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Chapter 5
RETAILING
   
  Introduction
5.1 Planning Policy Guidance Note 6, 'Town Centres and Retail Development' sets out Central Governments approach to retailing, placing emphasis on existing centres accommodating planned growth. Where such centres are incapable of accommodating such growth, a sequential test is adopted where the edge of centre locations are considered preferable to out of centre sites. The adopted Structure Plan (2001) sets out a hierarchy of sub-regional, town and district centres, identifying Long Eaton, Ilkeston, Sandiacre and Borrowash as town centres to be maintained and enhanced. It is these centres therefore that will accommodate the planned growth in the retail sector up to 2011.
5.2 Within this context the Erewash Borough Local Plan provides the policy framework to ensure safe, attractive and accessible town centres. In pursuit of this aim, the Borough Council has undertaken environmental improvements in Ilkeston and Long Eaton including pedestrianisation, improved car parking and the installation of CCTV cameras. A design guide for shop fronts in conservation areas has resulted in a higher standard of development. Ilkeston and Long Eaton have also established Town Centre Forums which facilitate improvements to the town centres. These comprise representatives from the Borough Council, Police, Chamber of Trade, Erewash Partnership and Community Organisations.
5.3 The Borough Council is committed to continue to provide a pleasant and safe environment with a wide range of shops and services where businesses may prosper. To this end the Council will continue to seek to improve the appearance and attractiveness of town centres, and encourage the repair, reuse and regeneration of properties within those centres.
  Shopping Development in Town Centres
5.4 Town centres have been the prime focus for economic activity, social and community life throughout the years. Their evolution and importance has determined that they are easily accessible, especially by public transport. For these and other reasons, the Borough Council wish to see the role and expansion of town centres continue. The town centre is the most suitable location for new retail outlets and with a wide variety of shops and services customers are able to exercise a greater choice.
5.5 The shopping centres of Borrowash, Ilkeston, Long Eaton and Sandiacre are defined on the proposals map.
5.6 All development proposals within these defined shopping centres will be considered in terms of the impact on centre vitality and viability. In Policy S1, non-retail uses appropriate to a shopping centre are considered to fall within Classes A2, A3, C1, C2, D1, and D2 of the Town and Country Planning (Use Classes) Order 1987, as defined in the Glossary.
  POLICY S1 - NEW SHOPPING DEVELOPMENT IN EXISTING CENTRES
  WITHIN THE SHOPPING CENTRES OF ILKESTON, LONG EATON, SANDIACRE AND BORROWASH, AS DEFINED ON THE PROPOSALS MAP, PLANNING PERMISSION FOR RETAIL (A1) AND OTHER DEVELOPMENT APPROPRIATE TO A SHOPPING CENTRE (A2, A3,C1, C2, D1, D2) WILL BE GRANTED SUBJECT TO THE FOLLOWING CRITERIA BEING SATISFIED:-
  1. THE DEVELOPMENT WILL BE IN KEEPING WITH THE SCALE AND CHARACTER OF THE CENTRE
  2. THE DEVELOPMENT, EITHER INDIVIDUALLY OR TOGETHER WITH OTHER SHOPPING DEVELOPMENTS AND PLANNING COMMITMENTS, WILL NOT HARM THE VITALITY AND VIABILITY OF THE CENTRE OR JEOPARDISE THAT OF NEARBY CENTRES
  3. THE DEVELOPMENT IS OF HIGH QUALITY DESIGN, SYMPATHETIC IN STYLE, SCALE AND MATERIALS TO THE SURROUNDING AREA
  4. THE DEVELOPMENT CAN BE READILY ACCESSIBLE BY PUBLIC TRANSPORT
  5. THE DEVELOPMENT CAN BE READILY ACCESSED BY SERVICE VEHICLES
   
