A Review of Retail Parades in Waltham Forest

Waltham Forest Local Plan Evidence Base

A Review of Retail Parades in Waltham Forest December 2012

Abbreviations

AAP

4 Area Action Plans: BHL – Blackhorse Lane NOF – Northern Olympic Fringe WS – Wood Street WTC – Walthamstow Town Centre

AMR Annual Monitoring Report

CLG Department of Communities and Local Government

DPD Development Plan Document

GLA Greater London Authority

LBWF London Borough of Waltham Forest

LP Local Plan

LRP Local Retail Parade

NRP Neighbourhood Retail Parade

SPD Supplementary Planning Document

UDP Unitary Development Plan

Use Class Brief Description

A1 Retail shops

A2 Financial and Professional Services

A3 Restaurants and Cafes

A4 Drinking Establishments

A5 Hot Food Take-away

B1 Business

B2 General Industry

B8 Storage or Distribution

C1 Hotels

C2 Residential Institutions

C3 Dwelling houses/flats

C4 Houses in Multiple Occupation

D1 Non-residential Institutions

D2 Assembly and Leisure

Sui Generis Any use not falling within a specific use class

Retail Parades Review

London Borough of Waltham Forest 4



Contents

Chapter Page

Executive Summary 1

1 Introduction 12

2 Policy Context 15

Neighbourhood Retail Parades

3 Sewardstone Road 20

4 Hatch Lane (renamed from Chingford Hatch) 23

5 Chingford Mount Road 26

6 Forest Road E17 29

7 Markhouse Corner 32

8 Francis Road 35

9 Thatched House 38

Local Retail Parades

10 Hall Lane 41

11 Billet Road 44

12 Chingford Road 47

13 Carr Road 50

14 Higham Hill Road 53

15 Blackhorse Lane 56

16 Bell Corner 59

17 Whipps Cross Corner (renamed from Lea Bridge Road E10) 62

18 Queens Road E17 65

19 Grove Road E17 68

20 Markhouse Road (to be removed) 71

21 Orford Road 74

22 Colworth Road 77

23 Vicarage Road 80

24 Grove Green Road 83

25 Church Road E10 (to be removed) 86

26 Hainault Road (new) 89

27 Leytonstone High Road E11 92

28 Leyton High Road E15 95

29 Cann Hall Road 98

30 Lea Bridge Road West (new) 101

Appendix I – Summary of Retail Parades Assessments 4



Executive Summary

Purpose 1. To support the emerging Development Management Policies, it is necessary to have a comprehensive review of the following designated neighbourhood/local retail parades on the Unitary Development Plan 2006: Neighbourhood Retail Parades Sewardstone Road Markhouse Corner Hatch Lane Francis Road Chingford Mount Road Thatched House Forest Road E17 Local Retail Parades Hall Lane Markhouse Road Billet Road Colworth Road Chingford Road Vicarage Road Carr Road Grove Green Road Higham Hill Road Church Road E10 Blackhorse Lane Leytonstone High Road E11 Bell Corner Leyton High Road E15 Lea Bridge Road E10 Cann Hall Road Queens Road E17 Orford Road Grove Road E17 2. Currently there are 7 Neighbourhood Retail Parades and 19 local retail parades within Waltham Forest. This review will consider all these retail parades whether their designations are appropriate or whether they need revising. See Plan 1.1 on page 14 for their locations. Approaches 3. To assess the effectiveness of the relevant policies on neighbourhood and local retail parades, the current land-use of the designated parades will be examined one by one with reference to the Retail and Leisure Study 2009 for basic data. Main Findings 4. Based on robust evidence, the review outcomes of each retail parade are assessed by taking into account the key functions of the relevant parades and the factors such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area as well as local factors. A summary of the assessments and review outcomes is at Appendix I.



Recommendations 5. Given the review of each parade in the coming chapters, the recommendations are set out below:

Map Ref on Retail Parade Proposed Changes

UDP LP Sewardstone Road Neighbourhood Retail Parade

No changes proposed. NRP1 NRP1

Hatch Lane Neighbourhood Retail Parade (known as Chingford Hatch on the UDP 2006)

Change the centre name to ‘Hatch Lane’. Adjust the centre boundary to exclude Ashton Court (residential flats) and ex-Prince Wales P/H site (now a care home).

NRP2 NRP2

Chingford Mount Road Neighbourhood Retail Parade

Change the centre name to ‘Chingford Mount Road’.

NRP3 NRP3

Forest Road Neighbourhood Centre and its Neighbourhood Retail Parade


Blackhorse Lane Neighbourhood Retail Parade

This new neighbourhood centre will include the designation of the existing Blackhorse Lane Local Retail Parade and the frontage along Blackhorse Lane and Forest Road of Station Hub site as neighbourhood retail parades, which will be designated by the Blackhorse Lane Area Action Plan.

- NRP5

Markhouse Corner Neighbourhood Retail Parade

No changes proposed. Further changes may be made in the Northern Olympic Fringe Area Action Plan.

NRP5 NRP6

Francis Road Neighbourhood Retail Parade

Adjust the centre boundary to exclude the ex-police station, Nos. 195 to 213, 192-194 and Noor UI Islam Primary School.

NRP6 NRP7

Thatched House Neighbourhood Retail Parade


Hall Lane Local Retail Parade

No changes to the existing designation but the description of properties included should be changed from '281-301b' to '283 - 301b'.

LRP1 LRP1

Billet Road Local Retail Parade

Extend the designated parade to include 190, 192 and 210 Billet Road in the parade.

LRP2 LRP2

Chingford Road Local Retail Parade

Extend the designated parade to include No. 222 Chingford Road(a pub).

LRP3 LRP3

Carr Road Local Retail Parade No changes proposed LRP4 LRP4



Map Ref on Retail Parade Proposed Changes

UDP LP Higham Hill Road Local Retail Parade

Remove the parade designation on 272 and 274 Higham Hill Road.

LRP5 LRP5

Blackhorse Lane Local Retail Parade

Extend the designated parade to include 67 - 75 Forest Road. See LP NRP5.

LRP6 LRP6

Bell Corner Local Retail Parade

Extend the designated parade to include 623 - 637 Forest Road.

