planning and retail statement

Transcription

DIXONS RETAIL PLC
UNITS 4A AND 4B
COUNTY OAK RETAIL PARK,
CRAWLEY RH11 7XN
PLANNING AND RETAIL
STATEMENT
MARCH 2012
Clarges House
6-12 Clarges Street
London W1J 8HB
Tel-020 7493 4002
Fax-020 7312 7548
UNITS 3B AND 3C, COUNTY OAK RETAIL PARK, CRAWLEY
PLANNING AND RETAIL STATEMENT
CONTENTS
Section
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
Introduction
Application Site and Planning History
Proposed Development and Store Format
Planning Policy Considerations
Sequential Site Assessment
Impact Assessment
Other Material Considerations
Other Policy Considerations
Summary and Conclusions
1
2
3
4
5
APPENDICES
Photographs of Croydon Interior
Estimated Store Catchment Area
Retailer Requirements
Impact on Turnover of Town Centres
Electronic Retailers in Surrounding Town Centres
Page No.
1
2
5
9
20
34
46
47
48
1
1.0
INTRODUCTION
1.1
This Planning and Retail Statement has been prepared on behalf of Dixons Retail plc
“Dixons” to accompany an application for the installation of a 1,436 sq m mezzanine
and external alterations in the existing retail buildings currently separately occupied
by Currys and PC World at Units 4A and 4B, County Oak Retail Park, London Road,
Crawley, RH11 7XN.
1.2
The purpose of the mezzanine installation and amalgamation of the currently
separate space is to allow the unit to accommodate Dixons ‘Megastore’ concept,
which sells a wider range of electrical goods, white goods and computer equipment
and provides enhanced customer services than those found in the smaller Currys and
PC World formats
1.3
Dixons is the largest specialist electrical retailer within the UK and Europe. It
operates Currys, PC World and Currys Digital in the UK market and is generally
regarded as one of the market leaders in its field with over 550 stores nationwide.
Dixons has launched an extensive programme of refurbishment which focuses on the
introduction of a new Megastore concept in a number of key locations across the UK.
1.4
37 Megastores have already opened in locations such as Guildford, Croydon and
Leicester. Crawley has been identified as a key location within the Dixons portfolio
for a Megastore concept. The installation of the mezzanine is needed to allow the
Megastore concept to operate in this location.
1.5
The primary purpose of the new format, with the additional floorspace, is to increase
the depth of the range of goods sold within each product category, for example, by
displaying (and storing) each model of television sold by a given manufacturer to
enhance consumer choice and give confidence to its customers in making a
purchase, thus reducing the need to make additional journeys.
1.6
Simultaneously, the Megastore concept aims to substantially increase the amount of
display space within the store to allow customers to view and appreciate the
individual models within all product classes for sale. This is combined with larger
customer service areas (providing technical advice and after sales service) and
interactive ‘play areas’ where customers can handle the goods prior to purchase.
1.7
Section 2.0 of this report describes the application site and relevant planning history.
Section 3.0 describes the proposals and explains the Megastore concept in detail
which is material to the determination of this application. Section 4.0 sets out the
planning policy relevant to the application. Section 5.0 addresses the requirements
of the sequential approach and Section 6.0 assesses the impact of the proposed
development in accordance with PPS4. Section 7.0 considers other material
considerations and Section 8.0 looks at other planning considerations. Section 9.0
contains concluding remarks.
2.0
2
APPLICATION SITE AND PLANNING HISTORY
Site Description
2.1
2.2
The units are located in the purpose built County Oak Retail Park, which was granted
planning permission in 1987 and consists of some ten units. Other occupiers on the
park include:

Halfords;

Staples;

Harveys The Furniture Store;

Argos;

Hobbycraft;

Next;

Paul Simon Curtains Superstore; and

Comet.
A number of the units have existing mezzanine floorspace in place for retail use,
including:

Halfords;

Harveys the Furniture Store;

Hobbycraft;

Next; and

Paul Simon Curtains Superstore.
2.3
The joint access point to the retail park site is via County Oak Way to the north east.
The car parking for the retail park, comprised of approximately 524 spaces, is located
directly to the east of the unit in question, and is overlooked by all of the units.
2.4
All of the retail units are serviced from the rear and accessed from Metcalf Way and
County Oak Way.
2.5
County Oak Way borders the site to the immediate north and north east. Also located
on the eastern side of County Oak Way are further units, currently occupied by Kwik
Fit automotive specialists.
2.6
To the east of the site, and bordering its south east corner, the A23 London Road
runs north-south, forming a major transport route within the area. On the eastern side
of the A23, light industrial land use dominates.
2.7
To the immediate north and west of the site lie further light industrial, retail and
warehousing areas.
2.8
The site is bordered to the south and south west by Metcalf Way. Further south, land
is largely dominant by extensive housing development.
3
2.9
The site is located approximately 2 miles from Crawley town centre and thus is
considered an ‘out of centre’ location in accordance with planning guidance set out in
Planning Policy Statement 4 (discussed in greater detail in Section 4.0).
2.10
The site is well served by public transport, specifically bus routes 4 and 5 which run
approximately every 30 minutes.
Planning History
2.11
Planning permission was granted in 1987 under reference CR/588/86 for:
“Outline application for the erection of non-food retail warehousing (13,850 sq
m) at front portion of land known as County Oak, London Road, Crawley”
2.12
Condition 12 attached to the consent states that:
“Notwithstanding the provisions of the Town and Country Planning General
Development Orders 1977 to 1985, the building shall not be extended or
altered in any way unless permission is granted by the Local Planning
Authority on an application in that behalf.”
2.13
The reason for this condition is stated as:
“A more intensive use of the site would be likely to cause congestion on
adjacent roads through overflow vehicle parking and / or cause harmful
environmental effects.”
2.14
Condition 14 attached to the consent states that:
“the premises shall not be used for the sale of food other than confectionary.”
2.15
The reason for this condition is stated as:
“To prevent a harmful diversion of trade from established centres contrary to
the policies of the Structure plan and the (proposed) First Alterations thereto.”
2.16
Planning permission (CR/96/0654/FUL) was granted in February 1997 for:
“Erection of extension to 1 retail unit and alterations of mansard to form
shopfronts.”
2.17
Further details of the approved extension and alterations are provided within the
accompanying officer’s report, which states:
4
“The site comprises the vacant former Texas DIY retail warehouse and
neighbouring Currys. It is within the County Oak Retail Park situated on
London Road 1-2 kilometres north of the town centre. The retail floorspace
(gross) comprises a total 13,850 square metres of which the site premises
constitute 4,821 square metres. This includes an open area forming garden
centre sales display area of 893 square metres. There is a canopy above
this area linking the former Texas unit to the neighbouring block occupied by
Harveys.”
2.18
Furthermore:
“The proposal involves enclosing the existing garden centre sale area with a
building envelope. This area forms part of the vacant former Texas DIY site.
Allied to this extension internal alterations will be carried out to subdivide the
existing vacant unit to create two similar retail units to be occupied by PC
World and Currys. This will involve the existing Currys unit which will be
extended into the former Texas site by altering internal partitioning. Currys
will be relocated to occupy the garden centre area and part of the vacant
former Texas unit, and PC World will occupy the floorspace currently used by
Currys. In essence this does not involve an increase in retail floorspace but
merely the enclosure of an existing area devoted to retail sales of garden
centre goods.’
2.19
Condition 3 attached to this consent states that:
“Notwithstanding the provisions of the Town and Country Planning General
Permitted Development Order 1995 as amended, the building shall not be
extended or altered in any way unless permission is granted by the Local
Planning Authority on an application in that behalf.”
2.20
The reason for this condition is given as:
“A more intensive use of the site would be likely to cause congestion on
adjacent roads through overflow vehicle parking and / or cause harmful
environmental effects.”
5
3.0
PROPOSED DEVELOPMENT AND STORE FORMAT
3.1
The application is for the installation of a mezzanine of 1,436 sq m gross. This
section explains the requirement of the mezzanine to enable implementation of
Dixons new Megastore concept. Delivery of this concept and the benefits that will
arise from this is an integral part of the justification for this application.
The Store Format
3.2
With new Megastores having been opened in the likes of Leicester, Guildford and
Croydon this allows this planning application to be supported by accurate details
concerning the new offer of the Megastore concept. One of the main strengths of the
planning case for the mezzanine is the specific format that the new store offers and
how it differs from the existing offer of other store types within the Dixons group. This
is explained below.
3.3
The full range of goods sold within a Megastore comprises ‘white goods’ (washing
machines, refrigerators, dishwashers, cookers, tumble dryers and washing
machines), televisions, stereos/hi-fis, computers and computer peripherals and
cameras. The proposed mezzanine will be occupied almost entirely by the display of
‘white goods’, which necessarily require a large display space. Other goods will be
displayed on the ground floor.
3.4
The background to the introduction of the Megastore trading concept provides a
response to changing consumer shopping requirements and expectations. The more
traditional style display of many electrical items behind locked glass cabinets is no
longer an accepted retailing approach. Instead, there is a greater desire for
consumers to interact with the products and the Megastore concept allows customers
the opportunity to handle and operate display products. As such customers can
appreciate how the item(s) will be beneficial and thus suit their requirements and
lifestyle. Providing excellent service from a well-trained group of employees is a
further essential component of the Megastore format. This changing consumer
approach is relevant to a number of electrical purchases such as computers,
televisions and digital cameras, all of which are offered in the Megastore concept in
tandem with domestic white goods (large electrical home appliances).
3.5
This raises an important point in planning terms relating to the primary purpose of the
floorspace. This is not only to significantly increase the range of choice within each
product category but also to significantly enhance the overall shopping experience.
An improvement to the customer experience would be achieved by altering the means
of display and format of the sales area within the unit by allowing a far greater amount
of circulation space between the product ranges and more efficient storage within
customer display fixtures. Fuller product ranges within brands will be offered,
improving customer choice. Interactive “play tables” will allow shoppers to pick up and
test a wide variety of products prior to purchase, including a number of premium
brands. The objective is that the customer can have confidence that in one trip, a visit
to the Megastore will enable their needs to be met.
transport patterns.
6
This promotes sustainable
3.6
Customer confidence will also be strengthened through the provision of significantly
enhanced customer service facilities including a front of store customer service area,
collect at store area and technical advice via a KNOWHOW area providing after sales
advice, a repair area and the opportunity for customers to leave the store with any
products enabled and ready to use immediately at home.
3.7
In light of the above, it is possible to identify three specific areas the Megastore
shopping experience will address, being people, store format/environment and
product range.
People:

More discerning recruitment

Total focus on the customer, insistence on high standards

Significant investment in training

More comprehensive product knowledge

Significant change in reward programme

Clear career progression, structure and opportunities for staff
Store Format/Environment:

Enhanced customer circulation space

Increased customer service and advice areas

Simplified and straightened layouts (clear sight lines, less clutter)

Easy product and brand-led navigation

Less visual clutter, but higher product density

Clear branded areas to assist customer movement

More interactive features

Clearer signage and better navigation

Dedicated supplier areas to feature products such as televisions
Range:
3.8

Wider product ranges

More choice of top end products

Large TV, White Goods and Computing uplift

Focus on stock management
The Megastore concept provides a significant improvement to the shopping
environment for customers. There is a clear enhancement to the range of goods in
each of the product categories combined with an enhanced employee training
programme. Furthermore, the customer service element of the business is growing
7
as the product ranges become more complex in terms of their function and ability to
be linked together. Customers often desire help and support when purchasing their
products at the point of sale and when they return home. The Megastore concept
enables this by providing better advice from increased numbers of employees
together with enhanced customer support areas within the stores to for example allow
a customer to take a product home fully set up and ready to use. Appendix 1
provides photos of the Croydon Megastore interior of the store to illustrate the new
floor layouts.
3.9
The central concept underpinning the Megastore concept is the fact that all of the
services, facilities and brands listed above are available under one roof.
3.10
In summary, the Dixons business model and corporate objectives are important
matters in addressing technical planning matters including the sequential approach
and assessment of impact on existing centres. Particular and specific benefits arising
from the Megastore concept are considered in detail in the appropriate sections of this
report that follow.
Crawley Store Proposals
3.11
There are currently two separate units operated by Dixons on the County Oak Retail
Park (Currys and PC World). There is currently a storage and sales mezzanine in the
Currys unit and a storage mezzanine within the PC World unit.
3.12
External alterations are proposed together with the insertion of the mezzanine. This
would include the introduction of an additional emergency door and fire escape
staircase to the rear to ensure that the building complies with building regulations.
3.13
In addition amendments are proposed to the front elevation of the unit, following the
amalgamation of the two units it is proposed that one of the existing entrance features
is removed in order to become the exit. The remaining entrance feature will remain
as the main entry point for the combined unit and would be constructed in accordance
with the style of more recently constructed store entrance features elsewhere on the
park.
3.14
Table 3.1 (below) provides details of the existing and proposed floorspace.
8
Table 3.1: Existing and proposed floorspace
Existing
sq m
GROUND FLOOR AREA:
Sales
Storage
Proposed
sq m
Net change
(%)
2,547
813
2,313
1,047
-9.2
28.8
433
595
1,483
981
242.5
64.9
TOTAL FLOOR AREA:
Sales
Storage
2,980
1,408
3,796
2,028
27.4
44.0
TOTAL
4,388
5,824
32.7
MEZZANINE FLOOR AREA:
Sales
Storage
4.0
9
PLANNING POLICY CONSIDERATIONS
Introduction
4.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 provides that:
“If regard is to be had to the development plan for the purpose of any
determination to be made under the planning Acts the determination must be
made in accordance with the plan unless material considerations indicate
otherwise.”
4.2
Within this section we clarify the relevant planning policies and other material
considerations against which the proposed development should be considered.
Statutory Development Plan
4.3
For areas in England outside of London, the Act provides that the development plan
comprises:
(a)
(b)
the regional spatial strategy for the region in which the area is
situated; and
the development plan documents (taken as a whole) which have
been adopted or approved in relation to that area.
4.4
Although the Coalition Government has signalled its intention to revoke regional
spatial strategies, at the time of writing this Statement they are still in force. In this
case, The South East Plan is the regional spatial strategy.
4.5
The Statutory Development Plan therefore comprises the following:

The South East Plan (2009)

Crawley Borough Council Core Strategy (2007)

Crawley Borough Council Local Plan (2000) as saved by the Secretary of State
Regional Planning Policy
The South East Plan – Regional Spatial Strategy for the South East (RSS) (May
2009)
4.6
The RSS recognises town centres as a vital element of the regional economy
providing for a mixture of uses including residential, business accommodation,
service provision, retail, leisure and tourism. The RSS also recognises that the South
East has a complex pattern of town centres and the relationships between centres
vary throughout the South East and into adjoining regions.
4.7
The most significant growth is expected in the Primary Regional Centres, particularly
the Centres for Significant Change, the policies aim to distribute growth to middle and
10
lower order centres to cerate a balanced network of centres not overly dominated by
the largest centres.
4.8
Crawley is identified as a Primary Regional Centre and a Centre for Significant
Change under Policy TC1 (Strategic Network of Town Centres). The policy states
that the network of centres identified will be the focus for town centre uses set out in
PPS6. Local Planning Authorities are requested to carry out regular assessments of
town centres in the network.
4.9
The network of centres has been developed through the use of a ranking system
considering a range of indicators covering both retail and non-retail uses. Work
undertaken to support the preparation of the RSS showed substantial growth in
residual expenditure for new comparison floorspace to 2026.
4.10
Policy TC2 (New Development and Redevelopment in Town Centres) states that
Local Planning Authorities should carry out further work to assess the need for further
floorspace in town centres and set out a vision and strategy for the network and
hierarchy of centres within their area. The Policy recognises the role that the Centres
for Significant Change will have:
“The Centres for Significant Change, indicated with an asterisk in Policy TC1
are expected to undergo the most significant change across the range of
town centre uses during the plan period and proactive, integrated strategies
for their development will be particularly important. All of the Centres for
Significant Change are identified as Regional Hubs. These town centres will
be the focus for significant growth, along with areas where there are
particular regeneration needs or a specific growth area focus. Major retail
developments, and other town centres uses of a large scale, should be
located in these Centres for Significant Change.”
4.11
Policy TC2 additionally goes on to state that:
“Plans and strategies prepared by local authorities and other stakeholders
should have regard to the following:
i.
the need to support the function and viability of pre-eminent town
centres to accommodate change and growth within each subregional strategy area
ii.
the need to asses the capacity to accommodate change and growth
in such areas
iii.
the need to respect the historic character, environment and cultural
value of existing town centres
iv.
the need to ensure safe, secure and attractive environments for
people to live, shop and work
v.
the need to promote new investment of an appropriate scale, in
particular in vulnerable centres in need of regeneration
vi.
11
the need to support sustainability objectives, including the role of
regional hubs, taking account of the impact on traffic and the need to
minimise reliance on the car / lorry and promote public transport
accessibility
the potential impact on the vitality and viability of town centres.”
vii.
4.12
Crawley is identified as being within the Gatwick Sub-Regional Strategy Area. The
stated aim for the sub-region is to maximise the potential for sustainable economic
growth in the sub-region while maintaining and enhancing its character,
distinctiveness, sense of place and important features.
4.13
Overall the RSS provides broad strategic policy advice in line with PPS6 (now
superseded) in connection to retail development. No specific advice is provided with
regard to the consideration of proposed retail development in an out-of-centre
location.
4.14
This document identifies a hierarchy for regional growth identifying centres for
significant change, primary regional centres and secondary regional centres. Further
work will be required across the region to assess need for additional floorspace within
the region.
Local Planning Policy
Crawley Borough Council Core Strategy (2007)
4.15
The site is identified as lying within a main employment area (Manor Royal) Policy
E3 which relates to the protection and management of employment floorspace states
that:
“All employment sites, particularly within the Main Employment Areas will be
protected unless it can be demonstrated that:

the site is shown to be no longer suitable for employment purposes
because of its location; or

the site is shown to be no longer suitable because of its impact on
the local amenity and environment; or

the loss of a minor proportion of existing floorspace would lead to the
refurbishment or upgrade of floorspace on the greater part of the site;
or

the loss of employment floorspace would result in significant
regeneration, or social or environment benefits for the wider area; or

the area, site or premises has been marketed for 18 months
(minimum) at a reasonable price or rent with appropriate conditions
for firstly, purely employment use, then secondly, mixed use of
alternative employment creating uses; or

the site is within an area identified for an alternative form of
development in the Core Strategy.”
4.16
12
Policy TC4 relates to retail development outside the Main Shopping Area and states
that:
“Retail development outside the Main Shopping Area, which is not identified
in Policy TC2 will not be permitted unless:
4.17

There is an identified quantitative and qualitative need for further
retail development which cannot be met on more central Town
Centre sites after the application of the Sequential Approach; and

The impact of the development will not undermine the vitality and
viability of the Town Centre or neighbourhood centres.”
Policy MC1 relates to the development and intensification of sites within Manor Royal
and County Oak and states that:
“The Council will seek to ensure that proposals for the redevelopment and
intensification of sites within Manor Royal and County Oak:
4.18
4.19

Provide high quality accommodation aimed at attracting high quality,
diverse and complementary employment, and/or provide for a range
of facilities which support the main employment uses;

contribute to improving environmental quality;

make the most efficient use of land and incorporate high quality
design and sustainable development methods;

demonstrate appropriate methods
sustainable methods of transport.”
of
access
and
integrates
Policy T1 concerns the transport implications of development and states that the
Council will seek to ensure a more comprehensive and sustainable integration
between the local transport infrastructure and changing transport needs of the
developing town. Importance will be placed on (amongst others):

“concentrating development in locations where sustainable travel
patterns can be achieved through use of existing transport network or
timely improved to it; and

Locating more intensive, higher density developments at nodal points
along the developing main public transport and cycling / footpath
networks.”
Policy EN5 addresses the design of new development and states that all new
development should be based on a thorough understanding of the context,
significance and distinctiveness of the site and surroundings.
13
Saved Policies of the Crawley Borough Council Local Plan (2000)
4.20
Policy GD1 sets out the normal requirements for all development and requires
development to be of a satisfactory design and layout. Policy GD2 relates to
development and its setting and requires development to relate sympathetically to its
surroundings and respect the character, quality and special features of its setting.
Other Material Considerations
4.21
National planning policy, as prepared by the Government, is a ‘material consideration’
in the determination of planning applications.
4.22
National planning policy relevant to retail development is contained in PPS4 Planning for Sustainable Economic Growth (December 2009). Where national
planning policy has been published following the adoption of local development
documents and the policies pull in different directions or the more recent national
policy renders adopted local planning policy out-of-date, it is conventional that it is the
more recent national policy that prevails.
Planning Policy Statement 1 – Delivering Sustainable Development (2005)
4.23
This is the overarching policy guidance which is aimed at facilitating sustainable
patterns of development, whilst recognising the importance of the plan led system.
Planning Policy Statement 4 – Planning for Sustainable Economic Growth (29
December 2009)
4.24
PPS4, which was published on 29 December 2009, replaced PPS6 – Planning for
Town Centres (2005). It also, in part, replaced PPG13 – Transport (2001).
Retail-related Policies
4.25
Policy EC17 of PPS4 sets out the considerations to be taken into account when
considering planning applications for main town centre uses (which includes retail) on
sites that are not in a centre and not in accordance with an up-to-date development
plan. At paragraphs EC17.1 and EC17.2, it states that:
“Planning applications for main town centre uses that are not in an existing
centre and not in accordance with an up to date development plan should be
refused planning permission where:
a.
the applicant has not demonstrated compliance
requirements the sequential approach (policy EC15); or
with
the
b.
there is clear evidence that the proposal is likely to lead to significant
adverse impacts in terms of any one of impacts set out in policies
14
EC10.2 and 16.1 (the impact assessment), taking account of the
likely cumulative effect of recent permissions, developments under
construction and completed developments.
“Where no significant adverse impacts have been identified under policies
EC10.2 and 16.1, planning applications should be determined by taking
account of:
a.
the positive and negative impacts of the proposal in terms of policies
EC10.2 and 16.1 and any other material considerations; and
b.
the likely cumulative effect of recent permissions, developments
under construction and completed developments.”
Planning Policy Guidance 13 – Transport (2001)
4.26
The main objectives of PPG13 are to promote more sustainable modes of transport,
promote accessibility to employment opportunities, retail outlets, services and leisure
facilities and to reduce the need to travel, with particular reference to the private car.
The Transport Statement submitted in support of this application considers the
proposed development against the policies of PPG13.
Draft National Planning Policy Framework (July 2011)
4.27
The Government published the Draft NPPF for consultation in July 2011. It is
envisaged that once adopted this document will superseded Planning Policy
Guidance and Planning Police Statements.
4.28
The Draft NPPF states that planning policies should be positive, promote competitive
town centre environments and set out policies for the management and growth of
centres over the plan period. Specifically Local Planning Authorities should
(paragraph 76):

recognise town centres are the heart of their communitities and pursue
policies to support the viability and vitality of town centres;

define a network (the pattern of provision of centres) and hierarchy (the role
and relationship of centres in the network) of centres that is resilient to
anticipated future economic changes;

define the extent of the town centre and the primary shopping area, based on
a clear definition of primary and secondary frontages in designated centres,
and set policies that make clear which uses will be permitted in such
locations;
15

recognise that residential development can play an important role in ensuring
the vitality of centres and set out policies to encourage residential
development on appropriate sites;

allocate a range of suitable sites to meet the scale and type of retail, leisure,
commercial, community services and residential development needed in town
centres. It is important that retail and leisure needs are met in full and are not
compromised by limited site availability. Local Planning Authorities should
therefore undertake an assessment of the need to expand town centres to
ensure a sufficient supply of suitable sites;

allocate appropriate edge of centre sites where suitable and viable town
centre sites are not available, and if sufficient edge of centre sites cannot be
identified, set policies for meeting the identified requirements in other
accessible locations; and

set policies for the consideration of retail and leisure proposals which cannot
be accommodated in or adjacent to town centres.
4.29
Local Planning Authorities are required to apply a sequential approach to planning
applications for retail and leisure uses that are not in an existing centre and not in
accordance with an up to date Local Plan (paragraph 77). Potential sites should be
assessed for their availability, suitability and viability and for their ability to meet the
full extent of assessed quantitative and qualitative need (paragraph 78).
4.30
Paragraph 80 of the Draft NPPF sets out that planning policies and decisions should
assess the impact of retail and leisure proposals including:

the impact of the proposal on existing, committed and planned public and
private investment in a centre or centres in the catchment area of the
proposal; and

