Site Specific Proposals Local Development Document
Background Paper: Defining town centre boundaries for Burton Latimer, Desborough and Rothwell
February 2012
Contents: Page No
1. Introduction 1
2. Policy Context 1
3. Consultation feedback and evidence base 2
4. Defining Town Centre Boundaries & Primary 2 Shopping Areas
5. Primary and Secondary Shopping Frontages 5
Appendix 1: Figure 1: Proposed Town Centre Boundary for Burton Latimer Figure 2: Proposed Town Centre Boundary for Desborough Figure 3: Proposed Town Centre Boundary for Rothwell
Appendix 2: Figure 4: Proposed changes to Burton Latimer Town Centre Boundary Figure 5: Proposed changes to Desborough Town Centre Boundary Figure 6: Proposed changes to Rothwell Town Centre Boundary
1. INTRODUCTION
The purpose of this paper is to set out the background evidence base that supports the approach for defining the town centre boundaries in the smaller towns of Burton Latimer, Desborough and Rothwell. The paper begins with an overview in terms of context. The paper then focuses on the evidence base and consultation feedback.
2. POLICY CONTEXT
Planning Policy Statement 4: Planning for Sustainable Economic Growth (PPS4)
The Governments objectives are to promote the vitality and viability of town centres as important places for communities. To do this the Government aims to focus main town centre uses in existing centres, to enhance consumer choice and to conserve the historic, archaeological and architectural heritage of centres.
PSS4 requires Local Planning Authorities to define a network of centres and at a local level define the extent of the centre and the primary shopping area. This paper therefore seeks to define the extent of the centre and the primary shopping area for the smaller towns of Burton Latimer, Desborough and Rothwell.
North Northamptonshire Core Spatial Strategy (CSS)
Policy 12 in the CSS sets out the retail hierarchy for town centres as set out below:
Kettering – Focus for development
Burton Latimer – Desborough – Rothwell – Smaller Town Smaller Town Smaller Town
The CSS identifies Kettering as the focus for development. The Kettering Town Centre Area Action Plan sets out policies for Kettering Town Centre including defining the town centre boundary. The role of the smaller towns set out in the CSS is as localised convenience and service centres. Policy 12 states that these smaller towns will consolidate their roles in providing mainly convenience shopping and local services. Policy 12 sets out a sequential approach to retail development outside town centre boundaries.
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3. CONSULTATION FEEDBACK AND EVIDENCE BASE
Consultation Responses
The following table provides a summary of responses to the Site Specific Proposals LDD Issues Paper which relate to the drawing of town centre boundaries.
Consultation response KBC Response Rothwell town centre boundary The former Midland Bank has been should be extended to include the included in the boundary, part of the former Midland Bank on the corner of area along the High Street has been Bridge Street and Desborough Road, included with the exception of the and also the whole of the High Street Supermarket and takeaway which and Sun Hill to the junction with Fox we’re considered to be separate from Street, to include Ram's the town centre and to form a more Supermarket. localised shopping function.
Existing Town Centre Boundaries
Established Shopping Areas are currently defined in saved local plan policy 64. These provide a starting point for defining town centre boundaries in the Site Specific Proposals LDD but need to be updated to reflect changes which have taken place in the town centre since they were defined in 1995.
Use Class Surveys
To provide an up to date assessment of uses in the three town centre’s a use class survey was carried out in each of the towns. These use class surveys identify a number of areas where there are concentrations of town centre uses located adjacent to the existing Established Shopping Areas which should now be included in the town centre boundary.
4. DEFINING TOWN CENTRE BOUNDARIES & PRIMARY SHOPPING AREAS
PPS4 requires Local Planning Authorities to define town centre boundaries and primary shopping areas. A town centre boundary includes the primary shopping area and areas of predominantly leisure, business and other main town centre uses. In the smaller towns there are not areas of predominantly leisure, business and town centre uses adjacent to the primary shopping area, therefore the town centre boundaries do not extend beyond the primary shopping area. The extent of the primary shopping area and the town centre are therefore shown using a single line.
Taking into account consultation responses and changes to the uses of buildings within the town centre the town centre boundaries/ PSA’s shown in appendix 1 have been drawn. The main changes to these boundaries and the reasons for these changes are set out in table 1 below; these comments
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correspond to the numbers on the maps show on figures 4, 5 and 6 in appendix 2. Boundaries follow the line of the building, curtilage or other appropriate features such as roads.
