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Adopted Plan Deposit Draft

Policy:

S9 Retaining traditional shop fronts.

(S11)

S10 Convenience goods stores.

(S12)

S11 Retail warehousing.

(S13)

S12 Retail on industrial estates and commercial sites.

(S14)

S13 Ancillary retail uses.

(S15)

Deleted Shopping facilities within new housing development.

(S9)

Proposal:

2.6.1 Retailing is a major industry with particular impact on the national and local economy. It provides jobs and services in the community. Traditionally retail choice has been focussed on town centres, taking advantage of the coming together of large numbers of shoppers. Town centres can offer the range, quality and convenience of shops and services that will be attractive to nearby residents, to visitors and to investors. However, retailing is constantly adapting to changing economic and social conditions. There has been a trend, particular in convenience goods shopping, towards larger stores in out of town locations. These shops need extensive floor areas, good road access and sufficient customer car parking close at hand.

Changing patterns to retailing.

2.6.2 In Mid Suffolk, local shopping centres in market towns and larger villages or individual shops in rural areas each make a valuable contribution to meeting local needs. This type of structure to retailing is often described as a shopping hierarchy with the greater range of shops and services in larger centres whilst at the other end of the hierarchy, the daily or casual needs of nearby residents are met by the village or corner shop. This type of local facility is a particularly important and convenient service for those who are less mobile, with small children or without a motor car. Where a shop's continued viability is marginal, the District Council may be able to offer corporate financial support to enable its retention through the SOLUS rate reduction scheme. The Local Plan addresses the issues raised by new methods of retailing, particularly the contribution of retailing to the vitality and viability of town centres.

Supporting a shopping hierarchy that meets local needs.

2.6.3 The Shopping and Town Centre Development objectives of the Local Plan are:-

Shopping

- to encourage a range of shopping opportunities to which people have easy access;

- to encourage the retention and provision of village shops;

- to provide safe, attractive and convenient shopping environments in towns and large villages where a range of shops already exist;

- to protect and enhance the role of Stowmarket as a shopping centre serving the population of its surrounding villages;

- to ensure an adequate provision of shopping and service facilities to meet existing and predicted needs; and

- to retain as much shopping expenditure as possible within the Plan area, thereby reducing long distance car-borne shopping journeys.

Town Centres

- to identify areas within which shopping and related uses will be the priority form of development;

- to provide opportunities for non-shopping uses essential to the economy, vitality and attraction of town centres; and

- to improve the accessibility of town centres for the users of both private and public transport and cyclists.

The Shopping Hierarchy

2.6.4 The low population density of Suffolk results in its main shopping centres being relatively dispersed. Therefore intermediate centres are important in serving the rural area. At present Stowmarket provides this intermediate level of shopping for a wide catchment area but its town centre shops face significant retail competition from Ipswich and Bury St Edmunds, each with a range of department stores and attractive new shopping malls. In addition, food superstores have been developed on the edge of both towns with easy access from the A14 trunk road. Shopping trips are influenced in the northern part of Mid Suffolk in a similar way with consumer expenditure drawn out of the District. Diss and Harleston exert an influence on shopping across Mid Suffolk's border with Norfolk. Each town offers a recent pedestrian priority scheme coupled with improved access and car parking provision. Diagram 4 indicates the type of shopping catchment areas served by town centres outside Mid Suffolk.

Competition from town centres outside Mid Suffolk.

Diagram 4 - Shopping Catchment Areas served by towns outside Mid Suffolk

2.6.5 A clear retail hierarchy exists in Mid Suffolk. Stowmarket has the largest number of shops, including national multiples and provides the District with its main shopping centre. The smaller towns of Needham Market, Eye and Debenham serve as local shopping centres offering a more limited range of shops and catering mainly for convenience goods shopping and local services. A number of larger villages have a collection of shops serving a similar function.

2.6.6 Stowmarket had a total of 195,290 sq ft (net) of retail floorspace in 1992, with 38.6 per cent given over to convenience goods shopping. Most shops are concentrated around Market Place and along Ipswich Street and Bury Street. In comparison, Needham Market which is the second largest shopping centre in the District had a total retail floorspace of 6,345 sq ft (net) in 1992. The objective of the District Planning Authority is to consolidate and enhance the existing provision in town centres and in the local shopping centres at a number of larger villages. This approach takes advantage of public transport services and existing investment in car parking facilities.

The importance of local shopping centres.

Existing Shopping Frontages

2.6.7 The Government's planning guidance for retailing looks for the vitality and viability of town centres to be protected. Existing shopping frontages within Mid Suffolk's towns are mainly in Conservation Areas with many shops occupying listed buildings. Vacant premises detract from the appearance of a Conservation Area and could mean buildings will eventually fall into disrepair. To maintain the vitality of these existing shopping frontages, the District Planning Authority proposes to identify a relatively compact principal shopping area within each town.

