Chapter 6

Retail

Introduction

6.1This chapter deals with various aspects of retailing in the plan area, principally the city centre, the rest of the urban area, village shops and farm shops.

6.2 Chester is an important sub-regional shopping centre with a catchment area extending over a much wider geographical area than that covered by the Local Plan. Its retailing function is closely linked to its role as a tourist centre and many visitors come to Chester to shop in an attractive historic environment.

Central Government Advice

6.3 Advice from Central Government regarding town centres and retail developments is set out in Planning Policy Statement 6: Planning for Town Centres. This emphasises the need to regenerate city, town and district centres, using a plan-led approach to guide development, including adopting a sequential approach to the selection of sites for development and promoting the development of strategies and action plans for improving and managing town centres. Out of town centre development is not precluded but the Planning Policy Statement sets out criteria against which proposals should be assessed.

6.4 Planning Policy Guidance Note 13: Transport is a further important source of guidance and this advises local authorities to promote the vitality and viability of existing central and suburban shopping centres by enabling development to take place there. Preference should be given to town centre sites as locations for major retail and leisure investment, followed by edge of centre and only then, out of centre in locations which are or will be well served by public transport.

Assessment of Future Retail Requirements in the Plan Area

6.5 There was considerable pressure for retail development within Chester and in other nearby towns during the late 1980s. As well as a major extension to retail warehousing in the Sealand Road area of Chester, planning permission was also granted for major out of town retail developments in neighbouring Districts at Broughton Shopping Park (Flintshire) and Cheshire Oaks (Ellesmere Port and Neston). Both developments have been completed and have been trading for a number of years. There has been much debate over the impact that existing out of town retailing might be having on the city centre and on the impact any further out of town retail developments might have.

6.6 As a result of these factors and the changed economic climate, the Council commissioned consultants in 1994 to undertake a comprehensive study of retailing in Chester, to serve as the basis for the preparation of the Local Plan policies. The consultants reported their findings in November 1994 in a document entitled "The Chester Shopping Study".

6.7 However, in the light of revised Government Guidance, representations made on the consultative draft of the Local Plan, new retail developments built following the completion of the 1994 Study and the availability of more recent data on matters such as population forecasts and spending per capita, the Council commissioned its consultants to update the 1994 Study. The consultants produced their report in April 1997 entitled "Chester Shopping Study Review". A further study was undertaken in 2001 – “Comparison Goods: Retail Capacity Study 2001”, which provided updated information on the capacity for comparison retailing in the city.

6.8 The 2001 Study re-affirmed the large size of Chester's catchment area which extends as far as Colwyn Bay, Llangollen, the Wirral and Ellesmere Port and Northwich. The study took into account major changes in retail provision across and beyond the catchment and how these may have resulted in changes in the relationships between Chester and its competing centres since 1994.

6.9 Overall the 2001 Study concluded that Chester city centre remains buoyant with a diverse range of attractions, including its unique historic character and environment. There was continuing pressure for new retail development within and around Chester.

Comparison Shopping:

6.10 The study suggested that the Cheshire Oaks development might not have resulted in levels of impact on Chester city centre as high as those forecast in the 1994 Study but together with the development of the Coliseum Retail and Leisure Park and Broughton Shopping Park, Flintshire, it has reduced capacity for additional retail floorspace in Chester city centre.

6.11 As Government Guidance places particular emphasis on promoting development in town centres, the study concluded that, given the level of out of centre retail developments and commitments in the Chester area, the focus should be on seeking to add to the range and quality of the city centre. This would then enhance its attractiveness, particularly in the face of increasing competition from elsewhere.

Convenience Shopping:

6.12 The 1994 Study concluded that whilst there was no quantitative scope for a large scale convenience store development in Chester, there was scope in qualitative terms to improve Chester's convenience facilities with the completion of the Western Relief Road by developing a large foodstore in a location accessible by public transport and where it would not harmfully impact upon the vitality and viability of any local centres.

