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| Chapter 5 |
| Retail |
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Introduction |
| 5.1 |
The District Centres at Bretton, Orton
and Werrington were purpose-built as part of the expansion of the
City to serve the residents of the three townships and provide a wider
range of goods and services than is found in many secondary shopping
centres, whilst Millfield District Centre serves a large part of the
older area of Peterborough to the north of the City Centre. The District
Centre at Hampton is the principal retail element in the Township
Centre there which will be developed as a mixed use area including
housing, commercial and community uses. Shopping is one of the main
reasons why people travel into Peterborough and the provision of attractive,
high quality retailing will increase visitor numbers and be beneficial
in improving perceptions of the City. |
| 5.2 |
Retailing in Peterborough takes place
within a hierarchy of centres which has been developed to meet the
shopping needs of the residents of the City and the wider region.
This consists of the City Centre, which acts as the principal shopping
destination for Peterborough and its surrounding area, five District
Centres and numerous Local Centres. |
| 5.3 |
The District Centres at Bretton, Orton
and Werrington were purpose-built as part of the expansion of the
City to serve the residents of the three townships and provide a wider
range of goods and services than is found in many secondary shopping
centres, whilst Millfield District Centre serves a large part of the
older area of Peterborough to the north of the City Centre. The District
Centre at Hampton is the principal retail element in the Township
Centre there which will be developed as a mixed use area including
housing, commercial and community uses. The daily convenience shopping
requirements of the population are served by Local Centres and individual
shops within the City and adjoining villages. In addition, Peterborough
contains a number of retail warehouses and some stand-alone superstores.
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| 5.4 |
In 1999, the City Council appointed consultants
CB Hillier Parker to undertake a retail study of Peterborough, to
provide information to inform planning policy for this Local Plan.
Their report, published in February 2000, found that: |
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- Peterborough City Centre is a successful location, with an
important role within the region as a destination for shopping;
- there is likely to be capacity for about 20,000 sq. metres net
of additional durable goods floorspace in Peterborough City Centre
by 2006;
- there is unlikely to be capacity to support any further retail
warehouse floorspace by 2006;
- there is unlikely to be capacity to support any further durable
goods floorspace at Hampton before 2011;
- there is likely to be capacity to support a very limited amount
of additional food and convenience floorspace by 2006;
- major new retail floorspace in the City Centre could potentially
be located at the northern end of the existing retail core, and
if so, should be balanced by new development at the southern end
to prevent the northern end becoming overly dominant.
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Retail Strategy |
| 5.5 |
The City Council is firmly committed to
protecting and further strengthening Peterborough's retail centres.
New retail development and investment will be concentrated within
the City, District and Local Centres. A sequential approach to new
retail development will be required in order to give priority to these
centres (see Appendix VI). |
| 5.6 |
The City Centre will remain the main retail
destination for Peterborough and a wide surrounding area. The Council
will encourage investment that enhances the City Centre as a whole
and enables it to continue to compete effectively with other major
centres across the Eastern region. New retail development in the City
Centre will be accommodated as far as possible in the Central Retail
Area. The Central Retail Area is Peterborough's "town centre" as defined
in PPG6, and its extent is shown on the Proposals Map. The retail
policies for the Central Retail Area are set out in Chapter 6 - City
Centre. |
| 5.7 |
The extent of the five District Centres
and of the Local Centres are shown on the Proposals Map. Development
within a District Centre or Local Centre should meet the needs of
residents served by that centre, and the Council will encourage investment
which enhances the range and quality of shopping. However, proposals
serving a City-wide catchment will not be acceptable in these locations.
