Shopping - expired

Here are the 9 Shopping policies we consider relevent applications against. Please use the shortcuts below to skip straight to the policy you need.

Havering's Shopping Policies

• SHP1 - Expansion / Improvement of Retail Facilities
• SHP2 - Non-Retail Uses in Hornchurch and Upminster District Centres
• SHP3 - Non-Retail Uses in Collier Row, Elm Park, Harold Hill and Rainham District Centres
• SHP4 - Non-Retail Uses in Major Local Centres
• SHP5 - Non-Retail Uses in Minor Local Centres
• SHP6 - Improvements to Rainham District Centre
• SHP7 - Bryant Avenue Commercial Area
• SHP8 - Food Superstores
• SHP9 - Retail Warehouses

POLICY SHP1

The Council will encourage proposals that will increase retail floorspace or otherwise improve the quality, convenience and accessibility of facilities within the District Centres and Local Centres (as defined on the Proposals Map and set out in Schedules 7 and 8, found on the "Appendices and Map Schedules" page.) provided such proposals will not seriously affect the vitality and viability of other nearby shopping centres.

In conjunction with Romford Town Centre, the existing pattern of shopping centres and local parades provides an effective basis for meeting shopping needs in Havering in locations which are convenient and accessible, and which offer a range of shopping and complementary facilities. However, these centres are experiencing a number of problems, including loss of trade to superstores, retail warehouses and other large scale shopping development and pressures for change of use of shop units to less appropriate uses. The Council will therefore look favourably on new shopping proposals in these centres where the scope exists, and as opportunities arise.

Specifically, there may be scope to increase the shopping floorspace in Hornchurch on the site of the Top Rank Bingo Hall, or on the vacant site to the west of the National Westminster Bank in the High Street.

In any such scheme, the Council will require suitable provision for movement into, out of and within shops for people with disabilities, the elderly, the infirm and people with small children. The Council will also encourage the provision of childcare facilities and of toilet facilities for use by customers with disabilities where the opportunity arises within shops and in shopping centres generally. The design and layout of shops should have regard to the design guidance referred to in Policy ENV1.

The Council has already undertaken an extensive programme of improving the environment at several of the more important shopping centres. The type of works involved included the re-paving of pedestrian areas, planting and landscaping. Improvements have been made in Collier Row, Elm Park, Upminster, Harold Hill and Hornchurch. Opportunities to expand arts, cultural, social and leisure facilities in the District Centres are recognised in Policies LAR1, LAR2 and LAR4.

In the case of Rainham, (See Policy SHP6) a concerted effort is being made to upgrade the quality of this centre, including the provision of a superstore and proposed traffic and environmental improvements.

The Council's policies and proposals to secure the enhancement of Romford Town Centre are set out in the Romford Town Centre chapter.

The Council is concerned to secure greater recycling of waste products (See Policy MWD13). In appropriate circumstances the Council will investigate the opportunities for collection points in, or near to, shopping centres (See Policy ENV2) and new shopping developments.

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POLICY SHP2

In the retail core of the Major District Centres of Hornchurchand Upminster (as defined on the Proposals Map and set out in Schedule 7, found on the "Appendices and Map Schedules" page.) the Council will allow retail uses (Class A1) at ground floor level, with service uses being permitted only where all of the following criteria are met:

(a) The use proposed provides a service appropriate to a shopping area (eg Use Classes A2, A3);

(b) The proposal will not result in a group of 3 or more adjoining non-retail uses;

(c) The proposal will not result in the proportion of non-retail uses within the relevant frontage exceeding 20% of its total length.

These constraints will not apply at ground floor level within the fringe areas (as set out in Schedule 7, found on the "Appendices and Map Schedules" page.), where retail uses (Class A1) and appropriate service uses (eg Use Classes A2 and A3) will generally be permitted but other uses will not normally be allowed.

In both the core and the fringes the Council will, where appropriate, insist on a shop front being provided and an agreed display maintained.

Hornchurch and Upminster fulfil a different function within the shopping hierarchy to the Minor District Centres at Collier Row, Elm Park, Harold Hill and Rainham. This is because they are significantly larger than these other centres and provide much greater opportunities for comparison shopping.

