newport city council local development plan council ... · 1. provide information based upon retail...

Newport City CouncilLocal Development Plan

Council Response to Matters ArisingHearing Session 8: Retail Matters

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1. Provide information based upon retail floorspace at the City Centre, Newport Retail Park District Centre (LDP) and the wider Newport Retail Park area at 2010 and 2014 to aid consideration of changes over this period.

1.1. The Colliers International Retail Study and Capacity Assessment (July 2010)(SD70) sets out the split of non-bulky comparison goods sales between centres and major out of centre stores at paragraph 5.10 and Figure 5.2 (page 62). During the session the Inspector enquired whether this data could be updated to show the current position.

1.2. The 2010 data was generated directly from the household survey responses and cannot be updated without undertaking a new household survey. As a proxy for looking at how matters have changed in the interim, an exercise has been undertaken looking at floorspace changes taking into account new permissions and changes in occupiers where these have altered the level of non-bulky floorspace.

1.3. The assessment looks at floorspace in 2010 based upon data in the Colliers International study.

1.4. Table 1 sets out the position in 2010 and includes all floorspace at Newport Retail Park in one category.

1.5. Table 2 looks at the position in 2014, updating Table 1. It should be noted the updates City Centre floorspace figures include the Friars Walk Scheme, which is currently under construction, but not yet complete or trading.

1.6. Table 3 also looks at the position in 2010 but applies the proposed Local Development PlanDistrict Centre boundary, reallocating floorspace outside this area to the ‘out of centre’ category.

1.7. Table 4 looks at the position in 2014, updating table 3.

1.8. Table 5 identifies the changes that have taken place since 2010 – this is set out in Appendix 1.

Non Bulky Comparison Goods Floorspace 2010 (sq m net) – wider area including properties outside proposed DC boundaryTable 1CENTRE Non Bulky Comparison Goods Floorspace

2010Source

Sq m net %City Centre 24,770 38% CIRSCA2 Appendix 4B(i)

Newport Retail Park 1 15,449 23% CIRSCA2 Appendix 4B(ii)amended

Other District Centres 9,153 14% CIRSCA2 Appendix 4B(i)

Out of Centre 16,432 25% CIRSCA2 Appendix 4C

Other - -Total 65,804 100%

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Notes1. Relates to wider area including properties outside currently proposed LDP District Centre boundary2. Colliers International Retail Study and Capacity Assessment (July 2010)

Non Bulky Comparison Goods Floorspace 2014 (sq m net) – wider area including properties outside proposed DC boundaryTable 2CENTRE Non Bulky Comparison Goods Floorspace

2014Difference 2010-2014 2014

Sq m net % Sq m net % change % floorspaceCity Centre 43,149 44.1% +18,379 +74% 47.4%Newport Retail Park1

24,081 24.6% +8,632 +56% 25.2%

Other District Centres

9,153 9.4% 0 0% 7.1%

Out of Centre 21,406 21.9% +4,974 +30% 20.3%Other - - - - -Total 97,789 100.0% +31,985 +49% 100.0%Notes1. Relates to wider area including properties outside currently proposed district centre boundary

Non Bulky Comparison Goods Floorspace 2010 (sq m net) – based on proposed DC boundaryTable 3 CENTRE Non Bulky Comparison Goods Floorspace

2010Source

Sq m net %City Centre 24,770 38% CIRSCA2 Appendix 4B(i)Newport RP District Centre1

12,105 18% CIRSCA2 Appendix 4B(ii) amended

Other District Centres 9,153 14% CIRSCA2 Appendix 4B(i)Out of Centre3 19,776 30% CIRSCA2 Appendix 4COther - -Total 65,804 100%Notes1. Floorspace relating to district centre boundary proposed in NLDP 2011-2016 Revised Deposit Plan December 2013.2. Colliers International Retail Study and Capacity Assessment (July 2010) 3. Includes out of centre retail adjacent to Newport District Centre (i.e. Matalan at 3,344 sq m)

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Non Bulky Comparison Goods Floorspace 2014 (sq m net) - based on proposed DC boundaryTable 4CENTRE Non Bulky Comparison Floorspace

2014Change 2010-2014 2014

Sq m net % % change Sq m net % floorspaceCity Centre 43,149 44.1% +74% +18,379 47.4%Newport RP District Centre1

16,092 16.5% +33% +3,987 15.4%

Other District Centres 9,153 9.4% 0% 0 7.1%Out of Centre 29,395 30.0% +49% +9,619 30.1%Other - - - - -Total 97,789 100.0% +49% +31,985 100.0%Notes1. Relates to proposed district centre; Megabowl has been moved ‘out of centre’.

1.9. The results show that the Friars Walk scheme (while not trading in 2014 it is a commitment) constitutes a significant increase in floorspace and will increase the overall percentage of floorspace in the City Centre as a proportion of all retail non-bulky goods comparison floorspace. However, it remains at 47% (2014 level), whereas Newport Retail Park increased its proportion to over 25%, compared to just 7% for all other District Centres combined. This illustrates the continued disproportionate role that Newport Retail Park plays in the hierarchy, and this combined with the nature of the outlets at the Retail Park results in the Council’s concerns regarding its continued threat to the City Centre. The increases at Newport Retail Park include the new comparison goods floorspace in the Tesco Extra and the extantpermission for the Megabowl scheme. Whilst there has been a significant increase in City Centre retail provision, the growth in and around the proposed Newport Retail Park District Centre has also been significant. The concern is that by increasing the boundary of the NRP beyond that proposed in the LDP, i.e. as put forward by Representors 2063 and 3157, proposals will emerge for the conversion of other properties adjacent to the proposed district centre to take advantage of falling within a defined centre and also secure non bulky comparison goods consent and so increase competition with the City Centre even further.

