North East Lincolnshire Council

Retailing is a dynamic industry, which has witnessed many changes over a short period of time. New forms of retailing have evolved which have brought with them changes to the distribution of retailing throughout the Borough. The traditional role of town centres has become established and diversified in the range of goods sold.

7.2

Attempts to go back to past patterns of land use, against market trends are unlikely to succeed. Diversification of uses is now recognised as offering the best way forward. Vitality and viability may be found in a wider mix of uses that fits better with the surrounding community and changing retail patterns.

Policy S1: Shopping Hierarchy.

New shopping development will be permitted within the shopping hierarchy which is identified as:

Great Grimsby Sub Regional Town Centre, incorporating the Top Town and Freeman Street areas;

Cleethorpes Town Centre;

Immingham Town Centre;

Local Centres;

Village Centres;

provided that it is consistent with the scale and function of the centre.

New shopping development outside the shopping hierarchy or proposals that are not consistent with the scale and function of the centre will be permitted provided:

(i)

it can be demonstrated that there is a need for the development and that all potential Town and edge of Town Centre (including Commercial Area) options have been thoroughly assessed; and

(ii)

its location will be capable of being served by a variety of means of transport, including public transport; and

(iii)

the development would not undermine the viability or vitality of the existing Town Centres or Local Centres.

7.3

Retailing is a dynamic industry, which is particularly sensitive to the vagaries of fashion trends. The buildings which house retail outlets often have a longer life expectancy than the forms of retailing they were constructed for. PPG6 'Town Centres and Retail Developments' points out that modern town centres consist of a mixture of land uses which are often interdependent and perform a variety of roles. They provide a sense of place and community identity, shopping facilities for local residents and others and services/facilities for all of the community. Town centres provide convenient locations for shops, leisure facilities, restaurants, entertainment and the arts, offices as well as residential accommodation.

7.4

When seeking a location for a key town centre use likely to attract a lot of people the onus will be on the developer to demonstrate that he has thoroughly assessed all potential town centre options. Developers will need to adopt a sequential approach. Adopting such an approach means that first preference should be for town centre sites, where suitable sites or buildings suitable for conversion are available, followed by edge-of-centre sites in locations that are accessible by a choice of means of transport. Where a developer can demonstrate a need for a major retail development which cannot be accommodated in, or on the edge of existing town centres; such proposals will have to demonstrate that they will be capable of being served by a variety of means of transport, including public transport; and will not undermine the vitality or viability of the existing town centres and local centres.

7.5

The PPG6 advises that variety and activity are essential elements of the vitality and viability of town centres and that local authorities should encourage diversification of uses in the town centre as a whole.

7.6

The likely impact of out of centre developments on the viability and vitality of existing town centres will be assessed using a range of the indicators referred to in PPG6 Figure 1 'Measuring vitality and viability'. Of particular significance is the assessment of diversity of retail uses, levels of vacancy, pedestrian flows and overall accessibility, and environmental quality.

7.7

Great Grimsby's Town Centre performs the role of a sub-regional centre serving the needs of the North East Lincolnshire Borough together with adjoining rural areas into Lincolnshire and certain parts of North Lincolnshire. It is defined in this plan as the identified shopping area, encompassing the Top Town area and Freeman Street. Top Town is the focus for mainstream shopping with high street multiples concentrated in the Freshney Place Shopping Centre. Freeman Street is characterised by its emphasis on convenience retailing. The town centre is a major attracter of journeys both by private car and by public transport. Single car journeys can serve several purposes within the town centre and the Freshney Place bus station and Grimsby Town railway station being located in the town centre, offer good access to those travelling by public transport.

7.8

The Freeman Street area has suffered serious decline for a long period. It has therefore been identified as a priority area for regeneration. As such it has attracted a significant amount of external funding from both national and European sources.

7.9

The Council has adopted a set of Strategic Principles to guide the regeneration programme, based on the dual aims of improving the quality of life of the local community and increasing the area's contribution to the development of North East Lincolnshire. These principles include the development of a sustainable future for the area by involving the local community in building on and broadening the mixture of land uses, improving the health, educational attainment and safety of local people, the refurbishment of the existing property and the attraction of new development.

