Retailing and Town Centres

Introduction

13.1 Welwyn Hatfield experienced considerable changes in its shopping patterns during the period of the last District Plan. Since the mid-1980s a large amount of new shopping floorspace has been built in the district, both at new out-of-town locations and within existing centres. Developments at Oldings Corner and The Galleria on the edge of Hatfield and The Howard Centre in Welwyn Garden City have all extended the range and choice of shopping available in the district. However, at the same time older town centres like Hatfield have suffered decline.

13.2 These changes have been the result of national trends, particularly increasing consumer expenditure and the growth in car travel, but government policy has also been a major influence. During the 1980s and 1990s national planning policies allowed out-of-town shopping as part of the drive to increase market competition. However, guidance has now changed. The revised PPG6 recognises the important role that town centres play in sustaining communities and the need to give them priority in the location of new retail and leisure development.

13.3 During the life of this Plan there are likely to be further changes in retailing and associated services. It is important that the district's town and local centres are able to accommodate these changes, if they are to remain viable and sustainable in the face of competition from out-of-centre shopping and other shopping centres in this part of Hertfordshire. This chapter provides the policy framework to enable the district's centres to manage this change and continue to meet the needs of their communities. It is mainly concerned therefore with those uses falling within Classes A1 (Retail), A2 (Financial and Professional Services) and A3 (Food and Drink) of the Use Classes Order, but it also deals with other uses where they occur within the town and local centres.

Issues

13.4 Welwyn Hatfield has a wide range of shopping and service facilities. Welwyn Garden City town centre is the main centre in the district and serves as a minor sub-regional centre for Hertfordshire. Hatfield town centre, despite its problems, still provides important shopping and community facilities for Hatfield and supports the district's two markets. There are 22 established village and neighbourhood centres in the district which provide for the everyday shopping and service needs of local residents. The district also has two large out-of-town facilities, which provide different forms of retailing to complement the role of the town centres - the retail park at Oldings Corner provides a large food superstore and the main 'bulky goods' shopping facilities in the district; and The Galleria provides for 'factory outlet' shopping, as well as leisure. These are supplemented by two free-standing, out-of-centre units - Safeway and B & Q in Welwyn Garden City - that broaden the district's retail offer further.

13.5 Despite this range of provision, during the Plan period forecasts suggest that there is likely to be a need for additional retail floorspace in the district as consumer expenditure increases. If the district's two town centres are to survive, it is vital that where there are development opportunities, additional retail floorspace is concentrated there, to prevent the leakage of trade to out-of-centre facilities or other nearby centres.

13.6 Other trends in the retail market are occurring, which are likely to require changes in the mix of uses within the district's town and local centres:

  • Shopping is increasingly being seen as a leisure activity and the most successful centres are those which can offer a diversity of uses, such as cafes, pubs, restaurants and other leisure or 'tourist' attractions, combined with longer hours of opening, to broaden the leisure 'experience' and increase their attractiveness;

  • As a result of this and the revisions to PPG6, town centres are taking on greater importance in the provision of leisure facilities, such as cinemas, night clubs and health & fitness;

  • Banks and building societies, which traditionally have been an important complementary activity in town centres, are reducing their number of high street outlets - a trend that is likely to continue with the restructuring in financial services and the growth of electronic banking.

13.7 At the same time the district's centres each have their own particular needs:

  1. Hatfield town centre has experienced decline and, as one of the first new town centres, has an ageing physical infrastructure. Despite recent investment in a new Asda store, it requires more comprehensive redevelopment to provide new shopping and community facilities for Hatfield;

  2. Welwyn Garden City has a broad 'retail offer', but has gaps in its provision both for comparison and convenience shopping, which must be addressed if it is to remain competitive. In addition, given its role as the main centre in the district, it is lacking in cafes, restaurants, pubs and other leisure facilities;

  3. The district's village and neighbourhood centres provide vital local shopping and community facilities, which are easily accessible for everyday needs. These must be protected, particularly their core retail activities, in the face of competition from out-of-town shopping.

13.8 With regard to the district's out-of-town and out-of-centre shopping facilities referred to in paragraph 13.4 above, it is recognised that these are important in providing different forms of retail outlets, which complement the services available in the town and local centres, and help to broaden the district's overall retail offer. Whilst these facilities will also continue to need to compete and remain viable, it is important that they are not permitted to expand at the expense of town and local centres.

Strategy and Objectives

13.9 The overarching strategy of the Plan is to provide for sustainable development in the district. In terms of retailing and services, the key to achieving this will be in maintaining and enhancing the role of the district's existing town, local and village centres, which act as the focal point for their communities. Therefore, the purpose of the policies in this section of the Plan will be to provide opportunities for the development of new retailing and services within the district's existing centres, in a way which enables them to be more competitive but maintains their community focus. Therefore, the main objectives for retailing and services in the district are:

  1. To concentrate new retail development within the district's town centres, village centres and neighbourhood centres, in order to maintain and enhance their vitality and viability and thereby the sustainability of the communities they serve.

  2. To enable the comprehensive redevelopment of Hatfield town centre for new shopping, community, leisure, residential and other uses, as part of the strategy for the regeneration of Hatfield.

  3. To enhance the vitality and competitiveness of Welwyn Garden City town centre, as the district's main shopping centre, through opportunities for new retail development, by increasing the diversity of uses, particularly for the early evening economy, and by improving the pedestrian environment.

  4. To protect and enhance the local shopping and service functions of the district's neighbourhood and village centres.

Policies

Hierarchy of Shopping Centres

13.10 The district has a hierarchy of shopping and service centres each of which perform different functions as follows:

Minor Sub-Regional Centre

Welwyn Garden City -defined as a minor sub-regional centre in the Structure Plan, it provides the main centre for comparison goods shopping facilities in the district, serving a catchment area beyond the district boundaries, and contains the district's main cultural, community and civic facilities.

Town Centre

Hatfield -defined as a town centre in the Structure Plan, it provides both convenience and comparison shopping plus community and leisure facilities, serving Hatfield in the main.

Neighbourhood Centres

These are local centres situated in residential areas throughout Welwyn Garden City and Hatfield, which complement the district and townwide role of the two main centres by providing a range of convenience shopping and service outlets to meet people's day-to-day needs, near to where they live so reducing the need to travel. The larger centres also contain local community facilities such as surgeries, community halls and places of worship. They are divided into large and small centres:

Large Neighbourhood Centres

Welwyn Garden City -Haldens
Hall Grove
Moors Walk
Woodhall
Hatfield -Highview

Small Neighbourhood Centres

Welwyn Garden City -Handside
Hollybush
Peartree Lane
Shoplands
Hatfield -Birchwood
Crawford Road
Harpsfield Broadway
Manor Parade
Roe Green
St. Albans Rd East
The Common

Village Centres

These are local centres based in the district's main villages (specified settlements), which complement the district-wide role of two main centres by providing shops, services and, in the case of the larger centres, community facilities to meet the day-to-day needs of people living in the district's villages and the surrounding rural communities. Again they are divided into large and small centres:

Large Village Centres

Brookmans Park
Cuffley
Welham Green
Welwyn

Small Village Centres

Digswell
Oaklands and Mardley Heath
Woolmer Green

13.11 The role of these centres may change over time as development takes place, but the Council will resist changes which would result in a centre decreasing in size and range of services and moving down the hierarchy.

13.12 During the Plan period the hierarchy will be added to by the creation of a new local centre on the Hatfield Aerodrome site. This will provide a range of shopping and leisure facilities (described in chapter 14), but in terms of its size and position in the retail hierarchy, it will function as a large neighbourhood centre primarily to serve the residential areas to be provided as part of the redevelopment. The aim is to ensure that it complements and links with the higher order shopping and leisure facilities in Hatfield Town Centre and The Galleria.

Need for Additional Retail Floorspace

13.13 Whilst the district already has a broad range of shopping facilities, PPG6 requires the Council in reviewing the Plan to consider the need for additional retail floorspace over the lifetime of the Plan. Need, although not fully defined in government guidance, is likely to arise as a result of both 'quantitative' and 'qualitative' factors. Quantitative factors may include the availability of consumer expenditure within the district as a result of growing income or population levels and the requirements of retailers to meet this demand. Qualitative factors may include identified gaps in the range and type of retail outlets represented in the district or a need for additional shopping facilities in a particular location which may be deficient or may require strengthening, such as a town, village or neighbourhood centre.

13.14 In preparing the Plan, the Council commissioned an assessment of the need for additional retail floorspace in the district likely to arise over the period of the Plan (Assessment of Retail Floorspace Requirements 2001-2011, by Vincent and Gorbing 2002). In overall quantitative terms, purely as a result of forecast growth in population and consumer expenditure up to 2011, the study estimated that there will be a need for an additional 14,900 square metres gross of retail floorspace, broken down as follows:

Convenience goods (eg food)300m�
Bulky comparison goods (eg DIY, electrical, furniture)7,300m�
Non-bulky comparison goods (eg clothes, shoes)7,300m�

A full re-assessment of the quantitative need for additional retail floorspace in the district will be carried out as part of an early review of the Plan.

13.15 The Council has also commissioned studies of both Hatfield and Welwyn Garden City town centres, which have made a 'market' assessment of the demand and opportunities for new and additional retail floorspace within the two centres. The studies involved consultation with residents, the main property owners and retailers in the two town centres and the local community, and have confirmed that:

  1. Both town centres have gaps in their retail offer, representing qualitative and quantitative needs for comparison and convenience goods floorspace, which need to be addressed if they are to be competitive in the future. These are set out in more detail in paragraphs 13.28, 13.43,and 13.44;

  2. There are retailer requirements to satisfy the need for additional comparison goods retail floorspace and convenience goods retail floorspace within the two town centres;

  3. There are development sites where these requirements can be satisfied.

13.16 In addition, as part of the planning of the redevelopment of the Hatfield Aerodrome site, the Council has identified a specific requirement for up to 1,670 sq.metres of retail floorspace as part of the proposed local centre to meet the day-to-day shopping needs of the future residents of the site.

