Retail Study Evidence Paper. January 2013

Transcription

1 Retail Study Evidence Paper January

2 Contents 1. INTRODUCTION BACKGROUND OBJECTIES METHODOLOGY... 5 TOWN CENTRE PREMISES USES... 6 PRIMARY FRONTAGE... 6 SECONDARY FRONTAGE... 7 LOCAL CENTRES RESULTS... 8 CATERHAM ALLEY... 8 Town Centre... 8 Existing Primary Additional Primary Secondary Primary Shopping Area OXTED Town Centre Existing Primary Additional Primary Secondary Primary Shopping Area LOCAL CENTRES Lingfield Warlingham Whyteleafe CONCLUSIONS & RECOMMENDATIONS NEXT STEPS Maps CATERHAM ALLEY TOWN CENTRE...9 Provision of retail shops...9 Provision of food & drinks establishments...10 Provision of banks, agencies, betting shops & offices...11 Provision of residential, public buildings and other uses...12 Proposed Primary Shopping Area, Primary and Secondary s Godstone Road Station Avenue Station Avenue A Croydon Road Croydon Road Croydon Road...22 OXTED TOWN CENTRE...24 Provision of retail shops...24 Provision of food & drinks establishments...25 Provision of banks, agencies, betting shops & offices...26 Provision of residential, public buildings and other uses...27 Proposed Primary Shopping Area, Primary and Secondary s Station Road East (PF) Station Road West (PF) Station Road East Station Road West Station Road West...36 CATERHAM HILL...39 LINGFIELD...40 WARLINGHAM...41 WHYTELEAFE

3 1. Introduction 1.1 There is little doubt that the nature of our town centres and high streets is changing. The notion that the traditional high street is failing to adapt to the demands of today s consumer society is something which has been widely researched and publicised. Factors including the rise of online retailing, the loss of revenue to out-of-town shopping centres, and a reduction in consumer spending in a time of recession are all contributing factors which can lead to an increase in the number of vacant shop units 1 or retailers scaling back their operations with some, ultimately, falling into administration Conversely, research into the provision of retailing in smaller, more localised centres, neighbourhood parades and village shops has, to date, been limited despite the important role they play in maintaining sustainable communities. This is of particular importance to Tandridge as a predominantly rural and semi-rural district containing a large number of localised retail centres, villages and shopping parades. The recent Communities and Local Government publication on parades of shops 3 has attempted to define the neighbourhood parade, its role and function, and identifies the challenges it faces. Perhaps most importantly in the context of this document, the paper suggests that as the trend for main food 1. GENECON & Partners, for Department for Business, Innovation and Skills, Dec Understanding High Street Performance. (last accessed May 2012) 2 Susanna Millar. High Street retailers close 14 shops a day. Planning, 17 Feb. 2012, Communities and Local Government. Parades of Shops- Towards an understanding of performance and prospects. (last accessed June 2012) shopping to be bought online increases, there will remain a need for additional top-up shopping in local neighbourhood parades. 1.3 Ultimately, while the rate of growth of internet retailing has been very impressive in recent years the vast majority of retailing in the UK still happens in bricks and mortar shops. According to National Statistics, the total volume of retail sales in real terms by online channels accounted for less than 9% per annum 4. Arguably, town centres and high streets are still a necessity; however it is the way in which they function that is likely to undergo adaptation in order to meet the changing needs of the consumer. One interpretation of this is that high streets of the future will continue to produce income for business interests, but not just through selling goods to walk-in customers. Services such as coffee shops and nail bars, which cannot be replicated on the internet, will continue to thrive 5. Indeed, in a move away from the traditional composition of the high street, the review conducted by Mary Portas in 2011 recommended that high streets become multifunctional and social places which offer a clear and compelling purpose and experience that s not available elsewhere For Tandridge District, it is important to gain an accurate picture of the composition and health of the town and other centres today in order to understand how they currently function and how best to plan for their future. Planning policies should be in place to actively support and encourage thriving town and other centres with vibrant, diverse high streets where people want to shop, socialise and spend time interacting. 4 (Jan Retail Sales Statistical Bulletin). The Changing Face of UK retail in today s multi-channel world. Experian, March (last accessed May 2012) 5 Cliff Guy: Propping up a failing sector? Town & Country Planning, 2012, vol. 81, April, pp Mary Portas: The Portas Review: An Independent Review into the Future of Our High Streets. Dec portas-review-future-of-high-streets (last accessed May 2012)

4 2. Background 2.1 A key principle of the National Planning Policy Framework (NPPF) is to proactively drive and support sustainable economic development 7 through the promotion of competitive town centres that provide customer choice and a diverse retail offer which reflects the individuality of town centres 8. In order to achieve this, the Council are expected to define the extent of the District s town centres and primary shopping areas, based on a clear definition of primary and secondary frontages in designated centres, and should make it clear which uses will be permitted in such locations through the use of development management policies At a local level, the Core Strategy (2008) contains the main strategic policy relating to the District s town and other centres. Below is an extract from Core Strategy policy CSP23 Town and Other Centres : The Council will seek to protect and enhance the role of Caterham alley and Oxted town centres... The existing Primary Shopping Areas in Caterham alley and Oxted as shown on the Tandridge District Local Plan 2001 saved Proposals Map under Policy SH2 will be protected, and will be reviewed in the Development Control DPD along with the detailed criteria to achieve this protection... The Council will seek to protect the role of Warlingham, Lingfield, Caterham Hill, Whyteleafe and other local centres and villages which will be defined 7 NPPF paragraph 17 8 NPPF paragraph 23 9 NPPF paragraph 23 in a Development Control DPD along with a detailed policy to achieve this objective. 2.3 In addition to CSP23, the Council also uses policies contained in the 2001 Tandridge District Local Plan relating to retail development within and outside of town centres, as well as retailing in local centres, village shops and shopping parades to assess planning applications. The Proposals Map which accompanies the 2001 Plan defines the town centre boundaries and identifies the areas in which retailing is most concentrated, termed the Primary Shopping Areas. Now, as the 2001 Local Plan is being replaced by an up-to-date Local Plan (incorporating the adopted 2008 Core Strategy and the Development Management Policies DPD), it is necessary to review the existing saved 2001 policies and, where appropriate, propose alternative policies addressing today s retailing needs as well as the needs of the future. 2.4 In order to set and apply effective town centre development management policies, it is first necessary to understand the current situation within the District s town centres and decide whether or not the designations applied under the 2001 Local Plan remain appropriate for maintaining healthy town centres over the fifteen year plan period and beyond. Any management mechanisms proposed within the policies in order to protect the role and function of the town and other centres must be sustainable, realistic and based on demonstrable, robust evidence. 2.5 The extent of the town centres of Oxted and Caterham alley is already established on the saved Proposals Map. The purpose of this Evidence Paper is not to debate or review these boundaries. Instead, this Paper seeks to examine the composition of the respective town centres in terms of the types or uses of the premises within the area and, based on 4