7.10

To date good progress has been made with the refurbishment of commercial buildings and housing, the provision of a major community resource centre, establishing community groups and raising the profile of the area. A detailed Development Framework is now being prepared to guide future action and provide a basis for private sector investment.

7.11

Within the framework set by the Local Plan and supplemented by the Development Framework, a flexible approach will be adopted to maintain and enhance the mixture of uses in the regeneration area.

7.12

Cleethorpes Town Centre performs an important shopping role for the south-eastern part of the Grimsby/Cleethorpes built-up area. St Peters Avenue forms the focus for retail and service activity with the shopping profile of the town centre taking on a more resort-orientated character towards Alexandra Road. This centre is convenient to use, well served by inexpensive car parks and has a high degree of accessibility by bus.

7.13

Immingham Town Centre provides a mix of day to day shopping and service businesses. Its role being enhanced by the free-standing nature of the settlement.

7.14

Whilst commercial competition is not a land-use planning consideration, PPG6 does state that when drafting local plan policies or considering development proposals for retail developments outside town centres the local planning authority should take account of the possible impact (including the cumulative impact with either recent or proposed retail developments) on the vitality and viability of any nearby town centre as a whole.

7.15

All applications for retail developments over 2,500m_ gross floor area should be supported by evidence on:

whether the applicant adopted a sequential approach to site selection and the availability of suitable alternative sites;

their likely impacts on town centres, local centres and villages, including consideration of the cumulative effects of recently completed developments and outstanding planning permissions;

their accessibility by a choice of means of transport, assessing the proportion of customers likely to arrive by different means;

the likely changes in travel patterns over the catchment area; and, where appropriate

any significant environmental impacts.

7.16

In December 1993 Nathaniel Lichfield and Partners updated a shopping study previously carried out in 1987. The Nathaniel Lichfield study examined the qualitative and quantitative needs of the Borough and the relationship/demand for out-of-centre retailing and its possible effects on the town centres and retail outlets. The Council also has comparative studies submitted in support of recent retail proposals. In general, all the studies conclude that the quantitative need for new retail development is limited and could be taken-up with the implementation of current proposals. The end-date of this Local Plan (2006) also limits the capacity for real growth in the retail sector.

7.17

The Council is mindful of the dynamic character of the retail sector and despite the limited capacity for real growth (i.e. significant new additions to retail floor space) the Local Plan (through the following policies) aims to facilitate qualitative, and actual growth, (i.e. increased turnover from the existing floorspace). The very compact nature of the urban area and concentration of business, leisure, residential and retail land uses and opportunities lends itself to sustainable living and, for its part, Policy S1 supports this concept.

7.18

Policies relating to Town Centres and Commercial Areas will permit retail development and a variety of other uses and thus help to maintain and improve the vitality and viability of the Town Centre.

7.19

The Government's view, set out in PPG 6, is that town centres and local centres have distinctive roles to play in providing for retail development. Town centres can offer a range, quality and convenience of services that are attractive to the local population, to visitors and to investors. Local centres offer a mix of smaller scale retailing and related services. These are particularly important because of their proximity to established residential areas and therefore providing access to a range of services to most people irrespective of car ownership etc.

Policy S2: Shopping Areas.

Within the shopping areas, as defined on the Proposals Maps, development proposals for the following uses will be permitted:-

(i)

shops;

(ii)

financial and professional services;

(iii)

food and drink outlets;

(iv)

offices, research and development, light industry at first floor and above;

(v)

hotels and hostels at first floor and above;

(vi)

residential institutions at first floor and above;

(vii)

dwellings and houses in multiple occupation at first floor and above, or as an ancillary element of a mixed use development;

(viii)

non-residential institutions;

(ix)

assembly and leisure not occupying primary shopping frontages;

(x)

amusement centres, provided they accord with Policy LTC12;

(xi)

laundrettes not occupying primary shopping frontages;

(xii)

taxi and private hire business not occupying primary shopping frontages.