Table 1: Justification for changes to the town centre boundaries/ PSA’s Change to the boundary Justification for change Burton Latimer 1. Extension of the boundary to These are town centre uses and include Sainsbury’s, Library and therefore should be located within the Town Council offices. town centre boundary. 2. Boundary had been reduced to This area has a strong residential exclude residential development. character and contains no town centre uses. 3. Minor amendment to boundary The amendment reflects the actual around Lloyds Pharmacy. location of buildings. 4. Minor amendment to boundary to The amendment reflects the actual the rear of Pizzeria. location of buildings. 5. Extension of the boundary to The car park is an important facility include the town centre car park. for people using the town centre. 6. Extension of the boundary to The restaurant is a town centre use include restaurant and car repairs and therefore should be located adjacent to existing boundary. within the town centre boundary. The car repairs site has been included as should this use relocate it would make a logical extension for town centre uses. 7. Extension of the boundary to This junction forms the gateway to the include road junction. town centre and has potential to be enhances to create an attractive gateway to the town centre. 8. Minor amendment to boundary Boundary has been amended to follow the line of retail units permitted on the site. 9. Boundary had been reduced to This area has a strong residential exclude residential development. character and contains no town centre uses. Desborough 1. Boundary extended to include This use is associated with town library centres and it is therefore appropriate to include it within the town centre boundary 2. Boundary extended to include road This is an area where there is junction and land to south potential for environmental enhancements and an opportunity to create an attractive gateway into the town centre. This area has therefore been included in the town centre boundary.
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3. Minor amendment to the boundary If the application for a foodstore on this site is approved this area should be included in the town centre boundary. 4. Boundary extended to include car This car park is an important facility park for people using the town centre. 5. Change considered This area of the town centre boundary includes uses which are not generally associated with town centres. Exclusion of this area was therefore considered. However if the existing uses in this area were to relocate this area would provide a good opportunity site for expansion of town centre uses and for this reason this area remains within the town centre boundary. 6. Minor amendment Boundary previously cut across buildings, the boundary has been amended to follow the building line. Rothwell 1. Extension of boundary to include This building although currently former Midland Bank on the corner of vacant has a retail use, it is a Bridge Street and Desborough Road. prominent building located at the gateway to the town centre and should therefore be included in the town centre boundary. 2. Boundary extended to include The newsagents and pub have been newsagents, pub and public realm in included within the town centre front of the war memorial boundary as these are clearly town centre uses and functionally form part of the town centre boundary. The boundary has been extended to include the public realm as this is a gateway into the town centre and may offer opportunities for environmental improvements. 3. Boundary extended to include This is a town centre use and should convenience retail unit be included in the boundary. 4. Boundary extended to include Planning permission has been Market House and Market Hill Car granted for change of use to the Park ground floor of Market House for offices to retail. This is clearly a town centre use and should be included in the boundary. Market Hill Car Park is an important facility for people using the town centre and should therefore be included in the town centre boundary. 5. Boundary extended to include This is a new town centre mews
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Bakehouse Mews development and should be included in the town centre boundary. 6. Minor amendment to exclude These residential properties are residential properties associated with the remainder of the street to the north and not the town centre and have therefore been excluded. 7. Minor amendment Boundary previously cut across buildings, this has been amended to follow the building line. 8. Boundary extended to include This unit is used as a Physiotherapy service unit Centre and it is appropriate to include this within the town centre boundary. 9. Minor amendment Boundary previously cut across building, this has been amended to follow the building line. 10. Minor amendment Minor amendment to follow the building line. 11. Minor amendment Minor amendment to follow line of the curtilage.
The proposed town centre boundaries/ PSA’s are show on figures 1, 2 and 3 in appendix 1.
5. PRIMARY AND SECONDARY SHOPPING FRONTAGES
In addition to defining town centre boundaries and PSA’s PPS4 also requires LPA’s to consider defining Primary and Secondary frontages. The smaller towns do not have areas where there are significantly higher proportions of retail uses as the amount of other town centre uses is limited and retail development is relatively evenly spread through out the smaller town centres. It would therefore not be appropriate to define primary and/ or secondary frontages in the smaller town centres.
