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| 12. BUSINESS AND INDUSTRY | |||
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| Introduction | |||
| 13.1 | Shopping is an essential service, a major employer and a popular leisure activity. A thriving shopping area is vital to any successful City centre. It provides the cornerstone upon which a wide range of other business, service and leisure activities rely and influences the image which a City projects and the investment which it attracts. | ||
| 13.2 | Local shopping centres also have a wider role than simply meeting peoples’ shopping needs. They often act as a focal point for the local community and for a range of other important local services. Preston’s existing pattern of shopping facilities is shown in Plan 5 and Appendix 5 contains larger scale plans of the local centres. | ||
| 13.3 | In Preston, and most other City’s, these traditional shopping centres have had to adapt to the development of out-of-centre superstores, discount foodstores and retail warehouse parks. The convenience and range of goods offered by these newer facilities have proved particularly popular with the increasing number of households who have use of a car. As these new forms of retailing have become an established part of our shopping habits, the balance of uses in the City and older centres has inevitably changed. Various types of retailing, including butchers, greengrocers, DIY, furniture and toy shops have all but disappeared from the City centre and many suburban shopping areas. They have been replaced by new specialist retailers and the expansion of service uses such as estate agents, takeaways or video libraries, which perform valuable functions but do not cater for basic shopping needs. | ||
| 13.4 | As a consequence those people unable to reach more distant larger centres and new stores by car or bus have faced increasing problems in doing their day to day shopping. At the same time, more and longer car-borne shopping trips have contributed to rising traffic levels, increasing congestion and a variety of associated environmental problems. | ||
| 13.5 | Farm shops can aid rural diversification and provide a real service to those living in the countryside and to its visitors. Protection of existing shops in the rural areas is found in the Development in the Countryside Chapter of the Plan.” | ||
| Preston’s Shopping Facilities | |||
| The Scope for Further Retail Development | |||
| 13.6 | Short term retail trends are subject to the vagaries of the market place and allied to the economic cycle. They are often misleading: either painting an over-optimistic, or too pessimistic, picture of future retail need. The Council has based its retail policies and allocations on long term retail growth forecast over the duration of the whole plan period. This is in line with the advice given in PPG 6 and which was clarified February 1999. | ||
| 13.7 | In assessing what scope may exist for additional retail development, the Council has looked in detail at the pattern of existing shopping, at the take-up of retail space and also at the nature of facilities offered within traditional local centres. To provide a further independent assessment it commissioned retail consultants to assess the health of Preston's shopping facilities and to provide forecasts of future retail expenditure and retail development potential. The Inspector into the Preston Local Plan considers that these forecasts remain valid. The results of the Preston Shopping Study (Lee Donaldson Associates - January 1994) study are as follows: | ||
| Vitality and Viability | |||
| Preston City Centre | |||
| 13.8 | Preston's City Centre has remained relatively buoyant. It remains Lancashire's top retailing centre. However, the impact of increasing competition from other centres and out-of-centre retailing such as the Trafford Centre may yet threaten its vitality and viability. In the late 90's its position in the IPD Retail Performance League, and its ranking in the Colliers Erdman Lewis Retail Rents Database, have slipped. Although such statistics should be viewed with caution they demonstrate that it is vital for Preston's retailing centre to be sustained and enhanced through continued investment. | ||
| 13.9 | In the 1990’s investment has included the redevelopment of the former Evening Post building on Cheapside, and new extended stores for Marks and Spencer, Tesco Metro, HMV, Littlewoods and BHS. The Fishergate Centre has continued to benefit from significant investment. The St. George’s Centre is the subject of an extension and refurbishment project as a result of which new units have opened for trading. With the exception of the extension to the St. George’s Centre this retail development has centred on Fishergate rather than the older shopping areas around Friargate, the Markets and Lancaster Road. | ||
| 13.10 | The vitality and viability of these older areas was a concern when the Fishergate Centre opened at the western end of the City in the mid 1980’s. Major environmental improvements, including the pedestrianisation of Friargate, have been successfully undertaken but some key sites remain undeveloped, vacant units appear more difficult to let, and shopper parking facilities are less well used. | ||
| Suburban Shopping | |||
