Policy information sourced from the Bexley Unitary Development Plan - Written Statement

SHO2, SHO4 – 11 Town Centres Promotion and Various Development Criteria

SHO2:

The Council will promote the enhancement of the quality of shopping provision and the environment of all town centres and encourage appropriate shopping developments within the boundaries of these centres. All proposals should:

  1. ensure external facades and alterations are in keeping with existing buildings and the townscape and, where appropriate, building-lines are maintained;
  2. provide satisfactory arrangements for servicing (there should be sufficient capacity in the surrounding road network to accommodate the additional traffic generated and the highway arrangement should be of suitable design);
  3. provide satisfactory access and egress;
  4. comply with the Council’s adopted vehicle parking standards;
  5. ensure the layout is designed to encourage customers arriving on foot, by bicycle or by public transport and provide satisfactory means of access for people with disabilities; and
  6. not conflict with other policies in this plan.

SHO4:

In determining planning applications in the defined core shopping frontages, the Council will resist changes of use of shops (Use Class A1) at ground floor level to other uses that would not enhance the character, viability and vitality of the centre. In particular, proposals will be expected to satisfy all of the following criteria:

  1. the proposed use is a food and drink outlet (Use Class A3) or a bank or building society (within Use Class A2) or a use that will complement the retail function of the core shopping frontage;
  2. the proposed use will not create or add to a concentration of a particular type of non-retail use within an area of core frontage where the cumulative effects could undermine the retail function or cause parking and traffic problems, or other adverse effects on local residential amenity;
  3. (a) the proposed non-retail use is not located next to two or more average units in non-retail use or with planning permission for a non-retail use and (b) the proposal itself, together with any adjacent existing or permitted non-retail uses, should not create a continuous length of frontage in non-retail use exceeding two average widths;
  4. the proposed use would not increase the proportion of average units in non- retail use in the core frontage to more than 30% or, the proportion for the town centre as a whole to more than 45%;
  5. the proportion of units in the core frontage in retail use is significantly higher than that outside the core frontage;
  6. the proposed use would not have an adverse effect on the character and environment, or the amenity of occupiers in the vicinity and parking and traffic conditions; and
  7. the proposal includes a shop style fascia, with an appropriate window display at ground floor level.

Proposals for food and drink outlets (Use Class A3) should in addition satisfy Policy SHO9.

SHO5:

In determining planning applications in the defined non-core shopping frontages the Council will resist changes of use of shops (Use Class A1) at ground floor level to other uses that would harm the character, viability and vitality of the centre. In particular, proposals will be expected to satisfy all of the following criteria:

  1. the proposed use is a food and drink outlet (Use Class A3) or a professional or financial service to the public (Use Class A2) or a use that will complement and contribute to the diversity of the services provided in the centre;
  2. the proposed use will not create or add to a concentration of a particular type of non-retail use within an area of non-core frontage where the cumulative effects could undermine the retail function or cause parking and traffic problems, or other adverse effects on local residential amenity and the environment;
  3. (a) the proposed use is not located next to three or more average units in non-retail use or with planning permission for a non-retail use; and (b) the proposal itself, together with any adjacent existing or permitted non-retail uses, should not create a continuous length of frontage in non-retail uses exceeding three average widths;
  4. the proposed non-retail use would not increase the proportion of average units in non-retail use in the centre as a whole to more than 45% of all units;
  5. the proposed use would not have an adverse effect on the area’s character and environment, or the amenity of occupiers in the vicinity or parking and traffic conditions; and
  6. the proposal includes a shop style fascia, with an appropriate window display at ground floor level.

Proposals for food and drink outlets (Use Class A3) should in addition satisfy Policy SHO9.

SHO6:

Within the Neighbourhood Centres defined on the Proposals Map and listed at Appendix G, proposals for non-retail uses at ground floor level will be determined in accordance with the considerations and criteria set out in Policy SHO5.

SHO7:

Outside the defined town and Neighbourhood Centres, the change of use of shops (Use Class A1) to other uses will not normally be permitted if it will reduce the range of A1 use class accommodation in the locality where no alternative convenient shopping facility accessible by foot or public transport exists to meet local needs.

SHO8:

The Council will seek to control proposals likely to cause an unacceptable level of problems affecting the amenity of residents by reason of late night operation, by condition limiting hours of operation.

SHO9:

In addition to being in conformity with other relevant policies, including Policies SHO4-SHO8 and BTC3 as appropriate, all proposals for A3 Class SHO9 uses, regardless of location, will be resisted where permission would result in any of the following adverse effects that could not be overcome by the imposition of appropriate conditions:

  1. adverse effects on the amenities of residential occupiers by reason of emission of fumes, smell, noise or other disturbance emanating from the premises and its immediate vicinity and/or associated with the use of premises in the surrounding area;
  2. the creation of traffic or parking problems;
  3. the proposed use, including related alterations, plant and equipment, will detract from the character or visual amenities of the area; and
  4. the proposed use will harm, by the cumulative effect of the proposal added to an existing concentration of A3 uses, upon matters such as parking and local residential amenity.

Where adverse effects can be overcome by the imposition of conditions, they may be applied to limit the permission to a specific use within the A3 use class and to the control of hours of opening, noise, emission of smell or fumes, the disposal of refuse, the sale of hot food for consumption off the premises or other matters where these are necessary to protect the environment and local residential amenity.

SHO10:

The Council will resist proposals for motor vehicle showrooms and vehicle sales areas unless it can be demonstrated that they:

  1. will not disrupt the free flow of traffic and pedestrian movement;
  2. will provide adequate, well laid out car parking and display facilities within the site and appropriate boundary treatments;
  3. will not adversely affect the amenities of local residents; and
  4. will not conflict with other policies in this Plan.

Operators of existing car sales establishments are encouraged to undertake investment in the premises to secure environmental improvements.

SHO11:

Indoor and open markets will be acceptable subject to the following criteria:

  1. the site of the market is accessible to vehicles and those arriving on foot or by public transport and there is no adverse effect on the residential amenity of the surrounding area;
  2. neighbouring uses are not adversely affected by disturbance generated by the operation of the market or any related activity;
  3. adequate arrangements are made for collection and disposal of refuse, parking for customers and traders, servicing and storage of stalls;
  4. there is sufficient capacity on the surrounding road network to accommodate the traffic generated; and
  5. that setting out and packing away of the market can be achieved without adverse effects on residential amenity or the safety and free flow of pedestrian and vehicular traffic.

For more information please see the Bexley Unitary Development Plan