7.20

The Shopping Areas primarily cover the core areas of retailing within the Borough, namely Top Town and Freeman Street, Great Grimsby, St Peters Avenue, Cleethorpes and Kennedy Way, Immingham.

7.21

Top Town serves the higher order durable needs of Great Grimsby's catchment area and boasts the prestigious Freshney Place Shopping Centre. Although predominantly a shopping area, Top Town also performs a vital commercial, leisure, community and tourist function.

7.22

Freeman Street is a centre for food outlets and the covered market is one of its principle features. It contains a large number of local independent traders and is largely domestic in scale.

7.23

Cleethorpes town has a fragmented shopping area, although the core centred along St Peter's Avenue does represent a fairly compact retail and service centre.

7.24

Kennedy Way, Immingham provides a range of retail outlets which form the pedestrian precinct served by two large car parks. There is also a large sub-centre supermarket and an area set aside for a traditional market. Room exists within the centre for further retail development to meet any potential increased demand.

7.25

To maintain and enhance the key role of the Shopping Areas in the Borough's economy as a whole it is necessary to encourage suitable shopping developments and complimentary uses within these areas wherever practicable. Should the situation arise, to assist the supply of housing to meet needs opportunities should be taken to convert upper floors of properties in the Shopping Areas for housing.

7.26

Within the Shopping Areas the following individual sites have been identified:-

S2/1

Burgess Street, Great Grimsby (0.15ha)

S2/2

Victoria Street South, Great Grimsby (0.1ha)

S2/3

Victoria Street South, Great Grimsby (0.29ha)

S2/4

East Street, Great Grimsby (0.11ha)

S2/5

Garden Street, Great Grimsby (0.1ha)

S2/6

Cartergate, Great Grimsby (0.05ha)

S2/7

Cartergate, Great Grimsby (0.05ha)

S2/8

Cartergate, Great Grimsby (0.34ha)

S2/9

Council Depot, Doughty Rd, Great Grimsby (2.27ha)

S2/10

Wellowgate, Great Grimsby (0.19ha)

S2/11

Kennedy Way, Immingham (0.13ha)

7.27

The advice of the Health and Safety Executive (HSE) will be sought in relation to developments within Health and Safety Executive Consultation Zones. Within the area north of Kent Street the HSE may express concern with respect to residential developments.

Policy S3: Commercial Area.

Within the Commercial Area, as defined on the Proposal Maps, development proposals for the following uses will be permitted provided there are no unacceptable transport problems,

(i)

shops (selling bulky goods);

(ii)

financial and professional services;

Excluding the above uses on sites at Railway Street.

(iii)

food and drink outlets;

(iv)

offices, research and development, light industry;

(v)

general industry, provided it is located north of Corporation Road/Market Street, west of Freeman Street and east of Alexandra Dock;

(vi)

storage and distribution;

(vii)

non-residential institutions;

(viii)

assembly and leisure;

(ix)

amusement centres; (provided they accord with Policy LTC12)

(x)

laundrettes;

(xi)

petrol filling stations;

(xii)

sale or hire of motor vehicles;

(xiii)

taxi and private hire business.

The following uses will be acceptable provided that adequate measures are incorporated to minimise the adverse effects of commercial/industrial uses on residential amenities:-

(i)

hotels and hostels;

(ii)

residential institutions at first floor and above;

(iii)

dwellings (including flats and houses in multiple occupation) at first floor and above, or as an ancillary element of a mixed use development.

7.28

Mixed use development proposals which encourage diversity of uses in town centres will be supported where they make an important contribution to the town centre's overall vitality and viability.

7.29

The Commercial Area includes these parts of Grimsby; Alexandra Dock; west of the Alexandra retail park to Charlton Street; Cleethorpes Road; Top Town and Freeman Street fringe areas; the former British Gas Depot; a retail and leisure complex at Sheepfold Street; the largely light industrial area of Eastgate and Holme Street; service buildings off Grime Street; King Edward Street and Market Street; and an area of Dock Estate close to Lock Hill roundabout.

7.30

The Commercial Area is seen as providing opportunities to develop sites for types of retailing requiring large stores. These might otherwise find it difficult to find suitable sites in the identified shopping area. In this context bulky goods are taken to be items such as bulky white electrical goods, furniture and DIY materials.