| 13.11 | Preston's traditional suburban shopping facilities have, like the City centre, shown resilience and adaptability in the face of major changes. This is certainly true in comparison to the experience of many other urban areas. However some areas of decline are apparent, particularly in the inner urban areas like New Hall Lane. Even where occupancy levels are relatively high, in centres like Plungington and Lane Ends, some traders fear for the future, particularly in the event of continued expansion of out-of-centre retail warehouse development and are potentially vulnerable. | ||
| Future Development | |||
| Preston City Centre | |||
| 13.12 | The report estimated that increases in population and retail expenditure could support the development of almost 28 000 square metres gross (300,000 square ft) of new shopping floorspace within the City centre by the year 2006. This is about the size of the Fishergate Centre. This estimate is in addition to any retail warehouse development which may take place on the edge of the City centre. | ||
| 13.13 | Since it was published considerable investment has taken place within the Principal Retail Core with the expansion of the sales area of BHS and the Fishergate Centre , and the construction of the extension to the St. George’s Shopping Centre. | ||
| Durable Goods Shopping | |||
| 13.14 | About half of the forecast growth in retail expenditure on durable goods from Preston residents is likely to manifest itself in pressures for additional retail warehouse development. | ||
| 13.15 | Reporting in January 1994 the shopping study estimated that this could be sufficient to support almost 39 950 square metres gross of floorspace (430 000 square feet). The subsequent period has seen the following schemes approved and implemented: | ||
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| A further permission has been granted for 2323 square metres gross (24 990 square feet) at Deepdale Retail Park. | |||
| 13.16 | This gives a total additional floorspace of 23,230 square metres (249,954 square feet). If current population and retail expenditure forecasts prove correct, this would leave potential for approximately 16,720 square metres gross (179,907 square feet) of further retail warehouse development by the end of the plan period. | ||
| 13.17 | At the time of adoption (2004) the City Council acknowledges that the 1994 shopping study is in need of updating, particularly as major retail proposals came forward for the City Centre. It is intended to carry out a new study in order to inform the review of this Local Plan. | ||
| Convenience Goods Shopping | |||
| 13.18 | Food/convenience goods facilities tend to have a much more local catchment than durable goods and retail expenditure on such items is not expected to grow to the same extent. The shopping study forecast that retail expenditure in this sector was not likely to increase sufficiently to support any expansion in food/convenience goods floorspace in the plan period over and above the following planning approvals: | ||
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| 13.19 | In addition since the consultants report a discount food store of 1,200 square metres gross floorspace (13,000 sq. ft) has been built at Corporation Street/Guild Way. | ||
| 13.20 | Any additional new food/convenience goods floorspace is therefore likely to entail shifts in expenditure from established food/convenience goods shopping facilities. | ||
| Policy Context | |||
| 13.21 | Government Planning Policy Guidance on retail development is set out in PPG6: ‘Town Centres and Retail Development’ (June 1996). PPG13: ‘Transport’ (March 2001) also makes reference to the location of retail development. | ||
| 13.22 | PPG6 attaches great importance to maintaining the traditional role of local and town centres. This guidance has recently been clarified by further policy advice published in February 1999. This guidance proposes that local authorities adopt a positive plan led approach to new retail development. It advises them, in preparing planning strategies and policies to consider the need for retail development in the plan area over the plan period. Having established that such a need exists, local planning authorities should then adopt a sequential approach to identify sites. If there is no need for further development, there will be no requirement to identify additional sites. | ||
| 13.23 | Proposals for new retail development which accord with an up-to-date plan strategy or are proposed on sites within an existing centre, should not be required to demonstrate that they satisfy the test of need because this should have been taken into account in the development plan. | ||
| 13.24 | However, proposals which would be located at an edge-of-centre or out-of -centre location and which: | ||
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| 13.25 | In applying the sequential approach, the relevant centres in which to search for sites will depend on the nature and scale of the proposed development and the catchment that the development seeks to serve. The scale of such proposals should also be appropriately related to the centre whether town, district or local- the development seeks to serve. | ||
| 13.26 | The sequential approach to plan making and the consideration of planning applications should ensure that developers and retailers have the confidence to continue to invest in town and local centres. | ||
