7. RETAILING

7.1. Justification of Part 1 Policies

7.1.1. Town centres are considered to be of particular importance because they fulfil a wider role than that simply of retail centres, and there is a recognition in Policy 8 of their importance to the community in accommodating a mixture of often interdependent land uses, of which retailing is only a part.

7.1.2. In order for town centres to succeed, they need to retain and develop a wide range of attractions and amenities as well as providing an attractive and safe environment.

7.1.3. Vitality is reflected in how busy a centre is at different times and in different parts, attractiveness in the facilities and character which draw trade, whilst viability refers to the ability of a centre to attract investment to maintain the fabric.

7.1.4. Existing town centres tend to be more accessible to people who do not have ready access to cars and the protection and enhancement of existing town centres is important on grounds of social equity.

7.1.5. Conversely, many town centres in the County Borough are topographically or physically restricted in some way which limits their potential for future growth especially as many retailers require large unencumbered sites. This helps to explain the trend towards out-of-centre development. Policy 9 seeks to establish criteria by which retail proposals for sites away from existing centres (out-of-centre sites) will be evaluated.

7.1.6. In considering such proposals, government advice indicates that development plans should first establish a need (which can be quantitative or qualitative) for such developments and if this is demonstrated, adopt a sequential approach to site selection. This means that the first preference should be for town centre sites, where suitable sites or buildings for conversion are available, followed by edge of centre sites, district centre sites, then existing out-of-centre sites and allocations. Finally, new out-of-centre sites may be considered in locations that are accessible by a choice of means of transport. Developers will also be expected to have considered mixed-use schemes when considering sites in town centres.

7.1.7. This approach should apply to all key town centre uses, not only retail, which attract a lot of people, including commercial and public offices, entertainment and leisure uses. Proposals for development on the sites allocated for retail developments must be for the specified uses, otherwise proposals will have to demonstrate that they meet a need and the sequential preference test. This approach is reflected in other policies relating to these town centre uses elsewhere in the Unitary Development Plan.

7.1.8. The only circumstances in which the policy will apply to existing developments on allocated sites will be where proposals are for extensions of floorspace and variation of goods types. In all circumstances, in order to comply with the criteria of Policy 9, it will usually be necessary to undertake some form of retail impact assessment if the proposed development is of a type that could be accommodated in a town centre.

Part 2

7.2. Introduction

7.2.1. Shopping is an important leisure and economic pursuit and the resulting patterns of retail activity are major forces shaping the future prospects of town centres. The national trend towards out-of-centre retailing over the past two decades is now seen to have jeopardised the economic vitality of many older traditional town centres, and current government policy advice seeks to address these concerns. Town centres are now the main focus for new retail activity. At the same time, the thrust toward sustainable development, stresses the need to reduce the reliance on the motor car as the principal mode of transport for shopping trips. This mitigates against further out-of-centre development as the vast majority of shopping trips to these locations are made by private motor cars; whereas town centres tend to be better served in terms of public transport.

7.2.2. Within the local context, retailing is a significant source of jobs in the County Borough. Some 4200 jobs are provided in the retail sector which represents 9.5% of total employment in the County Borough. Employment levels in this sector are in line with the Welsh average, and retailing provides proportionately more female jobs than male jobs.

7.2.3. Despite recent significant developments such as the construction of the Designer Outlet - Wales at junction 36 of the M4 motorway, it has been established that a significant proportion of expenditure on comparison goods i.e. non-food, flows out of the County Borough to other centres, principally Cardiff and Swansea.

7.3. The Retail Hierarchy

7.3.1. The distribution of shopping facilities in the County Borough fits into a regional hierarchy, with the highest order centres at Cardiff and Swansea being located outside the County Borough. Within Bridgend County Borough there is a traditional and evident hierarchy of town and district shopping centres, each fulfilling its own niche in the overall provision of retail facilities.

7.3.2. Bridgend occupies the position at the top of the County Borough retail hierarchy and is defined as a sub-regional town centre. It contains the largest number and widest range of shops of any commercial centre in the County Borough. Detailed analysis of Bridgend’s catchment area shows that it is the principal shopping centre for much of the County Borough and for some communities outside. Currently Bridgend town centre provides 655,500 square feet of retail floorspace, the majority of which is given over to comparison shopping (see Figure 1 RET1).

