west village bluewater outline planning application december 2012 retail impact assessment Gravesham Borough Council 3mm Bleed application documents 1.0 Outline Application Form 2.0 Design and Access Statement 3.0 Development Specification and Framework 4.0 Planning Statement 5.0 Retail Impact Assessment 6.0 Economic Statement 7.0 Air Quality Assessment 8.0 Flood Risk Assessment 9.0 Ecological Assessment 10.0 Transport Assessment 11.0 Transport Assessment Appendices 12.0 Sustainability and Energy Strategy 13.0 Statement of Community Involvement 14.0 Utilities Statement 15.0 Preliminary Environmental Risk Assessment Front Inside 211 x 301 Gravesham Borough Council contents 1 Introduction 3 2 Site and Surrounding Area 5 2.1 Site Description and the Bluewater Concept 5 2.2 Relevant Planning History 5 3 Development Proposals 6 3.1 Introduction 6 3.2 The Proposals 6 4 Planning Policy Context 8 4.1 National Planning Policy 8 4.2 Local Planning Policy 9 4.3 Summary 13 5 Retail Context 14 5.1 Introduction 14 5.2 Scope of Assessment 14 5.3 Study Area 14 5.4 Role of Centres 15 5.5 Effect on Commitments in Context 16 5.6 Summary of Health Checks 17 6 Household Survey: Shopping Patterns 19 6.1 Introduction 19 6.2 Survey Structure 19 6.3 Patterns of Expenditure Flows 21 6.4 Bluewater 22 7 Assessment of Proposals 25 7.1 Effects of Bluewater in Context 25 7.2 Capacity Analysis 25 7.3 Effects on Trade/Turnover 27 7.4 Cumulative Effect of Proposals and Commitments 37 7.5 Effect on Investment within the Catchment 39 7.6 Effect on Town Centre Vitality and Viability 42 7.7 Impact on Local Consumer Choice 42 7.8 Summary 43 8 Conclusions 44 Gravesham Borough Council page 2 | Retail Impact Assessment appendices appendix 1: Catchment Plan appendix 2: Centre Health Checks appendix 3: Retail Assessment scoping note and response appendix 4: Household Survey Zones Plan appendix 4a: Households Survey Postal Codes appendix 5: Quantitative Analysis appendix 6: Household Survey Questions Gravesham Borough Council Retail Impact Assessment | page 3 1 Introduction 1.1 This Retail Impact Assessment has been prepared by Quod in support of an outline planning application by Blueco Ltd., the owners of Bluewater (the ‘Applicants’) for the redevelopment of and an extension to the West Village at Bluewater. The Applicant proposes to redevelop and extend the existing West Village to improve and complement the range of existing shopping and catering facilities at Bluewater by a maximum net increase of circa 30,500sqm comparison retail floorspace (A1-A5) gross internal area (gross internal area). This outline planning application seeks planning permission for the following: “Redevelopment of the site through part demolition, alteration and refurbishment of existing buildings/structures and erection of new buildings/structures to provide retail and related uses (A1-A5), new basement servicing corridor, reconfiguration of existing car and coach parking areas, reconfiguration of existing lake, open space and public realm, alteration of existing pedestrian links within the site, amended vehicular link into existing transit centre infrastructure and associated facilities.” 1.2 This report has been provided to assist Dartford Borough Council in the determination of the planning application, and considers the retail justification for, and implications of, the proposed development. Its scope has been agreed with Dartford Borough Council. 1.3 In March 2012, the Government published the National Planning Policy Framework (NPPF), which supersedes previous national planning guidance on retail matters. The NPPF established a presumption in favour of sustainable development as the golden thread running through both the plan making and decision taking processes. Local Planning Authorities are required to attach significant weight to the need to support economic growth through the planning system, whilst promoting competitive town centre environments. This submission is made in accordance with these principles. 1.4 Policy CS12 of the Dartford Core Strategy (2011) states that planning consent will be granted for development that supports the role of Bluewater as a ‘specialist comparison shopping centre’ and that proposals exceeding the guidance levels (up to 5,000sqm to 2016) will be subject to retail assessment carried out in consultation with neighbouring authorities and taking into account the likely impact of the scheme on neighbouring town centres and regional considerations. In accordance with paragraph 3.3.1 of the Dartford Core Strategy, the guidance levels reflect the element of local expenditure growth that can sustainably be accommodated at Bluewater. The Core Strategy recognises that proposals exceeding the guidance levels may be submitted which will need to be assessed through a retail assessment. 