| 13.27 | The Lancashire Structure Plan (Policies 47 & 48) sets out some broad criteria on locations for retail development. These develop the themes of PPG6 and PPG13, but offer no guidance on the distribution of future retail development between the County’s main shopping centres. | ||
| 13.28 | Policy 16 of the emerging Joint Lancashire Structure Plan identifies a hierarchy of town centres which reflects the size, function and catchment of the centre. Preston is defined as a Tier 1 centre. The purpose of the hierarchy is to promote new town centre development, and to enhance existing provision, and to ensure that the right scale and type of development is directed to the appropriate town centres. | ||
| Retail Development - Strategy | |||
| 13.29 | Retail forecasting is notoriously uncertain but, given favourable economic conditions, there is clearly the potential for substantial further development of durable goods retailing in Preston. In addition, changing consumer preferences and retail formats could result in pressure for alternative food/convenience goods facilities, albeit at the expense of existing outlets. Any qualitative improvements in the shopping offer for convenience goods is one of the many factors that will be considered at the planning application stage for out- of -centre developments under policy S12. Such development, subject to the sequential test and the question of long term need, can continue to provide important benefits to the residents of Preston and its wider catchment area. However, it is vital that new facilities are accessible to all sectors of the community. | ||
| 13.30 | The approach adopted by this Local Plan is to ensure that the vitality and viability of Preston’s city and local centres is sustained and enhanced, through appropriate new development, and that these facilities are accessible to all and contribute to the key objective of restraining traffic growth. | ||
| 13.31 | Applying these criteria indicates that, depending upon its nature, future retail development should principally be located either: | ||
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| 13.32 | The extent of Preston’s City Centre is delineated by the Defined City Centre Boundary. Within this area uses which attract large numbers of people should be concentrated such as; offices; leisure; entertainment; hospitals; higher education; hotels; local government and retailing. | ||
| 13.33 | Having regard to the apparent decline in status of Preston City Centre, on a national basis, the City Council is keen to ensure that every opportunity is taken to secure retail investment in appropriate locations which would strengthen and enhance the Principal Retail Core and City Centre as a whole. | ||
| 13.34 | Given the sub- regional nature of Preston and the relative size of its City centre most new retail development is to be concentrated primarily within its Principal Retail Core and where appropriate, outside the Principal Retail Core but within the City Centre subject to Policy S6. This planned approach, based on the Council’s retail strategy, is in line with the advice of PPG 6 to designate areas of the City centre for retaining and successfully building on particular uses. This will continue to provide a legible and compact shopping quarter which in turn will sustain and enhance the vitality and viability of the City centre as a whole. | ||
| Objectives: | |||
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| Plan No: 5 - Shopping - Existing Pattern of Facilities | |||
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| Click image for larger version | |||
| City Centre - Retail Development in the Principal Retail Core | |||
| 13.35 | Studies undertaken by consultants on behalf of the Council indicate that retail expenditure within Preston's shopping catchment area will increase substantially within the plan period and be sufficient to support considerable further retail development. In accordance with the recommendations of PPG6 and PPG13 it is proposed that a substantial element of this growth in retail floorspace be accommodated within the city centre. | ||
| 13.36 | Further city centre development will contribute to its continuing vitality and viability, help to ensure that all sections of the community can enjoy improved shopping facilities, and will reduce pressures for out-of-centre development which may be more heavily reliant upon access by car and therefore more environmentally damaging. | ||
| Policy S1 | City Centre – Retail Development in the Principle Retail Core | ||
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| Within the Principal Retail Core, Retail Development, including major redevelopment proposals will be permitted provided that it does not adversely affect the historic or architectural character of the centre or its environs. | |||
| 13.37 | The concentration of the majority of retailing, and in particular comparison retailing, within Preston’s Principal Retail Core is the primary objective of its shopping policies. Such development and investment is vital to its future success. Policy S6 below sets out the circumstances in which new retail development outside the Principal Retail Core but within the City Centre will be considered appropriate. | ||
| City Centre Shopping Area- Primary Shopping Frontages | |||