LRP7 LRP7

Lea Bridge Road E10 Local Retail Parade

Change the parade name to ‘Whipps Cross Corner’ for better identification.

LRP8 LRP8

Queens Road Local Retail Parade No changes proposed. LRP9 LRP9

Grove Road Local Retail Parade No changes proposed. LRP10 LRP10

Markhouse Road Local Retail Parade

Remove the existing parade designation, as there are no clusters of essential A1 uses in the parade.

LRP11 -

Orford Road Local Retail Parade

Extend the designated parade to include No. 19 Orford Road.

LRP19 LRP11

Colworth Road Local Retail Parade No changes proposed. LRP12 LRP12

Vicarage Road Local Retail Parade No changes proposed. LRP13 LRP13

Grove Green Road Local Retail Parade

Extend the designated parade to include 344 Grove Green Road (a pub) and 2 to 8 Richmond Road

LRP14 LRP14

Church Road Local Retail Parade

Remove the existing parade designation, as the parade has no longer attracted A1 uses.

LRP15 -

Hainault Road Local Retail Parade

47 to 67 Hainault Road to be designated as a new Local Retail Parade.

- LRP15

Leytonstone High Road Local Retail Parade No changes proposed. LRP16 LRP16

Leyton High Road Local Retail Parade

Extend the designated parade to include 98 to 102 and 106 to 116 in the parade.

LRP17 LRP17

Cann Hall Local Retail Parade

Adjust to exclude the C3 use at 110 Cann Hall Road and include the A1 use at 96 Cann Hall Road.

LRP18 LRP18

Lea Bridge Road West Local Retail Parade

169 to 207 Lea Bridge Road to be designated as a new Local Retail Parade.

- LRP19



Appendix I - Summary of Retail Parades Assessments

Ret

ail P

arad

e Properties included in the parade

No. of Shops within the parade

Proportion of A1 retail uses within the parade (No. of units)

Vacancy level in Dec 2010 within the parade

Is there an existing cluster/ reasonable length of frontage?

Any anchor footfall generating activity nearby or within the parade?

Likely catchment area

Proximity to nearby retail clusters – alternative facilities within reasonable walking distance?

Other local factors or circumstances - Is there sufficient justification to protect this frontage?

No. of non-designated shops within the Neighbourhood Centre

Proportion of A1 retail uses outside the parade and within the centre (No. of units)

Vacancy level in Dec 2010 outside the parade and within the centre

Assessment of non-designated shops within the centre

Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Sew

ards

tone

R

oad

NR

P

55 to 75 (excluding 61- 67) and 60 to 74 Sewardstone Road

14 57% 7% Yes

A pharmacy within the parade

Surrounding residential areas

No, the nearby North Chingford District Centre is more than 400m away

Yes, to provide basic retail facilities for the residents in the area

16 25% 13%

No reasonable proportion/cluster of retail uses.

Keep

NR

P01

NR

P01

Hat

ch L

ane

NR

P 14 to 52 Hatch Lane

18 72% 0% Yes

Two pharmacies and one medium-size chain supermarket within the parade


No, the nearby Higham Park and South Chingford District Centres are more than 400m away


14 21% 7%


Keep the parade but to adjust the centre boundary to exclude Ashton Court (residential flats) and ex-Prince Wales P/H site (now a care home).

NR

P02

NR

P02

Chi

ngfo

rd M

ount

R

oad

NR

P

52 to 80 and 61 to 69a Chingford Mount Road

20 55% 0% Yes



No, the nearby South Chingford District Centre is more than 400m away but there are two out-of-town Superstores in the area

Yes, to provide basic retail facilities for the residents in the area 34 47% 3%


Keep

NR

P03

NR

P03

Fore

st R

oad

NR

P 281 to 287 and 333 to 339 Forest Road 1 to 9 Market Parade 248 to 250 and 256 to 264 Forest Road

18 56% 6% Yes

Two pharmacies within the parade


No, the nearby Walthamstow Major Centre is more than 400m away


17 35% 0%


Keep

NR

P04

NR

P04



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Prop

osed

B

lack

hors

e La

ne N

RP

Proposed Neighbourhood Retail Parade will include the upgrade of the existing Blackhorse Lane Local Retail Parade (LRP06) and the frontage along Blackhorse Lane and Forest Road of Station Hub site. This together with the Proposed Blackhorse Lane Neighbourhood Centre will be covered by the Blackhorse Lane Area Action Plan.

- NR

P05

Mar

khou

se

Cor

ner N

RP

323 to 341, 343 to 361, and, 370 to 380 Lea Bridge Road 379 to 383 Church Road

27 70% 0% Yes

A pharmacy and post office within the parade and a bingo hall in the area


No, the nearby Bakers Arms Town Centre is more than 400m away


59 37% 22%


Keep

NR

P05

NR

P06

Fran

cis

Roa

d N

RP 196 to 216, 157

to 175, and, 177 to 193 Francis Road

30 43% 13% Yes

None Surrounding residential areas

No, the nearby Leyton Town Centre is more than 400m away


11 27% 9%


Keep the parade but to adjust the centre boundary to exclude the ex-police station, Nos. 195 to 213, 192-194 and Noor UI Islam Primary School

NR

P06

NR

P07

That

ched

H

ouse

NR

P

182 to 202 and 247 to 281a High Road Leytonstone 27 63% 4% Yes





52 56% 6%

No good reasons for parade designation.

Keep

NR

P07

NR

P08



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Hal

l Lan

e LR

P 283 to 301b Hall Lane - but correction: the parade should start from 283, as there is no 281 in the property gazette.

11 45% 9% Yes

Yes, the nearby Cork Tree Retail Park and employment areas

Surrounding residential areas, industrial areas and retail/business parks.

No, the nearby South Chingford Centre is more than 400m away

Yes, to provide basic retail facilities for the residents/workers in this area served by limited bus service

0 NA NA

No non-designated shops around the parade

Keep. Correction: the parade should start from 283, as there is no 281 in the Property Gazette.

LRP

01

LRP

01

Bill

et R

oad

LRP 174 and 194 to

208 Billet Road

8 75% 0% Yes

A post office within the parade

Surrounding residential areas and employment areas

No, the nearby Forest Road Neighbourhood Centre is more than 400m away


7 57% 0%

190, 192 and 210 Billet Road could be included in the current LRP. Others - no reasonable cluster of retail uses.

