GORGIE / DALRY TOWN CENTRE JUNE 2017 Supplementary Guidance Gorgie / Dalry Town Centre Introduction
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SUPPLEMENTARY GUIDANCE DRAFT FOR CONSULTATION GORGIE / DALRY TOWN CENTRE JUNE 2017 Supplementary Guidance Gorgie / Dalry Town Centre Introduction Gorgie/Dalry Town Centre is one of Edinburgh’s nine town centres. Within these centres, Pubs and hot-food takeaway uses will also be considered if these are felt to be appropriate the Council is committed to ensuring they continue to serve those who live, work, visit for a certain location in the town centre provided they do not lead to an unacceptable and shop there. One way it does this is by producing guidance setting out when a shop impact on living conditions for nearby residents. To prevent non-shop uses that detract unit can change from a shop use to another use suited to a town centre. from the streets’ liveliness, changes to uses such as residential will not be permitted. This document sets out when the Council will give planning permission for changing the use of a shop unit in Gorgie/Dalry Town Centre from a shop use to a non-shop use. Aims and Objectives It is prepared in accordance with Policy Ret 9: Alternative Use of Shop Units in Defined This document will support the vitality of Gorgie/Dalry town centre as well as contributing Centres of the Local Development Plan and applies to all units within the town centre. to the success and vision of Edinburgh. The Guidance supports Gorgie/Dalry town It is intended to frequently review this guidance to reflect changing shopping trends. centre in being inspired, connected, fair and thriving through: • Supporting the enhancement of public realm and active travel networks in the town Gorgie/Dalry Town Centre centre Gorgie/Dalry Town Centre area is shown on the map at the back of the document. A mix • Creating a thriving town centre through supporting a mix of uses, whilst retaining retailing as the primary function of the town centre of uses currently exists within the town centre including shops, cafes and pubs. Where a unit is used as a shop, it is necessary to get planning permission from the Council to • Consider the contribution the use of units can make to placemaking change to another use. • Providing a flexible approach to change of uses to meet the demands of a growing economy and changing society and Ensuring that Gorgie/Dalry Town Centre has a variety of shops is important in maintaining • Contributing to the quality of life of Gorgie/Dalry residents and visitors. it as a destination for shopping. However, there are also benefits in allowing shops to change to non-shop uses that complement shop uses and make the best of the town centre’s accessible location for the local community. Allowing non-shop uses may also help to address vacancies which have arisen due to changing behavioural patterns in shopping such as an increase in online shopping. It is therefore felt that, in certain areas, permitting a change of use to a service use such as an office or a cafe/ restaurant use would enhance the town centre. 1 Supplementary Guidance Gorgie / Dalry Town Centre What is a shop unit? Key Findings Premises opening directly onto the street and designed primarily for shop use. In A health check and Public Life Street Assessment has been undertaken to assess the some locations the shop unit can be above street level or at basement level but still strengths, vitality and viability and weaknesses of the town centre. Some of the key have direct access and be visible from the street. findingsPLACE are FUNCTIONshown below: MOVEMENT FUNCTION ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS What is a shop use? Place Function Diagram A unit used for the sale of goods (not hot food),e.g. post office, sale of tickets, travel AESTHETIC QUALITY + POSITIVE FEELING SAFE MINIMAL OBSTACLES + SENSORY EXPERIENCE [PROTECTION FROM HINDRANCES [STREET CLUTTER, [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] PLACE FUNCTION NARROW PAVEMENTS] MOVEMENT FUNCTION agency, cold food for consumption off the premises, hairdressing, funeral parlour, ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS 12 1 E A N J O E Y F M A S E launderette or dry cleaners. All where the sale, display or service is principally to OPPORTUNITIES TO FEELING SECURE N T MINIMAL PEDESTRIAN P ENJOY POSITIVE T [PROTECTION FROM E - WAITING POINTS K ASPECTS OF CLIMATE G CRIME+VIOLENCE] - [CROSSINGS, PAVEMENT O 11 2 O N B CONGESTION] D O I visiting members of the public. (These types of use are grouped together and T D AESTHETIC QUALITY + POSITIVE FEELING SAFE C E MINIMAL OBSTACLES + E S SENSORY EXPERIENCE [PROTECTION FROM HINDRANCES [STREET CLUTTER, T I G [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] O NARROW PAVEMENTS] N R collectively called Class 1 Shops) P CLIMATE AND