Assessment of Planning and Retail Issues - Renfrewshire Council

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PROPOSED EXTENSIONS AT 6 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 National Planning Framework for Scotland 2 2.7 The second National Planning Framework for Scotland (NPF2) was issued by the Scottish Government in its final approved form in June 2009. It provides the national policy context for development plans and sets out a long-term strategy for sustainable development in Scotland over the next two decades. 2.8 Central to the promotion of sustainable development and economic prosperity for Scotland is the need to regenerate areas of brownfield land which are not fully contributing to economic growth, promote urban investment, and create new employment opportunities. Braehead has been at the core of radical and substantial urban renewal and economic regeneration at Renfrew Riverside, and remains a key element in the drive to breathe new life into the Clyde Corridor. NPF2 confirms, in paragraph 87, that the Clyde Corridor - encompassing the major regeneration initiatives along the Clyde Gateway and the Clyde Waterfront - is the national strategic regeneration priority. In paragraph 196 NPF2 recognises the new community growth which is emerging in North Renfrew - a community which would not be developing in the absence of Braehead. Consolidation of development and continued job creation at Braehead is key to its continued contribution to the success of Scotland’s top regeneration priority. Scottish Planning Policy - Town Centres and Retailing 2.9 Since approval of the Braehead development in 1990, there have been four Scottish planning policy statements on retailing, comprising two versions of National Planning Policy Guideline No.8 - Town Centres and Retailing (NPPG8), Scottish Planning Policy No.8 - Town Centres and Retailing (SPP8), and most recently the consolidated Scottish Planning Policy statement (SPP) issued in February 2010. 2.10 The consolidated SPP sets out national planning policies for all development sectors, including retailing. The section on Town Centres and Retailing generally follows the policies contained in SPP8, emphasising the importance of supporting town centres, and advising planning authorities to define a ‘Network of Centres’ - comprising town centres, commercial centres and other local centres - which will meet the retail needs of the area, and which will provide the context for assessment of proposals for new development.
PROPOSED EXTENSIONS AT 7 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 2.11 Paragraph 63 of the SPP explains that development proposals in edge-of-centre or commercial centre locations should be assessed having regard to the availability of more central locations and the potential impact on existing centres. In relation to new developments which are contrary to the development plan, the planning authority should ensure that the sequential approach to retail site selection has been used, there is no unacceptable individual or cumulative impact on the vitality and viability of the identified network of centres, the proposal will help to meet qualitative and quantitative deficiencies identified in the development plan, and will not conflict with other significant objectives of the development plan or other relevant strategies. A retail impact analysis is required for a development proposed outside a town centre which is not in accord with the development plan. 2.12 All the relevant issues raised by the SPP are addressed as part of the following assessment of the current proposals against the requirements of the development plan. Glasgow and The Clyde Valley Structure Plan 2.13 The Third Alteration to the Glasgow and The Clyde Valley Structure Plan was approved with modifications by Ministers in 2008, but was then altered again by the Fourth Alteration, approved by Ministers in March 2009. This Fourth Alteration had the effect of designating Braehead as a ‘Commercial Centre’, meaning that - for the purposes of applying the sequential approach - Braehead is a third choice location for new development after town centres and edge-ofcentre locations, but in preference to out-of-centre locations. 2.14 However, so far as proposals to expand existing facilities are concerned, paragraph 62 of the SPP makes clear that the sequential approach only applies if the extension proposals “are of a scale or form sufficient to change their role and function”. In this case the proposals involve only two relatively modest extensions at either end of the existing run of buildings, in order to improve the ability of the retail park to respond to a highly competitive marketplace, accommodate interest from retailers who otherwise are likely to choose to locate outside Renfrewshire, and to cater for the evolving needs of existing tenants. The proposals are not of a scale or form sufficient to change the role and function of the retail park, or of Braehead as a whole, and accordingly the sequential approach does not apply in this instance. 2.15 In any case it is clear that it would not be possible to enhance the retail park or
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 7: PROPOSED EXTENSIONS AT 5 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

Assessment of Planning and Retail Issues - Renfrewshire Council

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