9 Retail and leisure development

Policy S 1

Retail and Leisure Development Within Town and Neighbourhood Centres

Planning permission will be granted for retail and leisure development within town centres and neighbourhood centres, provided that the development would:

  1. be of a scale appropriate to the centre;
  2. be, or would be made to be, accessible by a choice of means of transport, including public transport, walking and cycling;
  3. not give rise to unacceptable levels of traffic congestion, or have an adverse impact on highway safety in terms of traffic generation, parking or servicing;
  4. wherever practicable, make car parking facilities provided as part of the development available to all short-stay visitors to the town centre;
  5. be of a high standard of design and support an attractive external environment; and
  6. not have an unacceptable impact on environmental quality or residential amenity.

The city’s town centres are defined on the proposals map and comprise:

  1. Salford Precinct, Langworthy;
  2. Eccles;
  3. Swinton; and
  4. Walkden.

The city's neighbourhood centres are defined on the proposals map and comprise:

  1. Broughton Village, Broughton;
  2. Cheetham Hill, Kersal;
  3. Langworthy Road, Langworthy;
  4. Leicester Road, Broughton;
  5. Mocha Parade, Broughton;
  6. Bolton Road, Swinton North;
  7. Irlams O' Th' Height, Claremont;
  8. Hope, Weaste and Seedley;
  9. Monton, Eccles;
  10. Patricroft, Barton;
  11. Peel Green, Winton/Barton;
  12. Boothstown, Boothstown & Ellenbrook;
  13. Little Hulton;
  14. Higher Irlam;
  15. Lower Irlam (Cadishead Ward);
  16. Cadishead;
  17. Regent Road, Ordsall; and
  18. Ellenbrook, Boothstown & Ellenbrook.

Reasoned justification

9.3 Salford’s town centres and neighbourhood centres play a vital role in the health of local communities, providing accessible retail, leisure and other facilities. The UDP seeks to protect and enhance these centres, and their primary retail function, and therefore new retail and leisure development within them will be supported. This will help to promote competition and choice for consumers, and gives them an opportunity to perform a number of activities in a single trip, reducing the need to travel in line with sustainable development objectives. However, it will be important to the continued success of these centres that any new retail and leisure development is of an appropriate scale, serving a similar catchment to the centre itself, and is designed to maximise its benefit for the centre.

Policy S 3

Loss of Shops

Within existing town centres and neighbourhood centres, as defined in Retail and Leisure Development Within Town and Neighbourhood Centres and shown on the proposals map, a change of use from Class A1 retail will only be permitted where it would not have an unacceptable impact on the vitality or viability of the centre, either individually or cumulatively.

In determining the extent to which a particular development would have an unacceptable impact on vitality and viability, particular regard will be had to the extent to which it would:

  1. lead to an over-concentration of non-A1 retail uses on the main shopping streets within the centre;
  2. result in an area of relative pedestrian inactivity within the centre, due to the nature of the use;
  3. result in the loss of a shopfront that contributes to the maintenance of the retail character of the frontage;
  4. have an unacceptable impact on environmental quality or residential amenity;
  5. assist in the development of a wide range of attractions and amenities; and
  6. contribute to the regeneration of the centre, in terms of removing a long-term vacancy and/or improving the condition of the property.

Outside town and neighbourhood centres, planning permission will be granted for the change of use of local shops from Class A1 retail where the proposal is consistent with the other policies and proposals of the plan, and it can be demonstrated either that there is no demand for the retail use of the property or that an alternative use would be more appropriate.

Reasoned justification

9.8 It is acknowledged that non-retail uses have a significant role to play within town centres, neighbourhood centres, and other shopping areas, and can contribute to their vitality and viability. However, it is important that such uses do not detract from the primary retail function of the centres, or result in the loss of local shops to the detriment of local residents. It will normally be appropriate to concentrate retail uses within the core of town centres, with other uses being focused more towards the edges of the centres.

9.9 Within linear shopping areas, such as Liverpool Road, it may be appropriate to allow changes of use that help to concentrate retail and other active ground floor uses in specific locations, in order to support accessibility and linked trips, reduce vacancy levels, and support the regeneration and environmental improvement of key road corridors. In some circumstances this may involve the development of particular specialisms in terms of the type of use within the centre. Living over the shop proposals will be supported where they are consistent with other policies and proposals of the UDP.

Policy S 4

Amusement Centres, Restaurants and Cafes, Drinking Establishments and Hot Food Takeaways

Proposals for amusement centres, and any uses falling within Classes A3, A4 or A5 of the Town and Country Planning (Use Classes) Order 1987, will not be permitted where the use would have an unacceptable impact, either in itself or cumulatively, on:

  1. the amenities of surrounding residential occupiers by reason of noise, disturbance, smells, fumes, litter, vehicular traffic movements, parking or pedestrian traffic;
  2. the safety of pedestrians and road users, with respect to car parking, servicing or the effect on the free flow of traffic;
  3. the vitality and viability of a town centre or neighbourhood centre;
  4. visual amenity; or
  5. the drainage system.

Reasoned justification

9.10 The city council recognises the important role that amusement centres, restaurants and cafes (Class A3), drinking establishments (Class A4) and hot food takeaways (Class A5) play in the economy, in adding interest and vitality to local and district centres, and main thoroughfares, and in providing an important and increasingly popular service to the general public.

9.11 However, these uses have significantly greater potential than retail uses to create disturbance, and detract from residential amenity and environmental quality. In addition, the levels of vehicular traffic associated with developments serving food and drink can create extra amenity and safety problems. It will also be important to evaluate the possible adverse effects of an overabundance of amusement centre and food and drink uses on the vitality and viability of existing district and neighbourhood centres, in accordance with Policy S3 'Loss of Shops'. The potential impact on the drainage system will be an important consideration for food and drink uses, and grease traps/tanks may be required for such developments.

Policy S 5

Site for New Retail Development

Land between Pendleton Way, Fitzwarren Street and Seedley Road, Langworthy (3.7ha) is allocated for retail development in accordance with Policy S1 'Retail and Leisure Development Within Town and Neighbourhood Centres', for the provision of a new food superstore.

Reasoned justification

9.12 Supplementary planning guidance adopted in 2002 identified this site as a potential location for a modern food superstore. The site forms part of the town centre as redefined in this UDP and could accommodate a large modern foodstore, petrol filling station, and associated car parking and servicing. In addition, and dependent on the size of the store, there is potential to allow for the development of some complementary retail or leisure uses on the site. The store would complement the retail provision in Salford Precinct.