This Policy is intended to maintain the viability and vitality of the Major District Centres by protecting their predominant retail use.

The retail cores have been defined in such a way as to protect the primary shopping frontages. In these areas the Policy seeks to restrict the number of non-retail uses and also to prevent their grouping which would interrupt the continuity of individual shopping frontages thus undermining their contribution to the centre as a whole.

At the same time, the Council recognises that certain non-retail uses such as banks, building societies and restaurants contribute to the vitality of the centres and provide a complementary service for the shopping public. It is therefore appropriate to make some provision for them in these centres. Accordingly because the Council wish to retain a predominance of retail use in the core areas, fringes are defined to leave reasonable scope for these other appropriate uses.

The provision of a shop front and window display will lessen the visual impact of non-retail uses in shopping frontages and will help to maintain an impression of visual and functional continuity.

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POLICY SHP3

In the retail core of the Minor District Centres of Collier Row, Elm Park, Harold Hill and Rainham (as defined on the Proposals Map and set out in Schedule 7, found on the "Appendices and Map Schedules" page.) the Council will allow retail uses (Class A1) at ground floor level, with service uses being permitted only where all of the following criteria are met:

(a) The use proposed provides a service appropriate to a shopping area (eg Use Classes A2, A3);

(b) The proposal will not result in a group of 3 or more adjoining non-retail uses;

(c) The proposal will not result in the proportion of non-retail uses within the relevant frontage exceeding 33% of its total length.

These constraints will not apply at ground floor level within the fringe areas (as set out in Schedule 7, found on the "Appendices and Map Schedules" page.), where retail uses (Class A1) and appropriate service uses (eg Use Classes A2 and A3) will generally be permitted but other uses will not normally be allowed.

In both the core and the fringes the Council will, where appropriate, insist on a shop front being provided and an agreed display maintained.

The Minor District Centres of Collier Row, Elm Park, Harold Hill and Rainham fulfil a different function within the shopping hierarchy than Hornchurch and Upminster. They are significantly smaller and do not have the range of comparison shops that are available in Hornchurch or Upminster.

This Policy is however intended to maintain the viability and vitality of the Minor District Centres by protecting their predominant retail use. At the same time, it recognises that uses such as banks, building societies and restaurants contribute to the vitality of the centres and provide a complementary service for the shopping public. It is therefore appropriate to make some provision for them in these centres.

The cores have been defined in such a way as to protect the primary shopping frontages. In these areas the Policy seeks to restrict the number of non-retail uses and also to prevent their grouping which would interrupt the continuity of individual shopping frontages thus undermining their contribution to the centre as a whole.

It is not possible to define sufficient large fringe areas which would be genuinely attractive to non-retail uses such as banks, building societies and restaurants. Accordingly a slightly greater flexibility in the proportion of non-retail uses is permitted in these core areas than in the Major District Centres (see Policy SHP2).

The provision of a shop front and window display will lessen the visual impact of non-retail uses in shopping frontages and will help to maintain an impression of visual and functional continuity.

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POLICY SHP4

In the retail core of the Major Local Centres (as defined on the Proposals Map and set out in Schedule 8, found on the "Appendices and Map Schedules" page.) the Council will allow retail uses (Class A1) at ground floor level, with service uses being permitted only where all of the following criteria are met:

(a) The use proposed provides a service appropriate to a shopping area (eg Use Classes A2, A3);

(b) The proposal will not result in a group of 3 or more adjoining non-retail uses;

(c) The proposal will not result in the proportion of non-retail uses within the relevant frontage exceeding 33% of its total length.

These constraints will not apply at ground floor level within the fringe areas (as set out in Schedule 8, found on the "Appendices and Map Schedules" page.), where retail uses (Class A1) and appropriate service uses (eg Use Classes A2 and A3) will generally be permitted but other uses will not normally be allowed.

In both the core and the fringe the Council will, where appropriate, insist on a shop front being provided and an agreed display maintained.

This Policy is intended to maintain the viability and vitality of the Major Local Centres by protecting their predominantly retail use. At the same time it recognises that other uses such as banks, building societies and restaurants provide a complementary service for the shopping public and it is therefore appropriate to make some provision for them in these centres.