Extend to include 190, 192 and 210 Billet Road in the LRP

LRP

02

LRP

02

Chi

ngfo

rd R

oad

LRP 214 to 220 and

224 to 234 Chingford Road

10 50% 10% Yes

Sir George Monoux College St John's Church

Surrounding residential areas and Sir George Monoux College

No, the nearby Bell Corner LRP is more than 400m away


14 36% 21%

No. 222 Chingford Road (a pub) could be included in the existing LRP for protection as an anchor for generating footfall. Others - no reasonable proportion/cluster of retail use.

Extend to include No. 222 Chingford Road (a pub).

LRP

03

LRP

03



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Car

r Roa

d LR

P 143 and 250 Carr Road, 8a Rushbrook Crescent

3 100% 0% No

Yes, a post office and a pharmacy within the parade




0 NA NA


Keep - the existing post office and pharmacy are anchors for generating footfall and provide essential local shop uses.

LRP

04

LRP

04

Hig

ham

Hill

Roa

d LR

P

301 to 311, 313 to 329, and, 272 to 274 Higham Hill Road

13 31% 31% Yes

Yes, a medium chain supermarket within the parade



Yes, to provide basic retail facilities for the residents in this area served by limited bus service

16 50% 6%

No reasonable proportion/cluster of retail use

Keep 301 - 329 as a local retail parade and remove the designation on 272 and 274

LRP

05

LRP

05

Bla

ckho

rse

Lane

LR

P 6 to 20 Blackhorse Road

8 50% 0% Yes

Yes, the nearby strategic/borough employment areas



Yes, to provide basic retail facilities for the residents/workers in the area

8 63% 0%

67 - 75 Forest Road could be included in this parade. No other non-designated around the parade.

Extend to include 67 - 75 Forest Road. Blackhorse Lane AAP to include this parade in the proposed Blackhorse Lane Neighbourhood Centre .

LRP

06

LRP

06



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Bel

l Cor

ner L

RP 607 to 615 and

617 to 619 Forest Road, 2 to 16 Chingford Road

19 47% 21% Yes

Yes, a post office within the parade and the nearby LBWF Town Hall

Surrounding residential areas and LBWF Town Hall

Yes, the nearby Walthamstow Major Centre is less than 400m away

Yes, to provide basic retail facilities for the residents and workers from Town Hall 134 34% 10%

623 - 637 Forest Road could be a new section of the parade, 8 - 152 Hoe Street for WTC AAP's consideration

Extend to include 623 - 637 Forest Road. 8 - 152 Hoe Street for WTC AAP's consideration

LRP

07

LRP

07

Lea

Brid

ge R

oad

E10

LRP

(ren

amed

as

Whi

pps

Cro

ss C

orne

r LR

P) 861 to 869 and

877 to 891 Lea Bridge Road

10 40% 0% Yes

A pharmacy within the parade and the nearby Whipps Cross Hospital




42 43% 5%

744-758 with 5 A1 uses (including a pharmacy) out of 8 shops form a reasonable cluster but very close to Bakers Arms District Centre. Hence, no need to include in the parade. Others - no reasonable proportion/cluster of retail use.

Keep and change the parade name for better identification.

LRP

08

LRP

08

Que

ens

Roa

d LR

P

46, and, 50 to 62 Queens Road

7 71% 14% Yes

Yes, a pharmacy within the parade and a mosque in the area




23 65% 9%

No reasonable proportion/cluster of retail use.

Keep

LRP

09

LRP

09



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Gro

ve R

oad

LRP 71 to 85 Grove

Road

7 71% 14% Yes



Yes, less than 400m away from Orford Road Local Retail Parade, Bakers Arms District Centre and Walthamstow Major Centre


2 0% 100%


Keep

LRP

10

LRP

10

Mar

khou

se R

oad

LRP 83 to 99

Markhouse Road

5 0% 20% Yes


Yes, less than 400m away from Walthamstow Major Centre and Markhouse Corner Neighbourhood Centre

None

45 27% 22%


Remove the existing parade designation, as there are no clusters of essential A1 uses in the parade.

LRP

11 -

Orf

ord

Roa

d LR

P

24 to 42, 23 to 31, 37 to 47, and, 57 to 71 Orford Road 25 36% 4% Yes

6 restaurants and 3 pubs in the area


Yes, Walthamstow Major Centre is less than 400m away


6 17% 0%

No reasonable cluster of retail uses

Extend to include No. 19 in the parade

LRP

19

LRP

11

Col

wor

th

Roa

d LR

P

79 to 87 Colworth Road

5 80% 20% No


Yes, less than 400m away from Leytonstone District Centre

None

0 NA NA


Keep

LRP

12

LRP

12

Vica

rage

R

oad

LRP

128 to 136 and 113 to 123 Vicarage Road

10 30% 20% Yes


No, the nearby Leyton District Centre is more than 400m away


0 NA NA


Keep

LRP

13

LRP

13



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Gro

ve G

reen

Roa

d LR

P 334 to 342, 370 to 372, and, 374 to 376 Grove Green Road

9 44% 56% Yes





13 54% 8%

344 Grove Green Road (a pub) as an anchor for generating footfall, and 2 to 8 Richmond Road could be included in the existing LRP for protection. Others - no reasonable proportion/cluster of retail use.

Extend - to include 344 Grove Green Road (a pub) and 2 to 8 Richmond Road in the existing LRP for protection.

LRP

14

LRP

14

Chu

rch

Roa

d LR

P 162 to 172 Church Road

4 50% 0%. Yes

None Surrounding residential areas and employment areas

The area is served by Markhouse Corner Neighbourhood Centre and Leyton District Centre.

No, the parade covers six units but two shops have been converted to flats and there is only one essential A1 use (a convenience store) operated within the parade.

5 40% 0%


Remove the existing parade designation, as the parade has no longer attracted A1 uses.

LRP

15 -

Prop

osed

Hai

naul

t Roa

d LR

P 47 to 67 Hainault Road

9 89% 0% Yes

A pharmacy within the parade and Midland Railway Station


More than 400m away from Bakers Arms District Centre

to provide basic retail facilities for the residents/workers in the area

152 32% 13%

47 to 67 Hainault Road with 8 out of 9 shops for A1 uses including a pharmacy could be a new LRP. Others - no good reasons for parade designation.