2.6.8 Within a principal shopping area, policies will resist the fragmentation of existing shopping frontages, although allowing for supporting uses such as building societies, estate agents and insurance offices. Such a concentration of retail activity provides for a convenient shopping centre to which off-street parking can be more readily provided. In the smaller towns of Needham Market, Eye and Debenham, shopping frontages tend to be interspersed with residential properties and therefore local residential amenity will need to be protected.

Identifying principal shopping areas for Mid Suffolk's towns.

2.6.9 Stowmarket Town Centre - Shopping choice contributes to the vitality of a town centre, but its well-being stems from a much wider range of activities than just retailing. Complementary uses can reinforce the leisure and service role of the principal shopping area, making the town centre more attractive to nearby residents and visitors. Cinemas, museums, hotels, restaurants and cafes and a range of financial services can add to the general attraction. These uses are often appropriate to both primary and secondary shopping frontages, but there are some uses which could have a detrimental effect on the character, appearance and even the trading performance of primary shopping frontages particularly within a conservation area.

Creating a well-defined shopping centre for Stowmarket.

2.6.10 The District Planning Authority sees this situation as applying in Stowmarket where the Local Plan makes a distinction between uses appropriate to the town's primary shopping frontages and those uses which would be better located among secondary shopping frontages. This applies to non-retail businesses wishing to be near the existing town centre. Similarly, amusement centres will be directed away from the primary shopping frontages. More detailed comment on the future of Stowmarket town centre and proposals for its enhancement are set out in Paragraphs 2.6.26 to 2.6.39 below.

PROPOSAL 10:

PRINCIPAL SHOPPING AREAS ARE DEFINED FOR THE FOLLOWING TOWNS:-

DEBENHAM (INSET MAP 25)

NEEDHAM MARKET (INSET MAP 55)

EYE (INSET MAP 30)

STOWMARKET (TOWN CENTRE INSET MAP 73B).

PROPOSAL 11:

WITHIN STOWMARKET'S PRINCIPAL SHOPPING AREA, MARKET PLACE, MEADOW CENTRE PRECINCT AND PART OF IPSWICH STREET IS DEFINED AS A PRIMARY SHOPPING FRONTAGE. THE REMAINDER OF IPSWICH STREET AND PARTS OF BURY STREET, TAVERN STREET, STATION ROAD AND STOWUPLAND STREET ARE DEFINED AS SECONDARY SHOPPING FRONTAGES.

(STOWMARKET TOWN CENTRE INSET MAP 73B).

SUPPORTING THE ROLE OF EXISTING TOWN CENTRES

POLICY S1

IN TOWNS, RETAIL DEVELOPMENT SHOULD NORMALLY TAKE PLACE WITHIN THE DEFINED PRINCIPAL SHOPPING AREAS AND, WITHIN THESE AREAS, PROPOSALS FOR THE CREATION OF ADDITIONAL RETAIL FLOORSPACE BY EXTENSION, CHANGE OF USE OR REDEVELOPMENT WILL BE PERMITTED SUBJECT TO THE FOLLOWING CRITERIA:-

- PROPOSALS SHOULD BE DESIGNED TO A HIGH STANDARD WITH ATTENTION TO SCALE, MASSING, DETAILING AND MATERIALS;

- PROVISION SHOULD BE MADE FOR SATISFACTORY ACCESS, SERVICING ARRANGEMENTS AND PARKING IN ACCORDANCE WITH THE STANDARDS ADOPTED BY THE DISTRICT PLANNING AUTHORITY;

- WHERE SHOP UNITS ARE PROVIDED ON THE GROUND FLOOR, OFFICES OR RESIDENTIAL ACCOMMODATION SHOULD NORMALLY BE PROVIDED ABOVE;

- PROPOSALS SHOULD NOT HAVE A SIGNIFICANTLY ADVERSE AFFECT ON THE GENERAL AMENITY OF NEIGHBOURING PROPERTIES, PARTICULARLY BY REASONS OF NOISE OR SMELL.

USES APPROPRIATE TO PRINCIPAL SHOPPING AREAS

POLICY S2

WITHIN THE DEFINED PRINCIPAL SHOPPING AREAS, PROPOSED USES WITHIN CLASS A1 (SHOPS), CLASS A2 (FINANCIAL AND PROFESSIONAL SERVICES) AND CLASS A3 (FOOD AND DRINK) OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 WILL NORMALLY BE PERMITTED, PROVIDED THAT:-

- THERE IS NO ADVERSE EFFECT ON ENVIRONMENTAL AMENITY OR HIGHWAY SAFETY;

- SATISFACTORY SERVICING HAS BEEN MADE TO MEET THE NEED FOR OFF-STREET PARKING.