DIMENSIONED AT CYCLE RACKS + PINCH POINTS [EFFECTIVE HUMAN SCALE POLLUTION [PROTECTION PARKING FACILITIES PAVEMENT WIDTH TOO AGAINST UNPLEASANT 12 1 NARROW FOR ACCESS + E A 10 3 SENSORY EXPERIENCES] N I N J C HIGH FOOTFALL] O E Y F A M A I S E OPPORTUNITIES TO FEELING SECURE R N T MINIMAL PEDESTRIAN P ENJOY POSITIVE T T [PROTECTION FROM E - WAITING POINTS S K ASPECTS OF CLIMATE G CRIME+VIOLENCE] E - [CROSSINGS, PAVEMENT O 11 C 2 D O PLACE FUNCTION N B CONGESTION] Y D E Types of non-shop uses MOVEMENT FUNCTION O ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA C I P T BASED ON DIRECT OBSERVATION TECHNIQUES +D USER INTERVIEWS L C OPPORTUNITIES FOR E PERCEPTION OF I E OPPORTUNITIES S N PLAY + UNFOLDING ENOUGH PEDESTRIAN SAFETY FROM TRAFFIC T I G TO WALK [NO G ACTIVITIES O CROSSING POINTS N 9 OBSTACLES, GOOD H R [TEMPORARY USES [LESS JAYWALKING] Changing a shop to non-shop use is known as a “change of use” and will always P 4 SURFACING, ROOM] + ENTERTAINMENT, D CLIMATE AND DIMENSIONED AT CYCLE RACKS + PINCH POINTS [EFFECTIVE SUMMER + WINTER] HUMAN SCALE POLLUTION [PROTECTION PARKING FACILITIES PAVEMENT WIDTH TOO AGAINST UNPLEASANT NARROW FOR ACCESS + 10 3 SENSORY EXPERIENCES] I N C HIGH FOOTFALL] require an application for planning permission. Non-shop uses where the Council A I R CYCLE LANES OPPORTUNITIES TO T OPPORTUNITIES FEELING SAFE C PERCEPTION OF SAFETY AESTHETIC QUALITY + POSITIVE TALK + LISTEN [NOISE O MINIMAL OBSTACLES + S TO STAND/STAY SENSORY EXPERIENCE [PROTECTION FROM M G FROM TRAFFIC E LEVEL, SEATING HINDRANCES [STREET CLUTTER, F N C will consider a change are: [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] 8 OR YI [ATTRACTIVE EDGES, G D ARRANGEMENTS] A NARROW PAVEMENTS] Y T T 5 DEFINED SPOTS] E E - S C QU + P G A N L LITY OVI OF M OPPORTUNITIES FOR PERCEPTION OF I OPPORTUNITIES N PLAY + UNFOLDING SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN G ACTIVITIES TO WALK [NO CROSSING POINTS 12 1 9 OBSTACLES, GOOD H E [TEMPORARY USES A [LESS JAYWALKING] N J SURFACING, ROOM] O E 4 + ENTERTAINMENT, D Y • Service uses - lawyers, accountants, estate agents, health centres, surgeries F 7 6 F M A OPPORTUNITIES TO SEE OPPORTUNITIES TO SIT [BENCHESSUMMER + WINTER] CONTINUOUS LEVEL S E OPPORTUNITIES TO FEELING SECURE N T [LIGHTING, INTERESTING TO REST, SEATING ZONES, MINIMAL PEDESTRIAN PAVING SURFACE + P ENJOY POSITIVE T [PROTECTION FROM E VIEWS] PRIMARY + SECONDARY] PEDESTRIAN PRIORITY - WAITING POINTS K ASPECTS OF CLIMATE G CRIME+VIOLENCE] - [CROSSINGS, PAVEMENT O 11 of dentists, doctors and vets (These types of use are grouped together and 2 O N B CONGESTION] D O I CYCLE LANES OPPORTUNITIES TO T D C OPPORTUNITIES PERCEPTION OF SAFETY C E TALK + LISTEN [NOISE O TO STAND/STAY E S LEVEL, SEATING M G FROM TRAFFIC T F I O IN [ATTRACTIVE EDGES, collectively called Class 2 Financial, professional and other services)G 8 Y G O ARRANGEMENTS] RT A N ST 5 DEFINED SPOTS] E R - QU G + P AL VIN I CLIMATE AND TY OF MO DIMENSIONED AT CYCLE RACKS + PINCH POINTS [EFFECTIVE HUMAN SCALE POLLUTION [PROTECTION PARKING FACILITIES PAVEMENT WIDTH TOO AGAINST UNPLEASANT NARROW FOR ACCESS + • Food and Drink consumed on premises - restaurant, cafe, snack bar (These types 10 3 SENSORY EXPERIENCES] I N C HIGH FOOTFALL] A 6 F 7 I OPPORTUNITIES TO SIT [BENCHES OPPORTUNITIES TO SEE CONTINUOUS LEVEL R TO REST, SEATING ZONES, [LIGHTING, INTERESTING PAVING SURFACE + T VIEWS] PRIMARY + SECONDARY] PEDESTRIAN PRIORITY of use are grouped together and collectively called Class 3 Food and Drink) S E C 8 D Y E C P L OPPORTUNITIES FOR PERCEPTION OF I OPPORTUNITIES N • Pubs -sale and consumption of alcoholic beveragesPLAY on + UNFOLDING premises SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN G TO WALK [NO ACTIVITIES CROSSING POINTS 9 OBSTACLES, GOOD H [TEMPORARY USES [LESS JAYWALKING] 4 SURFACING, ROOM] + ENTERTAINMENT, D SUMMER + WINTER] • Hot-food takeaways - Consumption of hot-food off premises OPPORTUNITIES TO CYCLE LANES OPPORTUNITIES TALK + LISTEN [NOISE C PERCEPTION OF SAFETY O TO STAND/STAY We have produced Guidance on what changes of use are permittedLEVEL, SEATING andM when an G FROM TRAFFIC FO IN [ATTRACTIVE EDGES, G ARRANGEMENTS] 8 R AY 8 T - ST 5 DEFINED SPOTS] E QUA G + application for planning permission will be required. LITY OF MOVIN PLACE FUNCTION 7 6 F ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIAOPPORTUNITIES TO SEE OPPORTUNITIES TO SIT [BENCHES MOVEMENT FUNCTION CONTINUOUS LEVEL [LIGHTING, INTERESTING TO REST, SEATING ZONES, BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS PAVING SURFACE + VIEWS] PRIMARY + SECONDARY] PEDESTRIAN PRIORITY 2 AESTHETIC QUALITY + POSITIVE FEELING SAFE MINIMAL OBSTACLES + SENSORY EXPERIENCE [PROTECTION FROM HINDRANCES [STREET CLUTTER, [MATERIALS, PLANTS, DESIGN] TRAFFIC+ACCIDENTS] NARROW PAVEMENTS] 8 12 1 E A N J O E Y F M A S E OPPORTUNITIES