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REPRESENTATIONS to KIRLEES LOCAL PLAN in Relation to RETAIL

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REPRESENTATIONS to KIRLEES LOCAL PLAN in Relation to RETAIL REPRESENTATIONS TO KIRLEES LOCAL PLAN in relation to RETAIL POLICIES ON BEHALF OF AEW UK JANUARY 2016 LOCAL PLAN REPRESENTATIONS DATE ISSUED: Jan 2016 JOB REFERENCE: 1615/5283 REPORT PREPARED BY: Andrea Caplan BA (Hons) MSc MRTPI Associate Director APPROVED BY: Louise Brooke-Smith BSc (Hons), DipTP, FRICS, MRTPI Director Brooke Smith Planning The Cloisters 12 George Rd Edgbaston Birmingham B15 1NP Tel: 0121 693 8900 Fax: 0121 455 6580 www.brookesmithplanning.com This Report has been prepared by Brooke Smith Planning Consultants Ltd with all reasonable skill, care and diligence, within the terms of the Contract with the Client. The report is confidential to the Client and Brooke Smith Planning Consultants Ltd accept no responsibility of whatever nature to third parties to whom this report may be made known. No part of this document may be reproduced without the prior written approval of Brooke Smith Planning Consultants Ltd Our Ref: 1615/5283 Representations – AEW UK CONTENTS 1.0 INTRODUCTION Page 1 2.0 CENTRE 27 BUSINESS PARK Page 2 3.0 PLANNING HISTORY FOR THE AREA Page 7 4.0 ROLE OF BIRSTALL RETAIL PARK & ADJACENT AREA Page 10 5.0 DRAFT LOCAL PLAN POLICIES Page 15 6.0 SUMMARY & CONCLUSIONS Page 23 Appendix A - Retail Market Commentary Report Appendix B – Retail Warehouse Evidence Our Ref: 1615/5283 Representations – AEW UK 1.0 INTRODUCTION 1.1 Brooke Smith Planning Consultants Ltd. have been instructed by AEW UK to submit representations relating to a number of issues raised in the emerging Local Plan and Site Allocations for Kirklees. 1.2 This document considers the retail policies set out within the draft Kirlees Local Plan and specifically how they relate to the existing Birstall shopping and leisure area, referred to here as ‘Junction 27’. As such elements of the following policies have been considered: - Draft Local Plan Policy DLP 13 – Town Centre Uses; - Draft Local Plan Policy DLP 14 – Shopping Frontages’ and - Draft Local Plan Policy DLP 16 – Food and Drink Uses and the Evening Economy. 1.3 Following consideration of retail policy within Kirklees; and the proposed centres hierarchy and the proposed Priority Employment Area allocation the conclusion to this report sets out AEW UK’S proposed amendments to the draft policies and preferred options for retail land and development at Junction 27. Page | 1 Our Ref: 1615/5283 Representations – AEW UK 2.0 CENTRE 27 BUSINESS PARK AND SURROUNDING AREA 2.1 AEW UK is the freehold owner of the Centre 27 Business Park, Bankswood Way, Birstall. The extent of its land holding is shown in Figure 1. Figure 1 – AEW UK Site Ownership 2.2 The land forms part of the wider Birstall retail, leisure and office area, Junction 27, which lies adjacent to the M62, where the M621 and A62 join the M62. This wider area is delineated in figure 2. 2.3 As can be seen, the location of Junction 27 is clearly bounded to the west and south by established industrial operations, which include a mix of B1, B2 and B8 uses. To the north, the site is bounded by the motorway. As such the retail, leisure and office land forms a distinct location, which is very much separate to the existing settlements of Birstall. 2.4 Due to its excellent location in terms of the highways network, major settlement and access to a wider catchment area, the area has proved to be extremely successful, predominately in relation to retail and leisure uses. Page | 2 Our Ref: 1615/5283 Representations – AEW UK Figure 2 – Birstall Retail, Leisure and Office Area 2.5 The main land uses for the Junction 27 area are set out in figure 3. This highlights the following key areas: - Birstall Shopping Park – an area of comparison shopping units. There are currently 15 operators on site. The park accommodates a number of high street stores, selling a wide range of products such as clothes, stationary, holidays and children’s products. An M&S Food Store provides the only convenience shopping on site; - Junction 27 Retail Park – an areas of comparison shopping units, many of which sell bulky goods. The park includes a number of furniture stores, as well as an electronics store; - Leisure Area – adjacent to the two retail parks is an extensive area of leisure provision. This includes a number of restaurants, fast foot takeways, a fitness centre and cinema; and - Centre 27 Business Park – a small office development lying adjacent to the leisure area. 2.6 Also included below is a full list of the current occupiers of the retail parks and leisure related units. Page | 3 Our Ref: 1615/5283 Representations – AEW UK Leisure / Entertainment Birstall Shopping Park Retail B1 Office Junction 27 B2 / B8 Employment Retail Park Figure 3 Centre 27 Business Park Existing Land Uses at (and adjacent Junction 27 offices) Page | 4 Our Ref: 1615/5283 Representations – AEW UK Table 1 - Schedule of Retail and Leisure Occupiers Birstall Shopping Park Ikea (furniture / home furnishing) Unit 1 Toys R Us (toys) Unit 2 Sports