FIGURE RET1
BREAKDOWN OF USES IN BRIDGEND TOWN CENTRE

7.3.3. Bridgend town centre’s role extends beyond that of a shopping centre as it provides a wide range of service and leisure facilities and its diversity of uses also shown in Figure 1 RET1 makes it an important destination for the whole of its catchment area. However, like many other similar sized towns in South Wales, Bridgend town centre has suffered from a relative under investment in new facilities together with increased competition from neighbouring centres and new out-of-centre retail developments. As a consequence there is a perceived need to address the problems of the town centre and the County Borough Council is implementing a number of important initiatives aimed at regenerating the town centre under the auspices of the Bridgend Town Centre Regeneration Strategy.

7.3.4. Bridgend is supported by the smaller town centres of Maesteg and Porthcawl, both of which offer a wide range of shops and facilities including medium sized convenience stores to meet the needs of their immediate catchment areas. New retail developments in Maesteg have strengthened its position in the retail hierarchy, whilst Porthcawl also serves a large number of tourists, both long stay and day trippers, who visit the resort and surrounding area in the summer months. A regeneration strategy has been commissioned for Maesteg to help ensure that it retains its vitality and attractiveness, whilst in Porthcawl a regeneration strategy has been running for a number of years, addressing most aspects of the town’s economic well being. At a level below in the hierarchy, there are a number of district centres distributed throughout the County Borough which usually contain a small supermarket and offer a range of convenience and comparison goods as well as personal services such as subbranches of banks, newsagents, sub-post offices etc. Their immediate catchment areas tend to be more limited with a restricted range of convenience and comparison goods. Their role is primarily that of ‘top-up’ or ‘walk-in’ centres often providing essential goods on a daily basis as a supplement to those provided in centres further up the hierarchy.

7.3.5. Over the last two decades the growth of out-of-centre supermarkets, retail warehousing and retail parks has added a new dimension to shopping patterns in the County Borough which has placed the traditional retail hierarchy under pressure. Out-of-centre retail developments have generally been confined to the Bridgend area with the development and extension of the Bridgend Retail Park and Waterton Retail Park. Both of these developments house a variety of retail warehouse units generally selling bulky goods such as DIY goods, carpets, furniture and electrical goods. In addition, there is a large out-of-centre Tesco supermarket and a smaller Lidl supermarket on the Bridgend Retail Park whilst Sainsburys have located out-of-centre at the Pines. More recently the development of land at junction 36 of the M4 for the Designer Outlet - Wales has added a new dimension to out-of-centre retailing in the County Borough. Despite competition from out-of-centre retail developments, the established retail hierarchy has continued to evolve over many years and the existing commercial centres fulfil an important role in meeting not only the shopping needs but the cultural and leisure requirements of the residents of the area. This plan therefore seeks to protect the established retail hierarchy of the area.

7.3.6. Policy R1 defines in more detail the nature of the hierarchy.

7.3.7. PROTECTION OF THE RETAIL HIERARCHY

7.3.8. Policy R1 seeks to define as far as is practicable the acceptable limits of the commercial centres which constitute the retail hierarchy. It seeks to limit the spread of further new out-of-centre retail development and it also seeks to make existing commercial centres the primary focus for new retail development. Not all new retail uses are necessarily compatible with existing town centres due to factors such as scale, design and traffic considerations and there is a need to ensure that any new development is appropriate to its location, consequently:-

7.3.9 NATURE OF RETAIL DEVELOPMENT IN COMMERCIAL CENTRES

POLICY R2

NEW RETAIL DEVELOPMENT WITHIN ESTABLISHED COMMERCIAL CENTRES, AS DEFINED IN POLICY R1, WILL BE PERMITTED IF IT WOULD:-

1. SUSTAIN OR ENHANCE THE RANGE AND QUALITY OF SHOPPING PROVISION AND THE VITALITY, VIABILITY AND ATTRACTIVENESS OF THESE CENTRES; AND,

2. BE IN KEEPING WITH THE SCALE AND CHARACTER OF THE CENTRE.

7.3.10. This policy seeks to ensure that as far as possible new retail development will be to the long-term benefit of existing commercial centres. Whilst recognising that the position of centres in the hierarchy may change over time, new development should be broadly in keeping with the character of the existing centre. Developers and retailers are expected to be flexible and innovative about the format, design and scale of proposed development including the amount of car parking, in order to achieve new development in harmony with existing centres.

