Part One: Spatial Strategy and Policies (Regulation 19)

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.

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;

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 Assessments 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.