47 to 67 Hainault Road to be designated as a new Local Retail Parade.

-

LRP

15



Ret

ail P

arad














Review Outcome

UD

P M

ap R

ef.

LDF

Map

Ref

.

Leyt

onst

one

Hig

h R

oad

LRP

625 to 631 and 633 to 645 High Road Leytonstone 11 64% 0% Yes

A pharmacy within the parade and Leytonstone High Road Overground Station




131 26% 16%


Keep

LRP

16

LRP

16

Leyt

on H

igh

Roa

d LR

P 118 to 140 and 142 to 164 High Road, Leyton

24 63% 4% Yes

Leyton Mills Retail Park, Leyton Tube Station and a mosque in the area


Yes, less than 400m away from Leyton District Centre


27 41% 11%

With 6 A1 use shops, 98 - 116 (excluding No. 104 - a C3 use) form a cluster of A1 uses. Others - no reasonable cluster of retail uses.

Extend to include 98 to 102 and 106 to 116 in the parade.

LRP

17

LRP

17

Can

n H

all L

RP 98 to 100, 102

to 110, and, 137 to 143 Cann Hall Road

8 75% 0% Yes



Yes, less than 400m away from Thatched House Centre


19 32% 21%

No reasonable cluster of retail uses

Keep but exclude the C3 use at 110 and include the A1 use at 96.

LRP

18

LRP

18

Prop

osed

Lea

Brid

ge R

oad

Wes

t LR

P

169 to 207 Lea Bridge Road

17 41% 6% Yes

Nearby employment areas


More than 400m away from Markhouse Corner Neighbourhood Centre


16 44% 13% 169 to 207 Lea Bridge Road could be a new LRP for this area. Others - no reasonable proportion/cluster of retail uses.

169 to 207 Lea Bridge Road to be designated as a new Local Retail Parade.

-

LRP

19



1 INTRODUCTION Purpose 1.1 To support the proposed retail policies in the Development Management Policies Proposed Submission, it is necessary to have a comprehensive review of the following neighbourhood and local retail parades currently designated in the Waltham Forest Unitary Development Plan (UDP) 2006: Neighbourhood Retail Parades Sewardstone Road Markhouse Corner Hatch Lane Francis Road Chingford Mount Road Thatched House Forest Road E17 Local Retail Parades Hall Lane Markhouse Road Billet Road Colworth Road Chingford Road Vicarage Road Carr Road Grove Green Road Higham Hill Road Church Road E10 Blackhorse Lane Leytonstone High Road E11 Bell Corner Leyton High Road E15 Lea Bridge Road E10 Cann Hall Road Queens Road E17 Orford Road Grove Road E17 1.2 Currently there are 7 neighbourhood retail parades and 19 local retail parades designated on the UDP 2006. This review will examine all these parades whether their designations are appropriate or whether they need revising. See Plan 1.1 for their locations. 1.3 While designation of retail parades is an important planning tool to protect essential retail uses for the areas outside designated town centres across the Borough, there are many street parades are not designated to allow appropriate non-retail uses with less restrictions. Background 1.4 In common with many traditional town centres across England, the vitality and viability of many of the borough’s centres and parades continues to suffer changes in shopping patterns/structure of retailing nationally such as the effects of competition from out of town shopping centres/supermarkets. There has been a constant churn of occupiers of existing retail premises with a tendency for non-retail occupiers to take over existing retail premises wherever an opportunity becomes available.



1.5 The pattern of retailing in the Borough is characterised by a proliferation of retail and other commercial activities stretching in long lengths along the main road corridors of Lea Bridge Road, Hoe Street, Leyton High Road and parts of Forest Road. There are also many other clusters of retail and commercial activities widely dispersed throughout the borough within residential areas. 1.6 Insufficient financial returns on retail investment have led to shop closures and pressures from non-retail uses to replace existing retail uses. Over the last few years, Waltham Forest has witnessed a gradual growth in new retail uses especially specialist shops catering for the new communities arriving in the Borough. These need to be attracted to the retail core areas of town centres and the designated parades where they could form a cohesive retail base. Methodology 1.7 To assess the effectiveness of the relevant policies on neighbourhood/local retail parades, the current land-use of the designated parades will be examined one by one. Data and Key Evidence 1.8 The data are mainly from the annual retail surveys carried out by the London Borough of Waltham Forest. The Retail and Leisure Study 2009 is also the source for basic data. Conformity 1.9 When opportunities arise, the designated retail parades will reach the policy requirements during the 15-year plan period of the Development Management Policies DPD. Monitoring 1.10 Currently all designated neighbourhood/local parades are monitored through annual land-use surveys. These surveys record business name, use class, type of retail (i.e. convenience, comparison, service etc). The results of these surveys have been analysed to monitor the effect of the retail policies on the vitality of each parade. The main findings are published under a set of monitoring indicators every year on the Annual Monitoring Reports, which are available on the Council’s website.



Retail Locations in Waltham Forest

Plan 1.1



2 POLICY CONTEXT National Planning Policy Framework (NPPF) 2.1 For ensuring the vitality of town centres, the NPPF requires that in drawing up Local Plans, local planning authorities should:

recognise town centres as the heart of their communities and pursue policies to support their viability and vitality;

define a network and hierarchy of centres that is resilient to anticipated future

economic changes; define the extent of town centres and primary shopping areas, based on a

clear definition of primary and secondary frontages in designated centres, and set policies that make clear which uses will be permitted in such locations;

promote competitive town centres that provide customer choice and a diverse

retail offer and which reflect the individuality of town centres; retain and enhance existing markets and, where appropriate, re‑introduce or

create new ones, ensuring that markets remain attractive and competitive; allocate a range of suitable sites to meet the scale and type of retail, leisure,

commercial, office, tourism, cultural, community and residential development needed in town centres. It is important that needs for retail, leisure, office and other main town centre uses are met in full and are not compromised by limited site availability. Local planning authorities should therefore undertake an assessment of the need to expand town centres to ensure a sufficient supply of suitable sites;

allocate appropriate edge of centre sites for main town centre uses that are

well connected to the town centre where suitable and viable town centre sites are not available. If sufficient edge of centre sites cannot be identified, set policies for meeting the identified needs in other accessible locations that are well connected to the town centre;

set policies for the consideration of proposals for main town centre uses which

cannot be accommodated in or adjacent to town centres; recognise that residential development can play an important role in ensuring

the vitality of centres and set out policies to encourage residential development on appropriate sites; and

where town centres are in decline, local planning authorities should plan

positively for their future to encourage economic activity.