7.4. Non-Retailing Uses

7.4.1. Town centres need to maintain their diversity if they are to retain their vitality and viability, but the range and variety of shops and services has changed over time and will continue to evolve. However, there is also a need to ensure that commercial centres do not lose their ‘critical mass’ of retail units to the extent that they can no longer function as viable shopping centres. There is a danger that retail uses could be outbid by other uses to the possible detriment of the commercial centre. Accordingly, there is a need to strike a balance between retailing and non-retailing uses in commercial centres to ensure the optimum mix, and thus enhance the vitality and viability of those centres.

7.4.2. NON RETAIL USES IN PRIMARY SHOPPING AREAS

POLICY R3

PROPOSALS FOR THE DEVELOPMENT, REDEVELOPMENT OR CHANGE OF USE FOR NON-RETAIL* USES WILL BE PERMITTED AT GROUND FLOOR LEVEL IN PRIMARY SHOPPING AREAS, ONLY WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:-

1. THE DEVELOPMENT WOULD NOT, BY VIRTUE OF ITS NATURE, DESIGN AND SCALE, MATERIALLY DILUTE THE CONTINUITY OF THE PRIMARY SHOPPING FRONTAGE;

2. THE DEVELOPMENT WOULD NOT EXACERBATE AN EXISTING, NOR CREATE A NEW, UNDUE CONCENTRATION OF NON-RETAIL* USES, EITHER IN THE IMMEDIATE LOCALITY OR IN THE GENERAL STREET SCENE;

3. THE DEVELOPMENT WOULD NOT CREATE A DEAD WINDOW FRONTAGE, BUT RATHER BE OF A NATURE WHICH STIMULATES PASSING TRADE AND MAINTAINS THE GENERAL INTEREST OF THE SHOPPING PUBLIC;

4. THE DEVELOPMENT WOULD NOT GIVE RISE TO NEW, NOR MATERIALLY EXACERBATE EXISTING, LOCAL PROBLEMS DUE TO TRAFFIC GENERATION, CONGESTION, HIGHWAY SAFETY, NOISE, SMELL OR OTHER AMENITY CONSIDERATIONS;

FOR THE PURPOSES OF THIS POLICY, THE PRIMARY SHOPPING AREAS ARE DEFINED AS FOLLOWS:-

BRIDGEND
ADARE STREET,   (Link to Map 34)
CAROLINE STREET,  (Link to Map 34)
THE RHIW CENTRE,  (Link to Map 35)
WYNDHAM STREET,  (Link to Map 34)
NOLTON STREET [NOS 4-24 EVEN Nos. ONLY AND NOLTON HOUSE]  (Link to Map 35)
THE BRACKLA STREET CENTRE [Nos. 3-15 AND SUPERSTORE]  (Link to Map 35) 

MAESTEG
TALBOT STREET
COMMERCIAL STREET [Nos. 1-21, 128-145 INCL.] (Link to Map 33)

PORTHCAWL
JOHN STREET [Nos. 20-88, 1a-83 INCL.] (Link to Map 36)
WELL STREET [Nos. 1-16 INCL.] (Link to Map 37)

(Non-Retail Uses are defined as any use other than those falling under Class A1 of the Town & Country Planning (Use Classes) Order 1987)

7.4.3. Policy R3 recognises that the primary shopping areas of the town centres in the County Borough are in need of particular protection from competing uses and enforces strict criteria to protect their viability and vitality, however outside of the primary shopping areas a more relaxed approach is adopted.

7.4.4. NON RETAIL USES OUTSIDE PRIMARY SHOPPING AREAS IN COMMERCIAL CENTRES

POLICY R4

PROPOSALS FOR THE DEVELOPMENT, REDEVELOPMENT OR CHANGE OF USE FOR NON-RETAIL* USES ON GROUND FLOORS OUTSIDE OF THE PRIMARY SHOPPING AREAS IN ESTABLISHED COMMERCIAL CENTRES, AS DEFINED IN POLICIES R1 AND R3, WILL BE PERMITTED PROVIDED:-

1. THE PROPOSAL HAS NO UNACCEPTABLE EFFECTS ON THE ENVIRONMENT AND AMENITY OF THE LOCALITY;

2. THE DEVELOPMENT WOULD NOT GIVE RISE TO NEW, NOR MATERIALLY EXACERBATE EXISTING, LOCAL PROBLEMS DUE TO TRAFFIC GENERATION, CONGESTION, HIGHWAY SAFETY, NOISE, SMELL OR OTHER AMENITY CONSIDERATIONS.