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Appendix 1
Figure 1: Proposed Town Centre Boundary for Burton Latimer
Figure 2: Proposed Town Centre Boundary for Desborough
Figure 3: Proposed Town Centre Boundary for Rothwell
Car
6
6a 6a
2a 2a
1 2b Park PW 2
2 21 to 35 PW STURGESS COURT
1
1 1 Manor 1 19 2 3 House
11 5 66.1m
13 ESS 3 HILLARY CLOSE 3 13 Club ESS
10 6 68.6m 4b 12
21 2 2 Thatchers 23
26 1
9 9 14 LB Gardens
27 4a
11 11
40 7
20 20
15 15 Issues
17 17 5 5 26 26 The
Thatchers
3 3 Allot 30 30
13 13 29 29 Gdns 67.4m 41
28 28 PW
2 2
4 4 31 8 8 MEETING LANE
36
23 29 29 10
Tel 14
40 Works
11 Ex 12 12 69.2m
42 31 31
44 44 43
31b 31b
33 46 46 Hall
48
18b Denton Court 20 18c 53 30 50 1
18d 2 2
18e
18f
18k
18j
18h 95a
18g ORBIT MEWS 60
18 29 29
95
10 70.4m
97 Works
17 17 41 41
2
5 5 1 1 TCB Mulberry PC Cottage The Limes
99 40 40
Council 11 10 Offices 15
101 Car Bowling Playground Park 90 Green 105 HIGH STREET Orchard House
Playground 8
16 6 6 OATHILL RISE
The Coach House Cottage 17
24 28 St Mary's Bank Primary Sch
24a 94 Key
111 111 70.1m 44
98 26a 26
20
59 59 DUKE STREET 16 Proposed new boundary 45 4 2
7 to 102 1 35
10 31
3 17 25 119
13 13
7a 7a
Patrick ESS 5
7 7 121
5a 5a Court 3a 1 to 9
PW Dukes
3 3 PH
Court 1a
6 6
4 4 1 1 69.8m 2 to
6
14 8 to 25
9a 9a LATIMER CLOSE Burton Mast
73 16 12 72 70 12 to 2 2
Ho 1 Works PIGOTT'S LANE 7
F
69
1 to 22
68 68
Sta 20
143 143 to to
66 66 14
Health 4 64 64 3 5
Centre Club
62 62 21 60 60
65
22 to 32 32 to 22
149 149 10 36 36
58 58
CROXEN 56 56
5 5
54 54
52 38 38
NORMANDY COURT El Sub Sta
57 Liby 24 24 CLOSE
7 13
1 12
44 44 1 36
47
160
30
4 4 6 6 COLES CLOSE
164
2 2 Poppy 11 8 8
16 16 Garage
Ct 1 to 5 5 to 1
168
8 8 151 151 24 Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 1: Proposed Town Centre Boundary for Burton Latimer of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringesHOLLANDS DRIVE 159 Crown copyright and may lead to prosecution or civil proceedings. 100017647
Date: 28:04:11 Scale: 1:2000 Drawn by: JB Key
Proposed new boundary
Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 2: Proposed New Town Centre Boundary for Desborough of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.
100017647
Date: 26:01:12 Scale: 1:2750 Drawn by:
The Bungalow
19 19
10 10
3 3 8 8
El Hall 18 Rothbro Sub 8 8 8
Nineveh Ho Sta 15 17 17 Bowling 13 1 1 SCHOOL LANE F Sta
Green
2 7 Drill 8 12
6 6 Tower
Ashgate PW 6 6b 6b 1
6
5 6a 6a
Ct 25a
1 13 6 6 4
1 to 25 11 11 4
1 to 4
Club Guildford MADAMS HILL
2 Bridge House Mews 25 25 1
25b Library
2
2 2 11
5
3 3 Factory El Sub Sta
1 to 12 12 to 1 10
El Sub Sta Museum Courtyard Courtyard 5 7 1 Factory 2 4 PO 22 1 TCB
4 1 6 LB Town Fm 12 14 to 16 4a 10 18 20 22a Stables 4a 30 BELL HILL 2 119.5m PH Town Fm Cott
STREET 120.4m 13 BRIDGE
16a Inn
18 16 13 13 11 11 19 7
5
37 37 20 2 to 8 8 to 2
15 to 17 to 15 19 19 21 21
25 25 Market House 22
3 3
1 1
9 9
23 23 17
27 27 Red Lion 9 9
32 32 10 10 33 33 21 Inn TCB Bakehouse 3 Town Fm Mews
15 Barn 12
1 1 32 32
1 31a 31a 24 MARKET
34 34 HILL 6
31 31 Ladywell
26a 26a 26b
26 26 Sun Sch Mews
27
4 4
7 7
11 11
14 14
3
Vicarage Meth 9
PONDER STREET
5 5
13 13 15 15 Health 1
24 Ch Church Walk 13
25 25 Centre
29 29
25 25
Inn 1 23 23 23a 23a Sarjeant
