§ Mr. Butterfillasked the Secretary of State for the Environment what is his present policy in relation to planning applications for large new retail developments; whether that policy has recently changed; and if he will make a statement.
§ Mr. Patrick JenkinAfter considering the representations that I have received on this subject, I have concluded that it is not necessary to add more detailed advice to that given in development control policy note 13 ("Large New Stores") and in the memorandum on structure and local plans published last year. It is important, however, to stress the point made explicitly in the existing guidance that it is not the function of the planning system to inhibit competition among retailers or among methods of retailing, nor to preserve existing commercial interests as such; it must take into account the benefits to the public which flow from new developments in the distributive and retailing fields. The public needs a wide range of shopping facilities and benefits from competition between them. Local planning authorities must take full account of these various needs, both in framing structure and local plans and in dealing with applications for new shopping developments of all types.
Since commercial competition as such is not a land-use planning consideration, the possible effects of a proposed major retail development on existing retailers is not in this sense a relevant factor in deciding planning applications and appeals. It will be necessary, however, to take account in exceptional circumstances of the cumulative effects of other recent and proposed large scale retail developments in the locality, and to consider whether they are on such a scale and of a kind that they could seriously affect the vitality and viability of a nearby town centre as a whole—for example, whether they seem likely to result in a significant increase in vacant properties, or a marked reduction in the range of services the town centre provides, such as could lead to its general physical deterioration and to the detriment of its future place in the economic and social life of the community. Town centres need to maintain their diversity and activity if they are to retain their vitality, but the range and variety of shops and services will change, as they have always done, in response to changing conditions.
I and my inspectors will decide planning appeals in the light of these general principles and of the extent to which they are adequately dealt with in development plans, and in relation to the land-use planning and traffic considerations raised by individual cases.
As at 1 January 1985 there were 260 hypermarkets and superstores built and opened in England and Wales compared with 125 in January 1979 and only 26 in 1973. Planning permission has been given for 67 more. These 278W figures show that the planning system can facilitate the development of these new types of retailing, for which there is a clear public demand.