ANGUS LOCAL PLAN REVIEW FINALISED PLAN - Angus Council

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