Regional Policy 2.2 For Local Development Framework (LDF), the London Plan 2011 contains the following three main policies regarding town centres and retail:

POLICY 4.7 - RETAIL AND TOWN CENTRE DEVELOPMENT In preparing LDFs, boroughs should: a. identify future levels of retail and other commercial floorspace need in light of

integrated strategic and local assessments b. undertake regular town centre health checks to inform strategic and local

policy and implementation c. take a proactive partnership approach to identify capacity and bring forward

development within or, where appropriate, on the edge of town centres d. firmly resist inappropriate out of centre development e. manage existing out of centre retail and leisure development in line with the

sequential approach, seeking to reduce car dependency, improve public transport, cycling and walking access and promote more sustainable forms of development.

POLICY 4.8 - SUPPORTING A SUCCESSFUL AND DIVERSE RETAIL

SECTOR LDFs should take a proactive approach to planning for retailing and: a. bring forward capacity for additional comparison goods retailing particularly in

International, Metropolitan and Major centres b. support convenience retail particularly in District, Neighbourhood and more

local centres, to secure a sustainable pattern of provision and strong, lifetime neighbourhoods

c. provide a policy framework for maintaining, managing and enhancing local and neighbourhood shopping and facilities which provide local goods and services, and develop policies to prevent the loss of retail and related facilities that provide essential convenience and specialist shopping

d. identify areas under-served in local convenience shopping and services provision and support additional facilities at an appropriate scale in locations accessible by walking, cycling and public transport to serve existing or new residential communities

e. support the range of London’s markets, including street, farmers’ and, where relevant, strategic markets, complementing other measures to improve their management, enhance their offer and contribute to the vitality of town centres

f. support the development of e-tailing and more efficient delivery systems. POLICY 4.9 - SMALL SHOPS In LDFs, Boroughs should develop local policies where appropriate to support the provision of small shop units.



Local Policies Current Policies 2.3 Currently the designated neighbourhood retail parades and local retail parades in the Unitary Development Plan 2006 are mainly protected by Policy TRL8 and TRL9 respectively as follows:

TRL8 - Neighbourhood Centres Within Neighbourhood Centres (as defined on the Proposals Map and Schedule 13) the Council will only grant permission for changes of use from shops (use class A1) outside the designated retail parades. TRL9 - Local Retail Parades Within Local Retail Parades (as defined on the Proposals Map and Schedule 15), the Council will only permit changes of use at ground floor level from a shop (use class A1) where: A) local residents would still have a reasonable range and choice of essential shops within the parade or within a reasonable walking distance; and B) the replacement would be a use appropriate to a shopping area (use classes A2, A3, A4, A5) or a social/ community service such as a doctor’s/dentist’s surgery. Where the above criteria are not met, permission will only be granted if it can be demonstrated that the unit has been vacant and actively advertised on reasonable and realistic terms for class A1 use for a continuous period of at least 6 months.

New Policies 2.4 To safeguard and strengthen the function of Walthamstow Town Centre, the District and Neighbourhood Centres as well as retail parades, the Core Strategy provides the following overarching policy: Policy CS14 - Attractive and Vibrant Town Centres The Council will promote successful and vibrant centres throughout the Borough to serve the needs of residents, workers, visitors by: A) ensuring that new proposals for town centre uses including retail, leisure, office, entertainment, hotel, community, cultural and service uses etc are directed to the designated centres through the 'sequential test', whilst also ensuring that the scale of development proposed in a centre is appropriate to the role and character of the centre and its catchment; B) promoting the dominant position of Walthamstow Town Centre as the main destination for comparison goods shopping in accordance with its role as a Major Centre in the London Plan. The majority of additional growth in retail and other town centre uses will be located in this centre. C) consolidating the role of the District Centres of North Chingford, South



Chingford, Highams Park, Wood Street, Bakers Arms, Leyton and Leytonstone as complimentary centres to Walthamstow Town Centre. Having regard to the level of capacity available in these centres, the provision of main and bulk convenience food shopping and a reasonable range of comparison shopping facilities and other services will be encouraged in these centres; D) supporting the role of neighbourhood centres including Sewardstone Road, Chingford Hatch, Chingford Road, Forest Road, Markhouse Corner, Francis Road, Thatched House and Blackhorse Road as local activity hubs for retail and other town centre uses; E) creating a sustainable pattern/distribution of town centre uses by:

(i) consolidating retail activities within compact retail core areas of the designated centres and local retail parades; (ii) managing the proliferation of particular uses where their location and or grouping would be contrary to the Council's aspirations and priorities; (iii) encouraging and managing the development of clusters of complementary evening and night-time economy uses in town centres avoiding concentrations of uses likely to lead to an increase in crime and disorder;

F) creating distinctive town centres by encouraging the development of complimentary roles, differentiation and specialisation between centres with regard to their 'offer' and place setting; G) encouraging housing in and around town centres as part of mixed use developments on the upper floors of commercial buildings and on sites where a high quality living environment offering good levels of residential amenity, low noise levels, safe streets, personal security etc, can be created without impeding the development of primary town centre uses such as retail and other commercial uses, particularly in the key growth areas of Blackhorse Lane, Northern Olympic Fringe, Walthamstow Town Centre and Wood Street and other site opportunity locations identified in the Site Specific Allocations Document; H) promoting the rejuvenation of town centre areas through the redevelopment of under used sites and premises; and I) supporting the establishment and operation of Business Improvement Districts to create an improved environment for business and secure improvements in town centre performance.

