RETAILING

Retailing Aim

13.1 The key aim of the Local Plan in relation to Retailing is:

“to enable the provision of an adequate range of shops to meet the needs of shoppers from within the district and beyond.”

Retail Strategy

13.2 Retailing is an essential part of life in the district and is a function that has traditionally formed the staple activity of the district's town centres. A revised PPG6 (Town Centres and Retail Developments) was published in 1996 and this incorporates a number of significant new principles and revisions including the sequential approach to site selection and needs testing.

13.3 Retailing is a particularly dynamic sector of the U.K. economy and this is clearly reflected in Wyre Forest District. Major schemes of the last two decades include the construction and subsequent refurbishment of the Rowland Hill Centre, the recent refurbishment of the Swan Centre and the construction of Crossley Retail Park. Kidderminster is increasingly attracting the interests of retailers and the development of Crossley Park and the town centre redevelopment of the KTC.1 site (Weaver's Wharf) will further strengthen the towns offer. Similarly, developments in Stourport-on-Severn at the Co-op and Lidl have further strengthened the retail offer of Stourport-on-Severn.

13.4 It is notable that vacancy rates for Kidderminster town centre rose sharply during the mid-1990s following the construction of Merry Hill Shopping Centre, near Dudley and Wyre Forest retail study (Wyre Forest Retail and Commercial Leisure Study - MVM Planning 2001) identifies considerable leakage (31% of non-food shopping from zone 1) to Merry Hill. As a direct consequence of such out-of-centre schemes, national planning policy guidance was tightened in the mid-1990s, placing the focus back on town centres with the publication of revised PPG6.

13.5 The nature of retailing is changing and perhaps the most notable change has been the move towards consolidation, globalisation and the rise of the multiples. This move has seen the average size of stores increase dramatically and retailers are increasingly looking for adaptable and functional premises. Shopping outlets for comparison (or non-food) goods are, by tradition, concentrated in major town centres, however, growing demand for larger units has created a pressure for retail parks. It is also argued that the consolidation experienced in the convenience retail sector in recent years has created 'food deserts' and there is evidence of a general decline in community shopping. Nonetheless, local shops provide an important facility for residents and encourage the use of more sustainable modes of transport, whilst reducing the need to travel. They are particularly important facilities for top-up and non-bulk shopping trips.

13.6 It seems that the next major innovation in retailing is the internet, which would appear to have the potential to significantly impact on the demand for retail space. The effects of e-commerce are currently difficult to quantify, however, they may well be significant in the medium to long term.

13.7 The retail strategy and the associated policies of the local plan will aim to take account of the above factors in seeking to ensure the optimum retail strength of the district. The strategy will also seek to ensure that residents have ready and sustainable access to the goods and services they require and it will work towards the following retailing objectives:

Retailing Objectives

Objective 60: Kidderminster Town Centre
To safeguard and enhance the role of Kidderminster within the sub-regional retail hierarchy and as a focus for large scale retail development.

Objective 61: Stourport-on-Severn Town Centre
To safeguard and enhance the position of Stourport-on-Severn as a convenience centre and in meeting the day-to-day shopping needs of the towns residents and tourists.

Objective 62: Bewdley and Local Centres
To encourage developments which help to maintain the presence of a suitable retailing mix in Bewdley and the numerous Local Centres of the District.

Objective 63: Out-of-Centre Shopping Centres
To prevent retail development at out-of-centre locations, unless it can be clearly demonstrated that no suitable sites exist in town centre or edge of centre locations.

13.8 The strategy aims to:

- sustain and enhance the vitality and viability of existing designated centres within the district by focusing new retail development within those centres wherever possible;
- provide opportunities to improve the range and variety of shopping facilities;
- conserve and enhance the special character of the shopping environments of Stourport-on-Severn and Bewdley centres and;
- reduce the need to travel.