- ADEQUATE PROVISION HAS BEEN MADE TO MEET THE NEED FOR OFF-STREET PARKING.

THE EXCEPTION TO THIS POLICY IS WITHIN THE DEFINED PRIMARY SHOPPING FRONTAGES FOR STOWMARKET WHERE THE LOSS OF RETAIL FLOORSPACE AT GROUND LEVEL TO NON-SHOPPING USES WILL BE RESISTED. WITHIN STOWMARKET'S PRIMARY SHOPPING FRONTAGE, ONLY PROPOSED USES WITHIN CLASS A1 (SHOPS) OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 1987 WILL BE PERMITTED.

AMUSEMENT CENTRES

POLICY S3

BY REASON OF THEIR ADVERSE EFFECT ON VISUAL AMENITY AND THE LIKELY GENERATION OF NOISE OR DISTURBANCE, AMUSEMENT CENTRES OR OTHER LEISURE ARCADES WILL NOT BE PERMITTED WITHIN CONSERVATION AREAS, EVEN THOUGH THE AREA MAY ALSO HAVE BEEN DEFINED AS A PRINCIPAL SHOPPING AREA.

AMUSEMENT CENTRES WILL NOT BE PERMITTED IN STOWMARKET'S PRIMARY SHOPPING FRONTAGE OR NEAR TO SCHOOLS, CHURCHES, HOSPITALS AND HOTELS.

Complementary Uses in Town Centres

2.6.11 The economic well-being of town centres stems from the range and quality of activities that take place within them. The location of small businesses, houses or offices in or near the town centre and the occupation of flats above shops can increase activity. In particular, office uses are a vital part of the local business economy of a town centre. Living accommodation can be of considerable benefit, adding life to the town centre outside of shopping hours and helping to deter vandalism.

Maintaining the vitality of town centre shopping streets.

2.6.12 The creation of flats on the upper floors of shops and businesses can provide living accommodation, possibly for rent, and the enhancement and preservation of buildings in a conservation area. If town centres provide a range of attractions they are more likely to be served by public transport networks and one journey can serve several purposes. Development in town centres can therefore help keep private car use to a minimum thus reducing harmful emissions of carbon dioxide. The important contribution made to the diversity of the town centres by arts and entertainment venues is discussed below in paragraph 2.8.40 and Policy RT16.

AVOIDING THE LOSS OF RESIDENTIAL ACCOMMODATION

POLICY S4

WITHIN PRINCIPAL SHOPPING AREAS, THE LOSS OF EXISTING RESIDENTIAL ACCOMMODATION WILL BE RESISTED. ANY ADVERSE EFFECT ON NEIGHBOURING RESIDENTIAL AMENITY OR THE CHARACTER OF APPEARANCE OF THE SURROUNDING AREA ARISING FROM AN INAPPROPRIATE CHANGE OF USE, FROM RESIDENTIAL, WILL BE A MATERIAL CONSIDERATION IN DETERMINING A PLANNING APPLICATION.

LIVING ACCOMMODATION ABOVE SHOPS AND OTHER COMMERCIAL PREMISES

POLICY S5

PROPOSALS FOR THE CONVERSION OF THE UPPER STOREYS OF SHOPS AND OTHER COMMERCIAL PREMISES TO LIVING ACCOMMODATION WILL BE PERMITTED PROVIDED THAT:-

- ANY PHYSICAL ALTERATION DOES NOT HAVE A SIGNIFICANTLY ADVERSE EFFECT UPON THE CHARACTER OR APPEARANCE OF THE PROPERTY, PARTICULARLY A LISTED BUILDING.

- THERE IS NO SIGNIFICANT ADVERSE EFFECT ON NEARBY ENVIRONMENTAL OR RESIDENTIAL AMENITY.

PROVISION OF OFFICE ACCOMMODATION

POLICY S6

WITHIN PRINCIPAL SHOPPING AREAS, THE PROVISION OF OFFICE ACCOMMODATION WILL BE CONSIDERED AGAINST THE FOLLOWING CRITERIA:-

- THE SCALE OF THE PROPOSAL AND ITS RELATIONSHIP TO ITS SURROUNDINGS;

- ACCESS AND HIGHWAY SAFETY;

- THE EFFECT ON RESIDENTIAL AMENITY;

- THE EFFECT ON A CONSERVATION AREA AND LISTED BUILDINGS;

- ADEQUATE PROVISION HAS BEEN MADE TO MEET THE NEED FOR OFF-STREET PARKING.

THE EXCEPTION TO THIS POLICY IS WITHIN THE DEFINED PRIMARY SHOPPING FRONTAGE FOR STOWMARKET WHERE THE LOSS OF RETAIL FLOORSPACE AT GROUND LEVEL TO NON-SHOPPING USES WILL BE REFUSED. OFFICE ACCOMMODATION ABOVE SHOPS WILL BE SUPPORTED PROVIDED THAT THERE ARE NOT SIGNIFICANTLY ADVERSE EFFECTS ON THE AMENITY OF ADJOINING RESIDENTIAL PROPERTIES AND ACCESS AND PARKING PROVISIONS ARE SATISFACTORY.

