east renfrewshire finalised local plan technical report

East Renfrewshire Finalised Local Plan

Technical Report

TR/ERC/05 Retail Monitoring Report

August 2008

Director of Environment Andrew J Cahill B.Sc. (Hons.)

Planning Contact Number: 0141 577 3056 Email: [email protected]

1

Contents Page

Purpose of Report 2 Introduction 2 Format of the Paper 2 Section 1 – Annual Monitoring 3 Local Plan Proposals 3 Table 1 – Local Plan Proposals 3 Use Class Spilt within the Town and Neighbourhood Centres 2008 4 Table 2 – Use Class Split within the Town Centres 5 Table 3 – Use Class Split within the Neighbourhood Centres 6 Table 4 – Combined Totals for Use Class Split within the Local Plan Centres 7 Composition of Centres by Use Class, Tables 2-4 7 Use Class Comparison 2004 -2008 8 Figure 1 - Total Number of Units and Class 1 Retail Units within the LP Centres 8 Figure 2 - Use Class Split within the LP Centres 2008 8 Composition of the Town Centres by Type 9 Figure 3 Type of Units within Town Centres 9 Figure 4 - Use Class Split within the LP Centres 2004-2008 10 Figure 5 - Change of Use from Class 1 Retail within the LP Centres 10 Conclusion 11 Monitoring and Review 11 East Renfrewshire Finalised Local Plan Policies 12 Policy S1 - Town and Neighbourhood Centres 12 Policy S2 - Protecting the Retail Function of the Town and Neighbourhood Centres 12 Section 2 – Guidance on the Application of Policies S1 and S2 of the ERFLP 13 Policy Aim 13 Planning Context 13 Application of Criterion (b) - Single Continuous Retail Frontage 14 Definition 14 Guidelines 14 Calculation of 40% Threshold 15 Compliance with Policy S2, Criterion (b) 16 Appendix 1 – Single Continuous Retail Frontages 19

2

1 Purpose of Report 1.1 This background paper is one of a series produced by the Council. The paper

should be read in conjunction with the appropriate policies and proposals contained in the Local Plan and in particular Chapter 8, Shopping and Town Centres. The main purpose of this report is twofold:

1) to provide monitoring information on the performance of the town and

neighbourhood centres. The monitoring information collated within this report, provides an evidence base for the alterations to policy approach now proposed in the ERFLP. In particular Policy S1, Town and Neighbourhood Centres and Policy S2, Protecting the Retail Function of the Town and Neighbourhood Centres, have been amended as detailed in the Conclusions of Section 1 of this report; and

2) to provide supplementary detailed guidance on the interpretation of the retail policies of the East Renfrewshire Finalised Local Plan (ERFLP).

2 Introduction 2.1 SPP8 – “Town Centres and Retailing” advises Local Planning Authorities to

keep retail policies and proposals up to date and that regular health checks should be undertaken to monitor the vitality and viability of town centres. To assist in this process, ‘comprehensive, relevant and up-to-date monitoring is essential to the effective planning and management of town centres’. This Monitoring Report contains information intended to achieve the above.

2.2 Town centres play an important economic and social role for the people of

East Renfrewshire. Town centres are, however, subject to many pressures and changes, resulting from the commercial changes in retailing, changes in accessibility and transport and changes in personal lifestyles. Healthy town centres provide a focus for communities. Not only do they have a retail function but they also offer a range of other services and facilities. Schedule 1 in the Local Plan lists the town and neighbourhood centres.

3 Format of the Paper 3.1 The paper is divided into two sections.

Section 1 – Annual Monitoring This section of the paper sets out survey information on each of the town and neighbourhood centres, including breakdown by use and levels of vacancy. Comparison between the 2004 survey and the 2008 update is also included. Section 2 – Guidance on the Application of Policies S1 and S2 of the ERFLP This section of the paper provides further guidance on the interpretation of Policy S2, in particular criterion (b), concerning the change of use from retail (class1) units to non-retail within the Town and Neighbourhood Centres. The paper considers the composition of uses in the Town and Neighbourhood Centres, the interaction of uses and provides maps of the identified Retail Frontages for each centre. A number of theoretical proposals are also set out to explain further as to how the guidance will be applied.