2.5 Policy CS14(E) sets out the policy principles for creating a sustainable pattern/distribution of retail uses in the borough. It is the Council’s planning objective to focus retail activities in well defined areas to safeguard residents’ access to shops. It also explains the context for this approach, by referring to the proliferation of commercial activities in long lengths along the main road corridors. 2.6 Policy CS14 (E)(i) is purposely intended to encourage the relocation of retail uses, particularly those in non designated frontages/parades and others in declining or marginal trading locations into the designated centres and parades where they could cluster and thrive. By managing retail decline in this way, the Council hopes that in time the vitality and viability of the designated centres and retail parades would improve. Where retail demand no longer exists, opportunities for alternative uses such as housing, business or other community uses could then be encouraged.



2.7 Policy CS14 (E)(ii) deals with the mix of uses. Whilst positively welcoming a broad range of uses commonly found in the heart of centres or shopping areas generally, it also seeks to encourage a strong retail mix by managing the proliferation of particular types of uses including hot food takeaway uses, estate agents, betting shops. 2.8 The Development Management Policies Proposed Submission further provides detailed control of retail parades. The proposed policies as set out below are similar to the current UDP policies apart from changing the criterion for ‘the replacement’ within local retail parades from ‘a use appropriate to a shopping area (use classes A2, A3, A4, A5) or a social/community service such as a doctor’s/dentist’s surgery’ to ‘the benefit to the local community’

Draft Policy DM26

Neighbourhood Retail Parades

C) Within Neighbourhood Centres (See Schedule 7 and the Policies Map), the Council will only grant permission for changes of use from shops (use class A1) outside the designated retail parades.

Local Retail Parades

D) Within Local Retail Parades (See Schedule 9 and the Policies Map), the Council will only permit changes of use at ground floor level from a shop (use class A1) where:

i) local residents would still have a reasonable range and choice of essential shops within the parade or within a reasonable walking distance; and

ii) the replacement use would be beneficial to the local community.

Where the above criteria are not met, permission will only be granted if it can be demonstrated that the unit has been vacant and actively advertised on reasonable and realistic terms for class A1 use for a continuous period of at least 6 months.

Non Designated Frontages or Parades

E) Within the designated boundaries of Walthamstow Town Centre and the District Centres but outside the primary and secondary frontages, changes of use from retail (class A1) to other town centre uses will be permitted subject to other policies of this plan, in particular, Policy DM26 (H) - Townscape Character. F) Outside Designated Centres and Local Retail Parades, the Council will generally permit changes of use at ground floor level from shops (use class A1). Proposals must however meet other policies in this plan, in particular, Policy DM26 (H) - Townscape Character.


London Borough of Waltham Forest

20

3 Sewardstone Road Neighbourhood Retail Parade

Contextual background 3.1 This designated neighbourhood retail parade is within Sewardstone Road Neighbourhood Centre, which is in a predominantly suburban residential area to the far north of the borough. The centre is located on the crossroads of the north-south running Sewardstone Road (A112) and the east-west running Lea Valley Road/Kings Head Hill (A110). Buildings in the centre are in a reasonable condition and well maintained, although some retail premises on Sewardstone Road could benefit from improvements.Pedestrian accessibility from the surrounding residential area is generally good. There is limited off street car park located in front of the retail units on Sewardstone Road. Centre Health Check 3.2 According to the Retail and Leisure Study 2009, there is a lower proportion of A1 comparison retail uses in the centre in comparison with the national average, and significantly higher proportions of A1 convenience and A1 Service uses. This trade mix reflects the centre’s role as a neighbourhood centre. 3.3 The centre’s convenience retailers are generally small independent traders, with the exception of the Total and Shell Petrol Filling Station offer. There is a small selection of comparison retailers in the centre, offering a limited range of lower order comparison goods. There are no banks or building societies in the centre. There is a small choice of cafes, restaurants and takeaways, but limited other entertainment and leisure facilities. A McDonald’s restaurant is the main food offer. Development Opportunities 3.4 The following sites could have development potential: a) the petrol filling stations within the centre; b) The Car sale/rent sites adjacent to the centre along Lea Valley Road. Key Functions of the retail parade within the Centre 3.5 This neighbourhood retail parade consists of 14 shops ranging from 50 sq m to 150 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 pharmacy, 1 food/grocery store, 1 off licence, 1 bakery

Comparison shopping 1 pet shop

Services 2 hair salons, 1 café, 1 restaurant, 1 betting shop

Other uses 3 offices for businesses or services

Use Classes within Sewardstone Road Neighbourhood Retail Parade in 2010 (based on No. of Units) A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant

57% 7% 14% 0% 14% 0% 0% 0% 7%

Source: 2010 Retail Surveys



21

Plan 3.1

Total PFS

Shell PFS

McDonald’s



22

Review and Recommendations 3.6 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 57% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as vacancy level (7% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 3.1 should be retained in the emerging Development Management Policies DPD. Assessment Table

Designation Sewardstone Road Neighbourhood Retail Parade

Properties included in the parade 55 to 75 (excluding 61- 67) and 60 to 74 Sewardstone Road

No. of Shops within the parade 14

Proportion of A1 retail uses within the parade (No. of units) 57%

Vacancy level in Dec 2010 within the parade 7%

Is there an existing cluster/reasonable length of frontage?

Yes

Any anchor footfall generating activity nearby or within the parade? A pharmacy within the parade

Likely catchment area Surrounding residential areas


No, the nearby North Chingford District Centre is more than 400m away



No. of non-designated shops around the parade 16

Proportion of A1 retail uses outside the parade (No. of units) 25%

Vacancy level in Dec 2010 outside the parade 13%

Assessment of non-designated shops around the parade No reasonable proportion/cluster of retail uses.

