Next Chapter - Previous Chapter - Back to Contents - Back to Introduction
Chapter 9
Shopping and Town Centre Development
Introduction
9.1 The Local Plan outlines a strategy which seeks to concentrate new retail and other key town centre uses in appropriate defined town centres and smaller village and local centres. The concentration of key town centre uses within Northwich and Winsford town centres is aimed at ensuring that activities that attract a significant number of people are located together to minimise the need to travel. These locations also offer the best opportunity to reach these facilities by public transport, on foot or by bicycle, minimising reliance on the car and best ensuring they can be reached by people who do not have access to a car.
9.2 Northwich and Winsford are the largest town centres in the Borough. Northwich has both convenience (food predominantly) and comparison (non food) floorspace and draws people from the surrounding areas for both food and non food shopping. The Northwich Vision seeks to increase the draw of the town centre through the extension and diversification of its retail offer. It also seeks to establish a considerably enhanced leisure offer in the town creating a vibrant evening economy. These enhancements are proposed to be set within an improved environment in terms of quality new buildings, public spaces and routes. The Vision is also underpinned by an integrated transportation strategy. Winsford has more localised appeal and is predominantly a convenience centre. It is currently receiving considerable new investment including new retail floorspace by the leaseholders Modus. Below the two main centres in the hierarchy there are a wealth of smaller centres. The largest of this tier in the retail hierarchy is Frodsham. These centres such as Hartford, Helsby and Tarporley predominantly provide for convenience shopping needs on a daily and weekly basis but also provide for the evening economy with attractive restaurants and pubs. It should be noted that both Frodsham and Tarporley are historic centres, which also have an element of speciality and high quality retail such as ladies clothes and gifts. Finally, at a localised level, the smaller village and suburban areas of Winsford and Northwich have limited retail facilities, which seek to meet essential day to day needs and will generally be characterised by convenience only floorspace with, in some cases, small libraries and health facilities.
9.3 The policies in the Local Plan seek to ensure that all of the Borough's retail centres, wherever they are in the retail hierarchy remain both vital and viable. The Borough Council recognises the need for innovation in retailing, but this should not be to the detriment of existing retail facilities' vitality and viability. Vitality is a term which reflects how busy the town or large village centre is at different times of the day and in different parts of the shopping area. Viability reflects the ability of the centre to attract continuing investment so that it can be maintained, improved and changed to meet new needs. In order to allow for reinvestment, centres need to be making profits, in centres in decline, reinvestment will be low.
9.4 The vitality and viability of town centres can be enhanced through both the environmental improvement of town centres and the encouragement of a mixture of users such as leisure, residential and employment along with retailing which will encourage usage of town centres at all times of day and reduce the need to travel. The Local Plan sets out a strategy which aims to:
- Maintain and enhance the vitality and viability of town centres across the Borough;
- Ensure Northwich town centre is regenerated in accordance with the Northwich Vision, strengthening it retail offer and adding diversity to the centre to create a vibrant and attractive leisure and tourist destination;
- Prevent edge of centre and out of centre retail development which would undermine town centre regeneration;
- Maintain local shopping facilities throughout the Borough.
9.5 The delivery of the Northwich Vision is a key Corporate and Community priority for the Borough. The Shopping and Town Centre policies will also contribute towards other priorities in the Vale Royal Community Plan, in particular:
- Reduce unemployment amongst Vale Royal residents;
- Increase the wealth of the Borough by the attraction of investment into each of its towns as centres of habitation, commerce, service and recreation;
- Improve equal opportunities and equal access;
- Create better environments for people to live in, work in and visit; and
- Getting about (reducing the need to travel and providing travel choices)
9.6 As a matter of urgency the Borough Council will undertake a review of its shopping and town centre development strategy in the light of the assessment of the quantitative and qualitative need for the different types of retail floorspace and an appraisal of allocated sites against sequential criteria.