Local Shopping Facilities>

2.6.13 Value for money and choice will influence customer spending; this could be at local shopping centres in the larger villages or at parades of shops in residential areas or at individual corner or village shops. In turn this will cut down on the number of car journeys made for shopping trips. There continues to be a strong demand for the more local or specialised goods and services provided by small shops of various kinds. They cater for daily or casual needs. Alternatively, they provide specialist services drawing customers from a wide area. They have significant local economic and social functions. The loss of the traditional village shop can have a particularly severe impact on the community it serves especially in a rural area.

Importance of locally available facilities.

2.6.14 Shop Fronts - Change of use from a shop to residential accommodation can result in the removal of shop fronts or display windows. In addition to lessening the possibility of a return to a shopping use in the future, such physical alterations can have a harmful effect on the appearance of shopping frontages. This is especially the case in a conservation area where an attractive shop front may have become an important element in the street scene. The Government's conservation policy advises that wherever old shop fronts of merit survive every effort should be made to retain them. Similarly, new shop fronts should be kept in sympathy with their surroundings and incorporate ground floor details of interest.

Good shop front design contributes to an attractive shopping environment.

2.6.15 Shop fronts and fascias (including lettering, stall risers, doors and canopies) should be in scale with the building in which they are set. Shop fronts should not be set back behind the rear edge of the footway unless essential for practical reasons. The design of the shop front should integrate satisfactorily with its setting. Modern shop windows with large areas of unrelieved glass down to ground level and the external use of materials such as plastic sheeting, modern glazed tiles or mosaics will normally be resisted. The use of timber will generally be regarded as preferable to anodised aluminium and use of the signwriters' art will be encouraged in shop front design. The District Planning Authority may request the submission of scale drawings to determine whether the detailed design is acceptable.

PROVISION OF LOCAL SHOPS

POLICY S7

WITHIN SETTLEMENT BOUNDARIES, PROPOSALS FOR NEW PURPOSE-BUILT SHOPS, CONVERSIONS, AND EXTENSIONS OF EXISTING SHOPS, WILL BE PERMITTED PROVIDED THAT:-

- THE PROPOSAL REFLECTS THE SCALE AND APPEARANCE OF ITS SURROUNDINGS;

- THERE IS NO SIGNIFICANT LOSS OF AMENITY FOR NEARBY RESIDENTS;

- THE PROPOSAL DOES NOT DETRACT FROM NEARBY ENVIRONMENTAL AMENITY AND THE LOCAL DISTINCTIVENESS OF ITS SURROUNDINGS;

- PARKING PROVISION TAKES ACCOUNT OF THE ADOPTED STANDARDS OF THE DISTRICT PLANNING AUTHORITY WHERE NEW PURPOSE-BUILT SHOPS ARE PROPOSED.

SHOP FRONT DESIGN

POLICY S8

PROPOSALS FOR THE INTRODUCTION, REPLACEMENT OR ALTERATION OF SHOP FRONTS SHOULD BE IN SCALE WITH THE BUILDING IN WHICH THEY ARE SET AND BE SYMPATHETIC IN NATURE AND APPEARANCE TO THE CHARACTER OF THE BUILDING AND ITS SURROUNDINGS.

WITHIN CONSERVATION AREAS SPECIAL ATTENTION SHOULD BE GIVEN TO THE DESIGN, COLOUR, MATERIALS AND DETAILING OF PROPOSED SHOP FRONTS. STANDARDISED DESIGNS, ADOPTED BY RETAILERS AS PART OF A CORPORATE IMAGE MAY REQUIRE ADAPTATION TO REFLECT THE CHARACTER AND APPEARANCE OF THE EXISTING STREET SCENE.

RETAINING TRADITIONAL SHOP FRONTS

POLICY S9

WITHIN CONSERVATION AREAS, AND PARTICULARLY WHERE A PROPOSAL AFFECTS A LISTED BUILDING, THE DISTRICT PLANNING AUTHORITY WILL EXPECT THE RETENTION OF TRADITIONAL SHOP FRONTS OF MERIT EVEN THOUGH A PLANNING PERMISSION MAY BE GRANTED FOR A CHANGE TO A NON-SHOPPING USE.

New Shopping Development to Meet Future Needs

2.6.16 The District Planning Authority, in association with Stowmarket Town Council, commissioned a study by Hillier Parker in 1992, the 'Stowmarket Shopping Study', to establish the strength of Mid Suffolk's retail centres in relation to larger towns outside the District and, on this basis, to assess the likelihood of major retail development within the Local Plan area. The findings of the study indicate that the bulk of customer spending is centred on a few large towns. The higher rental values, and therefore investment in shopping facilities, tend to be found in the town centres of Ipswich and Bury St Edmunds where a good trading reputation has been established.

