Development Framework Background Paper Assessment of Retail Hierarchy August 2009
1 Background 1.1 National planning policy guidance (Planning Policy Statement 6, PPS6) sets out the Government s principles for planning for town centres and the main town centre uses. In promoting and enhancing existing centres, PPS6 advises that local planning authorities should consider a network of shopping centres and their relationship in a hierarchy reflecting their different role and function. 1.2 The Site Specific Allocations Development Plan Document (DPD) is expected to contain policies relating to the retail hierarchy, in order to support a sustainable pattern of retail development within Corby. Work is currently underway to prepare a consultation document, which is expected to be subject to public consultation in September 2009. 2 Retail Hierarchy Assessment 2.1 The retail hierarchy assessment develops work undertaken to inform the Site Specific Proposals preferred options document (May 2006), which outlines the hierarchy of centres including Corby, district, local and village centres, as well as out-of-centre retail parks. 2.2 The representations received in response to the preferred options consultation were mostly in support of the proposed retail hierarchy, with recommendations for creating a vibrant town centre, including a variety of shops with good access. comments recommended the inclusion of Priors Hall and the Western Urban Extension within the proposed retail hierarchy. 2.3 The Government s consultation paper on a new Planning Policy Statement: Planning for Prosperous Economies (PPS4) has been published since the preferred options consultation; however, this continues to support the requirement for defining a network and hierarchy of centres. 2.4 In response to the consultation and existing policy, a detailed assessment of existing and proposed local and district centres within Corby has been undertaken, in line with PPS6, to clearly define the position of each centre within the retail hierarchy, adding transparency to this approach. A detailed breakdown of the assessment undertaken for each centre is provided from page 5 of this report. 3 Methodology 3.1 Site visits to all existing local centres were undertaken to determine what facilities are currently available at each local centre. These facilities were captured within a facilities matrix, where numbers and types of facilities were cross-referenced to the types of centre and their main characteristics, as defined within Annex A of PPS6. 3.2 The facilities matrix breaks the existing facilities down into use classes, specific types and numbers of facilities (such as a small supermarket, sub-post office, pharmacy or hot food takeaway etc) and determines the centre designation (i.e. local, district) based on a comparison of the existing facilities against the definition outlined in PPS6. 3.3 Proposed centres have also been assessed at Priors Hall, East of Weldon and Little Stanion, based on planned facilities within submitted planning applications; at Kingswood, based on the draft regeneration Masterplan; and at the Western Urban Extension, based on the Development Framework background paper for defining the Western Urban Extension Boundary, as reported to Plan Committee on August 4 th 2009. Assessment of Retail Hierarchy Page 2 of 28
4 Further Information 4.1 The retail hierarchy assessment was approved by Members at Plan Committee on August 4 th 2009; subject to the assessment of three additional sites at Gainsborough Road, Cottingham Village, and Princewood Court and Dalton Close. The detailed assessments for these additional sites are included on pages 22, 23 and 28 of this report. 4.2 Gainsborough Road comprises a small supermarket and hot food takeaway to serve the immediate surrounding area; therefore Gainsborough Road is considered to be a local centre when assessed against the definitions outlined in PPS6. 4.3 Cottingham Village comprises a pub and a vacant retail unit that has received developer interest to retain as a community facility; therefore Cottingham Village is considered to be a local centre when assessed against the definitions outlined in PPS6. 4.4 Princewood Court and Dalton Close contain a supermarket but are dominated by sui generis uses; therefore Princewood Court and Dalton Close do not correspond with a particular type of centre when assessed against the definitions outlined in PPS6, so have not been included within the retail hierarchy outlined below. 5 Assessment of Retail Hierarchy 5.1 The results of the retail hierarchy assessment are detailed in the table below, in line with definitions outlined in PPS6: Defined Position in Hierarchy The principal shopping centre which functions as the primary service centre, providing a range of facilities and services Will usually comprise groups of shops often containing at least one supermarket or superstore, and a range of non-retail services, such as banks, building societies and restaurants, as well as local public facilities such as a library These will normally include a range of small shops of a local nature, serving a small catchment. Typically, local centres might include, amongst other shops, a small supermarket, a newsagent, a sub-post office and a pharmacy. facilities could include a hot-food takeaway and launderette. In rural areas, large villages may perform the role of a local centre Location Corby Priors Hall (proposed new district centre) Western Urban Extension (proposed new district centre) Oakley Vale Danesholme Greenhill Rise Farmstead Road Pytchley Court Welland Vale Occupation Road Studfall Avenue Corby Old Village Rockingham Road South Rockingham Road North Willow Brook Assessment of Retail Hierarchy Page 3 of 28