| 13.38 | The vitality and viability of any shopping centre depends on a wide range of factors. Small independent and specialist retailers and service outlets who are unable to command a position within the Principal Retail Core can extend the range and variety of facilities which make a key contribution to the centre’s overall attraction to the shopper as well as providing a facility for those who live, work or study close by. Secondary retail frontages in areas such as Friargate Brow, Guildhall Street and Cannon Street fulfil this important function. It is essential that planning policies provide for the maintenance of such facilities and that major retail developments of a traditional form are located within the Principal Retail Core or in other locations outside the City Centre Shopping Area but within the defined City Centre subject to Policy S6. | ||
| Policy S2 | City Centre – Retail Development within the City Centre Shopping Area outside the Principal Retail Core | ||
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| Retail development within the City Centre Shopping Area outside the Principal Retail Core will be confined to small scale infill schemes appropriate to the character of the area in locations identified as suitable for retail development on the Proposals Map. | |||
| City Centre Shopping Area- Primary Shopping Frontages | |||
| 13.39 | Preston has been successful in maintaining its position as a sub-regional shopping centre. The strength of the viability and vitality of the shopping centre has been confirmed by retail consultants, Lee Donaldson. Non-retail service uses such as banks, building societies and cafés play an important but supporting role to the wide range and variety of shopping facilities which draw shoppers from the whole of Central Lancashire and beyond. If this success is to continue it is important that an appropriate balance be maintained between retail and non-retail uses within the Principal Retail Core. | ||
| 13.40 | A2 and A3 uses are important ancillary facilities which support the vitality and viability of the City centre. Given the need to consolidate the Principal Retail Core it is essential that the range, quality and ease of access to shopping facilities be safeguarded, therefore, the policy places an upper limit on the amount of A2 and A3 uses which can lie within the Primary Retail Frontage. Other ancillary uses are catered for elsewhere within the Plan. The consolidation of an existing concentration of non- retail uses may detract from the future vitality and viability of the centre and undermine the Council’s retail strategy. | ||
| Policy S3 | City Centre - Primary Retail Frontages | ||
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| Within the defined Primary Retail Frontage, as shown on the Proposals Map, non- retail uses will only be permitted at street or pedestrian levels where: | |||
| (a) | they fall within A2 or A3 of the Use Classes Order; and, | ||
| (b) | the proportion of A1 uses within any 10 units of continuous defined primary frontage, including the application site, is more than 80% of the number of units and would not fall below 80% as a result of the proposed development. | ||
| City Centre Shopping Area - Secondary Shopping Frontages | |||
| 13.41 | Areas of secondary shopping complement the predominantly traditional retail function of the primary areas. The location of service facilities, which are often ancillary to a shopping trip, need not be located in areas of primary frontage as long as they are reasonably close by. | ||
| 13.42 | Changing retailing patterns require that there is flexibility in areas of secondary shop frontages. There is a place for a wide variety of specialist shops and service outlets which are an important feature of Preston’s role as a sub-regional shopping centre. | ||
| 13.43 | Hot food shops, restaurants and pubs are part of urban life; they attract people in to the City at night and serve a useful function during the day. However, if these are too concentrated this may adversely affect the vitality and viability of the areas through lack of diversity of use. This could prejudice the future of shops which are not able to attract trade in their own right and are dependent on passing custom. | ||
| Policy S4 | City Centre Shopping Area - Secondary Frontages | ||
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| In areas of Secondary Shopping Frontage, as defined on the Proposals Map the introduction of service and catering uses (within use classes A2 and A3 of the Use Classes Order at street and pedestrian level) will be permitted where: | |||
| (a) | it does not lead to an over-concentration of non-retail use in any one street or shopping centre; and, | ||
| (b) | it does not lead to an unacceptable change in the character of the shopping street or centre. | ||
| Any approval will be conditional upon a ground floor window display being installed and maintained to the satisfaction of the local planning authority. | |||
| City Centre Shopping Area - Development of Premises outside Defined Retail Frontages | |||
