Policy information sourced from the Bracknell Forest Local Plan 2024-2037 document.

LP 23: Development of Main Town Centre Uses Outside of Designated Centres.

Retail applications outside of the primary shopping area, and main town centre use applications outside of the defined centre boundary, will be required to demonstrate compliance with the sequential test. They should also comply with the locally set retail impact threshold identified in this policy.

Sequential Test

  • Development proposals for retail uses (with the exception of ancillary services) should be located within the primary shopping areas of defined town, district and local centres, as defined on the Policies Map. Any development proposals for retail uses outside of primary shopping areas, including extensions to existing facilities, should demonstrate compliance with the sequential test.
  • Development proposals for other main town centre uses (with the exception of offices and ancillary services) should be located within the boundaries of defined town, district and local centres, as defined on the Policies Map. Any development proposals for these uses outside of defined centres, including extensions to existing facilities, should demonstrate compliance with the sequential test.
  • For each of the above considerations, development proposals should only be located in out of centre locations, if having demonstrated appropriate flexibility in form and scale, they cannot be accommodated within a suitable and available centre, or failing that, edge of centre location. When considering edge of centre and out of centre proposals, preference will be given to accessible sites that are well connected to centres.
  • Where development includes offices, it should be located in Bracknell Town Centre, district and local centres or on the designated Employment Areas prior to other areas of the Borough. Applications for ancillary services in designated Employment Areas will be exempt from the sequential test.

Impact Assessment

  • Development for retail or leisure uses of 1,000m2 or more of gross external floorspace outside Bracknell Town Centre and 500m2 or more of gross external floorspace outside designated district and local centres will only be permitted if it is demonstrated that it will not:
    • impact upon existing, committed and planned investment in designated centres within the catchment area of the proposal; and
    • cause a significant adverse impact on the vitality and viability of existing designated town, district and local centres in the Borough’s hierarchy of centres and the wider catchment area.
  • New local centres should be reflective of their role and function in the hierarchy of centres. If the total amount of retail or leisure floorspace exceeds:
    • the amount specified in the relevant policy and,
    • 500m2 of gross external floorspace.

Evidence will need to be submitted that demonstrates that the proposed neighbourhood centre would not affect the hierarchy of centres, including the centres’ vitality and viability. This evidence will comprise a retail and/or leisure impact assessment, and robust evidence that there are not more sequentially preferable locations which could accommodate the floorspace.

For more information, please visit Bracknell Forest’s Local Plan document here.