- In accordance with policy CEN 4, where retail and other main town centre uses are proposed, the council will consider whether there are any significant adverse impacts on emerging town centre development and investment by having regard to:
- a.The strategy for the town centre under Strategic Policy 2;
- b.Whether there is conflict with the proposed Town Centre Policy Areas; and
- c.Additional factors including the progress made towards securing the investment and the extent of impact on turnovers, operator demand and investor confidence.
Explanation
- The NPPF requires plans to provide a positive vision for the future of each area and to be prepared in a way that is aspirational but deliverable. Drawing from and delivering the broad principles of policy STC 1, this policy identifies and manages areas for change and development across the town centre, setting out the mix of uses that will help form distinctive places. The boundaries of these Town Centre Policy Areas are shown on the Policies Map.
- The town centre is growing and changing at a fast pace, and it is important to take a plan-led approach to promote areas with potential to increase densities and make efficient use of underused land, helping to set the expectations and ambitions of the council and to meet NPPF requirements.
- The Town Centre Policy Areas have been split into two groups within the policy to reflect the distinct and emerging Town Centre West and Town Centre East areas which are coming forward under the Mayoral Development Corporation (MDC) and which are subject to their own Strategic Regeneration Frameworks (SRFs). Each of the Policy Areas have unique qualities which contribute towards the diversity and vibrancy of the town centre and are largely based on historic clusters of related uses and existing physical boundaries. Historic England's Heritage At Risk Register includes several entries in the Town Centre, including listed churches and Hillgate Conservation Area.
- The intention is to encourage these areas to develop a particular set of defined characteristics that are not focused around one use and therefore allow a recognised identity and environment to take shape. This policy seeks to ensure these prescribed characters and inherent qualities of the place are adhered to and protected as far as possible.