13.17 Together, the Council considers that these studies provide a clear assessment of the quantitative and qualitative need for additional retail floorspace within the district over the Plan period. At this stage no other specific retail needs have been identified, although it is possible that others could arise during the Plan period as trends change. It is expected that all proposals for retail development will be compared against this assessment of need.

The Location of New Retail Development

13.18 In identifying locations for this additional retail floorspace, government planning guidance makes it clear that the Council should adopt a sequential approach as set out in PPG6. This states that the first preference should be for town centre sites, where suitable sites are available, followed by edge-of-centre sites, district and local centres, and only then out-of-centre sites in locations that are accessible by a choice of means of transport.

13.19 In preparing the Plan the Council has followed this sequential approach. This is reflected in the strategy which seeks to concentrate new retail development into the district's town centres, village and neighbourhood centres in order to maintain their vitality and viability.

13.20 The studies undertaken for Hatfield and Welwyn Garden City town centres assessed the realistic potential of sites within the two town centres for retail development. As a result the following two sites have been identified for retail development, to accommodate the main need in the district for additional comparison goods retail floorspace and to address particular needs within the two town centres:

  1. Land at eastern end of Hatfield town centre - bounded by Robin Hood Lane, The Common, Wellfield Road, Queensway and The Arcade.

  2. Land on the north side of Welwyn Garden City town centre - between John Lewis and The Howard Centre, bounded by Wigmores North, Bridge Road, Stonehills, Osborn Way and Stonebank.

13.21 In addition, two sites have been identified in Welwyn Garden City town centre which provide opportunities for additional convenience goods retail floorspace, to address the needs of the centre for an improved quality of food retail offer, which is outlined in more detail in paragraph 13.28;

  1. Land at Campus East in Welwyn Garden City town centre - on the north side of Bridge Road, incorporating the existing Waitrose supermarket and the car parks to the rear.

  2. Land at the southern side of the town centre - between Church Road and Parkway, incorporating the existing Sainsbury's supermarket and car park.

13.22 The sites are identified on the Town Centre Insets on the Proposals Map and in Policies TCR4, TCR5, TCR6 and TCR14. It is the Council's view that these sites provide adequate capacity and opportunities to accommodate the retail floorspace needs of the district identified in paragraphs 13.14 and 13.15 above. They will help to maintain the future vitality and viability of the two town centres and are accessible by a choice of means of transport. Therefore, the Council will promote schemes for retail development here to meet the district's needs within the Plan period and any speculative retail development proposals will be directed towards these sites. Further information justifying their selection and guidance on the process for implementation and the form of development considered appropriate on these sites, including the mix of uses and design, is given in the policies and paragraphs on Hatfield and Welwyn Garden City town centres below.

13.23 In addition, there is a specific need for up to 1,670 sq.metres of retail floorspace as part of the local centre on the Hatfield Aerodrome site, to meet the requirements of that site. Therefore, a site has been identified to satisfy this need in the master plan for the aerodrome site, as defined in Policy HATAER4 and shown on the Hatfield Aerodrome Inset Map 3.

13.24 The Council will also support proposals for retail development within the district's existing village or neighbourhood centres, which are appropriate to those centres in terms of their size and scale and help to maintain their viability and enhance their local shopping and service function.

13.25 Proposals for retail development elsewhere in the district will be expected to demonstrate the following:

  • a need for the additional retail floorspace over and above that set out in paragraphs 13.14 & 13.15 above;
  • that the sequential approach has been applied in selecting the site and the floorspace cannot be accommodated within the district's town, village or neighbourhood centres;
  • that it would not harm the vitality and viability of these existing centres, either on its own or cumulatively; and
  • that it would not harm the development plan strategy, particularly for the town centres.

13.26 In applying the sequential approach the Council expects developers to be flexible about the format, design and scale of proposed retail development. The fact that available sites or premises within existing centres may not suit precisely the format and scale of the operation required by the applicant, should not necessarily mean that the floorspace could not be provided satisfactorily in another format.

Policy TCR1 - Retail Development in Town Centres and Edge of Town Centres

New retail development must be located in accordance with the sequential approach set out in government guidance on retailing and town centres.

The preferred location for retail development is within the district's town centres on the sites identified in Policies TCR4, TCR5, TCR6 and TCR14. Other locations within the primary retail cores of the two town centres will be considered where this accords with the town centre strategies.

Retail development on sites on the edge of the two town centres will be considered where there is a clear need, where no sites within the primary retail cores are suitable, and where it would not conflict with the town centre strategies and specifically not harm the vitality and viability of the primary retail cores.

Policy TCR2 - Retail Development in Village and Neighbourhood Centres

Proposals for retail development will be permitted within the district's village and neighbourhood centres, where they would meet all of the following criteria:

  1. Maintain and enhance the vitality and viability of the centre;

  2. Enhance the centre's local shopping and service function;

  3. Be in scale with the size of the centre and its surroundings;

  4. Not harm the vitality and viability of other nearby centres; and

  5. Not give rise to any significant harmful environmental impacts, such as unacceptable traffic generation.

Policy TCR3 - Out Of Centre Retail Development

Proposals for new retail development in out-of-centre locations, including the extension of existing retail stores, will not be granted unless all of the following criteria can be satisfied:

  1. There is a need for the additional retail floorspace which cannot be met within any of the district's town, village or neighbourhood centres;

  2. The sequential approach has been applied in selecting the site;

  3. It would not harm the vitality and viability of the district's town, village or neighbourhood centres, either on its own or cumulatively taken with other recent similar developments;

  4. It would be accessible by a choice of means of transport;

  5. It would not generate unacceptable levels of car traffic nor prejudice road safety;

  6. It would not have an adverse environmental impact on its surroundings;

  7. It would not take land which is designated for other uses in the Plan; and

  8. It would not harm the strategy of the District Plan, in particular the strategies for the town centres.

Welwyn Garden City Town Centre

Town Centre Strategy

13.27 Welwyn Garden City town centre is the main shopping and service centre for the district with over 62,000 sq. metres of retail floorspace. It acts as a minor sub-regional centre for Hertfordshire, drawing customers from a wide catchment area, and provides a number of important civic, cultural, leisure and community facilities for the district. It is well served by bus and rail, making it a very accessible location.

13.28 Its strength is in its primary shopping function, particularly for comparison goods, and in the quality of its environment. However, it does have a number of weaknesses. There are gaps in the quality and range of its retail 'offer', which have been identified through research and consultation with retailers and the public. In particular, the range of fashion and lifestyle retailers is limited in comparison to the quality of its main anchor retailers. Currently, this is persuading people to shop in centres outside of the district, resulting in leakage of expenditure from the town centre. This loss of potential trade is not limited to the fashion sector. Visits to other centres for clothes shopping will often lead to other purchases which might otherwise have been made in Welwyn Garden City. Therefore a better selection of such unit shops is required if the town centre is to remain competitive and maintain its position in the retail hierarchy. In terms of its convenience goods offer, whilst the town centre has a number of small supermarkets, it does not possess a foodstore which is large enough to offer the range of goods necessary, to compete effectively in the food retail market and with superstores in out-of-centre locations. Extensions to both the existing Waitrose and Sainsbury's foodstores in the town centre would address this weakness and would increase the vitality and viability of the town centre, enabling it to attract more linked shopping trips. In addition, the centre is lacking in cafes, restaurants, pubs and other leisure activities, which would complement its shopping function and extend the life of the centre into the early evening. Although the town centre is accessible by a number of modes of transport, there are conflicts between pedestrian and vehicular movements within the centre, which need to be resolved. Despite the quality of its landscape, some of the town centre's public spaces require improvement and restructuring to generate more activity and to make them more usable.

13.29 In consultation with local residents, retailers and landowners, the Council has developed a strategy for Welwyn Garden City town centre to address these concerns, for which the policies in this Plan are a key to its implementation. The overall aim of the strategy is to maintain and enhance the commercial, social and environmental success of the town centre. Specifically, the objectives for the town centre are to:

  1. Provide opportunities for new retail development in the town centre and other associated uses, to increase its offer and commercial viability and maintain its role as a minor sub-regional shopping centre;

  2. Increase the diversity of uses in the centre, in particular caf�s, restaurants and pubs, but also residential, offices and leisure, so enhancing its attractiveness as a centre, extending its life into the early evening and providing a broader range of services to local people;

  3. Revitalise the southern side of the town centre through opportunities for new development and a greater mix of uses;

  4. Maintain the centre's important civic, cultural and community functions, which should remain focused in The Campus area;

  5. Improve movement and access within the centre, giving priority to pedestrians and cyclists;

  6. Enhance the quality of its environment, its open spaces and public realm as part of the strategy to improve its attractiveness as a centre.

