Eastbourne Borough Council. Summary Proof of Evidence Of Barry John Cansfield BA (Hons), BTP, MRTPI on behalf of PRLP

Transcription

1 Eastbourne Borough Council (Arndale Centre and surrounding Land at Terminus Road, Sutton Road and Ashford Road) (Compulsory Purchase Order 2015) Section 226 (1)(a) of the Town and Country Planning Act 1990 And Section 13 of the Local Government (Miscellaneous Provisions) Act 1976 And The Acquisition of Land Act 1981 Summary Proof of Evidence Of Barry John Cansfield BA (Hons), BTP, MRTPI on behalf of PRLP November 2015

2 Contents 1. Introduction 1 2. The Scheme 2 3. The Need for Regeneration 3 4. Planning Policy Framework 4 5. Benefits of the Scheme 5 6. Authority and justification for CPO 6 7. Responses to Objections 7 8. Conclusions 8 Contact Barry Cansfield barry.cansfield@turley.co.uk November 2015

3 1. Introduction 1.1 My name is Barry John Cansfield. I hold a degree of Bachelor of Arts with honours in Town and Country Planning and also hold a Bachelor of Town Planning. I am a Member of the Royal Town Planning Institute. 1.2 For the reasons I shall state, I believe that there is compelling need in the public interest for the redevelopment of the Order Land subject to the Eastbourne Borough Council (Arndale Centre and Surrounding Land at Terminus Road, Sutton Road and Ashford Road) Compulsory Purchase Order 2014 (the CPO ). The redevelopment would contribute substantially to the economic, social and environmental wellbeing of the area and accords directly with the planning framework for Eastbourne town centre. 1

4 2. The Scheme 2.1 The Council s planning committee resolved on 25 th March 2014 to grant planning permission subject to the completion of a S106 Agreement (reference ) for. Demolition of existing buildings to provide for an extension to the existing shopping centre for new Class A1. A2, A3, a4 and A5 (retail) use at ground floor levels and a multi-screen cinema complex (Use Class D2) plus ancillary space at second floor, a two storey extension to the existing car park deck, new pedestrian access including new shopfronts on to Terminus Road, associated highway works and minor alterations to the external appearance. 2.2 The Order Land extends to approximately 1.98 hectares and covers a large part of the Primary Retail Area of Eastbourne town centre. 2.3 The comprehensive redevelopment of the site to provide a major town centre destination will transform the status of Eastbourne as a retail and leisure destination in accordance with its sub-regional centre, particularly through the following key elements: The introduction of two MSU stores which will anchor the western edge of the scheme; The introduction of modern retail units which will attract national and international retailers - providing a step change in the depth, breadth and quality of the retail offer; The provision of an improved leisure offer which will enhance and diversify the night time economy and support the town centre s vitality and viability; The provision of a number of food and beverage and dining options that will help improve the vibrancy of the town centre and cater for families; A much improved town centre car park offer which will be in keeping with current retail and leisure centre requirements and support the rest of the centre supporting the vitality and viability of the centre as a whole. A high quality landmark development for a substantial part of the town s Primary Retail Area, replacing dated architecture with a bright, modern and attractive new development which pays particularly attention to the quality of pedestrian movement and public realm. 2

5 3. The Need for Regeneration 3.1 The Development Plan sets out the need to secure growth, investment and regeneration within Eastbourne Town Centre. This is not a new goal for the town centre. Over the last decade there has been a consistent recognition of the need for major change, as well as a series of policy initiatives to attempt to facilitate that change. 3.2 The scale and growth of competing facilities within the sphere of influence of Eastbourne town centre may in part explain why it has proved so difficult to regenerate the town centre. 3.3 Against the background of strong market forces, Eastbourne town centre needs to fight back. 3

