WYG Planning & Environment part of the WYG group Henderson UK Retail Warehouse Fund Units 1 and 2, Ashford Retail Park, Barrey Road, Ashford Planning and Retail Statement 05 November 2013 100 St John Street, London, EC1M 4EH Tel: 020 250 7538 Email: [email protected] www.wyg.com creative minds safe hands Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement Contents Page Contents 1. Introduction 2. The Application Site and Proposed Development 3. Planning Policy and Analysis 4. Assessment of Existing Retail Provision 5. The Sequential Test 6. The Impact Assessment: Background Information 7. The Impact Assessment 8. Other Relevant Considerations 9. Summary and Conclusions Appendices 1. Catchment Area 2. 15 Minute Walk Time Plan 3. Goad Plan of Ashford Town Centre 4. Competing Centres Plan 5. Ashford Town Centre Health Check 6. Sequential Assessment 7. Retail Impact Tables Henderson UK Retail Warehouse Fund A071465 05/11/2013 2 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 1.0 Introduction 1.1 Introduction 1.1.1 This Planning and Retail Statement has been prepared by WYG Planning and Environment, on behalf of Henderson UK Retail Warehouse Fund, in support of a planning application for the refurbishment of two units at the Ashford Retail Park, Barrey Road. 1.1.2 This Statement considers the planning background and scope of the proposed scheme, including a detailed policy review and consideration of relevant planning issues. 1.2 Scope of application and supporting information 1.2.1 The application proposes the refurbishment of Units 1 and 2 at the Ashford Retail Park, including the subdivision of both units along with changes to the external appearance and access arrangements. 1.2.2 This Statement forms part of the application submission package, and should be read in conjunction with the following reports: 1. Design and Access Statement: The Design and Access Statement details the design of the proposed development in the context of the wider area, and explores the rational for the design of the development. 2. Transport Assessment: This considers any potential impact arising from the additional floorspace to be created by the development, as well as exploring the proposed amendments to the servicing arrangements at the site. 3. Flood Risk Assessment: This will explores any flood risk issues associated with the proposed development. Henderson UK Retail Warehouse Fund A071465 05/11/2013 3 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 4. Phase 1 Environmental Due Diligence Report: This report identifies any environmental issues at the site, and concludes that the level of environmental risk at the site is low. 1.3 Content and Structure of Statement 1.3.1 The structure of the remainder of the Statement is as follows: 2.0 The Application Site and Proposed Development: sets out a brief overview of the site context and the amendments to the previously approved scheme proposed by this application. 3.0 Planning Policy and Analysis: Details the planning policy at national and local level, relevant to the proposed development. 4.0 Assessment of Existing Retail Provision: identifies the existing shopping provision and shopping patterns within Ashford. 5.0 The Sequential Test: Considers the application of the sequential test, and assesses all allocated and town centre sites within Ashford town centre. We conclude that the application site is the most sequentially preferable location for the proposed development. 6.0 The Impact Assessment: Background Information: Sets out the background information and the assumptions which back up the Impact Assessment contained at Section 7. 7.0 The Impact Test: The current health of Ashford town centre is examined in detail, as well as the anticipated crossover of trade from the proposed development and the town centre. We conclude that the proposed development fully meets the criteria set out at Paragraphs 23-27 of the NPPF. Henderson UK Retail Warehouse Fund A071465 05/11/2013 4 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 8.0 Other Relevant Considerations: Considers the full range of planning matters associated with the proposed development, including sustainability, flood risk, transport and employment benefits. 9.0 Summary and Conclusions: Provides the conclusions of the assessment. Henderson UK Retail Warehouse Fund A071465 05/11/2013 5 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 2.0 The Application Site and Proposed Development 2.1 Application Site and Surroundings 2.1.1 The application site is located at Ashford Retail Park, which is located on the north western side of the A2070, Bad Munstereifel Road, to the south east of Ashford town centre. 