ANGUS LOCAL PLAN REVIEW FINALISED PLAN - Angus Council
ANGUS LOCAL PLAN REVIEW FINALISED PLAN - Angus Council ANGUS LOCAL PLAN REVIEW FINALISED PLAN - Angus Council
Policy SC20 : Support For Town CentresAngus Council will continue to initiate and support measuresdesigned to enhance the vitality and viability of the town centresand will work in partnership with other bodies and interestedparties to promote and develop opportunities which:• sustain the role and key functions of each of the Angus townsand their central areas; and• safeguard their existing character and complement andenhance their environment and historic value.Town Centre: provides a broadrange of facilities and serviceswhich fulfil a function as a focusfor both the community andpublic transport.NPPG8 Town Centres andRetailing (Revised 1998)2.62 Within the larger town centres the main retail frontage forms thecore retail area and are shown on the Proposals Map for Arbroath,Brechin, Forfar, Kirriemuir and Montrose, Within these areasdevelopment proposals which foster the development of a range oftown centre activities, whilst maintaining the prime retail function, willbe encouraged.Policy SC21 : Core Retail AreasWithin the Core Retail Areas, proposals involving the change ofuse of existing ground floor retail premises (Class 1, Shops) willbe acceptable where the proposed use is a restaurant or café(Class 3 )* or:• it can be demonstrated that the property has been vacant forat least 12 months and actively marketed for retail use duringthat time; or• at least 5% of the retail units within the core retail area arevacant.Where development proposals satisfy the above criteria thefollowing will also apply:• ground floor frontage development should include a shopwindow frontage and maintain an appropriate window display;and• a condition will be applied (in accordance with Circular 4/1998)to restrict the permission to the use specified.Core Retail Areas: The core ofthe central shopping areatypified by its concentration ofkey multiple retailers and otherprominent comparison outlets.Vacancy Levels (2003)(as a % of all retail floorspace,including vacant, within definedtown centres,)Arbroath 16%Brechin 14%Carnoustie 17%Forfar 4%Kirriemuir 8%Monifieth 16%Montrose 4%Source: Angus Council* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.2.63 Active use of premises above ground floor level adds to thevisual and economic attractiveness of town centres. Proposals forupper floors can include a range of uses, which will add to the vitalityand viability of the town centres by encouraging investment andattracting more people into the centre.Policy SC22 : Upper Floor UseWithin the town centres the use of upper floors for residentialand non-residential purposes will be supported, subject toamenity considerations.Angus Local Plan Review38Finalised Plan
Retailing2.64 The Angus Retail Study (completed in 2002) reviewed retailtrends, current provision and potential for future development in eachof the Angus towns. It considered how consumers use town centresand their view of the towns, the implications of trends in food and nonfoodretailing and identified shortfalls in and opportunities for newretail provision.2.65 The key factors arising from the analysis are:• the small scale of the towns and their associated catchmentpopulations;• self sufficiency in convenience retailing;• declining convenience expenditure;• high comparison leakage from Angus; and• market demand and supply of sites/premises.2.66 The Angus Retail Study confirms the limited capacity of theAngus towns to absorb further major retail development, particularly inthe convenience sector. There remains scope for development ofcomparison goods outlets, provided their scale and location are inaccordance with the policies of this Local Plan. There are sites withpermission for retail use in Arbroath (Westway and Gravesend),Forfar (former Tesco) and Montrose (New Wynd/Baltic Street andBrechin Road).2.67 There is scope for development that supports town centres andimproves the range of shopping on offer where it can bedemonstrated that the level of impact on the individual centre is notdetrimental to its viability. The impact of such proposals on ruralshops and petrol stations will also be considered in accordance withNPPG 8 (Revised 1998). A Retail Impact Assessment will be requiredfor all developments over 1000m 2 floorspace, whether freestanding oras an extension of an existing store. Angus Council will require suchsupporting evidence for any retail development, regardless of its size,where there is concern about the potential retail impact on the towncentre.Policy SC23 : Large Scale Retail Development ProposalsTown centres are the preferred location for major retaildevelopments within Angus.All retail development proposals over 1000m 2 gross floorspaceincluding extensions to existing stores will be required to submitretail impact and transport assessments, and satisfy thefollowing criteria:• comply with the sequential approach giving priority todevelopment within the defined town centre before edge-ofcentreor out-of-centre sites;• do not individually or cumulatively undermine the vitality andviability of any of the town centres in Angus;• tackle deficiencies in distribution and existing provision, inqualitative or quantitative terms;• are accessible to all sections of the community by a variety ofmodes of transport;Angus Local Plan Review39Angus Retail StudyThe main findings are: -Convenience Goods• a highly self-containedconvenience sector -estimated 6% leakage• an adequate provision ofconvenience floorspace -estimated 5% overtrade attwo supermarkets• no overall spare conveniencecapacity in Angus in theforeseeable future• expect slight decline inconveniencegoodsexpenditureComparison Goods (e.g.furniture, clothing, electricalgoods)• outflow of expenditure (65%)to Dundee and other centres• there is limited capacity inAngus to support additionalcomparison retailingassuming heavy leakagecontinues• there is some capacity fordevelopment of thecomparison goods sector,particularly Arbroath,Montrose and Forfar• predict substantial growth incomparison expenditure percapita.Sequential approach: firstconsider town centre sites, thenedge-of-centre sites and onlythen out-of-centre sites inlocations that are or can bemade easily accessible by achoice of means of transport.Edge-of-centre: A locationwithin easy walking distance ofthe town centre, and usuallyadjacent to the town centre, andproviding parking facilities thatserve the centre as well as thestore, thus enabling one trip toserve several purposes.Out-of-centre A location that isclearly separate from a towncentre but within the urban area,including programmedextensions to the urban area inapproved or adopteddevelopment plans.Finalised Plan