1.10. The figures set out in Table 1 – 4 confirm the Council’s concerns that the floorspace split remains a concern with Newport Retail Park in its current form disproportionately large compared to the City Centre and with greater potential to increase non bulky goods floorspace in the wider area. A tighter boundary, as proposed in the LDP, is therefore entirely reasonable and justified.

1.11. The above floorspace figures include the retail floorspace for the Friars Walk scheme, which whilst under construction is not finished or trading. The figures do not therefore fully reflect the health of the City Centre at present. Footfall figures for 2010 and 2013 demonstrate a general decline in people visiting Newport City Centre, with this trend continuing into 2014. January, November and December show an increase in footfall, but this is against the overall trend and presumably linked to Christmas and January Sales shopping.

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Table – 6 Footfall Figures for Newport City CentreFigures are taken from the High Street Index (Springboard High Street)

Weekly average footfall count Monthly footfall countMonth 2010 2013 2014 Month 2010 2013 2014January 158,933 163,051 167,051 January 684,851 652,203 668,517February 187,919 167,403 153,491 February 751,691 669,611 613,965March 204,095 168,835 167,348 March 905,537 844,835 836,743April 211,341 161,814 April 912,697 647,259May 177,552 144,220 May 766,582 576,881June 169,977 139,642 June 744,084 698,210July 178,293 144,765 July 803,773 579,061August 167,318 154,568 August 669,275 618,275September 164,476 150,146 September 822,380 750,732October 155,691 153,353 October 622,765 613,412November 143,788 180,802 November 575,152 723,209December 163,712 191,411 December 806,931 957,056

N.B. The table above sets out the weekly average count by month. Each month comprises either four or five complete weeks, and complies with the definition used by the British Retail Consortium. The weekly average is calculated by adding the total count for each week of the month, and dividing by the number of weeks in that month (either four or five). This approach removes the peaks and troughs in counts that would occur as some months comprise four complete weeks and some comprise five.

1.12. Vacancy rates for a similar period show that 101 units within the City Centre where vacant in February 2010, increasing to 108 units in April 2014. With regards to Commercial Street(which includes the Primary Shopping Frontage) 20 units where vacant in February 2010, increasing to 22 units in April 2014. Perhaps more telling, however, is the number of national chains that have left the city centre, and the stores that have replaced them. Table 7 lists national stores that have vacated the city centre, the current position with the unit and the current situation with the national chain and its relationship to Newport.

Table 7National Chain Stores that have closed stores in the city centre (post 2010)

Current position/tenant of unit Current situation with national chain

Dorothy Perkins Occupied by What! a Party. Franchise store in BHS in the City Centre and in Outfit in Newport Retail Park District Centre (NRP DC)

Burtons Vacant No presence in Newport City Centre – franchise store in Outfit in NRP DC

M&S Vacant Relocated to Newport Retail ParkTopshop Vacant No presence in Newport City

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Centre – franchise store in Outfit in NRP DC

H&M Iceland (replacement store not new City Centre store)

No presence in Newport City Centre – relocated to NRP DC

Sports Direct Vacant No presence in Newport City Centre – relocated to NRP DC and recently applied for planning permission for a larger store in the former ‘Megabowl’ unit in NRP DC. A Public Inquiry has been lodged against the refusal of planning permission.

Mothercare Miss London No presence in Newport City Centre – nearest store is Cwmbran.

Next St Anne’s Hospice Charity Shop Closed City Centre store –relocated to a larger unit in NRP DC.

HMV Vacant No presence in Newport City Centre – nearest store is Cwmbran.

Wallis Vacant Franchise store in BHS in the City Centre and Outfit in NRP DC.

Monsoon Miss Fabulous No presence in the City Centre –nearest store is Cwmbran.

Bon Marche Vacant No presence in the City Centre –nearest store is Cwmbran.

1.13. With the exception of H&M, which is now an Iceland, the units which previously housed national stores either remain vacant or have been leased to lower end independent retailers. These factors combined with a drop in footfall demonstrate how fragile the health of the City Centre is and reinforce the Council’s position that centres outside of the City Centre should be of an appropriate scale in terms of size and goods sold so as to not threaten the vitality and viability of the City Centre and its regeneration aspirations.

2. Provide net increase retail floorspace figures for New Look and Iceland store changes in the city centre.

2.1. The Council does not have net increase retail floorspace figures, but is able to provide gross retail floorspace figures:

The new New Look store in Friars Walk is 935sqm gross – the existing store is approx. 940sqm gross. This results in a decrease of 5sqm.

The new Iceland store at 161-163 Commercial Street (former H&M) is 760sqm gross (counting the ground floor only – there is no retail upstairs in the old JJB). The

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previous stores at 26-27 Commercial Street and 36 Upper Dock Street were 1091sqm and 548sqm respectively. This results in a decrease of 879sqm.

3. Delete Policy R7– Newport Retail Park District Centre and supporting text, and include Newport Retail Park District Centre in Policy R6 – District Centres and amend supporting text as necessary to reflect this. (NB: The Inspector notes the Council’s position that it would wish to amend the wording of Policy R6 so as to restrict its application to proposals within (ie not “within and adjacent to”) the designated boundary of Newport Retail Park District Centre, and that the district centre boundary remains as proposed. However, the Inspector has not yet reached a final conclusion on these matters, and will continue to consider both points in the light of the evidence base and the representations made by others)

3.1. During Session 8, the Council proposed that Policy R7 – Newport Retail Park District Centre,could be deleted from the LDP provided that the designated boundary of Newport Retail Park District Centre remains as proposed. Should the Inspector be minded to agree to the suggested changes, an amended Policy R6 is set out in Appendix 2.

