Chapter 13 - Shopping

Introduction

13.1 Shops are important as a provider of an essential service to the public and a source of a considerable number of jobs for residents of the Borough. Shopping centres provide a significant catalyst and focus for a wide range of other service, leisure, cultural and employment activities to the community. Shops and shopping centres therefore have an important role to play in the revitalisation and regeneration of the fabric and economy of the Borough.

13.2 Over the last 30 years the shopping industry has expanded rapidly as prosperity has grown. Growing prosperity has stimulated greater car ownership and enhanced mobility among the population. Competition among retailers, to attract a share of this prosperity, has led them to change their requirements when investing in new store developments. The traditional town centre orientated pattern of shopping has been under challenge and pressure for change.

13.3 Trafford is a relatively prosperous Borough. Over the years considerable investment in new shopping facilities to meet the demands of residents has taken place, some within and reinforcing the established town centres, some dispersed in out of centre locations. This pattern and scale of development has mirrored what has taken place across the country as a whole.

General Justification for Policies and Proposals for Shopping

13.4 Convenient access to a wide range and choice of shops in a comfortable and safe environment is the prime requirement for shoppers. The basic objective of the Policies and Proposals in this Plan is to fulfil this requirementat local and neighbourhood centre level as well as at the town and district centre level.

13.5 Trafford’s four town centres are the main focus of shopping activity in the Borough. They have all grown in size since 1971 as the population has steadily declined. Altrincham, the largest and most important of the four centres, contains almost half of all the available town centre shop property and draws shoppers from a very wide area extending beyond the Borough boundary. The three district centres of Hale, Timperley and Sale Moor, and the many smaller local and neighbourhood centres scattered across the Borough, while attracting less activity, are nonetheless important in that they provide for the purchase of small scale day to day requirements of residents.

13.6 Government planning policy guidance is that established town and district centres should remain the main locations for new shop development attracting many trips, and that measures to maintain and enhance their strength, diversity and vitality should be pursued. Local and neighbourhood shopping centres have an important role in meeting day-to-day needs. It also advises that support for new forms of retailing in out of centre locations can be appropriate where it can be shown to make a positive contribution to the range and choice of facilities available for shoppers. A cautious approach to such provision is advised, with emphasis given to the need to pay due regard to the possible effects such proposals may have on the vitality and viability of nearby established centres.

13.7 To meet the Council’s objectives and fulfil the requirements of Government planning policy guidance the Policies and Proposals in this Chapter are designed: -

To encourage suitable development, redevelopment and improvement of established town, district, local and neighbourhood shopping centres;
To sustain the compactness, convenience and attractiveness of these centres;
To promote the further growth of Altrincham as a shopping centre of sub-regional importance, and,
Restrain the extent of growth of out of centre retail warehouse and other stores.

13.8 In addition to taking account of Government planning policy guidance, they have taken account of the findings of the Trafford Retail Development Study 2001, commissioned by the Council to establish the shopping needs of the Borough’s residents over the next ten years.

13.9 For the purpose of this Plan it should be noted that the Trafford Centre is not to be formally classified and treated as an established town centre. Any proposals for further retail development on the Trafford Centre site (the land bounded by the M60, Parkway, Barton Dock Road and Trafford Boulevard) therefore will be considered to be out-of-centre development and will need to demonstrate conformity with Proposal S11.

PART I PLAN POLICIES

Part I Policy S1 - New Shopping Development

The Council will permit new retail development (for either convenience or comparison/bulky goods shopping) within established town, district, local and neighbourhood shopping centres as defined on the Proposals Map, where such development extends choice and service to the public, makes shopping more pleasant, allows more efficient retailing and does not significantly undermine the vitality and viability of any nearby town and district centres as a whole. Defined town and district centres and defined non-food retail warehouse parks will be the preferred locations for developments likely to generate many trips, with local and neighbourhood centres providing for day-to-day needs.

New retail development in edge-of-centre or out-of-centre locations will not be permitted unless supported by clear evidence of need, including quantitative and qualitative factors, for the scale and form of development in the location proposed. Greater weight will be placed on quantitative need. Any such proposals will also be subject to a sequential approach to site selection, including a demonstration that all potential town and district centre options have been thoroughly assessed, followed by edge-of-centre sites and then local and neighbourhood centres.