5 this composition, to determine whether amendments are required to the existing Local Plan designations. 2.6 This Paper will also seek to establish the boundaries of the four local centres specifically identified under Core Strategy Policy CSP23: Warlingham, Lingfield, Caterham Hill and Whyteleafe. The boundaries will be drawn for the purpose of protecting the retailing function of each local centre and to enable the effective application of relevant development management policies. 2.7 Additionally, CSP23 seeks to protect the role of other local centres and villages which are expected to be defined in the Development Management DPD. This Paper will therefore fulfil this requirement by identifying such local centres and villages that will be subject to relevant development management policies. 3. Objectives 3.1 This Evidence Paper has two key objectives: Objective 1: To establish the Primary Shopping Area, and the Primary and Secondary s in Caterham alley and Oxted Town Centres; utilising the findings in the formulation of associated development management policies. Objective 2: To establish the extent of the Local Centres of Warlingham, Lingfield, Caterham Hill and Whyteleafe and define their boundaries on the Policies Map, enabling their effective use in the application of development management policies. 3.2 This paper now proceeds to outline the methodology used in undertaking this research, followed by the results obtained and reasoned recommendations to take forward in the preparation of the Development Management Policies DPD. 4. Methodology 4.1 Objective 1: To identify the Primary Shopping Area, the Primary and Secondary s in both Caterham alley and Oxted Town Centres. This should be based on the following NPPF definitions (Annex 2 of NPPF): Town Centre: Area defined on the local authority s proposal map, including the primary shopping area and areas predominantly occupied by main town centre uses within or adjacent to the primary shopping area... Unless they are identified as centres in Local Plans, existing outof-centre developments, comprising or including main town centre uses, do not constitute town centres. Main town centre uses: Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities, the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls); offices; and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities). Primary Shopping Area: Defined area where retail development is concentrated (generally comprising the primary and those secondary frontages which are adjoining and closely related to the primary shopping frontage). 5

6 Primary and Secondary s: Primary frontages are likely to include a high proportion of retail uses which may include food, drinks, clothing and household goods. Secondary frontages provide greater opportunities for a diversity of uses such as restaurants, cinemas and businesses. Town Centre Premises Uses 4.2 In order to determine the area within the town centres where retail development is concentrated, all unit uses 10 within the already defined town centre boundaries will be recorded. Where a unit is currently vacant (closed and no longer trading), it will be marked as such and the most recent use class will be recorded. When calculating ground floor frontage composition, the most recent use class will continue to be used, although it will be made clear if the unit is currently vacant. This data will then be plotted onto a base map to produce a clear visual representation of where retail (Use Class A1) and non-retail uses are concentrated within the town centres. Primary 4.3 Using this mapped data, the first stage is to calculate the proportion of retail to non-retail frontage within the existing Primary (defined by the 2001 Local Plan as Primary Shopping Area). All figures will be calculated by measuring the ground floor frontage width of each unit in metres. The cumulative frontage width of the retail (A1) units can then be expressed as a percentage of the total frontage width of all units within the existing Primary. This is illustrated in the following diagrammatic example: 10 The classification of shop uses will be based on the established Use Classes Order (1987) (amendment 2010) (England). 4.4 The decision to measure the proportion of retail to non-retail uses based on the ground floor frontage in metres as opposed to counting the number of units is to provide a more accurate account of the frontage composition. If, for example, the calculation was based purely on the number of units as opposed to their frontage length, then using the above diagram there are 10 units in total, 7 of which have a retail use. This would indicate a Primary composition of only 70% retail use, as opposed to the 75% figure obtained when using unit frontage length instead. This result would be further skewed if, for example, a standard sized unit was sub-divided, or if a double-width unit merged with the neighbouring unit to become one triple-width unit. The use of shop frontage length to base the calculations on removes the potential for an inaccurate representation of the Primary composition. 4.5 An alternative method is to calculate the percentage of retailing based on floor space area (square metres). Whilst this too is an acceptable method of calculation, it is not the most appropriate in this instance. For the purposes of this Paper, it is the composition of the street frontage which is of greatest importance as this has the greatest visual impact on the town centre and therefore on the perceived vitality of the area. Planning policies seek to maintain an active frontage, regardless of the floor space area contained behind that frontage. 6

7 4.6 Once the overall composition of the existing Primary is established it is then possible to test other adjoining sections of frontage to compare their composition to that of the existing Primary. If there are sections which are demonstrably similar in their concentration of retailing, they should be considered as areas of additional Primary. Equally, if an existing Primary section falls significantly below the average retail percentage for the overall Primary, its removal from the Primary may be considered. Secondary 4.7 After determination of the Primary, it is then necessary to identify the Secondary. As defined by the NPPF, the Secondary is closely related to the Primary and provides greater opportunity for a diversity of uses. Additional to retailing (A1 Use class), other A Uses (A2 professional and financial services, A3 cafes and restaurants, A4 drinking establishments, and A5 hot food take-aways) contribute to the diversity of the town centre and provide for shoppers needs. It is therefore expected that any Secondary should contain a high percentage of A uses, including a significant retail element. The 2001 Local Plan considered all town centre frontage not already identified as primary to automatically be defined as secondary. However, a purpose of this Paper is to define specific sections of Secondary which fulfil the NPPF requirements. Subsequently, the remainder of the frontage previously considered secondary frontage will revert to general town centre. therefore important that any street sections defined as Secondary retain an element of retailing, whilst being sufficiently flexible to allow a greater diversity of uses. The exact level of retailing required within the Secondary will be determined by this research and fed into a subsequent development management policy. 4.9 Once both the Primary and Secondary s have been established, and the areas of highest retail concentration have been established, the Primary Shopping Area can be defined. It will include the Primary and those Secondary s which are adjoining or closely related to the Primary and contain a significant percentage of retail shops. Any remaining town centre premises falling outside of the Primary Shopping Area should generally comprise of other acceptable main town centre uses. This may include limited isolated retail units or other A uses in peripheral locations The collection and recording of town centre data in this way acts as an effective tool to monitor town centre vitality over time and helps to assess the effectiveness of the development management policies. Collected on a regular basis, this data is able to highlight trends or patterns in shop uses and vacancy rates. If these results indicate a decline in the overall health of a town centre, this may trigger a review of the development management policies. 4.8 By analysing the respective town centre uses maps, it is possible to identify sections adjoining or closely related to the Primary where A uses are predominant, and which include an element of retailing (A1 use). The reason for this retailing requirement is because secondary frontages may be included within the Primary Shopping Area, which, by definition, is the area where retail development is concentrated. It is 7