13.9 With more than 96,000 residents within the District and with a catchment stretching from South Shropshire to Wychavon, there is a considerable demand generated for retail and other commercial services within the District. The Local Plan seeks to ensure that opportunities are provided to meet the needs arising from that catchment population. This will be achieved by:

- taking a “monitor and provide” approach to retail planning;
- ensuring an adequate supply of land for the development of retail and other commercial services and;
- where necessary, safeguarding properties and land for retail and service use - preventing a change of use.

13.10 There is a growing presumption in favour of mixed uses within and on the edge of town centre that can reduce the need to travel. This can present a critical mass of uses, which in conjunction with higher densities can support improved public transport facilities and increased vibrancy and consumer presence. However, it is important that in promoting mixed uses, the primary shop frontage is not adversely fragmented, so as to undermine the shopping experience of the town centre. This is particularly relevant for Kidderminster, Stourport-on-Severn and Bewdley, where there is perhaps greater scope for achieving a mix of uses.

Wyre Forest Retail Hierarchy

13.11 The various elements of the shopping hierarchy identified in PPG6 are:- regional centre; sub-regional centre; town centre; district centre and local shopping centres. In applying these definitions to the sub-region (South West quadrant of the West Midlands), Birmingham is clearly the regional shopping centre followed by Worcester City Centre and Merry Hill Out-of-Centre Shopping Centre as sub-regional centres.

13.12 Wyre Forest Retail Study identifies two retail town centres within Wyre Forest District. However, the importance and role of these two centres differs significantly. It is clear from the results of the household shopping survey conducted as part of the retail study, that Kidderminster town centre is a major centre for both convenience and comparison goods retailing, with the Primary Catchment Area (PCA) for comparison goods including Kidderminster, Stourport-on-Severn and Bewdley, and the PCA for convenience retailing (including zones Kidderminster and Bewdley). The survey also found that whilst Stourport-on-Severn has a very limited influence on shopping patterns for non-food goods, it manages to retain a significant levels of expenditure for convenience shopping. On that basis, the comparison shopping catchment area for Stourport-on-Severn is subsumed within the catchment area of Kidderminster. However, in respect of convenience goods, Stourport-on-Severn has its own catchment area (zone 2). The retail hierarchy set out below, is based on a combination of the hierarchy established through the retail study and the subsequent hierarchy of the Worcestershire County Structure Plan 1996-2011.

Worcester Street, Kidderminster

13.13 Applying the elements of the shopping hierarchy to the local context of Wyre Forest District, results in the following:

TOWN CENTRES:
Traditional centres with their own catchment areas, which provide a broad range of services and facilities and represents a focus for both the community and public transport networks.

Major County Centre -
1. Kidderminster Town Centre
Retail facilities meeting the needs of Kidderminster and its catchment areas for comparison and convenience Retailing.

Town Centre -
2. Stourport-on-Severn Town Centre
Retail facilities meeting the convenience retailing needs of Stourport-on-Severn and its catchment area.

DISTRICT CENTRES:
Centres containing at least one food supermarket and services such as financial and restaurants - represent major top-up shopping destinations.

District Centres -
3. Bewdley town centre
Retail facilities meeting the needs of Bewdley for non-bulk convenience retailing.

LOCAL CENTRES:
Small groups of shops in towns and villages, usually comprising a newsagent, a sub-post office and other shops and services to meet the needs of local communities.

Local Centres -

Kidderminster:
4. Horsefair
5. Comberton Hill
6. Comberton Estate (Coronation Way)
7. Blakebrook (Bewdley Road)
8. Broadwaters (Stourbridge Road)
9. Stourport Road
10. Habberley (Canterbury Road)
11. Marlpool (Middleton Road)
12. Spennells (Warbler Place)
13. Sutton Farm (Lister Road)

Stourport-on-Severn:
14. Areley Common (Queens Road)
15. Burlish (Calder Road)
16. Lickhill (Lime Tree Walk)

Bewdley:
17. The Lakes (Bewdley)

Villages:
18. Blakedown
19. Chaddesley Corbett
20. Cookley

13.14 There are also a number of other locations within the district at which a number of goods and services can be obtained. Whilst, these are too small, to be defined as centres, and as such fall outside the definitions expressed in the PPG6 glossary of terms, they nonetheless perform a valuable function in meeting local community needs and reducing the needs to travel. The Council seeks to acknowledge the importance of that role and so a number of small groups of shops are identified in Appendix 8.