The Council will seek to avoid the sporadic siting of comparison bulky goods units outside the existing town, district, local and neighbourhood shopping centres and defined non-food retail warehouse parks, particularly along road corridors.

Part I Policy S2 – The Trafford Centre

The Trafford Centre is not classified as an established town or district centre. Any proposals for further retail development within the vicinity of the Trafford Centre will be treated as out-of-centre development, except for development already permitted at area TCA1C and provided for by Proposal TCA1.

Part I Policy S3 - Improving The Main Shopping Centres

In all decisions affecting the Borough's main shopping centres the Council will seek to improve the environment and infrastructure of these areas by: -

Ensuring that new developments are conveniently located in relation to main circulation routes, public transport links and public car parks, and,
Encouraging and promoting:
- Landscape, environmental and building improvement schemes;
- Schemes to improve and rationalise circulation systems within and around centres;
- Improvements to public transport and car parking for shoppers;
- Schemes to improve conditions for pedestrians, cyclists and the disabled.

Part I Policy S4 - Local and Neighbourhood Shopping Centres

The Council will seek to maintain local and neighbourhood shopping centre provision to the degree necessary to ensure that there are adequate facilities conveniently located to serve the day to day needs of the Borough's residents.

PART II PLAN PROPOSALS

Part II Proposal S5 - Development in Town and District Shopping Centres

Within the town and district shopping centres identified on the Proposals Map planning permission will normally be granted for retail development/re-development which: -

Provides for the expansion and improvement of Altrincham as a shopping centre of sub-regional importance, or,
Provides for the incremental growth, consolidation and improvement of the town centres of Sale, Stretford and Urmston and the district centre roles of Timperley, Sale Moor and Hale.

Where suitable locations for retail development are not available within the above shopping centres, planning permission may be granted for development on sites immediately adjoining the centres provided that such development meets criteria (i) and (ii) above, and: -

Can be satisfactorily integrated with the existing shopping centre in terms of scale and appearance, layout, access and pedestrian/ vehicular flow;
Does not encroach unduly onto established residential areas and can be accommodated on the site without undue harm to the amenities of neighbouring properties;
Complies with Proposal D1, and,
Does not conflict with any other Policies and Proposals of this Plan.

Justification

1. The four town centres of Altrincham, Sale, Stretford and Urmston, and the three district centres of Hale, Timperley and Sale Moor, are the main focus of shopping and commercial service activity for residents of and visitors to the Borough. The boundaries shown on the Proposals Map have been drawn to include the main shopping, commercial, civic and cultural areas of each centre.

2. The concentration of new development within and immediately adjoining these centres is intended both to consolidate and enhance the vitality and viability of these centres as a whole, to ensure that they remain compact and convenient places in which to shop and to minimise the need for out of centre shopping development.

3. Over the Plan period sufficient opportunity for further development may not be forthcoming within those established centres defined on the Proposals Map. Opportunities may however arise on vacant, unused or derelict land immediately adjoining the centres, which it would be beneficial to bring into effective use.

4. This Proposal aims to ensure that any development that takes place on land immediately adjoining the centres is properly planned and can be accommodated without prejudice to other development proposals within and adjoining these centres and without detriment to the amenity and convenience of people living, working and shopping there.

Part II Proposal S6 - Development in Altrincham Town Centre

The Council will promote and grant planning permission for development and redevelopment in Altrincham Town Centre as indicated on the Inset Proposals Map, in accordance, as appropriate, with the provisions of Proposals D1, D2, D3 and ENV23.

On land to the east of Stamford New Road/Railway Street (sites 1 & 2 on Inset Map) the Council will promote the expansion of the town centre and grant planning permission for town centre uses where the development proposed is of a high standard and provides a strong sense of linkage with the existing town centre shopping streets and the existing/planned transport facilities. The appropriate town centre uses to be developed in this area may include food and non-food retail outlets, sports/leisure & entertainment facilities, community facilities, hotel, public house, restaurants and cafes and car parking but may include appropriately located and designed residential development.

