Policy EC7: Retail Development

Draft Policy EC7 promotes a vital and viable town centre in Bexhill. New floorspsace, to met identified needs, is promoted in accordance with the sequential approach to site selection, and subject to assessing the impact on the town centre of potential harmful developments. Paragraph 16.43 states that edge of centre locations are preferable to out of centre sites, such as Ravenside Retail Park, which accords with Goverment guidance and is supported.

Our clients own commerical land in Beeching Road which is now of poor quality for industrial purposes. They considered that it can be brought forward for redevelopment to meet the needs of convenience retail development identified at BX2 (iii) and paragraph 8.38. Subject to there being no suitable, viable and available sites within the Town Centre, they are confident that the capacity identified for additional convenience goods retailing in Bexhill can be delivered on this edge of centre sitem which would be consistent with the objective of EC7 to support Bexhill Town Centre to maintain and increase the proportion of retail spending from its local catchment area.

Accordingly our client also supports Policy EC7 as being deliverable, at least in relation to convenience goods shopping in Bexhill.

Please add that larger retail developments will be required to contribute to the carbon reduction strategy by installing low carbon technologies and innovative ways of reducing energy use and waste including car use.

Paragraph 16.43 states "in the case of Bexhill, consideration will be given to locations in or adjoining Sidley and Little Common district centres ahead of out-of-centre locations. The only significant out of centre shopping are is the Ravenside Retail Park. This attracts trade from across Bexhill and St Leonards, for both convenience and comparison goods. Its established role and potential for linked trip with the Retail Park would place it ahead of other out of centre locations in Bexhill. However, the priority is to focus on town and district centres (both in Bexhill and Hastings), and related edge of centre sites."

Comments:

We agree with the Council's comments that Ravenside has an important role in Bexhill and its position ahead of other out of centre locations in Bexhill. For larger retail proposals, it may not be appropriate to be placed in lower order centres and therefore should be considered carefully.

PPS4's Practice Guidance on Need, Impact and the Sequential Approach sets out guidance in determining the appropriate area of search for an application. Paragraph 6.21 of the Guidance states that 'the scale and form of development likely to be appropriate in each centre should have been considered carefully.'

In particular, Paragraph 6.24 states that 'in determining the appropriate area of search for an application, including whether it is appropriate to consider sites within or on the edge of established centres, it will be relevant to consider the scale and form of development proposed.'

We consider that Bexhill, as the highest order of centre, is suitable for large scale retail development. The function of Sidley and Little Common district centres in Bexhill are local shopping centres servicing local community needs, each comprising up to 60 small to medium retail units. Developments which are likely to serve a wider catchment area would be inappropriate for these two district centres.