8 Local Centres 4.11 Objective 2: To establish the extent of the Local Centres of Warlingham, Lingfield, Caterham Hill and Whyteleafe and define their boundaries on the Proposals Map. As neither the 2001 Local Plan nor the Core Strategy defines the extent of these local centres, it is left to individual interpretation to ascertain the circumstances under which any relevant policies should be applied. As the Core Strategy states that the role and function of these local centres should be protected through policy, it is important to define the extent of their boundaries on the Policies Map It is generally accepted that a local centre will include a range of small shops, typical examples of which may include small supermarkets, newsagents, sub-post offices or pharmacies. Other facilities which could be included are hot-food takeaways and launderettes. As the main objective of any proposed local centre policy is to resist the loss of retail (A1) shops, the proposed local centre boundary will be focused around existing retailing (A1) units and may therefore exclude shops with other uses which, under different circumstances, may be considered as part of the local centre. These local centres are expected to serve a relatively small, local catchment area Using the most significant clustering of shops as a starting point in each case, the ground floor uses of the units in the immediate and surrounding vicinity will be plotted onto a base map. The aim of this is to produce a clear visual representation of where the retailing is concentrated within each local centre. Based on the mapping of this data, it should then be possible to propose a suitable local centre boundary for each of the four centres and make recommendations as to suitable development management policies. 5. Results Caterham alley Town Centre 5.1 It is important that town centres are attractive, well-designed and well managed, with a good mix of uses for shoppers and visitors, and are able to provide a focal point for business and social interactions. This is something which was most recently highlighted by the Portas Review (2011), which emphasises that shopping should be just one small part of a rich mix of activities Caterham alley is already host to a wide range of main town centre uses including numerous restaurants, cafes, banks and estate agents, two public houses, limited residential use, and other community facilities such as Caterham Library, Street Youth Centre, the East Surrey Museum and the Miller Centre. These are identified in the NPPF as appropriate main town centre uses which all contribute to an active, diverse area offering opportunities for social interaction between members of the community. The key Core Strategy policy relating to town centres is CSP23: Town and other centres. Through this policy and the accompanying Policies Map, Caterham alley Town Centre boundary is defined and is not the subject of review at this time. 5.3 The following series of maps show the provision and distribution of retail shops, food and drink establishments, banks and agencies, offices, residential, recreation and leisure facilities within Caterham alley Town Centre. Each map contains accompanying narrative summarising the key points. 11 Portas, Mary (2011)The Portas Review: An independent review into the future of our high streets. 8

9 Key: Shopping provision in Caterham alley Town Centre Town Centre boundary Retail/ shops acant This map of Caterham alley Town Centre shows the quantity and concentration of shopping currently provided within the Town Centre boundary. The most concentrated area of shopping is the Church Walk area, with Morrison s supermarket (1) acting as a key anchor store as well as providing shoppers parking in the adjacent multi-storey car park. In addition, opposite the pedestrian entrance to Church Walk, on the other side of Station Avenue is a Waitrose supermarket (2). Again, this is a key retail store and is easily accessible from Caterham rail station. 2 Heading north along Croydon Road, the high concentration of shops is maintained on both sides of the road. The two larger-fronted retail units of Blockbuster ideo (3) and the Co-operative supermarket (4) form a distinctive end to the concentrated shopping area. Beyond this point are scattered shopping units up to the town centre boundary. The former car garage at the Rose & Young site (5) has been vacant for a number of years. The Council is currently taking steps to see this site redeveloped for alternative main town centre uses, with the intention of improving the street frontage and revitalising the northern end of the town centre. 1 South of the roundabout, Godstone Road is also well served by shops, although the higher concentration is to the east of the street. This could be as a result of the ease of pedestrian access to the range of shops and the supermarket located in Church Walk. 9

10 1 Key: Town Centre boundary Cafes/restaurants Hot food takeaways Public houses/ bars acant Food & drinks provision in Caterham alley Town Centre This map of Caterham alley Town Centre shows the distribution and concentration of restaurants, hot food takeaways and pubs within the Town Centre. There are currently three public houses within the town centre; however The alley pub (1) at the northern end of Croydon Road is no longer operational and is vacant. The remaining two pubs continue to serve as important community facilities. As shown on the map, the cafes, restaurants and hot food takeaways in Caterham alley are fairly evenly distributed throughout the town centre. At most, there are only ever two eating establishments next to each other, thus avoiding a clustering of this type of unit and their associated negative impacts e.g. dead frontage, noise, odours and litter. Of the eight hot food takeaways in the town centre, four are national franchises (Subway, Papa John s, Dominoes and KFC) with the other four being independently run businesses. Similarly, only five of the 16 cafes/restaurants are national franchises (two of which are coffee shops), with the remaining 11 being independent, local businesses. 10

11 Key: Town Centre boundary Banks, agencies, betting shops Offices Banks, agencies, betting shops & offices provision in Caterham alley Town Centre This map of Caterham alley Town Centre shows the distribution and concentration of banks, agencies (e.g. employment, travel), betting shops and offices within the Town Centre. It is important to note that the map only shows ground floor uses and that offices and agencies are often located at first floor level. The existing banks, agencies and betting shops are all fairly evenly distributed throughout the town centre; the only noticeable clustering being apparent towards the west of the town centre boundary on Station Avenue (1). This cluster includes two estate agents, a bank and, on the opposite side of the road, a financial services. 1 There is limited ground floor office provision within Caterham alley and the existing provision is located on the periphery of the town centre. Whilst the provision of office space adds to the diversity of a town centre; offices are often more suited to first floor levels as they do not require an active frontage in the same way that, for example, retail stores do. It is therefore not essential to have them located within the primary shopping area of a town centre. 11

12 5 3 Key: Town Centre boundary Residential Museums, libraries, places of worship, Church halls Assembly and leisure buildings Other uses e.g. car garages, nail salons acant Residential, public buildings and other uses provision in Caterham alley Town Centre This map of Caterham alley Town Centre shows the distribution and concentration of residential units, public buildings (e.g. libraries, places of worship, museums, youth centres) and other uses (e.g. car garages, nail salons) within the Town Centre. As is clear from the map, these uses generally occupy large building footprints and are predominantly located on the periphery of the town centre. These peripheral locations ensure that shopping is maintained as the core function of the town centre, with a greater flexibility of uses towards the edge of the town centre There are three car garages in the town centre: Kwik Fit (1), Caterham Cars (2) and the vacant Rose & Young site (3). Other important community facilities within the town centre boundary include the police station (4), the library (5), Soper Hall (6), St John s Church (7) and Street Youth Centre (8). The presence of these facilities and services within a central location which are accessible via public transport as well as private car, increases the vitality of the town centre, reduces the need for multi-trips and promotes sustainable communities. 1 12

13 Existing Primary 5.4 As established, Primary s are areas within the town centre that are likely to include a high proportion of retail uses. Under the Use Class Order (1987) (Amendment 2010) (England), a retail use is classified as A1 and can include, for example, a clothes shop, post office, a hairdressers or a charity shop. Once a shop has permission for an A1 use, it can freely become any type of shop which falls under that use class, for example, a grocer s may become a hairdresser s without needing planning permission. However, national guidance does not go to the extent of defining exactly what constitutes a high proportion of retail uses. This is for each local planning authority to decide upon, and should be based on clear and logical evidence. 5.5 Within the 2001 Local Plan, the area that would now be considered as the Primary is referred to as the Primary Shopping Area. The use of each unit within the existing Primary, and indeed, within the entire town centre, has been recorded; the results of which are plotted on the Caterham alley Town Centre uses maps (pages 9-12). 5.6 Overall, the Primary of Caterham alley Town Centre is currently composed of 69% retailing (A1) and 31% non-retail uses. This is based on ground floor frontage width measured in metres (for full methodology, see section 4). The table that follows shows the frontage width breakdown of each street section in Caterham alley s existing Primary. Existing Primary Street Section Retail (metres) Retai l (%) Nonretail (metres) Nonretail (%) Total Primary (metres) 1-19A Godstone Road 45m 61% 29.31m 39% 74.31m 1-5 Station Avenue 18.3m 100 % 0m 0% 18.3m 2A-50 Church Walk 243.9m 83% 49.29m 17% m 2-16* Station Avenue 25.29m 100 % 0m 0% 25.29m 4-14 The Square 18.67m 34% 36.53m 66% 55.2m 2-10 Croydon Road 16.25m 47% 18.6m 53% 34.85m Croydon Road 80.09m 69% 35.97m 31% m 1-29 Croydon Road 27.62m 39% 43.56m 61% 71.18m 31-65A Croydon Road (Quadrant House) 62.04m 63% 36.18m 37% 98.22m Total m 69% m 31% m * The existing primary frontage currently runs from 2 to 18 Station Avenue encompassing Waitrose supermarket and Floral Gallery the florist. However, from the area layout it is logical that the florist is in fact considered as part of the adjoining street section, running from 18 to 32 Station Avenue. A minor amendment to the existing primary frontage is therefore proposed, to extend from 2-16 Station Avenue only. Street section Station Avenue should be considered separately for designation as secondary frontage. 5.7 The key figures from the above table are: The overall existing Primary of Caterham alley Town Centre is composed of 69% retail uses and 31% non-retail uses (based on frontage length in metres). For each identified street section, the proportion of retail premises varies from 34% to 100% (a street section being one side of the street not broken by side roads). 13