Town Centre Boundary and Sub-Areas

13.30 The town centre comprises a retail core, surrounded by areas of mixed commercial, cultural, community and civic uses, which act as a transition zone to adjoining residential areas. The overall boundary of the town centre is defined on Inset Map 2. Within this boundary there are a number of sub-areas, each of which contains a different range of uses and serves a particular function within the town centre:

  1. Primary Retail Core - bounded by Church Road, Parkway, the railway line and Bridge Road (but including the Waitrose building and associated car parks immediately to the north of Bridge Road). This is the core of the town centre, the main function of which is for shopping. However, it is also important for a number of complementary uses, including restaurants, cafes and pubs, banks, building societies and other financial and professional services and, at first floor level, Class B1 offices and residential uses which help to support the shopping function. It is also the hub for the town's passenger transport services, including the railway station, bus station and taxi rank. This area is the preferred location for retail uses, but other uses within Classes A2, A3, B1(a) and C3 will be acceptable in line with the policies below. The area is defined on Inset Map 2.

  2. The Campus - the area surrounding The Campus on its north and east side contains the main civic, cultural and community buildings and uses in the town, including the Council Offices, Oaklands College campus, Campus West theatre and library complex. It also contains a number of car parks which serve the town centre as a whole, particularly for long stay parking. This mix of uses functions well on the edge of the town centre, close to the shopping core and to the bus and railway stations, allowing linked trips to be made. The Council wishes to see this area retained for civic, cultural and community uses. Therefore, should any existing uses become redundant, the Council would allow change of use or redevelopment involving a mix of offices, leisure, food & drink, cultural, community, education and residential uses (Classes A3, B1(a), C3, D1 and D2). The only exception to this is on the Campus East site, where, in accordance with the sequential approach, the Council has identified an opportunity for mixed use development, including convenience retail uses to assist in meeting the qualitative need to improve the quality of the convenience goods (food) retail offer in the town centre for a food superstore. To this end, the existing Waitrose foodstore, which is located within the primary retail core, should be extended to meet this need. The reasons for this are set out in paragraph 13.31(b).

  3. Parkway - properties on the western side of Parkway, including Rosanne House and 8-22 (evens) Parkway. These contain office and surgery uses, which function well on the edge of the town centre adjacent to the residential area further to the west. They are important buildings fronting Parkway and within the Conservation Area. Therefore, the Council will support conversion or change of use for uses falling within Classes D1 and B1(a).

  4. Church Road - properties on the southern side of Church Road, including a church, public house and offices. Again this is a transition zone between the retail core of the town centre and residential areas on the south side of the centre and the buildings are important within the Conservation Area. The Council will therefore support conversions or changes of use to uses within Classes D1 and B1(a).

Town Centre Development

13.31 Paragraphs 13.20 and 13.21 allocate three sites in the town centre for new retail development to improve the viability and competitiveness of the town centre and help meet the future retail floorspace needs of the district. Each of these sites satisfies the sequential test to site selection set out in PPG6 and subject to satisfying the criteria in Policies TCR4, TCR5 and TCR6 the Council supports retail development on all three sites. The sites are identified on the Town Centre Inset Maps as follows:

  1. Land at Town Centre North - this is the preferred site for additional comparison goods floorspace, given its location within the primary retail core of the town centre and the potential for linkages with the Howard Centre and John Lewis. It has the capacity to accommodate up to 9,300 sq.metres (100,000 sq.feet) of additional retail floorspace. It is possible that a larger site could be assembled, but any scheme at a larger scale would need to be considered in terms of its impact on the town centre and its infrastructure.

  2. Land at Campus East - this is one of two locations for additional convenience goods retail floorspace in the town centre. The site has good pedestrian linkages, is close to the bus station and contains a number of car parks serving the town centre as a whole. It contains an established supermarket, which could either be extended or redeveloped to provide a larger store which would help to address the need to improve the quality of the convenience goods retail provision in the town centre explained in paragraph 13.28. Its location on the edge of the main civic/cultural/leisure area of the town centre means that it is in a strong position to generate linked trips which would, in the Council's view, make it suitable for a mixed-use development, including residential and office uses, which could enhance the sustainability and vitality of the centre.

  3. Land at the southern side of the town centre - the other opportunity for additional convenience goods floorspace, which has emerged following consultation on the first deposit version of the Plan. It includes an established food store, which could be extended to provide a larger store to help address the need to improve the quality of the convenience goods retail provision in the town centre. It may also provide for a mix of other uses including caf�s and restaurants and its development would assist in anchoring and revitalising the end of the town centre, in accordance with the town centre strategy.

13.32 All sites require careful treatment in terms of their design, access, and servicing and should ensure appropriate car parking provision is made. In terms of design, the sites identified are located in the Welwyn Garden City Conservation Area, at a prominent entrance to the town centre and would as such need to preserve and enhance the appearance of the area. The development of the Anniversary Gardens site would need to ensure the provision of new public space within the site. In terms of access and servicing, any schemes would need to provide good pedestrian links with the rest of the town centre, make provision for public transport and provide for any necessary alterations to the surrounding highway network to maintain vehicular movement around the town centre. Developments would need to provide for additional parking commensurate with the scale of additional retail floorspace and other accommodation, which is easily accessible and in accordance with adopted parking standards. The Campus East site must also continue to provide strategic car parking requirements for the town centre as a whole. Planning briefs will be required for the Campus East and Town Centre North sites, and may be required for the site identified by TCR6, dependent on the scale and nature of the development proposed, to address these issues and provide more detailed guidance on the form of development and precise mix of uses. These will be subject to public consultation and be adopted by the Council as supplementary planning guidance. The Council will seek to bring forward these sites during the Plan period.

Policy TCR4 - Town Centre North Development Site

Land at Town Centre North in Welwyn Garden City, as defined on Inset Map 2, is identified for a major retail development scheme, in particular for comparison goods. Development should only be carried out in accordance with a Planning Brief for the site, to be subject to public consultation and approved by the Council as supplementary planning guidance, which will give detailed guidance on matters such as the quantity of floorspace, design, access and servicing, landscaping and open space.

Should a larger development opportunity come forward in this location, the Council will consider its suitability in the light of the need for the additional floorspace and the ability of the transport infrastructure in the town centre to accommodate the increased number of trips.

The Council will require any development to be designed to a high standard to:

  1. Preserve and enhance the character of the Conservation Area;

  2. Create a new entrance to the town centre on its north side;

  3. Enhance the public realm and landscape within the town centre and achieve a strong visual linkage between the town centre and the Campus East Development Site;

  4. Achieve good pedestrian access and linkage with the rest of the town centre;

  5. Ensure efficient vehicle movement on surrounding roads;

  6. Provide adequate car parking to meet the needs of the development;

  7. Seek to improve passenger transport provision in the town centre; and

  8. Provide a range of retail units, which should enhance the quality of the retail provision in the town.

Policy TCR5 - Campus East Development Site

Land at Campus East in Welwyn Garden City, as defined on Inset Map 2, is identified for a mixed use development comprising retail, office and residential uses. The retail element shall be for convenience goods floorspace only, to address the qualitative requirement for convenience goods floorspace in the town centre identified in the plan. The site will be developed in a comprehensive manner, according to a Planning Brief to be subject to public consultation and approved by the Council as supplementary planning guidance.

The Council will require any development to be designed to a high standard to:

  1. Preserve and enhance the character of the Conservation Area, in particular to preserve the mature trees within and around the site;

  2. Achieve good pedestrian access and linkage with the rest of the town centre;

  3. Seek to improve passenger transport provision in the town centre;

  4. Maintain efficient vehicle movement on surrounding roads; and

  5. Provide adequate parking to meet the needs of the development and the strategic parking needs of the town centre as a whole.

Policy TCR6 - Land at the Southern Side of the Town Centre

Land fronting Church Road at the southern side of Welwyn Garden City town centre, as defined on Inset Map 2, is identified as an opportunity for development, including additional convenience goods retailing, together with caf�s and restaurants and other uses in accordance with the town centre strategy.

The Council will require any development to be designed to a high standard to:

  1. Preserve and enhance the character of the Conservation Area;

  2. Enhance the public realm and landscape within the town centre;

  3. Achieve good pedestrian access and linkage with the rest of the town centre;

  4. Ensure efficient vehicle movement on surrounding roads; and

  5. Provide adequate car parking to meet the needs of the development.

Acceptable Uses within the Primary Retail Core

13.33 The strategy for Welwyn Garden City town centre seeks to increase the diversity of uses in the town centre, in order to strengthen its role as a shopping centre and improve its potential for leisure. Whilst it is important that the primary retail function of the town centre is not compromised, the centre requires more restaurants, caf�s, pubs and other leisure activities, which would complement its shopping function, increase its vitality throughout the day and extend the range of services available to local people. At the same time, there are residential areas close to the centre and any changes in the use of the centre must respect the residential amenities of residents living nearby.

13.34 In August 2001 floorspace at ground floor level within the primary retail core of the town centre comprised 72% Class A1 Retail use, 15.6% Class A2 Financial and Professional Services and 9.5% Class A3 Food and Drink. There is therefore some scope to allow further non-retail uses in the primary retail core, without prejudicing its essential retail function. The town centre also has limited leisure, arts, and cultural activities, which are mainly located at Campus West. These uses may also be appropriate within the retail core.

13.35 Some non-retail uses such as banks and building societies provide services which are frequently used by shoppers. They generate high levels of pedestrian activity and therefore do not detract from the vitality of the centre, and in some cases can enhance it. All day uses, such as coffee shops, cafes and restaurants are more beneficial in maintaining the vitality of the town centre throughout the day and into the evening. Other uses, such as estate agents provide a more specialised service and generate less pedestrian activity than most retail uses. Similarly some hot food takeaway shops only open in the evenings and present an effectively 'dead' frontage during the daytime, when the rest of the shops are open. Therefore, whilst these latter types of use are appropriate in the town centre, their numbers need to be controlled, to ensure that the vitality and viability of the town centre is not harmed.