3

4 Section 1 – Annual Monitoring 4.1 This section of the report provides an overview of the current level of retail

use throughout the various town and neighbourhood centres as at April 2008. Data is shown by use class and levels of vacancy. All ground floor units have been included in this survey. Comparisons are shown between the 2008 and 2004 data, where available. It is not always possible to make direct comparisons due to some boundaries being redefined and the inclusion of the parade of units at Ayr Road as a Neighbourhood Centre.

4.2 An analysis of retail activity for each of the sites shown in the Local Plan is

also provided in Table 1, Local Plan Proposals. 4.3 Local Plan Proposals 4.4 A number of sites are identified specifically for retail development in the

Finalised Local Plan under Policy S3, New Shopping Development – Town and Neighbourhood Centres at the following locations:

4.5 Table 1 – Local Plan Proposals LP Ref. Location Proposal Update on Progress S3.1 Main

Street, Barrhead

Supermarket including Multi-deck car park

Site is identified as a key component of the Town Centre Masterplan for Barrhead. Site has been marketed.

S3.2 Main Street, Barrhead

Retail Units Site is identified as a key component of the Town Centre Masterplan for Barrhead. Site has been marketed.

S3.3 Oakbank Drive, Barrhead

Retail Frontage No progress to date.

S3.4 Former Station Yard, Clarkston Road, Clarkston

Centre Expansion An application (2007/0688/TP) was granted in November 2007 for the change of use of public park to monthly farmers market. No other proposals have been granted on this site.

S3.5 Fenwick Road, Giffnock

Centre Expansion Proposals for the redevelopment of the north end of Giffnock Town Centre by Morrisons Supermarket Plc are currently being implemented. The proposal includes the erection of a superstore and petrol filling station, some business and commercial units, demolition of the existing supermarket and the provision of shop units, offices and flats. The outline application (2005/0938/TP for the site was granted in January 2007. An application (2007/0065/TP) for the new store was granted April 2007 and the store opened in Spring 2008. A further application (2007/0743/TP) has been approved for the redevelopment of the former store with flats above in May 2008.

4

S3.6 Mearns

Cross, Newton Mearns

Centre Expansion An application (2007/0511/TP) was granted November 2007 for the change of use of former school site to use as temporary car park. No other proposals have been granted on this site.

S3.7 Greenlaw, Newton Mearns

New Neighbourhood Centre

The outline application (2002/0822/TP) was granted February 2007 for mixed use development incorporating housing, business, site for a primary school, hotel, leisure and neighbourhood retail centre. Discussions are ongoing regarding the format of the neighbourhood centre.

4.6 Use Class Spilt within the Town and Neighbourhood Centres 2008 4.7 This section sets out the range of units found within the town and

neighbourhood centres and includes all ground floor units. The survey work was undertaken during April 2008.

4.8 Table 2 – Use Class Split within the Town Centres

Use Class LP Ref.