4 2 to 23b 23b Crown Yd 5 1 6 Court 18
TCB
4f 4f 6 6
to
4a
1 1 Flat 21c 21c
23 5
21b 21b Holy Trinity 21 21a 21a 1
2 to 8 9 6 6 7 Rodewell 19 19 11 44 Church House
HIGH STREET STREET HIGH HOSPITAL 7 to 9 9 to 7
6 6 27 30
17 Manor House HILL Home Fm 2 WELL LANE 31 35 37
3 12 9
The Cottage 3
5 Wesley Court Wesley 13 13 116.4m
White Ho
SQUIRES HILL 5 24
to to 2 2
49 49
to to 52 16 16
War Meml 1 PCs Key Play 11 Grave Yard The Silkweavers
The Poplars Area 12 12 1 Inn 9a Mews Beeches Crispin Cott
Proposed new boundary 28 4 2
1 to 6 Wheelwright House 3 Jesus Hospital
4 to 7 3 3
(Old People's Home) 24 26 GARDENS GARDENS
3 3 SUN HILL 1 to 6 Forge House 3 to 6
Bowling 23
7 7 SPRING 1 Green to
1 to 6 Austin House 20
8 to 11 11 to 8
19
3 3 12
15 15
to to
6 6 1
4
1 16 4 4 10 to
3 2 2 5 114.3m 13 Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 3: Proposed Town Centre Boundary for Rothwell of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.
100017647
Date: 28:04:11 Scale: 1:1750 Drawn by: JB
Appendix 2
Figure 4: Proposed changes to Burton Latimer Town Centre Boundary
Figure 5: Proposed changes to Desborough Town Centre Boundary
Figure 6: Proposed changes to Rothwell Town Centre Boundary
Car
6
6a 6a
2a 2a
1 2b Park PW 2
2 21 to 35 PW STURGESS COURT
1
1 1 Manor 1 19 2 6 3 House 11 5 66.1m
13 ESS 3 HILLARY CLOSE 3 13 Club 6 ESS
68.6m7 4b 10 6 12
21 2 2 Thatchers 23
26 1
9 9 14 LB Gardens
27 4a
11 11
40 7
20 20
15 15 Issues
17 17 5 5 26 26 The
Thatchers
3 3 Allot 30 30
13 13 29 29 Gdns 67.4m 41
28 28 PW
7 2
4 4 31 8 8 MEETING LANE
36
23 29 29 10
Tel 14
40 Works
11 Ex 12 12 69.2m
42 31 31
44 44 43
31b 31b
33 46 46 Hall
48
18b Denton Court 20 18c 53 30 50 1 8
18d 2 2
18e
18f
18k
18j
18h 95a
18g ORBIT MEWS 60
18 29 29
95 42 42
10 70.4m
97 Works 17 17
2
5 5 1 1 TCB 9 Mulberry PC Cottage The Limes
99 40 40
Council 11 10 Offices 15
101 Car Bowling Playground Park 90 Green 105 HIGH STREET Orchard House
Playground 5 8
16 6 6 OATHILL RISE
The Coach House Cottage 17
24 28 St Mary's Bank Primary Sch
24a 94
111 111 70.1m 44 4
98 26a 26
20
59 59 DUKE STREET 16 45 4 2
7 to 102 1 35
10 31 3 17
25 3 119
13 13
7a 7a
Patrick ESS 5
7 7 121
5a 5a Court 3a 1 to 9
PW Dukes
3 3 PH
Court 1a 6 6 4 4
1 1 Key 2 69.8m 2 to
6
14 8 to 25
9a 9a LATIMER CLOSE Burton Mast
73 16 12 2 to 12 12 to 2 Proposed 2 new boundary 72 70
Ho 1 Works PIGOTT'S LANE 7
F
69
1 to 22
68 68
Sta 20
143 143 to to
66 66 14
Health 4 64 64 3 5
Centre Club
62 62 21 60 60
65 1
22 to 32 32 to 22
149 149 10 36 36
58 58
CROXEN 56 56
5 5
54 54
52 38 38
NORMANDY COURT El Sub Sta
57 Liby 24 24 CLOSE
7 13
1 12
44 44 1 36 47 16
160
30
4 4 6 6 COLES CLOSE
164
2 2 Poppy 11 8 8
16 16 Garage
Ct 1 to 5 5 to 1
168 8 8 Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 4: Proposed changes to Burton Latimer Town Centre Boundary of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes HOLLANDS DRIVE 159 Crown copyright and may lead to prosecution or civil proceedings. 100017647
Date: 28:04:11 Scale: 1:2000 Drawn by: JB 5
4 6 3
2 Key
Proposed new boundary
1
Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 5: Proposed Changes to Desborough Town Centre Boundary of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.
