City of Durham - Local Plan

SHOPPING

S1A	Retail Hierarchy
S1	A1 uses within the City Centre Shopping Area
S2A	A2 and A3 uses within the Primary Retail Area
S2B	A2 and A3 uses within the Secondary Retail Area
S3	Elvet Bridge
S4	Sherburn Road/Dragon Lane District Centre
S5	Local Centres
S6	Village Shops
S7	Individual Shops
S8	Retail Warehouse Outlets
S9A	Arnison/Mercia District Centre
S9B	Major Out of Centre Proposals
S10	Food and Drink
S11	Miscellaneous Sales
S12	Occasional Markets
S13	Factory and Farm Shops
S14	Amusement Centres
S15	Garden Centres
S16	Petrol Filling Stations

INTRODUCTION

7.1

The Local Plan offers the opportunity to create a framework of Policies covering the provision of shopping facilities to satisfy the needs and expectations of the residents of the District and its wider catchment area, during the Plan period. The Policies are intended to ensure that there is clarity in meeting these needs and expectations.

GENERAL BACKGROUND

Existing Shopping Provision

7.2

Shopping provision in the District reflects the settlement pattern. Most shops are located within the urban area of Durham City, with some local provision in the surrounding villages. In the context of this settlement pattern the existing hierarchy of centres comprises Durham City Centre, the Sherburn Road/Dragon Lane and Arnison/Mercia Centre District Centres and a network of local centres both within the urban area and in outlying villages.

7.3

Durham City Centre is the principal shopping destination in the District. Although it is defined in the Structure Plan as a sub-regional centre and provides for much of the shopping needs of its catchment area, it is within the influence of major regional centres such as Gateshead Metro Centre and Newcastle City Centre, to which it loses trade. Durham City Centre has about 26,000 m² net floorspace and is primarily a destination for comparison (ie non-food) shopping. The City Centre fulfils other functions, for instance as an employment centre, academic centre and tourism destination, and provides other services such as banks and restaurants, but it is retailing and, particularly comparison goods retailing, which underpins the centre and on which its health and vitality depend.

7.4

The Prince Bishops Centre Retail Development on land adjacent to the Market Place, which was opened in October 1998, has added a further 12,500 m² gross of prime shopping floorspace to Durham City Centre. This is anticipated to consolidate its sub-regional role as a comparison goods shopping centre.

7.4A

The Sherburn Road/Dragon Lane and Arnison/Mercia Centre District Centres serve the needs of residents of the Eastern and Western halves of the City of Durham respectively. They both provide at least one large superstore and a range of other comparison and convenience goods services including banking facilities and Class A3 food outlets. The Local Plan provides for some additional growth of these centres subject to the conditions laid out in Policies S5 and S9A.

7.5

Local centres serving the day to day needs of nearby residents are found in certain village centres and within Durham City. These generally contain at least a small supermarket as well as other shops and services and community facilities. Further isolated or sporadic small groups of shops are dispersed throughout the District. The largest local centre is at Sherburn Road/Dragon Lane which has been expanded significantly by a recent superstore development. The Structure Plan and Regional Planning Guidance recognise that the role, function and relative importance of centres may change over time and there may be scope for new or replacement district or local centres. The Council acknowledges that Sherburn Road/Dragon Lane centre should take on the role of a district centre by the end of the Local Plan period.

7.6

The Arnison/Mercia Centre lies on the northern edge of Durham City, some 2 miles north of the City Centre. It contains about 18,500 m² of floorspace and, although primarily offering comparison (non-food) goods, there is a significant food element. It is a district centre attracting trade from a wide. The Arnison/Mercia Centre, as defined on the proposals map offer a very limited capacity for expansion. Nevertheless, development within and extensions to existing units may be appropriate.

National Policy

7.7

Government shopping policy is contained in Planning Policy Guidance Note 6 (PPG6), a key aim of which is to protect and enhance the vitality and commercial viability of town centres. This should be achieved by the provision of a wide range of shopping, employment, and facilities and services to which people have easy access by different means of transport. Where sites for new development are required, therefore, town centre locations are preferred, followed by edge of centre, then by district and local centre sites. (These guidelines relate to the 'sequential approach'). Out of centre developments are subject to restricted limitations afforded by the criteria set out in PPG6 taking into account the evidence of need, the availability of sites and accessibility. Planning Policy Guidance Note 13 (PPG13) is also relevant to the extent that it is the Government's aim that new retail development should be located where the number and length of journeys by private vehicle can be minimised. Similarly, such new retail development should be readily accessible by public transport and/or other modes of travel.

Problems and Opportunities

7.8

In 1995 the Council commissioned advice on retailing and related matters. Consultants conducted surveys of the catchment area population and of various commercial and City Centre interests. They calculated the likely need for different types of new shopping development and concluded that over the Plan period:

There was no need to provide sites for further comparison goods shopping floorspace in or adjacent to the City Centre. The Prince Bishops Centre would absorb any spare capacity, and the City Centre may take time to adjust to this extra provision; relocation of individual shops within the City Centre is anticipated.
There is a need for a second modern food superstore in the District. Surveys revealed a large number of food shopping trips to the Arnison/Mercia Centre, where the J. Sainsbury store was trading well in excess of average levels for a store of this size. The City Centre had an important role for convenience retailing, but as a bulk food shopping destination it was less significant than other centres or stores.
A need for a limited amount of new floorspace for retail warehousing was identified. The Arnison/Mercia Centre provides a considerable amount of such floorspace, and attracts a significant number of trips from the eastern side of the City. Any new provision should seek to reduce the number and length of cross-city trips, counter-balance the attractiveness of the Arnison/Mercia Centre and address the imbalances and deficiencies in the distribution of these facilities.
Consideration should be given to the identification of a "possible district centre" at Sherburn Road/Dragon Lane.

7.9

Government Policy and the 'sequential approach' would suggest that the City Centre is the most appropriate location for additional large food and DIY stores, but there appear to be limited opportunities, both suitable and available, either within or adjacent to it. PPG6 recognises that historic centres present particular difficulties in accommodating major retail development owing to their size, design and parking requirements, as well as their traffic generation. Furthermore, surveys demonstrated that the residential areas to the east of the City, where there were no shops of this type, generated a large number of trips to superstores and DIY outlets. All these factors suggested strongly that the eastern side of the City was the most appropriate location in which to redress these deficiencies. Part of the deficiency has now been met by the development of the Tesco superstore at Dragon Lane Notwithstanding such a conclusion, any further major retailing proposals need to be subject of a rigorous assessment to ensure that any development either by itself or cumulatively would not adversely affect the vitality and viability of any existing main town or local centre, both within and outside the District. Major retail developments are defined as those in excess of 1,000 m² gross floorspace.