Stowmarket's trading position in the shopping hierarchy.

2.6.17 This is especially the case for comparison or durable goods retailing. Stowmarket's position in the shopping hierarchy, with the nearby counter-attraction of Ipswich and Bury St Edmunds, indicates there is unlikely to be investment from national multiples trading in comparison goods unless the overall trading position of the town is improved. During the initial years of the Local Plan, Stowmarket and Mid Suffolk's other shopping centres are unlikely to require anything more than small-scale redevelopment, change of use or the refurbishment of the existing stock.

2.6.18 Nevertheless, Mid Suffolk's towns and local shopping centres within villages will continue to play an important role in the provision of convenience goods shopping. In particular, with the planned growth of up to 1,200 new dwellings (1,000 within the Plan period) on land between the railway and the A14 trunk road, Stowmarket will need additional convenience goods floorspace. The Hillier Parker study concludes that, based on potential housing growth in Stowmarket's catchment area and the Plan's objective of bringing customer spending currently lost to other centres back into Mid Suffolk, then a new food superstore of about 25,000 sq. metres net (50,000 sq. metres gross) is likely to be supportable by 1996. The retailing requirements for this type of development are for a highly accessible site of between 2.4 and 3.2 hectares with ample surface parking and good connections to the main road network, particularly the A14 trunk road.

Providing a new food superstore facility for the Stowmarket catchment area.

2.6.19 Notwithstanding the physical problems associated with incorporating a large food superstore within the town centre, the District Planning Authority do not consider this option would maximise the benefits of a new store in terms of trade retention or choice and convenience for local shoppers. Edge-of-town development with ready access from the A14 would help bring consumer spending back into Mid Suffolk, improve the overall trading position of Stowmarket and would have limited adverse effects on established shops in the town centre.

2.6.20 The District Planning Authority has allocated a site for a major food superstore as part of the Stowmarket Strategic Development Area. Details are contained in Proposal 28 set down in Section 2.10. The infrastructure required for this development area will also give access to industrial sites and adjoining housing land, within the Strategic Development Area. The necessary provision of road infrastructure is dealt with under Section 2.7: Transport.

2.6.21 Elsewhere proposals for major convenience goods superstores will be judged on their merits having regard for the guiding principles of the Local Plan and recent planning advice contained in Planning Policy Guidance Note 6: Town Centres and Retail Developments.

CONVENIENCE GOODS STORES

POLICY S10

PROPOSALS FOR NEW CONVENIENCE GOODS STORES WILL BE ASSESSED AGAINST THE FOLLOWING CRITERIA:-

- IT SHOULD BE DEMONSTRATED TO THE SATISFACTION OF THE DISTRICT PLANNING AUTHORITY THAT THE PROPOSED STORE WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON THE VITALITY AND VIABILITY OF TOWN CENTRE RETAILING;

- PROPOSALS WILL BE ASSESSED IN ACCORDANCE WITH THE "SEQUENTIAL TEST" WHEREIN A SITE WILL ONLY BE CONSIDERED ACCEPTABLE IF THERE IS NO SUITABLE SITE CLOSER TO THE TOWN CENTRE;

- PROPOSALS WILL BE EXPECTED TO BE OF A HIGH QUALITY OF DESIGN AND LAYOUT AND ALLOW FOR THE CONVENIENT INTEGRATION OF PUBLIC TRANSPORT WITHIN THE SITE;

- THE LEVEL OF TRAFFIC GENERATED SHOULD BE CAPABLE OF BEING SATISFACTORILY ACCOMMODATED ON ANY PROPOSED OR EXISTING ROAD NETWORK;

- SITE ACCESS SHOULD BE WELL RELATED TO THE PRINCIPAL ROAD NETWORK AND LINKED TO CYCLE TRACKS AND FOOTPATHS;

- PARKING PROVISION SHOULD BE TO THE ADOPTED STANDARDS OF THE DISTRICT PLANNING AUTHORITY;

- THERE SHOULD BE NO SIGNIFICANT LOSS OF AMENITY FOR NEARBY RESIDENTS OR DISRUPTION TO THE ACTIVITY OF NEARBY INDUSTRIAL PREMISES;

- DEVELOPERS WILL BE EXPECTED TO SUBMIT AND IMPLEMENT A LANDSCAPING SCHEME, INCLUDING, IF NECESSARY, SCREENING OR MOULDING, AS PART OF ANY APPLICATION.

CONVENIENCE GOODS STORES WILL NOT BE PERMITTED IN THE COUNTRYSIDE.