GENERAL POLICY Policy STC1 PROPOSALS FOR THE DEVELOPMENT OF SHOPPING USES (A1) IN THE DEFINED SHOPPING AREAS WHICH ARE OF A SCALE WHICH REFLECTS THE SHOPPING AREAS' EXISTING CATCHMENT AND THEIR POSITION IN THE RETAIL HIERARCHY WILL BE ALLOWED. PROPOSALS FOR LEISURE, COMMERCIAL, PUBLIC OFFICES AND ENTERTAINMENT FACILITIES AS APPROPRIATE WILL BE ENCOURAGED IN NORTHWICH AND WINSFORD TOWN CENTRES AND IN LARGE VILLAGE CENTRES AND LOCAL CENTRES SUBJECT TO POLICY STC8.
|
Reasons and Explanations
(i) The Proposals Map defines the town centre boundaries. Northwich is shown only with a boundary around its Primary Retail Area for the purposes of policy STC8. Development proposals within Northwich town centre will be assessed against the Northwich Vision.
(ii) The policy indicates the hierarchy of centres in Vale Royal, the list does not include the retail areas in small villages or individual or small groups of shops in residential areas. However, there are policies to cover shops not in defined centres at the end of the chapter.
(iii) The policy differentiates between A1 and other uses. A1 uses include, as set out in the use classes order, Post Offices, shops, travel agents, hire agencies and hairdressers. These are considered to be the main anchor uses for retail areas. Whilst other uses such as financial services and food and drink uses are important to support the main retail uses, it is important that they do not begin to dominate the centres.
(iv) To ensure that new development is concentrated in the existing retail areas which are generally more accessible by a range of transport modes.
(v) To ensure that new shopping development is not totally out of scale with its surroundings which is likely to result in an adverse impact on the existing retail development, e.g. a large superstore in a local centre or in some village centres.
(vi) The policy also provides for a range of activities to be accommodated in a number of different sized centres to accord with the provisions of PPS6.
Policy Derivation
PPG13 - "Transport"
PPS6 - "Planning for Town Centres"
NORTHWICH TOWN CENTRE Policy STC2 IN NORTHWICH, THE DEVELOPMENT OF NEW SHOPPING AND OTHER KEY TOWN CENTRE USES WILL BE FOCUSED ON THE FOLLOWING SITES WHICH ARE SHOWN ON THE PROPOSALS MAPS:
|
Reasons and Explanations
(i) The Northwich Vision is a fifteen-year regeneration framework for the town centre. The background to this regeneration framework is explained in the introduction to this chapter and the Reasons and Explanation accompanying policy GS9. Policy STC2 supports the objectives of this policy specific to shopping development and other key town centre uses.
(ii) An assessment of the quantitative and qualitative need for retail and leisure development in Northwich was carried out for the council by consultants White Young Green in 2005. This is referred to in the Introduction to Chapter 2: General Strategy
The Northwich Vision identifies two phases of retail development which will extend the current core retail area of the town. In addition an opportunity is shown for further 'bulky goods' type retail facilities to the north of Leicester Street. Not all of this development is anticipated to come forward within this Plan period. The development that is expected to come forward will exceed the additional capacity identified through the earlier Cheshire (2000) Retail Study. This is a deliberate approach. The Northwich Vision seeks to elevate the town in the retail hierarchy of centres across the County reflecting its role as a 'key town' with the region as set out in Regional Planning Guidance. It also reflects the scale and significance of regeneration efforts of the town consistent with the Vale Royal Community Plan.
The Northwich Vision identifies opportunities for new leisure development which will considerably enhance the town as a leisure destination and establish a viable and vital evening economy. This is focused on waterfront locations, particularly the 'Marina' site situated between London Road and the River Weaver.
(iii) As a matter of urgency the Borough Council will undertake a review of its shopping and town centre development strategy in the light of an assessment of, amongst other things, the quantitative and qualitative need for the different types of retail floorspace and an appraisal of allocated sites against sequential criteria.
(iv) This policy is not intended to frustrate the provision of further shopping facilities of an appropriate scale within Northwich's local centres to meet local shopping needs.
Policy Derivation
PPS6: 'Planning for Town Centres'
Northwich Vision (2003)
Cheshire (2000) Retail Study, Chestertons, 2001
Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green.