7.10

The consultants' findings indicated that the City Centre was vulnerable to competition both from those large centres within easy travelling distance (notably Newcastle City Centre and the Metro Centre), and from out of town developments. It is nevertheless considered attractive by prospective retailers and there is a demand for modern retail space in the prime areas of the City Centre. The success of the Prince Bishops Centre demonstrates that the City Centre has the potential to attract new retail development.

7.11

The consultants' advice is that, generally, Durham City Centre is attractive to shoppers and displays considerable vitality. They do suggest, however, that constraints and competition make it very vulnerable. In addition, particular parts of the centre, and certain aspects of it (such as a poor standard of security) detract from it, and that there is considerable potential for enhancement and improvement. Unless such positive measures are taken, the City Centre's health and viability will suffer in the longer term. Accordingly, the impacts of competing schemes need to be carefully assessed.

7.12

Local centres need to be protected from inappropriate competition which would threaten the services which they provide, and additional investment and environmental improvements are necessary in many cases. It is also essential to protect and enhance shopping and related facilities in those villages which do not have recognisable local centres.

7.13

The consultants' conclusion that there was a need for a limited amount of new floorspace for retail warehousing has been reviewed in the context of recent planning applications for retail warehouse development in the Dragon Lane area. A revised capacity analysis based on up-to-date information and assumptions shows that there is a quantitative need for additional comparison goods shopping to meet demand in the Local Plan period. A growth in demand is expected to occur from the continued growth in consumer expenditure and from the potential for the District to retain more of the comparison goods expenditure that is currently lost as leakage to centres outside Durham. There is sufficient expenditure capacity to accommodate bulky goods retail warehouses to the east of the City. This should be focussed at the Sherburn Road/Dragon Lane centre and Dragonville Industrial Estate, on that part of the industrial estate identified as having potential for bulky goods retail development. Further comparison shopping provision could be accommodated in the City Centre and smaller amounts in the Arnison/Mercia Centre.

LOCAL PLAN OBJECTIVES

7.15

As a result of the above considerations, the Council's objectives for shopping are:

To sustain and enhance the shopping function of Durham City Centre and thereby support the health and vitality of the City Centre in all of its various aspects including retail, cultural, leisure, housing and employment uses.
To adopt the 'sequential approach' with respect to the location of significant new retail development and to apply an assessment of need.
To provide a shopping hierarchy that takes account of future needs and aspirations to retain consumer expenditure within the District.
To ensure that, as far as possible, the shopping needs of City residents are satisfied in the City Centre, Sherburn Road/Dragon Lane District Centre, the Arnison/Mercia Centre and in local centres.
To improve the accessibility of shopping facilities to the population by all modes of travel.
To resist retail developments which would undermine the vitality and viability of the City Centre or local centres.
To improve the environment and appearance of shopping areas.
To encourage the retention of village shops.

7.16

These objectives, which refer only to shopping, should be seen within the wider context of those relating to the City Centre. The Government expects applicants to demonstrate both the need for additional facilities and that a 'sequential approach' has been applied in selecting the location or the site.

STRATEGY

7.17

The shopping strategy for the District acknowledges that there are limited opportunities for significant retail growth beyond the provisions made to satisfy expressed and anticipated needs. These are primarily designed to encourage most new retailing within the City Centre Shopping Area. They relate mainly, but not exclusively to comparison retailing, which will contribute to its continued viability, and complement other measures designed to maintain and improve the attractions and vitality of the Centre as a whole. Whilst there is an opportunity to capitalise upon the benefits of Durham as a historic centre of international importance, any new development must enhance the outstanding architectural and environmental qualities of the City Centre; and should not undermine the intrinsic character of the shopping area.

7.18

The Arnison/Mercia Centre fulfils a strategic purpose for those types of major shopping development which are inappropriate in the City Centre. There is, however, only limited space available for further development at the district centre. Sherburn Road/Dragon Lane district centre is considered a strategic location for retail investment which will maximise accessibility, reduce cross-city shopping trips by private vehicle and reduce journey lengths. Provision for new shopping development for food and certain types of non-food retailing has been made, in order to satisfy an identified need and address the imbalance in the distribution of food shopping which has become apparent since the establishment of supermarket facilities at the Arnison/Mercia Centre.

7.19

Further major retailing should reinforce the pattern of existing development and comply with the objectives set out in paragraph 7.15. Particular emphasis will be placed upon the need for retail facilities to be fully integrated with transport linkages in order to reduce dependence upon private vehicle use. It is important to keep a balance between shopping facilities in the east and west of Durham to minimise travel to shop. The strategy supports the development of the district centre at Sherburn Road/Dragon Lane to serve the needs of shoppers in the east of Durham. The strategy also aims to allow new retail warehouse development both in the Dragonville area and the Arnison/Mercia Centre to meet needs across the wider catchment area of Durham.

7.20

In past years Durham did not have any designated district centres. District centres have a wide range of shopping and non-retail services and community facilities, serving an extensive catchment area. Historically Durham has only had local centres outside the City Centre. These are smaller centres with concentrations of shops, generally including a supermarket, which provide an important function for those people living nearby. However, recently there has been expansion of both the Arnison/Mercia Centre and the Sherburn Road/Dragon Lane centre including the development of the Tesco superstore at Sherburn Road/Dragon Lane and there is also potential for further development/redevelopment in the Sherburn Road/Dragon Lane centre in the Local Plan period. Therefore it would now be appropriate to consider a change to the shopping hierarchy to reflect the enhanced status of the Arnison/Mercia and Sherburn Road/Dragon Lane centres as district centres. Therefore the future hierarchy of centres in the District, reflected in the Local Plan, is: Durham City Centre (Policy S1), Arnison/Mercia and Sherburn Road/Dragon Lane District Centre (Policy S4) and local centres (Policy S5). This hierarchy is firmly based on the function of different centres through the Plan period.

7.21

Local centres will be protected from developments which prejudice their vitality or viability, and investment in appropriate new retail and other related facilities will be encouraged within them. New shops serving local needs may be permitted outside local centres, provided a deficiency exists and no harm is caused to any recognised local centre. Existing village shops fulfil an important social function and play a part in reducing the need to travel. The policies of the Plan will seek to encourage the retention of these facilities which are an important element in the overall sustainability in rural communities.

7.22

The Council will encourage improvements to the environments of the CCSA, local centres, and other shopping areas.