  Development of Edge of Centre Sites
5.7 Given the life span of the plan (2011) it may prove difficult for town centres to absorb all retail developments, especially large food superstores and retail warehouses with their accompanying requirement for surface level car parking. Where new development cannot be physically located in the defined shopping centres, edge of centre development would only be considered if the need for further development was proven.
5.8 Given the nature and scale of the shopping centres in Erewash, edge of centre locations are considered as sites adjacent to the defined shopping area, and which relate to the existing centre both in terms of physical position and pedestrian movement. In accordance with PPG6, edge of centre shopping development should be located within 200-300 metres of the shopping centre as defined on the proposals map.
5.9 Where new shopping development is proposed, the developer would be invited to contribute the full cost of installing new CCTV cameras to cover their premises or any other requirements considered to be relevant to the development as part of a Section 106 obligation under the Town and Country Planning Act 1990.
  POLICY S2 - NEW SHOPPING DEVELOPMENT IN EDGE OF CENTRE LOCATIONS
  IN LONG EATON, ILKESTON, SANDIACRE AND BORROWASH, NEW SHOPPING DEVELOPMENT IN EDGE OF SHOPPING CENTRE LOCATIONS WILL ONLY BE PERMITTED, IF ALL THE FOLLOWING CRITERIA ARE MET:
  1. THERE IS A PROVEN NEED FOR DEVELOPMENT AND THAT THE PROPOSAL CANNOT BE ACCOMMODATED WITHIN THE EXISTING SHOPPING CENTRE
  2. THE SCALE, CHARACTER AND POSITION OF THE DEVELOPMENT IS WELL RELATED TO THAT OF THE SHOPPING CENTRE;
  3. THE DEVELOPMENT, EITHER INDIVIDUALLY OR TOGETHER WITH OTHER SHOPPING PROPOSALS OR DEVELOPMENTS WILL NOT HARM THE VITALITY AND VIABILITY OF ANY EXISTING SHOPPING CENTRE OR OTHER NEARBY SHOPPING CENTRES;
  4. THE DEVELOPMENT IS WELL SERVED BY PUBLIC TRANSPORT, HAS ADEQUATE CAR PARKING AND ACCESS, AND HAS ACCEPTABLE LINKS TO THE SHOPPING CENTRE FOR PEDESTRIANS, CYCLISTS AND DISABLED PEOPLE;
  5. THE DEVELOPMENT IS OF HIGH QUALITY DESIGN, SYMPATHETIC IN STYLE, SCALE AND MATERIALS TO THE SURROUNDING AREA;
  6. THE DEVELOPMENT IS NO FURTHER THAN 300 METRES FROM THE DEFINED SHOPPING CENTRE AS SHOWN ON THE PROPOSALS MAP.
   
  Development in Out of Centre Locations
5.10 working with partner organisations the Borough Council has invested in the town centres of Ilkeston and Long Eaton to ensure their future prosperity. In accordance with PPG6 the Local Planning Authority wishes to see defined shopping centres accommodating much of the planned growth.
5.11 Therefore in accordance with the sequential approach set out in PPG6, development proposals in out of centre locations within the Borough will only be acceptable in exceptional circumstances where it can be demonstrated that the proposed development cannot be accommodated within or on the edge of any town centre in the locality.
5.12 For the purposes of Policy S3 the terms Town Centres and Local Centres are defined broadly in line with those contained in PPG6:
 
  • Town Centres: encompasses a range of different size of centres, including traditional suburban centres which provide a broad range of facilities and services and which fulfil a function as a focus for both the community and for public transport.
  • Local Centres: includes a small grouping of a range of small shops of a local nature serving a small catchment area.
  POLICY S3 - NEW SHOPPING DEVELOPMENT IN OUT OF CENTRE LOCATIONS
  IN OUT OF CENTRE LOCATIONS NEW SHOPPING DEVELOPMENT WILL ONLY BE PERMITTED IF ALL THE FOLLOWING CRITERIA ARE MET:
  1. THERE IS A PROVEN NEED FOR DEVELOPMENT;
  2. THERE ARE NO SUITABLE SITES AVAILABLE WITHIN THE EXISTING SHOPPING CENTRES AS DEFINED ON THE PROPOSALS MAP OR IN AN EDGE OF CENTRE LOCATION;
  3. THE DEVELOPMENT, EITHER INDIVIDUALLY OR TOGETHER WITH OTHER SHOPPING PROPOSALS OR DEVELOPMENTS WILL NOT HARM THE VITALITY AND VIABILITY OF ANY EXISTING TOWN CENTRES OR LOCAL CENTRES;
  4. THE DEVELOPMENT IS OF AN ACCEPTABLE SCALE, MATERIALS AND DESIGN AND WILL NOT HARM THE URBAN OR RURAL ENVIRONMENT OR RESIDENTIAL AMENITY;
  5. THE DEVELOPMENT IS WELL SERVED BY PUBLIC TRANSPORT AND HAS GOOD LINKS TO THE EXISTING TOWN CENTRES, LOCAL CENTRES AND RESIDENTIAL AREAS FOR PEDESTRIANS, CYCLISTS AND DISABLED PEOPLE;
  6. THE TRAFFIC GENERATED BY THE DEVELOPMENT CAN BE ACCOMMODATED ON THE LOCAL ROAD NETWORK, AND SUFFICIENT PARKING AND SERVICING CAN BE PROVIDED ON SITE.
  7. THE DEVELOPMENT WILL REDUCE THE AMOUNT OF TRAVEL BY PRIVATE CARS.
   