6.13 The 1997 Shopping Study Review concluded that the improvements in the quality of convenience retail provision on the periphery of the West Chester area, i.e. the extension to Morrisons (previously Safeway) at Mill Lane, Upton and the Tesco superstore at Broughton Shopping Park, Flintshire would reduce the qualitative benefits that would arise from further provision in West Chester.

6.14 Nevertheless, with the completion of the Western Relief Road there would remain an opportunity for some qualitative improvement of existing facilities conveniently located to serve residents both north and south of the River Dee. As advised in the 1994 Study any such provision should have good accessibility by public transport and should not result in harmful impact on other centres. In the light of these factors, Government Guidance set out in Planning Policy Statement 6: Planning for Town Centres and the existing popularity of the Sealand Road Neighbourhood Centre, together with the reduced amount of convenience floorspace identified in the 1997 Study, the most appropriate location for further convenience provision in this area might be to seek to expand and enhance the level of provision at the Sealand Road centre.

6.15 Figure 6a summarises the forecast convenience floorspace requirements referred to in the 1997 Study, and the forecast comparison floorspace requirements referred to in the 2001 Study. These figures allow for development which has taken place and proposals for developments which have planning permission. The Council will monitor the need for and provision of additional retail floorspace and review the allocations from time to time.

Figure 6a: Additional Floorspace Requirements up to 2011

	Sq Metres
City Centre Comparison	55,163
Retail Warehousing	6,983
Convenience	1,170 - 2,010

SOURCES: Chester Shopping Study Review 1997 Comparison Goods: Retail Capacity Study 2001

Objectives

6.16 In formulating policies for retailing, the Council has had regard to the following objectives to

promote an attractive, accessible and safe shopping environment for all sections of the community in the various shopping centres throughout the plan area
protect and promote the vitality and viability of the city centre as a sub-regional shopping centre in an historic setting
protect the convenience shopping role of the city centre
maximise the opportunity for shoppers and other city centre users to use means of transport other than the car
maintain an efficient and innovative retail sector
strengthen existing suburban and village centres

The Local Plan Retailing Strategy

6.17 In line with current Government Guidance, one of the main aims of the Local Plan is to ensure the vitality and viability of the city centre and local shopping centres. Planning Policy Statement 6: Planning for Town Centres advises that local authorities should identify a range of suitable sites for retail development, with particular attention to their accessibility by a choice of means of transport. The emphasis is on adopting a sequential approach to selecting sites for new retail development, with the first preference being for the city centre where suitable sites are available, followed by edge of centre, the rest of the urban area and then on the edge of the urban area in locations which are, or can be made accessible by a choice of means of transport. A number of sites are allocated in Policy RET 5 in the Local Plan. These sites offer a variety of locations for retail development.

6.18 The potential for new retail development within the city centre and edge of centre, other than the allocated sites, is severely constrained by the lack of suitable sites. Any further development on the edge of and beyond the urban area is strictly limited by the Green Belt. Although new retail development on the allocated sites may not fully meet the forecast quantitative demands suggested by the Chester Shopping Studies, the Local Plan aims to make a realistic level of provision, bearing in mind the above constraints and its prime objective of protecting and promoting the vitality and viability of the city centre and local centres.

6.19 Government Guidance promotes the concept of town centre management and suggests that the effective management and promotion of the town/city centre will help to enhance vitality and viability. A City Centre Manager was appointed some years ago to achieve such aims. The Council is aiming to improve the attractiveness of the city centre through some new retail development (Northgate and Commonhall Street area); environmental improvements; encouraging a diversity of uses; requiring a high standard of design; maintaining a range and variety of shops, including food shopping provision; and through measures to improve accessibility and facilities, particularly for less mobile members of the community and carers with children.

6.20 The adopted Greater Chester Local Plan and the subsequent draft revised version defined primary and secondary shopping streets and the different policy approaches to be followed in each case. The policy did not seek to remove existing non-retail uses from primary retail areas but aimed to restrict further intrusion of non-retail uses into Chester's main shopping area. It is considered that these policies have been successful and, consequently, they have been retained in the Chester District Local Plan, with some amendments in line with the advice set out in Planning Policy Statement 6: Planning for Town Centres.