Different Forms of Out-of-Town Retailing

2.6.22 In-town and out-of-town retail development each has its own distinctive role to play. The Government's planning guidance recommends that these roles should complement each other, but that it may be appropriate to use planning conditions or planning obligations to ensure that out-of-town development does not subsequently alter its character, by materially changing the range of goods sold, in a way that will threaten the viability of town centres.

Avoiding direct competition with town centres.

2.6.23 Retail Warehousing - The development of retail warehouses has increased substantially, mainly offering Do-It-Yourself goods, furniture, gardening products and building materials. The floorspace requirement for this type of retailing and the bulky nature of the goods sold means that it is often unsuitable and cannot easily be accommodated within or immediately adjacent to town centres. Nevertheless development of this kind should be for the sale of comparison goods only, be well related to existing built-up areas and should not generate traffic on nearby minor or residential roads.

Responding to retail trends.

2.6.24 Ancillary Retail Uses - Retail development will not normally be allowed in the countryside or on land designated for other uses such as industry. The loss of a key employment site may make it difficult for the District Planning Authority to achieve its industrial development strategy. However, there are a number of industrial or manufacturing activities or services offered where retail sales are ancillary to or part of the service offered, such as tyre and exhaust fitters.

2.6.25 In the case of sales forming part of a service, such as the tyre fitting example used above, these activities are best sited on industrial or warehousing estates. Normally such services, which necessarily include a retail element, do not depend upon passing trade for customer purchases, and together with the 'factory shop' (for the sale of goods from the premises where they are manufactured as an ancillary activity), such sales and ancillary retail uses are unlikely to have a materially detrimental effect on town centre or other shopping facilities.

Services to the public involving ancillary retail sales.

RETAIL WAREHOUSING

POLICY S11

PROPOSALS FOR RETAIL WAREHOUSING WILL BE CONSIDERED AGAINST THE FOLLOWING CRITERIA:-

- IT SHOULD BE DEMONSTRATED TO THE SATISFACTION OF THE DISTRICT PLANNING AUTHORITY THAT THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON THE VITALITY AND VIABILITY OF TOWN CENTRE RETAILING;

- PROPOSALS WILL BE ASSESSED IN ACCORDANCE WITH THE "SEQUENTIAL TEST" WHEREIN A SITE WILL ONLY BE CONSIDERED ACCEPTABLE IF THERE IS NO SUITABLE SITE CLOSER TO THE TOWN CENTRE;

- PROPOSALS WILL BE EXPECTED TO BE OF A HIGH QUALITY OF DESIGN AND LAYOUT, AND ALLOW FOR THE INTEGRATION OF PUBLIC TRANSPORT WITHIN THE SITE;

- THE LEVEL OF TRAFFIC GENERATED SHOULD BE CAPABLE OF BEING SATISFACTORILY ACCOMMODATED ON ANY PROPOSED OR EXISTING ROAD NETWORK;

- SITE ACCESS SHOULD BE WELL RELATED TO THE PRINCIPAL ROAD NETWORK AND LINKED TO CYCLE TRACKS AND FOOTPATHS;

- PARKING PROVISION SHOULD BE TO THE ADOPTED STANDARDS OF THE DISTRICT PLANNING AUTHORITY;

- THERE SHOULD BE NO SIGNIFICANT LOSS OF AMENITY FOR NEARBY RESIDENTS OR DISRUPTION TO THE ACTIVITY OF NEARBY INDUSTRIAL PREMISES;

- DEVELOPERS WILL BE EXPECTED TO SUBMIT AND IMPLEMENT A LANDSCAPING SCHEME, INCLUDING, IF NECESSARY, SCREENING OR MOUNDING, AS PART OF ANY APPLICATION;

- PLANNING CONDITIONS OR PLANNING OBLIGATIONS UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990 WILL BE USED TO ENSURE THAT ONLY COMPARISON/DURABLE GOODS ARE SOLD IN RETAIL WAREHOUSES.

RETAIL WAREHOUSE DEVELOPMENT WILL NOT BE PERMITTED IN THE COUNTRYSIDE.

RETAILING ON INDUSTRIAL ESTATES AND COMMERCIAL SITES

POLICY S12

RETAILING ON INDUSTRIAL AND COMMERCIAL SITES WILL BE CONSIDERED AGAINST THE FOLLOWING CRITERIA:-

- THE EXTENT TO WHICH THE PROPOSAL RESTRICTS THE FUTURE EXPANSION OF THE EXISTING BUSINESS IN CONTRAVENTION OF POLICY E6;

- THE POTENTIAL DISRUPTION OF EXISTING INDUSTRIAL PREMISES NEARBY;

- THE RETAILING PROPOSED SHOULD BE ANCILLARY TO THE MAIN USE OF THE PROPOSAL SITE;

- THE MAIN USE OF THE BUILDING WOULD BE UNSUITABLE FOR A TOWN CENTRE LOCATION.

