Sites and Policies Plan Consultation Draft

Retailing, Town, District and Local Centres

DM 64-69

Retailing, town, district and local centres 

Core Strategy Policy

CS21 Retail Hierarchy and provision

Replacement Local Plan Policies

RT/1 Strategy for revitalising the town and district centres

RT/2 Rejuvenating Weston-super-Mare town centre

RT/3 The other town and district centres

RT/4 District centre at Locking Castle

RT/5 Local shopping

RT/6 Out-of-centre shopping

RT/7 Garden centres, nurseries and farm shops in the open countryside

Policy Intentions:

  • To support the vitality and viability of town centres as the focus for their communities.
  • To define the areas within which main town centre uses are appropriate.
  • Protect the most important shopping frontages from inappropriate uses.
  • To set out a sequential approach to new development to focus new retailing of an appropriate scale and character in existing centres.
  • To control new retail development in the countryside unless it is related to produce or garden-related goods. 

Policy background:

The existing Replacement Local Plan approach is rolled-forward taking into account Core Strategy Policy CS21 and the NPPF. 

 

DSCF0148

Policy DM 64: Town, district and local centres

The town centres of Weston-super-Mare, Clevedon, Nailsea and Portishead, the district centres and local centres are shown on the Proposals Map and detailed in Schedule 7. Main town centre uses will be supported within these areas where they are of an appropriate scale and character. Development proposals comprising net additional floorspace in excess of the following limits will not normally be acceptable unless they can demonstrate no adverse impact on the viability, vitality and character of the centre:

Weston-super-Mare, Clevedon, Nailsea and Portishead - No upper limit

District centres 500m2

Local centres 300m2

Guidance in respect of the new centres at Weston Villages is set out in the Weston Villages SPD.

Policy DM 65: Retail development outside defined centres

DM64 town district l centre

Outside the town, district and local centres as shown on the Proposals Map, retail proposals above 200 m2 (net) will need to demonstrate that that there is no significant impact on the viability and vitality of these centres. Impact assessments will need to examine the effect on retail vacancy levels, planned public and private investment, closures of town centre uses and the viability of such centres to serve the surrounding population.

Where the impact on centres is not significant or the proposal is below 200m2 (net) new local shops will be permitted within settlement boundaries provided that there are no adverse consequences on:

  • the character of the locality by reason of the proposal's size, scale and design;
  • road safety, car parking and pedestrian safety; and
  • the amenity of adjoining residents.

A sequential assessment is required for retail development above 200m2(net) that is not located within any of the identified centres.

Policy DM 66: Primary shopping frontages

Within the primary shopping frontages of Weston-super-Mare, Clevedon, Nailsea and Portishead town centres, as shown on the Proposal Map and detailed in Schedule 7, proposals that would result in the loss of a shop (A1 use) will only be permitted where there is clear evidence to demonstrate that:

  • the premises could not be retained in either retail (A1) or if below 500m2 (net) retail/restaurant/café use;
  • there would be clear benefits arising from the proposal for the viability and vitality of the centre as a whole; and
  • for large shops above 500m2(net)there is still adequate retail provision within the town centre.

Policy DM 67: Retailing within defined town, district and local centres but outside primary shopping frontages.

DM67 retail local centre

Within the defined town, district and local centres but outside the primary shopping frontages, the loss of shops will be permitted provided that they do not harm the vitality or viability of that centre and its role as a service centre for the local area.

In villages served by very few shops any proposal involving the loss of a shop will need to demonstrate that:

  • the premises could not be retained in a viable retail use; or
  • alternative local shopping is available within the locality and local residents will not have to travel significantly further.

Where the loss of a shop is unavoidable the preferred alternative use will be a use that generates employment.

Policy DM 68: Upper floor uses

Development proposals will be expected to make positive use of upper floors through the introduction of uses which contribute to the vitality and viability of the centre at all times of day. A range of uses will be appropriate in principle including retail, employment, leisure or residential subject to development management considerations such as living conditions and access.