6.21 Government Guidance also requires a comprehensive strategy and a set of policies for the provision and management of parking, in order to reinforce the attractiveness and competitiveness of the city centre. This requirement is dealt with in the Transport chapter of the Local Plan.

6.22 In addition to maintaining and enhancing the vitality and viability of the city centre, a further objective is to protect and strengthen existing suburban and village centres as these provide a valuable service to local residents and help to minimise the need to travel. The Council will also support proposals for new corner shops or small groups of shops in existing and proposed residential areas.

Policies and Proposals

The City Centre

i) The Role of the City Centre

6.23 Chester city centre is an important sub-regional shopping centre with a catchment area of almost one million people. Chester is identified as the only sub-regional centre in Cheshire in ‘Cheshire 2016: Structure Plan Alteration‘. As well as playing an important role in providing facilities and employment for local people, shopping has a key role to play in sustaining the unique historic fabric of the city and aiding the economy of the city through encouraging tourism. It also provides for the evening economy, with many attractive pubs and restaurants. The city is an historic centre which has a substantial element of speciality and high quality retailing, such as clothes and gifts. This forms an important element in the attractiveness of the city. The city centre is well served by public transport and also provides a range of other services and facilities such as leisure, public and financial services. Below the main centre in the retail hierarchy are a number of smaller suburban centres, which predominantly provide for essential day to day shopping needs, although some may also include speciality retailing and small libraries and health facilities. Finally, at the localised level, the smaller villages and suburban shops have limited retail facilities which seek to meet essential day to day needs.

6.24 Whilst in the city centre retailing is the dominant and most important use, the Council recognises the contribution a mixture of uses can make to the vitality and viability of the city. The Council will promote mixed-uses within the city through redevelopment on regeneration sites and initiatives such as “Living Over the Shop”.

Policy RET 1

The city centre will be maintained and enhanced as a major sub-regional shopping centre and developments which sustain and enhance the attractiveness, vitality and viability of the city centre in terms of retailing, will be permitted.

Reason/Explanation

Chester is an important and thriving shopping centre. It is important to maintain the attractiveness of the city for both local residents and tourists. The Council is concerned that the vitality and viability of the city centre is not threatened or undermined by new out of centre developments and applications for such developments will be considered with regard to their potential impact on the city centre.

ii) City Centre Shopping Streets

6.25 As the city centre is a focus of activity, with a large catchment area and good access, it is equally attractive to other businesses such as offices, banks, building societies and restaurants. Whilst a variety of uses can contribute to the quality and attractiveness of the city centre by broadening the range of local facilities, the introduction of non retail uses into the main retailing frontages can break up continuous shop frontages and/or dilute the retail function of the centre, and thus have a detrimental effect on the shopping environment. This, in turn, will affect the viability and vitality of the city centre's shopping role.

6.26 The degree to which non-retail uses will be acceptable will vary from one part of the city centre to another. In the central streets shopping uses strongly predominate and in these locations it is important to limit non-retail uses. The following policies distinguish between primary shopping streets, in which non-retail uses will be restricted, and secondary shopping streets, where a mix of service and office uses will be permitted, where they would stimulate pedestrian flow and not harm the existing character of the street. This approach of defining primary and secondary shopping streets is based on commercial rental values and, as such, is in line with Central Government advice.

a) Primary Shopping Streets

Policy RET 2

The following areas are defined as primary shopping streets:

Watergate Street	North side, street level from The Cross to Goss Street

	South side, street level from The Cross to No 9

Bridge Street	East side, street and row level from The Cross to Pepper Street

	West side, street level from The Cross to White Friars

Northgate Street	East side, street level from The Cross to St Werburgh Street including 49-51 St Werburgh Street

	West side, street level from The Cross to the entrance to The Forum mall

Frodsham Street	East side, Foregate Street to No 28

	West side, Foregate Street to No 13

Eastgate Street	South side, street and row level from The Cross to The Eastgate

	North side, street level from The Cross to The Eastgate

Foregate Street	North side, from The Eastgate to Queen Street

	South side, from The Eastgate to No 56

The Grosvenor Precinct	Newgate Row, Paddock Row and St Michael’s Row and Square

Within these areas the establishment of new shops as defined in Class A1 of the 1987 Town and Country Planning (Use Classes) Order will be permitted.