As Hampton Township is in the early stages of construction and will
not reach its target population until beyond the period of this Plan,
it would not be appropriate to provide any significant increase in
the floorspace of Hampton District Centre by mid-2006. Proposals should
be limited to those aimed at meeting the day-to-day needs of local
residents in a way that helps reduce the need to travel. |
| 5.8 |
Where there is a demonstrable need for
new retail development which cannot be accommodated within a centre,
this should be in a location that is highly accessible by a choice
of means of transport and where there is the potential for one journey
to serve more than one purpose. Any development which is likely to
cause harm to the vitality and viability of any existing or planned
centre, or would undermine the retail strategy in any way will be
strongly resisted. |
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Aims |
| 5.9 |
The aims of the Plan for retail development
are: |
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- to strengthen the position, and maintain the vitality and viability,
of existing and planned centres by locating new retail development
in accordance with a sequential approach;
- to protect and enhance the role of the City Centre, as a retail
destination of regional importance, and the District Centres and
Local Centres serving their local catchments;
- to maximise the accessibility of retail facilities for all,
including those without a car, by concentrating new development
in existing centres which are accessible by a range of means of
transport; and
- to ensure that residential areas, including new housing developments,
have good access to local shopping facilities.
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Retail Development
within District and Local Centres |
| R1 |
Planning permission will
be granted for new retail development within District and Local Centres
where: |
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(a) |
it would not put at risk
the retail strategy or the city centre strategy or proposals for their
implementation; and |
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(b) |
it would be of a scale
and nature appropriate to the scale and function of the centre and
its catchment; and |
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(c) |
it would not be more appropriately
located at a higher level in the search sequence as indicated in Appendix
VI, because of its scale and nature. |
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| 5.10 |
Proposals for new retail development within
the Central Retail Area will be considered against policy CC1. Proposals
for new retail development within other parts of the City Centre will
be considered against policy R4. |
| 5.11 |
Policy R1 requires that development within
District or Local Centres is of an appropriate scale and nature, and
that it would not be more appropriately located in a location higher
up the search sequence set out in Appendix VI (i.e. Central Retail
Area then edge of centre then District Centres). The key considerations
for assessing appropriate scale and nature will be the size of the
centre, the extent of the catchment area and the function of the centre
in meeting shopping needs within its catchment. The main function
of District and Local Centres is to meet the food and other convenience
needs of their surrounding residential areas, and proposals for comparison
goods shopping will only be appropriate if they complement this function.
Development that serves a City-wide catchment or greater should be
located, where possible, in the Central Retail Area. |
| 5.12 |
Hampton District Centre comprises the
"Serpentine Green" indoor shopping mall and car park, built in advance
of the bulk of development at Hampton Township to ensure that high
quality retail facilities were immediately available to new residents.
It was also intended to improve the quality and range of shopping
for other parts of Peterborough south of the River Nene. It currently
draws significant trade from throughout the City and is operating
at a level well above that necessary to meet the day-to-day needs
of Township residents alone. The intention to concentrate new shopping
provision needed to meet City-wide needs in the Central Retail Area
makes it unlikely that there will be scope for significant expansion
of the District Centre during the Plan period. Any future proposals
should be appropriate in scale and character to the Centre's place
in the retail hierarchy, and aimed at meeting the day-to-day needs
of local residents in a way that helps reduce the need to travel. |
| 5.13 |
The District Centre forms part of the
larger Hampton Township Centre as defined on the Proposals Map. The
Township Centre is intended to provide a wide range of uses, including
commercial leisure, community facilities, offices and housing. In
addition, there may be scope for some small scale retail facilities
in this area to complement the other uses, in particular, to provide
a local centre function for homes and businesses within the Township
Centre. Such facilities should provide only for day to day needs of
Hampton residents and employees, complementing rather than replicating
existing provision at Serpentine Green. Retail uses will only be permitted
if the need can be demonstrated, they would not harm any centre, and
they would be in accordance with an approved development brief. It
is expected that any retail facilities will integrate closely with
other land uses in the Township Centre so as to create a genuine mixed-use
development. Large units and edge of centre/out of centre formats,
for example retail warehouses, will not be permitted. Novel and innovative
forms of retailing may be acceptable subject to the provisos on scale,
need, impact and form set out above. |
