NOT TO BE PRINTED_Draft Final TAAP comments duly
NOT TO BE PRINTED_Draft Final TAAP comments duly
NOT TO BE PRINTED_Draft Final TAAP comments duly
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Katie Benford<br />
Planning Potential<br />
Ltd London 14 Policy TH 13 Comment<br />
Katie Benford<br />
Planning Potential<br />
Ltd London<br />
14 Policy TH 13 Comment<br />
Melinda Raker By email 14 Policy TH 13 Comment<br />
As you are aware, we have always maintained that given the size of<br />
Disagree. The potential of the wider urban extension to provide<br />
the necessary infrastructure to bring forward the required<br />
employment land should not be discounted. Positively allocating<br />
the site and the amount of floorspace and new jobs the site is an out-of-town location for retail development on a key<br />
expected to deliver, there will be a need for enabling development to employment site would reduce the flexibility in employment land<br />
support the new businesses and their employees. We have therefore supply and result in a negative impact on the town centre.<br />
suggested in previous representations that the allocation should be Evidence in the 2010 Retail and Town Centre Study points to<br />
widened to include other commercial uses such as hotel and retail some fragility in the performance of Thetford Town Centre. A<br />
uses, including foodstore development. Foodstores are important key strand of the adopted Core Strategy and the Thetford Area<br />
employment generators within towns and often employ more staff Action Plan in terms of spatial vision for Thetford is "the major<br />
than B2 and B8 uses. An Asda store would employ around 300 jobs. regeneration" of the town centre to become a revitalised hub for<br />
The widening of the TEP allocation to include other uses would not, existing and new communities. Further significant new retail<br />
therefore, prejudice the overall aim of the TEP which is to bring floorspace at a peripheral out of town location which is both<br />
forward new jobs for Thetford, particularly the urban extension. The poorly related to existing and new communities (physically<br />
importance of retail as an employment generating use is advocated separated by existing industrial development and infrastructure)<br />
in PPS4: Planning for Sustainable Economic Growth which was is not in accordance with the the Vision. The Council accepts<br />
published in December 2009 following the Thetford AAP Preferred that some limited out of town centre retailing is required as part<br />
Options consultation.<br />
of the urban extension to meet local day-to-day needs and this is reflected No change in the <strong>TAAP</strong>.<br />
Economic development is effectively defined as uses that provide<br />
employment opportunities, generate wealth, or generates/produces<br />
economic output/product. Accordingly, the PPS4 groups retail<br />
development with industrial and commercial development,<br />
recognising, as should be the case, that they are all important Should evidence support the need for additional retail floor<br />
employment generating uses. Enabling development can also assist space beyond that capable of being accommodated in the town<br />
in delivering the infrastructure required for the new enterprise park centre then the preference would be to look to embed such a<br />
and also act as a catalyst for the delivery of the Enterprise Park. This requirement within a centre well-related to populations as the<br />
is particularly relevant in this instance because despite having the town grows rather than remote, peripheral locations which will<br />
benefit of planning permission for B1, B2 and B8 use which has been<br />
renewed over time, the site has not come forward for over 20 years.<br />
Policy EC2.1(f) of PPS4 supports the safeguarding of land from<br />
other uses, to facilitate a broad range of economic development<br />
where necessary.<br />
However, it makes absolutely clear that "existing site allocations<br />
should not be carried forward from one version of the development<br />
plan to the next without evidence of the need and a reasonable<br />
prospect of their take up during the plan period. If there is no<br />
reasonable prospect of a site being used for the allocated economic<br />
uses, the allocation should not be retained, and wider economic uses<br />
or alternative uses should be considered." Although the site is not a<br />
longstanding local plan allocation, designating a site for a particular<br />
use based on an historic planning permission which has failed to<br />
come to fruition for over 20 years follows the same principle. Having<br />
regard to the Government's latest policies on economic<br />
development, we urge the Council to consider a wider range of<br />
employment uses on the TEP to ensure that the site comes forward<br />
for development.<br />
New Employment Land: this states that "the site should be provided<br />
with water and electricity." It is hard to imagine any prospective<br />
employer wanting to move to Thetford without the basic<br />
infrastructure.<br />
inherently rely on car based trips. In terms of other commercial<br />
uses such as hotels, the Council could look positively on such a<br />
use on TEP in accordance with Policy DC8 of the adopted Core<br />
Strategy which allows for hotel accommodation which primarily<br />
seeks to meet the needs of road users. No change<br />
Disagree. The potential of TEP to come forward within the wider<br />
context of adjoining development should not be discounted. The<br />
successful delivery of the urban extension is dependent on a<br />
balance of homes and jobs to not only create a vibrant economy<br />
and society for Thetford but also to help self-containment which<br />
is essential to ensuring that future transport infrastructure<br />
investment is kept at a viable and realistic level (as evidenced in<br />
the Thetford Transport Study 2010). The inherent linkages<br />
between the delivery of the urban extension and TEP are further<br />
reinforced by the ability of the urban extension to resolve key<br />
infrastructure issues such as energy and waste water. Planning<br />
approval for the TEP has recently been renewed and the Council<br />
has adopted a positive policy in the <strong>TAAP</strong> to encourage a range<br />
of uses.<br />
Whilst PPS4 refers positively to retail operations under the<br />
umbrella of employment, the Council is mindful of particular local<br />
policy and evidence in relation to Thetford and the need to<br />
support and regenerate the town centre. Any dilution of this<br />
approach is likely to setback investment and the much needed<br />
regeneration of the town centre which the Community has<br />
strongly identified as a priority through the extensive<br />
consultation to date on the <strong>TAAP</strong>.<br />
Comments noted. Existing development is already served by<br />
adequate energy and water networks. The planned<br />
development at Thetford includes 40ha of employment land and<br />
the delivery of this land will be dependent on upgrades to the<br />
water and energy networks. The costs of these upgrades will be<br />
funded by development. As part of the planning application<br />
process the Council will negotiate what constitutes 'serviced'<br />
employment land. No change.<br />
No change