(* Non-Retail Uses are defined as any use other than those falling under Class A1 of the Town & Country Planning (Use Classes) Order 1987).

7.4.5. As expressed above, the Council aims to maintain the vitality and viability of the commercial centres in the County Borough. However, it is recognised that in some older centres the prospects of attracting new retail development are rather limited, this is particularly so in some of the valley settlements. Under these circumstances, there is a need to adopt a more flexible and pragmatic approach. In most of the valley settlements, the commercial centres are interspersed with residential development, and indeed, many of the shops were once private dwellinghouses that have been converted. The Council would be concerned if, under these circumstances, shops remained vacant for a considerable length of time, leading to a deterioration of their condition and to an environmental blight. It is therefore considered appropriate to develop criteria by which shop units outside of the primary shopping areas can be converted to residential use.

7.4.6. RESIDENTIAL USES IN COMMERCIAL CENTRES

POLICY R5

PROPOSALS FOR THE REDEVELOPMENT OR CHANGE OF USE FOR RESIDENTIAL USES ON GROUND FLOORS OUTSIDE OF THE PRIMARY SHOPPING AREAS IN ESTABLISHED COMMERCIAL CENTRES, AS DEFINED IN POLICIES R1 AND R3, WILL BE PERMITTED PROVIDED:-

1. THE PROPERTY HAS BEEN VACANT FOR AT LEAST TWO YEARS AND HAS BEEN ACTIVELY MARKETED OVER THAT TIME;

2. THE PROPERTY DOES NOT FORM PART OF A CONTINUOUS FRONTAGE OF THREE OR MORE SHOPS;

3. THE PROPOSAL HAS NO UNACCEPTABLE EFFECTS ON THE ENVIRONMENT AND AMENITY OF THE LOCALITY;

4. THE PROPOSAL HAS NO UNACCEPTABLE EFFECTS IN TERMS OF TRAFFIC GENERATION, CONGESTION AND HIGHWAY SAFETY.

7.4.7. The conversion of shop units often leads to the fragmentation of commercial frontages but this is considered preferable to long term vacancies and voids. The Council is committed however to underpinning the commercial viability of all commercial centres in the County Borough and offers grants to commercial properties in designated Commercial Improvement Areas for environmental improvements. Town centres can successfully accommodate other forms of employment generating activities apart from retailing, and these activities can lead to a diversification of the centre giving it added attraction and hence vitality. Nonetheless, these have to be kept in balance so that the primary shopping core of the commercial centres is not diluted unduly. Although activities falling within Class B1 of the Town and Country Planning (Use Classes) Order 1987 are by definition acceptable in residential areas in terms of their environmental standards, the Council will not permit such uses at ground floor level in the primary shopping areas nor where a proposal would result in the loss of existing retail floorspace elsewhere. Such uses may be successfully accommodated above ground floor level in primary shopping areas and in non-retail premises elsewhere in established commercial centres.

7.4.8. B1 USES IN COMMERCIAL CENTRES

POLICY R6

USES FALLING WITHIN CLASS B1 OF THE TOWN AND COUNTRY PLANNING [USE CLASSES] ORDER 1987, WILL NOT BE PERMITTED AT GROUND FLOOR LEVEL IN THE PRIMARY SHOPPING AREAS, AS DEFINED IN POLICY R3. ELSEWHERE, IN ESTABLISHED COMMERCIAL CENTRES, AS DEFINED IN POLICY R1, SUCH USES MAY BE PERMITTED AT GROUND FLOOR LEVEL PROVIDED THEY DO NOT RESULT IN THE LOSS OF EXISTING RETAIL FLOORSPACE.

7.4.9. General industrial uses are not considered appropriate anywhere in the commercial centres of the County Borough. The environmental consequences of such uses are usually deleterious to other uses and would prejudice the environmental amenity of the commercial centres.

7.4.10. GENERAL INDUSTRIAL USES IN COMMERCIAL CENTRES

POLICY R7

GENERAL INDUSTRIAL USES* WILL NOT BE PERMITTED ANYWHERE IN THE ESTABLISHED COMMERCIAL CENTRES AS DEFINED IN POLICY R1.