13.15 In concentrating large scale retail activity at town centres, and particularly Kidderminster for comparison retailing, the Council seeks to ensure greater accessibility to a high quality retail offer together with greater opportunities for trip linkage. The strategy seeks to safeguard the existing hierarchy of shopping centres, not as an inflexible framework, but as a means of ensuring that all residents of all parts of the District have reasonable and convenient access to all types of retail outlet.

Swan Centre, Kidderminster

Sequential Approach

13.16 It is important that major retail development proposals have regard to the sequential approach to site selection. In essence, the sequential approach is a sequence of preferred locations.

13.17 In order to ensure movement towards sustainable travel patterns, it is important that major retail growth is focussed on the District's Town Centres where public transport accessibility is good and where there are greater opportunities for linked trips.

13.18 The strategy seeks to ensure that edge-of-centre and out-of-centre proposals are assessed against the sequential test. Such proposals will also be required to demonstrate a need for the development in accordance with PPG6 and numerous Ministerial Statements.

13.19 In accordance with Paragraph 4.2 of PPG6, proposals that would undermine the above Retail Strategy will be refused.

Retail Planning - Plan, Monitor and Provide

13.20 As part of the review of the Local Plan, a Retail and Commercial Leisure study was undertaken by MVM Planning. This study assessed the health of the retail sector and the capacity for further provision in the following sectors:

Convenience retailing (food)
Comparison retailing (non-food)
Commercial Leisure (see the Leisure and Town Centre Sections)

13.21 The research undertaken by MVM Planning also analysed the retail health of the district's main centres (Kidderminster, Stourport-on-Severn and Bewdley) and identified the level of quantitative and qualitative need for new retail development during the Plan period (2001 to 2011). Only a very limited capacity for retail growth in the District was identified over and above the commitments at KTC.1 and the DIY store at Green Street, both in Kidderminster. The study sets out the retail needs of the district between now and 2011 and it is considered that sufficient land is available to meet these needs.

13.22 The findings of the MVM Study are intended to provide a guideline for future provision. Any proposals exceeding the figures suggested in the study will need to be fully justified in accordance with the retail policies contained in the Local Plan.

13.23 In the year 2000, the MVM Study identified a capacity for further Retail Development in the main centres:

Town	Retail Requirements
	2000	2006	2011
Kidderminster	-	-	2 Discount type stores (max 2,104 sq.m net) or small supermarket (max 1,067 sq.m net)
Stourport-on-Severn	1 discount store (max 974 sq.m.net) OR	1-2 discount stores (max 1,597 sq.m net) OR	Small supermarket (max 1,067 sq.m net)
Bewdley	-	-	-

13.24 The Wyre Forest retail study indicates that, in Kidderminster, by 2011 there will be sufficient need for either two discount stores (max 2,104 sq m NET) or one small supermarket (max 1,044 sq m NET).

13.25 Similarly, in Stourport-on-Severn, the Wyre Forest retail study indicates that there is only limited need for new retail development for the sale of convenience goods in the Plan period. Taking into account over-trading in existing stores the study indicates that there is currently capacity to support one discount store (max 974 sq m NET) and by 2006 there will be sufficient capacity to support one to two discount stores (max combined 1,597 sq m NET) by 2006. Only if none of the identified capacity is absorbed by discount retailers between 2001 and 2011 will there be sufficient capacity to support one supermarket (max 1067 sq m NET) operated by one of the big five grocery retailers (Tesco, Sainsbury's, Asda, Safeway and Morrisons). Sufficient land is considered to be available to meet the needs of Stourport-on-Severn.