- Page 1 and 2: ANGUS LOCAL PLANREVIEWFINALISED PLA
- Page 3 and 4: PREFACEThe Finalised Angus Local Pl
- Page 5 and 6: CONTENTSPagePART 1: INTRODUCTION AN
- Page 8 and 9: Local Plan AreaThe National Context
- Page 10 and 11: FORMAT OF THE PLAN1.7 The Local Pla
- Page 12 and 13: Area of Angus withinthe Cairngorms
- Page 14 and 15: 1.21 In Carnoustie and Barry the Lo
- Page 16 and 17: 1.31 The accessibility of sites by
- Page 18 and 19: ENVIRONMENTAL PROTECTION1.39 Effect
- Page 20 and 21: Schedule 1 : Development Guidelines
- Page 22 and 23: BUILDING SUSTAINABLE COMMUNITIES2.1
- Page 24 and 25: Area of Angus withinthe Cairngorms
- Page 26 and 27: Table 2.1 : Housing Land Allowances
- Page 28 and 29: Figure 2.2 : Rural Settlement Units
- Page 30 and 31: 2.19 It should be noted that becaus
- Page 32 and 33: Affordable Housing2.21 The supply o
- Page 34 and 35: Area will be applied to the overall
- Page 36 and 37: Policy SC10 : Sites for Gypsies/Tra
- Page 38 and 39: 2.39 Access to suitable employment
- Page 40 and 41: Policy SC14 : Industrial And Busine
- Page 42 and 43: • are in keeping with the scale a
- Page 46 and 47: • ensure provision of dedicated p
- Page 48 and 49: SPORT AND RECREATION2.72 The pursui
- Page 50 and 51: space is considered unnecessary due
- Page 52 and 53: Community Service ProvisionCOMMUNIT
- Page 54 and 55: TRANSPORT AND COMMUNICATIONS2.91 Ac
- Page 56 and 57: Proposal SC37 : Walking and Cycling
- Page 58 and 59: Policy SC40 : Upgrade of A92/A930An
- Page 60 and 61: Telecommunications2.111 Modern tele
- Page 62 and 63: ENVIRONMENT AND RESOURCES3.1 The en
- Page 64 and 65: Figure 3.1 - Natural Heritage Desig
- Page 66 and 67: Policy ER4 : Wider Natural Heritage
- Page 68 and 69: 3.13 Where appropriate, development
- Page 70 and 71: Commercial Forestry3.17 Commercial
- Page 72 and 73: Figure 3.3 : Heritage DesignationsA
- Page 74 and 75: 3.27 Where demolition is approved i
- Page 76 and 77: Policy ER15 : Development Affecting
- Page 78 and 79: 3.39 Within the mediaeval burghs of
- Page 80 and 81: 3.43 The Water Environment and Wate
- Page 82 and 83: Policy ER23 : Surface Water Disposa
- Page 84 and 85: Policy ER26 : Flood Risk - Consulta
- Page 86 and 87: • no other suitable alternative s
- Page 88 and 89: Minerals3.65 Mineral deposits are f
- Page 90 and 91: ENERGY3.68 Angus Council supports t
- Page 92 and 93: Figure 3.4 : Wind Energy Developmen
Policy SC20 : Support For Town Centres<strong>Angus</strong> <strong>Council</strong> will continue to initiate and support measuresdesigned to enhance the vitality and viability of the town centresand will work in partnership with other bodies and interestedparties to promote and develop opportunities which:• sustain the role and key functions of each of the <strong>Angus</strong> townsand their central areas; and• safeguard their existing character and complement andenhance their environment and historic value.Town Centre: provides a broadrange of facilities and serviceswhich fulfil a function as a focusfor both the community andpublic transport.NPPG8 Town Centres andRetailing (Revised 1998)2.62 Within the larger town centres the main retail frontage forms thecore retail area and are shown on the Proposals Map for Arbroath,Brechin, Forfar, Kirriemuir and Montrose, Within these areasdevelopment proposals which foster the development of a range oftown centre activities, whilst maintaining the prime retail function, willbe encouraged.Policy SC21 : Core Retail AreasWithin the Core Retail Areas, proposals involving the change ofuse of existing ground floor retail premises (Class 1, Shops) willbe acceptable where the proposed use is a restaurant or café(Class 3 )* or:• it can be demonstrated that the property has been vacant forat least 12 months and actively marketed for retail use duringthat time; or• at least 5% of the retail units within the core retail area arevacant.Where development proposals satisfy the above criteria thefollowing will also apply:• ground floor frontage development should include a shopwindow frontage and maintain an appropriate window display;and• a condition will be applied (in accordance with Circular 4/1998)to restrict the permission to the use specified.Core Retail Areas: The core ofthe central shopping areatypified by its concentration ofkey multiple retailers and otherprominent comparison outlets.Vacancy Levels (2003)(as a % of all retail floorspace,including vacant, within definedtown centres,)Arbroath 16%Brechin 14%Carnoustie 17%Forfar 4%Kirriemuir 8%Monifieth 16%Montrose 4%Source: <strong>Angus</strong> <strong>Council</strong>* As defined in the Town and Country Planning (Use Classes) (Scotland) Order 1997.2.63 Active use of premises above ground floor level adds to thevisual and economic attractiveness of town centres. Proposals forupper floors can include a range of uses, which will add to the vitalityand viability of the town centres by encouraging investment andattracting more people into the centre.Policy SC22 : Upper Floor UseWithin the town centres the use of upper floors for residentialand non-residential purposes will be supported, subject toamenity considerations.<strong>Angus</strong> Local Plan Review38Finalised Plan