7.31

The development potential of the Commercial Area has been considerably enhanced by the completion of the Peaks Parkway highway scheme. The East Marsh Street/Victoria Street South area has become the new main southern entrance to Great Grimsby's Town Centre. Subject to the availability of sites this area lends itself to large free-standing shopping, selling primarily bulky goods, business or leisure developments.

7.32

In contrast with most of the Commercial Area, King Edward Street and Market Street are largely industrial in nature. This area's development value is likely to be raised by its close position to Great Grimsby's Town Centre's emerging road network and potential redevelopment opportunities. Subject to the availability of sites, King Edward Street - Victoria Street North - Market Street area appears, in addition to industrial uses, to lend itself to large free-standing shopping, business or leisure developments.

7.33

In order to protect the Freeman Street shopping area which is not characterised by the same sense of vitality and bustle as the Top Town area the Railway Street sites have been restricted in their permitted uses. If Freeman Street is to maintain its position in the retail hierarchy, then to allow shops on the Railway Street sites could threaten that position, and the opportunities to upgrade the retail position of Freeman Street could be undermined.

7.34

In recent years Alexandra Dock has seen a tremendous amount of development including: a retail warehouse park; a superstore; the National Fishing Heritage Centre; and the conversion of Victoria Mills into apartments.

7.35

This Dock area still has further excellent development potential offering attractive waterfront locations with good road communications. Opportunities may arise to assemble sites for mixed-use free-standing developments incorporating business, shopping, leisure and housing facilities. Development proposals which add to the regeneration and vitality of waterfront sites will be encouraged. Encouragement will also be given to the provision of a waterside walkway.

7.36

Within the Commercial Area the following individual sites have been identified:-

S3/1

Railway Street, Great Grimsby (2.51 ha)

S3/2

Middle Court, Great Grimsby (0.24 ha)

S3/3

Fisherman's Wharf, Great Grimsby (1.2 ha)

S3/4

Deansgate, Great Grimsby (0.53 ha)

S3/5

Acorn Business Park, Moss Road, Great Grimsby (0.32 ha)

S3/6

Fotherby Street, Great Grimsby (0.50 ha)

S3/7

Prince Albert Business Park (0.71 ha)

7.37

The advice of the Health and Safety Executive will be sought in relation to developments within Health and Safety Executive Consultation Zones. Within the area north of Corporation Road, west of Railway Street and north of Kent Street the HSE may express concern with respect to residential developments.

Policy S4: Primary Shopping Frontages.

Within any length of unbroken primary shopping frontage, as defined on the Proposals Maps, non-retail development at ground floor level as listed in Policy S2 (shopping areas) will be permitted provided that the development would not result in more that 33% of the individual units being in non-retail use

7.38

The Primary Shopping Frontages are the most important retail frontages in the Town Centres. They are the frontages which have the greatest pedestrian flows and the greatest concentration of shops for comparison purposes. In order to maintain the vitality and viability of the Shopping Areas it is necessary to discourage the concentration of new non-retail uses at ground floor level within defined frontages and protect the continuity of window displays.

7.39

In order to protect The Primary Shopping Frontages from non retail development proposals which could have an adverse effect on the nature, character and economic well-being of these important frontages it is intended to restrict the ratio of non-retail uses to no more than 33%. A ratio of one in three units is considered appropriate. This will ensure that the shopping uses in the frontage are maintained whilst still providing sufficient opportunities for development by other primary frontage uses. With respect to Grimsby Top Town primary frontages retail uses are defined as uses falling within class A1, A2 and A3 of the Town and Country Planning (Use Classes) Order 1987. All other uses are classed as non-retail uses for the purposes of this policy. Cleethorpes and Immingham Town Centres are considered to be particularly sensitive to the loss of shops from the prime frontages. Therefore with respect to these frontages retail uses relate only to uses falling within Class A1 of the Town and Country Planning (Use Classes) Order 1987. All other uses are classed as non-retail uses.

Policy S5: Continuity of Display Windows.