13.26 In line with PPG6 and the dynamic nature of the retail sector the quality, quantity and convenience of retailing in the district will be the subject of regular monitoring. This will help to inform the decision making process and subsequent reviews of the Local Plan.

Primary Shopping Areas - Kidderminster and Stourport-on-Severn

13.27 For retail planning purposes and, in particular, with regards the sequential approach to site selection, the term 'Town Centre' relates to the Primary Shopping Area of both Kidderminster and Stourport-on-Severn town centres, as identified on the Town Centres Inset Proposals Map.

13.28 The Primary shopping areas are the preferred locations for major retail development in the District, where the retail offer can be strengthened. This prevents the District's retail offer from being fragmented and, therefore, ensures the continued presence and interest of the national multiple retailers.

13.29 Kidderminster's Primary Shopping Area is relatively compact and focussed on three streets (Vicar Street, High Street and Worcester Street). Much of the town is of post-war origin with two large shopping centres, the Swan Centre (late 1960s) and the Rowland Hill Centre (1980). The Wyre Forest Retail study indicates that Kidderminster is performing well in terms of floorspace provision and the PPG6 indicators of vitality and viability. There is evidence of healthy evolution with changing occupiers and increasing representation of national multiples.

Rowland Hill Centre, Kidderminster

13.30 Stourport's Primary Shopping Area follows a linear north/ south orientation with retail and service units on either side of High Street.. The town does not contain a self contained shopping centre but relies on the traditional street pattern, there are a number of large individual stores selling mainly convenience goods, including Lidl, Co-op, Tesco, Kwik-Save and Woolworth's. The Wyre Forest Retail Study indicates that Stourport-on-Severn is exhibiting reasonably high levels of vitality and viability, bolstered by tourism.

High Street, Stourport-on-Severn

Large Scale Retail Development, 'need' and the sequential approach

13.31 Throughout the retail section of the Plan, a number of policies have regard to a threshold of 250 sq m. This permissive approach towards small-scale development is a local initiative to provide flexibility to existing retailers and to promote appropriate community shopping facilities.

13.32 For retail development, the demonstration of need should generally involve addressing a combination of some or all of the following factors:

1. Expenditure capacity;
2. Physical capacity;
3. Market demand; and
4. 'Wider community needs', which may include qualitative deficiencies in the existing retail provision that require long shopping journeys to be made.

13.33 In line with Para.13.21,proposals for new retail development will be considered on the basis of the 'need' requirement at the time of application. Therefore, whilst there may be a need for a small supermarket in Stourport-on-Severn by 2011, this will be dependent on the level of activity between 2001 and 2011.

13.34 The retail strategy stresses the importance of the sequential approach to site selection. Within the District, the preferred location for major comparison retail (A1) uses is Kidderminster Town Centre, and for convenience A1 retailing, the preferred locations are Kidderminster and Stourport-on-Severn town centres. For proposals involving modest retail proposals and local needs convenience stores the preferred locations are Bewdley District Centre (RT.3) and the established network of Local Centres identified on the Proposals Map (RT.6). Outside these areas proposals will be considered against Policies RT.7-RT.10.

13.35 In accordance with Policy D.33 (iv) of the Worcestershire County Structure Plan 1996-2011, retail development will not normally be allowed on land allocated for other uses, and especially where retail development will adversely effect the range and quality of employment and housing sites.

Sequential Approach

Policy RT.1 Retail (A1) development proposals of more than 250 sq. metres will only be permitted where it can be clearly demonstrated that the development: i) Is within the Primary Shopping Area; ii) In the case of edge-of-centre proposals, there is a need for the development and it is not capable of being accommodated within the Primary Shopping Area; iii) In the case of out-of-centre proposals, there is a need for the development and it is not capable of being accommodated within either the Primary Shopping Area or an edge-of-centre location; Proposals must: iv) Accord with the retail strategy and the retail hierarchy; v) Be readily accessible by a choice of means of transport; vi) Not normally be on land allocated for other uses; vii) Not have a serious adverse impact on the vitality and viability of the town centre, and viii) Not add significantly to the overall number and length of car trips.

