ALLOCATING SITES AND CONSIDERING APPLICATIONS FOR TOWN CENTRE USES

ALLOCATING SITES AND CONSIDERING APPLICATIONS FOR TOWN CENTRE USES

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  Allocated sufficient sites in development plan documents to meet at least the first five years identified need (PPS4 para EC5.5).
  
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  Local planning authorities should identify an appropriate range of sites to accommodate the identified need, ensuring that sites are capable of accommodating a range of business models in terms of scale, format, car parking provision and scope for disaggregation. In doing so they should also identify the appropriate scale of development, apply the sequential approach, assess the impact on existing centres and consider the degree to which other considerations such as physical regeneration benefits may be material to the choice of appropriate locations (PPS4 Para EC5.1)
  

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  Sites for main town centre uses should be identified through a sequential approach:
  

1. 
   Locations in appropriate existing centres where sites or buildings for conversion are, or are likely to become, available within the plan period;
   
2. 
   Edge-of-centre location, with preference given to sites that are or will be well-connected to the centre;
   
3. 
   Out-of-centre sites, with preference given to sites which are or will be well served by a choice of means of transport and which are closest to the centre and have a higher likelihood of forming links with the centre (PPS4 para EC5.2, see also PPS4 Policy EC15).
   

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  Within existing town centres and neighbourhood centres a change of use from Class A1 will only be permitted where it would not have an unacceptable impact on the vitality or viability of the centre, either individually or cumulatively (UDP Policy S3)
  
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  When assessing proposals affecting shops, leisure uses or services in local centres and villages, LPAs should: (a) take account of the importance of local shops, leisure facilities or services to the local community or economic base, (b) refuse planning applications which fail to protect existing facilities which provide for people’s every day needs (c) respond positively to planning applications for the conversion or extension of shops which are designed to improve their viability and (d) respond positively to planning applications for farm shops which meet a demand for local produce in a sustainable way (PPS4 Policy EC13 para EC13.1)
  
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  Retail development and other major generators of travel should be focused in existing centres in order to strengthen, regenerate and protect their current role (RSS policies DP1 and W5)(UDP Policy ST9)
  
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  There will be a presumption against new out of centre regional or sub-regional comparison goods retailing facilities, requiring local authorities to be proactive in identifying and creating opportunities for development within town centres. There should be a presumption against large scale extensions to such facilities, unless they are fully justified in line with the sequential approach in PPS6. There is no justification for such facilities to be designated as town centres within plans and strategies (RSS policy W5)
  
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  The Regional Centre should act as a focus for retail development which serves more than local need in order to develop its role as the main employment location and primary economic driver of the city region (MCRSS Policy MR2) (RSS Policy W5)
  

IMPACT ASSESSMENT

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  An impact assessment should be provided for retail and leisure developments over 2,500 square metres gross floorspace or any local floorspace threshold not in an existing centre and not in accordance with an up to date development plan. Impact assessments should also be provided for schemes within existing centres which are not in accordance with the development plan and would substantially increase the attraction to the centre (PPS4 Policy EC14 para EC14.4 & EC 14.6. See also PPS4 Policies EC16 & EC17).
  

RELEVANT AREA BASED TOWN CENTRE POLICIES

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  Four areas (Chapel Street West, Chapel Street East, Salford Quays and Ordsall Lane Riverside Corridor) to be developed as vibrant mixed-use areas with a broad range of uses and activities within them, including the following town centre uses:
  

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  Offices
  
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  Tourism, including hotels
  

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  Leisure
  
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  Retail and food and drink uses, where consistent with the retail and leisure policies of the UDP (UDP Policy MX1)
  

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  Promoting Chapel Street as the ‘centre’ of Salford with focal points/nodes of activity based around a diverse mix of uses (The Vision and Regeneration Framework for Central Salford para 4.75, 4.76)
  
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  Exchange Greengate to be developed as an extension to the commercial success and vibrancy of Manchester City Centre. A self-sustaining community with shops, offices public squares, streets and pedestrian connections (The Vision and Regeneration Framework for Central Salford para 4.84)
  
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  Westwards growth of the Corporate Centre into Salford Central Station area, integrating Central Salford with Spinningfields and the Corporate Centre (The Vision and Regeneration Framework for Central Salford)
  

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  High street-type office and retail uses will be promoted along Chapel Street and within the Middlewood District (The Vision and Regeneration Framework for Central Salford para 4.15)
  
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  Pendleton to be developed as Central Salford’s local shopping and community destination (The Vision and Regeneration Framework for Central Salford para 4.103)
  
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  Improve the attractiveness and retail offer at West One in conjunction with the owners and taking into account the needs of the local community and its proximity to Eccles town centre (Claremont and Weaste Neighbourhood Plan Statement 5).
  

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