On land at Greenwood Street (site 3 on Inset Map) the Council will promote and grant planning permission for the regeneration/redevelopment of this historical part of Altrincham town centre for the following possible uses – retail (on Greenwood Street itself), commercial, residential, Civic/town square, Market place, cafes and restaurants where such development will not prejudice the continued operation of the Altrincham General Hospital facility. The regeneration/refurbishment of the Hospital site itself will not be considered favourably by the Council unless and until it ceases to be used for hospital purposes.

On the Altrincham Town Hall site on Market Street ( site 4 on Inset Map) the Council will promote and grant planning permission for the refurbishment and re-use of the Town Hall building s and the refurbishment or redevelopment of the remainder of the site for the following uses – commercial (on the Market Street frontage), a flexible meeting space available for public use, with residential and vehicle parking elsewhere on the site. All proposals for the refurbishment and re-use of the Town Hall building s and/or the refurbishment or redevelopment of the surrounding parts of the site must pay due regard to the setting and architectural merit of the Old Town Hall building and Old Market Place Conservation Area.

On land at Kingsway (site 5 on Inset Map) the Council will seek to maintain existing commercial uses and will only grant planning permission for new uses which would enhance the diversity and mix of the town centre including - specialist comparison shopping, cafés and restaurants, craft workshops, cultural industries and artists’ studios.

Proposals for phased development on any one of these sites (or any individual proposal) must not prejudice the achievement of all the above aims.

In addition to promoting the major development opportunities listed above, the Council will: -

Promote a town square on Stamford New Road, retaining the Clock Tower as a key feature and enhancing the Stamford Buildings and the Railway Station building;
Introduce measures to reduce the flow of vehicles along Stamford New Road between Regent Road/Railway Street and Moss Lane/Cross Street and along Moss Lane to its junction with Oakfield Road/Manor Road & Cross Street;
Encourage improvements to the operation and appearance of the public transport interchange on Stamford New Road;
Implement improvements to pedestrian routes and passageways within and to the town centre.

Elsewhere within the town centre as identified on the Proposals Map, permission will only be granted for new retail development where it accords with the provisions of Policy S1 and Proposal H3.

Justification

1. The Council wishes to maintain and develop Altrincham town centre as an attractive location for both retail and commercial businesses to invest in and for people of all ages to live, work, shop and be entertained in.

2. This Proposal therefore seeks to identify realistic opportunities for the development of new shopping, commercial, leisure and community facilities of a high standard of design and quality which will consolidate, strengthen and extend Altrincham's role as a major town centre serving the south Manchester and north east Cheshire areas. It further seeks to provide appropriate development guidance for the centre in a flexible way so as to encourage potential developers and business investors to exercise their skills in bringing forward attractive and marketable development schemes. The Proposal gives statutory backing to the Town Centre Plan for Altrincham approved by the Council in May 1997 (taking into account the development progress that has been made since its approval).

3. The land to the east of Stamford New Road and Railway Street (including sites 1 & 2 on the Inset Map) has recently provided the main opportunity for the commercial expansion of Altrincham with the development of a new Tesco Extra store and new residential and mixed retail/leisure developments. The remaining land is ideally located to accommodate further significant expansion of retail facilities and other town centre uses. The Council is committed to the expansion of these uses onto the remaining unused and underused land. The precise form, content and timing of the development of the area, however, will be determined in the light of the prevailing economic circumstances and the results of updated studies of retail development potential and car parking in the town. As indicated in the Proposal the Council is committed to introducing additional residential accommodation into the centre to broaden the range of uses and activity generated there.

4. The proposed Greenwood Street redevelopment area (site 3), with a careful and sensitive design treatment, will positively contribute to the architectural merit and townscape of the Market Hall and the Old Market Place Conservation Area and provide attractive pedestrian links to other parts of the town centre. The Proposal includes safeguards to ensure that the hospital facility within the area is not adversely affected whilst its services remain active.

5. The refurbishment/redevelopment proposals for the Altrincham Town Hall area ( site 4) are intended to encourage regeneration and contribute to the architectural merit and townscape of the Old Market Place Conservation Area. The retention, refurbishment and re-use of the ‘ Old Town Hall’ building will be particularly important in this regard. The general improvement of the site should include proposals to assist in providing attractive links to pedestrian priority/traffic free areas and other town centre activities.

