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1.6 The Statement is structured in the following way:- Section 2 sets out the relevant factual background, including a description of the site and surrounding area, a summary of the planning history and an explanation of the application proposals. Section 3 of the Statement summarises the planning policy context in terms of both national policy and the Statutory Development Plan. Section 4 considers the proposals in the context of the ‘General Employment Area’ allocation for the site. Section 5 explains the existing shopping patterns in Thetford with reference to an up-to-date household survey undertaken in December 2011. Section 6 then assesses the proposals against the first ‘gateway’ test of PPS4, namely the sequential assessment. Retail impact is considered in detail in Section 7. Finally, conclusions are drawn at Section 8. 1.7 Throughout this report where monetary values are used they are in constant 2008 prices. This is the same price base as the NLP <strong>Breckland</strong> Retail and Town Centre Study 2010 and therefore assists comparison with that document. Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 2 Retail & Planning Statement, February 2012
2 RELEVANT FACTUAL BACKGROUND a) Site and Surrounding Area 2.1 The application site is located c.1km to the south-west of Thetford Town Centre. The site extends to 2.09ha and is occupied by a vacant factory unit, with ancillary office block and substantial areas of hard standing and unmarked car parking. In total the site comprises c.7,600m² (gross) of floorspace. 2.2 The site forms part of the Caxton Way Industrial area which comprises predominately former food production facilities alongside ancillary storage and associated office buildings. The majority of these were once owned by Tulip International (bacon, beef and pork product producers) who announced the closure of their Thetford operations in 2007 and closed this site in 2009. 2.3 The site is located adjacent to the Forest Retail Park to the west, which is occupied by Sainsbury’s, Currys, McDonalds, Store Twenty One, Carpetright, B&Q, Pets at Home and Brantano. A Topps Tiles, Kwik Fit, Goodprint UK, Smart Bargain Warehouse unit, as well as Wickes are located on the opposite side of London Road to the south of the site. To the immediate north of the site are the 2 Sisters Food Group; whilst to the east is Caxton Way, beyond which is Baxter Healthcare Ltd. 2.4 In the wider London Road/Burrell Way Industrial Estates (to the south of the site) are a variety of uses ranging from strict employment uses, sui generis uses and retail uses. Beyond Burrell Way to the south is Stephenson Way Industrial Estate, which comprises a mix of industrial and warehouse uses including occupiers such as AFS Animal Care Ltd, Waste Recycling Group, Goodprint UK and Thetford Finishing Limited. 2.5 The site is accessible by public transport. There are four bus services running within close proximity of the site. They run from Thetford Bus Station in the town centre and serve the towns and villages surrounding Thetford. Coach services operate routes T1 and T1A which serve the site twice an hour. The closest bus stops to the site are located along London Road. Additional bus services are also available from Forest Retail Park, which is to the west of the site. 2.6 The principal existing vehicular access to the site is from Caxton Way, with secondary access from London Road. 2.7 There are two Tree Preservation Orders in respect of the site; TPO 2009 no.30 includes two groups of Scots Pine on the London Road; whilst TPO 2012 no.1 covers 6no. London Plane within the existing car park. b) Relevant Planning History 2.8 Planning permission was granted for the existing factory, office and warehousing buildings (Use Classes B1, B2 and B8) on the site in April 1996 (<strong>Council</strong> Ref: 3/96/0277). This planning application involved adaptation of the premises for Tulip International Limited. However, there has been a factory use on the site since the 1960’s. Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 3 Retail & Planning Statement, February 2012
Page 1 and 2: THE FORMER TULIP FACTORY SITE, LOND
Page 3: 1 INTRODUCTION 1.1 This Retail Stat
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
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Overview of Thetford Town Centre TH
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Services/Facilities The centre is w
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Photograph 5: Comparisons in pedest
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through £millions of investment.
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WILKINGSONS VACANT OTHER BUILDING V
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THETFORD TOWN CENTRE RETAIL SCHEDUL
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Retailer Address Description Use Cl
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Retailer Address Description Use Cl
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APPENDIX 3
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Appeal Decision Inquiry held on 10-
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Appeal Decision APP/ M1710/A/10/214
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