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Local Shops in New
Residential and Mixed-Use Areas |
| R2 |
Planning permission will
be granted for new shops and Local Centres which form part of new
residential and mixed-use areas, provided that: |
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(a) |
the nature and scale of
the retail development would be commensurate with its function to
provide facilities for the local residential population; and |
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(b) |
the development would not
adversely affect the vitality or viability of any existing or planned
retail centre; and |
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(c) |
the retail provision would
be constructed in phase with the remainder of the development. |
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Permission will be not
be granted for large residential or mixed-use developments which are
not adequately served by existing shops unless appropriate new retail
provision is made as part of the development. |
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| 5.14 |
New housing development which is not served
by existing local shops or which is of a size whose retail needs cannot
be met by current levels of provision will be required to include
land for appropriate new retail floorspace. Areas of housing with
no local facilities are unlikely to be as vibrant as areas with a
variety of uses. Also, the absence of local facilities means people
have less opportunity to walk or cycle to shops, increasing the need
to use a car. The provision of well designed mixed-use developments,
including elements of housing, retail and other suitable uses, will
be favoured. |
| 5.15 |
The provision of local shops should be
of a scale sufficient to meet local convenience shopping needs but
not of a size considerably in excess of these needs. Such retail centres
should not attract customers from a catchment extending significantly
beyond the local area or have a detrimental impact on any existing
or planned centre. |
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Retail Development
at Paston Reserve |
| R3 |
A site is allocated for
a local retail centre for primarily convenience goods sales at Paston
Reserve, as shown on the Proposals Map. This should be constructed
in phase with the development and have a gross floorspace of no more
that 1,500 sq. metres. |
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| 5.16 |
There is a need to provide a local retail
centre as part of the development of the housing sites at Paston Reserve
(sites H3.15 and H3.16). This should provide facilities for the everyday
convenience shopping requirements of the residents of the new development.
So that the centre accords with the City Council's retail strategy
and includes a level of retail provision commensurate with its location,
the size of the centre will be limited to a gross floorspace of 1,500
sq. metres. |
| 5.17 |
CB Hillier Parker's retail study found
that there would be no outstanding capacity for discount food stores
in Peterborough until well beyond 2006. However, in the interests
of the planned development of the area, the allocated site may be
a suitable location for a discount food supermarket to serve the new
development and the surrounding residential area, which is not served
by this type of store. |
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Retail Development
outside Centres |
| R4 |
Planning permission will
only be granted for new retail development outside the Central Retail
Area, District Centres or Local Centres, where: |
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(a) |
a need for the proposed
development has been demonstrated; and |
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(b) |
a sequential approach to
site selection has been undertaken in accordance with Appendix VI,
and it has been demonstrated that there is no suitable alternative
site which is higher in the search sequence; and |
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(c) |
the site is highly accessible
by a choice of means of transport; and |
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(d) |
the proposed development
would not have an unacceptable impact on the vitality and viability
of any centre; and |
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(e) |
the proposed development
would not prevent or put at risk any future development which would
be in accordance with the retail strategy and city centre strategy
in this Plan. |
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Proposals for extensions
to existing shops which do not create any new units and would provide
new floorspace below 200 square metres (gross) will not be required
to demonstrate need or a sequential approach unless they are for second
or subsequent extensions. Proposals for uses which comprise primarily
open air displays will be considered against policy R6. Proposals
within villages will be considered against policy R10. |
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| 5.18 |
Policy R4 sets out a series of criteria
which must be met by proposals outside Centres, to ensure that the
retail strategy of the Plan is not undermined. An assessment of need
must take account of the findings of the Peterborough Retail Study
2000 prepared by CB Hillier Parker and any subsequent updates. When
considering need for a proposed development, the City Council will
expect applicants to address the following factors (as well as any
others that are relevant to the particular proposal): |
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- the quantitative capacity for the proposal
- meeting a qualitative deficiency in existing provision (either
in overall terms or spatially)
- a related absence of harm to interests of acknowledged importance