Review Outcome Keep

UDP Map Ref. NRP01 LP Map Ref. NRP01



23

4 Hatch Lane Neighbourhood Retail Parade Contextual background 4.1 This designated neighbourhood retail parade is within Hatch Lane Neighbourhood Centre (known as Chingford Hatch on the UDP 2006) which is in a predominantly suburban residential area to the north east of the Borough. The centre is located on Hatch Lane (A1009) which runs east/west through the borough. Buildings in the centre are in a reasonable condition. Pedestrian accessibility from the surrounding residential area is generally good. There is limited off street car park located in front of the retail units on Hatch Lane. There are two bus routes, linking the centre with South Chingford, North Chingford and Walthamstow. The environmental quality of the centre is reasonable, with a good provision of landscaping and open space. Centre Health Check 4.2 According to the Retail and Leisure Study 2009, there is a lower proportion of A1 comparison retail uses in the centre in comparison with the national average, and significantly higher proportions of A1 convenience, A1 Service uses and A3/A5 uses. The centre’s convenience retailers are generally small independent traders, except the Nisa and Co-op. There is a small selection of comparison retailers in the centre, offering a limited range of lower order comparison goods. There are no banks/building societies in the centre. There is a small choice of cafes, restaurants and takeaways, but limited other entertainment and leisure facilities. The centre is served by a Petrol Filling Station and associated Costcutter convenience shop. In 2010 surveys, there were no vacant retail units in the centre. Development Opportunities 4.3 The petrol filling station in the centre could be a site for mixed use development. Key Functions of the retail parade within the Centre 4.4 This neighbourhood retail parade consists of 18 shops ranging from 90 sq m to 200 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 2 pharmacies, 1 newsagent, 1 Co-operative Store, 1 off licence, 1 bakery, 1 florist

Comparison shopping 3 household goods stores

Services 1 hair salon, 1 café, 3 hot-food-takeaway, 1 dry cleaner, 1 betting shop, 1 nail bar, 1 Restuarant

Use Classes within Hatch Lane Neighbourhood Retail Parade in 2010 (based on No. of Units) A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant

72% 6% 6% 17% 0% 0% 0% 0% 0% Source: Retail Surveys



24

Plan 4.1

Ashton Court

Ex-Prince Wales P/H site (now a care home)



25

Review and Recommendations 4.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 72% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 4.1 should be retained in the emerging Development Management Policies DPD. 4.6 It is also recommended to adjust the boundary of this neighbourhood centre to exclude Ashton Court (residential flats) and ex-Prince Wales P/H site (now a care home). For better identification, it is also proposed to rename the centre as ‘Hatch Lane’ from the existing name of ‘Chingford Hatch’. Assessment Table

Designation Hatch Lane Neighbourhood Retail Parade

Properties included in the parade 14 to 52 Hatch Lane





Yes


Two pharmacies and one medium-size chain supermarket within the parade



No, the nearby Higham Park and South Chingford District Centres are more than 400m away







Review Outcome Keep the parade but to adjust the centre boundary to exclude Ashton Court (residential flats) and ex-Prince Wales P/H site (now a care home).




26

5 Chingford Mount Road Neighbourhood Retail Parade Contextual background 5.1 This designated neighbourhood retail parade is within Chingford Mount Road Neighbourhood Centre (known as Chingford Mount on the UDP 2006), which is within a predominantly suburban residential area to the north west of the Borough. The centre is located on the A112 to the south of South Chingford District Centre. Buildings in the centre are in a reasonably poor condition and could benefit from improved maintenance. Pedestrian accessibility from the surrounding residential area is good. There are a number of regular bus services linking the centre with Chingford and Walthamstow. Centre Health Check 5.2 According to the Retail and Leisure Study 2009, there is a lower proportion of A1 comparison retail uses in the centre in comparison with the national average, and significantly higher proportions of A1 convenience, A1 Service uses and A3/A5 uses. There are no banks or building societies in the centre. There is a small choice of cafes, restaurants and takeaways, but limited other entertainment and leisure facilities. The centre has one public house, The Royston Arms. The centre’s proximity to the larger South Chingford District Centre and Walthamstow Town Centre with its good transport links, may limit its future role, particularly for comparison shopping. The large Morrison’s and Sainsbury stores and Bannatyne Fitness Centre, are located immediately to the south of the centre, may also limit its potential to improve convenience and leisure facilities. Development Opportunities 5.3 The ex-Walton House site and the Stadium site in the area are both under planning process for housing-led developments. Key Functions of the retail parade within the Centre 5.4 This neighbourhood retail parade consists of 18 shops ranging from 50 sq m to 300 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 pharmacy, 1 newsagent, 2 food/grocery stores

Comparison shopping 1 domestic appliance store, 2 household goods stores

Services 3 hair/beauty salons, 2 restaurants, 3 hot-food-takeaways, 1 dry cleaner, 1 betting shop, 1 cab office, 1 health shop

Use Classes within Chingford Mount Road Neighbourhood Retail Parade in 2010 (based on No. of Units)

A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant 55% 5% 10% 15% 0% 5% 0% 10% 0%

Source: Retail Surveys



27

Plan 5.1

Allen Briggs Motors



28

Review and Recommendations 5.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 55% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 5.1 should be retained in the emerging Development Management Policies DPD. 5.6 For better identification, it is also proposed to rename the centre as ‘Chingford Mount Road’ from the existing name of ‘Chingford Mount’. Assessment Table

Designation Chingford Mount Road Neighbourhood Retail Parade

Properties included in the parade 52 to 80 and 61 to 69a Chingford Mount Road




Is there an existing cluster/reasonable length of frontage? Yes




No, the nearby South Chingford District Centre is more than 400m away but there are two out-of-town Superstores in the area







Review Outcome Keep




29

6 Forest Road Neighbourhood Retail Parade Contextual background 6.1 This designated neighbourhood retail parade is within Forest Road Neighbourhood Centre, which is in a predominantly suburban residential area to the south west of the borough. The centre is predominantly located on Forest Road (A503) which runs east/west along the southern side of the borough. The designated neighbourhood retail parades within Forest Road neighbourhood centre are located on Forest Road, Market Parade and Fire Station. Buildings in the centre are in a reasonable condition but could benefit from improved maintenance. Pedestrian accessibility from the surrounding residential area is good. Centre Health Check 6.2 According to the Retail and Leisure Study 2009, there is a lower proportion of A1 comparison retail uses in the centre in comparison with the national average, and significantly higher proportions of A1 convenience, A1 service uses, A2 service and A3/A5 uses, This trade mix reflects the centre’s role as a neighbourhood centre. The centre’s convenience retailers are small independent traders. There is a small selection of comparison retailers in the centre, offering a limited range of lower order comparison goods. There is a small choice of takeaways, but limited café/restaurants and other entertainment and leisure facilities. The centre has one public house, The Lord Palmerston and also contains some new build residential development on Forest Road. Development Opportunities 6.3 Single-storey buildings at Market Parade could have opportunities for redevelopment/improvement subject to viability. Key Functions of the retail parade within the Centre 6.4 This neighbourhood retail parade consists of 18 shops ranging from 40 sq m to 130 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 2 pharmacies, 4 food/grocery stores