 

13.36 Proposals involving a change of use of ground floor premises must complement the retail offer (i.e. Retail A2 and A3) and must not lead to an over dominance or non-retail uses or 'dead' frontage, which would detract from the overall retail experience.

13.37 In assessing whether a proposal will result in an adverse cluster of non-retail (A1) uses, regard will be had to the use of three units either side of the proposed development. Where a proposal would result in more than two units of the seven being for non-retail (A1) uses it will be refused. Whilst the number of non-retail units can have a serious adverse impact on the retail frontage, the size of individual units is also a major consideration. In order to prevent the fragmentation of the shopping frontage, proposals for a change of use involving larger units of more than 10 metres plot width will be subject to particular scrutiny. For the same reason, no more than two non-retail (A1) uses shall be adjacent to each other.

.

Primary Shopping Areas: Ground Floor Uses

Policy RT.2 On the ground floor within the Primary Shopping Areas, Financial and Professional (A2) and Food and Drink (A3) uses will only be acceptable where they will: i) not result in a cluster of non-retail (A1) uses; ii) not unduly fragment the retail (A1) shop frontage; iii) not have an adverse impact on local amenity; iv) be open for business during the day and; v) where applicable include an appropriate shop window. Proposals involving non-retail [A1, A2 or A3] uses at ground floor, or that will undermine the retail functioning of the Primary Shopping Area will not be allowed.

 

Bewdley District Shopping Centre

13.38 In retail terms, Bewdley shopping area cannot be defined as a town centre, but rather performs the role of a District Centre. The retail core is compact and focussed on Load Street. The town does not contain a shopping centre, but has two small food supermarkets. The historic open air market continues to operate in the defined shopping area of the town.

13.39 Wyre Forest Retail study identifies Bewdley as an important top-up shopping destination with a good range of convenience shops and services. The town does rely heavily of Kidderminster for the bulk shopping. The study identified very modest residual growth for new retail floorspace sufficient to support a number of small independent convenience outlets. It is envisaged that this need will be met within the identified shopping area of the District Centre.

Load Street Bewdley

13.40 In order not to undermine the retail strategy and in order to safeguard the role of the district's town centres, large scale retail development in Bewdley will not be allowed. Policy RT.3 seeks to safeguard and enhance Bewdley's existing levels of shopping provision. Proposals involving a change of use from retail (A1) must complement the retail offer (i.e. Retail A2 and A3), and must not lead to an over dominance of non-retail uses. In assessing whether a proposal will result in the adverse cluster of non-retail (A1) uses, regard will be had to the use of three units either side of the proposed development. Where a proposal would result in more than three units of the seven being for non-retail (A1) uses it will be refused. To prevent adverse fragmentation of the shop frontage, no more than two non-retail (A1) uses shall be adjacent to each other.

Bewdley District Centre

Policy RT.3 Large scale retail proposals will not be allowed in Bewdley. Proposals involving retail (A1) development within the identified District Centre boundary of Bewdley will be allowed where they: i) involve a new small-scale store of less than 250 sq. metres NET floorspace; ii) involve a modest extension (less than 250 sq. metres NET) or improvement to an existing unit; iii) involve a change of use to retail (A1); and iv) meet a clearly identified need. Proposals involving a loss or reduction in retail floorspace will not be allowed where this may individually, or cumulatively lead to an adverse cluster of non-retail (A1) uses and a significant erosion of the town's retail offer.

