Town centre uses - Impact assessment
|Policy driver||National Planning Policy Framework| Section 2 Paragraph 23-27 and Section 8 Paragraph 70|
Planning Policy Statement 4 Planning For Town Centres: Practice Guidance on need, impact and the sequential approach [PDF]|
|Type of application|
|Geographic locations where this information is required||As required (see information under ‘Type of application’)|
|What information is required||See 'Further Information'|
|Where to look for further assistance||If, after reading the Further Information you are still unsure about the information to submit contact the Council's Spatial Planning Team on 01422 392380.|
The National Planning Policy Framework defines main town centre uses as follows: Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities, the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness clubs, indoor bowling centres, and bingo halls); offices; and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities).
National Planning Policy Framework Paragraphs 26 and 27 outline the key considerations for an impact assessment and when applications should be refused.
Planning Policy Statement 4 Planning For Town Centres: Practice Guidance on need, impact and the sequential approach (Dec 2009), sets out the main town centre uses to which the policy applies and the key considerations for which applicants should present evidence. The level and type of evidence and analysis required to address the key considerations should be proportionate to the scale and nature of the proposal. A checklist for scoping impact assessments is set out on page 60.
In addition it is worth noting that information relating to the likely impact of a use may be required for other Town Centre uses of differing scales, during the life of an application, commensurate with Policy TPE5 (Preferred Options, Core Strategy October 2012) and that if this Policy is adopted, these requirements may be included on the Local List.
Retail impact assessments and local thresholds
Proposals located on the edge, or outside, of a retail centre's defined primary shopping area will be subject to a retail impact assessment if they exceed the following floorspace thresholds.
Impact Assessment Thresholds on New Gross Floorspace
|Centre||Convenience goods||Comparison goods|
|All other centres||All||All|
The assessment should consider the following impacts on all centres located within the anticipated catchment area of the new development:
- all relevant impacts set out in national planning policy;
- whether the proposal is of an appropriate scale in relation to the size, role and character of the settlement or intended catchment area;
- the cumulative impact of the proposal and other similar outstanding permissions or recent completions;
- where the catchment area of the proposed development includes a Calderdale markets location, the specific predicted impact on market trading; and
- for major applications the above impacts should be assessed 10 years from the time the application is made.
All applications to remove restrictions on the type of goods sold in out-of-centre retail warehouse locations should undertake an impact assessment.
Where any proposal is likely to have a significant adverse impact on a defined centre it will be refused.