14 5.8 Within Caterham alley s existing primary frontage there are three street sections where the proportion of retailing is comparatively low, forming less than half of the total frontage width. The sections are: 4-14 The Square: This section only has a 34% proportion of retailing (A1) frontage due to the presence of a public house (A4), a hot food takeaway (A5) and a bank (A2). These uses, although not retail shops, are acceptable main town centre uses which contribute to the diverse range of services for shoppers. Owing to the prominent central location of this street section within the town centre, and the fact that its low percentage of retailing does not adversely affect the overall proportion of retailing in the Primary, it is considered that it should remain Primary Croydon Road: Just less than half (47%) of this street section is retail (A1) frontage due to the presence of a chartered accountants (A2) and two restaurants (A3). Again, these uses are acceptable forms of town centre development and contribute towards offering a diverse range of services for visitors to the town centre. Given this street section s central location along this main shopping street and the fact that the retailing frontage is only a marginally ancillary use, it is considered appropriate for the section to remain as Primary. This retention still maintains the overall high concentration of retail (A1) frontage within the Primary Croydon Road: This street section consists of 45% retailing frontage due to the presence of a large fronted bank (A2), two hot food takeaways (A5) and an employment agency (A2) interspersed between the retail (A1) shops. These A uses are acceptable in the town centre and contribute towards offering a diverse range of services for users of the town centre. Given the street section s prominent location within the town centre and the fact that the slightly low percentage of A1 retail frontage does not adversely affect the overall Primary composition, it should be retained as Primary. 5.9 These findings demonstrate that the existing Local Plan policies have been applied effectively to date, ensuring the maintenance of what is considered to be a high proportion of retail (A1) uses across the entire Primary, in line with the NPPF definition. This primary frontage should therefore continue to remain designated as such in the Development Management Policies DPD. The next section looks at whether the existing Primary should be extended further. Additional Primary 5.10 To determine whether extensions to the existing primary frontage in Caterham alley are necessary, the composition of the remainder of the town centre frontage requires assessment. To be considered as additional primary frontage, a street section should (1) be within the town centre boundary, (2) be adjacent to the existing primary frontage (where this exists along the street) and (3) should clearly contain a high proportion of retail frontage, comparable to that of the existing primary frontage It is clear from the Caterham alley town centre uses maps (pages 9-12) that no street sections meet all three requirements as none contain a high enough proportion of retailing, relative to the existing primary frontage. It is therefore proposed that the existing primary frontage is carried forward- the only minor amendment being to remove 18 Station Avenue from the primary frontage in order that it can be considered for secondary frontage along with the rest of the street section. 14

15 Secondary 5.12 In order to be considered as secondary frontage a street section should contain predominantly A Uses (A1, A2, A3, A4 and A5), of which an element should be retail shops (A1). Additionally, a street section should be located within the town centre boundary and be adjacent or closely related to the primary frontage In Caterham alley, six street sections have been identified as potential secondary frontage. Each of the following street sections is presented on the maps which follow (pages 17-22), accompanied by explanatory text: 2-28 Godstone Road 9-31 station avenue Station Avenue 50-64A Croydon Road Croydon Road Croydon Road

16 Key: Proposed Primary and Secondary in Caterham alley Town Centre Town Centre boundary Retail/ shops Proposed Primary Shopping Area Proposed Primary Proposed Secondary From assessing the composition of the town centre and in particular the distribution and concentration of retail shops, it is possible to identify the proposed Primary and Secondary s. 1 It is proposed that the existing Primary as identified in the 2001 Local Plan is retained (formerly referred to as Primary Shopping Area ). This frontage contains a high percentage of retailing shop fronts and is clearly identifiable as the area where shopping is most concentrated in the core of the town centre. The three Primary sections with an identified percentage of shopping frontage falling below 70% remain important in terms of the overall Primary composition, due to their prominent, central location and overall contribution of main town centre uses. There are six sections of proposed Secondary identified on the map. These Secondary s either adjoin or are closely related to the Primary, and contain the additional existing retail shops within the town centre. Whilst the level of flexibility in these frontages is far greater to allow for a diversity of uses, the Council recognises the importance of maintaining the retail shop presence in these sections and will therefore seek to retain them. A significant exception to the proposed frontages is the former car garage at the Rose & Young site (1). It is proposed that this building remains exempt from designation at this stage so as not to impede its redevelopment. This is considered to be of greater benefit to the local community than placing further restrictions on the building and unnecessarily preventing its redevelopment. All remaining undesignated frontages within the town centre will be expected to be suitable main town centre uses. 16

17 Key: Town Centre boundary Retail/ shops Proposed Secondary acant 2-28 Godstone Road, Caterham alley Town Centre This street section extends along Godstone Road from Cafe Nero (number 2) to William Hill furniture shop (number 22-28).This section contains a variety of different uses including a youth centre, a hairdressers, retail shops and two restaurants. This street section is located directly opposite an existing section of Primary towards the southern end of Caterham alley Town Centre. It contains 58% retail shop frontage and 92% of the total frontage is composed of A uses. The diverse range of uses offered in the street section contributes to meeting shoppers needs and supporting the function of the overall Primary Shopping Area. Although this section could be considered as Primary, it is important to retain areas of the town centre where a greater diversity of uses is acceptable in order to contribute to a vibrant, diverse town centre. It is therefore recommended that this street section is designated as Secondary. Street section in metres percentage 2-28 Godstone Rd 83.19m 100% Retail shops (A m 58% use) All A uses 76.57m 92% 17

18 Key: Town Centre boundary Retail/ shops Proposed Secondary 9-31 Station Avenue, Caterham alley Town Centre This street section extends west along the southern side of Station Avenue, from Bairstow Eves estate agents (number 9) to Hamptons International estate agents (number 29-31). Between these is Touché hairdressers, Boots the opticians, a post office, Lloyds TSB bank, and Park & Bailey estate agents. This street section contains three estate agents and a bank along with three retail units (a post office, an optician and a hairdressers). This equates to 46% of the frontage containing retail (A1) uses and 100% of the street section containing A Uses. This is the precise function of a Secondary - providing a more diverse range of shops and services than the Primary, whilst containing a significant retail element. As such, it is recommended that this street section is designated as Secondary. Street section in metres percentage 9-31 Station 53.01m 100% Avenue Retail shops (A m 46% use) All A uses 53.01m 100% 18