| 13.44 | Variety and vitality is increasingly important in order for City centres to compete with the attractions of out-of-centre retail parks and warehouses and leisure facilities. A variety of non-retail uses including residential accommodation bring a broad cross section of the community into the City to create a more lively, attractive and secure City centre, particularly outside shopping hours. A wide range of uses are, in principle, appropriate in addition to retail and service uses (Use Class A). | ||
| Policy S5 | City Centre Shopping Area - Development of Premises outside Defined Retail Frontages | ||
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| Within the City Centre Shopping Area the following uses will be permitted above street/pedestrian level and at ground floor level where premises are not already covered by defined retail frontage policies: | |||
| Retail (A1); Financial and Professional Services (A2); Food and Drink (A3); Business (B1); Hotel (C1); Residential (C2 & C3); Institutional (D1); Assembly and Leisure (D2). |
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| 13.45 | The concentration of the majority of retailing, and in particular comparison retailing, within Preston’s Principal Retail Core is the primary objective of the Local Plan’s shopping policies. Such development and investment is vital to its future success. Policy S6 below sets out the circumstances in which new retail development outside the Principal Retail Core but within the City Centre will be considered appropriate. | ||
| Major Retail Development within the City Centre | |||
| Policy S6 | Major Retail Development within the City Centre outside the Principal Retail Core | ||
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| Retail development which cannot be accommodated under policy S1 will be permitted in the areas falling outside the defined Principal Retail Core and within the City Centre provided the applicant can demonstrate that: | |||
| (a) | there is a proven need for the development; and | ||
| (b) | it is integrated with the Principal Retail Core; and, | ||
| (c) | it could not be accommodated within the Principal Retail Core; and, | ||
| (d) | it would not have any significant adverse effect singly or cumulatively, on the vitality and viability of the City centre, defined local centres, or centres outside the City; and, | ||
| (e) | it will be accessible to a high percentage of the potential customers from its catchment area, by a variety of realistic and alternative forms of transport other than the car to include the bicycle, public transport and walking; and, | ||
| (f) | it will not increase the number and length of car journeys made overall, and be such that the road network is able to accommodate predicted traffic levels or any necessary road/ traffic improvements; and, | ||
| (g) | there are strong pedestrian links to the Principal Retail Core; and, | ||
| (h) | it would not adversely affect the amenity of adjoining property; and | ||
| (i) | it would not result in a shortage of land or sites for the purpose for which the site is allocated in the plan. | ||
| 13.46 | It is recognised that City Centres need to develop and evolve in order to remain vibrant and sufficiently attractive to customers. Opportunities for the development of retail uses, which fulfil a proven need and are located in parts of the City Centre adjacent to the Principal Retail Core, may add to the critical mass of the City Centre and enhance its attractiveness and vitality. It is important however, that the consideration of such development is undertaken with caution, in order to ensure that it does not undermine the vitality of the Principal Retail Core. | ||
| 13.47 | Good pedestrian links and close proximity between any new retail developments and the Principal Retail Core would be critical in maintaining the vitality and viability of the City Centre as a whole, and meeting the Government’s objective to sustain and enhance the shopping function of City Centres. | ||
| 13.48 | Continuous investment is required within the existing fabric of the Principal Retail Core to ensure its continued vitality and viability in the face of the competition from out-of-centre retail developments. It is important that any new major development does not detract from this. | ||
| 13.49 | Various City Centre uses occur in the area of the City Centre outside the Principal Retail Core, which contribute to the activity and function of the centre as a whole. Loss of these facilities through additional retail development may also adversely affect the vitality of the centre. | ||
| 13.50 | Where such sites come forward the City Council may prepare supplementary planning guidance (SPG) in addition to Policy S6. This will ensure that development proposals are consistent with the Local Plan’s shopping strategy and will secure benefits for the Principal Retail Core and the City Centre as a whole. SPG has been prepared for the Tithebarn Regeneration Area, to the north-east of the Principal Retail Core. | ||
| Local Centres - New Development | |||
| 13.51 | In Preston the shopping hierarchy has evolved to include a City centre which serves as a sub-regional centre, and nine local centres. These vary in their characteristics and size but none are of a size and scale to fulfil a function as a district centre. They play an important role for those who do not have access to the car and provide an alternative for those who choose not to shop in the City centre or at the free standing superstores. Their continued vitality and viability will make a major contribution to the objective of reducing the reliance on the private car. | ||