2.1.2 The western part of Ashford Retail Park, which will be subject to the proposed application, currently accommodates two existing retail warehouses, which are approximately 3,400 sq. m and 1,800 sq. m in size, and form part of a retail park originally developed in the 1980’s. 2.1.3 Immediately adjacent to the application site are other retail warehouse buildings of various sizes, which accommodate a number of national retailers. The two parts of the Retail Park share the same surface level car park. The units on the eastern part of the Retail Park are considerably more modern than the two units on the western part, and were upgraded approximately ten years ago. Henderson UK Retail Warehouse Fund A071465 05/11/2013 6 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 2.1.4 To the north of the Retail Park lies a large, medium density, residential area which is within comfortable walking and cycling distance of the site. To the south and east of the A2070 lies open agricultural land, which is allocated for urban expansion within the Core Strategy. The M20 lies approximately one mile to the north east of the site. 2.1.5 Unit 1 at the site was previously occupied by Allied Carpets until they vacated the site three years ago, while Unit 2 was previously occupied by Homebase, which occupied the unit until 2012. As such, both units within the application site are currently vacant. 2.2 Planning History 2.2.1 Both units were constructed under Planning Permission AS/85/1399, approved by Ashford Borough Council on 29 January 1986. Condition 11 states that there shall be no food retailing, other than ancillary sales of confectionary from the checkouts and in the snack bar of the Texas Homecare, which subsequently became Homebase. This permission therefore allowed Units 1 and 2 to be used for open A1 (non-food) sales. 2.2.2 More recently, a planning application was submitted to Ashford Borough Council on 20 July 2012 to re-clad Unit 2 to provide a more modern façade to secure the ability to re-let the unit to a modern day operator (Ref. 12/00849/AS). Following the non-determination of the application within the Statutory time period, an appeal was submitted to the Planning Inspectorate (Ref. APP/E2205/A/12/2186132). The decision dated 25 February 2013 confirmed that the appeal was allowed, granting permission for the re-cladding of the unit. The Appeal Decision did not contain any conditions restricting the use of unit. Henderson UK Retail Warehouse Fund A071465 05/11/2013 7 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 2.2.3 A subsequent application was submitted to Ashford Borough Council on 02 May 2013, to re- apply for the re-cladding of the former Allied Carpets unit (Ref. 13/00497/AS). Following a positive recommendation by the Planning Officer, planning permission for the recladding was granted on 01 October 2013. 2.2.4 Most recently, a planning application was submitted on 06 June 2013 (Ref. 13/00631/AS) for the installation of a storage mezzanine within Unit 2. Permission was granted for the development on 31 July 2013, with Condition 2 confirming that the permitted mezzanine shall not exceed 465m2 and shall only be used for storage purposes ancillary to the use of the building. 2.2.5 There is no further relevant planning history at the application site. However, Ashford Borough Council is currently considering three applications at the opposite end of the Ashford Retail Park which are all outside of the application site the ownership of Henderson UK Retail Warehouse Fund. These are as follows: • Ref. 13/00853/AS: Unit 5 Ashford Retail Park , Variation of Condition 17 of Planning Permission 01/01747/AS to increase the range of goods that can be sold from Unit 5, including up to 140 sq. m to be used for the sale of food and drink; • Ref. 13/00891/AS: Unit 4 Ashford Retail Park, Extension to existing mezzanine floor comprising 1,044 sq. m of retail floorspace, including external alterations; and • Ref. 13/00930/AS: Unit 4 Ashford Retail Park, Variation of Condition 17 of Planning Permission 01/01747/ AS to allow increase the range of goods that can be sold form the unit, including a café. 2.2.6 Whilst these three applications are currently being considered by the Council, they are not commitments. As such they will not be taken into account when considering the retail impact of the proposed development at Units 1 and 2. Henderson UK Retail Warehouse Fund A071465 05/11/2013 8 Henderson UK Retail Warehouse Fund – Ashford Retail Park Planning and Retail Statement 2.3 The Proposed Development 2.3.1 The application proposes the redevelopment of the existing Unit 1 and Unit 2 at the Ashford Retail Park, to include an additional 2,135 sq. m net floorspace at mezzanine level (above that already permitted, 2,600 sq.