4. Add the wording “will be permitted only where” to policy R10 – Change of Use to Non-Retail Uses Inside Local Centres. Add Local Centres (policy R10) to the Proposals Map.

4.1. Following the discussions during Session 8, the Council proposes to rectify the omission of the wording “will be permitted only where” from Policy R10:

R10 Change of Use to Non-Retail Uses Inside Local Centres

PROPOSALS FOR CHANGE OF USE OF EXISTING SHOP PREMISES TO FINANCIAL AND PROFESSIONAL SERVICES (USE CLASS A2), FOOD AND DRINK USES (USE CLASS A3), AND LEISURE AND COMMUNITY USES WITHIN LOCAL CENTRES WILL BE PERMITTED ONLY WHERE:

i) THE CONCENTRATION OF SUCH USES AT GROUND FLOOR LEVEL WOULD NOT PREJUDICE THE VIABILITY OF THE CENTRE’S RETAILING ROLE;

ii) THERE WILL BE NO UNACCEPTABLE ADVERSE EFFECTS ON THE LOCAL HIGHWAY NETWORK; AND

iii) THERE WILL BE NO UNACCEPTABLE EFFECTS ON LOCAL RESIDENTIAL AMENITY OR THE GENERAL CHARACTER OF THE AREA IN TERMS OF NOISE AND DISTURBANCE OR EXTRA TRAFFIC GENERATED.

4.2. In order for Policies R9 – Small Scale Retail Proposals and R10 – Change of Use to Non-Retail Uses Inside Local Centres, to be applied spatially, Local Centres are to be defined and added to the Proposals Plans and Inset Plans. Local Centres have been identified in accordance with the definition set out in TAN 4 of: small grouping usually comprising a newsagent, a general grocery store, a hairdresser and other small shops of local nature. An assessment of centres which are considered to meet this definition has been undertaken and a boundary defined. The suggested local centres and boundaries are set out in Appendix 3.

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5. Amend the wording of Policy R12 as set out in Council submission Appendix 2, subject to the following additional changes: change “including” to “involving” (line 5) and change “and” to “and/or” (line 6). Improve the clarity of criterion iv) (insert “land” before “area”?).

5.1. The Council proposes to amend Policy R12 as follows, including the suggested changes as set out in Appendix 2 of the Council’s Hearing Session Paper (strike throughs and grey areas) and changes to emerge during Session 8 (yellow text):

R12 Development of Existing Out-of-Centre Retail Sites

OUTSIDE THE CITY CENTRE AND DISTRICT CENTRES, PROPOSALS FOR REDEVELOPMENTS OF AND EXTENSIONS TO LARGE OUT-OF-CENTRE RETAIL OUTLETS, INCLUDING AND GARDEN CENTRES, REFURBISHMENT OR REDEVELOPMENT OF EXISTING STORES AND EXTENSIONS TO EXISTING OUTLETS, AND INCLUDING INVOLVING INCREASES IN FLOORSPACE TO PREVIOUS CONSENTS AND/OR CHANGES TO THE RANGE OF GOODS SOLDWILL ONLY BE PERMITTED PROVIDED THAT:i) NEED IS IDENTIFIED;ii) THE PROPOSED DEVELOPMENT WOULD NOT, EITHER IN ITS OWN

RIGHT, OR CUMULATIVELY WITH OTHER OUT OF CENTRE DEVELOPMENTS AND OUTSTANDING PLANNING PERMISSIONS, HAVE AN ADVERSE EFFECT ON DEFINED RETAIL CENTRES AS A CONSEQUENCE OF THE TYPE OR RANGE OF GOODS SOLD;

iii) THE SEQUENTIAL TEST CAN BE SATISFIED HAVING REGARD TO THE AVAILABILITY, SUITABILITY AND VIABILITY OF CITY AND DISTRICT CENTRE SITES, OR EDGE-OF-CENTRE SITES WHICH COULD ACCOMMODATE THE PROPOSED RETAIL USES;

iv) THE PROPOSAL WOULD NOT INCREASE THE LAND AREA OF THE SITE;

v) THE SURROUNDING HIGHWAY AND TRANSPORTATION NETWORK HAS CAPACITY TO SERVE THE DEVELOPMENT, AND THAT ACCESSING AND SERVICING ARRANGEMENTS CAN BE ACCOMMODATED IN A SATISFACTORY MANNER;

vi) THE PROPOSAL IS FULLY ACCESSIBLE ON FOOT, BY BICYCLE AND BY PUBLIC TRANSPORT.

6. Add “where planning permission is required” to paragraph 8.13 relating to the insertion of mezzanine floors.

6.1. The Council proposes to amend paragraph 8.13 as follows:

8.13 The desire on the part of retailers to improve the appearance and functioning of their premises is recognised, but care is required to ensure that there are not increases in floorspace for comparison goods, including convenience stores, that could adversely affect the City Centre or other defined retail centres. This Policy will also apply to the insertion of mezzanine floors, where planning permission is required. Conditions on ranges of goods to be sold will be imposed on new permissions, both for the new development and to bring up to date any existing consent.

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7. Improve clarity of wording of policy R2 criterion vi) by changing “or other sui generis uses as may be acceptable” to “or comprise a sui generis use appropriate to the primary shopping area” (or equivalent wording).

