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CPD: Retail Planning Update
21 April 2016
Tim Rainbird, Director
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Quod
Est. May 2010
89 colleagues
Four disciplines
London & Leeds
Out of town retail
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This Evening’s Discussion
Policy Update
Mezzanines
Case Law
SoS & Appeal Decisions
Next 12 months
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Central Government
New SoS
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Policy Update
NPPF (March 2012)
The presumption
Sequential test
Impact test
Online PPG (March 2014)
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Policy Update Continued…
PPW Edition 8 (January 2016)
Extensive retail considerations
Demonstration of “need”
TAN 4: Retailing and Town Centres (1996)
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Retail Mezzanines in Wales
June 2015
200 sqm or more
Onerous Policy Context
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Case Law – Mezzanines & CIL
Orbital Shopping Park v Swindon BC
CIL Regulation 6(1)(c)
Tax avoidance cited
Claim succeeded - 3rd March 2016
Court of Appeal not pursued
Reinforces approach
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Case Law – Town Centre Protection
Skelmersdale Limited Partnership v West Lancashire BC & St Modwen Developments
Town centre extension
Challenge by neighbouring Shopping Centre
Establishes keep open clauses
Dismissed – 27 January 2016
Court of Appeal
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SoS Decision
Broomhills Industrial Estate, Braintree
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SoS Decision (cont.)
Broomhills Industrial Estate, Braintree
Sequential test met
Rushden disaggregation point relevant
Alternative sites need to accommodate the scale of development proposed
Retail impact outweighed benefits
Appeal dismissed – 25 June 2015
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Appeal Decisions
Land at South Quay, Hayle Cornwall
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Appeal Decisions (cont.)
Land at South Quay, Hayle Cornwall
No substantive impact evidence
Assessments should be proportionate
Restrictions on George brand unduly precise and unreasonable
Appeal allowed – 13 July 2015
Full costs awarded
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Appeal Decisions (cont.)
Jarman Park, Hemel Hempstead
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Appeal Decisions (cont.)
Jarman Park, Hemel Hempstead
Concern over ‘mini town centre’
Impact mitigated by conditions
Appeal allowed – 4 March 2016
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Appeal Decisions (cont.)
The Merlin, Billingham
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Appeal Decisions (cont.)
The Merlin, Billingham
Flexibility not properly considered
Sub-division of vacant floorspace necessary
Impact considered despite no policy test
Appeal dismissed – 24 March 2016
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SoS & Appeal Decisions
Key Findings
No landmark decisions
Rushden & Dundee
Robust evidence is key
Rushden –applicable to all retail & leisure development
Flexibility needs to be demonstrated
Cumulative impact well established
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The Next 12 months
Policy Review
Major Planning Decisions
Crossrail 2
Local & London Mayoral Elections
Brexit?
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Thank you.
Any questions?