Government’s planning changes threaten the quality, vitality and viability of our shopping streets, says Exeter City Council
Media coverage of the Government’s recent planning changes was dominated by the controversy over a free-for-all on house extensions and the potential problems that might cause between neighbours. But changes to the rules governing retail premises could have just as big an impact on our city centres and shopping streets.
Exeter City Council has confirmed that it shares the fears expressed by the Labour Party nationally that the changes could be extremely damaging to the quality and character of our shopping streets.
The new rules threaten to destroy independent retailers and traditional pubs as well as undermining the ability of local communities to have a say about the character of their high streets. They allow for businesses to change the use of a shop for two years without planning permission. They are likely to lead to an increase in pay day lenders, betting shops and fast food outlets.
The Government’s Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 came into force on 30 May and changes the rules on high street planning, rural planning, residential extensions, office conversions and the location of schools.
The changes include allowing shops to be used for an alternative use, such as a pay day lender, for up to two years from the date of taking over the establishment without requiring permission. These new regulations must affect no more than 150 metres of floorspace, meaning that smaller businesses are particularly at risk.
An Exeter City Council spokesman has told me: “The threshold of 150 square metres is set quite high so that might make many small and medium-sized retail units vulnerable. The limitation to two years may deter some of those who need to invest significantly in the premises in terms of shop fittings and signage, but there may be others that require little investment or will take a chance on securing consent to stay longer than two years later on. An example of a proposal that was recently refused planning consent but would now be allowed was for a change of use into a betting shop in Queen Street.”
The spokesman goes on to say that the potential for conversion to fast food outlets without consent “is also causing concern to environmental health officers that it may lead to more “pop up” type food premises with lower standard equipment and fittings since occupiers will not wish to invest so much for a short-term business.”
Nationally there are 20 per cent more pay day lenders than a year ago. Not only are they taking the place of independent retailers, but they have been criticised for targeting vulnerable people, such as under-18s, the mentally ill and those under the influence of alcohol, for high interest loans. Rather than encouraging their growth we should be clamping down on pay day lending and giving councils the power to restrict their growth.
An average of 26 pubs are currently shutting down every week. Under these new rules part of a pub will be able to be turned into another business, such as a betting shop. Aside from the dangers of mixing alcohol with gambling, few people are going to be interested in investing in a business that has been altered so drastically that it is difficult to convert back.
Overall, the Exeter City Council spokesman says, the new rules “involve a risk that it reduces planning control over changes of use that may affect the quality, vitality and viability of retail centres.”
Exeter, which was criticised several years ago for the sameness of a lot of its city centre shops, was recently praised for the quality and variety of our city centre and other shopping areas. We’ve fared better than many cities in the wake of the global financial crisis. It would be a great shame if what we’ve achieved locally is undermined by the Government’s obsession to relax planning rules.
