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CONTENTS 1 INTRODUCTION ............................................................................................................................................ 1 2 RELEVANT FACTUAL BACKGROUND......................................................................................................... 3 3 PLANNING POLICY CONTEXT ..................................................................................................................... 6 4 EMPLOYMENT LAND.................................................................................................................................. 15 5 EXISTING SHOPPING PATTERNS............................................................................................................. 21 6 SEQUENTIAL ASSESSMENT ..................................................................................................................... 25 7 RETAIL IMPACT .......................................................................................................................................... 29 8 CONCLUSIONS ........................................................................................................................................... 41 DOCUMENTS Document 1: Planning History Document 2: Study Area Document 3: Sequential Assessment Document 4: Thetford Town Centre Health Check Document 5: Trade Draw Assessment Document 6: Alton Appeal Decision
1 INTRODUCTION 1.1 This Retail Statement has been prepared by RPS Planning and Development Ltd (RPS), on behalf of Location 3 Properties Ltd in support of a planning application for the redevelopment of the former Tulip factory site, Caxton Way/London Road, Thetford. The development comprises a 5,249m² (56,500ft²) (gross) foodstore (Class A1), with both customer and servicing access (separate) from London Road. The application is submitted in outline, with all matters reserved save access. 1.2 There is known interest from major foodstore operators in this location who are not currently represented in the Thetford market. No occupier has, however, been secured at this stage. 1.3 This Statement forms part of the following suite of documentation submitted in support of the application and should be read in that context:- Design & Access Statement, prepared by RPS; Transport Assessment and Framework Travel Plan, prepared by Motion Transport Planning; Pre-planning Tree Survey, prepared by Land Lizard; Statement of Community Involvement, prepared by The Remarkable Group; Contamination Report, prepared by Georisk Management; and Flood Risk Assessment and Drainage Strategy, prepared by Stuart & Harris. 1.4 This Statement assesses the application proposals against relevant planning policy and, in particular, demonstrates that the proposals meet the relevant ‘tests’ embodied in Planning Policy Statement 4: Planning for Sustainable Economic Growth (PPS4). At the outset, however, it is important to recognise the current Government’s clear commitment to sustainable economic growth and the expectation that ‘the answer to development and growth should whenever possible be ‘yes’ except where this would comprise the key sustainable development principles set out in national planning policy.’ 1.5 The application proposals would deliver real and tangible benefits for the residents of Thetford – these would include:- Investment of some £15M. Genuine choice and competition in the grocery market. Across the primary catchment area Thetford retains just 59.7% of the main food spend – residents are leaving Thetford for their grocery shop. Jobs – Circa 250 in total. Regeneration of a redundant site that has been vacant since 2009. Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 1 Retail & Planning Statement, February 2012
Page 1: THE FORMER TULIP FACTORY SITE, LOND
Page 5 and 6: 2 RELEVANT FACTUAL BACKGROUND a) Si
Page 7 and 8: petrol filling station, car parking
Page 9 and 10: excluded groups). iii. The historic
Page 11 and 12: area, taking account of current and
Page 13 and 14: . It will not undermine the functio
Page 15 and 16: The TAAP allocates some 40 hectares
Page 17 and 18: 4 EMPLOYMENT LAND 4.1 As outlined i
Page 19 and 20: Existing Vacant Employment Space at
Page 21 and 22: 4.14 The adopted Breckland Core Str
Page 23 and 24: 5 EXISTING SHOPPING PATTERNS 5.1 In
Page 25 and 26: 5.9 For the secondary catchment are
Page 27 and 28: 6 SEQUENTIAL ASSESSMENT 6.1 As iden
Page 29 and 30: Viability - whether there is a reas
Page 31 and 32: 7 RETAIL IMPACT 7.1 In this section
Page 33 and 34: 7.14 The appearance of the foodstor
Page 35 and 36: ii. The Impact of the Proposal on T
Page 37 and 38: of 2016. This is consistent with on
Page 39 and 40: They are out-of-centre stores and t
Page 41 and 42: Neither of the supermarkets will ex
Page 43 and 44: 8 CONCLUSIONS 8.1 The proposed deve
Page 45 and 46: PLANNING HISTORY SCHEDULE Ref No. P
Page 48 and 49: SITE 1: COMMUNITY HALL, WELL STREET
Page 50 and 51: SITE 3: BRIDGE STREET CAR PARK AND
Page 52 and 53:
SITE 5: TANNER STREET CAR PARK, THE
Page 54 and 55:
Overview of Thetford Town Centre TH
Page 56 and 57:
Services/Facilities The centre is w
Page 58 and 59:
Photograph 5: Comparisons in pedest
Page 60 and 61:
through £millions of investment.
Page 62 and 63:
WILKINGSONS VACANT OTHER BUILDING V
Page 64 and 65:
THETFORD TOWN CENTRE RETAIL SCHEDUL
Page 66 and 67:
Retailer Address Description Use Cl
Page 68 and 69:
Retailer Address Description Use Cl
Page 70:
APPENDIX 3
Page 73 and 74:
Appeal Decision Inquiry held on 10-
Page 75 and 76:
Appeal Decision APP/ M1710/A/10/214
Page 77 and 78:
Page 79 and 80:
Page 81 and 82:
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