- broad compliance with recognised planning objectives e.g. sustainability
- meeting the requirements of the local community
- the need for Peterborough to be competitive with alternative
retail destinations
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| 5.19 |
Appendix VI sets out how the sequential
approach operates within Peterborough, and explains how some sites
are classed as edge-of-centre, depending on ease and safety of pedestrian
access to the Central Retail Area. Edge-of-centre sites are the most
preferable locations for retail proposals that cannot be located within
a centre. |
| 5.20 |
Almost all types of goods can be sold
from the Central Retail Area, where people can shop for a wide range
of items in a location accessible by a choice of means of transport
and where linked trips are possible. The City Council will assess
applications for large format durable goods stores (sometimes known
as retail warehouses) in the same way as any other retail proposal
- by considering whether the goods can be sold from a centre, not
whether a particular format can be physically accommodated within
a centre. CB Hillier Parker's retail study found that there is unlikely
to be capacity to support any further retail warehouses in the District
within the Plan period. |
| 5.21 |
Policy R4 allows a degree of flexibility
for modest extensions to shops outside centres, because the City Council
recognises that successful retail businesses may wish to expand their
existing premises rather than move elsewhere. |
| 5.22 |
Included in the new retail development
to which this policy applies are proposals to extend existing out-of-centre
stores to create additional floorspace; vary the range of goods sold;
and subdivide existing stores. It is important to ensure that the
character of such stores does not change in a way that would undermine
the strategy of protecting and strengthening the City's retail centres. |
| 5.23 |
All retail developments must avoid harming
the vitality and viability of centres. Assessments of impact on vitality
and viability must take account of the cumulative effects of recently
completed developments and planning permissions in the catchment areas
of the centres being assessed. The retail strategy of this Plan depends
on growth in retail capacity being accommodated within centres. Proposals
that would undermine the retail strategy, for example by prejudicing
future investment within a centre, will consequently be refused. |
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Retail Development
outside Centres - Conditions |
| R5 |
Where planning permission
is granted for any retail development outside a centre, appropriate
conditions may be attached to prevent subsequent changes in the character
of a development which would undermine the vitality and viability
of any existing or planned centre. The conditions will usually include
restricting the range of goods sold to those items for which the need
has been demonstrated, and preventing significant increase in or intensification
of the net sales area or subdivision to create smaller units. |
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| 5.24 |
Where new retail development is permitted
outside a centre in accordance with policy R4, conditions may be attached
to ensure that the use does not change its character without requiring
consent from the City Council. This is considered essential to ensure
that, once established outside a centre, retail units do not have
more retail impact than was envisaged when they were first approved. |
| 5.25 |
The City Council envisages that restricting
goods to those items for which the need has been demonstrated will
in practice most likely limit sales to "bulky" goods. These might
include building and DIY materials/tools, gardening products, motor
parts, cycles, camping equipment, boats, furniture, carpets and large
domestic appliances. However, greater or lesser restrictions will
be applied where necessary, depending on the particular circumstances
of the proposal. |
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Retail Uses comprising
primarily Open Air Display Areas |
| R6 |
Planning permission for
retail outlets which comprise primarily open air display areas will
only be granted where they cannot be located within an existing or
planned centre and the development: |
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(a) |
would not be unacceptably
detrimental to the vitality and viability of any existing centre;
and |
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(b) |
would not be unacceptably
detrimental to the amenities of the occupiers of nearby properties
nor to the function, appearance or general character of the surrounding
area; and |
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(c) |
would be easily accessible
by a range of means of transport; and |
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(d) |
would be located within
the boundary of the Urban Area. |
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Conditions may be attached
to any grant of planning permission for this type of development to
restrict the retail use to that for which the application is made. |
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| 5.26 |
Due to the characteristics of the goods
they sell, a number of retail uses require large open-air display
areas. These include garden centres, timber and building merchants
and shed and sectional building sales outlets. The size and appearance
of such uses mean that it is often either not possible or not appropriate
to locate them within existing centres without having an adverse impact
on their surroundings. |
| 5.27 |
Locations for such uses must not only
be accessible by car, but should also be capable of being easily and
conveniently reached by public transport, bicycle and by pedestrians.
