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CPRE Shropshire Press Release. 29 December 2009

Reacting to new government planning guidance issued today [1], Andy Boddington, Vice Chairman of CPRE Shropshire said:

“This could be welcome news for Oswestry, where applications have been made for four new retail developments, three of which are out-of-town. The new rules say that the impact of the proposals on high street shops and markets must be assessed before Shropshire Council decides on the planning applications. This assessment now needs to be completed urgently and independently. We are confident that it will show that these proposals will undermine Oswestry's high street. The government’s statement also reaffirms existing guidance that town centres should be developed before out-of-town sites. There is no case for out-of-town development in Oswestry while there is space available in the town centre.”

“CPRE’s own analysis shows that none of the four developments is necessary and we believe that approving any one of them will undermine the survival of Oswestry as a market town.” [2]

“We also welcome the very clear emphasis the new guidance gives to protecting the character and beauty of rural areas, and to supporting village shops. Local authorities can best support local shops through ensuring that market towns are not swamped by supermarkets. We need our local shops which do much more for the local economy of Shropshire than global supermarket chains.” [3]

Notes

[1] CPRE Shropshire Summary of PPS4

Planning Policy Statement 4: Planning for Sustainable Economic Growth

The new PPS4 was published on 29 December (DCLG: http://tinyurl.com/yj5vtab). It confirms the Government’s overarching objective is sustainable economic growth: “growth that can be sustained and is within environmental limits, but also enhances environmental and social welfare and avoids greater extremes in future economic cycles”.

Town centres. Local authorities are told to be proactive in “taking measures to conserve and, where appropriate, enhance the established character and diversity of their town centres.” The PPS retains the emphasis on using brownfield land first and the 'sequential test', which requires central town centre sites to be developed first for shops, leisure and offices rather than out of town sites. A new 'impact test' replaces the 'needs test'. Using the new test, development that could harm town centres will be assessed against factors including climate change, impact on the high street, consumer choice, consumer spending and jobs, but consumer need will not have to be demonstrated. There is recognition that in town centres “smaller shops can significantly enhance the character and vibrancy of a centre” but little that might help retain them given the emphasis the PPS gives to planning for growth in comparison and convenience shopping floorspace.

Rural areas. There is stronger support for shops in rural areas. Local authorities should support “shops, services and other important small scale economic uses (including post offices, petrol stations, village halls and public houses) in local centres and villages”. Equine facilities and farm diversification are also supported. On development in rural areas PPS4 says: “Local planning authorities should ensure that the countryside is protected for the sake of its intrinsic character and beauty, the diversity of its landscapes, heritage and wildlife, the wealth of its natural resources and to ensure it may be enjoyed by all.” On tourism it says that “local planning authorities should support sustainable rural tourism and leisure developments that benefit rural businesses, communities and visitors and which utilise and enrich, rather than harm, the character of the countryside, its towns, villages, buildings and other features”.

Markets. The government’s recent emphasis on local markets is echoed in the PPS with guidance for local authorities to be proactive in “retaining and enhancing existing markets and, where appropriate, re-introducing or creating new ones, ensuring that markets remain attractive and competitive by investing in their improvement”.

[2] http://cpreshropshire.org.uk/campaigns/towns/oswestry/saving_oswestry.htm. Oswestry already has large Sainsburys and Morrisons stores within the town centre, along with Marks and Spencer Simply Food and Iceland.

[3] Economic benefits

One study of a business in Cornwall (http://tinyurl.com/yzsa6wb) suggests that:

• Less than 16% of supermarket turnover goes into local wages, purchases and services
• Every £10 spent with a local food initiative is worth £26 to the local economy
• Just £14 goes into the local economy from every £10 spent in a supermarket chain.

Further Information

• Saving Oswestry
• Local food