13.36 In determining any proposals for new development and/or changes of use of ground floor premises within the retail core, the Council will take into account the degree of customer attraction to the proposed use and the hours of opening, in assessing its impact on the vitality of the centre. In cases where the vitality of the town centre would be harmed by the granting of planning permission for change of use of a unit to a Class A3 use that would remain closed during normal shopping hours, planning conditions may be imposed controlling the hours of opening and type of A3 use, where this is necessary to avoid refusing permission.

13.37 The principal function of the retail core is to enable the retail trade to serve customers with a wide range of goods. However, no town centre is complete without a variety of service uses catering for other needs of shoppers and town centre workers, such as banks and caf�s. Whilst these add interest and vitality to the town centre, a proliferation can result in 'dead' frontages, and can harm the essential retail function of the town centre. The Council therefore needs to strike a balance between the protection of the predominant retail function of the primary retail core and the need to encourage a lively mix of other uses. Two types of ground floor frontage have therefore been designated within the primary retail core:

  1. Retail Frontages - where the predominant use is Class A1 Retail and planning permission for changes of use to non-retail uses will be more strictly controlled. To maintain their predominant retail function, a minimum of 70% of these frontages (as a proportion of the length of frontage) must remain in Class A1 use. These frontages are:

    30-50 & 52-66 (evens) and 31-49 & 51-63 (odds) Howardsgate;
    26-36 (evens) and 7-13 & 21-33 (odds) Stonehills;
    21-37 (odds) Wigmores North;
    4-42 (evens) Church Road;
    2-44 (evens) and 37-51 (odds) Fretherne Road;
    John Lewis, Bridge Road;

  2. Mixed Use Frontages - which, due to their location within the retail core, are more suitable for a mixture of uses, and where greater flexibility for non-retail uses will be allowed. Whilst retail will still be their predominate use, 50% of the frontage (as a proportion of the length of the frontage) should remain within Class A1 use and other non-retail uses will also be permitted, including leisure and cultural facilities, providing that they do not harm the vitality and viability of the town centre nor the amenities of surrounding residential areas. These frontages are:

    2-24 (evens) and 1-19 (odds) Howardsgate;
    3-5 (odds) Stonehills;
    34-54 (evens) and 41-53 (odds) Wigmores North;
    4-16 (evens) and 7-17 (odds) Wigmores South.

Policy TCR7 - Retail Frontages in Welwyn Garden City Town Centre

Within the designated Retail Frontages in the primary retail core of Welwyn Garden City town centre, as defined on Inset Map 2, a minimum of 70% of any one linear frontage must remain in Class A1 Retail use. Therefore, planning permission will be granted for changes of use from Class A1 to Class A2 or A3 uses up to a maximum of 30% of any one linear frontage.

In Retail Frontages where already less than 70% of the linear frontage is in Class A1 use, planning permission will not be granted for change of use to non-retail uses. The only exceptions to this will be if the proposal is for a Class A3 use which would provide an 'eat-in' restaurant or caf� facility for shoppers, which would:

  1. Contribute to the overall attractiveness of the town centre; and

  2. Not undermine the retail function of the frontage.

For changes of use to Class A3, the Council may grant planning permission for a specific use within Class A3 or impose other conditions to control the use of the premises, where planning permission would otherwise be refused.

Planning permission will only be granted where the proposal would not harm the amenities of nearby residential properties.

Policy TCR8 - Mixed Use Frontages in Welwyn Garden City Town Centre

Within the designated Mixed Use Frontages in the primary retail core of Welwyn Garden City town centre, as defined on Inset Map 2, planning permission will be granted for changes of use to Class A1, A2 and A3 uses and for uses which provide community, leisure and cultural facilities. A minimum of 50% of any one linear frontage must remain in Class A1 retail use and a minimum of 80% in uses within Class A.

In a Mixed Use Frontage where less than 50% of the linear frontage is in Class A1 Retail use, planning permission will not be granted for change of use to non-retail uses.

For changes of use to Class A3, the Council may grant planning permission for a specific use within Class A3 or impose other conditions to control the use of the premises, where planning permission would otherwise be refused.

Planning permission will only be granted where the proposal would not harm the amenities of nearby residential properties.

13.38 The vitality and viability of town centres depends upon securing a mixture of uses, which can reinforce each other through their complementary nature. Welwyn Garden City town centre contains a variety of uses at first floor level in the form of offices, residential and ancillary storage for the retail units. The residential and office accommodation is important in maintaining activity in the town centre throughout the day. Office workers and residents will use the shops and services in the town centre and so will add to its vitality. Residential accommodation in town centres has been promoted through the national initiative 'Living Over The Shop'. Not only does it help to maintain the life of the town centre after shop and office hours, but also it is compatible with the aims of sustainable development, reducing the need to travel. It is also an important part of the district's overall housing stock. For these reasons, the Council wishes to encourage the retention of both office and residential uses at first floor level within the primary retail core of the town centre.

Policy TCR9 - First Floor Uses in Welwyn Garden City Town Centre

Within the primary retail core in Welwyn Garden City town centre, as defined on Inset Map 2, the Council will support the retention of existing office floorspace and residential accommodation. Proposals for change of use of first floor accommodation to residential will be permitted, provided that it would accord with the housing and design polices elsewhere in the Plan.

Acceptable Uses outside of the Primary Retail Core

13.39 Outside of the primary retail core are areas of mixed commercial, leisure, cultural, community and civic uses, defined in paragraph 13.30 as The Campus, Parkway and Church Road. These serve to reinforce the vitality and viability of the town centre, complement its shopping function and help to reduce the need to travel by enabling linked trips and providing important facilities where they are accessible. They also act as a buffer between the retail core and the residential areas which adjoin the town centre, helping to reduce noise and disturbance for nearby residents. For these reasons, it is important that these sub-areas and the mix of uses within them are retained. Therefore the following policies will apply.

Policy TCR10 - Acceptable Uses outside of the Primary Retail Core (The Campus)

In The Campus area of Welwyn Garden City town centre, outside of the primary retail core as defined on Inset Map 2, the Council will encourage the retention of existing civic, cultural, community and leisure uses. Where an existing use is no longer required, the Council will permit conversion and change of use or redevelopment for mixed use schemes involving offices, leisure, cultural, community, education and residential uses (Use Classes B1(a), C3, D1 and D2), provided that the proposal would:

  1. Enhance the vitality and viability of the town centre;

  2. Preserve and enhance the character of the Conservation Area;

  3. Not harm the amenities of the occupiers of nearby residential areas;

  4. Be properly integrated into the retail core of the town centre, including the provision of good pedestrian linkages; and

  5. Provide adequate highway access and servicing arrangements and would not be detrimental to the highway network, including highway safety.

Where the site currently provides car parking which serves the needs of the town centre as a whole, this must be replaced within any redevelopment.

Policy TCR11 - Acceptable Uses outside of the Primary Retail Core (Parkway and Church Road)

In the Parkway and Church Road areas of Welwyn Garden City town centre, outside of the primary retail core as defined on Inset Map 2, the Council will allow proposals for the conversion and change of use of buildings for office, community, cultural and residential uses (Use Classes B1(a), C3 and D1), provided that the proposal would:

  1. Preserve or enhance the character of the Conservation Area; and

  2. Not harm the amenities of the occupiers of nearby residential areas.

Proposals for the redevelopment of existing buildings in these areas will not be permitted unless it can be demonstrated that the new building would enhance the character of the Conservation Area.

Accessibility to the Town Centre

13.40 One of the objectives of the town centre strategy is to improve access and movement within the town centre, giving priority to pedestrians. This is important to increase its attractiveness as a shopping and leisure destination. Currently access by car, bus and train into the centre is very good and this must be maintained. However, there are conflicts in particular locations between vehicular and pedestrian movement. The Council and the Town Centre Forum will identify measures which can be taken to resolve these conflicts and give priority to pedestrians. In addition, access for disabled people needs to be enhanced. Development schemes will be expected to contribute to such measures and significantly enhance the pedestrian environment.

13.41 The town centre has a good level of parking provision which is conveniently located and accessible to the main shopping areas, particularly for short-stay visitors. The town centre is also very accessible by public transport. In order to maintain the town centre's attractiveness to shoppers and visitors, all new development will be required to provide additional parking, in line with Policy M14 in the Movement chapter and the car parking standards. In addition, all new development will be expected to make a contribution to passenger transport provision, in accordance with Circular 1/97 (Planning Obligations) and Policy IM2. The Council will produce a parking strategy for the town centre which will identify measures to manage parking and co-ordinate it with the use of passenger transport.

Policy TCR12 - Transport Infrastructure in Welwyn Garden City Town Centre

The Council will require development proposals in Welwyn Garden City town centre to contribute to improving the infrastructure and services for pedestrian, cycle and passenger transport access to and within the town centre in accordance with Circular 1/97 (Planning Obligations) and Policy IM2 of the Plan and to accord with the Council's Car Parking Strategy.

Quality of the Environment

13.42 One of the strengths of Welwyn Garden City town centre is the quality of its environment. The formal design of its buildings and landscape give the town centre a unique character, recognised by its designation as a Conservation Area. It should be noted however, that some elements of the town centre, such as street furniture, are not the sole responsibility of the Council. Those who are responsible for the maintenance of the town centre must ensure that its appearance is not harmed by inappropriate street furniture. Whilst the town centre must change to compete and maintain its viability, this should not be at the expense of its environment. Rather all development will be expected to respect the architectural style and characteristics of the town centre and wherever possible enhance the quality of the public realm, both its buildings and landscape. The design of shop fronts and advertisements can have a particularly harmful impact if not carefully designed. These will be subject to the specific guidelines in the Design Chapter and Supplementary Design Guidance. As part of the town centre strategy the Council will also take measures to enhance the environment.