WINSFORD TOWN CENTRE Policy STC3 IN WINSFORD, THE DEVELOPMENT OF NEW SHOPPING AND OTHER KEY TOWN CENTRE USES WILL BE FOCUSED WITHIN WINSFORD TOWN CENTRE AS SHOWN ON THE PROPOSALS MAPS. NEW SHOPPING AND KEY TOWN CENTRE USES THAT ARE PROPOSED IN OUT-OF-CENTRE OR EDGE OF CENTRE LOCATIONS WILL HAVE TO FULFIL THE REQUIREMENTS OF POLICY STC7. |
Reasons and Explanations
(i) The Cheshire (2000) Retail Study identified that there was no capacity for further convenience food retail development to 2011. The town is served by a variety of foodstores and its qualitative provision for convenience goods retailing is good. Indeed, the Study identified that current convenience facilities in Winsford were under-trading against company benchmarks.
(ii) In terms of comparison retailing the Study identified that there was the capacity for a further 1,712 sq. metres of floorspace (net). This capacity will be taken up through the implementation of a planning permission for further retail development granted to Modus, the leaseholder of the town centre in 2002 as part of a town centre-wide refurbishment and development programme.
(iii) The town centre policy boundary has also been amended through this Local Plan Alteration to include Vale Royal Borough Council's offices, a key town centre use and Winsford Sports Complex.
(iv) This policy is not intended to frustrate the provision of further shopping facilities of an appropriate scale within Winsford's local centres to meet local shopping needs.
Policy Derivation
PPS6: 'Planning for Town Centres'
Cheshire (2000) Retail Study, Chestertons, 2001
USE OF UPPER FLOORS Policy STC4 IN ORDER TO ENCOURAGE VITALITY IN TOWN, VILLAGE AND LOCAL CENTRES, THE MAINTENANCE OF THE HISTORIC FABRIC, THE BEST USE OF VACANT FLOOR SPACE AND A MORE SUSTAINABLE FORM OF LAND USE, THE BOROUGH COUNCIL WILL PERMIT THE USE OF UPPER FLOORS ABOVE SHOPPING, FINANCIAL SERVICES, FOOD AND DRINK USES AND EXISTING OFFICES IN THE SHOPPING AREAS AS DEFINED IN STC1 TO BE USED FOR RESIDENTIAL PURPOSES PROVIDED THE FOLLOWING CRITERIA CAN BE MET: (i) SATISFACTORY SEPARATE ACCESS CAN BE ACHIEVED; (ii) CONVERSION WOULD NOT LEAD TO CHANGES IN THE BUILDING'S APPEARANCE WHICH WOULD BE UNACCEPTABLE IN CONSERVATION TERMS; (iii) SOME PARKING PROVISION CAN BE ARRANGED AT AN APPROPRIATE LEVEL; (iv) THE ACCOMMODATION WOULD NOT BE UNDULY AFFECTED BY OTHER EXISTING TOWN CENTRE USES. |
Reasons and Explanations
(i) Introducing more residents into central areas provides caretakers for the town and local centres, which are predominantly, empty at night. The presence of residents can deter crime and also improve security for those coming into the town, village and local centres.
(ii) Allowing people to live above shops enhances the vitality of the town, village and local centres but can also provide valuable additional income to retailers, which may help them to retain viable businesses.
(iii) Living above the shop allows the potential for sustainable living where most shops and services could be reached on foot and public transport routes should be in close proximity.
(iv) The conversion of upper floors can help to maintain and enhance the historic buildings in town and village centres.
Policy Derivation
PPS6 - "Planning for Town Centres"
PPS1 - "Delivering Sustainable Development"
PPG3 - "Housing"
PPG15 - "Planning and the Historical Environment"
DESIGN Policy STC5 THE BOROUGH COUNCIL WILL REQUIRE THE HIGHEST STANDARDS OF DESIGN, SIGNAGE AND ADVERTISING IN NEW AND REFURBISHED PREMISES, PARTICULARLY IN THE CONSERVATION AREAS. |
Reasons and Explanations
(i) To maintain and enhance the visual quality of the town centre, local centres and village centres.
(ii) To ensure the attractiveness and vitality of these centres is retained.
(iii) Retailers should have regard to the design guidance produced by the Borough Council with regard to its shop fronts in Northwich.
(iv) The Council is currently preparing a design strategy for Northwich, which will be approved as Supplementary Planning Guidance.