19 Key: Town Centre boundary Retail/ shops Proposed Secondary Station Avenue, Caterham alley Town Centre This street section follows on from the existing primary frontage (as amended), starting at Floral Gallery (number 18) and running along to Caterham Cars showroom (number 28/32). Within the station is a ticket office and Coffee Bay. At number 24 is a financial services business and at number 26 is a taxi booking agency. Caterham Railway Station contains a retailing ticket office (A1 use) as well as a Coffee Bay (A3 use). In order to reasonably reflect this is the frontage width measurement, the total frontage width has effectively been divided into three (one third for the A3 use and two thirds to include the atrium and ticket office (A1 use)). The logical inclusion of the Floral Gallery (number 18) to the street section sees the total proportion of retailing (A1) at 34%, with the overall proportion of A uses at 58%. Whilst these figures are not as high as other street sections tested, the location of the street section (adjoining the primary frontage and opposite another proposed section of secondary frontage) make it a suitable and logical section to be considered as secondary frontage. The proposed policy of 45% retail shop frontage in the Secondary represents the Council s reasonable aspirations for this street section. Street section in metres percentage Station 44.11m 100% Avenue Retail shops (A m 34% use) All A uses 25.67m 58% 19

20 Key: Town Centre boundary Retail/ shops Proposed Secondary 50-64A Croydon Road, Caterham alley Town Centre This street section is from The Balti Express takeaway (number 50) to the Caterham Cut-in hairdressers (number 64A). There is a mixture of uses within this section, although they are predominantly A uses. This street section continues along Croydon Road beyond the Cooperative supermarket. It therefore adjoins the existing Primary. As shown by the calculations of frontage width, 40% of the ground floor frontage comprises of A1 uses, with 84% of the total ground floor frontage comprising of A uses. This fulfils the requirements of a secondary frontage and should therefore be designated as such. Street section in metres percentage 50-64A Croydon 52.09m 100% Road Retail shops (A m 40% use) All A uses 43.81m 84% 20

21 Key: Town Centre boundary Retail/ shops Proposed Secondary acant Croydon Road, Caterham alley Town Centre This street section runs from The Comodor restaurant (number 66) to Arnold & Baldwin Chartered Surveyors (number 82) and includes a variety of A uses including a hairdressers, a vacant public house, a hot food takeaway and two professional services. The entire street section currently consists of A uses which contribute to the diverse range of shops and services in the town centre. It is clear from the map opposite that retail shops are by far in the minority within this street section; however this is not to say that they are of any less importance than other retail shops. On the contrary, this retail (A1) shop contributes to the provision of a diverse range of A uses within the street section and as such the loss of the use to other uses should be resisted. It is the Council s aspiration for this street section to provide a minimum retail shop frontage of 45%. Street section in metres percentage Croydon 54.04m 100% Road Retail shops (A m 19% use) All A uses 54.04m 100% 21

22 73-83 Croydon Road, Caterham alley Town Centre This street section runs northwards from Jennifer Hibbet ladies clothes shop (number 73/75) to Hitechsa (number 83). As is clear from the map opposite, there is a significant retailing presence within this street section. Although the section is separated from the primary frontage by the Rose & Young site, it is anticipated that any future redevelopment of this site could increase footfall towards the north of the town centre. In this case, it would seem prudent to retain the retailing element within this proposed secondary frontage. The table below demonstrates that this street section contains a high concentration of retail shops (67%), which also contribute to the equally high percentage of all A uses in this section. Street section in metres percentage Croydon 31.06m 100% Road Retail shops (A m 67% use) All A uses 20.72m 67% Key: Town Centre boundary Retail/ shops Proposed Secondary acant 22

23 5.14 Accepting that the six new street sections are suitable additions to the Secondary, Caterham alley Town Centre would have a Secondary composed of 44% retailing (A1) and 86% A -uses overall. This maintains a clear retail element alongside a diverse mixture of A -uses, satisfying the NPPF definition. The following table shows the composition of the proposed Secondary in Caterham alley Town Centre. Proposed Secondary composition Street Section A1-Use frontage (metres) % All A Uses frontage (metres) % Total frontage (metres) 2-28 Godstone Road 48.81m 58% 76.57m 92% 83.19m 9-31 Station Avenue 24.85m 46% 53.01m 100% 53.01m Station Avenue 15.14m 34% 25.67m 58% 44.11m 50-64A Croydon Road 21.07m 40% 43.81m 84% 52.09m Croydon Road 10.23m 19% 54.04m 100% 54.04m Croydon Road 20.72m 67% 20.72m 67% 31.06m Total m 44% m 86% m Primary Shopping Area 5.15 The purpose of the Primary Shopping Area is to identify the area within the town centre where retail shopping is the main focus. Other nonretail uses such as cafes or banks are acceptable within the Primary Shopping Area as they help meet shoppers needs and add diversity to the street frontage; however their presence should be carefully managed and interspersed among retail units to ensure that shopping remains the predominant element of the Primary Shopping Area. As such, Caterham alley s proposed Primary Shopping Area has been drawn tightly to encompass all of the proposed Primary s and those proposed Secondary s that contain a significant retail element. The proposed Primary Shopping Area boundary is shown on the map on page 16. Outside of the Primary Shopping Area there will continue to be a wide mixture of main town centre uses where shopping is not necessarily the main purpose. Oxted Town Centre 5.16 Oxted is already host to a wide range of main town centre uses including Tandridge Leisure Centre, The Screen Plaza Cinema, The Oxted Inn, numerous restaurants, cafes, banks and estate agents, limited residential use, and other community facilities such as Oxted Library, Harry s Youth Centre and the Woodhouse Centre. These are identified in the NPPF as appropriate main town centre uses which all contribute to an active, diverse area offering opportunities for social interaction between members of the community. The key Core Strategy policy relating to town centres is CSP23: Town and Other Centres. Through this policy and the accompanying Policies Map, Oxted Town Centre boundary is defined and is not the subject of review at this time The following series of maps show the provision and distribution of retail shops, food and drink establishments, banks and agencies, offices, residential, recreation and leisure facilities within Oxted Town Centre. Each map contains accompanying narrative summarising the key points. 23

24 1 3 4 Key: Town Centre boundary Retail/ shops acant Shopping provision in Oxted Town Centre This map of Oxted Town Centre shows the quantity and concentration of shopping currently provided within the Town Centre boundary. There is a clear linear arrangement of shops along both Station Road East and Station Road West, which function as more traditional high streets. These shops provide a range of services and offer diverse shopping opportunities. Oxted s shops are easily accessible via train, with the town having built up around the railway station (1). There are also a number of bus routes running through the town centre serving a wide catchment area. 5 There are four national supermarket chain stores located within the town centre: Morrison s (2), Waitrose (3), Sainsbury s (4) and the Co-operative (5). These stores vary in size and offer greater consumer choice within a central location. Also adjacent to the Morrison s supermarket is a large car park designed for shoppers and commuters. 2 When considering the type of retail shops available, Oxted has very few national chain stores or franchises that are often found in town centres. Instead, there are a significant number of independent and locally based retailers, adding to the diversity and attraction of the town centre. 24