Although the location of such schemes will not be expected to follow
the usual sequential approach to site selection for retail development,
applicants should show that there are no alternative sites which are
more suitable and more easily accessible by a choice of means of transport.
If the proposal falls within a general employment area, it will be
subject to policy OIW6. |
| 5.28 |
The use of conditions will prevent other
types of retail sales, which can more appropriately take place from
existing centres, becoming established at unsuitable locations, thereby
undermining the retail strategy of their Plan. |
| 5.29 |
High standards of landscaping will be
expected as part of any scheme which includes large open display areas,
to reduce their visual impact. |
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Food and Drink (A3)
Outlets |
| R7 |
Planning permission will
be granted for hot food takeaways, cafes, public houses, restaurants
or other A3 uses within District and Local Centres and Hampton Township
Centre if the proposal: |
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(a) |
would not be likely to
generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard; and |
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(b) |
would not have a detrimental
effect on the amenities of occupiers of nearby properties, to a degree
which would not be capable of being controlled by means of conditions
regarding the maximum permissible hours of use or the installation
of soundproofing, or ventilation or fume extraction equipment; and |
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(c) |
would not conflict with
either policies R8 or R9. |
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Proposals for A3 uses within
the Central Retail Area will be considered against policies CC2 and
CC3. Applications for A3 uses at locations outside centres will only
be permitted if they meet criteria (a) and (b) above and it can also
be demonstrated that: |
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(d) |
there is a need for the
proposed development; and |
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(e) |
a sequential approach to
site selection has been undertaken in accordance with Appendix IV,
and that there is no suitable alternative site which is higher in
the search sequence; and |
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(f) |
there is safe and convenient
access by a choice of means of transport. |
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| 5.30 |
In line with the City Council's approach
to retail development, A3 uses such as hot food takeaways, cafes,
pubs and restaurants, should be located within centres. This will
help to increase the variety of what is on offer within Peterborough's
centres and increase their vitality and viability, particularly outside
normal shopping hours. |
| 5.31 |
Where appropriate, the City Council will
impose conditions when granting permission for a hot food outlet to
prevent any detrimental impact on the amenities of nearby residents.
These may relate to the maximum permissible hours of use, the installation
of soundproofing, ventilation or fume extraction equipment, or any
other relevant matter. |
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Non-Retail Uses in
Primary Retail Frontages of District Centres |
| R8 |
Within primary retail frontages
of District Centres as shown on the Proposals Map, planning permission
for any non-A1 use will be granted, provided that the proposed use
would not: |
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(a) |
be inappropriate to a retail
frontage; or |
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(b) |
reduce the proportion of
a frontage in class A1 use to below 50%, or reduce further the proportion
of a frontage where this is already below 50%; or |
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(c) |
result in more than three
non-retail uses adjacent to one another; or |
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(d) |
be likely to generate levels
of traffic or parking which would result in unacceptable congestion
or road safety hazard; or |
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(e) |
be likely to have an unacceptably
detrimental effect on the amenities of occupiers of nearby properties;
or |
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(f) |
be of an appearance inappropriate
to its location within a retail centre. |
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| 5.32 |
The main retail areas within District
Centres are designated as primary retail frontages as shown on the
Proposals Map. Only the ground floor level is designated as a primary
retail frontage. Although predominantly in retail use, primary frontages
within District Centres contain a greater variety of non-retail uses
than primary frontages within the Central Retail Area. The Council
considers that it is essential to retain some retail uses within primary
frontages to maintain the attractiveness and convenience of District
Centres as shopping destinations and to preserve their character and
vitality. In particular, without a reasonable proportion of retail
units the pedestrian flow in the daytime could fall below a viable
level. |
| 5.33 |
Some non-retail uses, particularly A3
uses, such as pubs, restaurants and cafes, and A2 uses, such as banks
and building societies, may be beneficial to retail areas, either
by increasing activity or by providing complementary services. However,
the character and economic well-being of a centre can be adversely
affected by too many, or poorly located, non-retail uses. |