  Primary Shopping Frontages
5.13 In order to prosper, shopping centres need to offer customers a range of retail outlets to maintain their vitality, viability and character of the centre. It is important therefore that non retail uses do not over proliferate or create continuous frontages on primary shopping shop streets. For the purposes of the policy retail uses are categorised as A1, as defined by the Use Classes Order.
  POLICY S4 - PRIMARY SHOPPING FRONTAGES, ILKESTON AND LONG EATON
  APPLICATIONS FOR NON RETAIL USES (A2 AND OTHER SUI GENERIS USES) IN THE PRIMARY SHOPPING FRONTAGES OF ILKESTON AND LONG EATON, AS SHOWN ON THE PROPOSALS MAP, WILL BE PERMITTED SUBJECT THE FOLLOWING CRITERIA BEING SATISFIED:
  1. THE PROPOSAL WOULD NOT RESULT IN THE TOTAL EXTENT OF FRONTAGE OCCUPIED BY SHOPPING USES (A1) ON THAT SIDE OF THE STREET BEING REDUCED TO BELOW 80%;
  2. THE PROPOSAL WOULD NOT RESULT IN THE CREATION OF A CONTINUOUS FRONTAGE OF MORE THAN TWO NON-RETAIL USES.
   
5.14 It is important that some premises, particularly the change of use of former shops to non-retail uses, do not have an adverse impact on the appearance of the shopping centre. Accordingly, it is considered appropriate to control and maintain the appearance of a shopping street.
  POLICY S5 - NON-RETAIL DEVELOPMENT IN A PRIMARY SHOPPING FRONTAGE
  WHERE PERMISSION IS GRANTED FOR NON RETAIL USES IN A PRIMARY SHOPPING FRONTAGE, AS SHOWN ON THE PROPOSALS MAP, CONDITIONS WILL BE IMPOSED SPECIFYING THE TREATMENT AND USE OF THE SHOP WINDOW DISPLAY, IN THE INTEREST OF MAINTAINING THE APPEARANCE OF THE SHOPPING STREET.
   
  Local Shopping Facilities
5.15 Erewash is served by a variety of local shopping facilities, including local shopping parades and individual shops. All of these provide a useful service to local communities, particularly for people who do not have access to a car. Further development of these facilities will help to maintain a range of local shopping opportunities. New shopping facilities to meet local need will be encouraged, for example as part of major new housing developments.
5.16 There may be pressure for change of use of existing local shops to other uses, particularly in rural areas. Where it can be demonstrated that such facilities provide an important service to the local community, any proposals for change of use will be resisted.
  POLICY S6 - LOCAL SHOPPING FACILITIES
  OUTSIDE THE DEFINED SHOPPING CENTRES AND WITHIN THE CONFINES OF SETTLEMENTS, PROPOSALS FOR INDIVIDUAL SHOPS OR SMALL GROUPS OF SHOPS (A1) PROVIDING FOR THE NEEDS OF THE LOCAL COMMUNITY, WILL BE PERMITTED IF ALL THE FOLLOWING CRITERIA ARE MET:
  1. THE DEVELOPMENT IS ACCESSIBLE BY PUBLIC TRANSPORT OR HAS GOOD LINKS TO AN EXISTING RESIDENTIAL AREA;
  2. THE TRAFFIC GENERATED BY THE DEVELOPMENT CAN BE ACCOMMODATED ON THE LOCAL ROAD NETWORK;
  3. THE SCALE AND DESIGN OF THE DEVELOPMENT WILL FIT IN WITH ITS SURROUNDINGS AND WILL NOT HARM RESIDENTIAL AMENITY;
  4. ADEQUATE PARKING AND SERVICING IS AVAILABLE.
  POLICY S7 - PROTECTION OF LOCAL SHOPS
  PLANNING PERMISSION WILL BE GRANTED FOR THE CHANGE OF USE OF EXISTING SHOPS OUTSIDE THE DEFINED SHOPPING CENTRES PROVIDING THAT THE EXISTING USE IS NO LONGER VIABLE OR THE PROPOSALS WOULD NOT LEAD TO A LOSS OF ESSENTIAL LOCAL SHOPPING FACILITIES.
   