25 Key: Town Centre boundary Cafes/restaurants Hot food takeaways Public houses/ bars Food & drinks provision in Oxted Town Centre This map of Oxted Town Centre shows the distribution and concentration of restaurants, hot food takeaways and pubs within the Town Centre. As shown on the map, the cafes, restaurants and hot food takeaways in Oxted are fairly evenly distributed throughout the town centre. At no point are there two or more eating establishments next to each other (Deep Blue Fish & Chips, Station Road East, offers both restaurant and takeaway facilities) thus avoiding a clustering of this type of unit and their associated negative impacts e.g. dead frontage, noise, odours and litter. All of the three hot food takeaways in the town centres are independent, locally run businesses. Similarly, of the 12 cafes/restaurants in Oxted, only three are national franchises (two of which are coffee shops), with the remaining 9 being independent, local businesses. 25

26 Key: Town Centre boundary Banks, agencies, betting shops Offices Banks, agencies, betting shops & offices provision in Oxted Town Centre This map of Oxted Town Centre shows the distribution and concentration of banks, agencies (e.g. employment, travel), betting shops and offices within the Town Centre. It is important to note that the map only shows ground floor uses and that offices and agencies are often located at first floor level. The existing banks and agencies (predominantly estate agents) are all fairly evenly distributed throughout the town centre; although there is clearly a slightly higher concentration of such uses in Station Road West, relative to the total number of units along the street. There is currently only one betting shop within the town centre and this is located towards the northern end of Station Road East. 1 There is limited ground floor office provision within Oxted and the existing provision is generally located on the periphery of the town centre. The largest office building footprint is the Council offices (1). Whilst the provision of office space adds to the diversity of a town centre; offices are often more suited to first floor levels as they do not require an active frontage in the same way that, for example, retail stores do. It is therefore not essential to have them located within the primary shopping area of a town centre. 26

27 Key: Residential, public buildings and other uses provision in Oxted Town Centre Town Centre boundary Residential Museums, libraries, places of worship, Church halls Assembly and leisure buildings Other uses e.g. car garages, nail salons 2 3 This map of Oxted Town Centre shows the distribution and concentration of residential units, public buildings (e.g. libraries, places of worship, museums, youth centres) and other uses (e.g. car garages, nail salons) within the Town Centre. As is clear from the map, these uses generally occupy larger building footprints and are predominantly located on the periphery of the town centre. These peripheral locations ensure that shopping is maintained as the core function of the town centre, with a greater flexibility of uses towards the edge of the town centre. There are numerous public buildings in the town centre including: Tandridge Leisure Centre (1); the library (2); the health centre (3); Harry s Youth Centre (4) and the Woodhouse Centre (5). The presence of these facilities and services within a central location which are accessible via public transport as well as private car, increases the vitality of the town centre, reduces the need for multi-trips and promotes sustainable communities. 27

28 Existing Primary 5.18 As established, Primary s are areas within the town centre that are likely to include a high proportion of retail uses. Under the Use Class Order (1987) (Amendment 2010) (England), a retail use is classified as A1 and can include, for example, a clothes shop, post office, a hairdressers or a charity shop. Once a shop has permission for an A1 use, it can freely become any type of shop which falls under that use class, for example, a grocer s may become a hairdresser s without needing planning permission. However, national guidance does not go to the extent of defining exactly what constitutes a high proportion of retail uses. This is for each local planning authority to decide upon, and should be based on clear and logical evidence Within the 2001 Local Plan, the area that would now be considered as the Primary is referred to as the Primary Shopping Area. The use of each unit within the existing Primary, and indeed, within the entire town centre has been recorded; the results of which are shown on the Oxted Town Centre uses maps (see pages 24-27) Overall, the Primary of Oxted Town Centre is currently composed of 71% retailing (A1) and 29% non-retail uses. This is based on ground floor frontage width measured in metres (for full methodology, see section 4). The following table shows the frontage width breakdown of each street section in Oxted s existing Primary. Existing Primary Street Section Retail (metres) Retail (%) Nonretail frontage (metres) Nonretail (%) Total Primary (metres) 1-41 Station Road East 97.12m 81% 22.25m 19% m Station Road East 39.11m 87% 5.70m 13% 44.81m Station Road East 99.14m 74% 34.76m 26% 133.9m Station Road East 24.34m 60% 16.29m 40% 40.63m Station Road East 24.64m 50% 24.23m 50% 48.87m Station Road East 41.10m 60% 27.34m 40% 68.44m Station Road East 57.00m 66% 29.14m 34% 86.14m 86 Station Road East 14.45m 100% 0m 0% 14.45m Total 396.9m 71% m 29% m 5.21 Key figures from the above table are: The overall existing Primary of Oxted Town Centre is composed of 71% retail uses and 29% non-retail uses (based on frontage length in metres). For each identified street section, the proportion of retail premises varies from 50% to 100% (a street section being one side of the street not broken by side roads) These findings demonstrate that the existing Local Plan policies have been applied effectively to date, ensuring the maintenance of what is considered to be a high proportion of retail (A1) uses across the entire Primary, in line with the NPPF definition. This primary frontage should therefore continue to remain designated as such in the Development Management Policies DPD. The next section looks at whether the existing primary frontage should be extended further. 28

29 Additional Primary 5.23 To determine whether extensions to the existing primary frontage in Oxted are necessary, the composition of the remainder of the town centre frontage requires assessment. To be considered as additional primary frontage, a street section should (1) be within the town centre boundary, (2) be adjacent to the existing primary frontage (where this exists along the street) and (3) should clearly contain a high proportion of retail frontage, comparable to that of the existing primary frontage The Oxted town centre use data maps (see pages 24-27) shows that two street sections meet these three requirements and could provide extensions to the existing primary frontage. The following two street sections are shown in the maps on pages 31-32: Station Road East Station Road West 5.25 There is also a Morrison s supermarket within Oxted Town Centre which is currently not included within the primary frontage, despite being a large retailer (A1 use class). However, owing to its location separate from any other shops in the town centre ( A uses or otherwise), it would not be appropriate for inclusion within the primary frontage. It will therefore remain within the town centre boundary with no further designation. 29

30 Key: Proposed Primary and Secondary in Oxted Town Centre Town Centre boundary Retail/ shops Proposed Primary Shopping Area Proposed Primary Proposed Secondary acant From assessing the composition of the town centre and in particular the distribution and concentration of retail shops, it is possible to identify the proposed Primary and Secondary s. It is proposed that the existing Primary as identified in the 2001 Local Plan is retained (formerly referred to as Primary Shopping Area ). This frontage contains a high percentage of retailing shop fronts and is clearly identifiable as the area where shopping is most concentrated in the core of the town centre. In addition, the Council proposes two new sections of primary frontage based on the current concentration of retail shops (see pages 31-32). There are three sections of proposed Secondary identified on the map. These Secondary s either adjoin or are closely related to the Primary, and contain the additional existing retail shops within the town centre. Whilst the level of flexibility in these frontages is far greater to allow for a diversity of uses, the Council recognises the importance of maintaining the retail shop presence in these sections and will therefore seek to retain them. All remaining undesignated frontages within the town centre will be expected to accommodate suitable main town centre uses. 30