Planning permission will not be given for new non retail uses nor for the change of use of existing premises whether in existing retail use or otherwise.

Reason/Explanation

These streets, because of their historic nature and their important retail function, play a very important role in maintaining the character of the city centre. The further introduction of non-retail uses in these streets would undermine this role and adversely affect the character of the city centre. There may be exceptional circumstances where changes of use from retailing, such as to restaurants, might be permitted provided they contribute to the attraction and vitality of a primary shopping street. Such proposals would be assessed on the basis of the existing provision of the proposed uses, the resultant clustering of types of outlets, the existing character of the street, the building itself and environmental implications such as residential amenity, noise and traffic.

b) Secondary Shopping Streets

Policy RET 3

The following areas are defined as secondary shopping streets:

Bridge Street	West side, row level from The Cross to White Friars

Lower Bridge St	East side, Pepper Street to Duke Street

	West side, Grosvenor Street to Bridge Gate

Watergate Street	North side, street level from Goss Street to Nicholas Street

	North side, row level from The Cross to Crook Street

	South side, street level from No 11 to Nicholas Street

	South side, row level, from The Cross to Weaver Street

St Werburgh St	Both sides, Market Square to Eastgate

Foregate Street	South side, No 60 to Grosvenor Park Road

	North side, Queen Street to No 117

Grosvenor Street	Both sides, Bridge Street to Nicholas Street Roundabout

Frodsham Street	East side, No 30 to Cow Lane Bridge

	West side, No 15 to Cow Lane Bridge

Northgate Street	West side, from the entrance to The Forum Mall to the Northgate

	East side, street level, St Werburgh Street to the Northgate

	East side, row level from The Cross to No 16

Eastgate Street	North side, row level The Cross to St Werburgh Street

Pepper Street	Both sides, Bridge Street to the Newgate

Music Hall Passage	Both sides

Godstall Lane	Both sides

The Forum Precinct Excluding the frontage to the south of the Mall entrance

Within these areas, new shops as defined in Class A1 of the Use Classes (Amendment) Order 2005 will be permitted; proposals for the change of use from Retail (Class A1) to non-retail uses in Classes A2, A3, A4 and A5 will be permitted where they would stimulate pedestrian flow and not harm the existing character of the street. In all cases, a shop window will be incorporated into premises’ frontages.

In determining proposals for the establishment of Class A2, A3, A4 and A5 uses and other uses appropriate to the city centre, the Council will have regard to the following criteria:

the existing character of the street and surrounding area
trends in shopping patterns in the city
the existing provision of non-retail uses in the area

Reason/Explanation

Although these streets do not form part of the core of the shopping area, they generally display an established retail character and form a vital part of the retailing function of the city centre. They also act as pedestrian links between car park, transport inter-changes and the primary shopping streets. In order to retain their character and contribution to the centre’s retail function, “dead” frontages and uses that would not attract the public will be avoided.

The Council recognises that having a variety of uses can contribute to the quality and attractiveness of the city centre. Some non-retail uses do provide a service for the public and provision needs to be made for their establishment outside the primary shopping streets. In secondary shopping streets, therefore, a mix of non-retail uses will be permitted providing that the predominantly retailing function of these areas is not undermined. The Council considers that a continuous row of more than two non-retail uses will be detrimental to the retail character and function of a secondary shopping street.

iii) The Market

6.27 The Market makes an important contribution to the range of shopping available in Chester, particularly food shopping. The Market also performs a valuable function in providing relatively low cost accommodation in a central location for small traders, many of whom would be unable to find alternative accommodation and this can be particularly important for establishing new businesses. Development proposals affecting the Market site will be expected to include proposals for the retention and enhancement of the Market.