Policy Derivation
PPS6 - "Planning for Town Centres"
PPG15 - "Planning and the Historic Environment"
VRBC - "Northwich Shop Front Design Guide"
DESIGN-INSTALATION OF SHUTTERS Policy STC6 THE BOROUGH COUNCIL WILL ALLOW THE INSTALLATION OF SHUTTERS ON PREMISES WHERE THEY MEET ALL OF THE FOLLOWING CRITERIA: (i) THE RETAILER HAS SHOWN THAT THERE IS A GENUINE NEED FOR IMPROVED SECURITY WHICH CANNOT BE MET BY THE REINFORCING OF GLASS AND STALL RISERS; (ii) THE SHUTTERS USED SHOULD ALLOW LIGHT FROM THE SHOP WINDOW TO PASS INTO THE STREET; (iii) THE SHUTTERS SHOULD ALLOW PEDESTRIANS TO SEE THE SHOP WINDOW DISPLAY WHEN THE SHOP IS CLOSED; (iv) THE SHUTTERS SHOULD BE HOUSED WITHIN THE SHOP FRONT AND SHOULD NOT NEED ADDITIONAL HOUSING BOXES; (v) THE SHUTTERS SHOULD BE PAINTED IN AN APPROPRIATE MANNER IN ORDER TO MINIMISE THEIR IMPACT ON THE STREET SCENE; AND (vi) THE SHUTTERS DO NOT HARM THE CHARACTER OR APPEARANCE OF ANY CONSERVATION AREA. |
Reasons and Explanations
(i) Solid shutters have an adverse effect on the environment of town centres making them appear uninviting. In some circumstances perforated shutters can have a similar adverse effect.
(ii) Shutters do not encourage vitality and viability especially in the evening when they block out light and stop window-shopping.
(iii) Solid shutters are prone to vandalism themselves from graffiti.
Policy Derivation
PPS6 - "Planning for Town Centres"
PPG15 - "Planning and the Historic Environment"
Circular 5/94 "Planning Out Crime"
PROPOSALS FOR KEY TOWN CENTRE DEVELOPMENT IN EDGE-OF-CENTRE AND OUT-OF-CENTRE LOCATIONS Policy STC7 WHERE NEW SHOPPING AND KEY TOWN CENTRE DEVELOPMENT IS PROPOSED IN OUT-OF-CENTRE AND EDGE-OF-CENTRE LOCATIONS DEVELOPERS WILL BE REQUIRED TO DEMONSTRATE THAT THERE IS A NEED FOR THE DEVELOPMENT AND THAT THEY HAVE FOLLOWED A SEQUENTIAL APPROACH TOWARDS THE SELECTION OF THE SITE AND THOROUGHLY ASSESSED ALL TOWN CENTRE AND EDGE OF CENTRE LOCATIONS AS NECESSARY. IN ADDITION IT MUST BE DEMONSTRATED THAT: (i) THE DEVELOPMENT DOES NOT UNDERMINE THE PLAN STRATEGY; (ii) TOGETHER WITH ANY RECENT COMPLETED DEVELOPMENTS AND OUTSTANDING PLANNING PERMISSIONS, THE PROPOSAL WILL NOT PREJUDICE THE VITALITY AND VIABILITY OF ANY CENTRE DEFINED IN POLICY STC1 OR OUTSIDE THE BOROUGH; (iii) THE DEVELOPMENT WILL BE ACCESSIBLE BY A CHOICE OF MEANS OF TRANSPORT AND A SIGNIFICANT PROPORTION OF VISITORS WILL BE ABLE TO REACH THE SITE BY PUBLIC TRANSPORT; (iv) THE DEVELOPMENT WILL BE EASILY AND SAFELY ACCESSIBLE FOR PEDESTRIANS, CYCLISTS AND DISABLED PEOPLE INCLUDING THOSE FROM THE SURROUNDING AREA; (v) CAR AND SECURE CYCLE PARKING WILL BE PROVIDED. CAR PARKING FOR EDGE OF CENTRE SITES MUST BE MADE AVAILABLE FOR ALL SHORT STAY TOWN CENTRE USERS; AND (vi) THERE WILL BE A SAFE PEDESTRIAN LINK BETWEEN EDGE OF CENTRE SITES AND THE TOWN CENTRE. |
Reasons and Explanations
(i) The strategy of the Plan reflects advice in PPS6 and requires that uses which attract large numbers of people are sited in locations where access by a choice of means of transport, not only by car, is easy and convenient. Concentrating such uses will allow multi-purpose trips reducing the need to travel and will also reinforce the vitality and viability of town centres. The sequential approach set out in the policy requires site options to be considered in the following order - allocated town centre sites, edge of centre sites, local centre sites (if appropriate) and finally out of centre sites.
