London Road Tesco Proposal
From:
Keith Taylor
Date:
Apr 09 09:18 UTC
Short link
Dear Max
1. The Local Development Framework (LDF) is replacing (rather than has
replaced) the Local Plan. This is a government requirement.
More details on the LDF at
http://www.brighton-hove.gov.uk/index.cfm?request=b1144784
More details on the Retail Study at
http://www.brighton-hove.gov.uk/index.cfm?request=c1159323
2. When I challenged planners over the assumptions over population growth
estimates being beyond those used by our own demographers and the
increased spending beyond the official wage projections I was told by
planning policy officers that these were 'industry norm' assumptions made
by consultants. When I queried why Experian (a company whose very
existence depends on increasing consumption), I was told they were the
market leaders in preparing retail studies. My comment that Experian would
have most to gain by talking the market up was drowned out by the
enthusiastic welcome given to the study by both Labour and Conservative
councillors.
3. BHCC is determined to get a new market developed. Just last week the
council agreed to a third and final extension to the 'lock-out' allowing
the Open Market Traders Association/Hyde Housing proposals to be
sharpened. There is now a Housing Association committed to deliver new
homes as an 'enabler' to pay for the new market, but several elements of
the existing proposal need further work. The extension is for another 8
months. If no satisfactory draft Heads of Terms are drawn up at the end of
the lock out period the council will seek other development partners
(possibly including Hyde) to deliver the project..
More details (it's Item 207) at
http://www.brighton-hove.gov.uk/index.cfm?request=c1107343&view=agenda&date=3%2DAPR%2D2008%2016%3A00&committee=Policy%20%26%20Resources%20Committee
Hope that helps
Keith Taylor
City Councillor for St Peters & North Laine Ward
Convenor of Green Councillors Group
tel/fax 01273 291165
Max Cooter <max@techworld.com>
09/04/2008 07:55
To: "BH@forums" <bh@forums.e-democracy.org>
cc:
Subject: Re: [BH-Issues] London Road Tesco Proposal
Thanks Keith, that's a really interesting post. I certainly hadn't
realised that the local plan had been replaced - did the Argus report
that?
There are a whole host of questions thrown up by this: why is the Local
Plan being replaced? Why did Experian assume a 9% growth instead of the
official 6%? How did it justify a 73% extra expenditure on non-food
items (I assume all figures are in real terms, if you don't take
inflation into account, these are quite modest rises)? That's a very
hefty rise - particularly given the long-expected credit crunch. Where
were these superstores be placed and where the traffic would go? Not
having seen the report, I'm only guessing but were some of the
assumptions based on a big increase in shoppers from outside B&H?
This report certainly throws new light on the Tesco proposal and
certainly could be used to justify granting planning. I still think it
would be crazy move and not one to benefit Brighton at all. Is the Open
Market redevelopment definitely going ahead? Could it be affected by the
proposed Tesco site?
<email obscured> wrote:
>
> What Joyce hasn't mentioned is the role the council plays in
> setting the policies for local development. The Local Plan she
> mentions is now being replaced by the Local
> Development Framework - a collection of studies and policy statements.
>
> Part of the 'core' documents that form the framework, and one
> especially relevant in this case, is the 2006 Retail Study, which the
> last Labour Council commissioned and approved before they were voted
> out of office. The study is important because it can be used to
> justify planning applications for new shops.
>
> The 30,000 study was vehemently opposed by the Greens. It predicted a
> 1.2bn (73%) increase in spending on non-food goods in the city
> between 2005 and 2016. Additionally the study suggests an extra 144m
> (17.5%) will be spent on food and drink in the same period.
>
> To service that extra demand the study predicts a need for massive
> growth in shops in the city. An extra five superstores the size of the
> Lewes Road Sainsburys and another whole Churchill Squares-worth of
> shops for non-food items would be needed.
>
> We disputed the assumptions made by the study a 9% population growth
> was used, whereas the official estimate for the city is 6%.
> Additionally the extra spending was far beyond the official estimates
> of wage increases, so much of the spend would be on borrowed money..
>
> The study replaced an earlier (1999) work which said there was no
> quantative need for new shops, but a qualitative need could be argued.
> The 2006 study opened the door for vast expansion of the retail
> sector. The New Labour government required councils' to update Retail
> Study's, and B&H chose Experian to write the study.
>
> At the time Cllr Georgia Wrighton (Green, Hanover & Elm Grove ward),
> said, in opposing the adoption of the Study, This is madness Greens
> believe theres more to life than shopping!
>
> Given the increasing credit crunch there is even less reason to
> approve plans for big shops selling stuff we dont really need to
> people who cant really afford to buy them.
>
> There is time to gather the arguments for sustainable shopping and
> leisure facilities in London Road. A promising start is being made
> with the Open Market redevelopment and I believe theres real
> enthusiasm and experience which should enable a strong alternative to
> clone town Britain claiming another victory.
>
> Another London Road is possible! (as they say)
Max Cooter
Coldean, Brighton
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