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Hucknall Town Centre Improvement Scheme

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Hucknall Town Centre Improvement Scheme Hucknall Town Centre Improvement Scheme Retail Impact Report October 2012 D120523 Prepared for: Nottinghamshire County Council UNITED KINGDOM & IRELAND Nottinghamshire County Council — Retail Impact Report REVISION SCHEDULE Rev Date Details Prepared by Reviewed by Approved by 1 September Draft Sarah Askew Simon Betts Simon Betts 2012 Planning Principal Principal Planner Consultant Planner 2 October Draft for Client Review Sarah Askew Simon Betts Simon Betts 2012 Planning Principal Principal Planner Consultant Planner URS 12 Regan Way Chilwell Nottingham NG9 6RZ Retail Impact Report October 2012 1 Nottinghamshire County Council — Retail Impact Report TABLE OF CONTENTS 1 INTRODUCTION ................................................................ 3 2 SITE LOCATION AND SURROUNDINGS ........................ 4 3 PROPOSED DEVELOPMENT .......................................... 5 4 PLANNING POLICY .......................................................... 6 4.1 Development Plan ............................................................ 6 4.2 The Emerging Development Plan ................................... 9 4.3 Material Considerations ................................................ 10 4.4 Other Material Considerations ...................................... 12 5 IMPACT CONSIDERATIONS .......................................... 15 5.1 Physical Impact of the Works ....................................... 15 5.2 Impact upon the Local Highway Network .................... 15 5.3 Sustainable Development ............................................. 16 5.4 Retail Considerations .................................................... 16 6 RELEVANT CASE STUDIES .......................................... 19 6.1 Newark ............................................................................. 19 6.2 Beeston ........................................................................... 19 6.3 West Bridgford ............................................................... 20 7 SUMMARY AND CONCLUSIONS .................................. 21 APPENDIX A: PHOTOGRAPHS OF SURROUNDING AREA ......... 22 APPENDIX B: DRAWING NO: H/JH13379/14 REV D……………….21 Retail Impact Report October 2012 2 Nottinghamshire County Council — Retail Impact Report INTRODUCTION 1.1.1 This Retail Impact Report has been prepared by URS on behalf of Nottinghamshire County Council. It supports an application for full planning permission in relation to the proposed environmental improvements of Hucknall town centre. Specifically these improvements include the pedestrianisation of part of the High Street, the provision of a new relief road and associated highway/environmental works. 1.1.2 This report will consider the potential impacts of the proposed pedestrianisation of the High Street on the existing retail core of Hucknall in respect of vitality and viability. It will consider the potential direct and indirect impacts that may be brought about by the closure of part of High Street to through traffic. 1.1.3 This report should be read in conjunction will the various other statements (technical and otherwise) submitted in support of the planning application. Retail Impact Report October 2012 3 Nottinghamshire County Council — Retail Impact Report SITE LOCATION AND SURROUNDINGS 2.1.1 Hucknall lies to the south of the District of Ashfield, and to the north of Nottingham. It is linked with the rest of the District to the north via the A611 and to the M1 (Junction 26 and 27) to the west. Hucknall is one of three main towns within the District of Ashfield which also includes Kirkby in Ashfield and Sutton in Ashfield. 2.1.2 The town centre (High Street) comprises a mix of existing uses such as shops, banks, takeaways, drinking establishments etc. that front onto the High Street. Tesco is situated to the eastern edge of the town centre, along with the NET and rail stations which lie opposite to this. To the western side of the town lies the Market Place and notable buildings of historic merit which includes Hucknall Library and the imposing St Mary Magdalane Church. 2.1.3 The wider area to the north and south of the High Street comprises of a densely populated residential area that supports a variety of house types. 