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food superstore are likely to fall disproportionately on the existing
competing stores. Their proportionate impact on local independent
retailers, or discount foodstores for example may be less.
Second, it is relevant to consider distance, based on the assumption
that generally consumers will seek to use the closest comparable
facilities. So, for example, if in a given zone a relatively small
proportion of trade is attracted to a facility which is similar to, but
considerably further away from the proposal in question, it is likely to
have a disproportionate effect on that facility.”
7.43 With this advice in mind the following judgements were made in defining the likely trading impact of the
proposed floorspace:-
The majority of the store’s turnover would be drawn from comparable retailers, namely the other
large supermarkets within Thetford. These are both in out-of-centre locations.
Next a significant proportion of the store’s trade (we estimate 35%) will be drawn from retailers
beyond Thetford. This is recaptured trade and, for example, will be derived from residents no
longer driving to the likes of Morrisons at Diss or Asda at Bury-st-Edmunds.
Finally, an element of trade will be drawn from Thetford’s existing town centre retailers. This,
however, we consider will be small given few people are using the town centre for their main food
shopping.
Step 5: Consider the consequences of impact on existing centres and facilities
7.44 Paragraphs D.31 to D.39 of the Practice Guide gives advice on the ‘final and most important step’ in the
impact assessment stage, namely examining the consequences of that impact. The advice states that:
A key factor likely to influence the significance of levels of impact is the current performance of
existing centres.
Impacts should be considered on the vitality and viability of the whole of a centre or centres, not
simply on individual facilities which may be similar to the proposed development.
The significance of any impacts will be a matter of informed judgement and depend on the
individual circumstances of the locality and type of centre or facility.
7.45 In the context of the above, we would comment as follows:
The proposed floorspace would draw the largest proportion of its trade from comparable facilities,
namely the large supermarkets. These stores are in out-of-centre locations and are afforded no
policy protection and therefore impact is not a concern.
The two principal supermarkets are trading at healthy levels. They are, as such, well placed to
withstand the competition and indeed providing a new store will ease store congestion and add to
customer choice. Both are objectives of Government guidance.
Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 38
Retail & Planning Statement, February 2012