Within Primary and Secondary Shopping Frontages, as defined on the Proposal Maps, at ground floor level, development proposals which would result in loss of an existing display window will not be permitted where the proposal would have an unduly adverse effect on the nature, character and visual amenities of the shopping area.

7.28

In order to protect the integrity of the Primary and Secondary Shopping Frontages, existing display windows should be retained. The continuity of window displays is considered to contribute to the vitality and viability of the Shopping Areas.

Policy S6: Out of Town Shopping Areas.

Within Out of Town Shopping Areas as defined on the Proposals Maps development proposals for the following uses will be permitted:

(i)

shops;

(ii)

financial and professional services;

(iii)

food and drink outlets.

Provided that the tests of Policy S1 can be satisfied.

7.41

The Local Plan identifies two existing out of town shopping areas; the Morrisons development west of Laceby Acres and the development at Hewitts Circus. Future development at these sites will be considered in relation to the criteria set out under Policy S1, namely:-

(i)

it can be demonstrated that there is a need for the development and that all potential town and edge of town centre (including commercial area) options have been thoroughly assessed; and

(ii)

its location will be capable of being served by a variety of means of transport, including public transport; and

(iii)

the development would not undermine the viability or vitality of the existing town centres or local centres.

7.42

Development will be limited to consolidation and diversification with compatible uses helping to serve the needs of local communities. Development will be confined to the areas as defined on the proposals map.

Policy S7: Local Centres.

Within local centres development proposals for the following uses will be permitted:-

(i)

shops;

(ii)

financial and professional services;

(iii)

food and drink outlets;

(iv)

minor office development, research and development, light industry;

(v)

hotels and hostels;

(vi)

residential institutions;

(vii)

dwellings and houses in multiple occupation at first floor and above;

Exceptionally residential uses at ground floor will be acceptable where it can be demonstrated that the property cannot be sold or let for the other uses listed in the policy;

(viii)

non-residential institutions'

(ix)

assembly and leisure;

(x)

laundrettes;

(i)

sale or hire of motor vehicles;

(ii)

taxi and private hire businesses.

7.43

Local centres mainly provide for the daily shopping needs of residential areas, in the urban area and the selected settlements. They provide an important role for residents, workers, the elderly and those people without their own means of transport. The distribution of local centres in the area is such that most have catchment areas of no greater than 600 metres. Most local centres contain at least one convenience store typically less than 200m_ in sales floor area. New convenience stores proposed outside the existing shopping hierarchy in excess of 200m_ may therefore need to be evaluated as to their impact upon the vitality and viability of local centres. Whilst larger-scale retailing will continue to be steered to the town centres the localised shopping centres should maintain their day to day role.

7.44

Shopping and associated service and community uses are considered appropriate in Local Centres. As the purpose of local centres is to serve the needs of the immediate locality, the scale of any proposals for retail or community use in such areas should reflect that role.

7.45

The Council is aware that some local centres could be in economic decline and commercial properties are difficult to let or sell. Under such circumstances the residential use of ground floor premises will be permitted provided it can be demonstrated that the developer has been unable to let or sell the property for commercial purposes for a period of 1 year. The Council will seek to impose a condition requiring that adequate sound proofing measures are incorporated where necessary to protect the residential amenities of the new dwelling.

7.46

The Local Centres within the Plan Area, and indicated on the Proposals Maps, are:-

Grimsby -
Beechwood Avenue	45-53 Beechwood Ave
Bradley Cross Road	462-468; 447 Laceby Road 206-208 Littlecoates Road
Carnforth Parade	1-4 Units
Chelmsford Avenue	117-123; 128-134 Chelmsford Ave. 2a-2b; 3-5 Westward Ho
Cleethorpe Road	417-465 Cleethorpe Road
Coniston Road	18 Rydal Ave 13-23 Coniston Ave 17 Thirlmere Ave
Corporation Road	101-147; 136-138 Corporation Road
Cromwell Road	148; 158-174; 156a Hall at rear and adjacent club, Cromwell Road 1-6 Lynton Parade
Edge Avenue	97-103 Edge Ave