 

Edge-of-Centre

13.41 For shopping purposes, edge-of-centre locations are defined as being within easy walking distance of the Primary Shopping Area (not more than 300 metres). Other factors which determine the definition of an edge-of-centre location include local topography, barriers to pedestrians, the strength of attraction of the town centre and the attractiveness of the route. Within the District, edge-of-centre facilities are either purpose built stand-alone stores including the new Tesco in Kidderminster, or smaller units within the Secondary Shopping Frontage of Kidderminster and Stourport-on-Severn. Existing retail facilities in such areas usually complement the retail provision of the Primary Shopping Area and many Secondary Shopping Areas provide a valuable niche function containing specialist shops and services. With the exception of modest improvements to existing units in the Secondary Shopping Areas, the Council, in accordance with the Retail Strategy, will not encourage further retail expansion in edge-of-centre locations unless there is a clear and identifiable need which cannot be accommodated in the town centre.

Tesco at Weavers Wharf, Kidderminster

Edge-of-Centre Retail Proposals

Policy RT.4 Outside, but within 300 metres of the primary shopping areas of Kidderminster and Stourport-on-Severn, proposals for new retail (A1) development or alterations or change of use to an existing retail premises shall normally be limited to: i) The modest extension (less than 250 sq. metres NET) of an existing premises within the Secondary Shopping Area; ii) the visual and functional enhancement of existing stores and infrastructure. Proposals which individually lead to a significant increase in NET retail floorspace (more than 250 sq metres) must demonstrate that there is a need for the development and that there are no suitable and / or available sites within the Primary Shopping Area. Subject to other material considerations, Financial and Professional (A2) and Food and Drink (A3) uses will be allowed within Secondary Shopping Areas

 

Out-of-Centre

13.42 Out-of-centre locations are clearly separate from the town centres. The definition of out-of-centre includes out-of-town locations and sites outside the urban areas and rural settlements. Within such locations can be found small groups of shops within the urban areas and rural villages, petrol filling stations, small local shops, factory outlets and farm shops. The district also contains an out-of-centre retail park (Crossley Park) which lies adjacent to Kidderminster town centre. There are also a number of substantial out-of-centre retail units, including B&Q in Green Street, the Co-op in Franche a Focus Do-it-all in Hoobrook, Kidderminster, and Wigley's DIY at Sandy Lane, Stourport -on-Severn.

Crossley Retail Park, Kidderminster

13.43 The retail floorspace of Kidderminster's out-of-centre retail premises is considerable. Many of these retail facilities have been granted planning permission on the basis that the range of goods to be sold is limited (usually to the sale of bulky goods). Many are also subject to a further restriction preventing the units from being split into several smaller units. The Council consider that it is of the utmost importance to ensure that these units remain restricted in this way in order to prevent the migration of town centre retailers and ultimately to protect the viability and liveliness of the town centre.

Retail Parks and Major Stores

Policy RT.5 Out-of-centre proposals involving the removal of conditions, the development of a new store, or extension to an existing large out-of-centre retail premises (A1), must first demonstrate that there is a need for the development or alteration. It must also be demonstrated that such proposals cannot be accommodated within the Primary Shopping Area or Edge-of-Centre locations. Proposals involving a change of use to a use falling outside Class A1 will be considered on their individual merits.

 

Local Centres and Other Groups

13.44 The Local Centres of the District are identified in the hierarchy of shopping centres (Paragraph 13.13) and on the Proposals Map. They perform a vital role for local communities and can reduce the need to travel. Policy RT.6 seeks to safeguard the vitality and viability of these centres. Without prejudice to the retail strategy and the issue of scale and the sequential approach, and in order to prevent the creation of what the government has termed 'food deserts', the Council is keen to ensure that, where practicable, the loss of existing local convenience stores is resisted, particularly where there is no similar provision within a 500 metre radius.

13.45 There are also a number of other small groups of shops and services, which meet the convenience needs of local residents. These are identified in Appendix 11.