6 4. Planning Policy Framework 4.1 The CPO Circular 06/2004 identifies two specific planning matters to be addressed in the consideration of the case for the CPO, namely: i. Whether the need for planning permission represents an impediment to implementation of the scheme (paragraphs 22 and 23); and ii. Whether the purpose for which the land is being acquired fits in with the adopted planning framework for the area (Appendix A, paragraph 16). 4.2 In terms of the first matter full planning permission is already in place for the development as a whole. 4.3 Turning to the adopted planning framework for the area the NPPF requires planning policies to be positive and to promote competitive town centre environments and pursue policies to support their vitality and viability (para 23). 4.4 The Eastbourne Core Strategy forward (prepared by the Leader of the Council) explains that the main spirit of the Plan s spatial strategy is to stimulate regeneration and renewal of the town centre... Seven key issues are identified affecting Eastbourne that the Plan seeks to address. At paragraph one such issue is described as The Town Centre is currently under-performing relative to many other similar sized towns. Flowing from this is a series of Key Spatial Objectives (10 in total) which are provided to help realise the overall Vision of the Plan. Key Spatial Objective 3: Town Centre Regeneration states: To strengthen Eastbourne s Town Centre as a leading subregional shopping and leisure destination. 4.5 The Order Land is then identified on the Plan s Key Diagram (page 17) as a Key Area of Change. In Section 3 of the Plan the Order Land is identified as a Major Retail Development Opportunity (Fig 2). 4.6 The Order Land forms part of the town centre s Primary Shopping Area. 4.7 The Eastbourne Town Centre Local Plan (TCLP) was adopted in November 2013 and sets out the detailed strategy and proposals for the town centre area. The Order Land falls within the Primary Retail Area (Policy TC4) and within Development Opportunity Site One (Policy TC18). 4

7 5. Benefits of the Scheme 5.1 The delivery of a new retail led, mixed use development, by a prominent and respected developer, will enable the town to attract national retailers which it has failed to secure or retained to date. 5.2 In line with the aspirations of the Core Strategy and the Town Centre Local Plan, the Scheme will assist the town centre to truly function as a sub-regional centre and act as a catalyst for further investment and wider regeneration across the town. 5.3 The design of the new scheme itself is of a high quality, setting new standards for the town centre. The additional height at the corner of Terminus Road and Ashford Road gives a greater emphasis to this element as a gateway into the town centre. 5.4 The scheme would also generate a wide range of additional local economic and other benefits. Those benefits should not be under estimated. The principal local economic benefits will include: The scheme would generate an increase of approximately 700 net additional jobs; Substantial employment generated by the construction phase of the scheme; Retail jobs are particularly suited to employment groups who are otherwise disadvantaged within the labour market; PRLP is committed to working with the Council and stakeholders to maximise local benefits for the local community and training initiatives; The development represents a tangible sign of investor confidence in the town. 5.5 All these benefits are in direct accordance with national and local planning policy. 5

8 6. Authority and justification for CPO 6.1 The Order Land has been identified as being a Key Area of Change in the adopted Core Strategy as well as a Major Retail Development Opportunity. 6.2 The adopted Town Centre Local Plan shows the Order Land as falling within Development Opportunity Site One (Policy TC18). The key development components of the Policy are delivered in all respects by the scheme. Such as: Active frontages along Terminus Road; Principal pedestrian entrance to address Terminus Road and at the Ashford Road junction; Providing a key landmark feature adjoining the public transport interchange and the railway station ; a gateway into the Town Centre ; Height increasing towards the corner of Terminus Road and Ashford Road; Providing new comparison floorspace and D2 assembly and leisure above ground floor; A new pedestrian link through the Order Land linking into the existing Arndale Centre; Service and vehicular access from Ashford Road. Additional Parking; Developer contribution towards Terminus Road improvements. 6.3 Development of the site including the Order Land has developer support and there are no financial impediments to implementation. 6.4 The Order Land enjoys unique advantages as a statement of regeneration for the town centre as a whole not replicated elsewhere. 6.5 I conclude that there is a compelling case in the public interest for the compulsory acquisition of the Order Land. 6

9 7. Responses to Objections 7.1 My main proof responds to the planning related issues raised in objection to the CPO. In each case, it finds that the objections have little merit having regard to the clear and pressing need for the scheme. 7

10 8. Conclusions 8.1 Given the pressing need for major investment in and enhancement of the town centre shopping and leisure provision and the significant benefits which will flow from it there is a compelling case in the public interest to acquire the Order Land and to complete the land assembly exercise to facilitate the implementation and completion of the development. 8.2 In reaching this conclusion I have had particular regard to the planning matters set out in the CPO Circular 06/

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