Out-of- Retail Park Located outside of the centre, but still within the existing urban area. These normally comprise of bulky goods retail warehousing such as household appliance and electronics stores and DIY merchants Burghley Drive Weldon Village Gretton Village Gainsborough Road Cottingham Village Kingswood (proposed new local centre; due for redevelopment) Little Stanion (proposed new local centre) East of Weldon (proposed new local centre) Phoenix Parkway 5.2 The above table demonstrates that all of the existing centres can be classified as local centres due the predominance of small shops and other local facilities to serve the surrounding area. 5.3 The proposed centres at Kingswood, Little Stanion and East of Weldon also display similar characteristics to those of a local centre, such as the provision for small local shops; therefore these proposed centres are expected to create new local centres when assessed against the definitions outlined in PPS6. 5.4 The proposed centres at Priors Hall and the Western Urban Extension display characteristics similar to those of a district centre, such as the provision for a doctor s surgery and other community facilities; therefore these proposed centres are expected to create new district centres when assessed against the definitions outlined in PPS6. 5.5 Paragraph 3.100 of the adopted North Northamptonshire Core Spatial Strategy (June 2008) states that retail development will be concentrated within existing town and district centres. The Core Strategy also suggests that sustainable urban extensions will include local centres of an appropriate scale with convenience shops and facilities such as medical centres and schools to meet the day-to-day needs of residents, but will not provide significant convenience and comparison shopping provision or other facilities serving a wider area, that would be better located in the town centre. 6 Conclusion 6.1 The retail hierarchy assessment develops work undertaken to inform the Site Specific Proposals preferred options document and is expected to provide part of the evidence base to inform the consultation document for the Site Specific Allocations DPD, which is expected to be subject to public consultation in September 2009. The assessment of existing and proposed local and district centres within Corby has been undertaken, in line with PPS6, to clearly define the position of each centre within the retail hierarchy. Assessment of Retail Hierarchy Page 4 of 28
Priors Hall Proposed New Not applicable; there is no existing centre to assess Total A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments Outline planning permission has been granted for 1 district centre at Priors Hall consisting of 3 smaller centres, one of which has planning permission for a community centre, a surgery, comprising accommodation for doctors, dentists and a pharmacy, as well as an all weather sports pitch and associated infrastructure to serve a new community; therefore Priors Hall is expected to create a new district centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 5 of 28
Western Urban Extension Proposed New Not applicable; there is no existing centre to assess Total A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments Policy 16 of the adopted North Northamptonshire Core Spatial Strategy indicates that sustainable urban extensions will make provision for an appropriate level of retail, leisure, social, cultural, community and health facilities to serve a new community; therefore the Western Urban Extension is expected to create a new district centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 6 of 28
Oakley Vale 1 Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 2 A5 Hot Food Takeaway 4 Financial and Professional Services (i.e. estate 2 A3 / A4 Restaurant / Café / Drinking Establishments 2 3 Total 15 Oakley Vale mostly comprises hot food takeaways, small shops and other local facilities to serve the immediate surrounding area; therefore Oakley Vale is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 7 of 28
Danesholme Newsagent 2 Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 A5 Hot Food Takeaway 2 Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 1 2 1 1 2 Total 12 Danesholme comprises hot food takeaways, newsagents and other local facilities to serve the immediate surrounding area; therefore Danesholme is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 8 of 28
Greenhill Rise Newsagent 1 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 A5 Hot Food Takeaway 1 Financial and Professional Services (i.e. estate 1 A3 / A4 Restaurant / Café / Drinking Establishments 2 Total 7 Greenhill Rise mostly comprises uses to serve the immediate surrounding area; therefore Greenhill Rise is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 9 of 28
Farmstead Road Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 6 A5 Hot Food Takeaway 3 Financial and Professional Services (i.e. estate 2 A3 / A4 Restaurant / Café / Drinking Establishments 1 1 Total 14 Farmstead Road mostly comprises hot food takeaways, small shops and other local facilities to serve the immediate surrounding area; therefore Farmstead Road is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 10 of 28
Pytchley Court 1 Newsagent 1 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 4 A5 Hot Food Takeaway 1 1 Financial and Professional Services (i.e. estate 1 A3 / A4 Restaurant / Café / Drinking Establishments 2 1 Total 13 Pytchley Court mostly comprises small shops and other local facilities to serve the immediate surrounding area; therefore Pytchley Court is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 11 of 28
Welland Vale 1 Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 4 A5 Hot Food Takeaway 4 Financial and Professional Services (i.e. estate 1 A3 / A4 Restaurant / Café / Drinking Establishments 1 Total 12 Welland Vale mostly comprises small shops, hot food takeaways and other local facilities to serve the immediate surrounding area; therefore Welland Vale is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 12 of 28
Occupation Road 1 Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 7 A5 Hot Food Takeaway 5 Financial and Professional Services (i.e. estate 2 A3 / A4 Restaurant / Café / Drinking Establishments 2 2 Total 20 Occupation Road mostly comprises small shops, hot food takeaways and other local facilities to serve the immediate surrounding area; therefore Occupation Road is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 13 of 28
Studfall Avenue Newsagent 1 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 8 A5 Hot Food Takeaway 3 1 Financial and Professional Services (i.e. estate 2 A3 / A4 Restaurant / Café / Drinking Establishments 1 Total 17 Studfall Avenue mostly comprises small shops, hot food takeaways and other local facilities to serve the immediate surrounding area; therefore Studfall Avenue is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 14 of 28