Policy RET 4

Proposals which protect the Market as a place where a variety of retail traders can operate from small premises and maintain its role as an important convenience shopping area in the city centre will be permitted.

Reason/Explanation

To meet the needs of people living and working in the city and to complement other shopping facilities in the city centre.

The Council will seek to improve and enhance the Market.

Allocations for Retail Development

6.28 Having regard to the findings of the Chester Shopping Study Review the following sites are allocated for retail purposes.

Policy RET 5

The following sites are allocated for Retail Use:

part of the Commonhall Street area
land between Hunter Street and Princess Street (Northgate, formerly known as Forum 11)
adjoining the neighbourhood centre in Sealand Road (food only)

Reason/Explanation

The combined capacity of these sites, together with developments completed since 1997, will meet the need for additional retail floorspace identified in the Chester Shopping Study Review 1997 and the Comparison Goods: Retail Capacity Study 2001, as summarised in Figure 6a above.

Development on sites allocated for retailing should be of a type and scale which would not adversely affect the vitality and viability of the city centre or suburban local centres

Retail development within the Sealand Road Neighbourhood Centre should consist principally of food retailing, although the Council may accept other ancillary uses appropriate to a local shopping centre.

(See also Policy MI 1&M1 2 in the Monitoring and Implementation chapter)

Phasing of Retail Development

6.29 The development of the site adjoining the neighbourhood centre in Sealand Road, allocated in Policy RET 5 is dependent upon the provision of certain infrastructure. This aspect is dealt with in more detail in the section on the Provision of Services and Infrastructure in the chapter on Monitoring and Implementation.

Protection of Sites Allocated for Retail Development

6.30 The Council will resist proposals which would result in the development of land allocated for retail development for other purposes.

Policy RET 6

Planning permission will not be granted for the development of land allocated in this plan for retailing for other purposes.

Reason/Explanation

To safeguard the land allocated for retail uses.

Assessment of Proposals for Retail Development in the City Centre

6.31 In assessing proposals for new retail development on sites which are not allocated for any use in the Local Plan, consideration will be, first of all, given to sites in the city centre.

Policy RET 7

Proposals for retail development in the city centre on sites not allocated for retail use in the Local Plan will be permitted provided that all the following criteria are met:

the proposal would not have a significant impact on the amount of vehicular traffic or overall travel patterns. Developments which are likely to add significantly to the overall number and length of car trips will be refused
the proposal would be readily accessible by a choice of means of transport, particularly by foot, bicycle and sufficiently frequent public transport serving a wide area
the proposal would not prejudice the implementation of the retail allocations in the Local Plan

Reason/Explanation

To prevent any inappropriate development.

Chester city centre is defined as the area shown on the City Centre Inset Proposals Map.

Assessment of Proposals for Retail Development in the Area Immediately Adjacent to the City Centre

6.32 The following policy outlines the criteria applicable to the assessment of retail proposals in the area immediately adjacent to the city centre.

Policy RET 8

Proposals for retail development on the edge of the city centre and not allocated for retail use in the Local Plan will be permitted providing that all the following criteria are met:

there is a need for additional facilities
there are no suitable available or viable sites in the city centre
the development would not adversely affect the vitality or viability of the city centre, local centres or villages. The Council will take into account the likely cumulative effects of recently completed developments and of outstanding planning permissions within Chester’s catchment area
the proposal would not have a significant impact on the amount of vehicular traffic or overall travel patterns. Developments which are likely to add significantly to the overall number and length of car trips will be refused
the proposal would be readily accessible by a choice of means of transport, particularly by foot, bicycle and sufficiently frequent public transport serving a wide area
the proposal would not prejudice the implementation of the retail allocations in the Local Plan

Reason/Explanation

To prevent any inappropriate development.