7.1. The Council agrees that in order to improve the clarity of the wording Policy R2 criterion vi) is amendment as follows:

R2 Primary Shopping Frontage

WITHIN THE PRIMARY SHOPPING FRONTAGE AREAS IDENTIFIED, PROPOSALS FOR THE CHANGE OF USE OF GROUND FLOOR RETAIL PREMISES TO NON-RETAIL USES WILL ONLY BE PERMITTED PROVIDED THAT:

i) THE PROPOSAL, EITHER IN ITS OWN RIGHT OR IN CONJUNCTION WITH OTHER EXISTING AND APPROVED NON-RETAIL USES, WOULD NOT RESULT IN A BREAK IN THE RETAIL FRONTAGE WHICH EXCEEDS 15 METRES;

ii) THE PROPOSAL IS NOT ADJACENT TO ANOTHER NON-RETAIL UNIT;iii) 80% OF THE TOTAL LENGTH OF FRONTAGE IS MAINTAINED IN RETAIL USE;iv) THE PROPOSAL DOES NOT INVOLVE A PROMINENT OR CORNER UNIT;v) DESIGN ASPECTS ARE ACCEPTABLE, PARTICULARLY WITH REGARD TO THE

INTENDED SHOPFRONT TREATMENT;vi) PROPOSED USES ARE WITHIN CLASS A (AS DEFINED BY THE TOWN AND COUNTRY

PLANNING USE CLASSES ORDER 1987 OR AS AMENDED) OR OTHER SUI GENERIS USES AS MAY BE ACCEPTABLE OR COMPRISE A SUI GENERIS USE APPROPRIATE TO THE PRIMARY SHOPPING AREA;

vii) ANY ANTICIPATED ENVIRONMENTAL DISTURBANCE CAN BE EFFECTIVELY CONTROLLED THROUGH THE USE OF PLANNING CONDITIONS OR NOISE ABATEMENT ZONE CONTROLS.

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Appendix 1

Changes in Non-Bulky Comparison Goods Floorspace 2010-2014 (sq m net difference)Table 5LOCATION FLOORSPACE SOURCE1. City Centre

Friars Walk +17,706 sq m (Planning application form)Cambrian Centre +673 (Newport City Council)

18,3792. Newport District Centre and [Retail Park]

Tesco Redevelopment +3171 (CIRSCA Appendix 4B(ii) and 4E(ii))Carphone Warehouse/PC World +816 (Newport City Council)[Megabowl +4645 (Derek Ball in evidence)]

8,632 (i.e. 3987+[4645])3. Other District Centres

No change (Newport City Council)

4. Out of CentreMaeglas change in Next format +418 (Newport City Council)Morrisons Lysaghts +697 (Newport City Council)Aldi +302 (Newport City Council)What! +520 (Newport City Council)Sainsburys +3037 (CIRSCA Appendix 4D and 4E(ii))

4,974

5. Overall Increase 31,985

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Appendix 2 – Suggested Policy R6 and deletion on Policy R7

District Centres

8.16 District Centres form an important part of Newport’s retail hierarchy. They provide a range of shops and services for its immediate area and are usually accessible by a means of transport and/or are within a short walking distance of the surrounding population.

R6 Retail Proposals in District Centres

WITHIN NEWPORT RETAIL PARK DISTRICT CENTRE AND WITHIN AND ADJACENT TO THE FOLLOWING DISTRICT CENTRES:- BEECHWOOD DISTRICT CENTRE- CAERLEON DISTRICT CENTRE- CAERLEON ROAD DISTRICT CENTRE- COMMERCIAL ROAD DISTRICT CENTRE- CORPORATION ROAD DISTRICT CENTRE- HANDPOST DISTRICT CENTRE- MAINDEE DISTRICT CENTRE- MALPAS DISTRICT CENTRE; ANDIMPROVED SHOPPING FACILITIES WILL BE FAVOURED PROVIDED THAT:i) THE PROPOSAL IS OF A SCALE APPROPRIATE TO THE PARTICULAR CENTRE;ii) THE PROPOSAL WOULD NOT HAVE AN ADVERSE IMPACT ON THE VITALITY AND

VIABILITY OF THE CITY CENTRE;iii) PROPOSALS TO VARY/REMOVE CONDITIONS, CHANGE THE RANGE OF GOODS SOLD

AND CHANGE THE SIZE OF UNITS SHOULD NOT ADVERSELY AFFECT THE VITALITYAND VIABILITY OF THE CITY CENTRE OR CHANGE THE CENTRE’S ROLE AS A DISTRICT CENTRE;

iii)iv THE PROPOSAL IS FULLY ACCESSIBLE ON FOOT, BY BICYCLE AND BY PUBLIC TRANSPORT;

iv)v SATISFACTORY CAR PARKING, ACCESS AND SERVICING ARRANGEMENTS EXIST OR CAN BE PROVIDED.

8.17 Newport’s District Centres vary in size, but are predominantly linear concentrations of commercial and shop premises along main roads leading in and out of the City. The exception to this is Newport Retail Park District Centre, which wais a purpose built Retail Park. A detailed boundary for each of the District Centres is set out in the Insets to the Proposals Maps. More detailed background information on the identification of the District Centres and their defined boundaries can be found in the District Centre Background Paper 2013. Policy R7 should be referred to for proposals relating to Newport Retail Park District Centre.

8.18 Opportunities may exist for redevelopment schemes in or well related to the specifically listed District Centres which could result in a strengthening of the retail function of that centre. New proposals or variations of conditions should, however, be at an appropriate

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scale for the District Centre in question, and the range of goods sold should not directly compete with the City Centre to the detriment of its vitality and viability and maintain the centre’s position in the retail hierarchy, as a District Centre. Accessibility, parking and designing for surveillance are considerations that will be assessed against the General Development Principle Policies of this Plan. The Pillgwenlly Regeneration Framework provides additional guidance for development within the Commercial Road District Centre.

