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Question 4: Is There Any Data Or Evidence That We Haven't Referred To?

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Question 4: Is There Any Data Or Evidence That We Haven't Referred To? Question 4: Is there any data or evidence that we haven't referred to? ID Representor Comments Council Response 14 non that I am aware of Noted 17 We have been instructed by The Skelmersdale Partnership who own the Noted Concourse Centre to submit representations in respect of the emerging draft West Lancashire Local Plan Review Issues & Options Consultation. - - Our clients have owned the Concourse Centre since March 1997. It was constructed by the Commission for New Towns in the 1960s and is built over 3 floors with the main trading floor (two thirds of the retail space) on the first floor. We attach a site location plan and floor plans of the Centre. - - The Centre was originally designed for pedestrians and vehicles to be kept separate and therefore integration between car parking and the Centre is difficult. Access to the main trading floor is via a number of pedestrian bridges from the surrounding areas. In the 1980s the Centre was subdivided to include a 3 level multi storey car park which does not link directly into the trading floors of the Concourse at all levels. - - As a result, the distance between the car park and the shop floor is much larger than modern retail shopping centres. In order to traverse the centre it is necessary to travel between different levels by ramps, escalators, stairs or lifts. This makes trolley shopping particularly difficult. Not only does this negatively affect shoppers but it also results in a lower spend per trip as people tend to make smaller basket sales. As a result, the Concourse is particularly vulnerable to new shopping development either within the Town Centre or within its catchment area. - - The internal arrangement of the Centre is extremely tired. This is an inevitable consequence of the age of the Centre. Furthermore as can be seen from the submitted floor plans, a number of the large retailers occupy floorspace that is irregularly shaped, some of which is compromised by supporting pillars. This format is not ideal for some large space retailers who prefer a more regular layout which allows them to optimise and customise their store design. - - The Centre has struggled in recent years, there are currently a number of long term vacant units at the Centre. Including the second floor which is completely vacant other than some storage and represents about 10% of the overall floorspace. The Centre is currently 35% vacant. This level of vacant space is difficult but manageable. However, the current trading position of the Centre is fragile and it is vulnerable from other retail development in the town centre and elsewhere. For example, the owners remain extremely concerned about the impact of the St Modwen development on the Concourse Centre. They have held a number of meetings with the Council to express their concerns and would prefer to see the site developed for housing. - - For the reasons outlined above, the Concourse Centre is ‘protected’ in the Council’s current Local Plan. In particular Policy SP2 of the Local Plan states that any new retail development in Skelmersdale Town Centre: - - - “should not harm the vitality of the Concourse Centre and must provide sufficient linkage to the Concourse.” - - The continuation of this policy protection is specifically supported. Furthermore, the retention and regeneration of the Concourse Centre is supported by a large number of residents and retailers. We attach a number of letters in support of the Concourse Centre. - - Turning to Skelmersdale Town Centre, the last retail study dated December 2011 concluded that the town had progressively lost ground in the national retail rankings with the pace of decline accelerating in recent years. A number of High Street retailers had all left the town e.g. Dunnes and had not been replaced. - - Other deficiencies include the fact that most comparison retail outlets in the town operate at the lower end of the retail spectrum; the very weak food and drink offer with no high quality restaurants, coffee shops or family eating places, only some public houses and no cinema or other leisure facilities. Furthermore, there is considerable leakage of comparison goods, expenditure leaking to destinations beyond the Skelmersdale town catchment area. - - In view of the above, the Town Centre is exceptionally weak for a town with a population of some 40,000 people and that it fails ID Representor Comments Council Response to function effectively as a town centre. We do not believe that the St Modwen scheme will do anything to correct this decline. Whilst it may offer the opportunity to provide a modern retail development with free car parking, all that it will do is to further assist with the decline of the Concourse Centre by eventually attracting all of the tenants from the Concourse Centre to the St Modwen development. Accordingly we do not believe that