Chester city centre is defined as the area shown on the City Centre Inset Proposals Map. The edge of the city centre is defined as the area immediately adjacent to the area on the City Centre Inset Proposals Map which is within easy walking distance of the primary shopping area, i.e. up to 200-300 metres subject to intervening obstacles and land uses that could affect accessibility.

For the purposes of this policy, Chester's catchment area is as defined in the Chester Shopping Study Review.

In assessing the possible impact of a development on the vitality and viability of the city centre and/or local centres the Council will have regard to:

the extent to which developments would put at risk the city centre strategy
the likely effect on future private sector investment needed to safeguard the vitality&viability of the centre(s)
changes to the quality, attractiveness and character of the centre(s) and to its role in the economic and social life of the community
changes to the physical condition of the centre(s)
changes to the range of services that the centre(s) will provide
likely increases in the number of vacant properties in the primary retail area.

Assessment of Proposals for Retail Development Outside the City Centre and Edge of Centre

6.33 The following policy outlines the criteria applicable to the assessment of proposals for retail development on sites outside the city centre and the area immediately adjacent to the city centre.

Policy RET 9

Proposals for retail development outside the city centre or beyond the edge of centre and not allocated for retail use in the Local Plan will only be permitted if all the following criteria are met:

there is a need for additional facilities
there are no suitable available or viable sites either in the city centre or on the edge of the city centre
the development would not adversely affect the vitality or viability of the city centre, local centres, villages or existing shopping centres in surrounding districts. The Council will take into account the likely cumulative effects of recently completed developments and of outstanding planning permissions within Chester’s catchment area
the proposal would not have a significant impact on the amount of vehicular traffic or overall travel patterns. Developments which are likely to add significantly to the overall number and length of car trips will be refused
the proposal would be readily accessible by a choice of means of transport, particularly by foot, bicycle and sufficiently frequent public transport serving a wide catchment area
the proposal would not prejudice the implementation of the retail allocations in the Local Plan
proposals for development on greenfield sites will be permitted only if there are no suitable and viable alternative brownfield sites

Reason/Explanation

To prevent any inappropriate development.

For the purposes of this policy, Chester's catchment area is as defined in the Chester Shopping Study Review.

In assessing the possible impact of a development on the vitality and viability of the city centre and/or local centres the Council will have regard to:

the extent to which developments would put at risk the city centre strategy
the likely effect on future private sector investment needed to safeguard the vitality&viability of the centre(s)
changes to the quality, attractiveness and character of the centre(s) and to its role in the economic and social life of the community
changes to the physical condition of the centre(s)
changes to the range of services that the centre(s) will provide
likely increases in the number of vacant properties in the primary retail area.

Suburban Shopping Centres

6.34 Within Chester there are a number of suburban shopping centres of different sizes, small parades of shops and many individual corner shops.

Policy RET 10

Proposals for retail developments which retain, improve or enhance the vitality or viability of the suburban shopping centres listed below will be permitted, provided they would not adversely affect the vitality and viability of the city centre:

The Parade, Blacon
Western Avenue, Blacon
Cliveden Road, Lache
Garden Lane area
Faulkner Street area, Hoole
Brook Street area
Christleton Road, area
Green Lane, Vicars Cross
Caldy Valley, Boughton Heath
Mill Lane, Bache
Western Grove, Upton
Long Lane, Upton
Kingsway, Newton
Castle Croft Road, Westminster Park
Handbridge area
Chester Street, Saltney
Sealand Road Neighbourhood Centre
Queen’s Road, Vicars Cross
Boughton area

Any significant expansion of shopping provision in these suburban local centres will only be permitted within the overall extent of the commercial area.

Planning permission may be granted for a change of use from Retail Use (Class A1) provided that this would not undermine the vitality and viability of the centre.

Reason/Explanation

To protect and strengthen local shopping facilities in the suburban area which play an important role in meeting the everyday shopping needs of local residents and reducing the need to travel. These facilities are particularly valuable to less mobile people in the community.