8.19 Newport Retail Park District Centre was designated in the Unitary Development Plan to provide local shopping facilities for the Eastern Expansion Area and surrounding residential areas in east Newport. Newport Retail Park District Centre fulfils a role as a District Centre, but has the potential to develop to a sub-regional role, which differentiates it from the other District Centres listed in Policy R6. A boundary for Newport Retail Park District Centre is defined in the District Centre Inset Plans. Within the defined boundary, Newport Retail Park District Centre will be assessed as a District Centre within the retail hierarchy for the application of the sequential test. Retail development in areas outside the defined District Centre will be subject to the sequential test, will have to demonstrate need and if these tests area met will have planning conditions restricting the range of goods sold. The application of these tests will help the vitality and viability of the City Centre.

8.20 The creation and enhancement of existing links between the District Centre and the Eastern Expansion Area are necessary to improve the functional connection between the two uses to justify its allocation as a District Centre. Where new development comes forward, the design and layout of the proposals should seek to facilitate and enhance movement between the District Centre and the residential development it will serve, particularly on foot and by bicycle.

8.21 With the exception of Newport Retail Park, Newport’s District Centres are traditional in style, largely made up of rows of terraced shop premises. Retail proposals within the District Centres should be designed in a sensitive and appropriate manner and enhance the traditional features of the building. Good quality design will be sought in new shop fronts, in accordance with Policy GP6 – Quality of Design. Additional guidance on acceptable shopfront shutters design will be provided in Supplementary Planning Guidance.

8.22 Proposals will need to demonstrate that the highway and transportation network can cope with new development, and that delivery and servicing requirements can be satisfactorily met. An appropriate provision of car parking will also need to be provided. In common with other development, the development should be accessible by non-car modes, i.e. footpaths, cycle paths and bus routes. Pedestrian and cycle routes linking the District Centre to the surrounding area should form an integral part of any proposals.

8.23 Traditional outdoor markets can add variety to a shopping area and can be a means of facilitating more independently run retail businesses and enhancing the local economy. Such forms of retail provision are directed to established District Centres. The co-location of traditional outdoor markets with existing shops can have spin off benefits for both types of retail provision and can enhance the vitality and viability of a retail centre. Frequently run

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markets that exceed the threshold set out in The Town & Country Planning (General Permitted Development) Order 1995 as amended, will require planning permission. Such market proposals will need to meet the Policies of the Plan, including the General Development Principles Policies. Impact on highway safety, residential amenity and car parking provision will need to be carefully considered.

Newport Retail Park

R7 Retail Proposals in Newport Retail Park District Centre

NEWPORT RETAIL PARK IS A DISTRICT CENTRE, AS DEFINED BY TAN 4, TO PROVIDE LOCAL SHOPPING FACILITIES FOR THE EASTERN EXPANSION AREA. THE SCALE OF EXISTING RETAILING AND OTHER FACILITIES IN AND AROUND THE NEWPORT RETAIL PARK HAS THE CAPACITY TO PERFORM A MUCH WIDER ROLE. IN ORDER TO ACHIEVE THE POLICY OBJECTIVE, THE BOUNDARY OF THE DISTRICT CENTRE HAS BEEN DEFINED. EXISTING FACILITIES OUTSIDE OF THIS BOUNDARY WILL BE REGARDED AS BEING OUT OF CENTRE.

PROPOSALS IN NEWPORT RETAIL PARK WILL BE PERMITTED PROVIDED THAT EACH OF THE FOLLOWING CRITERIA ARE MET WHERE APPLICABLE:i) THERE WILL BE NO MORE THAN ONE LARGE CONVENIENCE STORE WITH A FLOORSPACE IN EXCESS OF 929 SQ M RETAIL SALES FLOORSPACE* IN THE DISTRICT CENTRE; OTHER SMALLER CONVENIENCE STORES SERVING A LOCAL FUNCTION WILL BE ACCEPTABLE;ii) CLASS A1 RETAIL DEVELOPMENT WHICH INCREASES THE TOTAL NET FLOORSPACE IN THE DISTRICT CENTRE (AS MEASURED IN JANUARY 2013) BY MORE THAN 500 SQ M WILL BE REQUIRED TO DEMONSTRATE THAT THEY ACCORD WITH THE STRATEGIC OBJECTIVE OF PROVIDING LOCAL SERVICES FOR THE EASTERN EXPANSION AREA, COMPLY WITH THE SEQUENTIAL TEST AND DO NOT HAVE A HARMFUL IMPACT ON OTHER CENTRES;iii) THE TYPE OR RANGE OF GOODS SOLD DOES NOT THREATEN THE VITALITY OR VIABILITY OF THE CITY CENTRE;iv) THE INTRODUCTION OF OTHER CLASS ‘A’ SERVICES AND RELATED COMMUNITY FACILITIES WILL BE SUPPORTED WHERE THEY WILL PRIMARILY SERVE THE EASTERN EXPANSION AREA AND WILL BE SUBJECT TO CONTROL TO PREVENT THEIR CHANGE OF USE TO CLASS A1 USE;v) THE SITING AND DESIGN OF THE PROPOSALS SHOULD ENHANCE AND IMPROVE LINKS TO THE ADJOINING RESIDENTIAL DEVELOPMENT, PARTICULARLY FOR PEDESTRIANS AND CYCLISTS;vi) THE SURROUNDING HIGHWAY AND TRANSPORTATION NETWORK HAS CAPACITY TO SERVE THE DEVELOPMENT, AND THAT ACCESS AND SERVICING ARRANGEMENTS CAN BE ACCOMMODATED IN A SATISFACTORY MANNER;vii) THE PROPOSAL IS FULLY ACCESSIBLE ON FOOT, BY BICYCLE AND BY PUBLIC TRANSPORT;viii) SATISFACTORY CAR PARKING ARRANGEMENTS EXIST OR CAN BE PROVIDED.