the impact of the proposal on town centre vitality and viability, including local
consumer choice and trade in the town centre and wider area, up to ten years
from the time the application is made.
Crawley Retail Capacity and Impact Study, DTZ, December 2010
4.31
The Retail Capacity and Impact Study (RCIS) makes use of the RECAP model to
forecast expenditure based capacity for additional retail floorspace. The RCIS makes
use of a 12 zone catchment area based on postcodes. A household survey was
undertaken across this area.
4.32
The RCIS considers two scenarios, scenario 1 is the baselines scenario and does not
assume any change to market share over the study period. Scenario 2 assumes an
increase in market share arising from major new comparison goods floorspace in
16
Crawley opening in 2016. DTZ belief that if a major new town centre scheme is
developed in Crawley then scenario 2 is more likely.
4.33
The following capacity for comparison goods floorspace is identified:
Table 4.1 – Summary of Comparison Goods Capacity Forecasts (sq m net)
Scenario / Location
2016
2021
2026
Scenario 1
Crawley Town Centre
16,200
26,450
37,750
2,900
8,100
13,800
Crawley Town Centre
36,700
49,700
64,000
Non-central stores in Crawley
-2,100
2,500
7,550
Non-central stores in Crawley
Scenario 2
Source: Table 4.2 Crawley Retail Capacity and Impact Study, DTZ (2010)
4.34
The supporting commentary in relation to the identification of capacity for additional
non-central comparison goods floorspace states that:
“With no change in the market shares indicated by the corrected results of the
household interview survey, Table 4.2 shows that there would be modest
capacity for additional comparison goods floorspace in non-central locations
in 2016, of about 2,900 sq m net. Thereafter, capacity of about 8,100 sq ,
met should arise by 2021, increasing to about 13,800 sq m net by 2026, if
forecast trends occur. This is on the assumption that such new floorspace is
provided in retail warehouse format, trading at typical retail warehouse sales
densities. However, if in accordance with the sequential approach of PPS4 it
was provided in or on the edge of the town centre, in town centre format
shops and stores or in superstores, both of which typically trade at much
higher sales densities than retail warehouses, the capacity would be
substantially reduced from that indicated in Table 4.2.” (Paragraph 4.23)
4.35
In relation to scenario 2 the RCIS states that:
“In Scenario 2, we have allowed for the likely impact on comparison goods
sales in the non-central stores from the potential major new comparison
goods retail development in the town centre. We estimate that the impact
would reduce the market share of the non-central stores as a group from
5.5% of total catchment area comparison goods expenditure, to about 4.8%.
Table 4.2 shows that on this basis, there would be an over-supply of noncentral comparison goods floorspace in retail warehouses and superstores of
about 2,100 sq m net in 2016. This would have been eliminated by 2021,
resulting in forecast capacity at that date of 2,500 sq m net, rising to about
7,550 sq m net by 2026. Again, this is on the assumption that it is developed
in retail warehouse format. If developed in town centre format shops and
stores, in superstores, or in some other higher sales density format, the
forecast capacity would be commensurately reduced.” (Paragraph 4.24)
4.36
17
The RCIS considers the retail impact of major town centre development which would
comprise:
“36,700 sq m net in 2016, rising to 49,700 sq m net by 2021 and further to
64,000 sq m net by 2026. In practice it is more likely that a development of
about 50,000 sq m net would not open before about 2028. If so, there would
be no impact in 2016, about the same impact as forecast in 2021, and slightly
lower impacts in 2026.” (Paragraph 5.1)
4.37
4.38
In assessing the vitality and viability of Crawley Town Centre the RCIS Crawley town
centre was a vital and viable centres, in terms of PPS4:

“It has a good range of shops and services for a town of its size.

Household interview survey data shows that it attracts expenditure from a
wider area, particularly on comparison goods.

Whilst there are a number of vacant shops, these are mainly below the
average size of shops in the town centre, and located mainly in the more
secondary shopping areas.

Shop vacancy in the primary retail area is low, and shops and stores in
this area which become available have tended to quickly attract tenants.
In any event an element of vacancy in the primary shopping area is
considered a positive as this provides opportunities for new retailers to
locate to the centre and supports an element of positive churn.

The town centre has a good quality and accessible shopping
environment, which mean that it attracts many visitors from a wider
shopping area, although we consider there is room for improvement.”
(Paragraph 2.57)
A summary of retailer demand in Crawley is included within the RCIS illustrating that
there is a reasonably healthy level of demand in Crawley stating that:
“We consider this to indicate a health demand in the current economic
conditions. Indeed, many retailers will not register an interest on the Focus
database, particularly in circumstances where they know that no substantial
opportunities exist for new stores coming forward in the short term, as is the
case in Crawley Town Centre in light of current uncertainty regarding Town
Centre North. Given the apparent level of demand for shop floorspace at
present, we would expect that once economic conditions improve, interest
from comparison goods retailers and service businesses in opening shops
and stores in Crawley will increase. The evidence of retailer demand
therefore generally supports our short to medium term retail capacity
18
forecasts set out in Section 4, and confirms that there will likely be an
increasing need for more shops and stores in the town in the short to medium
term.
Assuming the advancement of a major retail-led town centre scheme we
would expect interest and demand for floorspace in Crawley to substantially
increase across all retail, leisure and service related uses, particularly if such
a scheme was designed as a ‘step-change’ scheme and was anchored by a
new department store.” (Paragraphs 6.13 – 6.14).
4.39
In concluding on the future of Crawley the RCIS notes that:
“Our forecasts show a growing, and eventually substantial, expenditure
capacity for new comparison goods shop floorspace in Crawley Town Centre.
This would be sufficient to support a major retail led missed use town centre
scheme over the period 2016 to 2026. Such a scheme would be of a scale
and quality capable of delivering a ‘step change’ in the town centre’s retail
offer, which would permanently elevate Crawley’s status as a shopping
centre in the sub-region” (Paragraph 9.4)
4.40
In terms of the capacity to support additional non-central retail floorspace within the
borough the RCIS concludes that:
“Assuming a new major retail-led scheme is delivered in Crawley Town
Centre between 2016 and 2021 (i.e. Scenario 2), our forecasts identify likely
impacts on comparison goods sales in the non-central stores within the
Borough. We estimate that a new step change town centre development
would reduce the market share of the non-central stores as a group from
5.5% of total catchment area comparison goods expenditure, to about 4.8%.
This translates into an over-supply of non-central comparison goods
floorspace in retail warehouses and superstores in 2016, which would be
eliminated by 2021, returning to a positive capacity at that date and rising
further to 2026. Under the sequential approach, any such capacity should
actually be located in or on the edge of the town centre, in town centre format
shops and stores rather than in low density retail warehouses, if suitable sites
can be found in these higher priority locations.” (Paragraph 9.6).
4.41
The RCIS concludes by noting that the retail capacity forecasts cover the period to
2026 and recommend that the conclusions of the assessment are reviewed before
2016.
Core Strategy Review
4.42
The Council is currently consulting on the Issues and Options of the Core Strategy
which will provide the Core Strategy for Crawley to 2029.
19
Summary
4.43
As set out in the introduction to this section, the primary consideration in the
determination of a planning application is the statutory Development Plan. Where
national policy is published following the adoption of a Development Plan it is
conventional that the application is determined in accordance with the most up to
date published national guidance.
4.44
PPS4 can also be held to carry considerable weight as a material consideration in the
determination of this application. Having regard to the relevant policy and other
material considerations the sequence of policy tests that need to be considered are:
1.
2.
3.
4.
4.45
Sequential approach to site selection;
PPS4 impact assessment;
The balance of positive and negative impacts having regard to other material
considerations; and
The likely cumulative impact of recent permissions, developments under
We consider these in the following sections.
20
5.0
SEQUENTIAL SITE ASSESSMENT
5.1
Both development plan policy and PPS4 advocate that a sequential approach to site
selection be adopted for planning applications for new retail floorspace in an out-ofcentre location. This involves examining whether there are any sites within the area
that the development seeks to serve that are suitable, available and viable for the
proposed development, as set out at Policy EC15.1.a of PPS4.
5.2
As set out in Section 2.0 of this report, the application site is located in an out-ofcentre location, therefore this assessment firstly considers sites within centres and in
edge-of-centre locations. The PPS4 Practice Guidance Note identifies that where
locations in existing centres or edge-of-centre locations are not available out-ofcentre sites well served by a choice of means of transport, which are close to a centre
and have a higher likelihood of forming links with a centre will be preferred.
Policy Background
5.3
Policy EC15 of PPS4 (2009) sets out the considerations that should be taken into
account in assessing planning applications for main town centre uses that are not in a
centre and not in accordance with an up-to-date development plan.
5.4
It states that, in considering sequential approach assessments, local planning
authorities should:
a.
ensure that sites are assessed for their availability, suitability and viability;
b.
ensure that all in-centre options have been thoroughly assessed before less
central sites are considered;
c.
ensure that where it has been demonstrated that there are no town centre
sites to accommodate a proposed development, preference is given to edge
of centre locations which are well connected to the centre by means of easy
pedestrian access;
d.
ensure that in considering sites in or on the edge of existing centres,
developers and operators have demonstrated flexibility in terms of:
i.
scale: reducing the floorspace of their development;
ii.
format: more innovative site layouts and store configurations such as
multi-storey development with smaller footprints;
iii.
car parking provision: reduced or reconfigured car parking areas; and
iv.
the scope for disaggregating specific parts of a retail or leisure
development, including those which are part of a group of retail or
21
leisure units, onto separate, sequentially preferable, sites. However,
local planning authorities should not seek arbitrary sub-division of
proposals.
5.5
Policy EC15.2 then notes that flexibility should be adopted in undertaking such an
assessment and that:
“In considering whether flexibility has been demonstrated under policy
EC15.1.d above, local planning authorities should take into account any
genuine difficulties which the applicant can demonstrate are likely to occur in
operating the proposed business model from a sequentially preferable site,
for example where a retailer would be limited to selling a significantly reduced
range of products. However, evidence which claims that the class of goods
proposed to be sold cannot be sold from the town centre should not be
accepted.”
Application of the Sequential Approach
5.6
A practice guide – Practice Guide on Need, Impact and the Sequential Approach –
was published in December 2009 to accompany PPS4. This provides more detail on
undertaking sequential approach assessments.
5.7
There are three main strands to such assessments:
5.8

Identification of an Area of Search;

Flexibility; and then

Suitability, Availability and Viability.
The sequential approach assessment for the proposed development will consider
these three strands in turn.
(a) Identification of an Area of Search
5.9
When considering an area of search for alternative sites, paragraph 6.24 advises
that:
“it will be relevant to consider the scale and form of development proposed.
For example, some proposals will serve a purely localised need (e.g. ‘local’
foodstores) whereas others are likely to serve a materially wider catchment
area. In these instances, it will be relevant to consider whether the proposal
is of an appropriate scale to the location proposed, or whether some of the
need could be better met within an existing ‘higher order’ centre.”
5.10
In undertaking a sequential approach assessment, therefore, it is useful to first:
22
(i) set out the justification for the proposed development.
5.11
The reasoning for the proposed development allows the criteria set out at paragraph
6.22 to be explored, specifically:
(ii) the extent of the catchment area likely to be served by the proposal; and then
(iii) alternative sites in existing centres in the identified catchment area.
(i)
5.12
5.13
Justification for the Proposed Development
The qualitative justification for the proposed development can be summarised as
follows:

The proposals will lead to enhanced customer circulation space;

The proposals will enhance customer service areas;

The store layout will be less cluttered with better sight lines;

The proposals include areas for customers to interact with products;