2.1.4 A sample of photographs of High Street and the surrounding area is attached at Appendix A to this report. Retail Impact Report October 2012 4 Nottinghamshire County Council — Retail Impact Report PROPOSED DEVELOPMENT 3.1.1 The proposed scheme of works will create a relief road to reroute existing traffic from the High Street and improve accessibility to shoppers through the pedestrianisation of Hucknall town centre, which will be complimented by a series of pedestrian/cycle links and bus links. This will improve linkage between the mix of retailing facilities available within and to the edge of the town centre. The environmental improvements will significantly enhance the visual appeal of the town centre, thereby positively enhancing the shopping experience and increasing the footfall and visitor length of stay. 3.1.2 The relief road will help to deliver future development over the longer term that will bring about an increased working and living population in and around the town centre. This will greatly benefit the long term growth of Hucknall as a retailing destination. The proposed relief road is identified to be of strategic importance to the future town centre development options, as identified in the Hucknall town centre Masterplan. 3.1.3 The proposed scheme is in accordance with the Hucknall Town Centre Masterplan in that it may act as a ‘catalyst for further development’ within the vicinity. These prospective development options that the scheme and in particular the proposed relief road are anticipated to support include; a proposed Heritage Centre (focussing on the town’s link to Byron) to the western end of the road with a series of separate retail, residential and various proposed landscaping improvements. The vision for the eastern end of the relief road around the station area includes further residential development and a more direct pedestrian link to the town centre past the existing miner statue. Retail Impact Report October 2012 5 Nottinghamshire County Council — Retail Impact Report PLANNING POLICY Development Plan Ashfield Local Plan Review (Adopted 2002) Saved Policies 4.1.1 Until such time that the currently adopted Local Plan is superseded by the Council’s emerging Local Development Framework, policies saved under the provisions of the Planning and Compulsory Purchase Act 2004 will continue to form the basis for determining planning applications. The key policies of relevance to the development proposals are reviewed below. 4.1.2 Policy TR2 relates to cycling provision in new developments and states that: ‘Development proposals to which cyclists would reasonably expect to have access will be permitted where provision is made for: Safe and convenient cycle access; Links with existing or proposed cycle routes where possible; Cycle parking facilities in accordance with provision identified in Appendix 7.’ 4.1.3 Policy TR3 explains the issues surrounding pedestrians and people with limited mobility stating that: ‘Development to which the public would reasonably expect to enjoy access will only be permitted where suitable provision is made in the design of the external environment for safe and convenient access by pedestrians and people with limited mobility.’ 4.1.4 Policy TR4 identifies pedestrian priority schemes and states that: ‘A pedestrian priority scheme will be implemented for the following area: Hucknall – High Street from Station Road to the Market Place and Baker Street, from its junction with High Street to Ogle Street.’ The explanatory text associated with this policy states at paragraph 6.20 that: ‘The growth of traffic in towns introduces noise, fumes, vibration and road safety problems making life unpleasant for pedestrians. Pavement widths in many cases can be inadequate to cater for the large number of pedestrians, particularly in the main shopping areas and in some cases this may be a deterrent to their use. The removal of non – essential traffic from the main shopping areas is therefore an important aspect of transport planning and environmental improvement.’ Retail Impact Report October 2012 6 Nottinghamshire County Council — Retail Impact Report 4.1.5 Policy TR5 relates to County Council Highway schemes. The Hucknall relief road is one of a number of schemes identified for which land will be safeguarded from development. 4.1.6 Policy TR6 relates to developer contributions to transport improvements. This policy requires that where a development places additional demand on transport infrastructure, planning obligations will be negotiated to allow a sum to be paid towards proposed highway improvement schemes. The Hucknall Inner relief road is one of several schemes listed. 4.1.7 Policy SH1 of the Local Plan seeks to promote the main uses which are considered appropriate in existing district centres and which are identified as being key in assisting in contributing to their vitality and viability. The policy advises that: ‘In the district shopping centres of Hucknall, Kirkby in Ashfield and Sutton in Ashfield as defined on the proposals map the following development will be permitted: Development/redevelopment for shopping purposes; Commercial development appropriate to a town centre; Residential and employment development; Traffic management/servicing schemes; Environmental improvement schemes; Parking facilities provided in accordance
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