POLICIES

CITY CENTRE

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POLICY S1A	THE COUNCIL WILL SEEK TO PROTECT AND PROMOTE THE VITALITY AND VIABILITY OF ALL CENTRES WITHIN THE LOCAL RETAIL HIERARCHY OF THE CITY OF DURHAM AREA WHICH ARE AS FOLLOWS:
	1.	DURHAM CITY CENTRE.
	2.	THE DISTRICT CENTRES AT DRAGON LANE/SHERBURN ROAD AND AT THE ARNISON/MERCIA CENTRE.
	3.	THE LOCAL CENTRES AT NEWTON HALL, FRAMWELLGATE MOOR, GILESGATE, BELMONT, BRANDON, COXHOE, USHAW MOOR, ESH WINNING, LANGLEY MOOR AND SHERBURN.

Justification

7.22A

Durham City Centre, the district centres at Sherburn Road/Dragon Lane and the Arnison/Mercia Centre, and the various local centres are shown on the Proposals Map.

7.22B

The functions of each centre are defined in the justification text for the relevant policies (S1, S4, S5 and S9A).

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POLICY S1	WITHIN THE CITY CENTRE SHOPPING AREA, DEFINED ON THE PROPOSALS MAP, NEW SHOPPING DEVELOPMENT (CLASS A1) WILL BE PERMITTED, SUBJECT TO POLICY E6.

Justification

7.23

The primary and secondary retail areas of the City Centre Shopping Area are defined within the City Centre and is shown on the Proposals Map. Policy E6 is designed to ensure high standards of development within the historic City Centre which will enhance its outstanding environmental qualities.

7.24

The City Centre Shopping Area is the principal shopping destination within the District, and the most generally accessible; its continued health and vitality is of the utmost importance for the prosperity of the City Centre as a whole. Government policy and the Structure Plan indicate that new shopping development should be concentrated here unless there is a need for a particular type of development which can not be accommodated in the City Centre.

7.25

There is unlikely to be a demand for substantial levels of new shopping within or adjacent to the City Centre over the Plan period. With the completion of the Prince Bishops scheme, no further significant development projects are anticipated. Therefore the extent of the shopping area, where new development may be approved, is expected to remain broadly as it is now. However the need to sustain and enhance Durham City Centre means that opportunities to improve its retail provision should be taken when they arise, through redevelopment and changes of use.

7.26

For reasons of size, parking and servicing requirements, or design, large food superstores and retail warehouses cannot readily be accommodated here, and the Plan provides for such shops elsewhere in the District. However, the provision of these types of goods at a somewhat smaller scale is both possible and appropriate within the City Centre, and will be encouraged. Food retailing performs an essential function for those living, working and visiting the City Centre and can be related to multi-purpose linked trips involving other forms of retailing. It is important that the food retailing role is maintained as an integral element of the City Centre's vitality and viability.

7.27

New developments must be designed to the highest standards and enhance the Conservation Area and the historic City Centre. They should be accessible to all users (Policy Q1) and have satisfactory servicing arrangements (Policy Q2). Developers and applicants must conform to the requirements of Policy Q11 which relates to the design of new shopfronts and, Policy Q16 which deals with advertisements in the City Centre.

A2 and A3 Uses within the Primary Retail Area

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POLICY S2A	DEVELOPMENT AT GROUND FLOOR LEVEL OF CLASS A2 (FINANCIAL AND PROFESSIONAL) AND CLASS A3 (FOOD AND DRINK) WITHIN THE PRIMARY AREA OF THE CITY CENTRE SHOPPING AREA, AS DEFINED ON THE PROPOSALS MAP WILL BE PERMITTED PROVIDED THAT IT DOES NOT RESULT IN MORE THAN 20% OF THE TOTAL STREET FRONTAGE BEING IN NON-RETAIL USE.

A2 and A3 Uses within the Secondary Retail Area

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POLICY S2B	POLICY S2B DEVELOPMENT AT GROUND FLOOR LEVEL OF CLASS A2 (FINANCIAL AND PROFESSIONAL) AND CLASS A3 (FOOD AND DRINK) WITHIN THE SECONDARY AREA, AS DEFINED ON THE PROPOSALS MAP (INCLUDING SADDLER'S YARD AND UNITS 19-21 TO THE REAR OF ELVET BRIDGE) WILL BE PERMITTED PROVIDED THEY DO NOT UNDERMINE THE RETAIL CHARACTER OF THE STREET.

Elvet Bridge

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POLICY S3	IN ELVET BRIDGE NO FURTHER GROUND FLOOR DEVELOPMENT FOR A2 (PROFESSIONAL AND FINANCIAL SERVICES) WILL BE PERMITTED. DEVELOPMENT FOR A3 (FOOD AND DRINK) WILL BE PERMITTED PROVIDED THAT IT DOES NOT RESULT IN MORE THAN 50% OF THE TOTAL STREET FRONTAGE BEING IN NON-RETAIL USE.

Justification

7.28

Policies S2A, S2B and S3 refer only to ground floor or street level premises, and "development" includes both redevelopment and changes of use. Unimplemented planning permissions will be included in the assessment of whether or not a percentage figure has been exceeded.

7.29

Uses such as restaurants, banks, building societies and estate agents are essential features of the City Centre, and can add to its primary shopping function. These Policies seek to make reasonable provision for both types of use, while preserving the retail character of the centre, which can be eroded by the approval of too many non-retail uses, or by excessive concentration of them. However, A3 uses such as cafes and restaurants generally make a greater contribution to the vitality of town and city centres, particularly in the evening, and it is Government policy to encourage such vitality.

7.30

The figure of 20% identified in Policy S2A is considered to be an appropriate maximum guideline for occupation of ground floor by non-retail uses in those streets within the primary shopping area of the City Centre. It should be noted that A2 and A3 uses are not prohibited completely within this area.

7.31

In several streets, such as Saddler Street and the Market Place, the balance between Class A1, Class A2 and Class A3 uses has already been compromised, and there are significant concentrations of, for instance, financial services and estate agents, where the 20% figure has been exceeded. In most of North Road and in Claypath, which are within the City Centre Shopping Area identified in Policy S1 but outside the prime shopping area identified in Policy S2A, such concerns are less critical, although the Council considers a figure of 50% of the total street frontage is an appropriate maximum guideline for the occupation of the ground floor by non-retail uses in secondary retail areas identified in Policy S2B.

7.32

Due to its pedestrianised character and views towards the river, Elvet Bridge is considered particularly suitable for a mixture of shopping (Class A1 use) and restaurants and cafes (Class A3 uses). This adds vitality to this part of the City and, since Elvet Bridge is adjacent to the main access route to the Cathedral, it should also benefit tourism. In order to achieve this objective, no further development of Class A2 uses will be permitted within the Elvet Bridge area.