Corby Old Village 1 Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 22 A5 Hot Food Takeaway 2 Financial and Professional Services (i.e. estate 5 A3 / A4 Restaurant / Café / Drinking Establishments 3 2 1 Total 37 Corby Old Village mostly comprises small shops, financial and professional services and other local facilities to serve the immediate surrounding area; although including some facilities that are characteristic of a district centre, the Old Village does not function as a district centre due to it s proximity to the town centre; therefore Corby Old Village is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 15 of 28
Rockingham Road South Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 6 A5 Hot Food Takeaway 2 Financial and Professional Services (i.e. estate 1 A3 / A4 Restaurant / Café / Drinking Establishments 2 1 Total 13 Rockingham Road South mostly comprises small shops, hot food takeaways and other local facilities to serve the immediate surrounding area; therefore Rockingham Road South is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 16 of 28
Rockingham Road North Newsagent 2 Small Shops (i.e. hairdresser, bakery, butcher, florist) 21 A5 Hot Food Takeaway 2 Financial and Professional Services (i.e. estate 1 A3 / A4 Restaurant / Café / Drinking Establishments 4 2 Total 32 Rockingham Road North mostly comprises small shops, restaurants and cafes and other local facilities to serve the immediate surrounding area; although including some facilities that are characteristic of a district centre, Rockingham Road North does not function as a district centre due to it s proximity to the town centre; therefore Rockingham Road North is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 17 of 28
Willowbrook Road A5 Sui Generis A3 / A4 Newsagent 1 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments 1 Total 4 Willowbrook Road mostly comprises uses to serve the immediate surrounding area; therefore Willowbrook Road is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 18 of 28
Burghley Drive Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 A5 Hot Food Takeaway 3 Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 1 Total 6 Burghley Drive mostly comprises hot food takeaways and other local facilities to serve the immediate surrounding area; therefore Burghley Drive is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 19 of 28
Weldon Village Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 A5 Hot Food Takeaway Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 1 Total 3 Weldon Village mostly comprises small shops and a cafe to serve the Village of Weldon; therefore Weldon Village is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 20 of 28
Gretton Village Newsagent 1 Small Shops (i.e. hairdresser, bakery, butcher, florist) A5 Hot Food Takeaway Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 1 Total 2 Gretton Village comprises a sub post office and coffee shop to serve the village of Gretton; therefore Gretton Village is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 21 of 28
Gainsborough Road 1 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) A5 Hot Food Takeaway 1 Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 2 Total 4 Gainsborough Road comprises a small supermarket and hot food takeaway to serve the immediate surrounding area; therefore Gainsborough Road is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 22 of 28
Cottingham Village Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) A5 Hot Food Takeaway Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 1 1 Total 2 Cottingham Village comprises a pub and a vacant retail unit that has received developer interest to retain as a community facility; therefore Cottingham Village is considered to be a local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 23 of 28
Kingswood Proposed New ; due for redevelopment A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments Total 1 1 Kingswood Neighbourhood is currently situated on Alberta Close in Kingswood. The draft Kingswood Masterplan suggests the redevelopment will contain new retail facilities such as a small convenience store and further community uses; therefore the proposed facilities at Kingswood are expected to create a new local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 24 of 28
East of Weldon Proposed New Not applicable; there is no existing centre to assess Total A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments An outline planning application for the East of Weldon has been submitted, which suggests that the local centre will consist of traditional stores such as local shops, butchers, bakers and greengrocers; therefore the East of Weldon is expected to create a new local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 25 of 28
Little Stanion Proposed New Not applicable; there is no existing centre to assess Total A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments The detailed planning application for the local centre at Little Stanion includes proposals for 3 blocks containing 6 retail units that will serve the immediate surrounding area; therefore Little Stanion is expected to create a new local centre when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 26 of 28
Phoenix Parkway Out-of- Retail Park Not applicable; table does not reflect PPS6 definition Total A5 Sui Generis A3 / A4 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) Hot Food Takeaway Launderette Financial and Professional Services (i.e. estate Restaurant / Café / Drinking Establishments Phoenix Parkway is an existing retail park that is located outside of the centre of Corby, but still within the existing urban area. The retail park comprises Asda superstore, large clothing outlets and bulky goods retail warehousing, such as pet superstores and large sports outlets; therefore Phoenix Parkway is considered to be an out-of-centre retail park when assessed against the definitions outlined in PPS6. Assessment of Retail Hierarchy Page 27 of 28
Princewood Court & Dalton Close None 1 Newsagent Small Shops (i.e. hairdresser, bakery, butcher, florist) 1 A5 Hot Food Takeaway 1 Financial and Professional Services (i.e. estate A3 / A4 Restaurant / Café / Drinking Establishments 2 Hotel 1 Sui Generis Petrol Filling Station / Nightclub 2 Total 8 Princewood Court and Dalton Close contain a supermarket but are dominated by sui generis uses; therefore Princewood Court and Dalton Close do not correspond with a particular type of centre when assessed against the definitions outlined in PPS6, so have not been included within the retail hierarchy. Assessment of Retail Hierarchy Page 28 of 28