| 5.34 |
Policy R8 allows for the provision of
a controlled number of non-retail uses within primary frontages but
prevents any proliferation which would adversely affect the amenity
of neighbouring properties or the character of District Centres. It
prevents any use which would be inappropriate by virtue of its impact
on the vitality and viability of its surroundings. |
| 5.35 |
R8 relates to the ground floor of shop
units only. The use of upper floors above shops for non-retail uses
is encouraged, provided it is in accordance with relevant polices
in this Plan. |
| 5.36 |
For criteria (b) the percentage of non-retail
uses along a frontage will be calculated along the length of a continuous
parade of shop units (without any significant break or corner) as
shown on the Proposals Map. The City Council will produce a guidance
note identifying and describing the retail frontages within the District
Centres. It will provide detailed information, clarifying precisely
how the relevant frontage will be calculated enabling a consistent
approach to be adopted. |
| 5.37 |
When granting permission for a non-retail
use, the City Council will normally attach a condition requiring a
window display and/or views into the interior of the premises to be
provided and maintained, where this is practicable (shop front design
is covered in policy DA19). |
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Non-Retail Uses in
Other Retail Frontages of District and Local Centres |
| R9 |
At locations within District
and Local Centres but outside primary retail frontages, planning permission
will be granted for non-A1 uses, provided that the proposed use would
not: |
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(a) |
be inappropriate within
a retail centre; or |
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(b) |
cause, or contribute to,
a deficiency in local convenience shopping facilities; or |
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(c) |
be likely to generate levels
of traffic or parking which would result in unacceptable congestion
or road safety hazard; or |
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(d) |
be likely to have an unacceptably
detrimental effect on the amenities of occupiers of nearby properties. |
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| 5.38 |
The primary retail frontages are the most
appropriate location for the majority of retail development in District
Centres and therefore policy R8 aims to protect their retail character
from inappropriate changes of use. Many of the non-retail uses which
require shop premises are best located within other retail frontages
within District Centres and within Local Centres. Policy R9 allows
this, provided that the proposed use does not have an adverse impact
on traffic or amenity or lead to the loss of a shop in an area which
is, or which due to the development will become, deficient in local
convenience shopping. |
| 5.39 |
R9 relates to the ground floor of shop
units only. The use of upper floors above shops for non-retail uses
is encouraged, provided it is in accordance with relevant policies
in this Plan. |
| 5.40 |
When granting permission for a non-retail
use, the City Council will normally attach a condition requiring a
window display and/or views into the interior of the premises to be
provided and maintained, where this is practicable (shop front design
is covered in policy DA19). |
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Shops in Villages |
| R10 |
Planning permission will
be granted for new retail development within villages, provided that:
|
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(a) |
the scale of provision
would be commensurate with the size of the village; and |
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(b) |
it would not have a significant
detrimental impact on the locality or the amenities of occupiers of
nearby properties; and |
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(c) |
the form and design of
any building would be in keeping with its surroundings and the scale
and character of the village; and |
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(d) |
it can be satisfactorily
accessed by service vehicles; and |
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(e) |
it would not be likely
to generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard; and |
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(f) |
there is no more appropriate
site within an existing centre. |
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Loss of Shops or A3
Uses in Villages |
| R11 |
Planning permission for
any proposal which would result in the loss of existing shops or A3
uses within a village will not be permitted, unless: |
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(a) |
alternative provision to
replace the facility is made; or |
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(b) |
the present use is no longer
viable and there is no reasonable prospect of any alternative provision
being provided. |
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| 5.41 |
Village shops and other facilities, such
as post offices, public houses, cafes and restaurants, provide an
essential service by meeting the retail and wider needs of their local
population and improving the quality of rural life by acting as a
focus for the community. Local provision also allows access to facilities
for those without a car and reduces the need for people to travel
large distances. |
| 5.42 |
There has been a decline in the level
of provision of village shops and other facilities in recent years.