7.33

The guidelines used in calculating the frontages and percentages for the purposes of these Policies is set out in Appendix 5.

7.34

Notwithstanding any of these considerations, no change of use should involve the loss of or damage to a historic shopfront or facade thereby contravening Policy Q12. Neither must there be any adverse effects on the amenities of nearby occupiers, a particularly relevant factor when considering proposals for food and drink outlets.

SHERBURN ROAD/DRAGON LANE DISTRICT CENTRE

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POLICY S4	THE SHERBURN ROAD/DRAGON LANE CENTRE WILL ACCOMMODATE ADDITIONAL RETAILING AND OTHER APPROPRIATE FACILITIES AND SERVICES, RELATING TO THE NEEDS OF THE COMMUNITY PROVIDED THAT:
	1.	EITHER BY ITSELF OR CUMULATIVELY IT WOULD NOT ADVERSELY AFFECT THE VITALITY AND VIABILITY OF ANY EXISTING MAIN TOWN CENTRE OR LOCAL CENTRE BOTH WITHIN AND OUTSIDE THE DISTRICT; AND
	2.	IT WOULD NOT GIVE RISE TO SERIOUS PROBLEMS OF ACCESS, ROAD SAFETY AND TRAFFIC CONGESTION; AND
	3.	THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON TRAVEL PATTERNS, AND NOT RESULT IN A SUBSTANTIAL INCREASE OF CAR USAGE AND ASSOCIATED VEHICLE MILEAGE AND POLLUTANT EMISSIONS.

Justification

7.35

The need for a large modern foodstore on the east side of Durham City was highlighted in a shopping study carried out by Donaldsons and agreed by the Secretary of State. Existing facilities here and in the City Centre were of insufficient size to prevent large numbers of trips to the Arnison/Mercia Centre at Pity Me for bulk food shopping. Suitable sites did not exist within the City Centre to accommodate a major expansion of food retailing with associated parking requirements. The identified need for such development should be met in the Sherburn Road/Dragon Lane centre on the eastern side of the City. This is a strategic location for major retailing well-related to public transport routes and will counter-balance growth which has occurred at the Arnison/Mercia Centre. The boundary of the centre has been extended to accommodate the predicted growth in retail demand.

7.36

Detailed planning permission for the construction of a Tesco store (8,081 m2 gross) was granted in June 2000 and the store opened in September 2001. During the Local Plan period Sherburn Road/Dragon Lane has the potential to perform a more strategic role than that of the local centres in Durham. It could develop further to accommodate other types of retailing and services. Opportunities exist for comprehensive redevelopment of the older parts of the centre within the defined boundary of the centre. This form of development would contribute to the regeneration and future vitality and viability of the centre, which would, in turn, make a significant improvement to the environment of the Sherburn Road area and complement the recent housing initiatives.

LOCAL CENTRES

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POLICY S5	WITHIN THE BOUNDARIES OF THE FOLLOWING LOCAL CENTRES, AS DEFINED ON THE PROPOSALS MAP, DEVELOPMENT OF CLASS A1 (SHOPS), CLASS A2 (SERVICE USES) AND CLASS A3 (FOOD AND DRINK OUTLETS) WILL BE PERMITTED, PROVIDED THAT:
	1.	IT WILL NOT ADVERSELY AFFECT THE VITALITY OR VIABILITY OF ANY OTHER LOCAL CENTRE;
	2.	IT WILL NOT LEAD TO THE LOSS OF EXISTING COMMUNITY OR RECREATIONAL FACILITIES, OR OF AREAS WHICH MAY BE REQUIRED IN FUTURE FOR SUCH USES.
	3.	IN THE CASE OF CLASS A2 AND CLASS A3 USES, IT WILL NOT UNDERMINE THE RETAIL CHARACTER OF THE CENTRE;
	4.	THAT IT CONFORMS TO POLICIES Q1, Q2, Q11 AND T10:
		a)	NEWTON HALL
		b)	FRAMWELLGATE MOOR
		c)	GILESGATE
		d)	BELMONT
		e)	BRANDON
		f)	COXHOE
		g)	USHAW MOOR
		h)	ESH WINNING
		i)	LANGLEY MOOR
		j)	SHERBURN

Justification

7.37

The local centres identified in Policy S5 have concentrations of shops, generally including a supermarket, as well as other businesses and services, which together form a recognisable centre. They provide an important function for those living either in the immediate vicinity, or slightly further afield in nearby settlements which do not have such centres. They are generally reasonably well served by public transport. Their position in the hierarchy of shopping provision in the district should be protected and, where possible, their physical structure consolidated; new shopping development of an appropriate type and scale will generally be encouraged within them. As a general rule shops of up to about 1,000 m² or a medium sized supermarket, will be appropriate. Shops such as larger foodstores, which are of a size or type which might serve a wider area, will not be permitted, These centres serve a local population, and development within them must not adversely affect road safety, or the amenities and environmental conditions in the immediate vicinity; parking provision should be made in accordance with the Council's parking standards.

7.38

Local centres contain services and facilities other than shops, which help make them focal points for the local community and enable trips there to serve several purposes. Existing community medical and social facilities, and public open space, must therefore not be eroded by new shopping development. Sites within local centres are particularly suitable for these uses and alternative locations for them may be hard to find within densely developed residential areas. It is important therefore that future requirements for them are fully considered before new shopping or other development is approved in local centres.

7.39

Subject to these safeguards, a number of other uses will generally be acceptable within local centres, particularly since they thereby offer the opportunity for trips which serve several purposes. Activities such as small scale offices and businesses, launderettes, amusement centres, and taxi offices would all normally be appropriate within them. It is nevertheless important to preserve their essentially retail function from erosion by other uses, and particularly food and drink outlets. Infill housing, or changes of use to housing, will be acceptable provided the development does not erode the supply of land required for shopping or community facilities, and is in scale and character with the local centre.

