER POLICIES OF THE LOCAL PLAN AND IN PARTICULAR POLICIES S4 AND S5.
8.23 The Borough Council wishes to maintain the viability of the Borough’s town centres as the main shopping centres of the Borough, and to increase and strengthen the range of shopping facilities to an appropriate level within the town centres. Proposals for new shopping and commercial development and extensions to existing retail activities within town centres will therefore be permitted where in accordance with the appropriate policies of the local plan.
Principal Shopping Areas
S4  
WITHIN THE PRINCIPAL SHOPPING AREAS AS DEFINED ON THE PROPOSALS MAP PROPOSALS FOR FURTHER NON-RETAIL USES AT GROUND FLOOR WILL NOT BE PERMITTED (OTHER THAN PROPOSALS INVOLVING THE CHANGE OF USE OF A1 PREMISES TO A2 OR A3 USES).
PROPOSALS FOR THE CHANGE OF USE OF EXISTING A1 GROUND FLOOR RETAIL USES TO A2 OR A3 USES WILL ONLY BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
  I) THE PROPOSED USE IS COMPLIMENTARY TO ADJACENT SHOPPING USES IN TERMS OF ITS OPERATIONAL CHARACTERISTICS;
  II) THE PROPOSED USE RETAINS A DISPLAY FRONTAGE APPROPRIATE TO A SHOPPING AREA;
  III) THE PROPOSED USE DOES NOT LEAD TO A CONCENTRATION OF NON A1 USES;
  IV) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
8.24 The Principal Shopping Area as defined on the Town Centre Inset Maps, represent those areas which contain the town’s main convenience and durable shopping outlets. The Borough Council wishes to improve shopping facilities generally within Town Centres, but especially within the Principal Shopping Areas which contain the greatest concentration of A1 retail uses. Priority is, therefore, given to maintaining and protecting these areas from inappropriate non-retail development.
8.25 Whilst some non A1 uses may be appropriate within such areas, it is important that these central shopping areas do not become dominated by groups of non retail uses which may lead to a loss of pedestrian flow and reduce the dominant shopping characteristics and vitality of the town centres. In this regard, the Borough Council considers that a row of more than two non A1 retail uses would represent an inappropriate concentration of such uses within the Principal Shopping Areas.
Other Town Centre Areas
S5  
WITHIN THE TOWN CENTRE NOT OTHERWISE DEFINED AS A PRINCIPAL SHOPPING AREA, PROPOSALS FOR NON-RETAIL USES AT GROUND FLOOR LEVEL WILL BE PERMITTED WHERE THE PROPOSED USE IS A COMMERCIAL, LEISURE, ENTERTAINMENT, COMMUNITY OR CIVIC USE APPROPRIATE TO THE TOWN CENTRE, OR FOR RESIDENTIAL USE ON THE PERIPHERY OF THE TOWN CENTRE, WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
  I) THE PROPOSED USE DOES NOT ON ITS OWN OR IN COMBINATION WITH OTHER EXISTING NON-RETAIL USES DETRACT FROM THE OVERALL TOWN CENTRE FUNCTION OF THE AREA;
  II) THERE IS NO DETRIMENTAL IMPACT ON THE AMENITIES OF ANY FUTURE OCCUPIER FROM EXISTING ADJACENT USES;
  III) THE PROPOSAL HAS NO DETRIMENTAL IMPACT ON THE AMENITIES OF ADJACENT PROPERTIES;
  IV) THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN.
8.26 These areas provide a suitable location for a number of appropriate town centre activities, but which may be unacceptable in the Principal Shopping Areas. In the case of residential uses, these may also be appropriate within the town centre providing they are situated on the fringes rather than near to the Principal Shopping Areas. In addition policy S5 allows for non-retail and residential uses above the ground floor level in all parts of the town centres.
The Use of Upper Floors Within Town Centres
S6  
PROPOSALS FOR THE USE OF UPPER FLOORS WITHIN TOWN CENTRES FOR NON-RETAIL USE, INCLUDING B1 OFFICE USE OR CONVERSION INTO SELF-CONTAINED FLATS, WILL BE PERMITTED WHERE THE PROPOSAL MEETS THE FOLLOWING REQUIREMENTS:
  I) A REASONABLE STANDARD OF ACCOMMODATION IS CAPABLE OF BEING PROVIDED;
  II) NO DETRIMENTAL IMPACT ON THE AMENITIES OF ANY FUTURE OCCUPIER, FROM EXISTING ADJACENT USES;
  III) NO DETRIMENTAL IMPACT ON THE AMENITIES OF OTHER OCCUPIERS OF THE PROPERTY OR ADJACENT PROPERTIES;
  IV) SEPARATE ACCESS TO THE ACCOMMODATION IS PROVIDED;
  V) NO DETRIMENTAL ALTERATIONS ARE REQUIRED ON PRINCIPAL FACADES;
  VI) AVAILABILITY OF CAR PARKING IN THE VICINITY;
  VII) ACCORDANCE WITH OTHER POLICIES OF THE LOCAL PLAN.
