Stafford Road Corridor Area Action Plan

Policy Area 3Meeting Shopping and ServiceNeeds at Three Tuns Centreand the Neighbourhood Centreat GoodyearPolicy AimIdentify the role of the Stafford Road (Three Tuns) DistrictCentre and the proposed Neighbourhood Centre on theGoodyear redevelopment site and guide the futuresuccessful development of these Centres.Need for the PolicyCore Strategy RequirementsNo targets set for the Centres in this area, althoughgeneral guidance is given on acceptable scale forCentres and local facilities in policy CEN5.Issues Paper commentsThis Policy Area formed part of Aim 21 in the IssuesPaper.Strong support was given for securing improvements toThree Tuns Centre including additional parking provision,modernising and refurbishing Marsh Lane parade ofshops, general improvements to the appearance of thearea and increase the mix of uses in the centre.EvidenceSince the year 2000, five surveys have been undertakenon Three Tuns Centre to monitor and implementplanning policies in the area. These surveys show that:• The vacancy rate in the centre has gone through anumber of changes. In 2000 it was 2% (1 unit), butsurveys from 2005 – 2009 showed an increase whichpeaked at 19% (13 units). Surprisingly, given pasttrends and current trading conditions, the survey ofthe centre in 2011 showed a reduction in the vacancyrate to 9%. This is encouraging although it will beimportant to monitor these changes in the future.• In terms of the breakdown of goods and servicesprovided in the centre, there has been some subtlechanges since 2000, with the main uses changing asfollows:◆◆◆The number of convenience goods shops(which sell every day items, such as butchersand grocery shops) now has a reduced presencein the centre since 2000, reducing from 20% toapproximately 13%.The number of comparison goods shops (whichsell non-food goods, such as clothes, homewaregoods) has retained a fairly stable presence since2000 at approximately 33%.The number of service provider units (such asbanks and travel agents) has increase from 45%in 2000 to approximately 56% in 2011.The first phase of the planned Neighbourhood Centre atthe Goodyear Redevelopment was implemented in 2011when the Aldi supermarket opened. The Masterplan forthe site identifies the potential for some local retail unitsto provide facilities to serve the area. TheNeighbourhood Centre development is subject to futureplanning applications.In addition the Historic Landscape CharacterisationStudy identified a number of buildings and sites at ThreeTuns Centre which are considered to have historicsignificance and/or local distinctiveness and which makea positive contribution to their surroundings.Options and Preferred Policy ApproachWe feel there are Options available for both Centres inthe AAP:Three Tuns District CentreOption 1Provide a positive planning policy framework tosupport improvements to Three Tuns CentreOption 2Identify a detailed package of improvements,potentially including a long term redevelopment site,which could become a catalyst for the regenerationof Three Tuns.Option 1 is the Councils preferred policy option as thereis no evidence at this stage to suggest that aredevelopment opportunity site would become availableduring the plan period. At the same time we feel Option1 would still deliver improvements and investment in thecentre. Option 1 could include:• Providing a more flexible policy to manage thebalance of retail and other uses within the Centre.This would introduce a more flexible policy approachpotentially allowing a greater amount of non-retailuses as being acceptable in ground floor units (UseClass A2, A3, other sui generis uses akin to an A1use). Currently there are a number of criteriaprotecting frontages including a 30% target ofnumber of units / frontage length over which no morenon-Class A1 uses are allowed.• Review the Centre boundary with a view to strengthenthe function of the centre. This could involveidentifying a consolidated boundary and / oridentifying a core area where retail activities should befocussed.• Provide guidance on the use of upper floor uses.• Define frontages in the centre to give clearer policyguidance where a high proportion of A1 uses will besought.• Further information to ensure the positivemanagement/consideration of heritage assets in thearea, such as identifying the types of public realmimprovements needed.Options Report for the Development of the Stafford Road Corridor19