6. The redevelopment of the Kingsway Area (site 5) will help to secure the comprehensive regeneration in both the physical fabric and the economic viability of the area, focusing on the north side of Kingsway. With a careful treatment of form and character, development will positively contribute to the townscape qualities of the locality. The proposed redevelopment of the Old Market Place Area will contribute to the townscape of the Old Market Place Conservation Area and the historic setting of St. George’s Church.

7. On the land in the Market Street and Greenwood Street locality (including sites 3 and 4 on the Inset Map) the Council is promoting a Historic Market Quarter Initiative, where traditional town centre uses developed to a high quality will be encouraged. Similar high quality development will be encouraged in the Kingsway locality (site 5), which links to the Historic Market Quarter Initiative area.

8. The proposed new town square, to be situated at the main transport interchange serving the town centre, will provide an important focal point and link between the potential development land to the east of the railway and the existing town centre. The Clock Tower, historically important architectural feature included in the Statutory List, is to be retained as part of this proposal. The design of the town square should complement and enhance the setting of the architecturally important Stamford Buildings (also included in the Statutory List) and the Altrincham Railway Station building.

9. The proposed restriction of vehicle access to Stamford New Road and Moss Lane could include restricting general traffic between certain hours of the day; allowing limited access for buses and service vehicles and provide facilities for the mobility impaired and cyclists and include environmental improvement works. The Council considers that the introduction of such a scheme would provide a safe and pleasant environment for pedestrians and make an important contribution to improving the attractiveness and vitality of the town centre as a whole. Implementation of this proposal will now be possible following the completion of the town centre eastern improvement route highway scheme (see Proposal T8).

10. The existing public transport interchange provides an important focus for services within the town centre and allows passengers to easily transfer between public transport services. The GMPTA is committed to the improvement of the bus station element of the existing interchange. The proposed improvements to the interchange, providing a more attractive, convenient, accessible and efficient alternative to the private car, will assist efforts to increase public transport patronage.

11. The proposed improvements to the links both within the town centre and between adjoining residential areas and the town centre will serve to encourage more local people to walk to the town centre, help relieve traffic congestion and improve the attractiveness of the centre to shoppers and those wishing to use the centre for entertainment and other purposes.

12. The redevelopment or rejuvenation of existing areas of land or buildings in the town centre not specifically identified in the above Proposal will be achieved within the overall framework established by Policy S1, the redevelopment or re-use of redundant land and buildings being essential to the process of maintaining and enhancing the vitality and viability of the town centre.

13. Any individual or phased development proposal within the town centre will be required to demonstrate how it will contribute to the realisation of the development potential of the whole site and the long term enhancement of the town centre. Particular emphasis will be placed on securing attractive developments that will conserve and enhance the character and appearance of the town centre and provide links to the existing town centre shopping streets and transport facilities.

14. Development proposals that come forward on sites located within the five Conservation Areas that are located wholly or partly within the town centre will be expected to preserve or enhance their special character and appearance as set out in Proposal ENV21, ENV23 and ENV25

Part II Proposal S7 - Development in Sale Town Centre

The Council will promote and grant planning permission for new development, in accordance, as appropriate, with the provisions of Proposals D1, D2 and D3, that will consolidate and enhance the vitality and viability of Sale Town Centre as identified on the Inset Map. The Council will in particular favour proposals that: -

Promote the creation of a new focus for the town centre in the vicinity of Sale Town Hall and the Bridgewater Canal-side area, as indicated on the Inset Map. The development will include the following uses – Council offices, community facilities, commercial, car parking, residential and new public open spaces;
Promote the redevelopment of the land between A56 and Hayfield Street for uses appropriate to a town centre;
Support efforts to upgrade the facilities at the Six-Acre Centre;
Support efforts to enhance the appearance and operation of the public transport facilities in the town centre.

Elsewhere within the town centre, subject to the provisions of Proposal S13, the Council will promote and grant planning permission for uses appropriate to the town centre that will complement the above development or improvement schemes.