ANCILLARY RETAIL USES

POLICY S13

WHERE PLANNING PERMISSION IS REQUIRED FOR EXTENSIONS OR CHANGE OF USE TO PROVIDE ANCILLARY RETAIL SALES, THE DISTRICT PLANNING AUTHORITY WILL HAVE REGARD TO THE FOLLOWING CONSIDERATIONS:-

- THE SALE OF GOODS SHOULD BE SMALL IN SCALE AND ANCILLARY TO THE PRINCIPAL USE OR ACTIVITY;

- TRAFFIC GENERATION AND ACCESS TO THE SITE SHOULD BE ACCEPTABLE, BEARING IN MIND THE LIKELY LEVEL OF CUSTOMER TRAFFIC THAT WILL BE GENERATED;

- CAR PARKING PROVISION SHOULD BE TO THE STANDARDS ADOPTED BY THE DISTRICT PLANNING AUTHORITY;

- THERE SHOULD BE NO SIGNIFICANT LOSS OF AMENITY TO NEARBY RESIDENTS;

- PROPOSED EXTENSIONS TO BUILDINGS SHOULD ACCORD WITH OR IMPROVE ON THE APPEARANCE OF THE EXISTING BUILDING AND SHOULD NOT ADVERSELY AFFECT THE ENVIRONMENTAL AMENITY OF ITS SURROUNDINGS.

IN THE CASE OF MANUFACTURING USES (CLASS B1 AND B2 OF THE TOWN AND COUNTRY PLANNING USE CLASSES ORDER 1987) AND CRAFT WORKSHOPS, THE SALE OF GOODS SHOULD RELATE TO PRODUCTS MANUFACTURED ON SITE.

Stowmarket Town Centre

2.6.26 Pedestrian Priority - Following the construction of the Stowmarket Inner Relief Road much of the through traffic has been removed from the town centre, allowing the introduction of a one way system and a pedestrian priority scheme in the main shopping streets. This has brought significant environmental benefit by reducing the level of pollution and noise and making the principal shopping area of the town safer and more convenient for pedestrians. The Local Plan includes a proposal for the permanent introduction of the scheme as part of its overall commitment to maintaining the vitality and viability of the town centre.

Giving priority to pedestrians in the town centre.

2.6.27 Maximum benefits will only be achieved if a series of complementary works are implemented. Provision needs to be made for continued servicing and deliveries, customer collection and, in the case of Stowmarket, for occasional and passing trade. Pedestrian-priority proposals need to be accompanied by a range of environmental improvements, including quality paving, landscaping and street furniture. A scheme has been implemented to observe these principles and enhance the shopping environment in the town centre of Stowmarket.

Upgrading the town centre shopping environment.

2.6.29 Car Parking - The success of the pedestrian-priority scheme will be partly determined by the cost and convenience of car parking in the town centre. Provision exists for 672 off-street parking spaces at public car parks within five minutes walking distance of Stowmarket's principal shopping area, with a further 249 spaces at the British Rail long-stay car park next to the station. Additional public car parking is proposed as part of the redevelopment of land to the rear of Bury Street adjacent to the Inner Relief Road.  

Conveniently sited public car parking.

2.6.30 Redevelopment within the Town Centre - Land to the rear of Bury Street and Station Road in Stowmarket provides an opportunity for redevelopment, refurbishment, environmental enhancement and improved public transport and pedestrian access to the town centre. In conjunction with adjoining buildings, development of this area will provide a town centre focus for passengers and pedestrians, and it is intended to encourage the continued use and re-use of shops, underused areas above shops and other vacant and underused buildings in and adjoining the area.

Opportunities for redevelopment to the rear of Bury Street.

2.6.31 Given its location adjoining the Inner Relief Road (A1308) as well as its proximity to the main shopping area, proposals for redevelopment will seek to include a long haul coach and local bus stop, taxi rank area and pedestrian access to the town centre. The minimum requirements for the bus interchange, including covered waiting area with seating, signs indicating nearby cafís and public conveniences and good public transport information, will be detailed in the development brief for the site.

2.6.32 Environmental enhancement may also involve the buildings around the site of Proposal 13, and property owners will be encouraged to re-use vacant parts of buildings, such as upper floors, for residential accommodation, and introduce other appropriate town centre uses such as offices and studio/workshop space into underused buildings. New development proposed for the area, which may include existing adjacent buildings, should contribute to the vitality of the town centre.

2.6.33 Properties in Station Road and Bury Street adjoining the area identified on Inset Map 73b as Proposal 13 are within Stowmarket's conservation area, and many of them are Grade II listed buildings. Bury Street is part primary and part secondary shopping frontage, and Station Road properties are all identified as being secondary shopping frontage (Proposal 11). Development and redevelopment proposed for the Proposal 13 site will not be considered in isolation, therefore, but in the context of its location, neighbouring activities and existing and adjoining land uses. One of the objectives of Proposal 13 is to retain and enhance the commercial viability of this part of the town centre, and make it attractive to businesses, residents and shoppers. In seeking to achieve this the District Planning Authority will adopt a positive approach to working with land/property owners and developers of adjacent sites and properties, and will welcome partnership initiatives from the private sector.