Policy TCR13 - Environment of Welwyn Garden City Town Centre

The Council will seek to maintain and enhance the unique architectural character of, and the quality of the environment in, Welwyn Garden City town centre. All new development must be designed to respect the architectural style of the town centre and enhance the public realm. The design of shopfronts and adverts must accord with the policies in the Design chapter and Supplementary Design Guidance.

Hatfield Town Centre

Strategy and Vision

13.43 Hatfield Town Centre has, over the years, experienced significant decline in its fortunes. It has suffered competition from new shopping developments in nearby towns and from out-of-town food stores and retail warehouses, which have diverted trade and resulted in vacant units. It has also suffered from problems with its physical environment, in particular its ageing infrastructure and an 'inward-looking' design which gives it a poor presence and raises security and safety fears.

13.44 Despite these problems, the town centre remains as an important focus for the community of Hatfield. It provides 'essential' shops and services for the needs of its residents and a range of community and leisure facilities. It also supports the district's two markets, both a regular weekly market and the monthly farmers market. The Council has invested in improvements to the environment of the town centre in the past, but recognises that the centre now requires comprehensive redevelopment, investment in its infrastructure, a stronger retail offer and a greater diversity of other uses, if it is to maintain its role as the main centre for Hatfield. The 'market' assessment study of Hatfield has identified opportunities where this can occur and a strategy for bringing it forward.

13.45 At the same time, any future plans for the town centre must address its relationship with The Galleria and the proposed local centre on the Hatfield Aerodrome site on the edge of Hatfield. The Galleria currently provides factory outlet retailing and leisure facilities, which serve Hatfield but also draw on a catchment beyond the district boundaries. The new local centre will provide local convenience retailing and some leisure facilities to serve the residential development on the Hatfield Aerodrome site. The town centre along with The Galleria will provide the higher order shopping and leisure facilities to serve the aerodrome development. The future vision is that the three centres should work together to serve Hatfield. Therefore, it is important that their services complement each other and that they are well linked by transport.

13.46 In partnership with the local community, retailers and other agencies, the Council has developed a strategy for the regeneration of Hatfield town centre, the aim of which is to re-establish it as the focus for the local community. The objectives of the strategy are to:

  1. Secure new shopping development in the town centre, in order to enhance the quality of retail provision;

  2. Encourage a greater mix and diversity of uses in the town centre, including leisure, restaurants/pubs/cafes and residential;

  3. Provide new community facilities, such as for health and library services;

  4. Improve access for pedestrians and cyclists within and to the centre;

  5. Integrate public transport facilities within the town centre;

  6. Enhance the environment of the centre;

  7. Create dedicated transport links with The Galleria and new district centre on the Hatfield Aerodrome site and enable the three centres to work together in providing services for Hatfield.

Definition of Town Centre Boundary and Sub-Areas

13.47 Hatfield Town Centre comprises several areas - a retail core focused around its pedestrianised precinct, and on its edge some areas of mixed office, residential, community and leisure uses. Together these provide a broad range of services and facilities and fulfil a function as a focus for the community. The overall boundary of the town centre is defined on Inset Map 1. Within this boundary the sub-areas are defined as follows:

  1. Primary Retail Core - the area bounded by Queensway, Wellfield Road, The Common and Lemsford Road. This is the core of the town centre, the main role of which is for shopping. It also supports a mixture of other services, including restaurants, takeaways, a pub, banks and building societies, which support the retail function, and, at first floor level and above, offices and residential accommodation. The centre also provides important community facilities serving the whole town, including a library and health centre. This area is the preferred location in the town centre for retail uses, but other uses within Classes A2, A3, B1(a), C3, D1 and D2 will be acceptable in line with the policies below. The area is defined on Inset Map 1.

  2. Lemsford Road - the area on the western side of Lemsford Road has traditionally been an important location in Hatfield for leisure and cultural facilities, containing the swimming pool and the site of the former Forum theatre. Such uses are important for the future vitality and viability of the town centre and function well on the edge of the town centre, complementing its retail function by bringing people into the centre and generating linked trips. The Council will therefore continue to support leisure, cultural and community uses within this area, subject to Policy TCR19. On the Forum site it will support redevelopment for uses within this range.

  3. The Common - the area on the northern side of The Common contains a mixture of offices, flats, surgeries and community buildings. These function well in this location, acting as a buffer between the retail core and the residential area to the north and helping to support the retail function of the town centre by bringing people into the centre and generating linked trips. Therefore, the Council will support the continuation of these uses, plus hotel uses which are considered appropriate in this area, in line with Policy TCR20. Located at the western end of The Common, at the junction with Lemsford Road, is a parade of shop units in a mixture of A1, A2 and A3 uses, with a bingo hall - nos. 38-54 (evens) The Commons. This serves as a local shopping centre for the residential areas to the west and north and is designated in the Plan as a small neighbourhood centre, where future uses will be considered against Policy TCR27.

Redevelopment within the Primary Retail Core

13.48 In line with the strategy for the town centre, the Council will encourage the redevelopment of land within the primary retail core to provide new retail floorspace, but also for other uses appropriate to the town centre and which can complement the main shopping function of this area, such as food and drink, leisure, community, office and residential uses.

13.49 The major opportunity for redevelopment is the land at the eastern end of the town centre, including White Lion Square and Kennelwood car park, bounded by Robin Hood Lane, The Common, Wellfield Road, Queensway and The Arcade. This area of the town centre contains the majority of the vacant property and development here would act as a counterbalance to the Asda store at the western end. Therefore, the Council wishes to see this site brought forward as the priority.

13.50 The Council wishes to see the site developed as a whole, in a comprehensive manner, in order to secure a major scheme in the region of 11,000 sq.metres (120,000 sq.feet) of retail floorspace (a net increase of 65,000 sq.feet), which can attract new retailers into the town and anchor this end of the town centre. The Council would not wish to see this site developed in a piecemeal way for a number of smaller schemes, since it does not consider this would create the 'critical mass' to regenerate the town centre.

13.51 The land for this site is currently owned by a number of different interests, including the Council and English Partnerships. It is the Council's intention, in conjunction with English Partnerships and a private sector development partner, to bring the site forward for redevelopment. To achieve this it intends to publish a development brief setting out the detailed requirements for the site and select a development partner to develop the scheme. In order to assemble the site it is the Council's intention, in conjunction with English Partnerships and the chosen development partner to negotiate with owners for the purchase of their interests.

13.52 The precise mix of uses and the form of the development will be defined in the development brief which will be published as supplementary planning guidance. In broad terms, it is expected that the scheme will be predominantly for retail floorspace, but include provision for residential, leisure and community uses.

13.53 The scheme must be designed to a high standard to enhance this end of the town centre. It must also give priority to access for pedestrians, cyclists and buses and satisfy car parking requirements.

13.54 Proposals for the redevelopment or refurbishment of other areas of the primary retail core will also be encouraged. Whilst retail uses should predominate, it is important that the town centre provides a diversity of other uses both to serve the needs of the local community and to create life and activity outside of shopping hours. Therefore, food and drink, offices, residential, leisure and cultural uses will also be permitted.

Policy TCR14 - Redevelopment of Land at Eastern End of Hatfield Town Centre

Land at the eastern end of Hatfield town centre, as defined on Inset Map 1, is identified for comprehensive redevelopment for a mixed-use retail-led scheme. Development should only be carried out in accordance with the adopted planning brief for the site approved by the Council as Supplementary Planning Guidance, which provides detailed guidance on the amount of floorspace, mix of uses, design, access and servicing.

Policy TCR15 - Redevelopment elsewhere in the Primary Retail Core of Hatfield Town Centre

The Council will encourage proposals for the redevelopment or refurbishment of other buildings or sites within the primary retail core of Hatfield town centre, as defined on Inset Map 1, for retail, food and drink, office, residential, community, cultural and leisure uses.

Acceptable Uses within the Primary Retail Core

13.55 It is important to continue to maintain and enhance Hatfield Town Centre's role as a shopping centre, during the interim period before the comprehensive redevelopment scheme proposed for the town centre takes place. The primary function of the retail core is to enable the retail trade to serve customers with a wide range of goods, but one of the objectives of the strategy for the town centre is to encourage a greater mix and diversity of uses. No town centre is complete without a variety of service uses catering for other needs of shoppers and town centre workers such as banks, post office facilities and caf�s. Whilst these add interest and vitality to the town centre, a proliferation of non-retail uses can result in 'dead' frontages and harm the essential retail function of the town centre. The Council therefore seeks a balance between the protection of the predominant shopping function of the retail core and the need to encourage a lively mix of other uses.

13.56 There are a number of issues affecting Hatfield Town Centre that need to be addressed. The relative decline of the town centre as a shopping centre has led to high levels of vacant shops in some frontages within the retail core. In these frontages, the Council will exercise a flexible approach in permitting non-retail uses, whilst still seeking to retain the retail character of the centre as a whole. The Council has therefore designated Mixed Use Frontages, where although retailing will still be the predominant use, other non-retail uses will also be permitted, provided that they do not harm the vitality and viability of the town centre as a whole.