| 13.52 | Further retail developments are planned at Longsands and at Cottam. These developments will provide modern facilities for their communities. | ||
| 13.53 | These centres are complemented by the smaller groupings of shops within the residential areas. These are protected through policy S9 which seeks to ensure that all the residents of Preston continue to have access to local shopping facilities within easy walking distance. | ||
| 13.54 | Those local shopping centres defined on the Proposals Map and illustrated on plans in Appendix 5 were, in many instances, developed before car ownership was commonplace and, consequently, they provide shopping facilities which are accessible on foot or by public transport to large sections of the community. If the established trend towards more and longer car-borne shopping trips is to be checked and shopping is not to become more difficult and costly for those without a car, it is essential that such facilities are maintained. Allowing appropriate retail development or redevelopment within or adjacent to such centres may assist in this process and bring about other essential improvements (e.g. parking, environmental improvements) which strengthen the role of the centre to the advantage of local residents and contribute to a reduction in the number and length of car-borne shopping trips. | ||
| 13.55 | The scale of proposed development must be appropriately related to the nature and characteristics of the centre. | ||
| Policy S7 | New Small Scale Retail Development within and outside Local Centres | ||
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| Proposals for retail development, outside those local shopping centres defined on the Proposals Map will be permitted subject to the provisions of policies S12 and S13, provided that they: | |||
| (a) | contribute in level, quality or range towards meeting local shopping needs; and, | ||
| (b) | do not adversely affect the character of the centre or the amenity of adjoining property; and, | ||
| (c) | would not adversely affect the vitality and viability of other nearby existing centres or prejudice future investment in those centres; and, | ||
| (d) | would be accessible to a high percentage of the potential customers from its catchment area, by a variety of realistic and alternative forms of transport other than the car to include the bicycle, public transport and walking; and, | ||
| (e) | would not increase the number and length of car journeys made overall; and be such that the road network is able to accommodate predicted traffic levels or any necessary road/ traffic improvements. | ||
| Proposals for retail development within existing shopping centres defined on the Proposals Map will be considered only against criteria (a), (b) and (c) above. | |||
| Local Centres – Non-Retail Uses | |||
| 13.56 | An unrestricted spread of non-retail uses can erode local shopping parades and threaten their viability and vitality as such uses may not attract as many customers as traditional retailing. Some uses, particularly banks and building societies can cause parking and environmental problems due to high staff ratios, and car ownership levels resulting in less parking for customers. | ||
| 13.57 | Introducing other uses, such as residential, can threaten a local centre’s vitality and viability by breaking up the shopping frontage. | ||
| Policy S8 | Local Centres – Non-Retail Uses | ||
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| Within the local shopping centres, as defined on the Proposals Map, financial & professional service uses (A2); and food and drink outlets (A3), will be permitted at street and pedestrian level where: | |||
| (a) | they do not cause undue detriment to the centre’s range of facilities, thereby threatening the centre’s viability and vitality; | ||
| (b) | the development does not prejudice residential amenity or highway safety. | ||
| Other service uses will be permitted where the above criteria can be met and the proposed use will enhance the vitality and viability of the centre and serve a demonstrable local need. | |||
| Any permission will be conditional upon a ground floor window display being installed and maintained to the satisfaction of the local planning authority. | |||
| Other non-retail uses, including residential, will only be permitted if criteria (a) and (b) above are met and if they do not result in a break in the shopping frontage that would threaten the centre’s viability and vitality. | |||
| Other Shops in the Urban Area | |||
| 13.58 | Although it is the Government’s and the Council’s policy to encourage the retention of local shopping facilities, instances may continue to arise particularly within the older parts of Preston where there is insufficient local demand to support a pattern of facilities developed in times when households bought most of their food/convenience goods at small local shops. Many local shops, albeit remaining in A1 use, now provide specialist goods and services to a much wider catchment rather than catering for the day to day shopping needs of local people. | ||
| 13.59 | Where there are other shopping facilities or a local shopping centre nearby, no proper planning purpose may be served by insisting that a shop remain in A1 retail use. | ||