Justification

1. Sale is one of Trafford’s four main shopping centres and as such the Council wishes to protect its role in serving the community. The Council wishes to see Sale develop and become an even more attractive location for local users, inward investment and job creation. New shopping development proposals will need to be brought forward in accord with the provisions of Policies S1, S3 and Proposal S5.

2. A Private Finance Initiative has secured the redevelopment of the area around Sale Town Hall, Chapel Road Depot and Broad Road car park.

3. The Council wishes to promote the redevelopment of the land between the A56 and Hayfield Street to the west of the main shopping precinct area and has already granted planning permission for the development of a retail food store on land fronting Sibson Road. A high quality of development will be sought for the remainder of this land, located as it is at a prominent gateway to the town centre.

4. The Six-Acre Centre shopping precinct area is the retail focus of the town centre. Improvements to the centre will enhance the vitality and viability of the town centre as a whole.

5. Whilst the Council wishes to promote the provision and retention of retail outlets in the precinct area and indeed throughout the town centre, it recognises that there are a number of other commercial land uses that can contribute to the vitality and viability of the town and aid the overall regeneration effort, These complementary and commercial uses, as specified in PPG6, can include leisure and entertainment facilities, hotels, restaurants and café bars.

6. By supporting improvements to the public transport facility, the Council is seeking to increase patronage of public transport and interchange between modes, by providing an attractive, convenient, accessible and efficient alternative to the private car.

7. It is the intention of the Council to encourage the rejuvenation of the remainder of Sale town centre in order to maintain and enhance the vitality and viability of the centre as a whole.

8. Ensuring a high standard of design, maintaining and enhancing linkages and enhancing the areas of landscaping will contribute to improving the overall attractiveness and vitality of the town centre.

9. Along the Bridgewater Canal the Council will be seeking to bring forward, with private sector support, proposals to create a Linear Park between Stretford and Sale town centres (see Proposal OSR6).

Part II Proposal S8 - Development in Stretford Town Centre

The Council will promote and grant planning permission for new development, in accordance, as appropriate, with the provisions of Proposals D1, D2 and D3, that will consolidate and enhance the vitality and viability of the town centre as identified on the Inset Map and detailed in the Stretford Town Centre Action Plan 2001.

Within the town centre the Council will promote and grant planning permission for development predominantly for retail purposes.

Outside the town centre the Council will favour proposals that promote: -

The redevelopment of the properties along Edge Lane and the A56 frontages for town centre related activities including - community facilities, leisure facilities, residential and commercial uses;
The development of the Newton Street / Lacy Street Car Park for business use that would contribute to the retail and commercial regeneration of the town centre;
The revitalisation of the leisure use of the listed Essoldo building;
The productive redevelopment of the former Stretford Station building;
The improvement of the appearance and utility of the land located between the Altrincham Metrolink line and the Bridgewater Canal.

Wherever appropriate, the Council, when determining planning applications for development, will actively promote a high standard of building design and the inclusion of proposals that enhance landscaping and planting areas, enhance pedestrian and other linkages between the shopping streets, community facilities and existing or planned transport facilities and enhance public security and safety. Proposals for the development of the land between the Altrincham Metrolink line and the Bridgewater Canal will be considered for their beneficial impact on the Stretford - Sale Linear Park proposal referred to in Proposal OSR6 & OSR14.

The Council will promote and encourage the improvement of public transport (bus and Metrolink) facilities in the vicinity of the town centre to improve public access to the centre for shopping and other purposes (see Proposal T11). Development proposals that may prejudice the implementation of these improvements will not be granted planning permission.

Justification

1. Stretford is one of Trafford’s four main shopping centres and as such the Council wishes to protect its role in serving the community. Given that there are no development sites available within the town centre area designated by Proposal S5 that could be utilised to provide additional facilities to meet local community needs, the Council proposes to provide opportunities for mixed-use development outside of the shopping mall area which will serve to consolidate and enhance its vitality and viability. The mixed-use redevelopment proposal described in sub-paragraph (i) has been included to assist the revitalisation of the listed Essoldo building. New shopping development proposals will need to be brought forward in accordance with the provisions of Policies S1, S3 and Proposal S5.