Direct (sport wear / equipment) Unit 3 Boots (chemist) Unit 4a River Island (clothing) Unit 4b WHSmith (stationary / gifts) Unit 5 Gap (clothing) Unit 6 Evans / Burtons/Dorothy Perkins / Wallis (clothing) Unit 7 Mama & Papas (children’s clothing / equipment) Unit 8c Next and Next Home (clothing / home ware) + Costa Coffee Unit 8f Dreams (furniture) Unit 9-10 DFS (furniture) Unit 11 Argos (catalogue retailer) Unit 12 M&S Food (convenience food retailer) Pets at Home (pets equipment / food) Home Sense (Home furnishings) Junction 27 Retail Park Unit A-B Currys / PC World (electrical / computers) Unit C Multi York (furniture) Unit C2 Betta Living (furniture) Unit D Harveys (furniture) Unit E Dream Works (furniture) Unit F Furniture Village (furniture) Unit G-H Barker and Stonehouse (furniture) Unit L SCS (furniture) Leisure / Entertainment Unit K TGI Friday (restaurant) Unit M Pizza Express (restaurant) Bella Italian (restaurant) KFC (restaurant) Chiquito (restaurant) Frankie & Benny’s (restaurant) Krispy Kreme Doughnuts (cafe) Starbucks (cafe) MacDonald’s (café / takeaway) Pizza Hut (restaurant) Nandos (restaurant) DW Sports Store and Fitness Centre (sports equipment and gym) Showcase Cinema (cinema) Page | 5 Our Ref: 1615/5283 Representations – AEW UK 2.7 As can be seen from the information above in, Table 1, there are a wide range of retail and leisure operators located in the area. 2.8 AEW UK’s Centre 27 Business Park, and adjoining offices, comprise underperforming office space, for which there is currently a poor market. AEW UK is extremely concerned about its ongoing viability and use. Page | 6 Our Ref: 1615/5283 Representations – AEW UK 3.0 PLANNING HISTORY FOR THE AREA 3.1 Junction 27, as shown in Figure 3 above, is well established. There is an extensive planning history for these areas, with numerous consents being granted and which has resulted in this area becoming a very popular ‘destination’ location. 3.2 The table below sets out a selection of these consents to demonstrate the extensive retail and leisure development that has been permitted over more than 20 years. 3.3 It is noted that there is currently an application before the Council for the construction of an additional retail unit Gelderd Road, which is the only remaining empty plot in the retail and leisure area. Should consent be granted, this unit will be a Smyths Toy Store. On 14th January Council Members recommended that consent be granted subject the submission of a further parking survey to demonstrate that the parking provision is sufficient or that alternative parking arrangements are secured. 3.4 The introduction of a toy store will further enhance the retail offer at Junction 27. Table 2 – Planning History 2015/62/93163/E adj DW Sports Gym, Gelderd Erection of non-food To be Road, Birstall, Batley retail unit (Class A1), determined. formation of access, car parking and associated works 2015/62/90261/E 8a Birstall Retail Park, Holden installation of mezzanine Approved 8th Ing Way, Birstall, Batley, floor April 2015 WF17 9DT 2014/62/93084/E Unit L, Junction 27 Retail Erection of extension to Approved Park, Holden Ing Way, unit L to provide Class 11th Dec 2014 Birstall, Batley, WF17 9AD A3 Restaurant at ground floor, provision of mezzanine floor space for A3 use by ground floor restaurant and class A1 retail use for existing unit, along with related servicing and car parking 2013/64/90321/E Unit 3, Holden Ing way, Installation of 1 no. Approved Birstall, Batley, WF17 9DT internally illuminated 22nd March flex face box sign (Boots 2013 the Chemist) 2011/192/93288/E Next Unit 8c, Birstall Certificate of lawfulness Approved Shopping Park, Holden Ing for proposed use of part 13th Feb 2012 Way, Birstall, Batley, WF17 of floorspace within 9DT Class A1 retail unit to Page | 7 Our Ref: 1615/5283 Representations – AEW UK provide ancillary Class A3 cafe facility 2011/64/92640/E Unit 15, Birstall Retail Park, Erection of illuminated Approved Birstall, Batley, WF17 9DT signs (Pets at Home) 23rd Dec 2011 2011/62/90833/E1 Comet Plc, West Yorkshire Erection of restaurant Approved Retail Park, Holden Ing Way, within Class A3 18th Aug 2011 Birstall, Batley, WF17 9AE 2011/46/92194/E Former Habitat, Spring Ram Certificate of lawfulness Approved Retail Park, Gelderd Road, for the proposed use of 25th Oct 2011 Birstall, Batley, WF17 9AE part of retail warehouse for pet care and treatment facility 2010/64/91694/E1 Unit 2, Birstall Retail Park, Erection of illuminated Approved Birstall, Batley, WF17 9DT and non-illuminated 28th July 2010 signs (Habit to Home Sense) 2009/62/91412/E1 Unit 8b, Birstall Retail Park, Installation of Approved Holden Ings Way, Birstall, replacement shop front 30th June Batley, WF17 9DT (Carphone warehouse) 2009 2008/62/90691/E1 Junction 27,Gelderd Road, erection of restaurant Approved Batley, (Nandos) 24th Apr 2008 2005/62/93322/E1 Adjacent To Sports World, installation of ATM cash 16th Sept Birstall Retail Park, Holden machine and security 2005 Ing Way, Birstall, Batley pod 2003/62/90447/E1 Ikea Store, Holden Ing Way, erection of extension to 10th June Birstall, Batley.
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