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Policy S8: Location of Development for Town Centre Uses

1. Proposals for retail development or other town centre uses which are likely to attract a lot of people and are outside existing town, district or local centres will only be permitted if the applicant has demonstrated the following:

a) on an edge of centre site that:

- There is a need for the proposal; and
- Any need that has been demonstrated cannot be met by developing land or re-using existing buildings within one or more existing town, district or local centres.

b) on an out of centre site that:

- The criteria listed under a) above have been satisfied; and
- Any need that has been demonstrated cannot be met by developing land or re-using existing buildings within one or more sites on the edge of an existing town, district or local centre.

2. Strategic employment locations will be considered suitable locations for hotels when no suitable sequentially preferable sites in or on the edge of town centres are available or likely to become available in the near future.

3. Development for town centres uses will not be permitted if it would, either by itself or together with other developments and/or existing planning permissions, harm the vitality or viability of any town, district or local centre within the primary catchment area of the development.

4. The development site must, prior to the completion of development, be accessible by a choice of means of transport including public transport, bicycle and foot, and by the less mobile.

5. In considering proposals for major development for retail, leisure or other town centre use, any urban regeneration benefits associated with the development will be considered.

6. Proposals to physically enlarge (or to extend the range of goods which may be sold from within) any existing retail park or any other site on the edge of or outside a town, district or local centre shall not be permitted unless they meet the above criteria.

Explanation S8

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A key objective of this Plan is to protect the vitality and viability of existing town, district and local centres and to promote their regeneration. Major new shopping or other town centre use development which is likely to attract a lot of people should therefore be located in town centres in preference to other locations, whilst smaller scale uses may be appropriate within the smaller centres. Within local centres, developments including, retail, leisure or other town centre uses should generally be less than 250 square metres in floorspace. Table 8.1 in chapter 8 (Transport) defines the sizes of what is considered to be major development.

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Major shopping or other town centre use development outside an existing centre will only be permitted where there is a clearly demonstrated need for the proposals which cannot be met within an existing centre or centres within the catchment of the proposed development. In this context, “need” should include a clear “quantitative” and qualitativeneed for the development. In the event of a need being established for any specific proposal, the Council will take account of whether it could be met through the development of several sites or buildings in an existing centre i.e. it should not be assumed that the development needs to take place in the form of a single unit requiring a large site.

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In the event of a need being demonstrated in a particular case, preference will be given to sites which are on the edge of an existing centre over those which are out of centre. An edge of centre site is within easy walking distance of the prime shopping area. A distance of 200-300 metres is normally considered reasonable although this can be influenced by local topography, roads etc.

Existing retail parks

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The Cables Retail Park at Prescot is located on the edge of Prescot town centre. This development is subject to planning conditions which restrict the form of retailing within the site, for example by limiting the amount of food retailing. There are also a few cash and carry and other specialist retail units located outside Knowsley’s main centres. Any proposal to extend these developments, or to relax the conditions controlling the form of retailing which may take place within them, will be subject to the same requirements as those which apply to new developments.

Information required with planning applications

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All applications for shopping or other town centre use development located on the edge of or outside of town centres must be accompanied by a supporting statement providing evidence that a sequential approach to site selection has been taken. Applications for majordevelopment should be accompanied by information about the impact of the scheme on travel patterns. Further details are provided by policies within chapter 8, “Transport”. For all planning applications for retail development of over 2,500 square metres, or smaller developments which are likely to have a large impact on a town or district centre, the developer will be required to submit a Retail Impact Assessment which will provide a detailed assessment of the impact of the scheme on the viability and vitality of existing centres.

Policy Links
Policy T5	“Location of Major Traffic Generating New Development”
Policy T6	“Ensuring a choice of travel to serve new developments”
Policy T9	“Travel Plans”
Policy T10	“Access for the less mobile”