Development for main town centre uses outside Buckinghamshire’s centres

EC10: Development for main town centre uses outside Buckinghamshire’s centres. 1. Proposals for main town centre uses that are greater than 400sqm gross and are not within defined centres must follow the sequential test, as set out in the NPPF and PPG. Where the sequential test indicates there are one or more suitable alternative sites to the proposal site within a town centre or on the edge of a town centre, development will be refused in line with national policy. 2. Furthermore, proposals for main town centre uses that are greater than 400sqm gross and are not within defined centres must also be subject to the impact test, as set out in the NPPF and PPG. Where the impact test indicates significant adverse impacts on an existing centre, development will be refused. 3. Proposals for new small shops (up to 400sqm) or extensions to existing shops within or adjacent to existing settlements that serve local needs will be supported. 7.125 Shops in centres provide a vital role in supporting the sustainability of settlements, reducing the need for residents to travel to meet day-to-day needs. Retail and other main town centre uses are directed towards our existing centres. In smaller settlements, they also provide an important community function, forming a hub for village life and supporting those who have difficulty travelling. Proposals for small-scale new shops and facilities to serve local needs are supported by the plan. 7.126 There are benefits to the clustering of retail and other main town centre uses within centres – a cluster of complementary uses creates an attractive destination that allows residents to shop for different things, go for a drink or meal and the cinema all in one place. The impact and sequential tests in this policy seek to ensure that new development for retail and main town centre uses are in existing centres and do not have significant impacts on their vitality and viability. The thresholds set out in this policy are informed by evidence that the small scale of many of Buckinghamshire’s centres means that they are vulnerable to out-of-town proposals. 7.127 Proposals for main town centre uses in out of centre locations that pass the sequential and impact tests should be in locations that are well served by public transport and accessible by active travel routes. This will still allow these uses to support sustainable travel choices. 7.128 Future stages of the plan will consider mixed use allocations; these will include an element of main town centres uses. It will not be necessary to apply the sequential and impact tests within policy EC12 to main town centre uses proposed within allocations in the plan. 7.129 The Council will support the creation of inclusive and accessible centres that can be used safely and independently by all members of the community, including older people, disabled people, families with young children and other groups with accessibility needs. Development proposals should have regard to the Buckinghamshire Design Code, which includes provisions relating to accessibility, movement, legibility, wayfinding and the design of public spaces. The Council will seek to ensure that development contributes positively to an accessible, legible and welcoming town centre environment for all users. Natural Environment