| Policy S9 | Other Shops in the Urban Area | ||
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| Change of use of shops outside a defined local shopping centre, from A1 retail use will be permitted provided that: | |||
| (a) | the range of local shopping facilities would not become unduly restricted; and, | ||
| (b) | the new use would not adversely affect the viability of adjacent retail units. | ||
| Access to Upper Floors above Retail/Business Premises | |||
| 13.60 | Uppers floors represent an important resource which, if better utilised, could provide a variety of valuable facilities, including residential accommodation and contribute to the vitality and viability of both the City centre and local centres. Often a lack of separate access presents a serious obstacle to their use. The Local Plan has an important part to play in bringing upper floors back into use by facilitating the creation of a separate access where this would not prejudice ground floor uses. | ||
| Policy S10 | Access to Upper Floors above Retail/Business Premises | ||
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| Proposals to create a separate access to upper floor(s) will be permitted provided that: | |||
| (a) | any loss of ground floor space or street frontage is not likely to prejudice the future use of the ground floor in accordance with other policies in the Local Plan; and, | ||
| (b) | in the case of a proposed access opening into a defined Primary or Secondary Shopping Frontage or a frontage of a local centre, a suitable alternative access could not be created to the side or rear of the premises. | ||
| Hot Food Shops | |||
| 13.61 | Hot food shops provide a useful facility but can pose traffic and amenity problems particularly when situated in a residential area and offering late opening hours. | ||
| Policy S11 | Hot Food Shops | ||
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| Permission will be granted for hot food shops uses: | |||
| (a) | within an established group of shops; | ||
| (b) | where vehicular traffic and parking generated by the facility can be accommodated without detriment to highway safety or residential amenity; | ||
| (c) | where the proposed development includes an adequate fume and odour system; | ||
| and subject, where appropriate, to restrictions on opening hours. | |||
| 13.62 | The above criteria seek to ensure that such uses do not cause undue disturbance to local residents or compromise highway safety. | ||
| Out-of-Centre Convenience Goods Shopping | |||
| 13.63 | The shopping study commissioned by the Council indicated that the projected future demand for food/convenience shopping facilities was unlikely to be sufficient to sustain any additional floorspace beyond that currently approved without a corresponding contraction in existing shopping facilities. These conclusions have been integrated into the plan to provide a clear policy framework based on long term forecast need and the sequential approach. | ||
| 13.64 | The Council’s shopping strategy is based upon maintaining and, where possible encouraging the enhancement of existing local facilities. However in areas where existing local shopping provision is poor, new development may enhance local facilities without threatening the future of existing local centres thereby adhering to the principles set out in PPG 6. | ||
| Policy S12 | Out-of-Centre Convenience Goods Shopping | ||
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| New food/convenience shopping development will be permitted: | |||
| (1) | in existing centres and allocated new local centres; and, | ||
| (2) | in areas indicated for such purposes on the Proposals Map; and, | ||
| (3) | on other sites where the applicant can demonstrate that a sequential approach has been adopted to site identification where first preference is for City centre sites, followed by edge-of–centre sites, and local centres, before consideration is given to out-of-centre sites in locations that are accessible by a choice of means of transport, and that the development would satisfy all of the following criteria: | ||
| (a) | it would contribute in level, quality or range of goods sold towards meeting shopping needs; | ||
| (b) | it would not have any significant adverse effect either singly or cumulatively on the vitality and viability of the City centre or defined local centres, or centres outside the City; | ||
| (c) | it would be accessible to a high percentage of the potential customers from its catchment area, by a variety of realistic and alternative forms of transport other than the car to include the bicycle, public transport and walking; | ||
| (d) | it would not increase the number and length of car journeys made overall, and be such that the road network is able to accommodate predicted traffic levels or any necessary road /traffic improvements; | ||
| (e) | it would not adversely affect the amenity of adjoining property; | ||
| (f) | it would not result in a shortage of land or sites for the purpose for which the site is allocated in the Local Plan. | ||
| Paragraphs 4.3 and 4.4 of Planning Policy Guidance Note 6 (June 1996) give detailed guidance on the factors which the local authority will consider in assessing the impact of retail development on any nearby town, district or local centre, irrespective of whether the centre falls within the City's boundary. | |||
