The Tin Hat Regeneration Partnership LLP PROPOSED REDEVELOPMENT OF THE BUS STATION/ BRUNEL ROAD SITE, HINCKLEY RETAIL STATEMENT September 2010 ROGER TYM & PARTNERS 3 Museum Square Leicester LE1 6UF t (0116) 249 3970 f (0116) 249 3971 e [email protected] w This document is formatted for double-sided printing. Author/amended by Date: Version: Laura Beech Draft Report V1 21.05.10 Associate – sent to client for comment Laura Beech Draft Report V2 27.05.10 Associate – sent to client for comment Bernard Greep Draft Report V3 21.06.10 Associate Partner – sent to client for comment Bernard Greep Final Report 12.07.10 Associate Partner – sent to client for submission M9423 CONTENTS GLOSSARY 1 INTRODUCTION AND REPORT STRUCTURE............................................................ 1 Introduction..................................................................................................................... 1 Structure of the Retail Statement.................................................................................... 2 2 BACKGROUND TO THE PROPOSED SCHEME ......................................................... 5 Introduction..................................................................................................................... 5 Hinckley Town Centre Renaissance Masterplan (May 2006) ......................................... 5 Hinckley & Bosworth Borough-wide Retail Capacity Study (September 2007) ............... 6 Hinckley Bus Station Development Brief (November 2007)............................................ 7 Core Strategy ................................................................................................................. 8 Hinckley Town Centre Area Action Plan ......................................................................... 9 Summary ...................................................................................................................... 10 3 DETAILS OF THE APPLICATION SITE AND THE PROPOSED SCHEME ................. 13 Site Location................................................................................................................. 13 Site Description ............................................................................................................ 13 The Proposed Development ......................................................................................... 14 Summary ...................................................................................................................... 17 4 ECONOMIC DEVELOPMENT CONSIDERATIONS .................................................... 19 Requirements of PPS4 ................................................................................................. 19 Carbon Dioxide Emissions and Climate Change .......................................................... 19 Accessibility .................................................................................................................. 20 Design .......................................................................................................................... 20 Economic and Physical Regeneration .......................................................................... 21 Employment ................................................................................................................. 21 Summary ...................................................................................................................... 21 5 SEQUENTIAL APPROACH TO SITE SELECTION ..................................................... 23 Requirements of PPS4 ................................................................................................. 23 Sequential Location of the Application Site .................................................................. 24 Area of Search.............................................................................................................. 25 Sequential Site Assessment ......................................................................................... 26 Scope for Disaggregation ............................................................................................. 30 Summary ...................................................................................................................... 31 6 IMPACT ASSESSMENT ............................................................................................. 33 Requirements of PPS4 ................................................................................................. 33 Turnover of the Application Scheme............................................................................. 34 Impact Assessment ...................................................................................................... 36 Summary ...................................................................................................................... 55 7 SUMMARY OF FINDINGS, AND OVERALL CONCLUSION ....................................... 57 Consistency with the Local Planning Policy Background.............................................. 57 Site Selection and Land Assembly for Main Town Centre Uses ................................... 57 Economic Development Considerations ....................................................................... 58 Sequential Approach to Site Selection ......................................................................... 59 Impact Considerations .................................................................................................. 59 Overall Conclusion ....................................................................................................... 60 GLOSSARY Abbreviation Definition BREEAM Building Research Establishment Environmental Assessment Method Comparison Retail Non-food Goods Convenience Retail Food Goods GIA Gross Internal Area HTCAAP Hinckley Town Centre Area Action Plan IGD Institute of Grocery Distribution LDF Local Development Framework LPA Local Planning Authority OCA Overall Catchment Area PPG Planning Policy Guidance PPS Planning Policy Statement RCS Retail Capacity Study RTP Roger Tym & Partners SDA Strategic Development Area THRP Tin Hat Regeneration Partnership Proposed Redevelopment of the Bus Station/Brunel Road Site, Hinckley Retail Statement – Final Version 1 INTRODUCTION AND REPORT STRUCTURE Introduction 1.1 Roger Tym & Partners (RTP) has prepared this Retail Statement on behalf of our client, the Tin Hat Regeneration Partnership LLP, which is a joint venture between Centenary Ashcroft and Wilson Bowden Developments. The Statement supports our client’s outline planning application for the redevelopment of the bus station and adjacent land between Rugby Road and Station Road in Hinckley Town Centre. 1.2 The outline application, which covers access, layout and scale, is for a mixed-use development comprising retail (A1-A3 uses), leisure (D2 uses) and offices (B1a uses), together with all associated infrastructure and plant, public realm, landscaping and servicing. The works also include the provision of a part undercroft/part surface-level public car parking area and a new bus station for the town. 1.3 The Bus Station/Brunel Street site is identified as a priority for redevelopment by the Borough Council in its adopted Core Strategy and the emerging Area Action Plan for Hinckley Town Centre. The site is currently under-used and it has a poor physical environment with virtually no landscaping or public open space. The individual uses within the site do not relate well to one another, and parts of the site are neglected. The site is not fulfilling its potential, therefore, as a gateway into the heart of Hinckley Town Centre. The redevelopment of the site will be critical to the Borough Council’s wider regeneration aspirations for the town centre, and it will be fundamental to allow Hinckley to fulfil its role in the sub-regional retail hierarchy. 1.4 The proposed redevelopment scheme therefore involves the regeneration of an under- used area of land with a poor-quality environment, and it will provide a mixed-use development comprising a new food superstore complemented by 18 additional retail units, a bowling alley/family entertainment centre, a cinema, 5 restaurants/cafés, and office floorspace. The scheme will address the long-standing quantitative and qualitative need for additional convenience and comparison floorspace in Hinckley Town Centre, and will provide Hinckley with a much-needed evening economy and commercial leisure sector. Furthermore, the scheme will involve the redevelopment of under-used land, to create an attractive, high quality southern gateway to the town centre. 1.5 The focus of this report is to consider the retail and other town centre uses proposed within the scheme. We thus assess the scheme in relation to the national policy tests for economic development, as set out in PPS4. Policy EC14 of PPS4 sets out the supporting evidence that should accompany planning applications for main town centre uses and requires that: i) a sequential assessment be undertaken for planning applications for main town centre uses that are not in an existing centre and are not in accordance with an up-to-date development plan (EC14.3); and that ii) an assessment of impacts be undertaken under Policy EC16.1, for planning applications for retail and leisure developments over 2,500 sq.m gross floorspace, or any other local floorspace threshold set in the development plan process (EC14.4). Roger Tym & Partners M9423, September 2010 1 Proposed Redevelopment of the