CS4 Local and Neighbourhood centres and shopping parades
With the exception of Woking Town Centre and West Byfleet District Centre, Woking Borough is made up of a network of local and neighbourhood centres, known locally as the "villages". The hierarchy of centres is set out in Table 2.
Local Centres all have primary schools and churches which give them a focus and sense of community. They vary in size from Byfleet and Knaphill (in the east and west of the Borough respectively) which are the largest, to Sheerwater and Goldsworth Park which are the most compact. There is a train station in Brookwood (a Neighbourhood Centre) but none of the local centres have a train station so private car, bus and cycling are the predominant means of transport to the town centre and the rest of the Borough. However, those living nearby often walk into the centres.
On the whole neighbourhood centres are smaller with a more limited retail offer but all have a church, primary school or public house providing a focal point. The neighbourhood centres and shopping parades provide a more limited range of functions and only basic services; however they can be essential to meeting everyday local needs.
CS4: Local and neighbourhood centres and shopping parades
Local and neighbourhood centres and shopping parades, as indicated on the Proposals Map, will retain town centre uses wherever viable, in order to meet the day-to-day needs of the local community. Local centres are considered appropriate for a low level of retail growth in order to fulfil their function as local service centres, as set out in the table below. Knaphill is the largest of the local centres and is considered to have the potential to achieve a modest amount of development. The figures are set out separately for Knaphill but combined for the other local centres.
| Development type and indicative amount | When |
|---|---|
| Housing
2010-2027 = 250 units |
Over the life of the Core Strategy |
| Retail
Local Centres Potential for up to 3,200m² of additional A class floorspace including 2,600m² of A1 retail made up of 900m² of comparison and 1,700 m² of convenience floorspace Knaphill Potential for up to 3,000m² of additional A class floorspace including 2,400m² of A1 retail made up of 700m² comparison and 1,700 m² of convenience floorspace |
Local Centres
Over the life of the Core Strategy
Knaphill Over the life of the Core Strategy |
Mixed use development with a small amount of retail will be encouraged in local centres provided it accommodates local needs, contributes to the vitality and viability of the centre and is appropriate to the role and function of the centre in the hierarchy. Floorspace is expected to meet the needs of those living locally and not a wider catchment. The change of use of A1 retail premises to other town centre uses will only be permitted where:
(i) the floorspace is vacant
(ii) the unit is not an anchor unit
(iii) the change of use is not considered harmful to the vitality and viability of the centre as a whole
(iv) existing facilities which provide for people's day-to-day needs are protected.
In neighbourhood centres and shopping parades the Council will seek to protect and retain local shops and other small scale economic uses such as post offices, petrol stations and public houses, because of the importance of these uses for meeting the everyday needs of those living locally. Proposals for development in these centres must relate to the scale, role and function of the centre in the settlement hierarchy and will be determined on individual merit, taking into account the requirements of PPS4.
No retail growth figures have been set out for the Neighbourhood Centres but they are considered appropriate for a small amount of retail growth in order to fulfil their function of meeting day-to-day needs.
The role and function of the Local and Neighbourhood Centres will be protected by the Council and out of centre development that threatens their vitality and viability will be strongly resisted.
The change of use of office premises will only be permitted where:
(i) the floorspace is vacant
(ii) the proposed use accords with policies in the Core Strategy
(iii) with the exception of self-contained ground floor premises, detailed evidence is provided to show the premises have been actively marketed without success for at least 12 months.
Where applications are put forward for the redevelopment of office premises to alternative uses, evidence will be required to show that there is a lack of demand for office use in the local centre.
Reasoned justification
The Council does not consider that the Local Centres have the physical capacity or catchment to achieve significant retail development but considers that there is potential over the plan period for modest growth as set out in the policy above. With the exception of Knaphill, it is not considered appropriate to plan for a specific amount of floorspace in any of the centres but that any application should be determined on individual merits taking into account how the proposals relate to the role and function of the centre in the wider hierarchy. Additional floorspace development is only expected to meet local needs and not that of the wider catchment. Allowing limited expansion of existing shops can be key to maintaining their viability.
National guidance in the form of PPS4: Planning for sustainable economic growth promotes town and other centres as important places for communities and the Government wants new economic growth and development for main town centre uses to be focused in existing centres to ensure their vitality and viability.
Anchor units include supermarkets, convenience stores and post offices. It is not appropriate to define a size in terms of square metres as this will vary depending on the size of the centre but they are likely to be the largest units in any centre.
The local centres listed below provide varying quantities of B use employment floor space which collectively serve a useful purpose in the context of the local micro economies and assist in creating a mix of uses within the centres.
Local centres addressed by this policy:
- Byfleet
- Goldsworth Park
- Horsell
- Knaphill
- Sheerwater
- St Johns.
Delivery strategy
This policy will be implemented through the development management process.
Monitoring and review
- Number of net additional dwellings completed by centre.
- Net change in A1 retail floorspace permitted and completed in local centres, neighbourhood centres and shopping parades.
- Net change in other A class floorspace permitted and completed in local centres, neighbourhood centres and shopping parades.
- Net change in office floorspace permitted and completed in local centres.
- Local Service Provision Audit to be undertaken every two years.
Key evidence base
Town, District and Local Centres Study, 2009 produced by Roger Tym and Partners.
Strategic Housing Land Availability Assessment (SHLAA), 2009 and 2010 update.
Employment Land Review (incorporates Employment Position Paper (January 2010), and Market Appraisal (April 2010) produced by Lambert Smith Hampton.