The Major Local Centres provide a variety of local shops and services close to people's homes. They are important for day to day purchases especially for people who do not have ready access to a car for shopping trips. They are smaller and more compact than the Minor District Centres and they fulfil a different function in the shopping hierarchy. Their primary role is to provide for local needs and the range of services is not as wide as in the Minor District Centres.

In deciding which centres to designate as Major Local Centres, the Council has had regard to the size of the centre, and whether it is providing an important local retailing function. It has sought to ensure a good distribution of centres which is well related to residential areas.

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POLICY SHP5

In the Minor Local Centres (as defined on the Proposals Map and set out in Schedule 8, found on the "Appendices and Map Schedules" page.) the Council will generally permit only retail (Use Class A1) and other uses appropriate to a shopping area (eg Use Classes A2, A3) at ground floor level.

However, exceptions may be made where the applicant can demonstrate to the Council's satisfaction that the premises have proved very difficult to dispose of for any such use.

Where appropriate, the Council will insist on a shop front being provided and an agreed display maintained.

The Minor Local Centres are too small for an effective Policy on retail frontages or groupings of non-retail use. However, they do perform a function similar to that of the Major Local Centres in meeting local needs and it is appropriate to restrict uses to ones which can contribute to a shopping area. The Policy recognises that it may not always be possible to retain all units in a retail use and, therefore, other suitable uses may be allowed in preference to long term vacancy.

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POLICY SHP6

The Council will seek to secure a substantial improvement in the quality of shopping in Rainham consistent with its designation as a District Centre, including a food superstore on land at Bridge Road.

Unlike residents of other parts of the Borough, who have good access to shopping facilities in the District Centres and superstores, the residents of Rainham have in the past been relatively poorly provided for. The centre had a limited range of shops and suffered from traffic congestion and other environmental problems. It was seen as vulnerable to the effects of competition from other shops, and needing a concerted effort to improve its environment and attract trade into the centre.

A major step was taken towards upgrading the role and facilities of Rainham when the Council secured the provision of a food superstore on land at Bridge Road, which is close to existing shops in Rainham and is prominently located for car-borne trade. The superstore has an associated car park which serves the village centres as a whole and it is integrated with the existing shops by means of a covered pedestrian link. This provides a convenient facility for shoppers and helps to ensure that other retailers in Rainham benefit from the trade attracted to the centre by the superstore.

The scheme included new highway works in Bridge Road which were necessary in order to secure satisfactory access arrangements to the superstore. This together with the realignment of the A13 south of the railway (See Proposal TRN5) should significantly reduce traffic congestion in Rainham Village and will allow environmental improvements to be carried out. Together with other initiatives such as the Rainham Conservation Area Shopfront Design Guide (See Policy ENV3) this will significantly enhance the centre.

The superstore completes the geographical distribution of food superstores in the Borough and ensures that all residents have convenient access to at least one such facility.

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POLICY SHP7

In the Bryant Avenue Commercial Area, (as defined on the Proposals Map and set out in Schedule 6, found on the "Appendices and Map Schedules" page.), the Council will view favourably proposals for retail warehousing, subject to the suitability of the types of goods sold (See Policy SHP9) and environmental considerations (See Chapter 2 : The Environment). The Council will also permit business and industrial uses (Use Classes B1 and B2 only) and warehousing.

The Bryant Avenue Commercial Area offers many location advantages to retail warehouse operators, being on the busy Gallows Corner roundabout with two main road frontages along the Southend Arterial Road (A127) and the Colchester Road (A12). Such a location can therefore serve a wide catchment area, and does not suffer the environmental problems associated with access through residential areas. There are already a number of retail warehouses including DIY, furniture and electrical goods operators and the trend from industrial to retail uses has been strengthened by the development of a Tesco superstore on the site of a former distribution depot.

This Policy complements Policy EMP5 which seeks to reserve the Main Employment Areas for industry, business and warehousing.

Despite the reduction in industrial floorspace on this estate due to the establishment of several retail warehouses, it has continued to function as a busy industrial area providing around 1,000 jobs in total. It is not expected that this Policy will prejudice any existing businesses on this estate, but it will allow changes of use to, or redevelopment for, retailing when suitable opportunities occur.