1.5 Paragraph 26 of the NPPF requires planning applications for retail development over 2,500m² (in the absence of locally established thresholds), not in an existing centre and not in accordance with an up to date development plan to be accompanied by an assessment addressing the impact of the proposals on existing, committed and planned public and private investment; town centre vitality and viability; and local consumer choice and trade. In this case, the proposals are in accordance with an up-to-date Local Plan, but an Impact Assessment has been carried out, as required by local policy. 1.6 The application site is designated as a ‘specialist comparison shopping centre’ within the Dartford Core Strategy, forming an important part of a network of centres within the borough. Accordingly, a sequential assessment is not required under Paragraph 24 of the NPPF as the application is within an existing centre. Notwithstanding this, given the specific locational requirements of the proposals, the floorspace proposed addresses a particular need at Bluewater, which could not be met by providing the floorspace elsewhere. 1.7 Accordingly, the structure of this report is as follows: • SectionGravesham 2: details the site and surrounding Borough area; Council • Section 3: provides a description of the development, along with headline commentary on key elements of the scheme; • Section 4: summarises the relevant retail planning policies at a national, regional and local level, in order to provide a context for the determination of the application; • Section 5: sets out the retail context to the proposals; page 4 | Retail Impact Assessment • Section 6: considers existing trading patterns in and around the catchment ; • Section 7: provides an analysis of the effect of the proposals on existing centres; and • Section 8: provides conclusions. 1.8 It is generally accepted that major shopping centres contain a small element of convenience floorspace that complements the comparison provision, and Bluewater is no exception to this. However, no further convenience floorspace is proposed in this application and this assessment therefore relates to comparison retail floorspace only. 1.9 Following analysis in the subsequent chapters, it is considered that the proposals do not result in any significant harm by way of impact on town centres, nor to committed and planned public and private investment across the study period. In addition, there are material gains arising out of the proposal both in terms of the local economy and improved consumer choice that will benefit Bluewater, the Borough of Dartford, and the wider catchment. 1.10 This Retail Impact Assessment should be read in conjunction with the Planning Statement and other application documentation submitted in support of the proposals. Gravesham Borough Council Retail Impact Assessment | page 5 2 Site and Surrounding Area 2.1 Site Description and the Bluewater Concept 2.1.1 Bluewater is located in Greenhithe, within the Borough of Dartford. It is situated approximately one mile east of the M25, between Dartford and Gravesend. The site is bounded to its south by the A296, the B255 to its east and the A226 to the north. The location of Bluewater within the catchment area of this assessment is shown at Appendix 1. 2.1.2 Bluewater is one of the UK’s largest retail and leisure complexes, containing over 330 shops and restaurants. The centre comprises a triangular circuit, with an anchor department store at each corner – John Lewis, Marks & Spencer and House of Fraser. Each is connected by three distinct shopping malls, namely The Guildhall, The Rose Gallery and Thames Walk. 2.1.3 In addition to the retail facilities, Bluewater provides leisure, entertainment and recreational facilities that are an integral component of the Bluewater experience. Three ‘leisure villages’ provide a break out from the principal retail environment. These include The Wintergarden, The West Village and The Water Circus. The latter includes the more recently developed ‘Glow’ and The Plaza complemented by casual dining, an events and exhibition venue. 2.1.4 The application proposals relate to the north-west area of the site, comprising the ‘West Village’, and surface level car parking facilities and one of Bluewater’s many lakes. The West Village contains several shops and restaurant premises at present. 2.1.5 Approximately 13,000 car parking spaces are provided at Bluewater and are distributed around the retail areas in seven individual car parking zones (four of which are decked). Access to the car parks is provided via a ring road, Bluewater Parkway, around the perimeter of the site. 2.2 Relevant Planning History 2.2.1 Bluewater was one of the first large scale development sites in the Thames Gateway and has had a significant role in bringing forward change through the creation of jobs, wealth and visitors. Outline planning permission was granted by the Secretary of State on 11 May 1990 (ref: DA/88/0336) for the “development of a regional centre with recreational and leisure facilities and associated access roads, including alterations to the existing highway network, and 10,000 car parking spaces”. The premises subsequently opened in March 1999.