*Retail sales floorspace is defined as follows: the area within the shop or store which is visible to the public and to which the public has access, including fitting rooms, checkouts, the area in front of checkouts, serving counters and the area behind used by serving staff, area occupied by retail concessionaires, customer service areas, internal lobbies in which goods are displayed, customer cafés and toilet. For the application of policies in this Plan, the retail sales floorspace of shop units

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with a small customer area with limited display but a large back of house storage area (such as catalogue showrooms) will be treated as comprising 80% of the gross internal floorspace (GIA) of the unit.

8.6 Newport Retail Park District Centre has successfully developed into a centre which provides shops, jobs and helps retain retail expenditure within Newport. However, Newport Retail Park has now developed to such an extent that it has more than sufficient floorspace and types of traders present to fulfil a role as District Centre, even allowing for the significant development planned to occur in the Eastern Expansion Area of the City (see Newport Retail Study and Capacity Assessment, Colliers International, July 2010 and Newport Retail Park supplement, January 2013). Given its location and critical mass, further development of the District Centre will pose a threat to the viability and vitality of the City Centre, not only in terms of any additional development itself, but also in terms of increasing the cumulative attraction of the District Centre and therefore restrictions are placed on its further development.

8.7 A boundary for Newport Retail Park District Centre is defined in Inset Plan 25. The defined area reflects the purpose of the policy designation, i.e. to provide local shopping facilities for the Eastern Expansion Area and surrounding settlements, and to limit the potential for competition with the higher tier ‘town’ centre.

8.8 Within the boundary, Newport Retail Park District Centre will be assessed as a District Centre within the retail hierarchy for the application of the sequential test. Retail development in areas outside the defined District Centre will be subject to the sequential test, will have to demonstrate need and if those tests are met will have planning conditions restricting the range of goods sold. The application of these tests will help the vitality and viability of the City Centre and accords with National Planning Policy.

8.9 The Colliers International Retail Study (July 2010) does not identify any significant quantitative need for additional convenience goods floorspace in the City during the Plan period, unless it were to enhance the City Centre’s retail offer. With specific reference to Newport Retail Park, the study concludes that a further expansion of convenience retailing would change the function and character of the District Centre, expanding it beyond what is appropriate in a District Centre and thereby changing its position in the retail hierarchy to the detriment of the City Centre.

8.10 In order to restrict the overall level of convenience store provision, additional convenience stores over 929 sqm retail sales floorspace within the centre will not be supported. This threshold is appropriate because based upon the current actual retail sales floorspace of operators, it would support smaller stores serving a local and possibly more specialised function, such as convenience stores, discounters and small supermarkets, but would prevent new superstores which would draw trade from a wider area and serve a function that is not commensurate with the District Centre’s role.

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8.11 Notwithstanding the above, all retail development that increases the net retail floorspace of the centre in excess of 500 sq m retail sales area will be subject to the sequential test and assessment of need to evaluate its impact on the City Centre and the District Centre. The threshold allows for a level of retail development that is appropriate for Newport Retail Park’s justification as a District Centre, whilst provides a mechanism to assess additional retail development in a manner compatible with the retail hierarchy and national retail planning policy and allow for impact on the City Centre to be minimised.

8.12 Retail floorspace will be measured against the position calculated by the Council at January 2013:

Unit/Source Gross Retail Floorspace NotesTesco: figures from planning app ref: 08/0407

12,765 sq m2,486 sq m

Total: 15,251 sq m

2,486 sq m are Tesco concession units with consent for A1, A2 & A3.

Stadium: source RPS info submitted for planning app: 12/1242

27,597 sq m376 sq m

Total: 27,973 sq m

376 sq m – gross ancillary floorspace for M&S and Asda café which have been added to the gross A1 as they are ancillary A3 uses not dedicated A3 units.

Total gross retail floorspace for the LDP defined District Centre

43,224 sq m

8.13 When applying the Policy to planning applications quoting a gross internal area, it may be necessary to make an assumption about the net to gross ratio in order to estimate retail sales floorspace. Whilst these ratios vary from retailer to retailer, the general convention is 65-70% for large foodstores and 80-85% for retail warehouses and larger units. The Council will require clarification from applicants as to the actual retail sales floorspace being sought. Where appropriate conditions may be used to control sales floorspace.

8.14 The Colliers Study (July 2010) also recommends a restriction on the range of goods sold at the Newport Retail Park District Centre to avoid it evolving in a way which impacts adversely on the City Centre.

8.15 The primary purpose of the Newport Retail Park District Centre is to serve the Eastern Expansion area. Proposals for non-retail Class A uses will be encouraged provided they are of an appropriate scale to serve the local area.

8.16 The creation and enhancement of existing links between the District Centre and the Eastern Expansion Area are necessary to improve the functional connection between the two uses to justify its allocation as a District Centre. Where new development comes forward, the design and layout of the proposals should seek to facilitate and enhance movement between the District Centre and the residential development it will serve, particularly on foot and by bicycle.

15

8.17 Proposals will need to demonstrate that the highway and transportation network can cope with new development, and that delivery and servicing requirements can be satisfactorily met. An appropriate provision of car parking will also need to be provided. In common with other development, the development should be accessible by non-car modes, i.e. footpaths, cyclepaths and bus routes. Pedestrian and cycle routes linking the District Centre to the Eastern Expansion Area should form an integral part of any proposals.