8.27 The upper floors of premises within town centres are often vacant or under-utilised and it is considered that their re-use would improve the appearance and vitality of the Town Centre. The Borough Council will therefore support, where appropriate, the conversion of such premises into selfcontained flats or appropriate commercial uses where the proposal would be able to provide a reasonable standard of accommodation with satisfactory access, and adequate parking provision. It is also important to ensure that no significant alterations are required to the front of the premises which would be of detriment to the appearance and character of the building, particularly where the proposed development is within a conservation area or affects a building of special architectural or historic interest.
SHOPPING AND COMMERCIAL DEVELOPMENT IN VILLAGES
S7  
WITHIN THE SETTLEMENT ZONE LINE OF THOSE SETTLEMENTS DEFINED IN POLICY PS5, PROPOSALS FOR SHOPPING AND COMMERCIAL DEVELOPMENTS WILL ONLY BE PERMITTED WHERE THE PROPOSAL IS CLEARLY INTENDED TO SERVE PRINCIPALLY THE NEEDS OF LOCAL RESIDENTS, SUBJECT TO THE PROPOSAL ACCORDING WITH POLICY S2 AND OTHER RELEVANT POLICIES OF THE LOCAL PLAN.
8.28 This policy supports the development of small scale, local shopping facilities within existing villages to meet the needs of local residents where they will not have a significantly detrimental impact upon the amenity of local residents or the character and appearance of the area.
Holmes Chapel
S8  
WITHIN THE BOUNDARIES OF THE HOLMES CHAPEL VILLAGE CENTRE, AS DEFINED ON THE VILLAGE CENTRE INSET MAP, PLANNING PERMISSION WILL BE GRANTED FOR SHOPPING AND COMMERCIAL ACTIVITIES WITHIN USE CLASSES A1, A2 AND A3, PROVIDED THAT THE LAND AND BUILDINGS IN QUESTION ARE SUITABLE IN ALL RESPECTS FOR THE INTENDED USE OR USES. PLANNING PERMISSION WILL ONLY BE GRANTED FOR USE CLASS B1 OFFICE DEVELOPMENT ABOVE GROUND FLOOR LEVEL.
8.29 The village of Holmes Chapel is distinct in that it is not only the largest rural settlement within the Borough, but also contains a clearly defined village centre which provides a range of shops and services, serving both the residents of the village and of the surrounding settlements.
8.30 In recognition of the Holmes Chapel Village Centre’s importance in providing retail and associated services to the village and surrounding settlements, the policy seeks to define those uses which will generally be allowed. Priority is given to maintaining shopping frontages within the village centre, with the exception of Use Class A2 and A3 uses which usually require ground floor locations. Within the Village Centre general office uses are considered better suited to upper floors which might otherwise remain vacant. A definition of the various use classes is contained in the Appendix.
SHOPPING AND COMMERCIAL DEVELOPMENT IN THE OPEN COUNTRYSIDE AND GREEN BELT
S9  
WITHIN THE OPEN COUNTRYSIDE AND GREEN BELT, PROPOSALS FOR SHOPPING AND COMMERCIAL DEVELOPMENTS WILL ONLY BE PERMITTED WHERE THE PROPOSAL IS FOR:
  A) FARM SHOPS WHICH ASSIST WITH THE DIVERSIFICATION OF THE RURAL ECONOMY PROVIDED THAT THE GOODS SOLD ARE PREDOMINANTLY PRODUCED LOCALLY AND THE RETAILING USE IS ANCILLARY TO THE MAIN AGRICULTURAL USE OF THE FARM; OR
  B) NEW SHOPPING DEVELOPMENT WITHIN THE INFILL BOUNDARY LINE OF THOSE SETTLEMENTS DEFINED IN POLICY PS6, INTENDED TO SERVE THE NEEDS OF LOCAL RESIDENTS
SUBJECT TO THE PROPOSAL ACCORDING WITH POLICY S2 AND OTHER RELEVANT POLICIES OF THE LOCAL PLAN.