Centre Total Units 1 %

Class 1 Units

2 3 Other Vacant

S1.1 Barrhead 120 63 53 29 6 15 7

S1.2 Clarkston 75 43 57 20 5 3 4

S1.3 Giffnock

55 30 55 9 7 7 2

S1.4 Newton Mearns

61 38 62 10 3 5 5

Total 311

174 56% 68 21 30 18

5

4.9 Table 3 – Use Class Split within the Neighbourhood Centres Use Class LP Ref. Centre Total

Units 1 % Class 1 Units

2 3 Other Vacant

S1.5 Aurs Drive, Barrhead

7 4 57 1 0 1 1

S1.6 Newton Avenue, Barrhead

2 2 100 0 0 0 0

S1.7 Main Street, Busby

4 4 100 0 0 0 0

S1.8 Seres Road / Cathkin Drive, Clarkston

7 7 100 0 0 0 0

S1.9 Seres Road / Vardar Avenue, Clarkston

5 3 60 1 0 0 1

S1.10 Sheddens, Eaglesham Road, Clarkston

25 19 76 3 1 2 0

S1.11 Stamperland Crescent, Clarkston

13 10 77 0 0 0 3

S1.12 Glasgow Road, Eaglesham

12 8 67 2 2 0 0

S1.13 Braidholm Road, Giffnock

3 3 100 0 0 0 0

S1.14 Eastwoodmains Road, Giffnock

11 10 91 0 1 0 0

S1.15 Fenwick Place, Giffnock

4 2 50 2 0 0 0

S1.16 Fenwick Road, Merrylee, Giffnock

13 9 69 1 1 2 0

S1.17 Orchard Park Avenue, Giffnock

6 4 67 1 0 0 1

S1.18 Main Street, Neilston

20 10 50 3 1 3 3

S1.19 Clarkston Road / McLaren Place, Netherlee

25 16 64 3 4 2 0

S1.20 Clarkston Road, Muirend,

11 8 73 3 0 0 0

S1.21 Clarkston Road / Netherburn Ave, Netherlee

5 4 80 1 0 0 0

S1.22 Ayr Road, Newton Mearns

18 6 33 6 3 3 0

S1.23 Broom Road East, Newton Mearns

2 0 0 1 1 0 0

S1.24 Greenlaw, Newton Mearns

0 0 0 0 0 0 0

6

S1.25 Harvie Avenue, Newton Mearns

11 7 64 3 1 0 0

S1.26 Mearns Road, Newton Mearns

15 12 80 2 0 0 1

S1.27 Carnwadric Road/Kennishead Road, Thornliebank

4 2 50 0 0 1 1

S1.28 Main Street, Thornliebank

31 19 61 5 2 5 0

Totals 254

169 67% 38 17 19 11

4.10 Table 4 – Combined Totals for Use Class Split within the Local Plan

Centres Use Class Local Plan

Centres Total Units 1 % Class

1 Units 2 3 Other Vacant

Town Centres 311 174 56 68 21 30 18

Neighbourhood Centres

254 169 67 38 17 19 11

Totals 565

343 61 106 38 49 29

4.11 Composition of Centres by Use Class, Tables 2-4 4.12 The data collected reveal that there are 565 units within the Local Plan

Centres. Of this total 345 or 61 % are class 1 retail units. In the Town Centres there are 311 units of which 174 or 56% are class 1 units and within the Neighbourhood Centres there are 254 units of which 169 or 67% are class 1 units. Figures 1 and 2 show the change in total units and class 1 units during the period 2004-2008. Figure 2 shows the breakdown in use class between the Town and Neighbourhood Centres.

7

4.13 Use Class Comparison 2004 - 2008

552

373

565

343

0

100

200

300

400

500

600

No

of U

nits

2004 2008

Figure 1 - Total Number of Units and Class 1 Retail Units within the LP Centres

Total UnitsTotal Class 1 units

4.14 The data reveals that since 2004 the total number of units within the Local

Plan centres has risen. One reason for this increase is the identification of the units on Ayr Road, Newton Mearns as a Neighbourhood Centre. However, the number of class 1 units has declined. The percentage of class 1 units compared to the total number of units has reduced from 67% (2004) to 61% (2008)

050

100150200250300350

No

of U

nits

1 2 3 Other Vacant

Use Class

Figure 2 - Use Class Split within the LP Centres 2008

All CentresTown CentresNeighbourhood Centres

8

4.15 Composition of the Town Centres by Type

Figure 3 - Types of Units within the Town Centres

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%B

arrh

ead

Cla

rkst

on

Giff

nock

New

ton

Mea

rns

Other

Vacant

Drs / Dentists / Clinics

Bookmakers

Restaurants / Cafes

Hot Food Takeaways

Sandwich

Bakery / Butchers / Fishmonger /Fruit and Veg

Financial / Professional / Offices

Bank

Clothes / Shoes

Charity Shop

Food store

Travel Agents

Health / Beauty

Off Licence

Chemist /Opticians

Dry Cleaners

Newsagents / Confectionary

4.16 Figure 3 shows that the range of retail uses and services available at the

Town Centres varies depending on location. There are however some notable differences:

• Newton Mearns has the greater % representation of Chemists/Opticians; • Barrhead has the greater % representation of Health/Beauty units; • Clarkston has the greater % representation of Charity Shops; • Newton Mearns has the greater % representation of Clothes/Shoes units; • Barrhead and Clarkston have the greater % representation of

Financial/Professional/Office uses; and • Giffnock has the greater % representation of Restaurants/Cafes.

9

0

50

100

150

200

250

300

350

400

No

of U

nits

1 2 3 Other Vacant

Use Class

Figure 4 -Use Class Split within the LP Centres 2004 - 2008

20042008

4.17 Figure 4 reveals that the number of class 1 units has reduced during the

period 2004-2008, whereas the number of class 2 units has increased. The number of class 3 units has decreased slightly whilst other uses such as hot food takeaways (sui generis) have increased. Vacancy levels have remained constant.

0

2

4

6

8

10

No

of U

nits

May-08 Jun-08 Jul-08 Aug-08

Figure 5 - Change of Use from Class 1 Retail within the LP Centres

PlanningApplications

ApplicationsGranted

4.18 The analysis of this data is important to determine whether policies controlling

changes of use are working. Figure 5 reveals that since 2004, 28 applications have been submitted for change of use from class 1 retail units to other uses within the Local Plan Centres. Of these applications 17 or 60% have gained permission.

4.19 Conclusion 4.20 The data collected from this survey work has identified that despite the aim of

Policies S1, Town and Neighbourhood Centres and S4, Protection of Shopping Uses of the Adopted Local Plan to retain class 1 retail units within the town and neighbourhood centres the number of such units has fallen during the period 2004-2008. This indicates that the current policy framework

10

has been only partially successful in protecting the retail function of centres. The Council has decided to amend this policy position as part of the review of the Local Plan to provide a more robust and defensible policy position. Revised policies have therefore been introduced, as set out below. Section 2 of this paper clarifies and sets out in detail how Policies S1 and S2 will be applied.

4.21 The principle policy context for the consideration of retail development

proposals is now provided by Policy S1 'Town and Neighbourhood Centres’ and Policy S2 ' Protecting the Retail Function of the Town and Neighbourhood Centre. The aim of these policies is to maintain and enhance the shopping function of the Town and Neighbourhood Centres. In particular, revised Policy S1 aims to direct new commercial and community development to the Centres. Additionally, Policy S2 allows for circumstances where changes of use away from retailing may be considered favourably. It is considered that the revised policies allow for an appropriate balance and mix of uses, and flexibility in the assessment of proposals for changes of use away from Class 1.

4.22 Monitoring and Review 4.23 The operation of Policies S1 and S2 will be closely monitored. The Council

will undertake annual land use surveys which will be used to update baseline data and highlight changes over time.

11

5 East Renfrewshire Finalised Local Plan Policies 5.1 Policy S1 - Town and Neighbourhood Centres

The Town and Neighbourhood Centres (as identified on the Proposals Map and listed in Schedule S1) will be the focus for new retail, leisure, community and other relevant, complementary uses. New retail (class1) development will be expected to locate in the Town and Neighbourhood Centres. Retail and appropriate non-retail proposals which help to sustain and enhance the economic and community role of Centres and otherwise accord with the policies of this Local Plan, will also be encouraged. Housing and other appropriate uses above ground floor level will also be supported. Proposals for change of use away from retail within these centres require to comply with Policy S2 - “Protecting the Retail Function of the Town and Neighbourhood Centres”. All proposals require to comply with Policies Strat2, Assessment of Development Proposals and Policy DM1 – “Detailed Guidance for all Development”.