13.46 Further guidance on demonstrating an identifiable local need is provided by Policy RT.10.

13.47 Small shops within predominantly residential areas can offer a number of benefits in terms of reducing the need to travel and providing a focus for the community. However, they can also create difficulties in relation to traffic and local amenity. Any proposals must, therefore, offer a clear community benefit by serving identifiable local needs. Further guidance on demonstrating an identifiable local need is provided by Policy RT.10. Where there is no alternative convenience provision within a 500 metre radius, proposals involving the change of use of a small shop in a rural area will be required to demonstrate that community involvement, including the use of community facilities, such as a village hall, and other community shopping arrangements have been considered in order to maintain the facility.

Shops in Blakedown Village

Local Centres and Other Groups of Shops

Policy RT.6 Subject to other material considerations and policies, proposals involving the enhancement and modest extension (less than 250 sq. metres) of existing retail premises for convenience retail (A1) shopping in Local Centres and Other Groups of Shops will be permissible. Proposals involving a change of use at ground floor to other retail (A2 and A3) will be considered on their merits, but will be resisted where this would result in no convenience (food) outlet within 500 metres. Such applications would need to be accompanied by a supporting statement on retail need. Proposals involving other land uses at ground floor will not normally be allowed. Subject to the provision of suitable access arrangements residential uses will be permissible above the shops.

Small Shop Change of Use

Policy RT.7 The Council will view with particular rigour any proposal involving the loss of a convenience store, where there is no alternative provision within 500m. Applicants may be expected to demonstrate that all options, including community participation, have been explored in order to retain the retail use. Such applications would need to be accompanied by a supporting statement on levels of retail 'need' in the area.

Outside the Identified Centres

Policy RT.8 Subject to other material considerations and policies, proposals involving the development of a new small-scale retail (A1) of less than 250 sq. metres NET, or the modest extension of an existing shop may be permissible where there is an identifiable local need within residential areas or rural villages and where such development would not undermine the retail strategy or have a detrimental impact on a nearby centre or other grouping. Other than for those retail uses subject to specific policies in the Plan, proposals for retail development outside the towns and villages will not be allowed.

 

Petrol Filling Stations

13.48 With the loss of many traditional independent retail outlets, the operators of roadside petrol filling stations may often provide for the convenience needs of localities. They often sell a wide range of goods and services, well beyond the traditional range of car accessories and travel related goods. These include newspapers, magazines, tobacco, soft drinks, and fast foods. However, increasingly, petrol filling stations are also stocking general household goods, photographic goods, pre-recorded music, garden products and videos. The Council does not consider the sale of such comparison goods from petrol filling stations to be desirable, unless to cater for a clear local need. Such roadside petrol filling stations are, of necessity, located along busy roads, rather than deeper within residential areas where the traditional corner shop is usually to be found. For this reason, the impacts of proposals involving petrol filling stations on nearby local stores will be a significant consideration.

Petrol Filling Stations

Policy RT.9 Proposals involving convenience retailing from Petrol Filling Stations will only be permitted: i) where it is clearly ancillary to the main use as a Petrol Filling Station; or ii) where it provides for an identifiable local need; iii) where it will not individually lead to a significant increase in NET retail floorspace (less than 250 sq metres); iv) for the sale of convenience goods; and v) where it would not undermine the retail strategy or have a serious adverse impact on local amenity or the vitality and viability of a nearby centre or other grouping. Such applications should be accompanied by a supporting statement on retail 'need' and impact as appropriate.

 

 

Farm Shops and Garden Centres

13.51 The issue of farm shops is considered as part of the Agriculture section (see Policy AG.7).

13.52 Traditionally, like farm shops, garden centres were established as an ancillary function to agricultural (horticultural) production. However, such has been the growth in the leisure sector, that as with other retail sectors, there are now national chains of garden centres, many of which are dedicated to the retail sale of plants and sundries and have little if any horticultural production capabilities. There is no reason why such facilities cannot be reasonably located within urban areas. Two of the major DIY groups now have sizeable garden centres attached to their stores in the district.