The proposals will allow wider and deeper product ranges; and

The proposals provide for more efficient storage and stock management.
As set out in Section 3.0, the Megastore format and extended floor area (to allow the
accommodation of a deeper range of goods) is essential to addressing these points.
(ii)
Likely Catchment Area of the Proposed Development
5.14
In defining the likely catchment area of the proposal, we have had regard to the
guidance contained within Appendix D of the Practice Guidance on Need, Impact and
Sequential Approach which accompanied the publication of PPS4. The definition of
the catchment area that the proposal is likely to draw its trade from is also relevant to
the impact assessment under Policy 16.1 of PPS4 which is addressed in Section
6.0.
5.15
Paragraph D.27 of the Practice Guidance states:
“by breaking the anticipated turnover of the proposal into a series of ‘zones’;
from which it is expected to draw its trade it is possible to then make
judgements, based on current shopping patterns within each zone, as to
where the proposals’ turnover is likely to be drawn from.”
5.16
Appendix 2 contains a plan which shows the 12 catchment zones used in the RCIS.
An analysis of the results of the household survey identifies that Crawley and the
County Oak Retail Park are the dominant locations for electrical goods purchases
across zones 1, 2 and 3. Based on existing patterns of trade draw within each zone,
these are the zones from which the additional turnover generated by the mezzanine
is likely to be drawn.
5.17
23
We consider that this is an appropriate catchment area for the scale of development
proposed. As the mezzanine will be inserted into an existing store, information
relating to the existing patterns of trade draw can be obtained from the household
survey.
(iii)
Centres within which Sites should be Sought and Scale
5.18
Crawley is the only identified town centre within the store’s catchment area.
However, due to the nature of the development of Crawley there are a number of
neighbourhood centres which serve the surrounding residential areas.
5.19
It is not considered appropriate to search for site within or on the edge of these
centres as it is not considered that the application proposals would be of an
appropriate scale for these locations. It is unlikely that a Currys Megastore would
relate well to the function and catchment area of these centres which predominantly
serve local needs. The development of a Megastore in such locations would not
therefore be suitable.
(b) Flexibility
5.20
The next consideration is whether the applicant has demonstrated flexibility to enable
the development to be accommodated on a more central site.
5.21
Paragraph 6.28 of the practice guide states that:
“In many cases, adopting an innovative approach and promoting high density
development may be the best means of achieving planning objectives and
maximising development returns. In particular, where it is possible for
retailers to trade satisfactorily and meet their servicing needs through multi
level stores, and / or through shared or multi level car parking and innovative
servicing solutions, this has the potential to reduce the amount of land
needed for new development, thereby reducing development costs.”
5.22
With particular regard to bulky durable goods, paragraph 6.31 notes that:
“The size and bulk of goods sold will also influence the size and type of store
required. This applies particularly to retailers selling bulky durable goods
such as DIY, furniture, carpets and domestic appliances. In many cases,
these forms of development are regarded as complementary to the role of
town centre retailing, and do not generate sufficient sales productivity to trade
in prime town centre locations”
5.23
In summary, therefore, the considerations to be examined in terms of flexibility are:
(i)
the scale and the format of the development;
(ii)
car parking provision; and
(iii)
the scope for disaggregation.
(i)
Scale and the format of the development
24
5.24
As discussed earlier in this report, Dixons is a leading national retailer, operating a
large number of stores of different sizes and functions, in both town centre and out-ofcentre locations.
5.25
The company is flexible and innovative in terms of store format, ranging from the
Currys Digital town centre stores to the new Megastore formats.
5.26
It is important to recognise that the Dixons business supports complementary
investment across the retail hierarchy. This type of complementary investment in
stores of different sizes and formats in more than one location forms a large part of
Dixons’s business model and it is appropriate to apply the sequential approach in this
context.
5.27
As has been explained in Section 3.0, the Megastore format is a specific retail model
which requires a minimum unit size, modern shop floorplate and good visibility around
the store. The sequential assessment therefore focuses on sites of a suitable size to
accommodate both the mezzanine and the ground floorspace. Whilst the current
proposal would result in a floorspace increase of 1,436 sq m (and a total floor space
of 5,824 sq m gross), the minimum unit size that could accommodate the proposed
Megastore would be 2,912 sq m at the ground floor, with the ability to install a full
cover mezzanine. In reality a unit in this configuration with a full cover mezzanine
would be unsuitable, as customers would not be aware that there is an upper sales
floor on entering the store as it would not be visible. Notwithstanding this, for the
sake of completeness and to demonstrate that we have applied the requisite level of
flexibility to the sequential site search, we have considered all units with a ground
area of 1,500 sq m plus the potential for a mezzanine.
5.28
As a corollary of Policy EC14.3 of PPS4, it will not be necessary to consider any
sites or vacant units below 200 sq m in the sequential approach analysis because
any quantum of floorspace beneath that threshold would not be subject to the
sequential approach.
5.29
Consequently, the scope of the sequential site analysis is to ascertain whether there
are any sites or vacant units within or on the edge of the identified centres which are
available, suitable, and viable, for the proposed development. All sites and units
which are not capable of accommodating at least 200 sq m of retail floorspace can
immediately be discounted.
25
5.30
As discussed earlier in this report, Dixons is a leading national retailer, operating a
large number of stores of different sizes and functions, in both town centre and out-ofcentre locations.
5.31
The company is flexible and innovative in terms of store format, ranging from the
Currys Digital town centre stores to the new Megastore concept.
5.32
It is important to recognise that the Dixons business supports complementary
investment across the retail hierarchy and the investment they intend to undertake at
the County Oak Retail Park store is not mutually exclusive, with further investment
committed elsewhere in the catchment. This type of complementary investment in
stores of different sizes and formats in more than one location forms a large part of
the Dixons’s business model and it is appropriate to apply the sequential approach in
this context.
5.33
As has been explained in Section 3.0, the Megastore concept is a specific retail
model which requires a minimum unit size, modern shop floorplate and good visibility
around the store. The sequential assessment therefore focuses on sites of a suitable
size to accommodate both the mezzanine and the ground floorspace.
(ii)
Car Parking Provision
5.34
Adjacent surface level car parking and servicing are essential requirements for a
megastore. In particular, surface level car parking adjacent to the store allows
members of the public to visit the retailer and purchase goods, (in particular bulky
items) and have the option to use their own transport to move them.
5.35
Notwithstanding the above, for the purposes of this assessment, it is assumed that
car parking is not required, in order to demonstrate maximum flexibility.
5.36
In addition to this, it is also a requirement that the unit must be in a prominent
location, ideally immediately adjacent to other large format stores in order to benefit
from linked trips, for example as part of a wider retail park.
(iii)
Scope for Disaggregation
5.37
The main issue to consider in relation to disaggregation is whether the proposed
mezzanine floorspace can be disaggregated.
5.38
As indicated previously, the proposed additional floorspace is sought to
accommodate enhanced customer circulation space and service areas, together with
extending the ranges of goods in each category, throughout the entire store. The
primary aim is not therefore to introduce significant new categories of goods that are
not currently sold within a standard Currys. For these reasons, it is not possible to
disaggregate parts of the proposed new floorspace for the creation of a new store.
The proposed new floorspace cannot be provided within a separate freestanding unit
26
of a similar size to the proposed mezzanine or any smaller unit because this would
constitute an arbitrary sub-division of the Megastore concept. This would be contrary
to PPS4 which states that local authorities should not seek arbitrary sub-division of
individual retailers. This approach would also require Dixons to provide a significantly
reduced range of products within their store, which is again contrary to PPS4. Such
small stores are provided in different locations, primarily town centre locations, but
this is through the Currys Digital store format which is complementary to the
proposed Megastore.
5.39
Any smaller units therefore would simply duplicate the existing range of goods
already available within smaller bulky goods retailers. The breadth and depth of
range of goods that is to be sold in this larger unit can only be met from delivering a
Megastore concept, such as those now located in Croydon, Guildford and Leicester .
5.40
As demonstrated, a significant amount of the additional floorspace is to be used for
the circulation of customers within the store. Again, this element cannot be
disaggregated from the wider proposals.
5.41
Additional customer service facilities, including technical support and assistance
areas are proposed within the extended store. The purpose of this space is to serve
customers in the store and act as facilities to enhance the customer service offer and
provide greater confidence to purchase goods at the first visit. Clearly, the need to
provide this level of service for the store’s customers cannot be met from another
location away from the store.
(c) Suitability, Availability and Viability
5.42
Paragraph 6.37 of the Practice Guidance explains these concepts thus:
(i)
Availability
Whether sites are available now or are likely to become available for
development within a reasonable period of time (determined on the merits of
a particular case, having regard to inter alia, the urgency of the need). Where
sites become available unexpectedly after receipt of an application, the local
planning authority should take this into account in their assessment of the
application.
(ii)
Suitability
With due regard to the requirements to demonstrate flexibility, whether sites
are suitable to accommodate the need or demand which the proposal is
intended to meet.
(iii)
Viability
Consideration should be given as to whether there is a reasonable prospect
that development will occur on the site at a particular point in time. Again the
27
importance of demonstrating the viability of alternatives depends in part on
the nature of the need and the timescale over which it is to be met.
(d)
5.43
5.44
Examination of Sites
Based on the above information we have examined sites from the following sources
against the identified tests:

LDF Allocations;

Vacant Units; and

Other Sites
The above sources have been examined for in-centre sites followed by edge-ofcentre sites.
(i)
In-Centre Sites
LDF Allocations
5.45
Policy TC1 of the adopted Core Strategy allocates the Town Centre North site for
“Town Centre North is identified and allocated for a major mixed-use, retail
led development (in the region of 50,000 sq m net gain of comparison
floorspace) to help Crawley fulfil its role as a primary regional centre,
enhance the retail offer within the sub region, and act as a catalyst for a step
change in the facilities, quality and environment of the whole Town Centre.
The development will need to be carefully integrated with the current centre
and should also include an appropriate range and quantity of high quality
offices (including a new Town Hall), about 800 residential units, and a range
of leisure, community and other uses. The extent of the site is defined on the
Proposals Map.”
5.45
The Council adopted a Supplementary Planning Document relating to Town Centre
North in November 2011. The SPD states at paragraph 6.3 that:
“The new retail floorspace provided within TCN should be of a sufficient scale
and quality to provide the step-change in the quality and range of retail offer
sought by the Core Strategy. Developers of each retail phase will be required
to provide an up-to-date retail impact assessment, demonstrating that the
development:

does not have a significant adverse impact on neighbouring town
centres;

maintains an effective retail circuit across the whole Town Centre, not
just an east – west flow along The Boulevard;

28
is acceptable having regard to the impact on and scope for any
further retail development elsewhere in the Town Centre needed to
maintain a strong retail circuit across the wider Town Centre.”
5.46
The SPD notes that due to the phased nature of the development and the uncertainty
over the timing of each phase the detailed design and layout of TCN will develop over
time.
5.47
The implementation of this development is key to the future retail status of Crawley.
There have been a number of delays associated with the project and the delivery
date is still uncertain. The delivery of this site as part of a wider comprehensive
proposal which has no definite timeline means that the site is not available for
development by an individual retailer.
5.48
This is a key development site for the centre of Crawley and it would be inappropriate
to bring forward the redevelopment of this site in a piecemeal fashion. It is clear the
Council want to deliver a comprehensive form of development on this site.
5.49
The site is therefore not available, viable or suitable for the proposed additional
floorspace that is being sought through the insertion of a mezzanine within an existing
unit.
Town Centre Wide SPD (2009)
5.50
The Town Centre Wide SPD (2009) identifies the following four opportunity areas
located within the main shopping area as defined in the Core Strategy:

Queens Square and Parkside Car Park

Broad Walk, Church Walk, Cross Keys and The Broadway (South)

Crawley Traders Market and land west of Barclays Bank

Station Way and Friary Way
Queens Square and Parkside Car Park
5.51
The vision for this area is:
“an iconic, mixed-use development to act as a landmark and to continue the
revitalisation of Queens Square / Queensway and to create an attractive
edge to the Memorial Gardens.”
5.52
The planning and design principles for this area do not make reference to the creation
of additional retail floorspace but rather relate to an improvement of the existing
floorspace and maximising the use of upper floors.
29
Broad Walk, Church Walk, Cross Keys and The Broadway (South)
5.53
“To retain positive features and character and to revitalise important
pedestrian links and areas between the western and central part of the Town
Centre.”
5.54
The planning and design principles for this area make reference to the requirement to
fully integrate this area with the town centre with a complementary mix of uses which
could include small scale retail provision. The Council has previously considered this
site to be unsuitable for the development of a foodstore, it would also be unsuitable
for the proposed development as it would not deliver the vision for the area. There is
reference to maintaining and adding small retail units along Broad Walk and Church
Walk. There is no reference to the provision of additional large scale retail
development within this opportunity area.
Crawley Traders Market and land west of Barclays Bank
5.55
“To encourage underutilised sites at the western edge of the Town Centre to
provide space for additional residents and businesses and a safe and
attractive pedestrian route from the adjoining neighbourhood to the High
Street conservation area.”
5.56
With regard to additional retail development within this area it is stated within the
planning and design principles that:
“Provide infill redevelopment with retail or restaurant use on ground floor with
residential or office above to enhance Conservation Area.”
5.57
The proposed level of retail development is small scale.
Station Way and Friary Way
5.58
Transformation of a traffic-dominated area into an integrated part of the Town
Centre with legible rail gateway, public transport interchange and high quality
public realm.”
5.59
In the planning and design principles for this area no reference is made to retail
development.
30
Summary
5.60
The Council has identified a number of development sites in the Core Strategy and
Supplementary Planning Documents, as set out in this section there are specific
development proposals in relation to each of these sites which are part of a wider
development strategy for the town centre. These sites are not suitable, available or
viable for the proposed development.
Vacant Units
5.61
In addition reference has been made to recent deals information and availability
information to ensure that the list of vacant units is up to date. Vacant units above
200 sq m within the centre were identified from the Goad town centre plan.
5.62
These, and their gross sizes, are as follows:
Table 5.1 – Vacant Units in Crawley Town Centre
Address
Size
sq m net
Address
Size
sq m net
16 Haslett Avenue West
220
42 County Mall
230
18 Haslett Avenue West
220
21 – 25 The Broadway
430
6 Queensway
250
10 Grand Parade
240
91 – 93 High Street
530
Orchard Street
220
31 – 32 County Mall
370
13 County Mall
300
19 – 21 Queensway
420
31 – 33 High Street
230
28 Broad Walk
320
460
350
6 Queensway
250
370
Source of vacant units and floorspace – Goad July 2011
5.63
It can be seen that there are 17 vacant units over 200 sq m within the centre. Six of
these units are located within the County Mall. The floorplate of each of the units is
not sufficient to accommodate the proposed extended store, due to the nature of the
County Mall it would not be possible to insert a mezzanine into any of these units.
Parking is provided in an adjacent multi-storey car park. As previously explained the
nature of the proposed Megastore format requires a certain amount of accessible
parking in order to enable purchased goods to be taken away, due to the location of
these units the Megastore format would not be able to successfully operate.
5.64
As set out at paragraph 5.27 the proposed development will have a total floor area of
5,824 sq m (gross). Even with a full cover mezzanine none of the identified units
would be capable of accommodating this quantum of retail floorspace. None of the
units has the minimum unit size set out at paragraph 5.27.
5.65
Dixons already have a 290 sq m (Goad area) unit at 20 – 22 Queens Square and
would not seek another store within Crawley town centre as they already have
representation, in the form of a Currys Digital Store.
5.66
None of the identified vacant units are suitable for the proposed development by
virtue of their limited size.
(ii)
5.67
31
Edge-of-Centre
The Core Strategy identifies a number of mixed use development opportunities within
the town centre boundary, Policy TC2 states that:
“Mixed use development will be encouraged at suitable locations comprising
outworn buildings and under-used land within the Town Centre boundary
outside the Main Shopping Area. Such developments will not normally
contain any material net gains in retail floorspace.
The following broad locations are generally indicated on the Town Centre
Inset Map, but this is not a comprehensive list and appropriate development
may be brought forward at other locations: -
5.68