Policy DM 69: Garden centres and shops in the countryside

New development proposals for the sale of goods from shops, garden centres and nurseries, including extensions to existing developments, will only be permitted in the countryside where:

  • over 50% of the sales floorspace area relates to the sale of produce grown on the site;
  • the remaining sales area relates to the sale of produce grown elsewhere, garden related ancillary goods or products made within a 30 mile radius of the site;
  • there are no significant retail impacts on any of the centres listed in Core Strategy Policy CS21; and
  • there are no unacceptable consequences for the environment, living conditions, countryside, landscape, highways, traffic and car parking considerations and where relevant, the openness of the Green Belt.

 

DM 70

Air safety 

Core Strategy Policy

CS30 Weston Villages

National Guidance/Evidence

Department for Transport Circular 1/2002: Control of Development in Airport Public Safety Zones

ODPM Circular 01/03: Safeguarding Aerodromes, Technical Sites and Military Explosives Storage Areas: The Town and Country Planning (Safeguarded Aerodromes, Technical Sites and Military Explosives Storage Areas) Direction 2002

NPPF, para. 33

Replacement Local Plan Policy

T/13 Air Safety

 

Policy Intentions:

  • Contribute to the safe operation of aerodromes in North Somerset by not permitting development that would prejudice this.
  • Recognise the existing land use implications of the helicopter museum.
  • Safeguard the parameters associated with flight activity of the museum.
  • Ensure safety and noise considerations are effectively addressed in relation to development proposals at the Weston Villages. 

Background

This policy rolls forward Policy T/13 of the North Somerset Replacement Local Plan and makes explicit those aspects relating to the Helicopter Museum at Weston-super-Mare, elaborating on Core Strategy Policy CS30. 

Policy DM 70: Air safety

DM70 Air safety

Planning permission will not be granted for development that would prejudice the safe operation of Bristol Airport or other safeguarded aerodromes.

Specifically, within the Public Safety Zones (1-in-100,000 individual risk contours) at Bristol Airport, shown on the Constraints Map, development will only be permitted in the following cases:

  • an extension or alteration to a dwelling house which is for the purpose of enlarging or improving the living accommodation for the benefit of the people living in it, such people forming a single household, or which is for the purpose of a 'granny annex';
  • an extension or alteration to a property (not being a single dwelling house or other residential building) which could not reasonably be expected to increase the number of people working or congregating in or at the property beyond the current level or, if greater, the number authorised by any extant planning permission;
  • a change of use of a building or of land which could not reasonably be expected to increase the numbers of people living, working or congregating in or at the property or land beyond the current level or, if greater, the number authorised by any extant planning permission;
  • long-stay and employee car parking (where the minimum stay is expected to be in excess of six hours);
  • open storage and warehouse development (excluding distribution centres, sorting depots and retail warehouses);
  • development of a kind likely to introduce very few or no people on to a site on a regular basis;
  • public open space (excluding children's playgrounds, playing fields or sports grounds), in cases where there is a reasonable expectation of low-intensity use;
  • golf courses (excluding clubhouses);
  • allotments; and
  • other forms of development of which, in the opinion of the local planning authority, there is a reasonable expectation of low-density occupation.

Within the 1-in-10,000 individual risk contours shown on the Constraint Map, development will only be permitted in the following cases:

  • long-stay and employee car parking (where the minimum stay is expected to be in excess of six hours);
  • built development for the purpose of housing plant or machinery, and which would entail no people on site on a regular basis; and
  • golf courses (excluding clubhouses).

Parameters associated with the flight activity of the Helicopter Museum will be addressed and integrated with development proposals at the Weston Villages in line with the Weston Villages SPD and expert guidance.

The safeguarded corridor to allow safe and environmentally acceptable flight activity at the Helicopter Museum is shown on the Proposals Map. Any alternative configuration will need to demonstrate that noise and safety issues are effectively addressed with limited impact on new development.