31 Key: Town Centre boundary Retail/ shops Proposed Primary Proposed Primary acant Station Road East, Oxted Town Centre This street section extends along Station Road East starting at the entrance door to up to and including Waitrose supermarket (number 159). Between these are Sue Ryder Charity, ision Express, Metro Security and Pizza Express. Situated between Pizza Express and Waitrose is also the entrance to Nichols & Nichols solicitors, which is located on the first floor and is therefore not part of the ground floor frontage calculations. In isolation this street section only contains 62% retail (A1) uses, however the creation of a supermarket on the former site of a car showroom acts as a natural extension to the existing Primary, particularly as the supermarket on the opposite side of the street also denotes the end of the existing Primary section. Additionally, when this street section is combined with the existing Primary, the total retail (A1) use remains high, at 70%. It is therefore considered appropriate to designate this street section as Primary. Street section Retail shops (A1 use) frontage in metres Station Rd East Existing Primary (from 2001 Local Plan) Retail shops (A1 use) frontage percentage 52.98m 62% m 71% TOTAL m 70% 31

32 28-56 Station Road West, Oxted Town Centre This street section extends along Station Road West from Mint Fashions (number 56) to Business Dictation (number 28). Separated from the existing Primary by the railway line, this section has not previously been considered as part of the Primary / Primary Shopping Area. Key: Whilst the railway line effectively divides the town centre, the very high proportion of A1 retail use shops within this section (currently 80%) coupled with the more diverse range of services available on the opposite side of the street (including a bank, post office and cinema) suggest the presence of a healthy, vibrant shopping area within the Town Centre. This street section should therefore be included within the Primary. Street section Retail shops (A1 use) frontage in metres Station road West Existing Primary (from 2001 Local Plan) Retail shops (A1 use) frontage percentage 76.27m 80% m 71% TOTAL m 73% Town Centre boundary Retail/ shops Proposed Primary Proposed Primary acant 32

33 New PF Existing Primary (PF) Retail frontage (metres) Retail (%) Nonretail (metres) Nonretail (%) Total frontage (metres) 5.26 The following table shows the composition of the existing primary frontage street sections plus the two newly identified street sections. Accepting that both new sections are suitable additions to the Primary, Oxted Town Centre would have a Primary composed of 71% retailing (A1) overall. This maintains a demonstrably high concentration of retailing within the Primary and as such satisfies the NPPF definition. Street Section Total: Station Road East 97.12m 81% 22.25m 19% m Station Road East 39.11m 87% 5.7m 13% 44.81m Station Road East 99.14m 74% 34.76m 26% 133.9m Station Road East 24.34m 60% 16.29m 40% 40.63m Station Road East 24.64m 50% 24.23m 50% 48.87m Station Road East 41.1m 60% 27.34m 40% 68.44m Station Road East 57.0m 66% 29.14m 34% 86.14m Station Road East 14.45m 100% 0m 0% 14.45m Station Road East 52.98m 62% 32.78m 38% 85.76m Station Road West 76.27m 80% 18.57m 20% 94.84m m 71% m 29% m Secondary 5.27 In order to be considered as secondary frontage a street section should contain predominantly A Uses (A1, A2, A3, A4 and A5), of which a significant element should be retailing (A1). Additionally, a street section should be located within the town centre boundary and be adjacent or closely related to the primary frontage In Oxted, three street sections have been identified as potential secondary frontage. Two of these sections are adjacent to the proposed primary frontage, with the third section being closely related to the primary frontage. Details of the following three street sections are presented on the maps which follow (pages 34-36): Station Road East 2-26 Station Road West 3-39 Station Road West 33

34 Key: Town Centre boundary Retail/ shops Proposed Primary Proposed Primary Station Road East, Oxted Town Centre This street section extends along Station Road East from Petra Cycles (number 90) to Sheldon House (numbers ). Between these are a range of units including Alex Jones Funeral Director s, China Garden hot food takeaway, Strawberry Fields ladies fashion, Coral bookmakers and Tender Trap lingerie shop. Sainsbury s supermarket (number 86/88) is excluded from this calculation as it forms part of the existing Primary. Although the street section only contains 42% retailing, its overall composition of A uses is still relatively high at 62%. It is therefore considered suitable to designate this section as Secondary in order to protect the important role it plays in supporting the overall vitality of the Primary Shopping Area. Street section in metres percentage station 52.26m 100% Road East Retail shops (A1 22.2m 42% use) All A uses 32.49m 62% 34

35 2-26 Station Road West, Oxted Town Centre This street section extends along Station Road West from The Stamp Shop to The Plan Shop (number 26). Between these are a range of A use units including a small supermarket, a hairdresser and a solicitor s. This street section is located on Station Road West towards the westerly boundary of Oxted Town Centre. There is a strong retail element to the street section (58%) and overall the A-Uses make up 100% of the street section. It is therefore considered appropriate for this section to be defined as Secondary. Street section in metres percentage 2-26 Station Road 75.55m 100% West Retail shops (A m 58% use) All A uses 75.55m 100% Key: Town Centre boundary Retail/ shops Proposed Primary Proposed Primary 35

36 Key: Town Centre boundary Retail/ shops Proposed Primary Proposed Primary acant 3-39 Station Road West, Oxted Town Centre This street section extends along Station Road West from Home Bird furniture shop (number 3) to Station Shoe Repairs (number 39). Between these is a diverse mix of uses including a cinema, a post office and a bank, as well as retail shops. Although there are a number of access roads along this street section, it is considered logical to view this frontage as a single section. Retailing accounts for only 44% of the total frontage, with all A uses accounting for 89% of the total frontage. This significant percentage of A-uses should be maintained as they make an important contribution to meeting shoppers needs and supporting the overall function of the Primary Shopping Area. It is therefore considered appropriate for this section to be defined as Secondary. Street section in metres percentage 2-26 Station Road m 100% West Retail shops (A m 44% use) All A uses 92.82m 89% 36

37 5.29 Accepting that the three new street sections are suitable additions to the Secondary, Oxted Town Centre would have a Secondary composed of 48% retailing (A1) and 84% A -uses overall. This maintains a clear retail element alongside a diverse mixture of A -uses, satisfying the NPPF definition. The table below shows the composition of the proposed Secondary in Oxted Town Centre. Proposed Secondary composition Street Section A1-Use frontage (metres) % All A Uses frontage (metres) % Total frontage (metres) Station Road East 22.2m 42% 32.49m 62% 52.25m 2-26 Station Road West 43.80m 58% 75.55m 100% 75.55m 3-39 Station Road West 46.33m 44% 92.82m 89% m Total m 48% m 84% m Primary Shopping Area 5.30 The purpose of the Primary Shopping Area is to identify the area within the town centre where retail shopping is the main focus. Other nonretail uses such as cafes or banks are acceptable within the Primary Shopping Area as they help meet shoppers needs and add diversity to the street frontage; however their presence should be carefully managed and interspersed with retail units to ensure that shopping remains the predominant element of the Primary Shopping Area. As such, the proposed Primary Shopping Area has been drawn tightly to encompass only the proposed Primary and Secondary s of Oxted town centre. The proposed Primary Shopping Area boundary is shown on the map on page 30. Outside of the Primary Shopping Area there will continue to be a wide mixture of main town centre uses where shopping is not necessarily the main purpose. Local Centres 5.31 The local centres of Warlingham, Lingfield, Caterham Hill and Whyteleafe are described by the Core Strategy as centres providing a range of shops and other services that meet some of the needs of their communities. Indeed, it is nationally recognised that such smaller centres are often a hub for other non-retail services and social provision... extending their role as a focus for residential communities 12. The Council therefore wishes to protect the important local retailing function of these centres by resisting the loss of shops. In order to do this it is necessary to define the extent of the local centres within which any policies relating to development in local centres should be applied. Although the four local centres are specifically listed under Core Strategy policy CSP23, their boundaries are not currently defined Historically, applications for development within local centres have been treated with a certain degree of flexibility; assessing each proposal on its individual merits, having regard to the planning policies and overall impact a development may have on the local centre. The purpose of defining local centre boundaries is to provide certainty as to the extent of the local centre where retailing is concentrated and to give clarity to applicants as to what will generally be considered acceptable development within the local centres. 12 Communities and Local Government. Parades of Shops- Towards an understanding of performance and prospects. (last accessed June 2012) 37

