4. Ensuring a Vibrant Economy and Attractive Town Centres

Proposals for a change of use from A1 uses along protected shopping frontages (both primary and secondary) should demonstrate that they comply with the following:

Barking Town Centre

In Barking Town Centre, a maximum of 15% of the measured primary shopping frontages and 30% of the measured secondary shopping frontages will be permitted for A2-A5 uses. The shopping frontages are defined in the Barking Town Centre Area Action Plan

District Centres

In District Centres, a maximum of 30% of the measured primary shopping frontages and 60% of the measured secondary shopping frontages will be permitted for A2-A5 uses. The shopping frontages are defined in the Site Specific Allocations DPD.

Neighbourhood Centres

In Neighbourhood Centres, A2-A5 uses are restricted to a maximum of 35% of the measured frontage (as defined in the Site Specific Allocations DPD).

Exceptions

Exceptions may be made to this policy where it can be shown that the A1 unit in question is no longer viable for retail purposes (and there is no reasonable prospect of reuse) despite attempts (over at least 12 months) to market it at values prevailing in the centre. The alternative use must demonstrate that a local need exists for the proposed 46 alternative use. Community uses will, generally, be considered favourably.

Hot Food Take Aways

In relation to all retail centre classifications, hot food takeaways (A5 Use Class) are restricted to a maximum of 15% of the measured frontage.

Basis for Calculations

All % calculations will be based on measured frontage. The % is based on both:

• the proportion of non-A1 uses in each identified primary or secondary frontage; and
• the proportion of non-A1 uses across the entire primary frontages secondary frontages or neighbourhood frontages in question.

For Neighbourhood Centres, the % calculation is solely based on the proportion of non-A1 uses in the entire neighbourhood shopping area.

The location and proposed boundaries of the Major, District and Neighbourhood Centres and the primary and secondary shopping frontages within them will be detailed in the forthcoming Barking Town Centre Area Action Plan DPD and the Site Specific Allocations DPD, and will be shown on the Proposals Map.

Particular emphasis will be placed on retaining shops selling fresh fruit and vegetables and the provision of farmers’ markets and new shops selling fresh fruit and vegetables.

The Council will welcome development in town centres that provides vitality, viability and regeneration benefits. Such development should provide a function or service compatible with prime retail function of the area and achieve a high degree of street activity and pedestrian movement. In addition to meeting the requirements of Policy BE1, all development should also meet the following design criteria:

• Be orientated so that the building fronts the street and maximises the amount of street frontage which is active at the ground floor level and which contains no significant breaks.
• Respect the building lines of the existing urban environment and, where appropriate, build up to the edge of the curtilage or provide outside stalls.
• Be integrated with the surrounding public space and provide level access.
• Be compatible with the Core Strategy design principles and in addition within Barking Town Centre the Barking Town Centre Area Action Plan Urban Design Guidance SPD.
• Where appropriate, provide opportunities for mixed-use housing and/or office schemes above ground floor level.
• In edge of centre locations, provide good pedestrian access to the centre.
• Not be detrimental to the visual and/or environmental character and amenity of the area (i.e. noise, fumes and smell, litter, traffic, general disturbance).

The Council will also encourage shops, (A1 uses) over 2,500 sq m (26,910 sq.ft) gross floor space, accessible public toilet facilities and baby changing facilities; secure and sufficient cycle parking facilities (see parking standards); recycling facilities; and public seating.

Proposals for New Edge of Town/Out of Town Retail Development

New retail development is expected to be located in the town centres set out in Core Strategy Policy CM5. Edge-of-centre or out-of-centre proposals will be considered against the sequential test set out in national policy. Planning permission will only be granted for such proposals if, in addition to the sequential test, they can demonstrate that they will have no adverse impacts on the vitality and viability of existing centres and show how the proposed development would benefit our existing community, how it fits in with our overall LDF vision, policies and objectives, and what contribution it would make to a sustainable borough.

Existing Local Shops Outside of the Town Centre Hierarchy

The Council will seek to retain existing individual shops that are located outside centres in the town centre hierarchy in Policy CM5), particularly those that sell fresh food. Applications for changes-of-use to non-retail (non-A1) uses will normally be refused, although exceptions may be made where it can be shown that the unit is no longer viable for retail purposes and that it has remained un-let for at least 12 months, despite attempts to let it on reasonable terms. Where this occurs, the Council’s preference will be for premises to be used as a beneficial community facility.

The Council will promote the diversification of the evening economy through, in preference to alcoholic drinking establishments, the encouragement of restaurants, shops, cafes, galleries, libraries, museums and other cultural venues which remain open after regular business hours to reduce and /or avoid anti-social behaviour and threats of crime.

Planning permission will only be granted for new proposals that can demonstrate that:

• There will be no significant individual or cumulative adverse effect on the surrounding residential amenity due to noise, traffic, parking or general disturbance.
• Arrangements for mitigating pollution including ventilation equipment, refuse disposal, grease traps and noise insulation is provided in a way that minimises visual and environmental impact.
• Access requirements for people of all ages and abilities are provided.
• Adequate levels of parking and public transit will be available during the hours of operation. 50
• The design of development particularly focuses on public safety, crime prevention and the reduction of anti-social behaviour.
• The day-time use does not detract from the character and amenity of the surrounding shops and services (i.e. providing a blank frontage due to closure during the day rather than maintaining an active street frontage).

New office (B1) developments in Barking Town Centre and the District Centres should:

• Contain active street frontages.
• Not conflict with or adversely affect the primary retail/service use function of centres.
• Not be located at ground floor level within primary or secondary shopping frontages.
• Not involve a net loss of housing.

In out-of-centre locations, new office (B1) developments should not conflict with or adversely affect the predominant existing land use.

Any net loss of office space (whether in use or vacant) will only be considered acceptable if all of the following criteria are met:

• There is evidence that the possibilities of re-using, refurbishing or otherwise improving the site to encourage continuing B1 office use have been fully considered and explored over a period of time.
• The alternative scheme will contribute significantly to wider regeneration initiatives.
• The alternative scheme will help to achieve a higher quality of design and / or improvements to the public realm.
• If possible, employment and training opportunities are retained or created as part of the new development.

The Council’s preferred use will be community based and before other
new uses are proposed, the possibility of provision of a beneficial
community facility must have been fully and genuinely explored.