2. The town centre is located adjacent to two proposed Quality Bus Corridors (the A56 radial and the Stockport-Chorlton-Urmston cross-conurbation routes) and to the Altrincham-Bury Metrolink line. Proposals to invest in improvements to the two bus corridors and in the Metrolink (including up-grading the station facilities at Stretford) are included in the Greater Manchester Local Transport Plan (see also Proposal T11).

3. The area of development opportunity located to the south of Edge Lane in the Newton Street/Lacy Street area is part of an area identified as a local strategic development site (see Proposal E13) suitable for development by business uses that would augment the retail and commercial functions of the town centre.

4. Ensuring a high standard of design, maintaining and enhancing linkages and enhancing the areas of landscaping will contribute to improving the overall attractiveness and vitality of the town centre.

5. Along the Bridgewater Canal the Council will be seeking to bring forward, with private sector support, proposals to create a Linear Park between Stretford and Sale town centres (see Proposal OSR6).

Part II Proposal S9 - Development in Urmston Town Centre

Within the town centre the Council will promote and grant planning permission for development predominantly for retail purposes. In particular the Council will promote and grant planning permission for proposals that include measures to continue the refurbishment and improvement of the Moorfield Walk Precinct as the primary retail focus within the town centre. At the northern end of the Precinct the Council will promote and grant planning permission for redevelopment to provide the centre with a large modern food superstore outlet.

Elsewhere in the town centre, subject to the provisions of Proposal S13, the Council will promote and grant planning permission for other appropriate town centre uses, including community facilities, leisure facilities, residential and commercial accommodation.

The Council will promote and encourage the improvement of public transport (bus and rail) facilities in the vicinity of the town centre to improve public access to the centre for shopping and other purposes (see Proposal T11). Development proposals that may prejudice the implementation of these improvements will not be granted planning permission.

Within and adjoining the town centre the Council will encourage the maintenance and enhancement of the landscaping and planting.

Justification

1. Urmston Town Centre is one of Trafford’s four main town centres and as such the Council wishes to protect its role in serving the community. Providing opportunities for mixed-use development outside of the shopping mall area will serve to consolidate and enhance its vitality and viability. New shopping development proposals will need to be brought forward in accordance with the provisions of Policies S1, S3 and Proposal S5.

2. The Council now owns the Urmston Moorfield Walk Precinct, and in consultation with the Central Urmston Partnership will seek to attract adequate resources to secure its further refurbishment and improvement. The provision of a large modern food store outlet at the northern end of the Precinct will enhance the quality of retail provision in the centre, its vitality and attractiveness to local shoppers.

3. Ensuring a high standard of design, maintaining and enhancing linkages and enhancing the areas of landscaping will contribute to improving the overall attractiveness and vitality of the town centre.

Part II Proposal S10 – Local and Neighbourhood Shopping Centres

The Council will seek to maintain and enhance the retail function of Local Shopping Centres and Neighbourhood Centres, as listed in Appendix K and indicated on the Proposals Map.

Within existing local shopping centres, planning permission for new retail development will only be granted where the development is of a scale appropriate to the size of the centre and it complies as appropriate with criteria (iii) to (vi) of Proposal S5, criterion (i) of Proposal S11 and the provisions of Proposals D1 and D2.

Development will be permitted at the edge of existing centres as defined on the Proposals Map, but only when it can be demonstrated that there is no suitable site within the existing centre.

In addition, the Council will promote the development of a new local shopping centre at Sinderland Road, Broadheath to serve the area of new housing development proposed on land south of Sinderland Brook (site HOU4, Proposal H3 and Proposal MD1).

Justification

1. Local Shopping Centres, as listed in Appendix K and indicated on the Proposals Map, cater primarily for the day to day needs of the nearby area or those passing by, but may also cater for more limited specialist needs from a wider area. They contain 10 or more units within Class A1 of the Use Classes Order and generally include, for example, newsagents/confectioners, chemist, post office, grocers/mini-market, baker and butcher. Neighbourhood Centres, also identified in Appendix J and identified on the Proposals Map, provide a similar role to that of Local Shopping Centres being easily accessible to all the community and cater for the daily or casual needs of nearby residents. They consist of 5 or more adjacent or closely associated shop units, the majority of which are currently in A1 use or are vacant. This threshold is lower in certain areas where it is known that access to retail facilities is a contributory factor towards social exclusion.

