AGENDA ITEM NO.

REPORT TO: / Planning Committee
REPORT NO. / CPLO/56/04
DATE: / 6 September 2004
REPORTING OFFICER: / Chief Planning Officer
CONTACT OFFICER: / Wynford Rowlands (Ext 2512)
SUBJECT: / Proposed Extension to Broughton Shopping Park, Broughton
WARD: / N/A

1PURPOSE OF THE REPORT

To seek the views of the Planning Committee on the proposed extension to the Broughton Park Shopping Centre, in Broughton, Flintshire, prior to consideration by the Executive Board.

2INFORMATION

2.1Policy Framework

Since the application site lies within Flintshire, the policy framework is set out in the Alyn and Deeside Local Plan and in Planning Policy Wales.

2.2Budget

No implications.

2.3Consultation

Wrexham County Borough Council has been consulted by Flintshire County Council as adjoining planning authority.

3RECOMMENDATION

That the Planning Committee recommend to Executive Board that no objection be made to this proposal.

4REASONS FOR RECOMMENDATION

1The Council has been consulted by Flintshire County Council, as neighbouring planning authority, on a proposed extension to the Broughton Shopping Park, comprising an extension to the existing Tesco store, a new Marks and Spencer store, and additional units for comparison shopping. The additional retail floorspace would total about 18360 m2 (197600 ft2).

2Broughton Park is designated as a "Town or District Shopping Centre" in theAlyn and Deeside Local Plan. This states that new commercial development will normally be allowed within Town or District Centres if the development "would not have a serious effect on the vitality and viability as a whole of any town or District Centre in Alyn and Deeside, or Town Centres elsewhere." The key issue for Wrexham is whether the proposal would have such a serious effect on the vitality and viability of Wrexham Town Centre as to justify an objection.

3The planning application is accompanied by a Retail Study, which divides the Broughton Park catchment area into 8 zones, of which Wrexham and district is zone 5. The study estimates that within zone 5, Broughton Shopping Park accounts for only 0.8% of comparison goods expenditure (£1.8m out of £223m). The forecast for 2006, assuming the extension proceeds, is that Broughton Park will account for 3.0% of comparison expenditure from within zone 5 (£8.1 m out of £269m). While this is a considerable increase in expenditure from Wrexham going to Broughton Park, it is still a relatively small part of total expenditure from the Wrexham area. By contrast, it is estimated that Wrexham Town Centre will account for £175m out of the total expenditure available of £269m.

4If these figures are accurate, I do not consider that they would justify an objection by Wrexham CBC on retail impact grounds. It should also be remembered that the Eagles Meadow development, if this proceeds in accordance with the Council’s aspirations and the developer’s submission, will represent a very substantial addition to the amount of quality retail floorspace in Wrexham, which should greatly enhance the amount of local expenditure retained within Wrexham. The Broughton Park Retail Study has not taken into account the possible effects of the Eagles Meadow development.

5BACKGROUND PAPERS

None.

6WEBSITE INFORMATION

None.