Assessment of Planning and Retail Issues - Renfrewshire Council

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PROPOSED EXTENSIONS AT 10 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 compare potential purchases, and - because the proposals do not involve any new parking spaces - will ensure a reduction in the ratio of parking spaces per square metre of floorspace at Braehead, thus further promoting sustainable travel patterns. 2.25 Criterion (I) is not relevant as it does not relate to retail warehouse locations, and the current proposals could not achieve the enhancement of the Braehead Retail Park if they were located in any of the locations listed in Schedule 6(c)(iv). 2.26 Criterion (j) refers to the contribution of the development to remedying any qualitative deficiencies in existing retail provision. Given that there have been no improvements to the retail park since it was constructed, other than one minor unit subdivision, and that other retail warehousing destinations have been established and/or significantly improved since then, it is considered that the Braehead Retail Park has become disadvantaged in qualitative terms, and that some enhancement is long overdue. 2.27 Criterion (k) does not apply. 2.28 Turning now to the ‘B’ criteria relating to whether the location of the development is appropriate, the relevant tests are to ensure that the vitality and viability of town centres is safeguarded and promoted by applying the sequential approach, promote sustainable transport, avoid risk of flooding, avoid negative impact on health and safety, and contribute to the implementation of the air quality strategy. 2.29 We have already discussed the sequential approach and the fact that the SPP indicates that it does not apply in this instance. So far as the Structure Plan’s policy on the sequential approach is concerned, as set out in Schedule 6(c)(ii), as amended by the Fourth Alteration, this states that the preference should be for town centre sites where sites or buildings suitable for conversion are available, and that locations which are easily accessible by a choice of means of transport, especially public transport, should be preferred. In this case it is clear that it would not be possible to enhance the Braehead Retail Park using sites or buildings elsewhere in Renfrewshire. The location is easily accessible and well served by public transport. 2.30 We commented previously on the ways in which the proposals will promote sustainable transport. Drainage information is being submitted with the
PROPOSED EXTENSIONS AT 11 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 applications to address the flood risk issue. There are no health and safety implications, nor do the proposals give rise to any significant air quality implications, particularly as the location is readily accessible by public transport and the traffic generating effects of the developments are expected to be very modest. 2.31 Finally, as regards the ‘C’ criteria relating to infrastructure requirements, the transport assessment and drainage reports submitted with the applications set out the provision being made to address the infrastructure requirements of the proposals. 2.32 Consequently it is considered that the proposals satisfy the criteria set down in Strategic Policy 9 of the Structure Plan, and thus do not constitute a departure from the plan. Local Plan Policy 2.33 The Renfrewshire Local Plan was adopted in 2006. It recognises a hierarchy of town centres comprising strategic town centres and secondary centres, neighbourhood shops, out of centre retailing, and - as a separate category - the Braehead Regional Shopping Centre and Leisure Centre. The plan recognises that Braehead is ‘not currently included in the Structure Plan’s Network of Town Centres’, and that ‘while the non-retail development on Renfrew Riverside will be encouraged, the role and function of the regional shopping centre will be monitored by the Structure Plan Joint Committee’. 2.34 The local plan pre-dates the designation of Braehead as a Commercial Centre in the Structure Plan and the adjusted policies associated with that designation. It refers to Braehead as an out-of-centre retail location, which is no longer correct. 2.35 Paragraph 7.11 in the Local Plan confirms the policy objective of maintaining the regional centre at Braehead. There are four policies of direct relevance to the current proposals - policies R1, R2, R13 and R16. 2.36 Policy R1 states that town centre uses will be directed to the strategic and secondary centres in Renfrewshire, and that all proposals for town centre uses will be considered against the criteria specified in Table R1. Policy R2 states that ‘significant’ shopping developments of more than 2,000 square metres of comparison floorspace will be directed to the strategic town centres to support their vitality and viability, and will be assessed against relevant Structure Plan
Page 1 and 2: Proposed Extensions at Braehead Ret
Page 3 and 4: 1 INTRODUCTION The Proposals 1.1 Br
Page 5 and 6: PROPOSED EXTENSIONS AT 3 ASSESSMENT
Page 11: PROPOSED EXTENSIONS AT 9 ASSESSMENT
Page 15 and 16: PROPOSED EXTENSIONS AT 13 ASSESSMEN
Page 35 and 36: Table 1 Population Estimates - Brae
Page 37 and 38: Table 3 Comparison Expenditure Esti
Page 39 and 40: Table 5 Shopping Patterns in Main C
Page 45 and 46: Table 11 Changes to Glasgow City Ce
Page 47 and 48: Table 13 Estimated Total Turnover a
Page 53 and 54: Table 19 Potential Turnover - B&Q S
Page 57: Table 23 Estimated Turnover of Addi

Assessment of Planning and Retail Issues - Renfrewshire Council

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