(*Use Classes B2 and B8)

7.5. Key Retail Re-development Sites

7.5.1. The long term success of the commercial centres in the County Borough is dependent upon investment by private enterprise. Failure to invest will lead to an inevitable decline. It is essential therefore that the Unitary Development Plan identifies opportunities for such investment which will contribute to the regeneration of the established commercial centres:-

7.5.2. KEY RETAIL RE-DEVELOPMENT SITES

POLICY R8

THE REGENERATION OF ESTABLISHED COMMERCIAL CENTRES THROUGH THE REFURBISHMENT OR REDEVELOPMENT OF KEY SITES AND BUILDINGS FOR RETAIL, OTHER COMMERCIAL AND COMPLEMENTARY LEISURE USES WILL BE FAVOURED, PROVIDED THAT THE DEVELOPMENT IS IN KEEPING WITH THE SCALE AND CHARACTER OF THE CENTRE. THE FOLLOWING ARE IDENTIFIED AS KEY SITES:-

R8(1)   THE SURFACE CAR PARK AND ADJOINING LAND NORTH OF BRACKLA STREET, BRIDGEND; (Link to Map 34)
R8(2)   ELDER YARD, BRIDGEND;  (Link to Map 34)
R8(3)   THE RHIW CAR PARK AND ADJACENT GARAGE, BRIDGEND;  (Link to Map 35)
R8(4)   DOCK STREET, PORTHCAWL; (Link to Map 37)
R8(5)  HILLSBORO PLACE CAR PARK AND ADJOINING LAND, PORTHCAWL;  (Link to Map 37)
R8(6)   LAND NORTH OF MARKET STREET, BRIDGEND; (Link to Map 34)
R8(7)   LAND ADJACENT TO MAESTEG RFC GROUND, LLYNFI ROAD, MAESTEG;  (Link to Map 33)
R8(8)   THE EMBASSY CINEMA SITE AND ADJACENT LAND AT BREWERY LANE AND TONDU ROAD, BRIDGEND.  (Link to Map 34)
R8(9)   THE ALLOTMENT AND COUNCIL DEPOT AREA SOUTH OF BRACKLA STREET, BRIDGEND (Link to Map 35)

7.5.3. All of these are either town centre or edge-of-centre sites and thus accord with government advice in terms of the sequential test. The successful redevelopment of these sites will lead to an improved shopping environment and an extended retail offer. These sites are served by public transport and should therefore be accessible to all groups within the community.

7.5.4. A detailed analysis of food shopping patterns in the County Borough by Colliers CRE in 2002 reveals that despite the current provision of in-town and out-of-centre food stores, there is additional potential for the development of further convenience floorspace. Deficiencies in food shopping provision have been specifically identified in Bridgend, Porthcawl and Maesteg. Indeed, many residents of Porthcawl and Maesteg travel to Bridgend for their grocery shopping and in so doing generate a large number of additional car journeys. The inclusion of the Hillsboro Place Car Park and land adjacent to Maesteg RFC Ground, Llynfi Road sites for new large scale convenience retailing, together with a smaller element of comparison goods will help to redress this imbalance.

7.5.5. Similarly, there is a gap in the existing food retail provision in Bridgend Town which is highlighted by the flow of expenditure to competing stores outside the County Borough. Whilst Bridgend has both a reasonable quantity and quality of food stores, as indicated by their trading success, the variety and range of operators is fairly limited. Additional research conducted on behalf of the County Borough Council by Colliers CRE in December 2002 (updated in June 2004) indicates that there is need in both quantitative and qualitative terms for more convenience goods floorspace in Bridgend Town. The detailed need assessment indicates that Bridgend Town is capable of accommodating one additional large-scale foodstore up to 2016.

7.5.6. Given the recent planning permissions for the Asda Store at Cheapside, Bridgend and the scope for new convenience goods stores at Broadlands and Parc Derwen, the LPA consider that there is no further requirement for out-of-centre convenience goods store developments up to 2016. The other retail policies in the Plan are considered to be sufficiently robust to accommodate any changes in circumstances which may arise during the Plan period.