13.57 Hatfield Town Centre continues to experience pressures for change of use of shop units to non-retail uses, particularly to Class A3 hot food takeaways. Whilst a degree of flexibility is needed, PPG6 recognises that over-concentrations of single uses, such as hot food takeaways, can have cumulative effects that cause local problems. The balance and mixture of uses that is necessary for a healthy and vibrant town centre can thus be undermined. On the other hand, the town centre lacks the provision of caf�s and coffee shops that are open during shopping hours. These would be welcomed by shoppers and would enhance the town centre's attraction as a shopping destination. Therefore, within the primary retail core, the Council will consider granting planning permission for specific uses within Class A3, such as for 'sit-down' caf�s/coffee shops or imposing other planning conditions to control the use of the premises, where planning permission would otherwise be refused. In addition, the Council will place a time limit condition of only one year for implementation on any A3 planning permissions granted. This will prevent a 'backlog' of unimplemented planning permissions occurring in the town centre and will enable a much better planned and controlled provision of A3 uses. Benefiting the applicant (in terms of improved clarity of situation) and the Council (in terms of its management and control of uses in the town centre).

13.58 The vitality and viability of the individual shopping frontages varies greatly within the retail core. Asda provides a key focal point at the western end of what is effectively the 'High Street' and the main shopping frontages are located in the area between Asda and White Lion Square. These frontages form an important gateway to the rest of the town centre. Similarly, the market and the retail units surrounding it form an important retailing area which acts as an 'advertisement' for the rest of the town centre that, due to its 'inward looking' design, is not visible to passing traffic from the road. Together with The Arcade, these frontages are the hub of the town centre's retail core and form the main shopping axis. The Council will therefore seek to retain the predominant retail function of these frontages.

13.59 The designation of Retail and Mixed Use frontages within the retail core is as follows:

  1. Retail Frontages - where to maintain their retail function, a minimum of 70% of the frontage (as a proportion of the length of the frontage) must remain in Class A1 use:

    68 - 88 (evens) and 19 - 47 (odds) Town Centre;
    1 - 35 (odds) Market Place (ground floor);
    2 - 14 (evens) and 1 - 21 (odds) The Arcade;
    Asda, Queensway.

  2. Mixed Use Frontages - the remaining frontages within the primary retail core are designated as Mixed Use Frontages where only 50% of the frontage (as a proportion of the length of the frontage) must remain in Class A1 use and other non-retail uses will also be allowed, including leisure, social and cultural uses:

    10-66 (evens) Town Square;
    1-17 (odds) Town Centre;
    2-34 (evens) Market Place (first floor)

Policy TCR16 - Retail Frontages in Hatfield Town Centre

Within the designated Retail Frontages in the primary retail core of Hatfield town centre, as defined on Inset Map 1, a minimum of 70% of any one linear frontage must remain in Class A1 retail use. Therefore, planning permission will be granted for changes of use from Class A1 to Class A2 or A3 uses up to a maximum of 30% of any one linear frontage.

In Retail Frontages where already less than 70% of the linear frontage is in Class A1 use, planning permission will not be granted for change of use to non-retail uses. The only exceptions to this will be if the proposal is for a Class A3 use which would provide an 'eat-in' restaurant or caf� facility for shoppers, which would:

  1. Contribute to the overall attractiveness of the town centre; and

  2. Not undermine the retail function of the frontage.

For changes of use to Class A3, the Council may grant planning permission for a specific use within Class A3 or impose other conditions to control the use of the premises, where planning permission would otherwise be refused.

Planning permission will only be granted where the proposal would not harm the amenities of nearby residential properties.

Proposals for change of use which are acceptable in terms of the policy will be granted permission subject to a one year time limit for implementation.

Within the redevelopment area proposals for changes of use will only be permitted where it would not prejudice the aims and objectives of policy TCR14.

Policy TCR17 - Mixed Use Frontages in Hatfield Town Centre

Within the designated Mixed Use Frontages in the primary retail core of Hatfield town centre, as defined on Inset Map 1, planning permission will be granted for changes of use to Class A1, A2 and A3 uses and for uses which provide community, leisure and cultural facilities. A minimum of 50% of any one linear frontage must remain in Class A1 Retail use and a minimum of 80% in uses within Class A.

In a Mixed Use Frontage where less than 50% of the linear frontage is in Class A1 Retail use, planning permission will not be granted for change of use to non-retail uses.

For changes of use to Class A3, the Council may grant planning permission for a specific use within Class A3 or impose other planning conditions to control the use of the premises, where planning permission would otherwise be refused.

Planning permission will only be granted where the proposal will not harm the amenities of nearby residential properties.

Proposals for change of use which are acceptable in terms of the policy will be granted permission subject to a one year time limit for implementation.

Within the redevelopment area proposals for changes of use will only be permitted where it would not prejudice the aims and objectives of policy TCR14.

13.60 At first floor level and above within the primary retail core, there are also a significant number of offices and residential units. These make an important contribution to the vitality and viability of the town centre, by bringing people into the centre, both during the daytime and evening. Both are also compatible with the Plan's overall aims for sustainable development, helping to bring uses closer together and reduce the need to travel. The Council will therefore continue to support residential and office uses at first floor level in the retail core of the town centre. The only exception to this are the units at first floor level in Market Place (nos. 2-34) which are designated as a Mixed Use frontage and serve an important function for A1, A2 and A3 uses.

Policy TCR18 - First Floor Uses in Hatfield Town Centre

Within the primary retail core of Hatfield town centre, as defined on Inset Map 1, apart from the units at 2-34 Market Place, the Council will grant planning permission for conversion and change of use of buildings at first floor level and above to B1 offices (except where this would result in the loss of residential accommodation) and residential uses.

Within the redevelopment area proposals for changes of use will only be permitted where it would not prejudice the aims and objectives of policy TCR14.

Acceptable Uses outside of the Primary Retail Area

13.61 Outside of the primary retail core, there are two sub-areas which function as part of the town centre, but provide a range of leisure, community, office and residential uses. These are defined in paragraph 13.47 as on the western side of Lemsford Road and on the northern side of The Common. These areas function together with the primary retail core to maintain the vitality and viability of the town centre as a whole, by providing a greater diversity of uses and bringing more people into the town centre. In addition, they contribute to a more sustainable pattern of development by providing facilities close to each other, where they are more easily accessible, enabling linked trips to be made and reducing the need to travel. There are also residential areas adjacent to these sub-areas, which would be sensitive to any increase in the intensity of use and activity there. For these reasons it is important that the mix of uses in the Lemsford Road and The Common sub-areas of the town centre are retained.

13.62 Within the Lemsford Road sub-area, the Forum site has potential for redevelopment. This formerly contained a theatre, which due to structural problems in the building is being demolished. The site is currently designated for temporary office and community uses, but the Council wishes to see its redevelopment for a permanent new facility for community, cultural or leisure uses, which will help the regeneration of the town centre. This site fronts onto the strategic link between the town centre and The Galleria and Hatfield Aerodrome site, via St. Albans Road West. It is vital that any redevelopment of the site maintains and enhances that link.

Policy TCR19 - Acceptable Uses outside of the Primary Retail Core (Lemsford Road)

Within Hatfield town centre, on the western side of Lemsford Road, outside of the primary retail core, as defined on Inset Map 1, the Council will support proposals to enhance existing and provide new leisure, cultural and community facilities (for uses within Classes D1 and D2), which will assist the regeneration of the town centre and not harm the amenities of the occupiers of nearby residential areas. Consideration will also be given to hotel, office and residential uses as part of any development scheme where these will help to provide leisure, cultural or community facilities.

Any proposals for the redevelopment of the Forum site in this area must maintain and contribute to the strategic link between the town centre and The Galleria and Hatfield Aerodrome site.

Policy TCR20 - Acceptable Uses outside of the Primary Retail Core (The Common)

Within Hatfield town centre, on the northern side of The Common (except for nos. 38-54 (evens) The Common), outside of the primary retail core, as defined on Inset Map 1, the Council will allow proposals for changes of use or redevelopment for office, residential, hotel and community uses (falling within Use Classes B1(a), C1, C3 and D1), subject to the following criteria. They will:

  1. Assist the regeneration of the town centre and enhance its vitality and viability;

  2. Not harm the amenities of the occupiers of nearby residential areas.

Transport Infrastructure

13.63 The strategy for the town centre aims to make it more accessible by bus, walking and cycling. This includes both access from surrounding residential areas in Hatfield and the links between the town centre, The Galleria and the new local centre on the Hatfield Aerodrome site. Proposals include new pedestrian crossings over the 'ring road' which surrounds the town centre, enhancing the footpath and cycleway routes to The Galleria and providing a bus interchange within the town centre so there is a single drop-off and pick-up point. The redevelopment of the Hatfield Aerodrome site will make a major contribution to this infrastructure, but the Council will expect that redevelopment schemes within the town centre should also contribute to these proposals. The centre is already very accessible by car, with a number of free surface level car parks. However, new development will require the introduction of a new parking management strategy, linked to public transport improvements including the provision of a new bus interchange, to avoid parking overspilling into surrounding residential areas.

Policy TCR21 - Transport Infrastructure in Hatfield Town Centre

The Council will require development proposals in Hatfield town centre to contribute, in accordance with Policy IM2, to improving the infrastructure and services for pedestrian, cycle and passenger transport access to and within the town centre and to accord with the Council's Car Parking Strategy.

Town Centre Environment

13.64 As a first generation new town, Hatfield town centre has an ageing infrastructure which in many places requires renewal and enhancement. The 'inward-looking' design of the town centre also gives it a poor presence and raises safety and security fears. The proposal to redevelop the eastern end of the town centre presents an opportunity to radically improve the appearance of this part of the centre and accordingly the Council will expect the new buildings to be of a high quality design. This also applies to any redevelopment schemes elsewhere in the town centre.