there will be any net benefits to the Town Centre. - - Recommendation - - So we believe that the Local Plan review is correct in continuing to identify the regeneration of Skelmersdale town centre as an important objective. However, we believe that the Concourse Centre must continue to be protected as per the existing adopted Local Plan i.e. Policy SP2. The reason being that the Centre is now even more fragile than it was during the preparation of the adopted Local Plan and so it is important that specific measures are put in place to ensure that its regeneration takes place. In doing so we would specifically request that the St Modwen scheme is deleted from the Town Centre and that retail and leisure uses are not considered appropriate for the site rather it be identified for residential development. - 18 The Spatial Portrait recognises that the demographic profile of the Noted Authority is ageing which we consider to be a matter of critical importance over the Development Plan period. 20 None at this time. Noted 23 No Noted 24 Not as far as I know Noted 26 I think it would be good to refer to your playing pitch strategy and any At the time of writing, the open space other 'health' related strategies. studies were in the process of being updated. The results of which will be included in the preparation of the Local Plan Review. 28 Data regarding Up Holland is inconsistent as sometimes Up Holland is Noted. It is not always possible to find data included with Skelmersdale and sometimes it is separate. - Up Holland is for the individual areas, but where available clearly different in character to Skelmersdale and this is acknowledged and and appropriate we will do our best to yet Up Holland is still included with Skelmersdale. provide data separately for Up Holland and Skelmersdale. 30 The elected Mayors of Greater Manchester and Liverpool, will when they Noted have adopted the Spatial Framework proposals currently under consideration and resolved issues of the relationships between the Boroughs Planning Functions and the Mayors overarching responsibility greatly influence West Lancashire's role as the green belt between the conurbations. CPRE Lancashire submitted extensive, well research rebuttal of the Greater Manchester proposed Spatial Framework and its attack on its green belt. This is available on the CPRE Lancashire website. 31 Not that I can think of Noted 32 I can't think of anything Noted 35 The commitment by WLBC to provide an updated Spatial Portrait of the Noted Borough and the settlements within it is supported, as this will ensure that the Local Plan and the policies contained within it are reflective of the current provisions and needs of the Borough and its population. - The assessment of Burscough undertaken and the summary of the spatial portrait of the settlement is generally supported. It clearly demonstrates that Burscough is a sustainable settlement with a wide range of shops and services, and is reasonably well-connected by public transport. Furthermore, Burscough serves a purpose for supporting nearby smaller settlements, further demonstrating the importance of the settlement. - The document also identifies the key issues facing Burscough, including the capacity of the sewerage system, concerns relating to surface water ID Representor Comments Council Response drainage and flooding, congestion levels on the roads through Burscough and the upgrading of the railways and bus services. It is necessary for WLBC to appreciate that although a greater number of houses within the settlement could adversely impact upon these services if not mitigated effectively, if appropriate measures are put in place by the Council and by relevant developers, further development within and around Burscough may in fact relieve each of these pressures on infrastructure. This must be carefully considered by the Council through the Local Plan Review and therefore, how revisions to the Plan may in the longer-term address current and potential pressures within some settlements across the Borough. - - Paragraph 4.3 identifies that Yew Tree Farm was allocated within the current Local Plan for housing and employment uses, and further land was safeguarded for potential longer-term development. It is necessary for WLBC to acknowledge that this allocation has not delivered the level of development it was intended to within the first few years of the Plan period, and as such, the Local Plan Review should consider the earlier release of safeguarded land to meet the development needs of Burscough and the wider Borough. - The allocation of land at Yew Tree Farm included the release of land from the Green Belt to allow development to take place to meet the needs of the Borough. Following the release of land from the Green Belt and its identification as an area for development a masterplan was produced through an SPD, identifying the phasing of the development of Yew Tree Farm – this masterplan is therefore purely a material consideration in the determination of applications within the area.
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