5.17 Food and Drink Establishments, as defined in the Use Classes Order, are growth sectors of the economy, particularly 'fast food outlets'. However, due to possible antisocial opening hours, disturbance caused by customers, problems of litter and odours, this type of development needs to be sensitively located. Applications for fast food outlets in predominantly residential areas will only be approved if the amenity of the residents is not seriously harmed.
  POLICY S8 - FOOD AND DRINK ESTABLISHMENTS
  APPLICATIONS FOR FOOD AND DRINK ESTABLISHMENTS (CLASS A3 SHOPS) BEYOND THE SHOPPING CENTRES WILL ONLY BE PERMITTED SUBJECT TO SATISFACTORY SERVICING, CAR PARKING, DESIGN, AND NO ADVERSE IMPACT ON THE AMENITY OF RESIDENTS ARISING THROUGH DISTURBANCE, LITTER, ODOURS OR NOISE.
   
  Shopfront Design
5.18 In conjunction with its partners, the Borough Council has comprehensively upgraded both Long Eaton and Ilkeston shopping centres by undertaking pedestrianisation and environmental improvement work. To further complement this work, the Borough Council aims to improve the appearance of shopfronts and other commercial buildings, many of which show little regard to the original architectural style of the building, especially above ground floor level. In particular, the Borough Council wish to eliminate poorly proportioned/designed fascia boards, and avoid unnecessary illumination.
5.19 The policy detailed below aims to promote attractive shopfronts within shopping centre locations, a measure designed to enhance the appearance of the shopping environment and foster civic pride. To aid the implementation of the policy the Borough Council has produced a design guide, as a supplementary planning guidance. Proposals for new shopfronts or alterations to existing frontages must be accompanied by clear detailed drawings in support of the application.
  POLICY S9 - SHOPFRONT DESIGN
  PLANNING PERMISSION FOR NEW SHOPFRONTS OR ALTERATIONS TO EXISTING SHOPFRONTS (INCLUDING BUILDINGS WITH A COMMERCIAL USE) WILL ONLY BE PERMITTED IF ALL THE FOLLOWING CRITERIA ARE SATISFIED:
  1. THE DESIGN OF THE SHOP FRONT RESPECTS THE MATERIALS, PERIOD AND ARCHITECTURAL STYLE OF THE WHOLE BUILDING AND ITS SETTING, RETAINING TRADITIONAL FEATURES WHERE PRACTICABLE;
  2. THE DESIGN, PROPORTIONS AND MATERIALS OF THE FASCIA ARE IN KEEPING WITH THE SHOP FRONT OR BUILDINGS OF WHICH IT FORMS A PART AND NO ORIGINAL FEATURES ARE OBSCURED;
   
  Advertisements
5.20 Advertisements play an important role in the visual environment of the Borough. The Town and Country Planning (Control of Advertisements) Regulations allow for many types of sign to be erected without express consent. Where consent is required, the needs of businesses to advertise must be recognised. However, care must be taken to ensure that the form and design of signs and advertisements do not detract from the quality of the street scene. It is especially important to protect the character of a conservation area and to ensure that a listed building or its setting would not be adversely affected. It is also important that advertisements do not distract the attention of drivers, cyclists and pedestrians in a manner which may compromise safety.
  POLICY S10 - ADVERTISEMENTS
  ADVERTISEMENT CONSENT WILL ONLY BE GRANTED IF THE FOLLOWING CRITERIA ARE SATISFIED:
  1. THE SIGN OR ADVERTISEMENT DOES NOT DETRACT FROM THE APPEARANCE OR CHARACTER OF THE BUILDING UPON WHICH IT IS DISPLAYED.
  2. THE SIGN OR ADVERTISEMENT IS ACCEPTABLE IN TERMS OF ITS IMPACT ON THE AMENITY OF THE LOCALITY.
  3. THE SIGN OR ADVERTISEMENT DOES NOT HAVE AN UNACCEPTABLE EFFECT ON THE SAFETY OF PEDESTRIANS, CYCLISTS OR VEHICLES.
  WITHIN THE TOWN CENTRE CONSERVATION AREA OF ILKESTON AND LONG EATON, APPLICATIONS SUBMITTED UNDER THE ADVERTISEMENT REGULATIONS FOR THE DISPLAY OF INTERNALLY ILLUMINATED BOX SIGNS AND SIGNS ILLUMINATED BY EXPOSED NEON TUBES WILL NOT BE ENCOURAGED. WHERE ILLUMINATION IS CONSIDERED ESSENTIAL, IT SHOULD BE EXTERNAL AND ACHIEVED BY SUITABLY DISCREET MEANS. APPLICATIONS FOR NON-ILLUMINATED SIGNS WILL ONLY BE GRANTED IF INDIVIDUALLY AND CUMULATIVELY THEY ARE COMPATIBLE IN TERMS OF SIZE, PROMINENCE, HEIGHT, COLOUR AND MATERIALS WITH THE CHARACTER AND APPEARANCE OF THE BUILDING ON WHICH THEY ARE DISPLAYED AND OF THE AREA GENERALLY.
   