2. The role of Local and Neighbourhood Centres has been somewhat eroded in recent times with the increased reliance on large food stores and increased car use but the Council wishes to do what it can to support the survival of these important community assets.

3. The concentration of new development of an appropriate scale within or on the edge of the existing local and neighbourhood centres in the Borough is intended to consolidate and enhance their vitality and viability.

4. The role of the A56 frontage in providing local and neighbourhood facilities is a complicated one. The A56 is one of the main arterial routes into Manchester city centre and the free flow of traffic on it is seen as being important to the economic well-being of the area. To this end parking restrictions apply along the majority of its length which has further affected the viability of a large number of shops on its frontage. Many have changed from serving local needs to providing for more specialist retailers, many have switched to other commercial uses whilst in certain areas high levels of vacancy are a problem. Other policies and proposals within the Plan discourage the further proliferation of significant traffic generating uses along the A56. For this reason the Plan does not identify all of the retail units along the A56 as being Local or Neighbourhood centres. The Council would be happy to see the reuse of such units for more viable commercial purposes or redeveloped for other uses.

5. The Council, within the Housing Chapter, has identified a number of Priority Regeneration Areas, in Old Trafford, Gorse Hill and Partington, and set out proposals to deliver its regeneration goals. These proposals recognise the role the local retailing facilities can play in helping to regenerate an area. The neighbourhood centres within these areas have not been identified in this Proposal because they do not have 5 or more units in A1 use, primarily due to vacancy. The Council is, however, committed to continuing and enhancing their retail role.

6. The new local shopping centre proposed at Sinderland Road is required to support the needs of residents and workers in a major housing and employment growth area. It is a reaffirmation of proposal BS1 contained within the former Broadheath and Sinderland Local Plan. It is envisaged that the development could consist of up to 1,490 gross square metres (16,000 gross square feet) of shopping floor-space, a public house, community facilities and public open space.

Part II Proposal S11 – Development Outside Established Centres

Proposals for retail development not on land within town and district centres (or otherwise specifically allocated for the purpose in this Plan - see Proposal S12) will not be permitted unless all the following factors apply:

There is a demonstrable need for further retail development locally that cannot be met by existing provision in the Borough;
It can be demonstrated that a sequential approach to site selection has been adopted, giving first preference to sites within town and district centres, followed by edge-of-centre sites at town and district centres, sites within local and neighbourhood centres, and only then by out-of-centre sites;
The scheme would be highly accessible by a choice of means of transport allowing for the minimisation of car use;
The development would not lead to the sporadic siting of comparison goods shopping units along a road corridor;
There is no realistic chance of the site being developed for any other use for which it may be allocated specifically in this Plan;
The development meets the requirements of other Proposals in this Plan, particularly Proposals D1 and D2.

In all cases it will be necessary to demonstrate, by means of an impact study to a methodology acceptable to the Council, that the development would not have a serious adverse effect on the vitality and viability of any town or district centre within or outside Trafford.

Justification

1. The Borough Council has long accepted that the scope and need exists for the development of new forms of retailing to meet the changing requirements of shoppers.

2. This Proposal aims to ensure the orderly development of large stores and retail warehouses on appropriate sites within the Borough in order to avoid damaging the vitality and viability of existing shopping centres. The criteria contained within the Proposal reflect government guidance contained within PPG6 and PPG13.

3. In relation to criterion (i), the Council will require that proposals should demonstrate a quantitative need in terms of capacity (physical) and demand (available expenditure). Account will also be taken of any qualitative benefits to shopping facilities and any contribution to achieving the regeneration priorities of the Council, although greater weight will be given to quantitative factors and regeneration benefits will not be treated as an aspect of retail need.

Part II Proposal S12 - Retail Warehouse Park Development

Non-food retail warehouse development will be concentrated within the three existing retail warehouse parks and area TCA1C identified on the Proposals Map. Other than within these areas, the Council will notpermit the sporadic siting of comparison/bulky goods units outside existing town, district, local and neighbourhood shopping centres or along road corridors.