5.2 Policy S2 - Protecting the Retail Function of the Town and

Neighbourhood Centres

The Council seeks to protect the predominantly retail function (i.e. Class 1 use) of the Town and Neighbourhood Centres. Proposals for change of use away from retail to non-retail at ground floor level within these Centres will only be acceptable if it can be demonstrated that they comply with all of the criteria listed below:

(a) It can be documented through appropriate marketing that the premises have lain vacant for not less than 6 months and that there is no reasonable prospect of Class 1 use being resumed.

(b) In any single continuous retail frontage the proposed use should not result in: • more than two non Class 1 units adjacent to each other; or • the proportion of non class 1 uses exceeding 40% of the

total number of units. (c) Avoiding the concentration of similar uses, whose cumulative

impact would adversely alter, the overall retail function, environmental quality, affect the amenity of local residents or result in bad neighbour development;

(d) That a suitable ground floor window display is provided to avoid the creation of a ‘dead frontage’.

All proposals require to comply with Policies Strat2, Assessment of Development Proposals and Policy DM1 – “Detailed Guidance for all Development”.

12

6 Section 2 – Guidance on the Application of Policies S1 and S2 of the ERFLP

6.1 Policy Aim 6.2 The principle aim of Policies S1 and S2 is to preserve the Class 1 core

shopping function whilst recognising that certain other non-retail uses can have a positive impact on the vitality and viability of a centre.

6.3 Planning Context 6.4 National planning policy guidance in SPP8 seeks to encourage town centres

to diversify but recognises that shopping is often the key activity which characterises town centres. The Council seeks to ensure that the town and neighbourhood Centres remain predominantly in retail use. Policies S1 and S2 (as set out above) permit the introduction of non class 1 uses, provided that the overall concentration of non-shop uses in a particular length of frontage would not undermine its character or vitality as a shopping frontage. This guidance seeks to control the location and concentration of these uses to ensure that harmful impacts to the character, function, vitality and viability of the centre do not result. The Council’s approach is therefore to encourage on the one hand a diversity of uses and on the other to maintain a concentration of shops.

6.5 Whilst one non-retail use alone may not detract from the vitality of a street,

successive changes may eventually do so. Planning decisions both singularly and cumulatively can therefore have a significant effect on the retail function of the town and neighbourhood centres. The further introduction of non-retail uses in the main shopping streets, whilst extending diversity, needs to be carefully balanced against the need to protect retail trading character and to ensure that these frontages continue to be dominated by shops. A large number of non class 1 units can change peoples perceptions of an area and undermine the viability of existing retail units and also reduce the prospects of attracting new retail units.

6.6 Policy S2 comprises 4 criterion that must be met before proposals for change

of use away from class 1 retail will be deemed acceptable. These criteria are complementary, and the fulfilment of one criterion does not override the need to satisfy the others.

• Criteria (a) requires evidence through appropriate marketing that the

premises has lain vacant for not less than 6 months and that there is no reasonable prospect of class1 use being resumed.

• Criteria (b) seeks to ensure that no more than two non class 1 uses are

adjacent to each other or the proportion of non class 1 units does not exceed 40% in each single continuous retail frontage. Further information on this criterion is set out in this guidance.

• Criteria (c) seeks to avoid the concentration of similar uses whose

cumulative impact may adverse alter amenity or environmental quality. For example a profusion of Hot Food Takeaways that generally operate into the late evening would create a deserted shopping frontage during the

13

day, which will not attract shoppers and could have a harmful effect on the amenity of local residents.

• Criteria (d) requires that a suitable ground floor window display is provided

to avoid the creation of a ‘dead frontage’. 6.7 Application of Criterion (b) - Single Continuous Retail Frontage 6.8 In any single continuous retail frontage the proposed use should not result in:

• more than two non Class 1 units adjacent to each other; or • the proportion of non class 1 uses exceeding 40% of the total number of

units. 6.9 The following guidelines set out how the Council will assess the impact of

future planning applications for Change of use away from retail and explains how the thresholds in criterion b are calculated and will be applied. A proposal would fail against this criterion if it would be contrary to either one or both elements.