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POLICY SHP8

The Council will only permit further food superstore development if the Proposal meets all of the following criteria:

(a) It would not result in a serious effect either individually or cumulatively on the vitality and viability of Romford Town Centre or a District Centre as a whole or seriously prejudice approved plans for improvement or expansion that are important to its future vitality and viability.

(b) The Proposal would not seriously prejudice the achievement or other land use priorities of the Plan (eg housing).

(c) There is no conflict with the Green Belt, environmental and traffic policies of the Plan.

The Council recognises the advantages which food superstores provide to the shopping public. They represent a convenient and efficient way of meeting the demand for bulk shopping facilities, especially for car-borne shoppers, and if they are located in, or close to, town centres can also provide good quality convenience shopping for those who do not have access to a car, thus enhancing the overall retail function of existing centres.

The council has attempted to plan the distribution of food superstores in the Borough so that they are convenient and accessible to the widest possible section of the shopping public, and so that all parts of the Borough are adequately served by this form of retail facility. There are already superstores operating at Mercury Gardens in Romford Town Centre, in Hornchurch Town Centre, at Roneo Corner to the south of Romford, at Gallows Corner at the junction of the A12 and A127, and at Bridge Road, Rainham. (See Policy SHP6.)

Every planning application will be considered on its own merits. However, the Council considers that the existing distribution of superstores has met the present need for this kind of facility in the Borough; that it is unlikely that further provision can be justified in the light of expected levels of expenditure on convenience goods in the Borough; and that any further proposals would, therefore, be likely to divert trade from existing shops to an extent which would undermine the viability of town centres. Therefore the Council considers that the other land use priorities (particularly for housing) identified in this Plan should, in general, take precedence over additional superstore provision.

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POLICY SHP9

Outside Romford Town Centre and the District Centres, the Council will normally permit retail warehouses selling DIY goods, furniture, carpets, motor accessories, garden products and electrical goods, where there is no conflict with other Policies of this Plan. 

In determining planning applications for other types of retail warehousing the Council will take into account both of the following criteria:

(a) Whether proposals would result in a serious effect either individually or cumulatively on the vitality and viability of Romford Town Centre or a District Centre as a whole or seriously prejudice plans for improvement or expansion that are important to its future vitality and viability;

(b) Any benefits which the development would provide to shoppers which cannot be provided by other existing or planned shopping facilities.

Although the existing pattern of shopping centres, with the improvements proposed in this Plan, will meet the majority of shopping needs, it is accepted that retail warehouses can extend the range and choice of shopping available to residents of the Borough. At the same time, if the range of goods which are sold from such outlets is not limited, they will inevitably divert trade from existing shops with eventual consequences for the vitality and viability of established centres.

This policy specifies a range of goods which the Council considers could be sold from off-centre locations without adversely affecting existing centres to an unacceptable degree. Many of these goods cannot easily be sold from town centre locations because they are bulky or heavy, and difficult to carry long distances to car parks. Others are already sold from retail warehouses elsewhere. Allowing them to locate in the Borough brings the facilities which they provide within easier reach for residents who otherwise may travel some distance to use them.

For other types of goods, the Council's primary concern will be to ensure that its objectives for established shopping locations will not be prejudiced, and permissions will only be granted where they will be no unacceptable adverse effects on existing centres.

The Council accepts that, subject to proposals complying with the Plan's highways and environmental policies, there may be some opportunity for retail warehousing to be provided within Romford Town Centre and the District Centres in accordance with policies ROM1 and SHP1.

Where the proposal is on a site for which the policies and proposals of the Plan indicate another use should have priority, permission will only be granted where benefits to shoppers will outweigh such priorities. This will not include sites in the Green Belt.

In appropriate cases, conditions will be imposed on permissions for out-of-town retail warehouses to restrict the goods sold to a range which will not cause unacceptable levels of trade diversion from existing centres. The variation in parking requirements of different types of retail warehouse may also necessitate conditions restricting the goods sold in some circumstances. Conditions may also be imposed to prevent late night or Sunday trading in the interests of residential amenity.

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