Assessment of Planning and Retail Issues - Renfrewshire Council

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PROPOSED EXTENSIONS AT 4 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 2 PLANNING POLICY CONTEXT Background 2.1 The policy context for Braehead has been evolving over many years, from the original decision of the Secretary of State for Scotland to approve the proposal, through various statements of Scottish retail planning policy, several structure plans - originally for Strathclyde and latterly for Glasgow and The Clyde Valley, and the Renfrewshire Local Plan, leading to the now-emerging Strategic Development Plan for Glasgow and The Clyde Valley. Original Planning Decision 2.2 The Braehead shopping and leisure centre was approved on appeal by the Secretary of State for Scotland in 1990. The Reporter appointed to conduct the public inquiry into the Braehead proposal reached the following conclusion, which was accepted by the Secretary of State: “The key policy COM1 states a preference for locating major new shopping proposals in or adjoining existing centres, but does not rule out the possibility of exceptions, or of new additions to the hierarchy. The 1988 alteration to the structure plan proposes two new shopping centres that would be additions to the hierarchy. The sheer size of the Braehead scheme would give it sufficient status to be considered as part of the hierarchy, at about Tier 2 level. This distinguishes it from smaller shopping developments at sporadic locations that would dissipate and dilute shopping provision away from the recognised centres, without creating worthwhile focal points that would function as new centres. For this reason, Braehead would not set a precedent for other smaller retail developments”. 2.3 Although the Secretary of State approved the Braehead development in 1990 on the basis that it would function as a new centre in the shopping hierarchy, the centre itself did not open until October 1999. The first Structure Plan to emerge following the opening of Braehead - the new Glasgow & The Clyde Valley Structure Plan - overlooked the fact that the centre had opened and was now a major element in the shopping hierarchy. However the Scottish Ministers, when approving the plan in 2002, inserted additional wording into the plan regarding Braehead:
PROPOSED EXTENSIONS AT 5 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 “It is recognised that the Braehead Shopping Centre is playing a valuable catalytic role in relation to the redevelopment of the Renfrew Riverside. In due course the Braehead Shopping Centre is likely to assume certain town centre functions in respect of the wider Renfrew Riverside area. The role and function of the shopping centre will be monitored by the Joint Committee”. 2.4 In the eight years since this statement was inserted into the Structure Plan by Scottish Ministers, the Braehead Centre has cemented its position as the primary retail destination in Renfrewshire, as a major focus for employment and leisure, and as the heart of a growing residential and business community in the Renfrew Riverside area. Its catalytic role in driving forward the regeneration of this area remains crucial, hence the need to ensure that facilities such as the retail park can evolve and respond positively to tenants’ needs and changing market conditions. The Relationship of Centres in North Renfrewshire 2.5 While Paisley town centre’s role has changed over the past twenty years, it was recognised in a recent study (the 2006 Yellow Book study into a strategy for Paisley’s regeneration and transformation, commissioned by Renfrewshire Council, Paisley Vision Board and Scottish Enterprise Renfrewshire) that it cannot be expected to return to the role it once held. The changes in Paisley town centre’s role and function were evident in advance of the opening of Braehead, due to the increasing popularity of Glasgow City Centre and other major centres such as East Kilbride. The Yellow Book study stressed that Paisley town centre needed to focus on its strengths and shift its focus, particularly in relation to retailing, by concentrating on the ‘value retail’ sector of the market, and on serving the needs of those living and working in the town centre. The study recommended that redevelopment efforts should be focused on residential and mixed use schemes, and that there should be an effort to increase evening activity with more cafes and restaurants. 2.6 In future, the broadest range of retail and leisure facilities in Renfrewshire will be best met by playing to the strengths of each centre - Paisley, Renfrew and Braehead - in order to maximise the investment potential of the area as a whole. The promotion of the three centres in accordance with a strategy which maintains and develops their complementary functions will ensure that each centre can benefit from the others, while consumers will be able to enjoy the combined strengths of all three.
Page 1 and 2: Proposed Extensions at Braehead Ret
Page 3 and 4: 1 INTRODUCTION The Proposals 1.1 Br
Page 5: PROPOSED EXTENSIONS AT 3 ASSESSMENT
Page 9 and 10: PROPOSED EXTENSIONS AT 7 ASSESSMENT
Page 11 and 12: PROPOSED EXTENSIONS AT 9 ASSESSMENT
Page 13 and 14: PROPOSED EXTENSIONS AT 11 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
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Assessment of Planning and Retail Issues - Renfrewshire Council

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