38 5.33 After recording the ground floor uses of premises within the generally accepted local centre areas, it has been possible to define each local centre boundary where retail (A1) shops are concentrated. These boundaries have been drawn tightly to include the most concentrated areas of retailing, excluding wherever possible any existing residential premises In all four local centres, retailing (A1 use) is the predominant premises use, accounting for anywhere between 51% and 55% of the overall ground floor frontage width. The proportion of all A uses is relatively high in each local centre, ranging from 77% in Caterham Hill to 97% in Whyteleafe. acancy rates 13 across all four local centres fall below the national average (11.3% 14 ): Caterham Hill (4%), Lingfield (6%), Warlingham (1%), and Whyteleafe (9%). This information is presented in the adjacent summary table. Composition of Local Centres: Summary table Use Class Caterham Hill Lingfield Warlingham Whyteleafe A1 54% 53% 51% 55% A2 6% 10% 12% 15% A3 2% 16% 13% 10% A4 12% 9% 0% 0% A5 4% 3% 3% 16% Total 'A' Uses 77% 91% 78% 97% B1 10% 0% 5% 3% C3 3% 0% 0% 0% D1 7% 2% 5% 0% SG 3% 6% 11% 0% acancy Rates 4% 6% 1% 9% 5.35 The composition of each of the four Local Centres is explored over the following four pages: Caterham Hill (page 39); Lingfield (page 40); Warlingham (page 41) and Whyteleafe (page 42). 13 acant premises ground floor frontage width (metres) given as a percentage of all premises ground floor frontage width (metres) 14 October 2012, British Retail Consortium, (last accessed Jan 2013) 38

39 Caterham Hill 5.36 Caterham Hill local centre is composed of two distinct sections: the main High Street running north to south and the Raglan Precinct off Chaldon Road. Retail (A1) uses dominate the Raglan Precinct, with a row of shops visible from the main street as well as a small supermarket located inside the precinct. 77% of the local centre comprises of A uses (based on total ground floor frontage measured in metres), with only 5 vacant units in the centre representing just 4% of the total frontage (as of May 2012). Retailing (A1 use) is the predominant premises use and accounts for 54% of the total ground floor frontage in the local centre (see table below) The southern section of the High Street between Park Road/Essendene Road to the north and just past the intersection with Court Road to the south has a distinctly different composition. Whilst a noticeable retail (A1) element remains, a more diverse mix of uses is more apparent. However, the services available at this southern end of the High Street contribute towards meeting the needs of the local community and should be included within the local centre boundary On both sides of the High Street between Chaldon Road to the north and Park Road/Essendene Road to the south, the premises are predominantly A1-uses, as well as two A4-use public houses (on the corner of each side of the southern section of the street); one takeaway; two restaurants; an ear care centre and a community centre. Caterham Hill Local Centre Uses Use Class Number of units length (metres) Percentage of frontage (%) A % A % A % A % A % Total 'A' Uses % B % C % D % SG % TOTAL % acancy Rates % Key: Local Centre boundary Retail/ shops acant 39

40 Lingfield 5.39 The local centre of Lingfield radiates from the central location of the war memorial at Gun Pond, outwards along Godstone Road to the west, East Grinstead Road to the south, and the High Street to the east. 91% of the local centre comprises of A uses (based on total ground floor frontage width in metres), with only 3 vacant premises in the centre representing 6% of the total frontage (as of May 2012). Retailing (A1 use) is the predominant premises use and accounts for 53% of the total ground floor frontage in the centre (see table below) Lingfield contains a diverse range of shops and services within a relatively compact area, including two supermarkets, two public houses, numerous restaurants/cafes, a post office, a chemist, a bank and a petrol filling station. Lingfield Local Centre Uses Use Class Number of units length (metres) Percentage of frontage (%) A % A % A % A % A % Total 'A' Uses % B % C % D % SG % TOTAL % Key: Local Centre boundary Retail/ shops acant acancy Rates % 40

41 Warlingham 5.41 The local centre of Warlingham is compact in nature and primarily focused around The Green. Two sections of residential dwellings ( , Limpsfield Road and 22-30, The Green) have been excluded from the local centre in order that the development management policy is not applied to existing private residential dwellings. 78% of the local centre comprises of A uses (based on total ground floor frontage measured in metres). Retailing (A1 use) is the predominant premises use and accounts for 51% of the total ground floor frontage in the local centre (see table below) Amongst other things, Warlingham local centre contains a supermarket and a convenience store, numerous cafes/restaurants, two takeaways, a community hall, a bank, and numerous retail shops. Currently (as of May 2012) there is only one vacant ground floor unit in the local centre, which accounts for 1% of the centre s total ground floor frontage. It is considered important to maintain the vitality of Warlingham, ensuring the continued availability of a diverse range of shops and other town centre uses which contribute to meeting shoppers daily top-up needs. Use Class Number of units length (metres) Percentage of frontage (%) C % D % SG % TOTAL % acancy Rates % Key: Local Centre boundary Retail/ shops acant Warlingham Local Centre Uses Use Class Number of units length (metres) Percentage of frontage (%) A % A % A % A % A % Total 'A' Uses % B % 41

42 Whyteleafe 5.43 The proposed local centre of Whyteleafe is the smallest of the four local centres. It is linear in form, running along Godstone Road (A22) from Four Seasons Floral Design at the northern-most end, to Look Computers at the southern-most end. 97% of the local centre comprises of A uses (based on total ground floor frontage measured in metres), with only 3 vacant units in the centre representing 10% of the total frontage (as of May 2012). Retailing (A1 use) is the predominant premises use and accounts for 55% of the total ground floor frontage in the local centre (see table below) Also included within the proposed local centre boundary are two premises on the corner of Station Road and Godstone Road. One unit is a hot food takeaway and the other is a professional service roofing shop. Whyteleafe Local Centre Uses Key: Local Centre boundary Retail/ shops acant Use Class Number of units length (metres) Percentage of frontage (%) A % A % A % A % A % Total 'A' Uses % B % C % D % SG 0 0 0% TOTAL % acancy Rates % 42