6.10 Definition 6.11 The Council has applied the following definition:

Single Continuous Retail Frontage A continuous frontage of retail and commercial properties within the Town and Neighbourhood Centres as listed in Schedule 1, usually extending between two road junctions, and including the retail and commercial properties on both the major and minor roads. It is not split by small access points or lanes.

6.12 The Plan defines a series of Single Continuous Retail Frontages, as shown

on the Maps in Appendix 1. It is important to note that the Morrisons development in Giffnock and the enclosed shopping area at the Avenue, Newton Mearns have been identified as single continuous retail frontages, as shown by Maps S1.2 and S1.3 respectively.

6.13 Guidelines 6.14 The following guidelines will be applied to all proposals for change of use

away from retail.

(1) Avoid the clustering of more than two adjoining non-class 1 uses. In order to allow integration of non-retail uses in a dispersed manner and to avoid any clustering effect, proposals which would result in more than two adjacent non class 1 units will constitute an unacceptable concentration and will not be supported.

14

(2) Over-all proportions of non class 1 units to not exceed 40% of the total units in each Single Continuous Retail Frontage. (3) Proportions of uses apply to the Single Continuous Retail Frontage only. The frontage to any one street should be regarded as being on one side of the street only. Calculations should not consider the implications of the number of non-Class 1 uses on the opposite side of the road, which would be regarded as being within another frontage. For the avoidance of doubt, each Single Continuous Retail Frontage is identified in Appendix 1.

6.15 Calculation of 40% Threshold 6.16 The policy aims to ensure that the percentage of non class 1 units does not

exceed 40% of the total number of units in each single continuous retail frontage. This percentage will be calculated as follows:

• it will be based upon the total number of units within the identified

frontage; • totals will include all ground floor properties, commercial and non-

commercial; • outstanding, unimplemented, planning permissions for non-retail use

will be taken into account; • A vacant unit which is suitable for Class 1 use will be treated in the

same way as one which is still in Class 1 use.

6.17 The Council recognises that a number of the current retail frontages are

above the thresholds set out above. Therefore where the existing retail frontage has more than two consecutive non-retail uses and/or more than 40% in non-retail use, proposals for further change of use away from retail would not be supported.

6.18 The examples below set out four theoretical proposals and how the guidelines

will be applied to each situation. Note however, that Policy S1 and Policy S2 seek to protect the retail function of town centres and resist changes away from Class 1 retailing. Policy S2 states that proposals for change of use away from retail to non-retail at ground floor level within these Centres will only be acceptable if it can be demonstrated that they comply with ALL of the criteria listed from (a) to (d). The examples in the following, detail the conditions that require to be satisfied to be compliant with criteria (b).

15

6.19 Compliance with Policy S2, Criterion (b) 6.20 Theoretical Example 1 Unit1

Unit2 Unit3 Unit4 Unit5 Unit6 Unit7 Unit8

Class1

Class1 Class2 Class3 Class1 Class1 Class1 Class1

In this example the current position is: Use Class No of Units Percentage of Frontage Class 1 6 75 Class 2/3 2 25 (A) If there was a proposal for Change of use of Unit 7 to Class 2 this would result in the following changes to this single retail frontage: Unit1


Class1


Use Class No of Units Percentage of Frontage Class 1 5 63 Class 2/3 3 37 Provided that the other criteria of Policy S2 are satisfied, this proposal may be acceptable as the percentage in non class 1 units would be below the threshold of 40% and there remains only 2 adjacent non class 1 units in this single retail frontage. The proposal would be in conformity to Policy S2, provided the other criteria are met. (B) If there was a further proposal for Change of use of Unit 2 to Class 2 this would result in the following changes to this single retail frontage: Unit1


Class1


Use Class No of Units Percentage of Frontage Class 1 4 50 Class 2/3 4 50 This proposal would be unacceptable as the percentage in non class 1 units would be above the threshold of 40% and there would be 3 adjacent non class 1 units present in this single retail frontage. The proposal would be contrary to Policy S2.