(ii) 'Other key town centre uses' include commercial and public offices, entertainment, leisure and other such uses.
(iii) What constitutes an edge of centre location will be determined by what is an easy walking distance. This will vary between uses and depend upon local topography including barriers to pedestrians such as major roads or car parks and the attractiveness of the route to the town centre. PPS6 advises that this distance in relation to shopping is likely to be up to 200-300 metres from the primary retailing area. For other key town centre uses this distance may be greater, for example, offices which, it is advised is likely to be up to around 500 metres from a public transport interchange.
(iv) When assessing all other site options, particularly those within town centres, developers/retailers will need to be flexible about the format, design and scale of the development and consider the use of multiple sites.
(v) To be genuinely accessible by public transport it will need to be sufficiently frequent, reliable, convenient and come directly passed or into the development from a wide catchment area.
Policy Derivation
PPS6 - "Planning for Town Centres"
PPG13 - "Transport"
Cheshire 2016: Structure Plan Alteration - Policy TCR2
Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green.
DEFINED TOWN AND LARGE VILLAGE CENTRES Policy STC8 WITHIN THE NORTHWICH PRIMARY RETAIL AREA, WINSFORD TOWN CENTRE AND THE LARGE VILLAGE CENTRES AS DEFINED IN POLICY STC1, THE LOSS OF A1 USES WILL BE RESISTED. CHANGES OF USE TO A2 AND A3 USES WILL BE PERMITTED WHERE ALL THE FOLLOWING CRITERIA CAN BE MET: (i) THE VITALITY AND VIABILITY OF THE CENTRE OR THAT PARTICULAR PART OF THE CENTRE WOULD NOT BE ADVERSELY AFFECTED; (ii) THERE WOULD NOT BE AN EXCESSIVE CONCENTRATION OF NON-A1 USES IN ANY SHOP FRONTAGE; (iv) THE USE WOULD NOT BE DETRIMENTAL TO THE AMENITY OF NEIGHBOURING OCCUPIERS BY REASON OF FUMES, NOISE OR PARKING. |
Reasons and Explanations
(i) The shopping offered in town centres underpins their vitality and viability and it is therefore important that this remains the dominant use. For the purposes of this policy, as a guideline, the proportion of shop frontages in Class A1 use should not fall below:
- 80% in Northwich Primary Retail Area;
- 60% in the defined Winsford Town Centre boundary and in the defined Main Shopping Area of Frodsham
Periodic surveys will be undertaken to monitor changes in the balance of shop front usage within these centres.
(ii) For the purposes of criteria (ii) there will be an excessive concentration of non-A1 uses where there is a row of more than two such uses within a shop frontage.
(iii) In order to obtain accurate information on recent rental values and prices the Borough Council may seek the views of an independent valuer to verify the price/rental values.
Policy Derivation
PPS6 - "Planning for Town Centres"
Cheshire (2000) Retail Study, Chestertons 2001
Assessment of qualitative and quantitative need for retail and leisure development in Northwich. 2005 White Young Green.
DEFINED TOWN AND LARGE VILLAGE CENTRES Policy STC9 WITHIN THE NORTHWICH PRIMARY RETAIL AREA, WINSFORD TOWN CENTRE AND THE LARGE VILLAGE CENTRES AS DEFINED IN POLICY STC1, THE LOSS OF EXISTING A2 AND A3 UNITS WILL BE RESISTED. IN LARGE VILLAGES CHANGES OF USE FROM A2 AND A3 TO SMALL SCALE PUBLIC OFFICES AND FACILITIES SUCH AS BRANCH LIBRARIES AND COUNCIL AREA OFFICES AND OTHER SMALL SCALE LEISURE USES WILL BE ALLOWED. THE EXCEPTION TO THE ABOVE WILL BE IF THE CHANGE RESULTS IN THE LOSS OF A PUBLIC HOUSE WHICH PROVIDES A VITAL COMMUNITY FACILITY. |
Reasons and Explanations
(i) In order to ensure that the diversity of uses is retained in town and village centres.