Haslett Avenue / Telford Place – Library / Housing / Employment /
Convenience Retail;

Station Way – Employment / Housing / Interchange improvements;

West of Pegler Way (Southern Counties) – Housing / Employment;

Adj Belmont House (Southgate Ave) – Employment / Housing;

Land west of Traders Market – Employment / Housing.”
A number of these sites are additionally identified in the Town Centre Wide SPD
(2009) as detailed below.
Town Centre Wide SPD (2009)
5.69
The Town Centre Wide SPD (2009) identifies the following four sites which are in an
edge-of-centre location:

College Site

Telford Place south and land adjacent to Belmont House

Southern Counties site, Pegler Way

Fire Station site, Ifield Avenue
College Site
5.60
“A landmark development for prominent gateway site, integrated via high
quality pedestrian-focused, public realm with the Town Centre.”
5.61
The planning and design principles for this area do not make any reference to retail
development.
32
Telford Place south and land adjacent to Belmont House
5.62
“Landmark development to complete southern gateway to Town Centre.”
5.63
The planning and design principles for this area make reference to the potential for
the inclusion of convenience retailing within the scheme, however, there is no
reference to the potential for comparison retailing within this scheme. The site has
planning permission for a development that includes 870 sq m of retail floorspace as
part of a mixed use development. This is not suitable for the proposed development,
the site has a policy allocation for a mixed use scheme including residential a solely
retail proposed would not be appropriate on this site.
Southern Counties site, Pegler Way
5.64
“A landmark at western gateway to Town Centre, integrated with the
adjoining neighbourhood and conservation area.”
5.65
The planning and design principles for this area do not make any reference to retail
development.
Fire Station site, Ifield Avenue
5.66
“Landmark, mixed-use development signifying north-western gateway to
Town Centre and integrating with Leisure Park.”
5.67
The planning and design principles for this site make reference to mixed-use
comprising leisure, restaurants, office and residential. No reference is made to the
provision of retail development in this area.
Summary
5.68
The Council has identified a number of development sites within the town centre with
specific development requirements. The piecemeal development of these sites will
not contribute to the overall aspirations of the Council.
Other Sites
5.69
No other sites have been identified.
(iii)
33
Out-of-Centre
5.70
No out-of-centre sites have been considered as part of this assessment.
5.71
The Transport Statement demonstrates that the application site is accessible by a
variety of means of transport, including, cycling, train, bus, on foot as well as the
private car. The site is located approximately 500m from the nearest district centre
with an area of residential development between the site and the centre.
Conclusion
5.72
The assessment shows that there are no suitable, available and viable sequentially
preferable sites within the catchment area of the proposal within or at edge-of-centre
locations. The proposed development is therefore in accordance with Policy EC15 of
PPS4.
6.0
34
IMPACT ASSESSMENT
Policy Background
6.1
Having satisfied the sequential assessment (as set out in the previous section), PPS4
states at Policy EC17.1 that for main town centre uses that are not in an existing
centre, planning permission should be refused where:
“there is clear evidence that the proposal is likely to lead to significant
adverse impacts in terms of any one of impacts set out in policies EC10.2
and 16.1 (the impact assessment), taking account of the likely cumulative
effect of recent permissions, developments under construction and completed
developments.”
6.2
The assessment in this section is structured as the impact test set out in PPS4, which
overlaps with adopted Development Plan provisions and identifies where the
provisions of adopted policy have been met in the appropriate paragraphs below.
6.3
The considerations listed at Policy EC10.2 of PPS4 are as follows:
6.4
(a)
whether the proposal has been planned over the lifetime of the development
to limit carbon dioxide emissions, and minimise vulnerability and provide
resilience to, climate change;
(b)
the accessibility of the proposal by a choice of means of transport including
walking, cycling, public transport and the car, the effect on local traffic levels
and congestion (especially to the trunk road network) after public transport
and traffic management measures have been secured;
(c)
whether the proposal secures a high quality and inclusive design which
takes the opportunities available for improving the character and quality of the
area and the way it functions;
(d)
the impact on economic and physical regeneration in the area including
the impact on deprived areas and social inclusion objectives; and
(e)
the impact on local employment.
Policy EC16.1 sets out the considerations that should be taken into account in
assessing the effect of proposed developments on centres:
(a)
the impact of the proposal on existing, committed and planned public and
private investment in a centre or centres in the catchment area of the
proposal;
6.5
35
(b)
the impact of the proposal on town centre vitality and viability, including
local consumer choice and the range and quality of the comparison and
convenience retail offer;
(c)
the impact of the proposal on allocated sites outside town centres being
developed in accordance with the development plan;
(d)
in the context of a retail or leisure proposal, the impact of the proposal on incentre trade/turnover and on trade in the wider area, taking account of
current and future consumer expenditure capacity in the catchment area up
to five years from the time the application is made, and, where applicable, on
the rural economy;
(e)
if located in or on the edge of a town centre, whether the proposal is of an
appropriate scale (in terms of gross floorspace) in relation to the size of the
centre and its role in the hierarchy of centres; and
(f)
any locally important impacts on centres under policy EC3.1.e.
This section will now look at those considerations in turn in respect of the current
proposals.
Policy EC10.2 Considerations
(a) Carbon Dioxide Emissions / Environmental Considerations
6.6
Dixons undertake a number of measures to reduce carbon dioxide emissions and
limit environmental impacts. Through its Corporate environmental policies, Dixons is
committed to achieving high standards of environmental management throughout its
business.
They adopt a policy of dialogue on environmental issues with
shareholders, suppliers, customers, staff, Non-Governmental Organisations and
Government. This is a two way process that ensures that Dixons are not only aware
of developing trends but are also part of Government and EU policy making
processes.
6.7
Dixons is committed to a proactive programme of environment management. For
example, to reduce CO2 emissions they target both energy and fuel use. Energy
efficiency measures extend beyond that which is used in the course of business and
into the design of products which are sold to customers.
6.8
The Group has an ongoing programme in place to explore ways of reducing materials
consumption and to understand and implement measures to use sustainable and
recyclable materials.
6.9
Energy is used across the business in the form of gas and electricity and by the
distribution fleet in the form of fuel. Dixons continues to strengthen energy and fuel
36
use efficiency measures, monitor consumption and use consumption data and
subsequent CO2 equivalents to benchmark and report on its progress.
6.10
The disposal of waste places a significant burden on the environment and Dixons has
adopted measures to segregate waste materials for recycling in order to reduce this
burden. The Group has a well-established system for compacting materials ready for
collection by recyclers (particularly in the distribution chain). It continues to develop
both internal services and those available to customers for the recycling and safe
disposal of products and their associated consumables.
6.11
As a consumer of energy, Dixons have identified CO2 emissions as one of their key
impact areas. In addition to working with organisations such as the Carbon Trust to
understand how CO2 reductions can be achieved, Dixons also encourages suppliers
to design energy efficient products.
6.12
Dixons work closely with the Energy Savings Trust and have supported its Energy
Savings Week by providing free delivery and installation on Energy Savings
Recommended products, and hosting in-store sessions with the Energy Savings
Trust’s ‘Energy Doctors’.
6.13
The need for greater water efficiency is becoming ever more evident. NonGovernmental organisation Waterwise works to reduce water use across the UK,
Dixons sponsors a section on the Waterwise web site that ranks all water using
products in terms of their efficiency. Dixons have been providing new water saving
devices to stores to fit into staff toilet cisterns.
6.14
Sustainability benefits are achieved through the efficiency reuse of an existing
building, conforming to general government guidance on sustainability set out in
Planning Policy Statement 1. The installation of a mezzanine also means that the
building occupies a smaller portion of land than if a new building with one trading floor
were to be built resulting in a more efficient use of land consistent with central
Government policy.
6.15
The re-use of the building and installation of a mezzanine will clearly require less
construction work than a new building which evidently results in lower carbon
emissions through construction activity and the transportation of construction
materials.
6.16
The additional floorspace will not result in a significant additional energy use and
Dixons are trialling the use of lower energy lighting which will not only reduce energy
consumption on lighting but by reducing heat output from lighting will give rise to
lower energy usage for the air conditioning plant.
37
(b) Accessibility
6.17
The accessibility of the proposal is considered in detail within the Transport
Statement that accompanies the planning application.
6.18
The Transport Statement demonstrates that the application site is accessible by a
variety of means of transport, including cycling, train, bus, on foot as well as the
private car.
(c) High Quality and Inclusive Design
6.19
The application is accompanied by a Design and Access Statement which sets out
the details of the design and accessibility issues. External alternations are proposed
as part of the insertion of the mezzanine in order to ensure that the building complies
with fire regulations through the introduction of an additional emergency door and fire
escape to the rear of the property.
6.20
In addition amendments are proposed to the front elevation of the unit, following the
amalgamation of the two units it is proposed that one of the existing entrance features
is removed in order for this to become the exit. The remaining entrance feature will
remain as the main point of entry to the new combined unit.
6.21
The amendments will be made in keeping with the existing appearance of the
building.
(d) Economic and Physical Regeneration
6.22
There are clear employment and consequent social inclusion benefits arising from the
application, with the scheme contributing to the economic strength of the local area.
6.23
Dixons is committed to a breadth of employment governance policies that span
equality of opportunities, staff training and development, heath and safety, and staff
benefits.
(e) Employment
6.24
NOMIS Official Labour Market statistics indicate that Crawley has an unemployment
rate of 6.2% (July 2010 – June 2011). This is higher than the average for the south
east (5.9%) but lower than the average for the UK (7.7%).
6.25
It is evident from the recent Megastore openings that this proposal would give rise to
a significant increase in employment. Based on the experience of other Megastores,
there is expected to be a 40% increase in the number of jobs currently provided at the
units.
6.26
38
The employment profile at the Megastore incorporates a cross-section from
managers to part-time employees, and all undergo category specific and general
training. As such there is a greater opportunity for career progression through these
training programmes and a larger proportion of before and after sales advice
providing specific product knowledge and assistance to customers.
Policy EC16.1 Considerations
6.27
This section addresses each of the provisions of Policy EC16.1 in turn.
(a) Effect on Existing, Committed and Planned Public and Private Investment
6.28
Appendix 3 contains a list of retailers who have requirements for town centre space
within Crawley. It is evident that the Currys Megastore is not trading within the same
market and competing for the same customer base as the vast majority of retailers
who have a requirement for premises in a town centre location. The proposals for a
Currys Megastore would be unlikely to prejudice the requirements of the retailers
identified, and any investment that the identified retailers may wish to make in the
town centres.
Sussex House
6.29
Planning permission was granted on 21 November 2011 the former Sussex House
site for the mixed-use redevelopment of the site to provide:
“demolition of existing buildings and structures and redevelopment of the site
comprising a three storey building contained a 9,452 sq m A1 foodstore at 1st
floor level, with 506 car parking spaces on ground and mezzanine level, a two
storey building comprising 309 sq m of flexibility A1 / A2 / A3 / A4 use, a six
storey building containing a 110 bedroom hotel and a ground floor flexible A1
/ A2 / A3 / A4 unit of 255 sq m, public realm and highway improvements
along the High Street and Boulevard and Pegler Way, the creation of a new
vehicular access off Pegler Way, and associated servicing, landscaping and
cycle parking.”
6.30
In considering the proposed retail floorspace the officer’s committee report states
that:
“It is therefore considered that the proposal would strengthen the retail offer
in the town centre and is acceptable subject to a condition limiting the amount
of comparison goods floorspace to ensure this does not erode the future retail
capacity of TCN to accommodate a major department store.” (Paragraph
5.7)
6.31
The Sussex House redevelopment only proposes a limited amount of comparison
goods retail floorspace, which is complementary to the main goods offer, with the
39
largest trade diversion being from other supermarkets. The proposed mezzanine will
not compete with this proposed development. The proposed mezzanine will not
prejudice the delivery of the Sussex House scheme.
Town Centre North
6.32
It is expected that a wide range of uses would be proposed in the town centre
redevelopment scheme. The potential retail units will be occupied by a wide variety
of retailers selling a range of goods that extends beyond the range that will be
available in the proposed Megastore. The units proposed will generally not in any
case be suitable for the sale of bulky goods. The range of uses and users of
schemes like the potential town centre development means that formats such as the
Currys Megastore will be complementary to their offer. The Council published a SPD
in November 2011 in relation to this site, which identifies the phased nature of the
development of this site which will be necessary.
6.33
On behalf of the Council DTZ produced a Town Centre North Viability and Delivery
Report (May 2011) considering a number of options for bringing forward the
redevelopment of Town Centre North. The Report concludes that a phased approach
to the delivery of the overall Town Centre North concept is most appropriate rather
than the comprehensive scheme previously proposed. At best it is envisaged that
major improvements to the town centre will not be delivered until 2016.
6.34
The Council has recently issued a Prior Information Notice, which is inviting
interested parties to discuss development ideas with the Council with the intention of
entering into a development agreement in 2012. The development of Town Centre
North is at an early stage in the process, this section has demonstrated that the
proposed insertion of a mezzanine will not have a detrimental impact on the trade
draw patterns of Crawley town centre and therefore will not have a detrimental impact
on the delivery of Town Centre North.
6.35
Montagu Evans is not aware of any other sites that are allocated for retail
development.
6.36
On the basis of the above, Montagu Evans concludes that there is no adverse impact
on private or public committed town centre investment as a result of the proposal.
Therefore there is no adverse impact under this criterion set out in Policy EC16.1 of
PPS4.
(b) Impact on Town Centre Vitality and Viability and Impact on In-centre Trade /
Turnover
6.37
The effect of the proposed development on the town centre’s vitality and viability will
in part depend upon the proposed development’s effect on in-centre turnover. Both
of these considerations are, therefore, examined together.
40
6.38
The following paragraphs assess the impact of the proposed Megastore on the
turnover of town centres that rely on expenditure from the catchment area which the
proposed Megastore is anticipated to serve.
6.39
The assessment is based on the results of the household survey undertaken for the
Crawley Retail Capacity and Impact Study (December 2010).This represents the
most up-to-date data regarding expenditure patterns within the borough.
6.40
The impact of the proposal on the turnover of town centres was undertaken on a
stage by stage process. The methodology of the assessment is as follows:
1.
2.
3.
4.
5.
6.
6.41
The turnover of the proposed mezzanine floorspace was estimated;
The catchment area population of where the store would be likely to draw its
trade from was identified;
The market shares of retail destinations serving the proposed Megastore
catchment area were identified;
The trade diversion from each of the retail destinations serving the proposed
Megastore catchment areas were calculated;
The turnover of the town centres affected post-proposal is compared to the
turnover of the town centres pre-proposal; and
The proportion of trade diversion as a percentage of each affected town will
also be calculated.
2010 has been selected as the design year. This is in order to enable a consistent
approach with regard to the RCIS.
The turnover of the proposed mezzanine
6.42
The primary purpose of the proposal is to deliver a new Megastore format by creating
greater space between the product ranges and more efficient storage. Fuller product
ranges within individual brands will be offered, improving customer choice, rather
than to increase the categories of goods sold. It is anticipated that the new format will
not result in a substantially increased turnover from the existing store.
6.43
Mezzanines in general do not trade as strongly as ground floor retail space, and this
will be particularly true in this case, due to the particular display configurations that
the mezzanine will accommodate. As set out in Section 3.0, the mezzanine will be
used primarily to display white goods which necessarily have a lower sales
productivity.
6.44
The mezzanine will increase the retail sales area by 816 sq m. The Oxygen Mintel’s
Retail Rankings indicates that the company average turnover for Currys is £7,023 per
sq m (2005 price base). On the basis of the above the increase in retail floorspace as
a result of the proposed mezzanine is assumed for the purpose of this assessment to
turnover at £5.7m.
6.45
41
This assessment assumes that the turnover of the mezzanine trading space achieves
the Currys company average turnover. For the reasons set out above this is likely to
be an over estimate of the impact of the proposed development, but enables an
assessment to be made of the worst case scenario – i.e. the unlikely event that the
additional mezzanine space achieves the full company average benchmark turnover.
Catchment area from where the store is expected to draw its turnover
6.46
The RCIS used a wide study area covering 12 zones in order to establish the trading
patterns in Crawley. The household survey identified that Crawley town centre
attracts 56% of the available comparison goods expenditure from zone 1, 38% from
zone 2 and 27% from zone 3, with market share in the remaining nine zones
decreasing. The survey additional identifies that the non-central stores in Crawley
attract 19% of the expenditure from zone 1, 14% from zone 2 and 7% from zone 3
with the market share in the remaining zones decreasing.
6.47
It is evident from the results of the household survey that zones 1 – 3 comprise the
catchment area of Crawley. There is currently an existing unit operated by Dixons in
Horsham which will curtail the catchment area of the proposed store in Crawley.
6.48
Appendix 2 contains a plan showing the extent of the study area. Zones 1 to 3 are
assumed to comprise the catchment area of the proposed Megastore.
The market shares of retail destinations serving the proposed Megastore
catchment area
6.49
The results of the household survey are contained at Appendix 3 of the RCIS. The
household survey asked specific questions in relation to existing patterns of
expenditure on the type of goods that are sold by Currys. The relevant questions are:

Where does your household do most of its shopping for household
appliances, such as fridges, washing machines, kettles or hairdryers?

Where does your household do most of its shopping for audio-visual
equipment, such as radio, TV, Hi-Fi, telephones, photographic goods and
computer products?
6.50
Table 6 at Appendix 4 contains details of the locations that people visit to purchase
household appliances and audio-visual equipment in zones 1 - 3
6.51
In order to identify the overall trading patterns of household appliances and audiovisual equipment the average percentage draw of each of the existing Currys, PC
World and Comet for each of the zones has been calculated. The results of this are
shown in Table 7 at Appendix 4. This has been calculated from the results of the
household survey and provides and indication of the zones from which the stores are
currently drawing their turnover.
42
The trade diversion from each of the retail destinations serving the Megastore
6.52
Paragraph D.29 of the Practice Guidance on Need, Impact and the Sequential
Approach advises that:
“If, for example, a particular town or facility accounts for the vast majority of
expenditure currently generated in a given zone, it is likely that a similarly
high proportion of the proposals turnover will be diverted from that centre.”
6.53
It has therefore been assumed that the mezzanine will draw its trade in the same
proportions as the existing trading patterns for the study area. This has been
undertaken in relation to household appliances and audio-visual equipment.
6.54
Based on the market share information set out at the preceding stage, Table 7 also
sets out the trade diversion from each centre and location to the proposed
mezzanine. In reality the Megastore will compete mainly with other retailers located
in out-of-centre locations such as the Comet on the County Oak Retail Park. This
assessment is therefore considered to be a worst case scenario.
The turnover of the town centres affected post proposed compared to the
turnover of centres pre-proposal
6.55
Table 7 indicates that approximately 70% of the turnover of the new mezzanine
floorspace will be drawn from zones 1 – 3 with the remaining turnover being attracted
from beyond this immediate area. Having calculated the trade that will be drawn from
each of the zones it has then been apportioned between the centres in the same ratio
that trade is currently drawn from those zones, based on the results of the household
survey.
6.56
Table 12 of Appendix 5 of the RCIS identifies that Crawley town centre will have a
turnover of £408.4 million at 2016. Table 8 shows a trade diversion of £1.3 million
from the centre of Crawley. It can be sent that the impact on Crawley as a result of
the proposed development will be 0.3%. This is a small level of impact and it is not
considered that this would have a detrimental impact on the trading patterns of
Crawley.
The Impact on town centre vitality and viability, including local consumer
choice
6.57
As set out above, it is not likely that the proposals will have any detrimental effect on
any planned investment in Crawley.
6.58
The above assessment has also demonstrated that the trade diversion from the town
centre will not be material in planning terms. It would be highly unlikely to result in
any consequent reduced footfall or an increase in vacancies within Crawley.
43
6.59
PPS4 is clear that local planning authorities should pro-actively plan for increased
consumer choice within their areas.
Paragraph 10 of PPS4 sets out the
Government’s objectives in planning for economic development, including
encouraging competition between retailers and enhanced consumer choice. PPS4
Policy EC4 states that local authorities should, inter alia, plan for a strong retail mix
so that the range and quality of the comparison retail offer meets the requirements of
the local catchment area.
6.60
PPS4 Policy EC16.1b specifically refers to a proposal’s impact on local consumer
choice and the range and quality of the retail offer as a material consideration in the
determination of a planning application.
6.61
The specific characteristics of the Megastore concept are discussed in Section 3.0 of
this report. The Megastore concept will address a number of deficiencies with the
current store, and improve the quality of the retail offer in the sector. A desire to
increase the range of goods within the existing store has led to a reduction in
circulation floorspace. As such the existing format is less effective and less customer
friendly as a result. Existing customer service areas are poor and as the existing
store format limits the range of goods which can be sold this results in additional
journeys to the store by customers who have to ‘order in’ goods. There are also
operational problems in terms of customers locating their required products and for
employees restocking in a congested store layout.
6.62
The main objective of the additional mezzanine floorspace is to enable delivery of the
new Megastore concept. Through this there will be a significant increase in the
proportion of circulation space and customer service areas, thus enhancing the
customers’ shopping experience. It will also create the ability to stock a wider range
of bulky goods and associated items. Customers will benefit from the additional
floorspace proposed by the introduction of the following improvements:
6.63

Improvements to consumer choice;

Improved circulation space with clearer negotiation throughout the store;