16

6.21 Theoretical Example 2 Unit1

Unit2 Unit3 Unit4 Unit5 Unit6 Unit7 Unit8 Unit9 Unit10

Unit11

Class1

Class1 Class2 Class3 Class1 Class1 Class1 Class1 Class2 Class1

Class1

In this example the current position is: Use Class No of Units Percentage of Frontage Class 1 8 73 Class 2/3 3 27 (A) If there was a proposal for Change of use of Unit 10 to Class 2 this would result in the following changes to this single retail frontage: Unit1

Unit2 Unit3 Unit4 Unit5 Unit6 Unit7 Unit8 Unit9 Unit10 Unit11

Class1

Class1 Class2 Class3 Class1 Class1 Class1 Class1 Class2 Class2 Class1

Use Class No of Units Percentage of Frontage Class 1 7 64 Class 2/3 4 36 Provided that the other criteria of Policy S2 are satisfied, this proposal may be acceptable as the percentage in non class 1 units would be below the threshold of 40% and there remains only 2 adjacent non class 1 units in this single retail frontage. However, as shown this does occur twice. The proposal would be in conformity to Policy S2, provided the other criteria are met. (B) If there was a further proposal for Change of use of Unit 8 to Class 2 this would result in the following changes to this single retail frontage: Unit1


Class1


Use Class No of Units Percentage of Frontage Class 1 6 55 Class 2/3 5 45 This proposal would be unacceptable as the percentage in non class 1 units would be above the threshold of 40% and there would be 3 adjacent non class 1 units present in this single retail frontage. The proposal would be contrary to Policy S2.

17

6.22 Theoretical Example 3 Unit1


Class2


Use Class No of Units Percentage of Frontage Class 1 4 50 Class 2/3 4 50 In this example the frontage comprises an existing occurrence of 3 adjacent non-class 1units and the percentage is over 40%. Therefore any further proposals for change of use away from retail would not be supported. 6.23 Theoretical Example 4 Vacant


Class1


Use Class No of Units Percentage of Frontage Class 1 7 64 Class 2/3 4 36 In this example although the percentage of non class 1 units is below the threshold of 40% the frontage comprises an existing occurrence of 3 adjacent non-class 1units. Therefore any further proposals for change of use away from retail would not be supported.

18

Appendix 1 – Single Continuous Retail Frontages The following maps (© Crown Copyright LA100023382 2008) show the Single Continuous Retail Frontages identified in red, for each of the Town and Neighbourhood Centres. S1.1 - Barrhead Town Centre

19

S1.2 - Newton Mearns Town Centre

20

S1.3 - Giffnock Town Centre

21

S1.4 - Clarkston Town Centre

22

Neighbourhood Centres S1.5 – Aurs Drive, Barrhead S1.6 – Newton Avenue, Barrhead

23

S1.7 – Main Street, Busby

S1.8 – Seres Road/Cathkin Drive, Clarkston

24

S1.9 – Seres Road/Vardar Avenue, Clarkston

S1.10 – Sheddens, Glasgow

25

S1.11 – Stamperland Crescent, Clarkston S1.12 – Glasgow Road, Eaglesham

26

S1.13 – Braidholm Road, Giffnock S1.14 – Eastwoodmains Road, Giffnock

27

S1.15 – Fenwick Place, Giffnock

S1.16 – Fenwick Road, Merrylee

28

S1.17 – Orchard Park Avenue, Giffnock S1.18 – Main Street, Neilston

29

S1.19 – Clarkston Road/McLaren Place S1.20 – Clarkston Road, Muirend

30

S1.21 – Clarkston Road/Netherburn Avenue S1.22 – Ayr Road, Newton Mearns

31

S1.23 – Broom Road East, Newton Mearns S1.25 – Harvie Avenue, Newton Mearns

32

S1.26 – Mearns Road, Newton Mearns S1.27 – Carnwadric Road/Kennishead Road, Thornliebank

33

S1.28 – Main Street, Thornliebank

east renfrewshire finalised local plan technical report

Documents