  Security Grills and Shutters
5.21 Throughout the Borough, but especially in the town centre conservation areas it is important to protect the quality of design of shops and discourage inappropriate development. Therefore, careful attention has to be given to shopfront security in order to prevent poorly designed shutters and grills being installed which could detract from the appearance and attractiveness of shop premises or shopping area.
5.22 Where a shop front is to be modernised or replaced, various security measures can be considered including raising stall riser heights, smaller panes, thicker glass, or internal shutters. All of these can be effective and do not usually require planning permission.
5.23 If an external grille or shutter is considered to be the only practicable option then their appearance must be carefully assessed. Shutters which are solid or with only small perforations create a forbidding look which detracts from the character and vitality of the shopping area. These shutters are also more likely to attract graffiti and give a solid screen, behind which intruders can operate unseen. In contrast shutters which are colour coated rather than bare metal and which allow a high degree of visibility into the shop can maintain an attractive appearance, encourage window shopping, and deter vandalism and theft. These considerations are even more important within the town centre shopping areas of Ilkeston and Long Eaton where shop front security needs to be particularly sensitively handled.
  POLICY S11 - SHOPFRONT SECURITY
  PROPOSALS FOR SHOP FRONT SECURITY MEASURES WILL ONLY BE PERMITTED IF ALL THE FOLLOWING CRITERIA ARE SATISFIED:
  1. THE GRILL OR SHUTTER HOUSING, MEANS OF FIXING, AND GUIDE CHANNELS ARE INCORPORATED INTO THE OVERALL DESIGN OF THE SHOPFRONT OR BUILDING OF WHICH IT FORMS A PART AND NO ORIGINAL FEATURES ARE OBSCURED;
  2. THE COLOUR OF THE FINISH SHOULD COMPLIMENT THE SHOPFRONT;
  3. THE GRILL OR SHUTTER SHOULD HAVE A HIGH DEGREE OF THROUGH VISIBILITY.
   
  Factory Shops
5.24 In recent years, factories have introduced retailing their own products on their own premises direct to the public, usually at a discount, or to clear 'end of lines' or 'seconds'. Although this has proved to be popular with the public, factory premises were not designed for retail use and consequently some suffer inadequate access, parking etc., which can create congestion on residential streets. As factory shops tend to be located outside established shopping centres they may also threaten the vitality or viability of a town centre or local centre.
5.25 Conditions will therefore be used to prevent factory shops being used freely for general retail use. Although the factory shop may be ancillary to the use of the factory, there may be a need to restrict the range of goods sold to those produced on the premises or within the manufacturing group. It may be necessary to restrict the proportion of goods 'bought in'; otherwise there is potential for poorly related retail outlets to develop to the detriment of existing retail businesses.
  POLICY S12 - FACTORY SHOPS
  PLANNING PERMISSION WILL ONLY BE GRANTED FOR FACTORY SHOPS SUBJECT TO ALL THE FOLLOWING CRITERIA BEING SATISFIED;
  1. THE RETAIL ELEMENT IS WITHIN THE CURTILAGE AND ANCILLARY TO THE HOST MANUFACTURING UNIT;
  2. AT LEAST 65% OF THE RETAIL FLOOR SPACE SHALL BE DEVOTED TO THE SALE OF GOODS PRODUCED BY THE HOST MANUFACTURING UNIT (OR ITS PARENT GROUP);
  3. THE SITE IS WELL SERVED BY PUBLIC TRANSPORT AND HAS ADEQUATE INDEPENDENT CAR PARKING FOR CUSTOMERS WHICH CAN BE ACCOMMODATED WITHOUT COMPROMISING THE OPERATIONAL REQUIREMENTS OF THE MANUFACTURING UNIT.
 
 
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