16

Appendix 3 – Proposed Local Centres

CR

ES

CE

NT

CH

UR

CH

RUPERRA CLOSE

LA

UR

EL D

RIV

E

El Sub Sta

St Basil

's

Stores

87

Stores

St Basil's

35

2

1

36

14

12

42

9

12

28

27

26

1

9

22

7

4

3

2

18

1

3

5

4

1

2

19scale 1:800

Reproduced from the Ordnance Survey mapping with the permission of the controller of Her Majesty's Stationery Office. (C) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

Newport City Council 100024210 (2014) Newport Local Development Plan 2011 - 2026

Inset LC1

Laurel Drive, Bassaleg Local Centre%

El Sub

Sta

Cec

il La

ne

Car Park

Thornbury

Park

LB

Post

Thornbury Park

EB

EN

EZ

ER

DR

IVE

Playground

Bowling Green

12

5

Benson Avenue

6

Leslie Terrace

Wills Row

12

9

3Dav

id W

alk

8

1

3

Wat

kins

Wal

k

1

3

Har

old

Wal

k

Benson Avenue

Alan Close

8

5

Phillip's Green

8

1

1

5

Phillip's Green

Reginald Terrace

1

5

4

3

1

5

32

PO

Cef

n W

ood

Bap

tist C

hurc

h

4

Shopping Centre

1

Windsor Place

38

12

15

46

42

2

47

1

Station

Police

112

145

108

110

106

147

1 to

5

53

57

44

to

20 to

31

40

39

10

5413

to19

48

14

scale 1:1,000



Inset LC2

Thornbury Park, Highcross Local Centre%

FF

EBENEZER DRIVE

GREENFIELD ROAD

LB

1

9

12

53

2

1

2

2

10

57

10

22

16

2

15

1

1

6

Stores

19

20

Greenfield

17

13

1

2scale 1:800



Inset LC3

Greenfield Stores, Highcross Local Centre%

BROOKSIDE

21.2m

MalpasSM

Weir

SM

Centre

22.1m

LB

22.7m

Bettws

SM

Sluices

Sluice

Corporation Yard

SM

SM

21.4m

Weir

SM

SM

TONE CLOSE

El Sub Sta

Saint David Lewis

Shelter

533

537

13

Lambourne House

12

1510

14

16

2

Catholic Church

4

512

31

Shelter

CentreHealth

23

PO

29 to 3

4Council Offices

35

28

(PH)

The Nightingale

Pol Stn

38

40

36

37

39

Library

Free Church

Bettws

4

12

6

16

14

10

1

2

13

7

1

27 to

51

37

28

25

2

480

478476

scale 1:1,000



Inset LC4

Bettws Local Centre%

ROAD

PILLM

AWR

GR

AIG

PA

RK

PA

RA

DE

GR

AIG

PA

RK

VIL

LA

S

GRAIG PARK ROAD

27.9m

El S

ub

Sta

32.2m

WESTFIELD WAY

MALPAS R

OAD

Car Park

HO

LLY

BU

SH

AV

EN

UE

LB

TCB

COOLGREANY

HOLLYBUSH AVENUE

CLOSE

CRESC

ENT

COOLG

REANY

Mon

mou

thsh

ire a

nd B

reco

n Can

al

Centre

Community

1

366

Shelter7

380

22

31

385

387

22

373

PO

375

Surgery

371

Westfield Lower

School

36

9

7

5 10

2

1

20

56

56

2

5052

21

3b 3a5a

31

1

3

13

20

415

417

2

388

382

421

13

42

ClubClinic

43

Sur

gery

1

2

17

23

28

24

24

35

12

14

23

11 1

4

10

8

42028

17

6

8

21

2

21

17

18

360

Shelter

120

12

2

348

350

1 2

Hall

2

7

10

11

334

Club

1

2

PH

349

351

353

22

1

13

12

2

scale 1:1,500



Inset LC5

Malpas Road Local Centre%

Shelter

FB

LLEW

ELLY

N W

ALK

MA

LPA

S R

OA

D

CHAPMAN CLOSE

LB

PCB

Playground

DAVY CLOSE

RUSSELL

DRIV

E

24

163

7 39

18

14

10

17

15

19

12

1

533

Mount Pleasant

4

(PH

)

8

Parc-y-prior

Court

8

Almond

39

3

1

2

14

45

8

37

2

216

10

21

25

3710

11 6

7

13

9

4

21

Surgery

22

11

1

15

PO

31

1

7

21

6

7

2

29

5

9

19 1

10

16

21

scale 1:1,000



Inset LC6

Russell Drive, Malpas Local Centre%

ALMOND D

RIVE

TCB

MAGNOLIA

CLOSE

FB

LB

CLO

SE

WIS

TA

RIA

MA

LPA

S R

OA

D

93

176

81

102

2

164

14

9

10

92

8

2

129

131

1

114

105

12

103

110

14

120

147

1

2

133

139

64

186

24

163

7 39

18

14

101

2

4

1

(PH

)