Policy RET 11

Planning permission will only be granted for a proposal which would result in the loss of a local shop where it can be demonstrated that:

the shop is no longer viable and reasonable attempts have been made to let or sell the premises as a shop; or
appropriate alternative facilities exist within the local area

Proposals for new corner shops or small groups of shops in existing and proposed residential areas will be permitted.

Reason/Explanation

To improve the provision of local shopping facilities within the urban area.

This policy applies only to small retail developments intended to cater purely for the needs of local residents.

Local shops provide an important service to local residents in meeting local needs and reducing the need to travel. This is particularly important for those without private transport and for those with mobility problems who are unable to make journeys to larger centres or foodstores to meet their everyday needs.

This policy aims to protect shops within small groups of local shops not defined as suburban shopping centres under Policy RET 10 and important corner shops. In considering applications for change of use from Class A1 retail use, an assessment of the local provision in that area will be required to identify whether there are any alternative facilities within easy walking distance. Evidence of long term vacancy and attempts to sell or lease a unit for retail use on reasonable terms will also be taken into account.

Village Shops

6.35 Village shops play a vital role in rural areas. In many villages, the village shop forms a focal point for the community. These facilities are important for local residents, especially for particular groups such as the elderly, disabled, people with young children and those without transport.

6.36 The level and range of shopping facilities in the rural part of the District is closely related to the size of each village and its catchment area, with the larger villages such as Malpas, Farndon, Tarvin and Tattenhall having a fair range of shops. Outside the larger villages, provision is very limited with some villages having no facilities.

6.37 There has been a decline in shopping facilities throughout the rural area over the last few years, especially in smaller settlements and this trend is likely to continue in the future. The aim of the Local Plan policies are to retain existing shops and increase provision in the rural area.

Policy RET 12

Planning permission will only be granted for a proposal which involves the loss of a rural shop through change of use where it is demonstrated that reasonable attempts have been made to let or sell the premises as a shop.

Reason/Explanation

To protect and maintain local shopping facilities. These facilities are particularly valuable to less mobile people in the community and the loss of village shops can be very damaging for the local community.

Policy RET 13

Proposals for small new shops or extensions to existing shops in villages will be permitted.

Reason/Explanation

To increase the number and variety of village shops.

Shopping Development in the Open Countryside

6.38 Proposals for retail development in the open countryside would be inappropriate because of the detrimental effect they would have on the amenity and character of the area.

Policy RET 14

New shopping facilities in open countryside will not be permitted. New farm shops or the extension of existing premises which are ancillary to an agricultural holding, will be permitted provided that all the following criteria are met:

the likely scale of retail sales is acceptable in terms of the scale and nature of the holding and would not harm the vitality and viability of nearby shops
the majority of produce sold is grown or produced on the premises or holding
the likely impact of traffic generated, access and parking would not harm highway safety or the character of the locality
the facility is located within or attached to an existing building within a complex of rural buildings

Reason/Explanation

Retail developments in Green Belt or in the open countryside would not be compatible with the overall policies for these areas. Farm shops can serve a vital function in the rural area by helping to meet demand for fresh produce and provide new sources of jobs and services, so contributing to diversity in the rural economy.

In assessing proposals, the Council will have regard to the desirability for the farmer of providing a service throughout the year.

Guidelines for Assessing Proposals for Major Retail Development

6.39 In line with Central Government guidance in Planning Policy Statement 6: Planning for Town Centres, and in order to assess the potential impact of large retail developments, the Council will require all applications for retail developments not identified in the Plan which are likely to have an adverse impact on the vitality and viability of existing centres and all applications for retail developments over 2500 sq m gross floorspace to be supported by evidence on:

the applicant's approach to site selection and the availability of alternative sites;
the likely impact on other retail locations, including the city centre, local centres and villages, including consideration of the cumulative effects of recently completed developments and outstanding planning permissions within Chester's catchment area (as defined in the Chester Shopping Study Review);
the accessibility of the site by a choice of means of transport, giving an assessment of the proportion of customers likely to arrive by different means of transport;
the likely changes in travel patterns over the catchment area;
any significant environmental impacts
Proposals which would be located at an edge of centre or out of centre location will be required to demonstrate both the need for additional facilities and that a sequential approach has been applied in selecting the site. This will need to thoroughly assess whether there are any suitable town centre sites or buildings (or edge of centre sites where relevant) that are viable for the proposed use in terms of the class of goods to be sold and available within a reasonable time period where the established retail need could be met. This would apply equally to proposals for extensions to existing developments.

6.40 The application of the test of need and the sequential approach would apply to proposals for all key “town centre uses” where located outside the centre.

Control Over Future Use of Large Out-of-Centre Shops

6.41 Retail parks can accommodate large showrooms which could not be located within the city centre. The impact on the city centre and local centres will depend on the range of shopping they offer, for example the impact on a nearby local centre may be completely different depending on whether the shops on the retail park are food or non-food and the number and size of units involved. Changes to the composition of retail parks may lead to a greater impact on the vitality and viability of the city centre or local centres. Policy RET 15 seeks to secure a level of control over possible changes, to ensure that the development does not change its character unacceptably.

Policy RET 15

Development proposals involving retail parks will be controlled such that:

there will be a restriction on the types of trading which can be carried out in the premises; and
there will be a restriction on the sub-division or amalgamation of the shop units

Reason/Explanation

To ensure that any new or existing retail parks do not change their character unacceptably in order to protect the vitality and viability of the city centre and local centres.

In line with Government Guidance, the sequential test will apply to proposals for the expansion of existing units, both physically and in terms of applications seeking a broadening of the range of goods restricted by condition.

Monitoring

6.42 The following issues arising from this chapter will be monitored during the plan period. This information will help in the application of policies and will be used to assess their effectiveness:

availability of sites for retail development
rate and type of retail development
updates to Chester Shopping Study
development and proposals for additional development within Chester’s catchment area
loss of village and suburban shops to other uses
“Health checks” of the city centre, including:
diversity of uses within the city centre, particularly within primary and secondary shopping streets
retailer representation
shopping rents
proportion of vacant property
pedestrian flows
accessibility
customer views and behaviour
perceptions of safety&occurrence of crime
environmental quality

Environmental Appraisal of Policeis and Proposals

Global Sustainability

6.43 As with other policy areas, in terms of global sustainability the effect of the retail policies is to an extent difficult to determine. The overall aim of the policies is to try to reduce the need to travel to shop, by improving and enhancing local and rural shopping facilities and the city centre and focussing new development in or adjacent to the city centre, rather than out of centre locations. This should lead to improved transport efficiency, as the city centre already has good public transport links and is accessible by other modes of transport.

6.44 Policies require that proposals for retail development should be accessible by a choice of means of transport and should not have a significant impact on the amount of vehicular traffic or overall travel patterns. This is an important step toward achieving greater sustainability.

Natural Resources

6.45 The policies relating to retailing will generally have a detrimental affect on natural resources. New development will place greater demands on water and will generate more waste.

6.46 The reduction in the need to travel to shop could reduce fuel consumption. Focussing new development in or adjacent to the city centre promotes the recycling of land and will take the pressure away from greenfield sites. There is also the potential to incorporate recycling facilities for cans, bottles, etc. within new shopping developments.

6.47 The requirement for new development to be accessible by a choice of means of transport could help to reduce car travel to shop and to improve air quality.

Local Environment

6.48 Concentrating development in the urban area and resisting proposals for new development in the open countryside will help to protect the landscape character of the rural area and should reduce pressure for development on greenfield sites. Further investment in the city centre could lead to environmental improvements, although there will be pressure on the urban environment for new development.

Environmental Impact Significance

6.49 The policies aim to minimise the impact on the environment by the promotion and protection of local and accessible shopping facilities. However, any major new development will have a significant impact.