Retail Development

Retail Development in Towns

Policy SH1

Proposals for developments for retail purposes within the established shopping areas of Penrith, Alston, Appleby, and Kirkby Stephen, as set out on the inset maps, will be permitted providing:

1. the proposal is of a design and scale suited to its location: and
2. parking and servicing space is provided to an adequate standard.

Out-of-Centre Retail Developments

Policy SH2

Applications for retail developments outside the established shopping areas will be judged against their likely impact on any of the town centres of the Local Plan area, or on the rural economy and on traffic generation. Development will only be permitted where its impact, either on its own or cumulatively with other recent or proposed retail development, is unlikely to undermine the vitality and viability of, or the regeneration of, the town centre(s) as a whole or to have a significant adverse impact on the rural economy and the site is served by a variety of means of transport including public transport services.

4.31 Policies 45 and 46 of the Structure Plan support retail developments and redevelopments in existing town centres, whilst Policy 49 permits the development of large stores and retail warehouses outside of existing town centres in certain circumstances. Whilst commercial competition and the growth of consumer choice are not discouraged, their development should not be at the expense of the protection and enhancement of existing town centres, all of which are conservation areas.

4.32 Renovation and in certain cases redevelopment for retail purposes within the existing shopping areas, which in its character and scale pays due regard to the character of conservation areas, will contribute to both the attractiveness and the vitality of these towns. Such proposals will therefore be encouraged. In many cases, because of the constraints imposed by historic development pattern of the towns, it will not be possible for developers to make provision for parking and servicing to levels advocated in the advisory guidelines "Parking in Cumbria". The Council will be prepared to adopt a flexible approach in these circumstances.

4.33 Assessing the likely impact of an out of centre development on the vitality and viability of an existing town centre can be difficult. Government guidance, as set out in Planning Policy Guidance Note 6, suggests that commercial yield on non-domestic property and pedestrian flow rates can usually provide the main criteria for assessment. Other factors which government guidance suggests may also be relevant include:

1. the proportion of vacant street level property in the established shopping area;
2. the diversity of uses
3. retailer representation and profile
4. retailer demand or intentions;
5. the physical structure of the centre.

Environmental Enhancement

Policy SH3

Proposals for schemes of environmental improvement for the centres of Alston, Appleby, Kirkby Stephen and Penrith will be permitted where the proposal achieves one or both of the following:

1. the enhancement of the town centre environment for visitors and local shoppers;
2. the improvement of access for pedestrians, cyclists, people with disabilities, or public transport users.

4.34 All of the towns mentioned in Policy SH3 have historic centres of an attractive nature and distinctive characteristics. In order to compete with larger centres outside the District that can offer a greater range of shopping and other facilities, they must continue to exploit and improve their respective centres, through improvement schemes which will reduce the impact of motor vehicles (both parked and moving), and improve the accessibility of the centres for all sectors of the population. Where such proposals result in the loss of parking space, attempts to find appropriate replacement provision should be made. Proposals for traffic management schemes will be dealt with under Policy PT4.

Uses in Retail Areas

Policy SH4

The change of use of ground floor premises within the established shopping areas of Penrith, Alston, Appleby, and Kirkby Stephen from Use Classes A1, A2, and A3 (shops, financial and professional services, and food and drink respectively) will only be permitted where the proposed use is also within Use Classes A1, A2, and A3.

4.35 A healthy shopping environment is seen as the principal means of ensuring the continued viability and vitality of the town centres. Whilst it is accepted that a variety of activities should be encouraged within the town centres, retailing will remain the primary function, underpinning other diverse activities. It is accepted, however, that other businesses that generate a regular counterrade offer important services and can be successfully located in town centres, complementing the towns' retail function and increasing the range of services offered, and thus adding to their vitality.

4.36 Businesses that do not generate a regular counter trade are of course an important asset to their local communities and will be encouraged to locate elsewhere in the respective town centres away from the main shopping frontages. In some instances such businesses may be acceptable on the upper floors within established shopping areas.

Use of Upper Floors in Retail Areas

Policy SH5

Proposals for the usage of upper floors within the established shopping areas of Alston, Appleby, Kirkby Stephen and Penrith, including those introducing appropriate uses outside Use Classes A1, A2, and A3 (shops, financial and professional services, and food and drink respectively) will be permitted providing:

1. the proposal is acceptable in terms of its impact on the conservation area, and/or on listed buildings;
2. impact of the proposed use on adjoining occupiers is acceptable;
3. access and parking arrangements are acceptable.

4.37 A significant problem within some town centres is the under use of upper floors. This is not only wasteful of a resource but also has implications with regard to both the standard of maintenance of the buildings concerned, many of which are important to conservation areas or are listed buildings in their own right, and the vitality and viability of the town centre as a whole. The Council is seeking to tackle this issue through its involvement in the "living over the shop" initiative. In certain cases it may also be appropriate to facilitate the use of such space through the awarding of Conservation Area Partnership or Historic Building Repair Grants to assist with associated repairs.