8.31 This policy supports the development of small scale local shopping facilities within existing settlements where intended to meet the needs of the local community, where they will not have a detrimental impact upon the amenity of local residents or the character and appearance of the area, and of those farm shops requiring planning permission, which are assisting with the diversification of the rural economy. However, it is recognised that farm shops may be an exception where they form part of an existing farm unit selling farm produce as they can assist with the diversification of the rural economy. Proposals for farm shops in the Green Belt will be restricted to the re-use of existing buildings.
8.32 The Borough Council will strongly resist any proposals to provide significant, inappropriate new shopping facilities within the open countryside or Green Belt. Such developments are generally not considered to be acceptable in the open countryside because of their detrimental effect upon the amenity and character of the area, and their potential effect on the viability of existing town centres in the Borough. Proposals for such development will only be acceptable where the developer is able to demonstrate a proven need for the development, and that a sequential approach to site selection has been undertaken which clearly demonstrates that the proposal cannot be accommodated within or on the edge of an existing settlement. It is considered that the existing and proposed shopping facilities within the Congleton Borough and in those larger centres adjoining the Plan area should be sufficient to meet demand. Developments such as garden centres and nurseries may, in principle be more appropriate within the open countryside competing less directly with existing retail provision within town centres, however such proposals will still be required to comply with those criteria set out in Policy S2.
COMMITTED SHOPPING SITES
S10  
ON SITES WHICH ARE CURRENTLY COMMITTED TO SHOPPING USES, APPLICATIONS FOR THE RENEWAL OF PLANNING PERMISSION FOR SUCH USES WILL BE REVIEWED TO DETERMINE WHETHER THE EXISTING PLANNING PERMISSION SHOULD BE RENEWED BY ASSESSING THE PROPOSAL AGAINST THE RELEVANT POLICIES OF THE LOCAL PLAN, HAVING FULL REGARD TO ANY MATERIAL CHANGES IN PLANNING CIRCUMSTANCES AND NATIONAL PLANNING GUIDANCE.
8.33 The aim of this policy is to maintain the supply of land for retail development, and to bring into beneficial use land which has been deemed to be appropriate for retail development.
SHOP FRONTS AND SECURITY SHUTTERS
Shop Fronts
S11  
PROPOSALS FOR NEW SHOP FRONTS OR ALTERATIONS OR REPLACEMENTS TO EXISTING ONES REQUIRING CONSENT SHOULD SATISFY THE FOLLOWING CRITERIA:
  I) SHOP FRONTS SHOULD RESPECT THE SCALE, PROPORTIONS, CHARACTER AND MATERIALS OF CONSTRUCTION OF THE UPPER PART OF THE STRUCTURE AND WHERE RELEVANT THE SETTING OF THE BUILDING IN RELATION TO ADJOINING BUILDINGS AND THE STREET SCENE IN GENERAL;
  II) SHOP FRONTS OF ARCHITECTURAL OR HISTORIC INTEREST SHOULD ONLY BE REMOVED IN EXCEPTIONAL CIRCUMSTANCES;
  III) FASCIA SIGNS:
    A) SHOULD NOT BE SO DEEP AS TO BE DETRIMENTAL TO THE PROPORTIONS OR SCALE OF THE BUILDING;
    B) SHOULD NOT LINK TWO BUILDINGS WITH SEPARATE ARCHITECTURAL IDENTITIES;
    C) SHOULD, WHERE APPROPRIATE BE OF A COMMON DEPTH ON SINGLE BUILDINGS CONSISTING OF TWO OR MORE SHOP UNITS;
  IV) WINDOWS TO UPPER FLOORS SHOULD NOT BE ENLARGED FOR DISPLAY PURPOSES.
8.34 The Borough Council wishes to ensure that any proposals for new shop fronts or alterations to existing shop fronts take into account the character and appearance of the building and general street scene particularly where the development is within a Conservation Area or affects a building of special architectural or historic interest.
Security Shutters - Solid Lath
S12  
THE INSTALLATION OF SOLID LATH OR SIMILAR SECURITY SHUTTERS ON SHOP FRONTS WILL NOT BE PERMITTED UNLESS ALTERNATIVE PHYSICAL PROTECTIVE MEASURES, INCLUDING THE USE OF CLOSED CIRCUIT TELEVISION SURVEILLANCE, ARE DEMONSTRABLY INAPPROPRIATE OR INADEQUATE.