13.65 However, there are also opportunities to improve the public realm elsewhere in the town centre, including landscaping, enhancements to key squares and buildings and new street furniture. The Council will seek to secure public and private sector funds to implement these improvements, but development schemes within the town centre will also be expected to contribute to these schemes and the improvement of the wider public realm.

Policy TCR22 - Town Centre Environment

The Council will seek to enhance and renew the environment of Hatfield town centre through the design of new buildings and environmental improvement schemes. It will require new development to be of good quality design in accordance with the design policies in the plan and to contribute to schemes to improve the wider public realm in the town centre.

Hatfield Market and Farmers' Market

13.66 Hatfield Market and the Farmers' Market are considerable assets to the town centre and make an important contribution to the life and viability of the centre, drawing trade from a wider area. The Council wishes to see the markets retained and enhanced. As part of any redevelopment scheme, consideration will be given to the best possible location for the two markets.

Town Centre Strategies

13.67 The Council supports the principle of town centre management and recognises that a co-ordinated approach can also benefit smaller shopping centres, such as the large village centres. Many town centres have appointed a full-time town centre manager to promote their town, to assist visitors and act as a point of contact for local businesses and the community. However, the resources of the Council are limited, and benefits can still be obtained by the Council having an enabling role in the co-ordination of private and public sector partnerships.

13.68 The Council will therefore work with and co-ordinate the activities of the relevant groups and agencies to develop strategies for the district's town centres and other shopping centres. In preparing such strategies, the Council will seek to actively involve local businesses and the community. These strategies will be reviewed regularly and will provide supporting supplementary guidance to the District Plan.

13.69 The Council has already set up the Welwyn Garden City Town Centre Forum, and the Welwyn Garden City Town Centre Strategy has been an important element in shaping the planning policies in the District Plan.

Neighbourhood Shopping Centres

13.70 The Neighbourhood Centres are local centres situated in residential areas of Hatfield and Welwyn Garden City. They vary in terms of their size, function and the range of shops and services that they provide. The hierarchy of centres in paragraph 13.10 above defines two broad categories - Large Neighbourhood Centres and Small Neighbourhood Centres.

13.71 These centres play an important role in local shopping provision within the district's two main towns. They provide for a range of convenience shopping and service outlets, which meet people's day-to-day needs, complementing the district-wide role of the two town centres. They are closer to where people live and so are more easily accessible, in particular for the less mobile, including elderly people, parents with young children, people with disabilities and people who do not have access to a car. In terms of sustainability, they make a very positive contribution in reducing the need to travel. These centres are large enough to provide a good range of everyday shopping facilities, but are under increasing pressure from service and specialist uses. Whilst it is important that they provide a mix of shopping, services and community facilities, their future viability depends on a predominance of shopping. Therefore, the Council wishes to retain the provision of shopping in these locations, but recognises that it may be appropriate to accommodate some non-retail uses in these centres.

13.72 In considering proposals for non-retail uses, the Council will take into account the degree of customer attraction to the proposed use, and the hours of opening, in assessing their impact on the vitality of the centre. For instance, in terms of Class A3 uses, hot food takeaway shops often open only in the evenings, and present an effectively 'dead' frontage during the daytime, when the rest of the shopping parade is open. All day A3 uses, such as cafes are therefore more beneficial in terms of maintaining the vitality of local shopping parades. In cases where the vitality of a shopping centre would be harmed by the granting of planning permission for change of use of a unit to a use that would remain closed during the day, a planning condition may be imposed controlling the hours of opening or the type of A3, where this is necessary to avoid refusing permission. Similarly, the customer attraction of Class A2 uses varies and, where appropriate, the Council will impose conditions to ensure that an A2 use provides a service directly related to a shopping trip, such as a bank or building society. Other non-retail uses, such as surgeries or other community and leisure uses may be considered if it can be demonstrated that they would meet a local community need.

13.73 It is recognised that some of the neighbourhood shopping centres may require updating in the future and that this may involve their comprehensive redevelopment. Proposals for the redevelopment of any of the neighbourhood shopping centres should be carried out in accordance with a development brief for the site, which has been subject to public consultation and adopted as Supplementary Planning Guidance. The development brief must ensure that the primary retail function of the centre is retained in any new development.

Large Neighbourhood Centres

13.74 The following centres are identified in the retail hierarchy as Large Neighbourhood Centres - Woodhall, Hall Grove, Haldens and Moors Walk in Welwyn Garden City and Highview in Hatfield. These provide a range of everyday convenience shopping and service facilities for local people which the Council will seek to retain. In order to maintain their predominant function for shopping, a minimum of 60% of the frontage (as a proportion of the number of units) should remain in Class A1 uses.

Policy TCR23 - Large Neighbourhood Centres

In the Neighbourhood Centres of Moors Walk (ground floor level), Woodhall, Hall Grove, and Haldens in Welwyn Garden City and in Highview, Hatfield, the Council will seek to retain the provision of a range of everyday convenience shopping and service facilities for local people. A minimum of 60% of the total frontage of the parade should remain in Retail Class A1 use. Where less than 60% of the frontage of the parade is in retail use, planning permission will not be granted for further loss of retail units.

In addition, proposals for changes of use from Retail Class A1 use, to non-retail, Class A2 or A3 use will only be permitted if all of the following criteria are met:

  1. The proposal would not harm the vitality and viability of the centre;

  2. Together with existing uses and extant planning permissions for change of use to non-retail, it would not lead to an over-concentration of non-retail uses in any parade;

  3. The presence of vacant units indicates a lack of demand for retail use;

  4. The proposal would not harm the amenities of any nearby residential properties;

  5. The proposal would not be detrimental to the highway network including highway safety.

Other non-retail uses may be permitted, subject to the above criteria, where it can be demonstrated the use would meet a particular local community need.

The Council may grant planning permission for a specific use within Classes A2 or A3, or for a specific leisure, social or cultural use, or may impose conditions to control the use of the premises where planning permission would otherwise be refused.

Old Hatfield

13.75 Old Hatfield has a unique retail function. Whilst retaining some of the characteristics of a Large Village Centre, it does not perform exactly the same functions because it serves the local business community, as well as local residents, and as such displays a mix of specialist and service uses. These uses are not located in one frontage, but are dispersed within the centre, being based both in and around Salisbury Square. The Council recognises that Old Hatfield has suffered from pressures for change of use from convenience retail uses to either specialist retailing uses, or non-retail uses, such as service and hot food outlets, and that this has eroded the provision of local, convenience shopping. It is therefore considered important to maintain and, if possible, improve the provision of convenience retail uses. Old Hatfield also acts as a local centre for office employment and therefore proposals for B1 office uses may be considered subject to the criteria in Policy TCR26.

Policy TCR24 - Old Hatfield

Within Old Hatfield the council will permit proposals for Class A1 uses, particularly for convenience goods shopping. Proposals for change of use to Class A2 (Financial and Professional Services) and Class A3 (Food and Drink) will only be permitted where this would not result in the loss of a Class A1 retail unit.

Proposals for change of use to Class B1 Business use will be permitted provided that:

  1. The proposal would be at first floor level or higher; and

  2. It would not lead to the loss of a Class A1, A2 or A3 use; and

  3. It would not involve the loss of residential accommodation.

Small Neighbourhood Centres

13.76 The following centres are defined in the retail hierarchy as Small Neighbourhood Centres - Shoplands, Hollybush, Peartree Lane and Handside in Welwyn Garden City and St.Albans Road East, Crawford Road, Roe Green, Manor Parade, Harpsfield Broadway, Birchwood and The Common in Hatfield. Within these centres, there are fewer units and it is therefore essential that they provide a range of local functions and are not allowed to change to non-retail uses that would be more appropriately located in a larger centre and would encourage travel. Local functions include everyday convenience shopping and in some instances services related to a shopping trip such as banks and caf�s.

Policy TCR25 - Small Neighbourhood Centres

In the Small Neighbourhood Centres, changes of use from Class A1 Retail use to Class A2 or A3 will not be permitted unless all of the following crteria can be met:

  1. The loss of the shop would not seriously diminish the provision of local shopping facilities;

  2. The proposed use would add to the vitality and viability of the centre;

  3. The centre would remain predominately in Class A1 Retail use;

  4. It can be demonstrated that the unit has remained vacant for over a year and documentary evidence has been provided that all reasonable attempts to sell or let the premises for continued use as a shop have failed, and/or the presence of vacant units in the parade indicates a lack of demand for retail use;

  5. The proposal would provide adequate highway access and servicing arrangements and would not be detrimental to the highway network, including highway safety.

Other non-retail uses may be allowed, subject to the above criteria, where it can be demonstrated it would address a particular local need.

Village Shops and Services Centres

Large Village Centres

13.77 The Large Village Centres in the district are defined in the retail hierarchy as - Welwyn, Welham Green, Brookmans Park and Cuffley. They are important in that they meet the needs of local residents living both in the settlements in which they are located and in the surrounding rural communities, providing a focus for the community and reducing the need for people to travel. These centres are large enough to provide a good range of everyday shopping facilities, but are under increasing pressure from service and specialist uses. Whilst it is important that they provide a mix of shopping, services and community facilities, their future viability depends on a predominance of shopping. Therefore, the Council wishes to retain the provision of shopping in these locations, but recognises that it may be appropriate to accommodate some non-retail uses in these centres. A minimum of 60% of the frontages of these centres (as a proportion of the number of units) should remain in Class A1 uses.

