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a) Turnover of New Floorspace
7.8 It is anticipated that the proposed foodstore will be operated by an, as yet unconfirmed, national food
retailer. That said, the two main national retailers not already represented in Thetford are Asda and
Morrisons. The latest company average turnover rates (Retail Rankings 2010) for these two operators
shows that Asda has a convenience goods sales density of £14,603m² and comparison goods sales
density of £8,374m². The corresponding figures for Morrisons are £13,171m² and £6,462m². For the
purpose of this Impact Assessment we have assumed turnover rates which are an average of the two;
namely £13,887m² for convenience goods and £7,418m² for comparison goods.
7.9 The proposed store will have a gross floorspace of 5,249m². Assuming a 60% net to gross ratio this
would indicate a net sales area of 3,149m² of that sales area, we have assumed that 2,204m² will be
devoted to convenience goods and 945m² to comparison goods, i.e. a 70%/30% split. Applying the
average turnover rates to the net sales area suggest the proposed store would have a total turnover of
approximately £37.62M of this £30.61M would be convenience goods and £7.01M comparison goods.
b) Policy EC10
7.10 Policy EC10.2 of PPS4 is applicable to all planning applications for economic development. It
establishes a series of ‘impact considerations’ against which all development proposals should be
judged. These criteria with our comments in respect of the application proposals are:-
i. Whether the proposal has been planned over the lifetime of the development to limit carbon
dioxide emissions, and minimise vulnerability and provide resilience to, climate change
7.11 The proposed foodstore would have a wholly beneficial impact with regard to this criterion. The store
itself will be designed to minimise its energy requirements and utilise renewable sources where possible.
Appropriate measures to reduce energy demand and incorporate renewable sources will be determined
at the detailed design stage, once an occupier has been secured.
ii. Accessibility by a Choice of Means of Travel
7.12 The site is well located in terms of pedestrian and cycle facilities. There are wide footways on either
side of London Road that form connections with Thetford town centre, as well as nearby residential
areas. These locations are also accessible by a number of ‘off-road’ and ‘traffic free’ cycle routes. The
application site is also served by several bus routes (T1, T1A, 200/2 and 84) that operate from the bus
stops at Forest Retail Park and St Martin’s Way.
iii. High Quality Inclusive Design
7.13 This criterion requires the proposal to secure a high quality and inclusive design, taking the opportunity
to improve the character and quality of an area. At present, the site is vacant, comprising a part brick,
part blue clad factory building that makes no contribution to the character and appearance of either
Caxton Way or London Road.
Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 30
Retail & Planning Statement, February 2012