Farebrother Street	75-89; 88-98 Farebrother St 6-8 Patrick St
Gunners Way	1-5 Gunners Way Gunners Way (PH), Library Broadway
Hainton Avenue	141-169; 166-170 Hainton Ave
Heneage Road	248-284; 259-263 Heneage Road
Littlefield Lane	42-52; 97-99 Littlefield Lane
Scartho Road	1-43; 26 Waltham Road 2-12; 54; 33-37 Pinfold Lane 23-33; 26-32 Louth Road St Giles Church, Library St Giles Ave
Second Avenue	46-60; 49-57 Second Ave
St Nicholas Drive	314-350 St Nicholas Drive
Sutcliffe Avenue	168-190 Sutcliffe Ave Library, Community Centre, Wootton Road
Wingate Parade	1-13; 14-18 Wingate Parade 2 Crosland Road Church of St Peter, Social Services Centre, Bishop Edward King's Church, Vicarage
Yarborough Road	162-172; 165-171 Yarborough Road 2-6 Cross Coates Road

Cleethorpes -
Grimsby Road	3-189; 245-283 Grimsby Road
Hardy's Road	76-86 Hardy's Road
Middlethorpe Road	78-108 Middlethorpe Road
Oxford Street	71-81 Oxford St
Park Street	141-167; 186 Park St 2 Queen Mary Ave 13 Carr Lane 259 Durban Road

Sandringham Road	18-48 Sandringham Road 1 Balmoral Road
Trinity Road	44-52 Trinity Road 127 Highgate

Immingham -
Pelham Road (west)	371-405 Pelham Road
Pelham Road (east)	113-119; 50-76 County Hotel Pelham Road
Pelham Road (central)	305-311 Pelham Road

Humberston -
Fieldhouse Road	45-61; The Countryman (PH) Fieldhouse Road
Humberston Road	340-350 Humberston Road
North Sea Lane	74-88 North Sea Lane

New Waltham -
Peaks Lane	1a-1g; 7a; 3 Peaks Lane
Station Road	259-267; 278-284 Station Road

Waltham -
High Street	5-81; 4-40 High St 1-3; 2-6 Kirkgate

Laceby -
Grimsby Road	2-22; 48-58 Caistor Road P.O., Cemetery Road

Healing -
Station Road	2; 95-105 Station Road

Stallingborough -
Station Road	8 Station Road

Habrough -
Station Road	1,2 Station Road

7.47

In addition to the identified local centres there are many small shops scattered throughout the area which lie outside the established shopping hierarchy including the likes of grocers, general stores, newsagents and post offices. These shops help to meet the daily needs of local people and are an important part of the overall shopping provision particularly for the elderly and less mobile and can act as a valuable meeting point for the local community.

Policy S8: Proposed Local Centres.

The following sites, identified on the Proposals Maps have been allocated for the development of local centres:-

(i)

Scartho Top, Grimsby S8/1

(ii)

Land north of Healing S8/2

7.48

In terms of accessibility on foot, the majority of residential areas are well served by Local Centres. There are however a small number of locations where new local centres are to be established within sites of extensive new housing.

7.49

To serve the needs of the Scartho Top housing site of about 2100 dwellings a site has been allocated as a local centre and will be called Scartho Top Village Centre. This proposed Local Centre will be released during a stage of Scartho top's phased development (see Housing Chapter).

7.50

A site has been identified within the major proposed housing site at Healing for a village centre. The land is subject to a Section 106 Agreement dated 8 May 1998. Under the terms of this agreement the land for the village centre is to be promoted for uses compatible with a village centre for a period of 4 years 9 months from the date of the agreement. After this period the Authority has the option to purchase the land. The obligation to provide land for the development of the village centre will cease if no developer comes forward or the Authority does not complete the purchase of the land within the terms of the agreement.

Policy S9: Village Shops.

Within the Development Area Boundaries of non-selected settlements, as shown on the Proposals Maps, the Council will encourage the retention and development of village shops. Developers will be expected to demonstrate that a shop has been on the market for sale for a period of not less than 1 year before consideration is given to alternative uses.