VILLAGE SHOPS

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POLICY S6	WITHIN THE FOLLOWING VILLAGES, CLASS A1 (SHOPS) OF LESS THAN 1,000 M² WILL BE PERMITTED PROVIDED THAT:
	1.	IT WILL NOT ADVERSELY AFFECT THE VITALITY OR VIABILITY OF ANY OTHER LOCAL CENTRE OR VILLAGE.
	2.	IT WILL NOT ADVERSELY AFFECT THE CHARACTER OR THE AMENITY OF THE SURROUNDING AREA, NOR THE INTERESTS OF ROAD SAFETY.
	3.	IT IS SITUATED CLOSE, OR IS WELL RELATED TO EXISTING SHOPS OR OTHER FACILITIES WITHIN THE VILLAGE.
		a)	BEARPARK
		b)	BOWBURN
		c)	HIGH PITTINGTON
		d)	HIGH SHINCLIFFE
		e)	KELLOE
		f)	MEADOWFIELD
		g)	NEW BRANCEPETH
		h)	SHERBURN HILL
		i)	WEST RAINTON
		j)	WITTON GILBERT

Justification

7.40

These settlements are those larger villages (listed in Policy H3) which do not have an identifiable local centre and therefore are not included in Policy S5. Most do have some shops and other services, often dispersed throughout the village. Subject to the safeguards listed in Policy S6, additional convenience shopping will be permitted to increase variety and choice for local residents. Such new shops should be well related to any existing concentrations of retail or community uses within the village.

7.41

Bowburn in particular, has experienced growth in population over the last decade but still lacks any identifiable local centre. The shops and community facilities are scattered throughout the village. It is anticipated that during the Plan period consideration will be given to the improvement of convenience shopping within the village and a site has been allocated within the Bowburn South Industrial Estate identified in Policy EMP8d.

INDIVIDUAL SHOPS

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POLICY S7	INDIVIDUAL SMALL SHOPS WILL BE PERMITTED WITHIN SETTLEMENT BOUNDARIES PROVIDED THAT:
	1.	IT WILL NOT ADVERSELY AFFECT THE VITALITY AND VIABILITY OF ANY OTHER LOCAL CENTRE OR VILLAGE; AND
	2.	IT WILL NOT ADVERSELY AFFECT THE CHARACTER AND AMENITY OF THE SURROUNDING AREA, NOR THE INTERESTS OF ROAD SAFETY.

Justification

7.42

Small shops outside local centres often provide a valuable service, particularly for those who are less mobile. They can be sited on their own in large housing areas, or in sporadic groups with other shops. As a rule such shops should not exceed 100 m², the service which they provide must be a local one, and they must not cause any harm to an existing centre. Policy C9 of the Community Services Chapter highlights the Council's commitment to self-sufficient settlements by seeking the retention of their respective last remaining village shops.

7.43

It is also essential that the nearby residents and residential areas are not subjected to noise, disturbance, or any other loss of amenity as a result of such new shopping development. Questions such as adequacy of parking, hours of opening, type of goods sold and highway safety will be critical in assessing the merits of any proposal under this Policy.

RETAIL WAREHOUSING OUTLETS

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POLICY S8	NEW RETAIL WAREHOUSE DEVELOPMENT, SELLING D.I.Y. AND HOME IMPROVEMENT GOODS, GENERAL BUILDING MERCHANDISE, FURNITURE, BEDDING, FLOOR COVERINGS, OFFICE EQUIPMENT, ELECTRICAL GOODS, MOTOR ACCESSORIES, PET PRODUCTS AND GARDEN CENTRE PRODUCTS WILL BE PERMITTED ON THAT PART OF THE DRAGONVILLE INDUSTRIAL ESTATE DESIGNATED ON THE PROPOSALS MAP, PROVIDED THAT:
	1.	SUCH DEVELOPMENT SATISFIES A DEMONSTRABLE NEED, CONFORMS TO THE 'SEQUENTIAL APPROACH' AND CANNOT BE ACCOMMODATED WITHIN THE SHERBURN ROAD/DRAGON LANE CENTRE IN ACCORDANCE WITH POLICY S4.
	2.	IT IS LOCATED IN CLOSE PROXIMITY TO THE SHERBURN ROAD/DRAGON LANE CENTRE IN ORDER TO FACILITATE LINKAGES WITH THAT CENTRE.
	3.	EITHER BY ITSELF OR CUMULATIVELY IT WOULD NOT ADVERSELY AFFECT THE VITALITY AND VIABILITY OF ANY EXISTING CENTRE BOTH WITHIN AND OUTSIDE THE DISTRICT.
	4.	THE PREMISES SHALL NOT BE USED FOR THE SALE OF FOOD OR DRINK, CLOTHING, SPORTS GOODS OR EQUIPMENT, SHOES, TOYS AND GAMES, JEWELLERY, TOILETRIES, FASHION ACCESSORIES, LUGGAGE, BOOKS OR STATIONERY NO RETAIL UNITS HAVE LESS THAN 750 SQUARE METRES GROSS FLOOR AREA.
	5.	IT WOULD NOT GIVE RISE TO PROBLEMS OF ACCESS, ROAD SAFETY AND TRAFFIC CONGESTION ON THE WIDER ROAD NETWORK OR COMPROMISE THE OPERATIONAL NEEDS OF USERS OF DRAGONVILLE INDUSTRIAL ESTATE.
	6.	IT IS ACCESSIBLE BY A CHOICE OF DIFFERENT MODES OF TRANSPORT.
	7.	IT DOES NOT CONFLICT WITH THE NEED TO MAINTAIN A SUPPLY OF SITES AND PREMISES FOR GENERAL INDUSTRIAL PURPOSES (POLICY EMP8).

Justification

7.44

There is an identified need for additional floorspace for bulky goods retail warehousing which cannot easily be sold in a historic city centre such as Durham. The existing concentration of this type of shopping is at the Arnison Centre/Mercia Retail Park, but this should not be extended beyond its existing limits. This extra bulky goods floorspace should for strategic reasons be located on the eastern side of the City, which currently lacks such facilities and to reduce car-borne trips from there to the Arnison Centre and similar facilities elsewhere.

7.45

The City Council has made a resolution to grant planning permission on the Dragonville Industrial Estate at Renny's Lane for a bulky goods retail warehouse development, including a large DIY store. There is potential for further retail warehouse developments on part of the Dragonville Industrial Estate provided that such uses are restricted to bulky goods only, that they demonstrate need, satisfy the 'sequential approach' and cannot be accommodated within the Sherburn Road/Dragon Lane centre. Proposals for future development in this location should have good pedestrian linkages with the Sherburn Road/Dragon Lane centre to encourage linked trips. Proposals should also be acceptable in terms of retail impact, be accessible by a choice of means of transport and should not conflict with the need to maintain a supply of sites and premises for general industrial purposes. An area of the Dragonville Industrial Estate which lies in proximity to the Sherburn Road/Dragon Lane centre is identified on the Proposals Map as being designated for retail warehouse development.

