Regulation 19 Rutland Local Plan
Town centre areas and primary shopping areas
What will this policy do?
Local Planning Authorities should pro-actively promote competitive town centre environments that provide customer choice and a diverse retail offer. To do this it is advised that Local Plans define the extent of the town centres and primary shopping areas and set policies that make clear the range of uses which will be permitted in such locations, as part of a positive strategy for the future of town centres. This policy addresses this requirement.
Policy E11 - Primary shopping areas
E(a) retail uses will be supported within the Primary Shopping Area shown on the policies map. Proposals for non-retail uses in the primary shopping frontages will only be permitted where it is demonstrated that the proposal:
- will not result in an adverse cluster of non-retail E(a) uses in the primary shopping area;
- will retain a 'shop-like' appearance with an active frontage;
- will not harm the predominantly retail character of the primary shopping areas; and
- will provide a direct service to the public.
Why is this policy needed?
The Policy is needed to provide guidance on the extent to which non-retail uses may be permitted in the primary shopping areas. Proposals involving a change of use of ground floor premises in the primary shopping areas must complement the retail offer and should not lead to an over dominance of non-retail uses, which would detract from the overall retail experience in the central part of the town centres.
It is important the proportion of non-E(a) uses in the primary shopping areas are managed to ensure that they support, and do not come to dominate, the predominantly E(a) retail function of this area.
In line with the recommendations of the Rutland Retail, Leisure and Town Centres Study 2023 the Main Town centre uses should be maintained and enhanced through the primary shopping area policy and as such no further changes are warranted to the primary areas in Oakham.
The Policies Map defines the extent of the Oakham and Uppingham town centre areas and identifies primary shopping areas where loss of retail floor space for other purposes would be opposed where it would contribute to damaging the vitality and viability of the town centre.
The implications of changes to permitted development
The Town and Country Planning (General Permitted Development) (England) Order 2015 has introduced greater flexibility to enable a more straightforward change of use within shopping frontages. Of particular relevance, the amendments allow permitted change from retail premises (E (a)) to financial services (Ec,i)), and restaurants and cafes (E(b)) without a time limit on that change of use. The move is designed to reduce vacancies on high streets.
The Council's policy framework has effectively protected and enhanced the primary shopping area in recent years. If it is considered the permitted development changes of use are having a detrimental impact on the primary shopping areas i.e., the dilution of retail uses (E(a) underpinning footfall and connectivity across the town centres, then the Council may consider the use of Article 4 directions necessary to assist in the protection of primary shopping areas for Oakham and Uppingham town centres. The use of an Article 4 direction would prevent such a change of use where considered inappropriate and harmful to the vitality and viability of the shopping frontage.
Non-retail Class E(a) uses (see Glossary) which may be appropriate in the primary shopping areas are banks, building societies and other financial services covered by E(c,i) Use class, E(b) uses such as restaurants and cafés, some sui generis uses such as public houses and hot food takeaways which complement the function of the area and do not compromise the amenity of surrounding residents. In addition, public sector services such as Council, health and community hub services should be encouraged to locate within the primary shopping area. Outside of Class E(a) Use Class, other main town centre uses will usually be more appropriate elsewhere within the town centre boundaries where a more diverse mix of uses is encouraged.
In assessing development that will impact on the shop fronts in Rutland, the Council will have regard to the Council's SPD (March 2015) on shop fronts including signs and shop security and any subsequent updated guidance on this issue. This SPD may be updated following the adoption of the Local Plan.