Reductions in overcrowding of the existing store; and

An enhancement overall in the quality of the existing provision.
The plans at Appendix 5 demonstrate the indicative proposed mezzanine floorplan
layouts. The floorspace breakdown is set out below in Table 6.1.
44
Table 6.1: Existing and proposed floorspace
Existing
sq m
GROUND FLOOR AREA:
Sales
Storage
Proposed
sq m
Net change
(%)
2,547
813
2,313
1,047
-9.2
28.8
433
595
1,483
981
242.5
64.9
TOTAL FLOOR AREA:
Sales
Storage
2,980
1,408
3,796
2,028
27.4
44.0
TOTAL
4,388
5,824
32.7
MEZZANINE FLOOR AREA:
Sales
Storage
6.64
This illustrates how the sales space of the unit would change from 2,980 sq m to
3,796 sq m following the addition of the mezzanine. The new mezzanine would
create 1,436 sq m of gross internal floorspace, of which 386 sq m will be back of
house mezzanine (in addition to the 595 sq m storage mezzanine currently in place).
60% (1,483 sq m) of the total mezzanine would be a dedicated sales area. This
floorspace will significantly enhance the shopping environment, allowing a deeper
range of goods available within each category together with providing increased
circulation space within the unit.
6.65
In order to provide further information on the impact of the proposed development on
the vitality and viability of the surrounding town centres, Montagu Evans has
examined the representation of electrical retailers in Crawley town centre (see
Appendix 5). A total of 22 retailers selling electrical goods have been identified.
Nine of these take the form of mobile phone shop premises which will not be
materially impacted on by the proposal. Only a very small percentage of the overall
sales area is dedicated to mobile phone sales.
6.66
There are a further eight retailers that sell specific ranges of goods (Computers and
Computer Equipment, Photographic, Electrical / Gas Appliances and Home
Entertainment) which will not be materially impacted on by the proposal. Only a
relatively small proportion of the sales area in the Megastore is dedicated to each of
these specific product ranges.
6.67
There is an Argos located in Crawley town centre. There are clear differences
between a Currys Megastore and an Argos catalogue shop. The Argos operation
provides no customer advice or sales advice and no ability to view the products prior
to purchase. It is also likely that anybody visiting an Argos store has already decided
to commit to a purchase; it is not a destination store for advice and product support.
In addition to this, electrical sales only make up a small percentage of the total overall
sales of the broad spectrum of goods available from an Argos store. Therefore the
impact that additional floorspace a Currys Megastore would have on an existing
45
Argos store would be minimal. In addition there is currently an Argos Extra located
on the County Oak Retail Park.
6.68
There are a total of four variety / department stores within Crawley that sell a range of
goods that will overlap with those sold by Currys. The electrical sales only make up a
small percentage of the total overall sales of the broad spectrum of goods available in
variety / department stores. Therefore the impact that the additional floorspace
proposed by the mezzanine would have on the existing variety / department stores
would be minimal.
(c) Impact on Allocated Sites Outside Town Centres
6.69
There are no sites allocated for retail development outside town centres in the area
that the development seeks to serve. Therefore we do not expect investment to be
affected.
(d) Locally important impacts
6.70
Policy EC3.1 of PPS4 inter alia states that local planning authorities should, as part
of their economic vision for their area, set out a strategy for the management and
growth of centres over the plan period and, in doing so, define any locally-important
impacts on centres which should be tested.
6.71
We are not aware of any such impacts having been set out and therefore none have
been analysed.
Conclusions – Retail Impact Assessment
6.72
In accordance with PPS4 Policy EC17.1(b) the assessment set out above
demonstrates that under the impact assessment undertaken in accordance with
Policies EC10 and EC16, there are no significant adverse impacts identified.
Assessment of the scheme in accordance with PPS4 Policy EC17.2 is set out in the
next section.
7.0
46
OTHER MATERIAL CONSIDERATIONS
Paragraph 17.2 Considerations
7.1
At paragraph 17, PPS4 notes that where no significant impacts have been identified
following an assessment based on the criteria set out at paragraphs EC10.2 and
EC16.1, planning applications should be determined taking account of:
(a)
(b)
the positive and negative impacts of the proposal in terms of policies EC10.2
and EC16.1 and any other material considerations; and
the likely cumulative effect of recent permissions, developments under
7.2
The positive and negative impacts of the proposed development in terms of Policies
EC10.2 and EC16.1 have been assessed, as set out above.
7.3
The assessment identified that positive impacts arise in terms of employment (in both
quantity and quality of jobs), and a very significant improvement to consumer choice
and the range and quality of the retail offer in an accessible location. Any negative
impacts of the development in terms of trade diversion are negligible and not material
in planning terms.
7.4
There are no other material considerations which could prevent the Council
determining the subject planning application and reaching a positive conclusion.
8.0
47
OTHER PLANNING POLICY CONSIDERATIONS
Loss of Employment Land
8.1
The site is identified as lying within one of the Main Employment Areas (Policy E3)
requires that employment sites are protected unless a criterion within the policy can
be met. The site is currently not in an employment use, it is in a retail use. Planning
permission was granted in 1987 for the redevelopment of the site for retail use.
Subsequent applications have been granted relating to the insertion of mezzanines
into some of the retail units and external alterations to the retail park. The site has
therefore not been used for employment use for approximately 25 years. At the time
when consent was originally granted the issues surrounding the loss of employment
land would have been considered. Given that the site is not currently in an
employment use the continued use of the site for retail use will not have a detrimental
impact on the ongoing provision of employment floorspace within the Borough.
Travel Demands
8.1
The application is accompanied by a Transport Statement which indicates that the
proposed mezzanine will generate an additional five vehicles during the Saturday
peak (considered to be the critical period in terms of traffic impact). This will not be
material in the context of traffic flows using the retail park access road at present.
There is no proposed increase in the level of car parking at the site. The proposed
development is therefore in accordance with Policy EC18 of PPS4.
Design
8.2
The application proposes the insertion of a mezzanine which will not be visible from
the exterior of the building. A separate Design and Access Statement is submitted
with this application. The insertion of the mezzanine will increase the density of use
of the site in accordance with the aims of adopted Local Plan and Core Strategy to
make the most effective use of the site with the highest density appropriate to the
locality.
48
9.0
SUMMARY AND CONCLUSIONS
9.1
Montagu Evans have been instructed by Dixons to prepare this Planning and Retail
Statement for the installation of a mezzanine floor at Units 3B and 3C, County Oak
Retail Park, Crawley.
9.2
The format and size of the mezzanine floor is to accommodate the specific
requirements of a Megastore to enable Dixons to continue to provide for the
household electrical and computing products market at County Oak in the most
appropriate format for their customers. By the nature of the type and range of goods
sold this is not a town centre / high street format and the viability of this business
model relies heavily on the practicality and economics of a retail warehouse location.
9.3
As stated, Megastores sell predominantly bulky electrical goods. These goods are
normally sold from retail warehouse units since large open floorplates and display
areas are needed allowing direct servicing to the rear of the units to enable deliveries
of large items and customer collection of goods from the dedicated car park. In
addition to this, the store requires additional space to accommodate the enhanced
sales areas which form an integral part of the store concept.
9.4
A sequential assessment has been undertaken in accordance with PPS4 Policy
EC15. The assessment demonstrated that there are no suitable or viable sites
available for development in or on the edge of town centres within the catchment area
of the proposal. The application site is accessible by a variety of means of transport,
including, cycling, train, bus, on foot as well as the private car. The site is located
approximately 500m from the nearest district centre with an area of residential
development between the site and the centre.
9.5
In accordance with PPS4 Policy EC10.2 the assessment demonstrates that there
would be employment benefits arising from the proposal, in a location accessible by a
variety of means of transport.
9.6
In accordance with Policy EC16.2, the assessment demonstrates that there would be
no adverse impact of the proposals on existing town centres’ vitality, viability, turnover
and investment, and an improvement in the quality and range of retailers within the
Borough.
9.7
In accordance with PPS4 Policy EC17.1, there are no significant adverse impacts
that warrant the refusal of the scheme. Under Policy EC17.2 of PPS4, the
application should therefore be determined taking account of positive and negative
impacts of the scheme identified during the impact assessment.
9.8
In considering the impacts identified under the assessment in accordance with
Policies EC10.2 and EC16.1, this report has concluded that there is no adverse
impact on existing town centres, and benefits accrue to the Borough in terms of the
quantity and quality of employment created, strengthening the role of the area and
49
the quality and range of retail facilities within the district. The balance of impacts lies
on the positive side, and there is therefore no reason to withhold planning permission
in accordance with PPS4 Policy EC17.
9.9
The assessment demonstrates that the proposals are in accordance with all other
relevant adopted Development Plan policies.
9.10
In conclusion, the proposal to install additional mezzanine space within the existing
unit and the associated works to alter the elevations will have no adverse effect in
planning terms and is in conformity with the relevant planning policy and government
guidance.
APPENDIX 1
PHOTOGRAPHS OF CROYDON INTERIOR
Mezzanine floor at Croydon Megastore showing extensive circulation space
External elevation to Croydon megastore
Sales and product display areas
Customer support and service areas
Television display areas
APPENDIX 2
ESTIMATED STORE CATCHMENT AREA
Zone
Zone 99
Zone
Zone 88
Zone
Zone 77
Zone
Zone 66
Zone
Zone 22
Zone
Zone 11
Zone
Zone 33
Zone
Zone 55
Zone
Zone 12
12
Zone
Zone 44
Zone
Zone 10
10
Zone
Zone 11
11
Crawley: Zones 1 - 12
16/08/2010
© 2010 Collins Bartholomew. This product includes mapping data licensed from Ordnance Survey ®
with the permission of the Controller of Her Majesty's Stationery Office. © Crown Copyright 2010.
All rights reserved. Licence Number 100026920
Minton Place, Victoria Street, Windsor, Berkshire, SL4 1EG
Tel: 01753 848200
Web: www.mapinfo.co.uk
APPENDIX 3
RETAILER REQUIREMENTS
Retail Requirements Summary
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
23/02/2012
17/06/2010
99p Stores
01604 752299
Prime/Good Secondary
East Anglia, East Midlands, London, North, North
West, Scotland, South East, South West, Wales,
West Midlands, Yorkshire & Humberside
465 - 743 sqm General Retail
99p Stores opened its first store in Holloway, North
London in January 2001. 99p Stores aims to
become a key player in the 'value retail' market
with a target of 150 UK outlets. Each store has a
strong corporate identity and offers an extensive
range of branded products.
10/09/2010
American Golf
01925 488 400
Not Specified
East Midlands, London, Northern Ireland, South
East, South West, West Midlands, Yorkshire &
Humberside
East Midlands, London, Northern Ireland, South
East, South West, West Midlands, Yorkshire &
Humberside
American Golf is Europe's largest discount golf
equipment retailer, offering bespoke and off-theshelf equipment.
30/07/2010
Animal
08702 646260
East Anglia, East Midlands, North, North West,
South East, West Midlands, Yorkshire & Humberside
East Anglia, East Midlands, North, North West,
South East, West Midlands, Yorkshire & Humberside
Animal is a design led sports brand retailer set up
in 1987 when two surfers conceived the idea for a
functional, waterproof watch strap that didn't break
in extreme conditions. Animal has its offices and
warehouse in Poole, Dorset.
08/07/2010
Apple Snow
Not Specified
South East
South East
Apple Snow is a ladies fashion retailer.
Page 1 of 9
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
23/02/2012
06/08/2010
Appy Feet
Not Specified
West, South East, South West, Wales, West
Midlands, Yorkshire & Humberside
West, South East, South West, Wales, West
Appy Feet is the UK's newest retail sensation ..... a
Fish Spa outlet offering customers the unique foot
and hand treatment using Garra Rufa Fish. During
a treatment the fish suck and nibble away the dry
skin from your feet leaving you with healthy,
rejuvenated skin. The fish can also stimulate
acupuncture points, helping to regulate the nervous
system, relax the body and release fatigue. Blood
circulation and flow is also greatly increased during
the treatment..
17/09/2010
ASK
01727 735800
Not Specified
Channel Islands, East Anglia, East Midlands,
London, North, North West, Northern Ireland,
Republic of Ireland, Scotland, South East, South
West, Wales, West Midlands, Yorkshire &
Humberside
Channel Islands, East Anglia, East Midlands,