7.46

It is vitally important that retail warehouse development does not prejudice the health of the City Centre, and its new shopping investment, by selling goods on which the City Centre's viability depends. Therefore, restrictions will be placed upon the size of retail units and the range of goods to be sold at Dragonville Industrial Estate so that developments do not subsequently change their character, thereby limiting their impact upon the vitality and viability of existing centres. Planning conditions will be placed on any planning permissions granted in order to ensure that the criteria of this policy are complied with Dragonville Industrial Estate has limited capacity to absorb additional traffic. Improvements to the road network may be required connecting the estate with the wider area. A system of integrated road/junction improvements in the vicinity of this site may be required in accordance with the Department for Transport's policy as set out in Appendix 7 of this Plan.

THE ARNISON/MERCIA CENTRE

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POLICY S9A	DEVELOPMENT PROPOSALS WHICH WOULD CONSOLIDATE THE ROLE OF THE ARNISON/MERCIA CENTRE AS SHOWN ON THE PROPOSALS MAP, AS A DISTRICT CENTRE MEETING THE NEEDS OF RESIDENTS ON THE WESTERN SIDE OF DURHAM CITY, WILL BE ENCOURAGE PROVIDED THAT THEY:
	1.	WOULD NOT UNDERMINE THE ROLE OF THE CITY CENTRE OR ANY OTHER CENTRES IN THE LOCAL RETAIL HIERARCHY; AND
	2.	WOULD BE ACCEPTABLE IN TERMS OF ROAD SAFETY AND HIGHWAY CAPACITY.

Justification

7.47

The Arnison/Mercia Centre is a district centre serving the needs of residents of the western side of Durham city. It also satisfies a demand for comparison goods that could not be accommodated within the City Centre or on an edge of centre site.

7.48

The Arnison/Mercia Centre has only a very limited capacity for further development. Nevertheless, development within the defined boundary on the Proposals Map and extensions to existing units may be appropriate to enable the district centre to sustain its function as a location for convenience and comparison retailers serving the needs of residents of the western side of Durham City. All proposals will be expected to be acceptable in terms of retail impact on the City Centre, highway safety, accessibility, impact on car travel, and design.

7.49

It is necessary to outline a policy for the future management and development of the Arnison/Mercia Retail Centre to ensure that the district centre, as defined on the Proposals Map do not extend beyond their existing limits. For the purpose of this Policy, in relation to retaining the generally open nature of the northern and eastern parts of the Arnison Centre and the eastern part of the Mercia Centre, this comprises the area of the main car parks and those smaller units situated on the northern boundaries of the site. Adjacent undeveloped land within the settlement boundary is required for other non-retail uses (for example the development of Abbeywoods Business Park in accordance with Policy EMP4 a), but, equally importantly, any addition to this extensive retail provision would increase vehicular trips and could have an adverse impact on the City Centre.

MAJOR OUT OF CENTRE PROPOSALS

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POLICY S9b	WHERE THERE IS AN IDENTIFIED NEED FOR LARGE SCALE RETAIL AND LEISURE DEVELOPMENT, WHICH CANNOT BE MET THROUGH EXISTING ALLOCATIONS, PREFERENCE SHOULD BE FOR SITES WITHIN THE CITY CENTRE, FOLLOWED BY EDGE OF CITY CENTRE LOCATIONS, THE DISTRICT CENTRES AT SHERBURN ROAD/DRAGON LANE AND THE ARNISON/MERCIA CENTRE, AND THEN LOCAL SHOPPING CENTRES WITHIN THE BUILT UP AREA OF DURHAM CITY (IN ACCORDANCE WITH POLICIES S1, S4, S5 AND S8.
	WHERE SUCH DEVELOPMENT CANNOT BE ACCOMMODATED IN THE ABOVE LOCATIONS, THEN LOCATIONS ELSEWHERE WITHIN THE BUILT UP AREA OF DURHAM CITY WOULD ONLY BE APPROPRIATE PROVIDED THAT:
	1.	IT SATISFIES A DEMONSTRABLE NEED AND CONFORMS TO THE 'SEQUENTIAL APPROACH'.
	2.	EITHER BY ITSELF OR CUMULATIVELY IT WOULD NOT ADVERSELY AFFECT THE VITALITY AND VIABILITY OF ANY EXISTING CENTRE BOTH WITHIN AND OUTSIDE THE DISTRICT; AND
	3.	IT WOULD NOT GIVE RISE TO SERIOUS PROBLEMS OF ACCESS, ROAD SAFETY AND TRAFFIC CONGESTION; AND
	4.	THE SITE IS ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT HAVING PARTICULAR REGARD TO THE NEEDS OF PUBLIC TRANSPORT, PEDESTRIANS AND CYCLISTS; AND
	5.	THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON TRAVEL PATTERNS, NOR RESULT IN A SUBSTANTIAL INCREASE IN CAR USAGE AND ASSOCIATED VEHICLE MILEAGE AND POLLUTANT EMISSIONS.

Justification

7.50

For the purposes of Policy S9, large scale retail developments are defined as those which are in excess of 1,000 m² gross floorspace.

7.51

The primary aim of Government Policy is to sustain and enhance the vitality and viability of town centres. It recognises that there is a requirement to demonstrate the need for development when major retail proposals are brought forward for consideration. Furthermore, Government Policy seeks to ensure that all new major retail and leisure developments are well located in relation to the local transport network, are accessible by a choice of transport modes and will not give rise to substantial increases in overall vehicle mileage. Accessibility by public transport is a key consideration as embodied in the Government's White Paper on Transport. In seeking to direct most new major shopping and leisure developments to town centres, the 'sequential approach' referred to in PPG6 is applied which imposes restrictions outside existing centres. The Council's retail strategy takes into account the need for various types of retailing, including factory outlet centres, and appropriate allocations have been made in Policies S4 and S8.

7.52

Major leisure developments are proposed in Durham City Centre, and these are described in Chapter 12 and Policy CC2.

7.53

Any major out-of-centre application will need to be accompanied by a retail impact study to enable its economic effects on established centres, and on prospective investment within them, to be assessed. If demonstrable harm is likely to be caused in either respect, permission will be refused.

7.54

It will be necessary to demonstrate that any large facilities could not otherwise be provided in the form of smaller developments, including extensions, at existing centres.

FOOD AND DRINK

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POLICY S10	WITHIN SETTLEMENT BOUNDARIES, DEVELOPMENT FOR CLASS A3 (FOOD AND DRINK) USE WILL BE PERMITTED PROVIDED:
	1.	THERE ARE NO ADVERSE EFFECTS ON THE AMENITIES OF NEARBY OCCUPANTS; AND
	2.	ADEQUATE PROVISION IS MADE FOR PARKING IN ACCORDANCE WITH POLICY T10
	3.	IT IS IN SCALE AND CHARACTER WITH ITS SURROUNDINGS; AND
	4.	IT DOES NOT COMPROMISE THE LEVEL OF PROVISION IDENTIFIED IN POLICIES S2 AND S3.