(ii) In order to ensure that facilities such as banks which provide an essential service in towns and villages which is complimentary to the shopping function of the centre are not lost and replaced by residential and office development.
(iii) Within the General Development Order changes of use from A2 to A1 are permitted development and changes of use from A3 to A1 and A2 are also permitted development. The policy is not intended to prevent changes from Class A2 uses to Class A3 uses subject to amenity considerations.
(iv) A2 and A3 uses are necessary in Town Centres as they are complimentary to the main shopping uses and many people combine shopping trips with trips to banks in particular. This was identified strongly in the countywide retail study.
Policy Derivation
PPS6 "Planning for Town Centres"
PPG13 - "Transport"
LOSS OF EXISTING GROUND AND UPPER FLOOR RESIDENTIAL USES Policy STC10 WITHIN THE NORTHWICH PRIMARY RETAIL AREA, WINSFORD TOWN CENTRE, THE LOCAL CENTRES IN NORTHWICH AND WINSFORD AND THE LARGE VILLAGE CENTRES AS DEFINED IN POLICY STC1, THE LOSS OF EXISTING GROUND AND UPPER FLOOR RESIDENTIAL USES WILL NOT BE ALLOWED EXCEPT WHERE IT IS EVIDENCED THAT THE PROPERTY HAS BEEN PROPERLY MARKETED FOR RESIDENTIAL USE (NORMALLY FOR AT LEAST A 12 MONTH PERIOD) AT A REASONABLE PRICE/RENT AND THAT NO PURCHASER/TENANT HAS BEEN FOUND; |
Reasons and Explanations
(i) In order that existing residential uses are not displaced from the town and village centres, where they assist vitality in the evening and contribute to the feeling of safety and security.
(ii) To encourage the opportunity for a mix of uses which would reduce the need to travel to enable travel by more sustainable modes.
(iii) Residential uses in towns and village centres give the centres their character
Policy Derivation
PPS6 "Planning for Town Centres"
PPG13 - "Transport"
LARGE PROPOSALS IN LARGE VILLAGE CENTRES Policy STC11 RETAIL WAREHOUSING AND SUPERSTORE PROPOSALS WILL GENERALLY NOT BE APPROPRIATE IN THE LARGE VILLAGE AND LOCAL CENTRES AND WILL NOT BE ALLOWED ADJACENT OR OUTSIDE OF THE VILLAGE CENTRES. SUPERMARKET PROPOSALS WILL ONLY BE ALLOWED IN THE DEFINED LARGE VILLAGE CENTRES OR, AFTER AN ASSESSMENT OF ALL SITE OPTIONS WITHIN THE DEFINED CENTRE, ON THE EDGE OF CENTRE, IF THE PROPOSAL MEETS THE FOLLOWING CRITERIA: (i) IT IS DEMONSTRATED THAT THERE IS A CLEARLY DEFINED NEED FOR THE PROPOSAL; (ii) THE PROPOSAL IS OF AN APPROPRIATE SIZE FOR THE EXISTING CATCHMENT OF THE VILLAGE CENTRE; (iii) THE PROPOSAL WOULD NOT USE LAND ALLOCATED FOR OTHER PURPOSES OR RESULT IN THE LOSS OF EMPLOYMENT LAND OR PUBLIC CAR PARKING; (iv) THE PROPOSAL WOULD NOT COMPROMISE THE EXISTING CHARACTER, DIVERSITY OR VITALITY OR VIABILITY OF THE EXISTING SHOPPING AREA; (v) THE PROPOSAL WOULD NOT AFFECT THE AMENITY OF THE LOCAL RESIDENTS BY VIRTUE OF NOISE, TRAFFIC GENERATION OR NOISE OR LIGHT POLLUTION. |
Reasons and Explanations
(i) In order to ensure larger proposals go to centres higher in the retail hierarchy such as the town centres of Winsford and Northwich.