New development proposals arising within the three existing retail warehouse parks will only be granted planning permission where they comply with the provisions of Proposals D1 and D2.

Justification

1. This proposal acknowledges that recent trends in the non-food retail warehouse sector of the retailing industry have been towards concentration in park type developments and reflects the fact that both the north and south of the Borough are now well served by this type of development.

2. The Trafford Retail Development Study 2001 confirms, in the light of Proposal TCA1C, that the retail warehouse park provision set out in this Proposal will be sufficient to meet the shopping needs of local people for the next ten years.

3. Controlling the sporadic siting of non-food retail warehouses will avoid damaging the vitality and viability of existing shopping centres.

Part II Proposal S13 - Non Shop Service Uses Within Town And District Shopping Centres

Proposals for the change of use of ground floor premises from Class A1 to Classes A2/A3 within the main shopping frontages listed in Appendix H to the UDP will be considered against the following criteria: -

Their particular effect on, or contribution to, the character, diversity and vitality of the centre;
The need to maintain a high proportion of Class A1 uses within these frontages and prevent the introduction of excessive concentrations of other uses;
The need for the frontages of the premises themselves to be treated in a fashion appropriate to a shopping centre.

Proposals for such changes of use within other important shopping frontages listed in Appendix H will normally be permitted, provided that: -

The character, diversity and vitality of the area as an important shopping frontage is not harmed, and,
The frontage of the premises concerned is treated in a fashion appropriate to a shopping area.

Justification

1. The purpose of this Proposal is to ensure as far as is possible that the further growth and concentration of ground floor service uses in the shopping streets where the bulk of shops are located is restrained in order to maintain the compactness, convenience and attractiveness of these centres to shoppers and thereby helping to sustain their vitality and viability and that of the centre as a whole.

2. The Council recognises that non-shop uses provide important services to shoppers and have a place within shopping centres. Not all uses of this type, however, require a location within the main shopping streets to be able to carry on their business. This Proposal therefore seeks to accommodate these types of activity in acceptable alternative locations that do not detract from the function of each centre as a focus for shopping activity.

3. For clarification purposes Appendix H contains a list of all “main" and “other important shopping frontages".

Part II Proposal S14 Non Shop Uses Within Local and Neighbourhood Shopping Centres

Planning permission will only be granted for changes of use from Class A1 purposes to Class A2/A3 purposes where proposals conform with the provisions of Proposals D1 and D2 and will not cause significant harm to the character, diversity and vitality of the centre’s principal role as a shopping centre available to local residents.

In assessing the potential effect of particular proposals the Council will take into account the following: -

The number and location of other non-retail uses in the centre, including outstanding commitments for such uses;
The number and duration of vacancies among units in the centre;
The ability of the centre to continue to meet the small scale top-up day to day shopping needs of local residents, especially in areas where access to retail facilities is a problem, and,
The availability of retail facilities in the surrounding area, their accessibility and ability to continue to meet the small scale top-up day to day shopping needs of residents.

Where the retail function of a shop unit in a local or neighbourhood shopping centre can, by reference to the above criteria, be shown to be non-viable then its conversion to residential usage will be permitted.

Justification

1. The Council recognises that non-shop uses provide important services and have a place within local shopping centres. Local shops, however, also provide an important and convenient service to local residents, especially where there is a distinct problem of poor access to retail facilitiesparticularly for residents that do not have the use of a car, which the Council wishes as far as it is able to conserve. The loss of even one or two shops to non-retail uses could in some instances critically affect a centre’s potential to meet local needs that can exacerbate problems of social exclusion. This, however, has to be balanced against the need to avoid long term vacancies which in their own way, through vandalism, decay and worsening environmental conditions, can be a contributory factor in social exclusion.

2. This Proposal seeks to achieve the balance of preserving local retailing to meet the small scale top-up day to day shopping needs of local residents while recognising that the retail industry is changing rapidly and small local shops are finding it increasingly difficult to remain viable. This Proposal takes account of the advice set out in PPG6.