8.35 To maintain the vitality of the Borough’s towns, the Borough Council wishes to extend the time during which the town centres are in active use and therefore consider it to be important that the attractiveness of the town centres are maintained in the evenings and on Sundays. Shop fronts are an important feature of any street scene and have many roles. They permit after hours window shopping, allow supervision by Police and passers-by and allow additional illumination of the street which is itself a disincentive to crime - against both the property and users of the town centre. It is considered, therefore, that the use of solid lath shutters within town centres would be inappropriate. The Borough Council’s adopted Supplementary Planning Guidance Note on shop front security in the Appendix of the Local Plan gives advice on the design of alternative security measures.
8.36 The use of such shutters in neighbourhood shops are also considered to be inappropriate given their often prominent position within primarily residential areas.
Security Shutters - Lattice/Mesh Grilles
S13  
PROPOSALS FOR THE ERECTION OF EXTERNAL LATTICE GRILLE (ROLLER GRILLE OR DEMOUNTABLE MESH SCREENS) WITHIN CONSERVATION AREAS, OR ON LISTED BUILDINGS WILL BE RESISTED UNLESS THEIR USE IS SHOWN TO BE IMPERATIVE AND ALTERNATIVE PHYSICAL PROTECTIVE MEASURES, INCLUDING THE USE OF CLOSED CIRCUIT TELEVISION SURVEILLANCE, ARE DEMONSTRABLY INAPPROPRIATE OR INADEQUATE.
ELSEWHERE SUCH PROPOSALS WILL ONLY BE PERMITTED IF THEY SATISFY ALL THE FOLLOWING CRITERIA:
  I) THE GRILLE, WHEN IN THE CLOSED POSITION, SHOULD NOT COVER THE FASCIA, PILASTERS OR STALL-RISERS;
  II) THE GRILLE SHOULD BE INTEGRATED INTO THE OVERALL COLOUR SCHEME OF THE PREMISES AND NOT BE GALVANISED OR UNPAINTED;
  III) THE GRILLE SPINDLE BOX IS, WHEREVER POSSIBLE, LOCATED BEHIND THE FASCIA OR INTEGRATED INTO THE OVERALL DESIGN OF THE SHOP FRONT.
8.37 The Borough Council considers the use of external lattice grilles to be inappropriate within the Borough’s Conservation Areas and on listed buildings where they would detract from the architectural and historical character and appearance of the areas. The Borough Council’s adopted Supplementary Planning Guidance Note on shop front security in the Appendix of the Local Plan gives advice on the design of alternative security measures.
8.38 Elsewhere the erection of lattice grilles or demountable mesh screens will only be permitted where the proposed grille is not of significant detriment to the overall character and appearance of the shop front. The Borough Council’s adopted Supplementary Planning Guidance Note on shop front security in the Appendix of the Local Plan gives advice on the design of alternative security measures.
8.23  
ADVERTISEMENTS
S14  
PROPOSALS FOR THE DISPLAY OF NEW, OR THE RETENTION OF EXISTING, ADVERTISEMENTS WILL ONLY BE PERMITTED WHICH SATISFY ALL THE FOLLOWING CRITERIA:
  I) THE PROPOSAL IS NOT OUT OF KEEPING WITH THE STYLE OR CHARACTER OF A BUILDING OR ITS SURROUNDING;
  II) THE PROPOSAL WOULD NOT BE DETRIMENTAL TO AMENITY OR SAFETY, BY REASON OF GENERAL DESIGN, SIZE, COLOUR, POSITION OF SIGN, TYPE OR DEGREE OF ILLUMINATION;
  III) THE PROPOSAL WOULD NOT AFFECT VIEWS INTO OR OUT OF A CONSERVATION AREA;
  IV) IN THE CASE OF PROPOSALS WITHIN A CONSERVATION AREA, IT COMPLIES WITH POLICY S15.
8.39 The aim of this policy is to prevent the display of advertisements in areas where the design and location of the advertisement is considered to be inappropriate. Such advertisements can be visually obtrusive and in some circumstances constitute a hazard to road users and pedestrians.
