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RETAIL ASSESSMENT Newsquest / DX Freight, Cardiff Road, Newport

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RETAIL ASSESSMENT Newsquest / DX Freight, Cardiff Road, Newport RETAIL ASSESSMENT Newsquest / DX Freight, Cardiff Road, Newport, NP20 3BP Full Planning Application for the demolition of existing buildings and erection of new retail foodstore (Use Class A1), together with associated parking, landscaping and ancillary works June 2018 GVA Client: Lidl UK GmbH Report Title: Retail Impact Assessment Contents 1. Introduction ............................................................................................................................................................ 4 The Purpose of this Assessment ................................................................................................................................... 4 Structure of this Assessment ......................................................................................................................................... 5 2. The Site: Location & Extent .................................................................................................................................... 7 Location & Existing Use ................................................................................................................................................. 7 The Application.............................................................................................................................................................. 9 Planning History .............................................................................................................................................................. 9 Rationale & Background ............................................................................................................................................. 9 3. The Lidl Business Model ....................................................................................................................................... 11 4. Pre-Application Dialogue ................................................................................................................................... 13 5. Planning Policy Context ...................................................................................................................................... 14 Preface .......................................................................................................................................................................... 14 Retail Policy and Evidence Base .............................................................................................................................. 14 Local Planning Policy .................................................................................................................................................. 15 National Planning Policy ............................................................................................................................................ 17 6. Key Planning Issues ............................................................................................................................................. 22 Preface .......................................................................................................................................................................... 22 Principle of Development .......................................................................................................................................... 22 Residential Amenity .................................................................................................................................................... 24 Visual Amenity.............................................................................................................................................................. 25 Highway Safety ............................................................................................................................................................ 25 Ecology ......................................................................................................................................................................... 26 Trees ............................................................................................................................................................................... 26 Drainage & Flood Risk ................................................................................................................................................. 27 Impact upon the Welsh Language .......................................................................................................................... 27 Socio-Economic Benefits ........................................................................................................................................... 28 7. Overview of Existing Retail Provision in the Local Area ................................................................................... 29 8. Need Assessment ................................................................................................................................................ 33 9. The Sequential Test .............................................................................................................................................. 36 10. Assessment of Impact ......................................................................................................................................... 41 11. Conclusion ........................................................................................................................................................... 44 Date: June 2018 Page: 2 Client: Lidl UK GmbH Report Title: Retail Impact Assessment Appendices Appendix I Site Location Plan Appendix II Proposed Elevations Appendix III CGI Perspectives Appendix IV Quantitative Impact Assessment Figures Figure 1 Site Location Plan Figure 2 Newport Local Development Plan – Constraints Map Figure 3 Newport Local Development Plan – Proposals Map Figure 4 2010 Retail Study Assessment Area & Zones Status: Draft Draft Date: 29 June 2018 For and on behalf of GVA Grimley Limited Date: June 2018 Page: 3 Client: Lidl UK GmbH Report Title: Retail Impact Assessment 1. Introduction The Purpose of this Assessment 1.1 This Retail Assessment (‘RA’) has been prepared to accompany and support a full planning application for the demolition of the existing on-site buildings to facilitate the erection of a new Lidl foodstore (Use Class A1), together with associated parking, landscaping and ancillary works at the site presently occupied by Newsquest / South Wales Argus and DX Freight located off Cardiff Road in Newport. The application is submitted by GVA on behalf of Lidl UK GmbH. 1.2 It is intended the proposed foodstore would be a replacement and enlargement of the existing Lidl retail foodstore that is located on Mendalgief Road, Docks Way. In essence, Lidl will serve the existing catchment of its Docks Way store from the proposed Cardiff Road location and vacate its currently rented property. 1.3 The extent and location of the site is shown on the site location plan below. Figure 1: Site Location Plan Date: June 2018 Page: 4 Client: Lidl UK GmbH Report Title: Retail Impact Assessment 1.4 Lidl’s business model is described in Section 3.0 of this assessment, which explains that the whole of the Lidl product range delivers high quality, low cost food and convenience goods. A standardised store format is key to underpinning Lidl’s business model as it enables the delivery of savings in the development, servicing and stocking of Lidl’s stores. 1.5 Lidl has sought to improve its store operating practices over the years to ensure that it continues to meet the needs of its customers whilst keeping cost to a minimum, thereby delivering exceptional value across its product range. To this end, the store format has evolved and Lidl has found that many of its earlier stores, including the store at Docks Way, are unable to be stocked and serviced efficiently. Some of the company’s stores need to be brought up to date to ensure that customers continue to benefit from the quality and positive shopping experience that Lidl offers. 1.6 The constraints of the Docks Way store, and given that it is leased, make the possibility of replacing the store at the existing location with a new Lidl format store impractical. The issues affecting the store and the general drive by Lidl to modernise its portfolio has, therefore, prompted Lidl to submit this planning application for the development of a wholly new retail foodstore to serve the same catchment. Structure of this Assessment 1.7 This RA seeks to demonstrate the acceptability of the proposed development in the context of relevant planning policy, taking into account the context of the site and the surrounding form of development. The remainder of the assessment is, therefore, structured as follows: . Section 2 provides an explanation of the context of the application including site details, a description of the proposal and relevant planning history, and the rationale behind the application; . Section 3 provides an explanation of the characteristics of the Lidl business model and the legitimate influence this has on the approach to the consideration of the impact and sequential tests; . Section 4 provides the detail of the pre-application enquiry submitted to the Council and a summary of the Council’s response; . Section 5 provides a review of the planning policy context relevant to the proposal; . Section 6 considers the primary planning issues, providing a comprehensive
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