13.53 Where rural garden centres do exist, they often have a valuable role to play in the local economy. For example, they often attract the attentions of passing day visitors and can add value to the overall tourism experience, whilst assisting in rural diversification. Nevertheless, in order to accord with the retail strategy and to preserve the openness and character of the rural landscape, the Council is keen to ensure that such facilities remain predominantly ancillary to horticultural production.

Horticultural Retailing

Policy RT.12 Proposals involving the development of new horticultural sales and display areas which require planning permission will only be permitted, where the retail use will be ancillary to horticultural production, in accordance with Policy AG.7. The range of goods to be sold from the site will also be limited by condition. Proposals involving existing garden centres should not lead to an increase in the amount of retail floorspace dedicated to the sale of comparison goods. Where necessary, the range of goods to be sold from the site may also be limited by condition.

 

Retail - Food and Drink (Use Class A3)

13.54 Shops for the sale of food and drink for consumption on and off the premises have a number of varying roles and importance to play in modern day society. With increasing levels of disposable income and leisure time, the demand for eating, or drinking, away from the home is likely to rise. There is growing interest in town centre restaurants, coffee houses and other eateries.

Wine Lodge, Kidderminster

13.55 Also associated with this use, are public houses with identifiable clusters in the district's three town centres and particularly Kidderminster, where there are, at times, problems associated with anti-social behaviour. In rural villages and residential areas, pubs often perform a more tranquil community function and incorporate restaurants and the like. The most significant problems in all areas, occur at closing time, when consumers leave the premises en masse with the resultant noise and potential conflict spilling onto the street.

13.56 Proposals involving consumption on the premises can increase the levels of liveliness and vibrancy throughout the day and night. Whilst, there may be problems associated with anti-social behaviour , such uses can also, conversely, add to the sense of security through ensuring maximum people presence and natural surveillance. Nevertheless, in the interests of crime and disorder, 'clustering' of licensed premises (other than restaurants) should be avoided. The over concentration of licensed pubs, bars and cafes usually attracts only the 18-25 year age group and also has the degenerative effect of limiting family patronage.

13.57 Proposals for the sale of food and drink for consumption off the premises, including off-licenses and hot food take-aways often have a number of serious consequences for local amenity including smell, litter and anti-social behaviour and their location is particularly sensitive.

13.58 In having regard to the above, the following Policy seeks to ensure that shops for the sale of food and drink are appropriately located having due regard to town centres, accessibility, community and local amenity and safety.

Food and Drink

Policy RT.13 The following approach will be taken when assessing proposals involving shops for the sale of Food and Drink: i) Subject to other material considerations and policies, proposals involving new or extended premises for the sale of food and drink (Use Class A3) will be permissible at: - sites within the Town and District Centre Insets; - Local Centres and other locations where the proposal will meet an identifiable local need. ii) proposals involving shops for the sale of food and drink (Use Class A3) will only be allowed where they: (a) would not have a serious adverse impact on residential amenity by reason of litter, light, fumes, vibration or smell, noise and late night disturbance; (b) would not have a serious impact on highway safety; and (c) include details of extraction and flue systems that are environmentally acceptable. iii) In addition to the above clause (ii), proposals involving drive-through restaurants (Use Class A3) will only be allowed where they are: (a) accessible by a choice of means of transport including public transport; (b) adjacent to major roads and within 500 metres of the Primary Shopping Areas; (c) designed having due regard to local character; and; (d) not in residential areas. iv) proposals involving the loss, or conversion of a public house in a rural area will be allowed only where it is demonstrated that a public house is no longer viable. In all cases, proposals that will have a serious adverse impact on local amenity and crime and disorder will not be allowed. Proposals which lead to an over concentration of licensed premises will not be allowed.

Note: Section 106 obligations may be sought to secure appropriate provision of litter bins and litter management.