(ii) In order to maintain the character, vitality and viability of the smaller centres and to ensure valuable open space or employment land is not used for large retail proposals.
Policy Derivation
PPS6 "Planning for Town Centres"
LOCAL CENTRES IN WINSFORD AND NORTHWICH Policy STC12 THE BOROUGH COUNCIL WILL RESIST THE LOSS OF GROUND FLOOR CLASS A1, A2 AND A3 USES IN THE DEFINED LOCAL CENTRES. HOWEVER, CHANGES OF USE TO RESIDENTIAL, PUBLIC FACILITIES AND PUBLIC OFFICES AND COMMUNITY FACILITIES OF AN APPROPRIATE SMALLER SCALE WILL BE PERMITTED IN SUCH CENTRES WHERE THE FOLLOWING CRITERIA CAN BE MET: (i) IT IS EVIDENCED THAT THE PROPERTY HAS BEEN PROPERLY MARKETED FOR CLASS A1, A2 AND A3 USES (NORMALLY FOR AT LEAST A 12 MONTH PERIOD) AT A REASONABLE PRICE/RENT AND THAT NO TENANT/PURCHASER HAS BEEN FOUND; AND (ii) WHERE THE CHANGE WOULD NOT BE DETRIMENTAL TO THE VITALITY AND VIABILITY FOR THE LOCAL CENTRE AND WOULD NOT LEAD TO A LOSS OF A BASIC FACILITY OR SERVICE; AND (iii) WHERE THE CHANGE OF USE WOULD NOT BY VIRTUE OF NOISE, TRAFFIC/PARKED CARS OR FUMES BE DETRIMENTAL TO RESIDENTIAL AMENITY. |
Reasons and Explanations
(i) The locations of the local centres are predominantly within residential areas and accordingly as the centres are more prone to long-term vacancies, it may be necessary to allow some flexibility in the future use of vacant units.
(ii) Local centres are highly accessible and they provide for the needs of people with limited mobility such as the elderly and accordingly whilst there is a need for flexibility in certain cases, these changes should not compromise the usefulness of the local shopping.
Policy Derivation
PPS6 "Planning for Town Centres"
ALL SMALLER VILLAGES WITH OR WITHOUT DEFINED POLICY BOUNDARIES Policy STC13 IN THE AREAS LISTED ABOVE PROPOSALS FOR THE CHANGE OF USE OF EXISING BUILDINGS INTO INDIVIDUAL SHOPS WILL BE ALLOWED IF THEY MEET ALL OF THE FOLLOWING CRITERIA: (i) THE PROPOSALS INCLUDE ARRANGEMENTS WHERE NECESSARY FOR ACCESS AND CAR PARKING. (ii) THE PROPOSAL IS NOT DETRIMENTAL TO THE VITALITY AND VIABILITY OF THE EXISTING VILLAGE OR LOCAL CENTRE. (iii) THE LEVEL OF TRAFFIC GENERATED SHOULD NOT BE DETRIMENTAL TO THE AREA. (iv) THE PROPOSAL SHOULD NOT BE DETRIMENTAL TO RESIDENTIAL AMENITY OR THE CHARACTER OF THE AREA. (v) THE PROPOSAL SHOULD REDUCE THE NEED TO TRAVEL. (vi) THE PROPOSAL SHOULD BE OF AN APPROPRIATE SCALE FOR ITS LOCATION AND CATCHMENT AND OF AN APPROPRIATE DESIGN WITH APPROPRIATE SIGNAGE AND SHOPFRONT. |
Reasons and Explanations
(i) In order to ensure that there is the scope for an appropriate level of shopping provision in small villages and residential areas. Generally this provision will be for basic goods such as newspapers, food and facilities such as post offices.
(ii) To ensure that proposals are of an appropriate scale which does not have a detrimental impact on its residential setting and does not draw people in from outside the local area.