London, North, North West, Northern Ireland,
Republic of Ireland, Scotland, South East, South
West, Wales, West Midlands, Yorkshire &
Humberside
ASK Central Plc was founded in 1993 by brothers
Adam and Samuel Kaye. ASK invests in restoring
listed buildings or buildings of interest, although
there are some restaurants that have been purpose
built to its requirement of modern stylish design.
Each restaurant has a unique design to suit the
character of the building. PizzaExpress merged
with the company in 2005. It is owned by Gondola
Holdings.
09/09/2010
B&M Bargains
01253 345017
Secondary
East Midlands, North, North West, South East,
South West, Wales, West Midlands, Yorkshire &
Humberside
East Midlands, North, North West, South East,
Humberside
929 - sqm General Retail
Page 2 of 9
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
B&M Retail was formed in 1976 and is now one of
the leading variety retailers in the UK. From its
first store in Blackpool, Lancashire, B&M has grown
to over 150 stores. B&M believes in selling top
branded products at sensational prices. B&M Retail
is a privately owned company, having been
previously backed by Phildrew Ventures.
16/09/2010
Bank
01625 502520
Not Specified
Bank is a branded fashion chain selling independent
fashion brands for people who care about what they
wear. Its first store was in the Union Bank of
Manchester building which was the origin for its
name. It merged with the Midlands chain Fire & Ice
in 2003 and is now co-owned by Bank founder Andy
Scott and former Fire & Ice owner Hoss Mehjoo. JD
Sports Fashion (formerly John David Group)
acquired the chain in December 2007.
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
06/11/2009
baronjon
Last Updated
Name
Phone
Type
Regions
14/06/2010
Bay
020 8896 9922
East Anglia, East Midlands, London, North West,
South East, South West, Wales, West Midlands,
Yorkshire & Humberside
South East, South West, Wales, West Midlands,
Bay is owned by Bay Design Limited, a company
owned by the Loomba family who bought the
retailer out of administration in May 2009. It was
previously owned by The Alexon Group and traded
as Bay Trading
Counties
Required Unit Size
Notes
Last Updated
23/02/2012
Not Specified
London, South East
London, South East
baronjon is a menswear retailer selling branded
clothing .
30/07/2010
Page 3 of 9
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
23/02/2012
Big Stuff
Not Specified
West, Northern Ireland, Scotland, South East,
Humberside
Humberside
Big Stuff sells music, dvds, books, posters and tshirts and is the sister company of Big.
14/01/2010
Blubeckers
01276 855680
Not Specified
East Midlands, North West, South East, Wales,
West Midlands
West Midlands
Blubeckers began its long life at Shepperton in
1977. It wanted to create an informal restaurant
where friendly staff serve great food in nice
surroundings. It was sold by Jersey-based CI
Traders to The Restaurant Group in June 2005. Its
restaurants are in rural, semi-rural and
neighbourhood locations in the Home Counties.
16/09/2010
BrightHouse
0118 946 6040
Not Specified
BrightHouse (formerly Crazy George's) is the
trading name of what was Thorn Financial Services.
The Principal Finance Group of Nomura acquired
Thorn in September 1998 and BrightHouse is the
trading name of its Caversham Finance division.
The retailer sells home electronic and domestic
appliances, household furniture and other related
products. The first store opened in Birmingham in
1994, and now trades from over 150 outlets across
the UK. In June 2007, Edmund Truell (Vision
Capital) acquired BrightHouse from private equity
firm Terra Firma. It offers a service that provides
anyone, regardless of 'household income,
employment or credit status' the opportunity to
purchase goods irrespective of personal
Page 4 of 9
circumstances. There are no credit checks and no
deposits, only weekly payments in the local store.
It also offers a cheque cashing service, a payday
loan service and a layaway service.
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
23/02/2012
02/09/2010
British Heart Foundation
020 7935 0185
Primary
Humberside
Humberside
British Heart Foundation was established over 40
years ago in 1961 and is now one of the UK's most
successful charity retailers.
14/01/2010
Brunning & Price
01244 333100
Not Specified
West Midlands
West Midlands
Brunning & Price is a small chain of pub restaurants
based mainly in the North West of England and
North Wales with a couple in the South. It was
acquired by The Restaurant Group in 2007 from its
founders Jerry Brunning and Graham Price.
17/09/2010
Budgens
Not Specified
South East, South West, Wales, West Midlands
South East, South West, Wales, West Midlands
Budgens has been a community retailer for over
125 years and today has stores across the UK, from
convenience stores and petrol forecourts to large
supermarkets. The Budgens brand is owned by The
Musgrave Group, Ireland’s largest food and grocery
distributor. Budgens stores are owned by
independent retailers, who work in partnership with
Musgrave.
01/07/2010
Caffe Concerto
Page 5 of 9
Type
Regions
Counties
Notes
Not Specified
London, South East, South West
London, South East, South West
Caffe Concerto serves a delicious array of
sandwiches, quiches, savouries, cold and hot
beverages and High Tea. The main attraction is
undoubtedly the huge variety of mouth-watering,
Italian-style gateaux and ice cream, made on the
premises.
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
01/07/2010
Carpets4Less
01767 600013
Not Specified
East Midlands, South East, West Midlands
East Midlands, South East, West Midlands
Carpets4Less is a carpet factory outlet.
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
03/06/2010
Children's Trust (The)
01737 365000
South East, West Midlands
South East, West Midlands
The Children’s Trust is a national charity working
with children who have multiple disabilities and
complex health needs. It has charity shops across
the south east.
Last Updated
Name
Phone
Type
Regions
27/08/2010
Countrywide
01386 757300
Not Specified
East Anglia, East Midlands, North West, South East,
South West, West Midlands
East Anglia, East Midlands, North West, South East,
South West, West Midlands
Countrywide is part of Countrywide Farmers plc and
is the leading country store operator in the UK,
selling goods including animal feed, country
clothing, equestrian supplies and machinery.
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
23/02/2012
19/03/2010
Direct Express Cards
Not Specified
South East, South West
South East, South West
Direct Express Cards is a greeting cards retailer.
26/11/2009
EasyLiving Furniture
Page 6 of 9
Type
Regions
Counties
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
23/02/2012
Secondary
East Midlands, South East, South West, West
Midlands
East Midlands, South East, South West, West
Midlands
EasyLiving Furniture is a retailer of quality,
affordable furniture. This retailer previously traded
as emporio.
09/09/2010
Farmfoods
01236 456789
West, Northern Ireland, Republic of Ireland,
Scotland, South East, South West, Wales, West
West, Northern Ireland, Republic of Ireland,
Scotland, South East, South West, Wales, West
Farmfoods is a frozen food specialist.
10/09/2010
Floors-2-Go
08000 830 330
Not Specified
Floors-2-Go is Britain's largest independent wood
flooring specialist. In July 2008 the retailer went
into administration but 80 stores were rescued in
August 2008 by its founders Robert and Richard
Hodges, part of the Hodges flooring and carpeting
dynasty.
07/01/2010
Fonehouse
East Anglia, East Midlands, London, South East,
South West, Wales
East Anglia, East Midlands, London, South East,
South West, Wales
Fonehouse opened its first store in the City of
London in April 1994 and it now has over 30 stores
from Newcastle to Bluewater Shopping Centre.
Fonehouse offers a wide range of mobile phones,
mobile broadband and other products to cover all
your communication needs.
Page 7 of 9
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
Required Unit Size
Notes
Last Updated
Name
Phone
Type
Regions
Counties
23/02/2012
09/07/2010
Fragrance Shop (The)
0151 236 5676
Primary
West, Northern Ireland, South East, South West,
Wales, West Midlands, Yorkshire & Humberside
West, Northern Ireland, South East, South West,
Wales, West Midlands, Yorkshire & Humberside
The Fragrance Shop is a specialist retailer of
perfumes and associated products. It offers
significant points of difference from other fragrance
retailers including shop fit and product range.
03/09/2010
Furniture Village
01753 897708
Secondary
South East, South West, West Midlands, Yorkshire
& Humberside
South East, South West, West Midlands, Yorkshire
& Humberside
Furniture Village was founded in 1989 by David
Imrie and Peter Harrison and is now 75% owned by
Cadogan Settled Estates. It is one of the fastest
growing furniture retailers in the UK. In addition to
the furniture outlets, it also operates a bed
concession, The London Bedding Company.
05/03/2010
Futon Company
020 8376 6000
Secondary
East Midlands, London, Scotland, South East, South
West, Wales, West Midlands
East Midlands, London, Scotland, South East, South
West, Wales, West Midlands
The Futon Company started in 1980 in East London
as a co-operative. The Futon Company has stores
in the UK as well as in Paris, Madrid and stockists in
Milan and Greece.
06/11/2009
G-Store
Not Specified
East Midlands, London, South East, South West,
West Midlands
East Midlands, London, South East, South West,
West Midlands
Page 8 of 9
Required Unit Size
Notes
G-Store is a young innovative and dynamic retailer,
which sells an exciting range of prints, posters,
gifts, cards, toys and an instant framing theatre.
Last Updated
Name
Phone
Type
Regions
03/09/2010
Go Outdoors
024 7667 1280
Secondary
North, Scotland, South East, South West, Wales,
North, Scotland, South East, South West, Wales,
Go Outdoors sells outdoor and leisure equipment.
Counties
Required Unit Size
Notes
23/02/2012
Page 9 of 9
APPENDIX 4
IMPACT ON TURNOVER OF TOWN CENTRES
Dixons Retail plc
County Oak Retail Park
Table 1 Catchment area population forecasts
Zone
Postcode Sectors
1 RH10 - 1, 3, 5, 6, 7, 8, 9; RH11 - 0, 6, 7, 8, 9
2 RH6 - 0, 7, 8, 9
3 RH10 - 4; RH18 - 5; RH19 1, 2, 3, 4
Total
Source
2010
106,025
28,362
42,463
176,850
2016
111,030
28,938
43,611
183,579
2010
3,305.9
128.3
325.7
2016
3,974.7
159.5
405.0
Table 1, Appendix 5, RCIS 2010
Table 2 Comparison Goods expenditure per capita
Comparison Goods
Household Appliances
Audio-visual equipement
Source
Table 2, Appendix 5, RCIS 2010
Table 3 Catchment area expenditure forecasts Zone 1 (£ million)
Comparison Goods
Source
2010
350.5
13.6
34.5
2016
441.3
17.7
45.0
Tables 1 & 2
2010
93.8
3.6
9.2
2016
115.0
4.6
11.7
2010
140.4
5.4
13.8
2016
173.3
7.0
17.7
Comparison Goods
Source
Tables 1 & 2
Comparison Goods
Source
Tables 1 & 2
Dixons Retail plc
Table 6 Existing Patterns of Expenditure %
1
Crawley Town Centre (ex Asda)
Asda, Crawley
Horsham
Croydon
Reigate
Redhill
Bluewater
Horley
Epsom
Tilgate
Tunbridge Wells
Guildford
Central London
Worthing
Kingston upon Thames
Whitley, Reading
East Grinstead
Uckfield
Forest Row
Eastbourne
County Oak Retail Park, Crawley
Other retail parks in Crawley
Tesco, Hazelwick Avenue, Crawley
Tesco, Hookwood, Gatwick
Other retail warehouses in Crawley
Sainsbury's, Crawley Avenue, Crawley
Source:
Q8 & Q9, Appendix 3, RCIS 2010
Household goods
2
29.2
22.8
0.5
0.5
0.9
2.3
6.3
0.5
1.3
1.4
16.5
0.5
0.5
50.0
32.9
8.8
13.9
3.7
2.5
0.5
3.8
0.9
-
3
1
23.2
1.2
1.2
4.9
4.9
26.8
1.2
1.2
20.7
13.4
1.2
-
Audio-visual equipment
2
32.0
28.2
1.0
1.3
1.0
7.7
0.5
0.5
9.0
0.5
1.3
0.5
1.3
0.5
1.3
1.3
51.8
35.9
6.1
7.7
4.1
1.3
1.0
3.8
0.5
-
3
16.5
1.3
5.1
7.6
1.3
26.6
1.3
29.1
10.1
1.3
-
Dixons Retail plc
Table 7
Existing Pattern of Trade Draw and Proposed Trade Draw
Zone
%
1
2
3
4
5
6
7
8
9
10
11
12
Total
49.0
8.9
10.2
2.0
4.0
3.5
13.5
4.2
0.4
0.5
0.2
3.6
100.0
£ million
2.8
0.5
0.6
0.1
0.2
0.2
0.8
0.2
0.0
0.0
0.0
0.2
5.7
Source
Q8 and Q9 Appendix 3 and Table 4 Appendix 5, RCIS
Note
Allow for rounding in totals
Dixons Retail plc
Table 8
Trade drawn to the proposed mezzanine
Crawley Town Centre (ex Asda)
Asda, Crawley
Horsham
Croydon
Reigate
Redhill
Bluewater
Horley
Epsom
Tilgate
Tunbridge Wells
Guildford
Central London
Worthing
Kingston upon Thames
Whitley, Reading
East Grinstead
Uckfield
Forest Row
Eastbourne
County Oak Retail Park, Crawley
Other retail parks in Crawley
Tesco, Hazelwick Avenue, Crawley
Tesco, Hookwood, Gatwick
Other retail warehouses in Crawley
Sainsbury's, Crawley Avenue, Crawley
Source:
Trade drawn
to the
mezzanine
£ million
1.3
0.0
0.0
0.0
0.1
0.0
0.1
0.1
0.0
0.0
0.1
0.0
0.0
0.0
0.0
0.0
0.2
0.0
0.0
0.0
2.0
0.3
0.1
0.1
0.0
0.0
Tables 5 & 6
Turnover of Crawley at 2016 £408.4m - Table 12, Appendix 5 Crawley Retail Capacity and Impact Study 20
APPENDIX 5
ELECTRONIC RETAILERS IN SURROUNDING TOWN CENTRES
DIXONS RETAIL PLC - CRAWLEY
ANALYSIS OF RETAIL COMPOSITION
1
Summary of Goad Plan
Crawley
Desk Top Survey- 27/09/2010
Category
Fascia
Address
Catalogue Showrooms
ARGOS EXTRA
1 KINGSGATE, RH10 1EN
Department & Variety Stores
MARKS AND SPENCER
BHS
DEBENHAMS
T. J. HUGHES
23 – 29 QUEENSWAY, RH10 1EE
COUNTY MALL, RH10 1FU
COUNTY MALL, RH10 1FQ
14 – 26 THE BROADWAY, RH10 1DS
Electrical & Other Durable Goods
GAMESTATION
GAME PLAYER
GAME
GAME
CURRYS.DIGITAL
SONY CENTRE
T AND L SERVICES
4 QUEENS SQUARE, RH10 1DY
THE PAVILION, QUEENS SQUARE, RH10 1DY
10 -12 THE MARTLETTS, RH10 1ES
8 COUNTY MALL, RH10 1FF
20 -22 QUEENS SQUARE, RH10 1HA
35 QUEENSWAY, RH10 1EG
36 HIGH STREET, RH10 1EG
Photographic & Optical
JESSOPS
3 THE MARTLETTS, RH10 1ER
Telephones & Accessories
O2
EXCALIBUR
3 STORE
PHONES 4 U
CARPHONE WAREHOUSE
T MOBILE
VODAFONE
THE ORANGE SHOP
THE CARPHONE
WAREHOUSE
16 QUEENSWAY, RH10 1EJ
2 THE MARTLETTS, RH10 1ES
UNIT 4, 26 THE MARTLETTS, RH10 1ES
Comparison
Property addresses correspond with those shown on the Goad Plan
Where more than one use indicated on Goad Plan, outlet is listed under primary use

planning and retail statement

Transcription

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1001 Chemin Valiquette, Saint-Agathe-des-Monts

cedar hill shopping center