8

Parc-y-prior

Court

8

7

Almond

1115

978

21

6

scale 1:1,000


Newport City Council 100024210 (2014)Newport Local Development Plan 2011 - 2026

Inset LC7

Almond Drive, Malpas Local Centre%

Ps

Car Park

21.1m

SIDNEY STREET

MP

158.7

5

31.7m

ALB

ER

T T

ER

RA

CE

Sig

nal G

antr

y

25.8m

LB

21.2m

EAST STREET

FAULKNER ROAD

LB

22.5m

Slo

pin

g

CLYTHA PARK

ROAD

CA

ER

AU

RO

AD

maso

nry

TU

NN

EL T

ER

RA

CE

FORD STREET

26.0m

FB

73

11

74a

21

13

19a

35

12

18

PH

3

4

13

5

5

6

1

17

6

9

13

76

1

7

Garage

9

4

2

16

10

8

42c

35

1

42b42a

2

PO

1

5

6

89

Clinic

30

7

80

1

79

13

74b

26

10

12

scale 1:1,000



Inset LC8

Clytha Park Road Local Centre%

58.3m

Stone

CLIFTON

El Sub Sta

59.6m

59.1m STOW HILL

18

6

16

25

23

8

Deanery

St Woolos' Cathedral

1

Dea

nery

Gar

dens

4

5

4

3

6

11

13

20

10

1a

1

Friars

76

2 5

9

13

Court

8

PHS

eve

rn T

erra

ce

109

Cathedral Chambers

1

107

Lych Gate

5

8

2

121119

117

Friars

Cre

scent

2

6

2

4

1

8

12

12a

116a

118 13b

12b

2

116

9

14

b

128

1

120

1

122

a

20

Clinic

129

scale 1:800



Inset LC9

St Woolos Local Centre%

66.6m

68.4m

HIGHFIELD ROAD

66.2m

62.0m

61.5m

TCB23

Centrica Lodge

101

105

16

Garage

111

PO

11330

24

26

11

27

129

14

127

123

Shelter

2

22

Gaer

Park

Clu

b 1

313

scale 1:800



Inset LC10

Bassaleg Road Local Centre%

SHAKESPEARE C

RESCENT

61.6m

Playing Field

GA

ER

RO

AD

LBTCB

50.0m

BEN

JO

NSO

N W

AY

58.5m

Fortlee

12

11 6

4

10

7

61

2

59

St Martins C

ourt

1 to 1

11

Hillview

1

9

8

3

5

Stratfo

rd H

ouse

143

47

56

45

39

145

PCB

Community Centre and Youth Club

129

17

27

127

131

24

133

83

35

87

53

97

scale 1:1,000



Inset LC11

Gaer Road Local Centre%

9.9m

BIDEFORD ROAD

Post

11.3m

Post

CARDIF

F ROAD

Sub Sta

El

BU

XT

ON

CLO

SE

15

2

Close

Maerdy

1

16

39

Works

Community

7 8

910

Centre

183

188

44

200

2

203

193

1

38

29

30

15

1

2

205

14

El S

ub S

tas

202

scale 1:800



Inset LC12

Cardiff Road Local Centre%

GR

AFTO

N L

AN

E

TCBs

CLARENCE PLACE

8.1m

TCB

7.6m Memorial

War

LB

MP 158.25

S Gantry

SP

Wharf

(disused)

London

Maindee West Junction

VIN

CEN

T

LA

NE

El Sub Sta

ST VINCENT ROAD

ED Bdy

CR

Mud

Mud

51 to 61

1 to 17

4

10

5

1

9

10St, Vincents Court

1a

2a2

3

56 2

48

13

444240a

40

30

65

2426

2018

28

14

20a

24

36

31

21

Shelter

10

Clarence

Multistorey

Car Park

6

1

County

Court

House

51 to 61

scale 1:1,000



Inset LC13

Clarence Place Local Centre%

57.1m

50.8m

LB

CARADOG C

LOSE

TCB

HA

DR

IAN

CLO

SE

ROMAN WAY

CAESAR CRESCEN

T

2PO 63

1

Cou

rtKent

61

1

2

100

4

El Sub Sta

56

1

Lincoln Court

1 to

9

Mith

ras W

ay

15

53

13

1 to 20

Hereford

1 to 12

7

Court

Gloucester Court

1

75

37

11

13

12

16

55

102

1 to 12

Flint Court

Essex Court

1 to 16

61

53

5658

scale 1:800



Inset LC14

Roman Way, Caerleon Local Centre%

PENKIN

24.4m

GILBERT

PENKIN CLOSE

Alway Parade

CLO

SE

27.3m

VAUGHAN W

ILLIAM

S

LADYHIL

L ROAD

DRIV

E

24.4m

AB

ER

TH

AW

AV

EN

UE

36

1

3

Police Station

PO

Kingdom Hall

9

Health Centre

19

3

2

1

El Sub Sta

16

17

7

Vicarage

St Teilo Church

5

26

26

32

128

3

5

15

2

4

19

scale 1:800



Inset LC15

Alway Local Centre%

Cot Farm W

alk

Posts

Ringland C

entre

25.6m

COTFARMGARDENS

CO

T F

AR

M

CIR

CLE

Play Area

LB

Sports Court

FB

FB

FB

12

a12

Library

3

1006

1

106102

104

1

57

73

121

2

65

71

81

87

42

1 to 83

44

136

133

144

45

141

28 to

31

33

32

13

7

8 to

11

27

Court

Milton

129137

41

19

3818

40

39

20

PH

Shelter

scale 1:875



Inset LC16

Ringland Local Centre%

FOSSE ROAD

PONT FAEN ROAD

FA

LLO

WFIE

LD

DR

IVE

Gas Governor

HIL

LV

IEW

CR

ES

CE

NT

48

55

53

60

11

72

70

16

5818

14

68

74

32

1

22

34

14

42

22a

7

26

28

30

20

1

2

7

1

69

56

16

1

The Man of SteelSurgery

(PH)

127

1

39

scale 1:875



Inset LC17

Moorland Park, Lliswerry Local Centre%

El Sub Sta

CEDARS

THE

LB

HAZEL ROAD

108 36

26

Health Centre

23

13

48

5

24

66

76 70

62

59

Court

6

Pol Sta

5

Sprin

gfie

ld

Club

Church

Shelte

r

10

2

9

1

31

10 t

o 1

8

21

11

1 to 9

The Oaks

15

610

16

200

scale 1:800


Newport City Council 100024210 (2014)Newport Local Development Plan 2011 - 2026

Inset LC18

Underwood Local Centre%

17

LC19 – Former Alcan Site (H54)LC20 – Glan Llyn (H47)LC21 – Llanwern Village (H3)

Local Centres for LC19 – Former Alcan Site (H54) and LC20 – Glan Llyn (H47) are shown indicatively on the Proposals Plans and on Inset 4 (formerly Inset 9) for LC21 – Llanwern Village (H3).

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