7.51

Village shops are not only places where provisions are purchased, often serving as post offices and information points for village residents. It is, therefore, important that consideration is given to the viability of village shops, as recognised in PPG7 the Countryside and the Rural Economy, and the White Paper, Rural England.

Policy S10: Farm Shops.

Planning Permission will be granted for farm shops selling a significant amount of produce from elsewhere provided that:-

(i)

the majority of goods on sale are produced on the farm;

(ii)

the vitality and viability of local shops is not unduly harmed;

(iii)

the proposed use does not have an unduly adverse impact on the local environment, neighbouring land uses, amenity and highway use;

(iv)

an existing building is utilised where possible.

7.52

There has been increased interest in the furtherance of farm diversification projects to supplement farm income. One form of diversification is the farm shop. Undoubtedly the selling of produce direct to the customer is beneficial to a farm's income, and can be substantially enhanced by minor processing. However, these enterprises must be seen as subsidiary activities to that of farming and not an alternative. To ensure this subsidiary role is retained the Council will restrict the activities and operations on the site through planning conditions or a planning agreement.

7.53

Planning permission is required for the operation of a farm shop where a significant amount of produce from elsewhere is on sale or where a new building may be needed. New farm shops that require planning permission will need to show that local shops will not be caused undue adverse impact. Local shops can meet a broad range of community as well as retailing needs. The impact of a trading loss can threaten these broader services.

Policy S11: Garden Centres.

Proposals for the development of garden centres will be permitted where:-

(i)

the site adjoins or is close to a town or selected settlement;

(ii)

the site has easy access to a main road;

(iii)

the proposal would not cause unacceptable harm to the character of the area, the environment or the amenities of neighbouring land uses due to its size, scale, layout, appearance, operation or traffic generation.

7.54

Garden centres often require large areas of land to accommodate growing and sales areas. In some instances, the growing areas can be associated with an agricultural undertaking, including glass houses and open land.

7.55

Whilst it is acknowledged that garden centres cannot easily fit within settlements and are more appropriately located in the countryside, care is required to ensure that such developments do not cause problems and are integrated into the landscape. It is important that garden centres in the countryside do not become the focus for inappropriate uses. Therefore, the Council will restrict the activities and operations on the site through planning conditions or a planning agreement.

Policy S12: Petrol Filling Stations.

Proposals for the development of petrol filling stations within the defined development boundaries will be permitted where:-

(i)

the site is located on a main road;

(ii)

the proposals would not cause unacceptable harm to the character of the area, the environment or the amenities of neighbouring land uses due to its size, scale, layout, appearance, operation or traffic generation.

7.56

The size and range of facilities offered by petrol filling stations has increased significantly over the last 20 years. Larger stations can readily be accommodated in commercial areas and along major trunk roads, however there will be continued pressure to develop new sites on major roads and further develop existing facilities in urban locations where considerable care will be required to protect residential amenity.

7.57

Within residential areas, appropriate conditions will be attached to planning approvals for petrol filling stations. These conditions are likely to relate to:-

(i)

the opening hours (8am - 10pm);

(ii)

times within which deliveries are to be made;

(iii)

times within which any automatic car washing machinery is to be used;

(iv)

the non fitment of high speed diesel pumps;

(v)

the use of music on the forecourt.

Policy S13: Shop Fronts.

Proposals for the alteration or installation of shop fronts will be permitted provided that the proposal reflects the scale and character of the existing building(s).

7.58

Poorly designed shop frontages can all too easily detract from the visual appearance of a street scene. Care must be taken to recognise the particular characteristics of the building and its setting within the street.

7.59

The design of shop fronts should reflect the scale and character of the existing building(s). In particular, attention should be paid to the following:-

existing street character, architectural features and/or vernacular;

scale and proportional emphasis of the existing buildings;

sympathetic use of materials.

7.60

The Central Area Conservation Area covers a significant part of the Great Grimsby Town Centre. It is therefore especially important that shop fronts harmonise with their surroundings if the special character of the Area is to be preserved and enhanced.

Policy S14: Security Grilles and Shutters.