7.5.7. The same retail need assessment concluded that, in the Bridgend Catchment Area there was a need for 13,816 sq m gross of non-bulky and 42, 649 sq m gross of bulky comparison goods, in Bridgend Town, up to 2016. The LPA consider that this need can be accommodated in the town and district centres of Bridgend, including the Key Retail Redevelopment Sites as allocated by Policy R8 above, the Broadlands and Parc Derwen Centres, and the remaining land on existing established out-of-centre retail destinations (see Policy R10); no new out-of-centre allocations have been made. Developers will be required to demonstrate flexibility and innovation with regard to the format, design and scale of developments in order to achieve this, before this opinion is set aside, and only then when the criteria of Policy R9 are fulfilled.

7.6. New Out-of-Centre Retailing

7.6.1. As previously expressed, this Unitary Development Plan echoes government advice in seeking to make town centres the primary focus for new retail development. Proposals for further new large scale out-of-centre development, which includes extensions to existing units and proposals to vary the kinds of goods sold from a store, will be resisted unless it satisfies all of the criteria contained in Policy R9.

7.6.2. CRITERIA FOR ASSESSING FURTHER OUT-OF-CENTRE RETAIL DEVELOPMENT

POLICY R9

PROPOSALS FOR FURTHER LARGE SCALE OUT-OF-CENTRE RETAIL DEVELOPMENTS WILL BE PERMITTED ONLY IF ALL OF THE FOLLOWING CRITERIA ARE MET:-

1. THERE IS A NEED FOR THE DEVELOPMENT;

2. IN SEQUENTIAL ORDER OF PREFERENCE: THERE ARE NO SUITABLE SITES AVAILABLE FOR THE PROPOSAL WITHIN THE TOWN CENTRES, IN AN EDGE-OF-CENTRE LOCATION; IN A DISTRICT CENTRE, OR WITHIN AN EXISTING RETAIL SITE OR ALLOCATION

3. THE PROPOSAL, EITHER BY ITSELF OR CUMULATIVELY WITH OTHER OUTSTANDING PLANNING PERMISSIONS OR DEVELOPMENT PLAN COMMITMENTS, WILL NOT HARM THE VITALITY OR VIABILITY OF ESTABLISHED COMMERCIAL CENTRES;

4. THE PROPOSAL IS OF ACCEPTABLE SCALE, MATERIALS AND DESIGN AND DOES NOT HARM THE ENVIRONMENT OR RESIDENTIAL AMENITY;

5. THE TRAFFIC GENERATED BY THE PROPOSAL CAN BE ACCOMMODATED SAFELY ON THE LOCAL HIGHWAY NETWORK AND APPROPRIATE CAR PARKING AND SERVICING WILL BE PROVIDED ON THE SITE;

6. THE PROPOSAL IS SITED SO AS TO REDUCE THE NUMBER AND LENGTH OF CAR JOURNEYS AND CAN SERVE NOT ONLY CAR-BORNE SHOPPERS BUT IS ALSO ACCESSIBLE BY A VARIETY OF MEANS OF TRANSPORT INCLUDING PUBLIC TRANSPORT;

7. THE PROPOSAL IS NOT LOCATED ON LAND USED OR ALLOCATED FOR INDUSTRY OR BUSINESS AND REQUIRED TO MEET THE EMPLOYMENT OBJECTIVES OF THE PLAN;

8. THE PROPOSAL DOES NOT UNDERMINE AN ONGOING REGENERATION STRATEGY.

7.6.3. This policy requires developers to prove to the Council that any proposal for out-of-centre retail development is needed. Need is not an easily defined issue, but the Council would have to be satisfied that any proposal fills a gap in the pattern of retail provision and that there is adequate spending power to justify the development. Need should also address qualitative issues and developers should demonstrate that any proposed out-of-centre development is catering for a market currently not adequately provided for. Qualitative need is defined primarily as offering the consumer greater choice, accessibility and the environmental benefits associated with minimising reliance on the private car, but retailer needs and economic needs may also be material considerations.

7.6.4. Having established a need for any development, to the satisfaction of the Local Planning Authority, developers are also required to demonstrate that they have followed the sequential approach to site selection. Potential developers are reminded of government advice on the need to be flexible about proposals for new development and they should demonstrate why they could not develop elements of the larger scheme on smaller sites in more central locations with less car parking.