Policy TCR26 - Large Village Centres

In the Large Village Centres of Welwyn, Welham Green, Brookmans Park and Cuffley, the Council will seek to retain the provision of a range of everyday convenience shopping and service facilities for local people. A minimum of 60% of the total frontage within each centre should remain in Retail Class A1 use. Where less than 60% of the frontage is in retail use, planning permission will not be granted for further loss of retail units.In addition, proposals for changes of use from Retail Class A1 use, to non-retail, Class A2 or A3 use will only be permitted if all of the following criteria are met:

  1. The proposal would not harm the vitality and viability of the centre;

  2. Together with existing uses and extant planning permissions for change of use to non-retail, it would not lead to an over-concentration of non-retail uses in any parade;

  3. The presence of vacant units indicates a lack of demand for retail use;

  4. The proposal would not harm the amenities of any nearby residential properties;

  5. The proposal would not be detrimental to the highway network, including highway safety.

Other non-retail uses may be permitted, subject to the above criteria, where it can be demonstrated the use would meet a particular local community need.

The Council may grant planning permission for a specific use within Classes A2 or A3, or for a specific leisure, social or cultural use, or may impose conditions to control the use of the premises where planning permission would otherwise be refused.

Small Village Centres

13.78 The following centres are defined in the retail hierarchy as Small Village Centres - Woolmer Green, Oaklands and Mardley Heath and Digswell. These have a limited number of local shops and services. However, like the Large Village Centres they are important in serving the needs of both their surrounding urban and rural communities. Therefore, the Council wishes to protect these facilities, and, given the already limited provision of local shops and services in these locations, does not consider that further loss of local shops and services should be permitted.

Policy TCR27 - Small Village Centres

In the Small Village Centres of Woolmer Green, Oaklands and Mardley Heath and Digswell, changes of use from Class A1 Retail to Class A2 or A3 uses will not be permitted unless all the following criteria are met:

  1. The loss of the retail shop would not seriously diminish the provision of local shopping facilities;

  2. The proposed use would add to the vitality and viability of the parade;

  3. It can be demonstrated that the unit has remained vacant for over a year and documentary evidence has been provided that all reasonable attempts to sell or let the premises for its existing use have failed and/or the presence of long-term vacant units in the parade indicates a lack of demand for retail use;

  4. The proposal would provide adequate highway access and servicing arrangements and would not be detrimental to highway safety.

Other non-retail uses may be allowed, subject to the above criteria, where it can be demonstrated it would address a particular local need.

Individual Shops

13.79 The change of use of individual shops, not located in a parade, to non-retail use, will only be permitted where suitable alternative shopping facilities are available in the immediate locality.

Policy TCR28 - Loss of Individual Local Shops

The loss of individual local shops in Class A1 Retail use will not be permitted unless all the following criteria are met:

  1. There is another shop of a similar use available for customers within a convenient walking distance; and

  2. The alternative use would complement the character and function of the area.

In the absence of such an alternative, the Council may permit a change of use to non-retail provided that it can be demonstrated that the unit has remained vacant for over a year and documentary evidence has been provided that all reasonable attempts to sell or let the premises for continued use as a shop have failed.

Markets

13.80 Markets are a popular form of retailing and there are two represented in the district - the twice-weekly general market and the monthly Farmers' and Craft Market, both held in Hatfield Town Centre. The Farmers' Market has been a great success since its launch in September 1999. It has brought people into Hatfield who would not otherwise shop there and has also reintroduced local people to the town centre. It has assisted small businesses as well as town centre regeneration.

13.81 Whilst markets can be held up to 14 times in any one calendar year, without requiring planning permission, there has been some pressure to allow an additional regular market within the district, which would require planning permission.

13.82 The environmental consequences of markets taking place in unsuitable locations can be harmful, in terms of the impact of traffic generation, parking problems and disturbance to local residents. Moreover, an additional market may harm the existing general market and Farmers' Market held in Hatfield, and thus undermine the vitality and viability of Hatfield Town Centre itself. Therefore, in considering proposals for new markets, the following policy will be applied.

Policy TCR29 - Markets

Planning permission for a market will only be granted where all of the following criteria can be met:

  1. It would not harm the vitality and viability of existing markets and retail centres in the district;

  2. It would not harm the residential amenities of any nearby properties, in terms of noise and disturbance;

  3. The proposal would not be detrimental to highway safety;

  4. It would provide adequate access and parking for market traders.

Car Boot Sales and Other Forms of Temporary Sales

13.83 Car boot sales and other temporary forms of sales can also be held for up to 14 days in any one calendar year, provided that the land in question is not within the curtilage of a building. In many cases, car boot sales offer a valuable form of fund raising for local schools and charities, where from time to time the public can sell surplus second hand items. However, they may sometimes be of a different, more commercial nature, attracting professional traders together with hot food and drink stands. By their very nature, car boot sales attract high levels of car-borne traffic and as a result can cause traffic congestion, high levels of on-street parking, noise and general disturbance to nearby residents. Car boot sales which are located in the Green Belt can have a harmful effect on the landscape and the character of the area.

Policy TCR30 - Car Boot Sales and Other Temporary Sales

Proposals for car boot sales and other forms of temporary sales will only be permitted where the following criteria are met:

  1. The proposal would not have an adverse impact on the local transport infrastructure, due to the level of traffic generation, congestion, on-street parking and unauthorised parking that would result;

  2. The vitality and viability of nearby markets and shopping centres would not be harmed;

  3. The proposal would not harm the residential amenities of any nearby properties;

  4. The proposal would not harm the visual amenity of the area; and

  5. The proposal would not harm the ecology of the site.

Within the Green Belt and on Urban Open Land, as shown on the Proposals Map, planning permission will not be granted for such proposals, unless very special circumstances can be demonstrated that warrant an exception.

Amusement Centres

13.84 Amusement centres and games arcades are a sui generis use and will therefore require planning permission. Depending on the type of facility proposed and the likely customers, amusement centres may cause noise and disturbance, and be of concern because of their impact on the amenity of the local area.

13.85 Planning Policy Guidance Note 6, "Town Centres and Retail Developments" (HMSO, 1996) provides guidance on the planning considerations to be taken into account in determining applications for amusement centres. It states that they are unlikely to be acceptable in primary shopping areas, close to housing, or near schools, churches, hospitals and hotels. In the light of this advice, the Council considers that they are not acceptable in the retail frontages of Welwyn Garden City or Hatfield town centres.

13.86 Amusement centres often generate public concerns regarding possible 'anti-social' behaviour of their customers. Whilst questions of social disorder are matters for the police to deal with, the issue of noise and disturbance that may result is a material consideration in the determination of a planning application for an amusement centre.

13.87 If granting planning permission, the Council will give careful consideration to the nature and extent of any planning conditions that may be needed, in order to mitigate any adverse effects of the proposal. These may include conditions limiting opening hours and conditions to limit noise, for example noise attenuation measures such as insulation, self-closing doors, the enclosure of the front of the premises and the prohibition of external loudspeakers.

Policy TCR31 - Amusement Centres

Amusement centres will not be permitted in the retail frontages in Welwyn Garden City or Hatfield town centres. Elsewhere, proposals for amusement centres will not be permitted where the proposed use would:

  1. Harm the amenities of nearby residential properties, by reason of noise and disturbance; or

  2. Be located near schools, places of worship, hospitals or hotels; or

  3. Harm the established character or the visual amenity of the area.

In all cases, applicants will be required to provide details of any proposed new shopfront with an application for change of use, in order to enable the Council to consider whether noise attenuation measures would be possible, and to assess the impact of the proposal on the character and visual amenity of the area.

Petrol Filling Stations

13.88 Most proposals for new petrol filling stations include the provision of a building for retail sales. These can provide a wide variety of goods, either directly related to the use as a petrol filling station, such as vehicle accessories, or general retail goods, such as groceries and newspapers. In rural areas, some fulfil the function of a local shop, or small supermarket. Whilst the important role of these shops is recognised, they should clearly remain ancillary to the main use as a petrol filling station.

13.89 New foodstores, small supermarket or fast-food outlets are sometimes proposed as part of the redevelopment of a petrol filling station. Such developments will only be approved where they would not undermine the shopping role of nearby centres or local village shops. Development that is of a scale that is likely to adversely affect other shopping facilities will not be permitted.

13.90 Petrol filling stations can be visually intrusive because of their dominant canopies and tendency to brash, corporate advertising. Care must therefore be taken in their design, in order to avoid them appearing visually intrusive in the street scene and harming the established character of the area.

13.91 Considerations of traffic safety are fundamental for a use that generates a very large number of vehicle movements. One problem that can arise is that of vehicles obstructing the highway while waiting to be served, which may occur at peak times.

13.92 Petrol filling stations can cause harm to the amenities of nearby residents by reason of noise and disturbance. The Council will therefore impose planning conditions to control the hours of opening, when this is necessary to protect residential amenity.

Policy TCR32 - Petrol Filling Stations

Planning permission will only be granted for new petrol filling stations or extensions to existing petrol filling stations where all the following criteria are met:

  1. The proposal would not harm the residential amenities of nearby properties;

  2. It would provide adequate servicing and access arrangements and would not be detrimental to highway safety;

  3. It would not appear visually intrusive in the street scene nor harm the established character of the area;

  4. Any retailing element would be ancillary to the main use as a petrol filling station and would not harm the vitality and viability of any nearby shopping centres.

Shop Design - Advertisements, Shopfronts and Accessibility.

13.93 The Council wishes to promote good quality design in new shopfronts, including easy and dignified access for the disabled and mobility impaired. Proposals for advertisements and new shopfronts must therefore comply with the Supplementary Design Guidance.

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