Advertisements in Conservation Areas
S15  
IN ITS CONSIDERATION OF APPLICATIONS FOR EXPRESS CONSENT MADE UNDER THE TOWN AND COUNTRY PLANNING (CONTROL OF ADVERTISEMENT) REGULATIONS WITHIN CONSERVATION AREAS, THE BOROUGH COUNCIL WILL ONLY ALLOW SIGNS WHICH SATISFY ALL THE FOLLOWING CRITERIA:
  I) SIGNS SHALL BE EITHER PAINTED OR INDIVIDUALLY LETTERED IN A SUITABLE MATERIAL AND SHALL BE OF AN APPROPRIATE SIZE AND DESIGN IN RELATION TO THE BUILDING UPON WHICH THEY ARE TO BE DISPLAYED AND THE CHARACTER OF THE AREA IN WHICH THE BUILDING IS SITUATED;
  II) SIGNS SHALL PREFERABLY BE NON-ILLUMINATED BUT WHERE ILLUMINATION IS JUSTIFIED, IT SHOULD BE DISCREET AND IN THE FORM OF UNCOLOURED ILLUMINATION INTEGRATED INTO THE DESIGN OF THE SHOP FRONT;
  III) THE FORM OF SIGNS SHALL BE OF A TRADITIONAL FASCIA OR HANGING TYPE DEPICTING, BY MEANS OF PAINTING OR THREE DIMENSIONAL TECHNIQUES, THE TRADE OR SERVICE OFFERED;
  IV) SIGNS SHALL, OTHER THAN IN THE MOST EXCEPTIONAL CIRCUMSTANCES, BE OF A MINIMUM SIZE NECESSARY TO CONVEY THEIR MESSAGE.
8.40 While it is recognised that many of the Borough’s Conservation Areas include parts of commercial town centres, it is important to ensure that the use of garish and unsympathetic advertising material does not detract from the appearance of areas of architectural and historic interest.
ENVIRONMENTAL IMPROVEMENTS AND TRAFFIC MANAGEMENT MEASURES
S16  
THE BOROUGH COUNCIL WILL SEEK TO IMPLEMENT ENVIRONMENTAL ENHANCEMENT AND IMPROVEMENT SCHEMES WITHIN THE TOWN CENTRES OF THE BOROUGH AND HOLMES CHAPEL VILLAGE CENTRE AND TO IMPROVE CONDITIONS FOR PEDESTRIANS BY INTRODUCING TRAFFIC MANAGEMENT MEASURES WHERE APPROPRIATE. WHERE REQUIRED, PLANNING PERMISSION WILL NORMALLY BE GRANTED FOR SUCH APPROPRIATELY DESIGNED SCHEMES.
CONSIDERATION WILL BE GIVEN TO THE NEEDS OF THE LESS MOBILE SECTIONS OF THE POPULATION IN ANY SUCH WORKS. OPPORTUNITIES FOR THE PROVISION OF SUCH IMPROVEMENTS WILL BE TAKEN INTO ACCOUNT IN THE CONSIDERATION OF ANY APPROPRIATE DEVELOPMENT PROPOSALS WITHIN THESE AREAS.
8.41 The Borough Council wishes to bring about environmental improvements within each of the Borough’s towns and the village centre of Holmes Chapel, to further enhance each of the Borough’s Town Centres. The introduction of traffic management measures to reduce unnecessary through traffic flows, parking and servicing conflicts within the town centres are also considered to be important to improving the environment of the Borough’s Town Centres and would form part of wider environmental improvement schemes within the Town Centres. Large parts of the town centres are designated as Conservation Areas and their special interest will be considered in all proposals for environmental improvement and enhancement. Such measures would be implemented within each of the towns as and when resources are available and opportunities arise.
Access and Facilities For The Disabled
S17  
WHEN CONSIDERING ANY PROPOSALS FOR NEW DEVELOPMENT OR ENVIRONMENTAL IMPROVEMENT WITHIN TOWN CENTRES, THE BOROUGH COUNCIL WILL GIVE CONSIDERATION TO THE NEEDS OF DISABLED PEOPLE WITH REGARD TO EXTERNAL FEATURES SUCH AS PARKING, PATHS, KERBS, STREET FURNITURE, ENTRANCES TO BUILDINGS, AND OPEN SPACE BETWEEN BUILDINGS. WHERE PLANNING PERMISSION IS REQUIRED THIS WILL ONLY BE GRANTED IF APPROPRIATE PROVISION IS MADE FOR THE DISABLED AS PART OF THE SCHEME OR IT CAN BE REQUIRED BY CONDITION.
8.41 The Borough Council wishes to increase the attractiveness of the Borough’s towns to people with disabilities by improving where possible accessibility and facilities for disabled persons within town centres.
   
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