7.6.5. Crucially, the Local Planning Authority will need to be convinced that proposals for new development will not have an unacceptable impact on established commercial centres in terms of trade diversion, not only in the County Borough but in neighbouring areas as well, such that they would jeopardise the vitality and viability of those centres. The Council will need to be assured that any proposal is of a sympathetic design, and that it does not generate unacceptable traffic flows.

7.6.6. Furthermore, any proposals should be accessible by a variety of modes of transport, in keeping with the principles of sustainable development. Land allocated for employment uses will be protected from alternative uses such as retailing, and this issue is considered at more length in the employment chapter of this plan. Finally, the Council will have to be convinced that any proposed development would not prejudice the outcome or proposed course of action contained in any of its approved regeneration strategies.

7.7. Established Retail Developments Outside of Established Commercial Centres

7.7.1. Within the County Borough the established retail developments outside of the commercial centres are listed in Policy R10. Stores in the two retail parks tend to sell bulky durable goods such as DIY goods, electrical goods and furniture; there is some, albeit limited, scope for further development on Bridgend Retail Park. At Waterton Retail Park there is also some sport/leisure/fitness development. In addition, there are two established supermarkets situated outside of the commercial areas, but within the urban fabric of Bridgend.

7.7.2. ESTABLISHED RETAIL SITES OUTSIDE OF ESTABLISHED COMMERCIAL CENTRES

7.7.3. Policy R10 acknowledges the presence of these existing developments and commitments and seeks to restrict their extent in future, in accordance with policy to sustain and promote established town and district centres.

7.8 Size Restrictions on Out-Of-Centre Retail Units

7.8.1 Because the traditional retail warehouse parks at Waterton and at the Bridgend Retail Park are generally comprised of large warehouses selling bulky durable goods all of the units on these parks are large buildings when compared to shops in the established town centres. The nature of the retail warehouses suits the type of retailing they contain in terms of ample storage facilities and extensive sales space capable of displaying a wide range of bulky products. The Local Planning Authority would resist any proposals which sought to subdivide existing retail warehouse units into smaller units. In so doing there is a risk that the nature of these units and the type of goods sold would be altered and that they would be transformed into units more akin to those found in town centres, thus competing directly with town centre uses. In new developments this will be achieved by the use of conditions attached to a planning permission.

7.9. Designer Outlet Village – Wales

7.9.1. The development of the Designer Outlet - Wales at junction 36 of the M4 has added a new dimension to out-of-centre retailing in the County Borough. Since its completion in 1998 this development has attracted over 2 million visitors per annum. The nature of the retailing permitted is controlled by a Section 106 agreement which makes it a very particular form of out-of- town retail centre. The Designer Outlet - Wales allows an opportunity for manufacturers to sell previous season’s stock, seconds, run-offs, over runs, slow selling goods and samples of brand name goods, including fashion, sportswear, household, general apparel and accessories at discounted prices. The unique retail offer of Designer Outlet - Wales attracts visitors and shoppers from a wide area, and empirical evidence obtained through surveys indicate that 25% of trade is derived from consumers living more than 30 minutes drive-time away; indeed 12% of trade is derived from consumers living more than 1 hours drive away. The Designer Outlet - Wales can be considered as a form of shopping activity that is separate from the normal retail hierarchy. The potential exists to promote the existing town centres to visitors to the County Borough through linked shopping trips to reinforce the vitality and viability of those town centres. However the Council is also aware that unrestricted out-of-centre retail development at this location could also undermine the role of existing town centres. The Council will need to be convinced that any further development at this location shall not undermine the vitality and viability of existing town centres, both within the County Borough and beyond.

7.9.2. DESIGNER OUTLET VILLAGE – WALES

POLICY R11 (Link to Map 21)

LAND AT JUNCTION 36 OF THE M4 IS ALLOCATED FOR THE DESIGNER OUTLET - WALES. PROPOSALS FOR FURTHER DEVELOPMENT ON THIS SITE WILL ONLY BE PERMITTED PROVIDED:-

1. THAT THE PROPOSED DEVELOPMENT IS IN ACCORDANCE WITH THE SECTION 106 AGREEMENT COVERING THE SITE;

2. THAT THERE ARE NO ADVERSE IMPACTS ON THE VITALITY AND VIABILITY OF EXISTING TOWN CENTRES;

3. THE PROPOSAL HAS NO UNACCEPTABLE EFFECTS IN TERMS OF TRAFFIC GENERATION, CONGESTION AND HIGHWAY SAFETY.

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