100017647
Date: 26:01:12 Scale: 1:2750 Drawn by:
9 9 42 42 7
The Bungalow
19 19
10 10
3 3 8 8
El Hall 18 Rothbro Sub 8 8 8
Nineveh Ho Sta 15
3 3 17 17 Bowling 13 1 1 SCHOOL LANE F Sta
Green
2 7 Drill
8 12 6 6 Tower Gdn Madams
Ashgate PW 6 6b 6b 1
6
5 6a 6a
Ct 25a
1 13 6 6 4
1 to 25
11 11 4 8
1 to 4
Club Guildford MADAMS HILL
2 Bridge House Mews 25 25 7 1
25b Library
2
2 2 11
5
3 3 Factory El Sub Sta 1 to 12 12 to 1 11 6
10
El Sub Sta Museum Courtyard Courtyard 5 7 1 Factory 2 4
10 Factory PO 22 1 TCB
4 1 4a9 6 LB Town Fm 12 14 to 16 10 18 20 22a Stables 4a 30 BELL HILL 2 119.5m PH Town Fm Cott
STREET 120.4m 13 BRIDGE
1 16a Inn
18 16 11 11 13 13 19 7
5
37 37 20 2 to 8 8 to 2
15 to 17 to 15 19 19 21 21
25 25 Market House 22
3 3
1 1
9 9
23 23 17
27 27 Red Lion 9 9
32 32 10 10 33 33 21 Inn TCB Bakehouse 3 Town Fm Mews
15 Barn 12 1 1 32 32
1 31a 31a 24 MARKET 5 18
34 34 HILL 6
31 31 Ladywell
26a 26a 26b
26 26 Sun Sch Mews
27 4
4 4
7 7
11 11
14 14
3
Vicarage Meth 9
PONDER STREET
5 5
13 13 15 15 Health 1
24 Ch Church Walk 13
25 25 Centre
29 29
25 25
Inn 1 23 23 23a 23a Sarjeant
4 2 to 23b 23b Crown Yd 5 1 6 Court 18
TCB
4f 4f 6 6
to
4a
1 1 Flat 21c 21c
23 5
21b 21b Holy Trinity 21 21a 21a 1
2 to 8 9 6 6 7 Rodewell 3 19 11 44 Church House
HIGH STREET STREET HIGH HOSPITAL 7 to 9 9 to 7
6 6 27 30
17 Manor House HILL Home Fm 2 WELL LANE 31 35 37
3 12 9
The Cottage 3
5 Wesley Court Wesley 13 13 116.4m
White Ho
SQUIRES HILL 5 24
to to 2 2
49 49
to to 52 16 16
War Meml 1 PCs Play 11 Grave Yard The Silkweavers
The Poplars Area 2 12 1 Inn 9a Mews Key Beeches Crispin Cott
4 2 28
1 to 6 Wheelwright House 3 Jesus Hospital Proposed new boundary
4 to 7 3 3
(Old People's Home) 24 26 GARDENS GARDENS SUN HILL 1 to 6 Forge House 3 to 6
Bowling 23
7 7 SPRING 1 Green to
1 to 6 Austin House 20
8 to 11 11 to 8
19
3 3 12
15 15
to to
6 6 1
4
1 16 4 4 10 to 3 Reproduced from the Ordnance Survey mapping with the permission of the Controller Title: Figure 6: Proposed changes to Rothwell Town Centre Boundary of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.
100017647
Date: 28:04:11 Scale: 1:1750 Drawn by: JB