The City Council wishes to protect village shops as far as it is within
its power to do so, although the reasons for closure are often outside
the influence of the planning system. Proposals for changes of use
which will lead to the loss of village shops or A3 uses will be resisted
in accordance with policy R11 unless there is no possibility of continued
viable use or of alternative provision being made. |
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Petrol Filling Stations
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| R12 |
Planning permission for
petrol filling stations will be granted, provided that the development:
|
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(a) |
would not be likely to
generate levels of traffic or parking which would result in unacceptable
congestion or road safety hazard; and |
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(b) |
would not be unacceptably
detrimental to the amenities of occupiers of nearby properties; and |
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(c) |
would not unacceptably
harm the character and appearance of its surroundings. |
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| 5.43 |
The layout and design of any proposed
filling station must allow space for waiting vehicles to queue within
the boundary of the site. Where necessary, conditions limiting the
hours of use may be attached when granting planning permission. When
assessing the impact on the character and appearance of the surrounding
area, proposals outside the urban area should have regard to the policies
in Chapter 11 for the protection of the countryside and landscape. |
| 5.44 |
Applications for petrol filling stations
on trunk roads and primary roads must also be consistent with policy
T19 in Chapter 4 - Transport. |
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Retail Sales from Petrol
Filling Stations |
| R13 |
Applications for retail
sales at petrol filling stations (whether as part of the construction
of a new filling station or as an addition to an existing one) which
exceed 200 sq. metres (gross) will be expected to follow the sequential
approach to site selection for retail developments in accordance with
policy R4. |
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Permission for a retail
sales area of a size beneath 200 sq. metres (gross) will be granted,
provided that: |
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(a) |
the sales area is appropriate
in scale for a local convenience facility; and |
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(b) |
it would not be detrimental
to the vitality or viability of any existing or planned centre; and |
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(c) |
it would not create additional
noise and pedestrian and vehicular activity which would be detrimental
to the amenities of occupiers of nearby properties; and |
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(d) |
safe and convenient separate
pedestrian access is provided. |
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| 5.45 |
It is usual for petrol filling stations
to include a shop which provides ancillary services to motorists.
Increasingly, a larger retail element is being provided which serves
its local catchment area for convenience top-up shopping in the same
way as more traditional corner shops. |
| 5.46 |
Such facilities can be useful in meeting
a local need but they should not be of a size which undermines the
City Council's retail strategy by having an adverse impact on existing
local centres or village shops or attracting shoppers from further
than a local catchment. |
| 5.47 |
Where the amount of retail floorspace
proposed at a petrol filling station exceeds 200 sq. metres, it will
be assessed in accordance with policy R4 rather than R13. Applications
for extensions to existing shops at filling stations will be assessed
with regard to the total amount of floorspace which will be provided,
rather than just the new element. |
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Service Access |
| R14 |
Within the City Centre
and District and Local Centres, planning permission will not be granted
for any development which does not make provision for rear access
for servicing where this could reasonably be provided. Development
will not be permitted where it would: |
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(a) |
involve the loss of an
existing rear service area; or |
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(b) |
inhibit, or cause the loss
of, service access within a centre; or |
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(c) |
reduce the potential for
such an access. |
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| 5.48 |
The creation of rear service access in
many retail areas would help to improve conditions for shoppers and,
in many cases, reduce the possibility of traffic congestion. The City
Council wishes to protect the potential for a rear access where on-street
servicing causes serious problems or where a high proportion of the
shops in a parade are capable of being serviced in this way. |
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