Carlisle District Local Plan.indd - Carlisle City Council

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Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftwell connected to a centre where it is physically separated from it by a barrier such as amajor road, railway line or river and there is no existing or proposed pedestrian route whichprovides safe and convenient access to the centre.4.17 The policy recognises the importance of shopping to Carlisle, confirms it as a major CityCentre activity and encourages appropriate development. The concentration of shoppingdevelopment in the City Centre, particularly for comparison goods shopping, will helpto provide a full-range of shops helping to maintain the City Centre and Carlisle’s subregionalposition.4.18 The majority of the Primary Retail Area lies within the City Centre Conservation Area.Conservation area status reflects the quality of the built environment and it is this quality thathelps to make the City Centre such an attractive area to be in. The need to ensure that anyredevelopment schemes respect the quality of the area presents potential developers with animportant challenge.4.19 Within the City Centre Conservation Area there is little scope for major retail development.The conservation area contains all the major stores, with the exception of those in TheLanes and there are few opportunities for redevelopment schemes. Some potential may existfor refurbishment and limited redevelopment of the area centred on Blackfriars Street andTesco. Scope may also exist for small schemes such as Carlyle’s Court and the Market Hallwhich have been completed over the past few years. All these schemes complement thecharacter of the conservation area and similar schemes will be acceptable.4.20 These new development schemes, which all have high standards of detail and finish,illustrate how new development and enhancement schemes can improve the appearanceof an area. Increased prosperity will encourage the continuous maintenance of buildingshelping to create an attractive environment for both the people of Carlisle and visitors.4.21 Although shopping development is encouraged in the Primary Retail Area, shoppingproposals will be subject to highway and conservation considerations. Proposals leadingto an unacceptable increase in traffic are contrary to advice contained in PPG 13 andproposals for traffic reduction within the City Centre. The provision of additional carparking as part of development schemes is unlikely to be required within this area. As analternative to parking provision, commuted payments may be required depending upon thescale and location of the proposed development. Improvements to the environment, accessand servicing will be implemented as opportunities arise, particularly when consideringredevelopment proposals.POLICY EC5 Large Stores and Retail WarehousesOther than sites allocated within this Plan, proposals will not be permitted for largestores and retail warehouses with large adjacent customer car parks, unless aqualitative and quantative need can be demonstrated. Where need is proven andthere is an essential requirement to transfer bulky customer loads from store to car,development may be permitted where sites:1. are able to satisfy a sequential test and are widely accessible by public transport;and2. are of a scale which will not seriously affect the viability, vitality or regeneration ofthe City Centre; andEC552 September 2006
Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftEC53. are situated where additional traffic can be satisfactorily accommodated withinthe surrounding road network; and4. will not harm the visual character of the area or the amenities of adjoining landuses; and5. will not have an unacceptable effect on overall travel patterns.Proposals for the extension of floorspace (including the use of a mezzanine floor) atexisting large stores or retail warehouses will also be considered in relation to theabove criteria.Could be strengthened by identifying that there would be no adverse effects on natureconservation and not lead to increase risk in flooding. (See Policies CP1, 2-4)4.22 Carlisle has been the subject of considerable and continuing pressure for off-centreshopping development since 1985, for both superstores and retail warehouses. Duringthis time three superstores ASDA, Morrisons and Tesco have been built and haveextended their premises, as well as two retail warehouse parks at St Nicholas Gate andGreymoorhill, together with a number of individual large stores. Outline permissionhas been granted for a 3715 sqm (40,000 sq ft) food superstore on the edge of theCity Centre at Viaduct Estate Road and development of retail warehouse units has beenrecently completed at Charlotte Street.4.23 For the purposes of this policy large stores and retail warehouses are usually those wherethe gross floor space is over 2500 square metres (26,913 square feet) and where thereis a requirement for ease of transfer of goods from store to car. In certain circumstances,where stores smaller than 2500 square metres are being proposed but have similarrequirements, such stores will also be considered within this policy.Insert new paragraph:Retail capacity will be taken into account when considering any proposals for large storesand retail warehouses. The Council will refer to its retail capacity studies in order to assesswhether there is a quantitative and qualitative need for the proposal.4.24 It is anticipated that there will be a continuing pressure for retail development. It isconsidered that any such application should be judged against the above criteria, althoughit is recognised that mixed commercial areas, which are often located close to the CityCentre, are more likely to offer suitable retail locations than similarly located areas subjectto other policies and the sequential approach contained in PPS6.4.25 It is unlikely that there will be opportunities for large stores within the City Centre, butopportunities may arise through redevelopment of sites adjacent to the City Centre wheresimilar retail units have been permitted in the past. These sites are usually accessible by footfrom the centre and should be served by a variety of means of transport.4.26 It is considered that this policy is consistent with PPS 6: Planning for Town Centres andPPG 13: Transport in that it seeks to concentrate retail development close to or within theCity Centre, or other existing retail areas and so prevent the sporadic siting of comparisongoods shopping units along road corridors.September 2006 53
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Carlisle District Local Plan.indd - Carlisle City Council

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