Agenda item

RESOLVED: That the Committee:

a)    Note the evidence presented.

b)    Consider the evidence as part of the High Streets Review.

3.1      John Miller (Head of Planning) introduced the report to the Committee. The key points to note were:

§  The Council’s planning policies are contained in the Council’s local plan. The local plan is currently made up of a number of documents, which include the Core Strategy (2011), the Development Management Local Plan (2014) and the Lewisham Town Centre Local Plan (2014).

§  The local plan policies aim to sustain the viability and vitality of town centres. Retail, commercial, and community uses within the Borough’s high streets are protected through the adopted policies. The strongest level of protection is given to retail uses within the Borough’s primary shopping frontages.

§  Planning policies can shape the success of town centres. Existing planning policies protect retail, commercial and community uses in town centres, promote residential uses where appropriate, and promote the night time economy where appropriate. However, there are limitations to the influence that planning can have due to the way in which planning regulations have been written. For example:

o   The Planning Service is unable to control the occupants of premises where there is no change of use. Therefore a change from one type of retailer within the A1 use class to another type of retailer within the A1 use class cannot be controlled. For example, the Planning Service could not control the change of a unit from a supermarket to a discount retailer. Nor could the Council control the change of a unit from a bank to a betting shop.

o   The Planning Service is unable to make a planning decision based on prejudices against a particular end user. For example, an application for a convenience shop operated by a major supermarket chain could not be refused on the basis that an independent operator would be preferred by the local community.

§  In relation to current high street trends and observations a number of points were made:

o   In relation to vacancy rates, the majority of centres within the Borough are faring well compared with the national and regional statistics. The national mean vacancy rate is currently estimated to be 11.8%, with the London vacancy rate estimated at 7.8%. The mean vacancy rate for the Borough’s two major town centres and the seven district centres compares favourably, being 7.3% in 2014.

o   Each town and district centre, with the exception of New Cross/New Cross Gate, is allocated a primary shopping frontage. The primary shopping frontage is considered to be the retail core of the centre, and therefore A1 (retail) uses are given especially strong protection within this frontage. The Local Plan sets a target of 70% of units within the primary shopping frontage in each centre to be in A1 use. Many of the centres either meet or come close to the target. However the figures for some centres are significantly below the target. These figures demonstrate that retail may not be the dominant focus of some centres, and that these centres may have other strengths and niches.

§  Lewisham has fared well in respect of the changing nature of retail in respect of high streets, in the sense that Lewisham’s district and major town centres have not suffered from failing high streets or high vacancy rates, and therefore the national discussions relating to these issues are not directly applicable to the Borough.

§  The Committee heard about the various roles of different high streets, such as Lewisham town centre, Bell Green, and Grove Park and some of the issues they are facing. For example the plans for Lewisham Town Centre that include:

o   Significant expansion of retail floorspace.

o   Improved leisure and evening economy provision.

o   Provision of 3,300 new homes.

o   Improvement and expansion of streetscape, pedestrian linkages, open space and recreational facilities.

3.2       In response to questions from the Committee, the following was noted:

§  Officers would circulate LB Bromley’s vacancy rate to Members so the Committee could have a comparison to Lewisham’s vacancy rate.

§  The European Union (EU) Grants Officer would be informed of the possibility that grants could be obtained from the EU for public realm improvements. Usually, the Grants Officer would help co-ordinate bids across a number of boroughs for various projects.

§  The Planning Service is limited in what it can do to stop buildings changing their use to restaurants, cafes and takeaways in areas such as Blackheath and New Cross. It is also limited in its powers to control the level of ‘budget’ shops in areas such as Catford. The Council does have landlord powers, but Catford Mews/Shopping Centre is the only major retail area it owns. In the original agreement to purchase the Catford Shopping Centre, it was established that the developer would attempt to balance the accounts, while the regeneration of Catford was on hold, and so the businesses that operate in the Centre are those that have the potential to make the Centre money.

§  Resources are limited in the Planning Service and Business Development teams, so work is focused on the larger shopping centres rather than the smaller areas. Also, the financial situation within local government at the present time, and future projections, makes it difficult to commit to projects. However, the service will assist in implementing the Neighbourhood Plans where possible. Officers are also willing to liaise to Members and local communities about what limited training they could offer in relation to supporting the Neighbourhood Plans.

§  The Council is engaged in a programme of streetscape improvements across the borough which will help improve the look of many high streets. A Council can issue a ‘215 notice’ in certain circumstances where it is considered that the condition of a building or land is detrimental to the amenity of an area or neighbourhood.

§  Changes to the shopping environment in Lewisham are influenced by issues such as the popularity of ‘free for 30 minutes’ parking bays like those in Sydenham. The increase in use of ‘shop and grab’ places has more of an impact in areas with big retailers.

§  The Council does keep a register of commercial property ownership in the borough.

§  The present owners of Lewisham Shopping Centre are Land Securities, who manage a number of retail centres across the UK. In a recent survey, only 9% of people in the catchment area of Lewisham Shopping Centre stated that it was their first choice for shopping. However Land Securities have attempted to make the Shopping Centre more attractive for shoppers, with promotions such as the Street Feast last summer. With the Lewisham Gateway Development, there will be more opportunities in the future to showcase the Shopping Centre and build its potential.

§  Officers will continue to work with the market traders to make the markets more attractive and viable. The importance of Lewisham Market is recognised by the Council, and its attractiveness to residents due to their access to cheap, affordable produce. The problem with managing the storage and waste around the market is recognised, and how best to manage this going forward needs to be considered. Officers have tried a number of initiatives to grow Catford Market and the surrounding area, such as the improved streetscape, however its attractiveness should increase once the Catford Regeneration Scheme is complete.

§  The rent-levels in Catford might be affected by the Catford Regeneration Scheme once it begins, and officers will monitor the situation.

§  There should be opportunities in the future to encourage a diverse mix of buildings across the borough, for example a hotel will soon be opening near Lewisham Town Centre.

§  Officers are confident that the retail space that is available in Thurston Road will soon be let. Once the Renaissance development and the Lewisham Gateway are complete, more benefits will be gained by business and retail in central Lewisham. In the longer-term, the proposed Bakerloo Line extension would also help to grow the local area. The Council will also play its part in developing the area.

§  Officers understand that the Council are in negotiations with Tesco to develop the car park area, and there will be an office-to-residential scheme at the former Citibank building.

3.3       RESOLVED: That the Committee:

a)    Note the evidence presented.

b)    Consider the evidence as part of the High Streets Review.