Justification

7.55

The A3 (Food and Drink) use class includes such diverse establishments as restaurants, public houses, "take-aways", snack bars and cafes. Whilst they are generally most appropriate in town and local centres, they frequently occur elsewhere, in a wide variety of locations.

7.56

They have obvious benefits by providing services and facilities to the local population, as well as to tourists and visitors. Class A3 uses can, however, cause difficulties in terms of their relationship with the surrounding area, particularly in respect of factors such as traffic and parking, noise, disturbance and cooking odours. Applications will be judged carefully against these criteria and conditions will be imposed to ensure that such problems do not arise.

7.57

Apart from these considerations, any new development must respect the scale and the character of its surroundings, and this will be an important matter when assessing larger scale Class A3 proposals. Similarly there may be concern about the effect of an accumulation of Class A3 permissions on the character of a particular locality; for example "take-away" restaurants can dominate small parades of shops, and restrict their wider functions, unless they are carefully controlled.

MISCELLANEOUS SALES

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POLICY S11	THE SALE OF MOTOR VEHICLES, CARAVANS, BOATS, HEAVY BUILDING MATERIALS, GREENHOUSES AND GARDEN SHEDS WILL BE PERMITTED WITHIN GENERAL INDUSTRIAL ESTATES. ELSEWHERE WITHIN SETTLEMENT BOUNDARIES SUCH A PROPOSAL WILL BE PERMITTED PROVIDED THAT:
	1.	IT IS NOT CONTRARY TO ANY OTHER POLICY OF THE PLAN; AND
	2.	IT IS NOT WITHIN A PREDOMINANTLY RESIDENTIAL AREA; AND
	3.	THERE IS NO ADVERSE EFFECT ON THE AMENITIES OF NEARBY OCCUPIERS ON THE CHARACTER OR VISUAL AMENITY OF THE AREA, OR ON HIGHWAY SAFETY.
	ANY PERMISSION GRANTED WILL BE LIMITED BY CONDITION AND/OR AGREEMENT TO THE GOODS TO WHICH THE APPLICATION REFERS.

Justification

7.58

Showrooms for vehicles, boats and similar types of goods provide an important retail function and complement other shopping facilities. They have particular site and locational requirements which cannot normally be met within existing shopping centres. They often require large, prominent, frontage sites along major highways, a significant proportion of which is dedicated for storage, often in the form of open sales areas and customer parking.

7.59

If not adequately controlled, such outlets can dominate their surroundings and suitable siting of them is critical so that their adverse effects on residential or other amenities are minimised. Promotional advertising and display of goods, which can be detrimental to both the appearance and character of the surrounding area, must also be strictly controlled.

OCCASIONAL MARKETS

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POLICY S12	OCCASIONAL MARKETS (INCLUDING CAR BOOT SALES) CONSISTING OF MORE THAN 14 DAYS IN TOTAL IN ANY CALENDAR YEAR WILL ONLY BE PERMITTED IF THERE ARE NO ADVERSE EFFECTS ON THE FOLLOWING:
	1.	THE VITALITY AND VIABILITY OF THE CITY CENTRE OR ANY LOCAL CENTRE; OR
	2.	THE AMENITIES OF NEARBY RESIDENTS OR BUSINESSES; OR
	3.	THE HIGHWAY NETWORK; OR
	4.	THE CHARACTER AND APPEARANCE OF THE AREA.
	ADEQUATE ACCESSIBILITY BY A CHOICE OF TRANSPORT MODES IN ACCORDANCE WITH THE COUNCIL'S STANDARDS, MUST BE PROVIDED.

Justification

7.60

The most common occasional markets are car boot sales, which often attract large numbers of car-borne visitors. Such activities generally take place at weekends and bank holidays and can cause considerable nuisance to nearby residents as well as being intrusive in rural locations. For these reasons they need to be strictly controlled, and an urban location, away from residential property, is likely to be most appropriate. In accordance with the Town and Country Planning (General Permitted Development) Order 1995, Occasional Markets consisting of 14 days in total in any calendar year would not require planning permission and would not be subject to this Policy.

7.61

Whenever such markets take place they must not undermine the viability of shops and businesses in established centres which offer a permanent service.

7.62

Trading on streets or other areas of the highway, such as lay-bys, from mobile vans, kiosks or caravans can have implications for visual amenity and highway safety. In general this activity is more effectively controlled under the Local Government (Miscellaneous Provisions) Act 1982, which lays down licensing and consent procedures, and which has proved quicker and more effective than action under planning legislation.

FACTORY AND FARM SHOPS

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POLICY S13	THE INCIDENTAL SALE OF GOODS DIRECT TO THE PUBLIC FROM MANUFACTURING OR BUSINESS PREMISES OR FARM PRODUCTION UNITS, WILL BE PERMITTED PROVIDED THAT:
	1.	IN THE CASE OF FACTORY SHOPS THE GOODS ARE PRODUCED ON THE PREMISES AND THE RETAILING IS ANCILLARY/SUBSIDIARY TO THEIR MANUFACTURE; AND
	2.	IN THE CASE OF FARM SHOPS, THE GOODS SOLD ARE PRIMARILY PRODUCED IN THE LOCALITY AND WOULD NOT HAVE A SIGNIFICANT EFFECT UPON THE VIABILITY OF NEARBY VILLAGE SHOPS; AND
	3.	THE PROPOSAL WOULD NOT HAVE A DETRIMENTAL IMPACT UPON ROAD SAFETY OR EXISTING SERVICING AND CAR PARKING ARRANGEMENTS; AND
	4.	THE PROPOSAL WOULD NOT HAVE A DETRIMENTAL EFFECT UPON THE AMENITY OF NEIGHBOURING OCCUPIERS OR ON THE CHARACTER AND APPEARANCE OF THE AREA; AND
	5.	THE SALES AREA DOES NOT EXCEED 100 M² FLOORSPACE (GROSS) WITHOUT ACCOMPANYING JUSTIFICATION.

Justification

7.63

Factory shops are outlets for goods manufactured on the premises, often selling "seconds" or discounted items. Frequently they only operate on an occasional basis. To be acceptable in planning terms it is essential that such an operation is incidental to the main manufacturing or other activity, and is small scale, and hence will not pose any threat to conventional shops in established centres. Such proposals will normally be acceptable provided there are no other harmful effects in terms of parking, or traffic generation, and they do not detract from the character of the area or the amenity of its inhabitants.