ALL SMALLER VILLAGES WITH OR WITHOUT DEFINED POLICY BOUNDARIES Policy STC14 THE LOSS OF EXISTING VILLAGE SHOPS (A1 USES) WILL BE STRONGLY RESISTED. CHANGES OF USE TO NON-A1 USES WILL NOT BE ALLOWED EXCEPT IN THE FOLLOWING CIRCUMSTANCES: CHANGES TO A2 AND A3 WILL BE PERMITTED ONLY WHERE ALL THE FOLLOWING CRITERIA HAVE BEEN MET: (i) THE PREMISES HAVE BEEN PROPERLY MARKETED FOR A PERIOD OF AT LEAST 18 MONTHS AT A REASONABLE PRICE/RENT AND NO PURCHASER/TENANT HAS BEEN FOUND; (ii) THE PROPOSAL DOES NOT LEAD TO THE LOSS OF A SHOP WHICH IS THE ONLY SOURCE OF BASIC FOODSTUFF OR A FACILITY SUCH AS A POST OFFICE; (iii) ANY PROPOSED CLASS A3 USE DOES NOT LEAD TO A LOSS OF RESIDENTIAL AMENITY BY REASON OF FUMES AND NOISE AND DOES NOT LEAD TO PARKING PROBLEMS. |
Reasons and Explanations
(i) In order to ensure that villages retain their shopping facilities the powers of the Borough Council do not extend to giving financial assistance to village shops through the reduction of rates, as business rates are not under the control of local authorities. However through its planning control powers it can control changes of use.
(ii) To ensure that basic goods can be purchased without the need to travel long distances.
(iii) The policy draws a distinction between A1 basic food and non-food facilities and those A1 uses which are not. Given the great social importance of village shops and the benefits arising from them in reducing the need to travel for basic goods, this distinction is justified. The policy applies a more restrictive approach to basic food and non-food facilities. Basic food and non-food facilities include grocers, butchers, bakers, newsagents (including confectioners), shops selling goods to meet daily or weekly convenience needs, and post offices.
(iv) This policy relates to all tier 3 and tier 4 locations as set out in Policy H4.
CHANGES OF USE THAT WOULD RESULT IN THE LOSS OF A PUBLIC HOUSE OR OTHER SERVICE SERVING A RURAL COMMUNITY Policy STC15 A CHANGE OF USE WHICH WOULD RESULT IN THE LOSS OF A PUBLIC HOUSE OR OTHER SERVICE WHICH IS THE ONLY SUCH FACILITY SERVING A RURAL COMMUNITY AND WHICH IS DEMONSTRATED TO BE OF MATERIAL IMPORTANCE TO THAT LOCAL COMMUNITY WILL BE RESISTED. |
Reasons and Explanations
(i) In some villages public houses are the only source of local supplies for residents and provide a community facility.
(ii) This policy relates to all Tier 3 and Tier 4 locations as set out in Policy H4.
FARM SHOPS Policy STC16 FARM SHOPS SELLING GOODS WHICH ARE NOT PRODUCED ON THE PARTICULAR HOLDING (I.E. ANCILLARY SALES) WILL BE ALLOWED WHERE ALL OF THE FOLLOWING CRITERIA ARE MET: (i) THERE IS NO CONVENIENT VILLAGE SHOP MEETING THE DAILY CONVENIENCE SHOPPING NEEDS OF THE LOCAL COMMUNITY; (ii) THE IMPORTED GOODS SOLD ARE THOSE WHICH MEET ONLY THE DAILY CONVENIENCE SHOPPING NEEDS OF THE LOCAL COMMUNITY; (iii) THE SHOP DOES NOT GENERATE EXCESSIVE TRAVEL; AND (iv) THE DEVELOPMENT WOULD NOT GIVE RISE TO HIGHWAY DANGERS AND MUST INCLUDE ADEQUATE ACCESS AND CAR PARKING ARRANGEMENTS. |
Reasons and Explanations
(i) The Council recognise that, in the absence of convenient village shops, farm shops can provide an important local service and can also contribute to the diversification of the rural economy. Where there is no local need there will be no proper justification for permitting non-ancillary sales from farm units.
(ii) The scale of farm shops and the goods they sell will be limited to ensure that their function is clearly to meet local shopping needs. It is implicit that they will need to be close to the community they are intended to serve. This will also ensure that the need to travel is minimised.
(iii) This policy is not intended to prevent shops that form an ancillary part of a larger diversified enterprise which is a visitor attraction in its own right.
Next Chapter - Previous Chapter - Back to Contents - Back to Introduction