2.6.34 The overall attraction of the town centre benefits from the Museum of East Anglian Life with its re-erected Suffolk farm buildings set in 28.5 hectares of riverside meadows. On the opposite side of the shopping area it is proposed to create a small arboretum and town centre park, in association with Stowmarket Town Council, on land to the north of Milton Road. This will provide a town centre amenity close to one of the main public car parks and just to the rear of the Ipswich Street shops. Within ten minutes walk of the principal shopping area, Stowmarket has a much under used natural feature in the River Gipping. The Local Plan includes proposals for a riverside ¯amenity corridor' with landscaping and enhancement works along both sides of the River to give public access and riverside walks.

2.6.35 The Prentice Road area consists of land between the railway and the River Gipping and between Station Road and the proposed B1115 relief road alignment (as shown on the Stowmarket Inset Map 73a). Redevelopment of this area for non-food retail warehousing will depend upon the ability to improve access and from the area. The land is currently served by a service road whose junction with Station Road and general carriageway width and surfacing would be inappropriate to meet the needs of comprehensive redevelopment.

2.6.36 The District Planning Authority will prepare a development brief for the area in conjunction with the Highways Authority. The brief will provide further detail on the constraints upon, and conditions for development of this site. These principally concern access and servicing requirements, the existing pressures on town centre traffic flows and in particular the need to improve access to the town from the north of the railway line. Development/redevelopment proposals for sites within the Proposal 12 area will be considered in conjunction with advice in paragraphs 2.6.37-39 and 2.7.17-19, and the provisions of Policies T4, T5, SDA1 and Proposal 14.

2.6.37 Traffic in the Town Centre - Since the completion of the Inner Relief Road (Gipping Way) and the introduction of traffic management measures elsewhere in the town, the centre of congestion, at peak times, has been transferred to the Station Road/Gipping Way junction. Closure of the level crossing has often meant that the problems are exacerbated. Proposals for the completion of the B1115 Relief Road (set out in Section 2.10), are aimed at increasing the free flow of traffic through the local road network.

2.6.38 Prior to the completion of the B1115 Relief Road major development proposals which are likely to generate further cross town traffic will inevitably add to the congestion in the town centre. In order to minimise the duration of such disruption the District Planning Authority will seek to negotiate appropriate contributions for the B1115 Relief Road when applications for such major development are submitted.

2.6.39 The additional contributions will enable the earliest provision of the link road and so the earliest relief from the congestion currently experienced. Applications for development and redevelopment in the town may be required to provide Traffic Impact Studies, and such proposals will be considered in conjunction with the allocations made by proposals in this section of the Plan and with the provisions of Policy T4.

PROPOSAL 12:

LAND AT PRENTICE ROAD, STOWMARKET, BETWEEN THE RAILWAY AND THE RIVER GIPPING, IS IDENTIFIED FOR NON- FOOD RETAIL WAREHOUSING.

PROPOSAL 13:

UNDERUSED LAND TO THE REAR OF BURY STREET AND STATION ROAD WEST IN STOWMARKET, IN CONJUNCTION WITH ADJOINING LAND AND BUILDINGS, WILL PROVIDE AN OPPORTUNITY FOR A MIXED USE DEVELOPMENT, INCLUDING REFURBISHMENT AND ENVIRONMENTAL ENHANCEMENT. USES MAY INCLUDE RETAIL, RESIDENTIAL, OFFICE, STUDIO/WORKSHOPS OR OTHER USES WHICH WILL CONTRIBUTE TO THE VITALITY OF THE TOWN CENTRE. PROPOSALS SHOULD INCLUDE PROVISION OF A BUS INTERCHANGE AND TAXI RANK AREA, TOGETHER WITH A PEDESTRIAN LINK TO THE TOWN CENTRE.

PROPOSAL 14:

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE ENVIRONMENTAL ENHANCEMENT WORKS ALONGSIDE THE RIVER GIPPING BETWEEN PICKEREL BRIDGE AND BRIDGE STREET, STOWMARKET. (STOWMARKET INSET MAP 73A)

Targets to be monitored as part of the performance of the Local Plan

Shopping and Town Centre Development

- to identify the loss of shopping floorspace to offices and other non-retail uses within Stowmarket's Principal Shopping Area

- to restrict the loss of land to retail warehousing where such land has been principally allocated for industrial, storage or distribution

- to carry out a scheme of environmental enhancement within one of the town centres of the Plan area within each financial year.