7.64

This Policy does not cover factory outlet centres which are substantial developments of shops selling seconds and end of line goods at discounted prices, and which are physically separate from the factories which manufacture them. Such proposals are covered by Policy S9.

7.65

The sale of goods produced on the farm itself is generally regarded as an ancillary use which does not require planning permission. This Policy refers to the sale of agricultural goods imported from elsewhere, which will generally be acceptable provided it does not contravene the above safeguards. Generally such products must be produced locally (defined in PPG7 as the farmholding and its environs). Farm shops should be incidental to the running of the holding or enterprise, should not in themselves attract significant traffic, and should be appropriate to their rural location. It is important to ensure that farm shops do not have a significant effect on the viability of nearby shops.

7.66

The Council recognises, however, that in order to provide a service throughout the year, farmers may have to bring in non-local produce to overcome the problems of seasonality, provide continuity of employment and ensure that a sufficiently wide selection of produce can be offered. The Council does not wish to be prescriptive about the level of imported goods which will be considered acceptable as this is likely to vary according to local circumstances such as the location of the farm shop, the presence or otherwise of nearby village shops and the level of activity including traffic movements which would be generated. The key test will be whether the function of the farm shop remains primarily for the sale of local produced goods.

7.67

In order to ensure that the retailing element of factory and farm shops is incidental, the sales area should be restricted to 100 m² (gross) unless there is an accompanying justification in support of a higher figure.

AMUSEMENT CENTRES

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POLICY S14	AMUSEMENT CENTRES WILL BE PERMITTED WITHIN LOCAL CENTRES IDENTIFIED IN POLICY S4 AND WITHIN NOS. 5-80 NORTH ROAD AND IN THAT PART OF CLAYPATH INCLUDED WITHIN THE CITY CENTRE SHOPPING AREA PROVIDED THAT THERE IS NO ADVERSE EFFECT ON THE RETAIL CHARACTER OF THE CENTRE, OR ON ITS AMENITIES OR THOSE OF NEARBY RESIDENTS AND OCCUPANTS.
	THEY WILL NOT BE PERMITTED ELSEWHERE.

Justification

7.68

Amusement centres normally consist of 'amusement-with-prizes' machines, and are most appropriately sited in secondary shopping areas or areas of mixed commercial development, rather than in prime shopping streets. They are not likely to be suitable within the historic centre of the City, where Policies S2 S2A, S2B and S3 apply because they would detract from the Conservation Area and from the retail character of that part of the City Centre.

7.69

Amusement centres do sometimes give rise to problems of noise and disturbance and they will not generally be permitted where they will affect the amenities or, for instance, dwellings, schools, churches or other public buildings. Conditions will normally be attached to any planning permission restricting matters such as hours of operation and noise.

GARDEN CENTRES

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POLICY S15	NEW GARDEN CENTRES, AND EXTENSIONS TO EXISTING GARDEN CENTRES WILL BE PERMITTED WITHIN SETTLEMENT BOUNDARIES, PROVIDED THERE IS NO ADVERSE EFFECT ON THE AMENITY OF NEARBY RESIDENTS OR ON HIGHWAY SAFETY.
	THEY WILL BE PERMITTED ELSEWHERE ONLY IF:
	1.	THE SITE IS NOT IN THE DURHAM CITY GREEN BELT;
	2.	THEY DO NOT INTRUDE VISUALLY INTO THE COUNTRYSIDE, OR DETRACT FROM THE CHARACTER AND APPEARANCE OF THE LOCAL LANDSCAPE;
	3.	THEY ARE SATISFACTORILY RELATED TO EXISTING BUILDINGS OR SETTLEMENTS;
	4.	THERE IS NO ADVERSE EFFECT ON THE AMENITY OF NEIGHBOURING PROPERTY OR ON HIGHWAY SAFETY;

Justification

7.70

Garden centres are generally either found within urban areas, attached to large DIY stores, or on the edges of towns and villages or in the countryside. They can attract considerable amounts of traffic, particularly at weekends at certain times of the year. Provided such traffic is adequately catered for, and residential amenity is not adversely affected, they are appropriate within settlement boundaries.

7.71

Garden centres are excluded from the range of uses which are acceptable in the Green Belt. Elsewhere in the countryside the principal consideration in assessing applications will be the visual effect of the development on the landscape, and whether or not it can be easily assimilated within its surroundings. Suitable locations may be on the edge of settlements or in the grounds of existing large buildings; they will seldom be acceptable in free-standing rural locations or where they are unrelated to other development. Whatever their location, they must not be visually intrusive or otherwise damaging to the character and appearance of the countryside. Access arrangements and protection of residential amenity are vital considerations in all cases.

PETROL FILLING STATIONS

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POLICY S16	PETROL FILLING STATIONS WILL BE PERMITTED WITHIN SETTLEMENT BOUNDARIES PROVIDED THAT:
	1.	THERE IS NO ADVERSE EFFECT ON THE AMENITIES OF LOCAL RESIDENTS OR ON HIGHWAY SAFETY; AND
	2.	ANY ASSOCIATED RETAIL PROVISION IS RESTRICTED IN AREA TO 50 M², ON THE BASIS THAT IT IS ANCILLARY TO THE MAIN ACTIVITY, SO AS NOT TO UNDERMINE THE VITALITY AND VIABILITY OF ESTABLISHED SHOPPING CENTRES AND VILLAGE SHOPS AS SET OUT IN POLICIES S1, S4, S6 AND S7.
	PETROL FILLING STATION WILL NOT BE PERMITTED WITHIN THE COUNTRYSIDE.

Justification

7.72

Petrol filling stations are frequently visually intrusive, are open for longer periods than conventional shops, and attract significant volumes of traffic. When established they can lead to pressure for further related development on the site such as a restaurant, cafe or hotel. They must therefore be located on sites where they cause no harm to highway safety, to the character and appearance of the surroundings or to the living conditions of local residents. Although Policy S16 is primarily concerned with the development of new petrol filling stations, any proposal to renovate an existing petrol filling station will be expected to comply with the criteria set out in the policy.

7.73

According to Government criteria there is no need to provide sites for additional facilities for through traffic on the A1(M) or trunk road A167. Proposals along less strategic routes should be judged against the above criteria; they should be within settlements rather than in the countryside where they will be intrusive and inappropriate.

7.74

Retailing from petrol filling stations should be incidental to their primary function of selling petrol and similar fuels, and should be restricted to goods which are commonly required by road users on their journeys. It is also important to ensure that the sale of convenience goods will not undermine the viability of any recognised retail centres or nearby village shops. These sales areas should not, therefore, generally exceed 50 m² (net) in size.

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