The installation of all types of security shutters will be permitted in locations other than conservation areas provided that the shutters and exposed parts of any housing box(es) are to be finished in weatherproof coloured finishes, the type and colour of which to be agreed in negotiations with the Council

7.61

The need for security shutters has arisen as a response to the increasing threat to property owners of theft and vandalism. Consequently, property owners are increasingly looking to install security devices to protect their property and meet insurance requirements. The problem posed in this situation is the need to reconcile the security requirements of the property with the need to protect the visual amenities of the street scene.

7.62

When considering applications on retail and commercial buildings the following guidance will form the basis of the assessment:-

(i)

Open grille, open lath of perforated lath shutter types permit views of the shop interior and architectural features of the building thus allowing for window shopping and natural surveillance out-of-hours.

(ii)

In cases where open lath, perforated lath and solid types are used the shutters should ideally be installed so as to cover only the areas of glass which are vulnerable to attack and not the stall risers (except where they are below 450mm average height), pilasters, major glazing members, arcaded entrances or other architectural features which contribute significantly to the appearance/character of the building.

(iii)

Open grille shutters can be an acceptable solution whether part or whole of the ground floor frontage is to be covered.

(iv)

Back-lighting of shop window displays when the shutters are lowered helps to maintain an interesting visual appearance and also permits window shopping and natural surveillance.

(v)

Total coverage of a shop front by solid shutters hides or obscures the architectural detailing of the premises at ground level. The stark appearance of such shutters can however be alleviated to some extent by splitting the area of coverage into discrete elements that cover only the areas of glass vulnerable to attack. This leaves visible some architectural detail, such as stall risers, pilasters, major glazing members thus helping to break visual monotony.

(vi)

Housing boxes which are exposed creates the problem of the visual intrusion of the box on the property and on the street scene. The incorporation of housing boxes behind the existing fascia line of the premises or successfully concealed (perhaps behind a sun blind or false fascia) will be encouraged. Where physically practicable the housing box(es) should be concealed behind the existing fascia line.

(vii)

Harsh untreated metal finishes are alien to shopping streets, result in a 'fortress' appearance and detract significantly from visual amenity. They can also be psychologically intimidating to vulnerable members of the public such as children, women alone and the elderly, making areas hostile and intimidating after shopping hours. An important consideration in reducing the environmental impact of the security device is the colour finish applied to the shutters. Factory applied polyester powder coated colour finishes are by far the most acceptable finish as they are less susceptible to unsightly wear as the shutters are raised and lowered. Hand painted finishes and bare metal or untreated galvanised finishes are not options preferred by the Council.

(viii)

Where a new shop front is to be installed, the Council would recommend that the design should make suitable provision for internally mounted shutter housing boxes.

Policy S15: Security Grilles and Shutters in Visually Sensitive Areas.

Statutory Listed Buildings

The installation of security shutters on statutory listed buildings will only be permitted provided that:-

(i)

the proposal will not detract from the appearance, character and setting of the building; and

(ii)

the shutters and exposed parts of any housing box(es) are to be finished in weatherproof coloured finishes, the type and colour of which to be agreed in negotiation with the Council.

Conservation Areas

In Conservation Areas:-

(i)

development proposals for open grille shutters will be permitted where the full shop front is covered;

(ii)

development proposals for open lath, perforated lath and solid type shutters (or combinations of these) will be permitted provided that the shutters cover only the areas of glass vulnerable to attack;

(iii)

the installation of security shutters will be permitted provided that the shutters and exposed parts of any housing box(es) are to be finished in weatherproof coloured finishes. The type and colour of which to be agreed in negotiation with the Council.

7.63

The Council considers that Statutory Listed Buildings and Conservation Areas should be offered some measure of protection against the inappropriate installation of security shutters. Each of North East Lincolnshire's Conservation Areas has its own individual character and appearance. The Council has a statutory duty to formulate proposals for the preservation and enhancement of Conservation Areas under the Planning (Listed Buildings and Conservation Areas Act 1990). Special consideration is therefore given when dealing with development proposals for shutters in these cases. Statutory listed buildings are particularly sensitive to inappropriate alterations and additions. The installation of security shutters on such buildings will almost always have an undesirable effect on the character and appearance of the building unless very sympathetic design solutions are sought.

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