| Out-of-Centre Convenience Goods Shopping | |||
| 13.65 | The Council’s shopping study indicates that there is likely to be sufficient retail demand within the plan period to support significant retail warehousing in addition to that already trading or approved. Additional sites have been identified for this purpose as extensions to existing retail warehouse areas at North Road, Moor Lane and Ribbleton Lane. All three are situated just outside the City centre. As such they are accessible by public transport and offer the opportunity for shoppers to combine their shopping trip with visits to existing retail warehouses and/or the City centre, thereby generating fewer additional journeys particularly by car. These, together with existing commitments, should meet requirements for retail warehouse development for the foreseeable future. Proposals for durable goods retailing other than retail warehousing should be located in or adjacent to the City Centre or defined local centres in accordance with Local Plan’s retail strategy, unless the requirements of the following policy can be satisfied. | ||
| Policy S13 | Out-of-Centre Durable Goods Shopping | ||
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| Out-of-centre durable goods retail development on sites not allocated for such use will be permitted where the applicant can demonstrate that: | |||
| (a) | there is a proven need for the development; and, | ||
| (b) | it could not be accommodated on an alternative site within or on the edge of the City centre or within or adjacent to a local centre; and | ||
| (c) | it would not have any significant adverse effect either singly or cumulatively, on the vitality and viability of the City centre or defined local centres, or centres outside the City; and, | ||
| (d) | it would be accessible to a high percentage of the potential customers from its catchment area, by a variety of realistic and alternative forms of transport other than the car to include the bicycle, public transport and walking; and, | ||
| (e) | it would not increase the number and length of car journeys made overall, and be such that the road network is able to accommodate predicted traffic levels or any necessary road /traffic improvements; and, | ||
| (f) | it would not adversely affect the amenity of adjoining property; and, | ||
| (g) | it would not result in a shortage of land or sites for the purpose for which the site is allocated in the Local Plan. | ||
| Non-food retail warehousing will be permitted in the areas indicated for this purpose on the Proposals Map. Conditions may be imposed to restrict the range and type of goods sold, and to prevent the sub-division of retail units. | |||
| 13.66 | As in policy S12 the potential long term impact of further retail development will be considered in the context of the detailed guidance set out in Paragraphs 4.3 and 4.4 of Planning Policy Guidance Note 6 (June 1996). | ||
| Factory/Warehouse Retailing | |||
| 13.67 | Ancillary retailing from factory or warehouse premises can be of mutual benefit to the operator and consumer alike, but can pose a threat to the vitality and viability of established centres. In addition, where sales have no functional affinity to the factory or warehouse involved, their establishment can often have adverse effects on the amenity of the surrounding areas, as well as taking up land which should be used for other, more appropriate uses. | ||
| Policy S14 | Factory/Warehouse Retailing | ||
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| The retail use of premises, which form part of, or adjoin factories or warehouses will only be permitted where: | |||
| (a) | sales are ancillary to the principal manufacturing process or warehousing activity and, | ||
| (b) | it can be demonstrated that there is a need for the development and the scale and range of goods to be sold would not be likely to have a detrimental impact on the vitality and viability of Preston City Centre or defined local centres or centres outside the Authorities boundary. | ||
| Any permission granted will be restricted to a particular operator and/ or range of goods to be sold. | |||
| 13.68 | Factory and warehousing retailing are required to be considered in the light of need and applying the same general criteria set out in PPG 6 - Town Centres and Retail Development and the recent Ministerial Guidance published in February 1999. | ||
| Leisure Based Retailing | |||
| 13.69 | Modern large scale leisure developments often include a wide variety of land uses which are inter-dependent and integral to the development. | ||
| 13.70 | Retail sales may be acceptable provided that they do not attract any custom over and above that produced by the leisure development. This will protect the viability and vitality of other retail areas, and channel appropriate retail development to sites which are specifically allocated for such uses. | ||
| Policy S15 | Leisure Based Retailing | ||
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| Ancillary retailing within large leisure based developments will only be permitted where: | |||
| (a) | it is integral to the main leisure use; and, | ||
| (b) | it is not likely to have any adverse effect on the vitality and viability of Preston City centre or defined local centres. | ||
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