Part One: Spatial Strategy and Policies
Edge-of-Centre and Out-of-Centre developments
10.22 This policy applies to proposals not in a centre (in edge and out-of-centre locations), which have a proposed floorspace of over 280sqm (gross).
10.23 The approach is intended to focus appropriate uses within the existing network of centres. Very limited existing and future capacity means that any growth not in centres can cause adverse impacts on them. This policy sets out robust requirements that will ensure that investments in centres is maximised and significant adverse impacts are prevented.
Policy DLP27 Edge-of-Centre and Out-of-Centre Development
- For main town centre uses, as defined by national planning policy guidance, within edge-of-centre or out-of-centre locations, above a locally set threshold of 280sqm (gross) of floorspace, a sequential test approach will be required.
- For retail and leisure uses within edge-of-centre or out-of-centre locations, above a locally set threshold of 280sqm (gross) floorspace, both a Sequential Test and Retail Impact Assessment will be required.
- For retail and leisure proposals within District and Local Centres, above a locally set threshold of 500sqm (net) floorspace, a Retail Impact Assessment will be required.
- Edge-of-centre locations will be defined as follows:
- For Strategic and Town Centres - retail uses (E(a)) a location within 400m of the Town Centre Core Area boundary. For other main town centre uses, within 400m of the Town Centre boundary.
- For District and Local Centres – main town centre uses, adjoining the centre boundary.
- Edge and out-of-centre proposals should be assessed for accessibility by a choice of transport modes, in particular sustainable transport means, including active travel links, and support both social inclusion and cohesion. Edge-of-centre proposals will need to demonstrate that they will be well-integrated with existing in-centre provision.
Justification
10.24 The intention of DLP27 is to ensure that investment is focused in Centres, with the priority for the existing network of centres to serve Dudley's current and future needs. Therefore, strong justification is required for edge-of and out-of-centre developments that could otherwise undermine the strategy for promoting the regeneration of Dudley and ensuring the vitality of its centres.
10.25 The Centres study identifies little capacity to support additional floorspace, which means proposals that do not serve centres are likely to adversely impact upon their vitality and viability. The regeneration strategy for centres is focussed on bringing vacant floorspace back into use, and a consolidated retail and leisure offer is essential to facilitate diversification, such as encouraging linked trips.
10.26 Centres are often dependent on units such as supermarkets and convenience stores to anchor retail and service offers. It is therefore important to protect and support this approach where appropriate. Consequently, the impact of proposals for centre uses not in centres are a cause for concern and there is a need for an appropriate robust policy approach to ensure all potential options to focus development in centres are thoroughly explored, and proposals are tested for their potential significant adverse impacts on existing centres. This is particularly the case for large scale out-of-centre speculative retail and leisure proposals.
10.27 For the purposes of applying the Impact Assessment, 280sqm (gross) is the locally set threshold for undertaking impact tests on retail and leisure proposals. This applies to new development, changes of use, variations of conditions, extensions to increase the floorspace of existing unit(s) that would result in developments with a floorspace over 280sqm including;
- Proposals related to petrol filling stations and drive-through facilities.
- Proposals for ancillary retail and leisure uses under Policies DLP19 and DLP20
10.28 Flexibility should be demonstrated when assessing potential in-centre locations, including in terms of specific types of goods and services and elements of the business models of proposals, such as 'drive-through' facilities not necessarily needing to be outside a centre solely for vehicular access and circulation reasons.
10.29 It is important to ensure edge-of-centre proposals do not cause any significant adverse impacts, particularly as they share catchment areas with in-centre provision. Edge-of-centre proposals should support regeneration through being well-integrated, particularly through direct pedestrian linkages complementing and enhancing adjacent in-centre provisions.
10.30 Retail Impact tests should be proportionate to the nature and scale of proposals, and to assist with the determination of proposals should include as a minimum the estimated turnover and trade draw from relevant centres. Additional evidence should include information regarding capacity, catchment and health of the existing retail commitments.
Evidence
- Updated Black Country Plan Centre Study (2021)
Delivery
- Development Management through the determination of planning applications
