Retail Impact Assessment

What is a retail impact assessment?

The National Planning Policy Framework confirms that a retail impact assessment is required for main town centre uses that are outside town centres, are not in accordance with an up-to-date Local Plan, and where they exceed a proportionate, locally set, floorspace (default figure of 2,500 sqm).

An assessment undertaken for an application for retail use on the impact of the proposal on the vitality and viability of existing centres within the catchment area of the proposed development. The assessment includes the likely cumulative effect of recent permissions, developments under construction and completed developments.

Impact Assessments should assess, in summary, the following:

  • The impact on existing investment within centres;
  • The impact on the vitality and viability of town centres;
  • The impact on the vitality and viability of town centres;
  • The impact of the proposal in-centre trade/turnover and trade in the wider area;
  • Current and future consumer expenditure capacity in the catchment area;
  • Assess whether the proposal is of an appropriate scale for its locality; and
  • Analysie what effects it may have on locally important centres.

Why is it required?

The National Planning Framework states in paragraph 86 that planning policies and decisions should “support the role that town centres play at the heart of local communities, by taking a positive approach to their growth, management and adaptation”.

The government has incrementally increased permitted development rights and as such there is now the flexibility to change shops to a variety of different uses without the need for planning permission – both on a temporary basis through the prior notification procedure and permanently. The removal of the need for planning permission for change of use from A1 retail to A2 professional services (i.e. banks) and vice versa may have an impact through largely uncontrolled changes between shops, banks and other financial/professional services.

The NPPF recognises the changing face of the high street and the need to take a different approach to retail planning policy in order to reinvigorate and adapt the offering focused in primary centres/core areas to successfully prepare for future.

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