Comparison shopping 1 bed centre

Services 1 hair salon, 1 café, 3 hot-food-takeaways, 1 betting shop, 1 estate agency, 1 launderette

Other uses 1 car repair shop

Use Classes within Forest Road Neighbourhood Retail Parade in 2010 (based on No. of Units) A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant

56% 11% 6% 17% 0% 0% 0% 6% 6% Source: 2010 Retail Surveys



30

Plan 6.1



31

Review and Recommendations 6.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 56% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as vacancy level (6% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 6.1 should be retained in the emerging Development Management Policies Development Plan Document. Assessment Table

Designation Forest Road Neighbourhood Retail Parade

Properties included in the parade 281 to 287 and 333 to 339 Forest Road 1 to 9 Market Parade 248 to 250 and 256 to 264 Forest Road

No. of Shops within the parade 18 Proportion of A1 retail uses within the parade (No. of units) 56%



Any anchor footfall generating activity nearby or within the parade? Two pharmacies within the parade









Assessment of non-designated shops around the parade


Review Outcome Keep




32

7 Markhouse Corner Neighbourhood Retail Parade

Contextual background 7.1 This designated neighbourhood retail parade is within Markhouse Corner Neighbourhood Centre, which is in a predominantly suburban residential area to the south west of the borough. The centre is located near the junction of Lea Bridge Road and Church Road. Buildings in the centre are in a reasonable condition. Pedestrian accessibility from the surrounding residential area is good. There is limited off street car park located in front of some of the retail units on Lea Bridge Road. There are three bus routes, linking the centre with Bakers Arms, Walthamstow, Hackney and Stratford. Centre Health Check 7.2 According to the Retail and Leisure Study 2009, there is a lower proportion of A1 comparison retail uses in the centre in comparison with the national average, and significantly higher proportions of A1 convenience, A1 service uses and A3/A5 uses. This trade mix reflects the centre’s role as a neighbourhood centre. The centre’s convenience retailers are small independent traders. There is a small selection of comparison retailers in the centre, offering a limited range of lower order comparison goods. There is no bank or building society located within the centre. There is a good choice of café/restaurants and takeaways, but no public house and limited other entertainment and leisure facilities. The vacancy rate of shop units is higher than the national average (13 vacant units in 2010 surveys). Development Opportunities 7.3 Development opportunities in the area include the Bingo Hall, the vacant site (0.2ha) at 256 Church Road. Key Functions of the retail parade within the Centre 7.4 This neighbourhood retail parade consists of 27 shops generally ranging from 50 sq m to 150 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 pharmacy, 3 food/grocery stores, 1 post office, 1 bakery

Comparison shopping 1 household goods store, 1 book store, 2 computer shops, 2 equipment shops

Services 4 hair salons, 2 cafés, 2 restaurants, 2 dry cleaners, 1 betting shop, 1 internet café, I cab office

Other uses 1 large office centre, 1 student centre

Use Classes within Markhouse Corner Neighbourhood Retail Parade in 2010 (based on No. of Units) A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant




33

Plan 7.1

Bingo Hall

256



34

Review and Recommendations 7.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 70% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 7.1 should be retained in the emerging Development Management Policies DPD. 7.6 The centre is covered by the Northern Olympic Fringe Area Action Plan, which may make further changes to improve the centre. Assessment Table

Designation Markhouse Corner Neighbourhood Retail Parade

Properties included in the parade 323 to 341, 343 to 361, and, 370 to 380 Lea Bridge Road 379 to 383 Church Road






A pharmacy and post office within the parade and a bingo hall in the area










Review Outcome Keep




35

8 Francis Road Neighbourhood Retail Parade Contextual background 8.1 This designated neighbourhood retail parade is within Francis Road Neighbourhood Centre, which is a very small neighbourhood centre located in a suburban residential area in close proximity to the northern end of Leyton District Centre. Buildings in the centre are generally well maintained, although some retail units would benefit from improvements. Pedestrian accessibility from the surrounding residential area is good. There is limited off street car park located in front of most of the retail units on Francis Road. The environmental quality is reasonably good. The centre is quiet with low pedestrian flows and traffic. Centre Health Check 8.2 According to the Retail and Leisure Study 2009, there is a very high proportion of A1 service units and convenience retail, 14% and 9% above the national averages respectively, reflecting the centres role as a neighbourhood centre. There are several food and grocery stores, as well as a number of hairdressers, laundrettes and several takeaways. There are a significantly low proportion of comparison retailers, offering a limited range of low order comparison goods which may be attributable to the close proximity of Leyton District Centre. There are no banks or building societies in the centre and no leisure or entertainment provision. There were 5 vacant units in 2010 surveys. Development Opportunities 8.3 The former police station at Francis Road could have development potential. Key Functions of the retail parade within the Centre 8.4 This neighbourhood retail parade consists of 30 shops between 50 sq m to 200 sq m. It provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 4 food/grocery stores

Comparison shopping 1 baby clothing shop, 1 pet shop, 1 computer shop

Services 3 hair salons, 2 cafés, 1 restaurant, 2 hot-food-takeaways, 1dry cleaner, 1 internet café, 1 shoe repair shop

Other uses 7 offices/businesses

Use Classes within Francis Road Neighbourhood Retail Parade in 2010 (based on No. of Units)

A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant




36

Plan 8.1

Ex-police station

Noor UI Islam

Primary School.

195 to 213

192 to 194.



37

Review and Recommendations 8.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 43% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as vacancy level (13% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 8.1 should be retained in the emerging Development Management Policies DPD. However, it is recommended to adjust the centre boundary to exclude the former police station, Nos. 195 to 213, 192-194, and Noor UI Islam Primary School. Assessment Table

Designation Francis Road Neighbourhood Retail Parade

Properties included in the parade 196 to 216, 157 to 175, and, 177 to 193 Francis Road





Any anchor footfall generating activity nearby or within the parade? None










Review Outcome Keep the parade but to adjust the centre boundary to exclude the ex-police station, Nos. 195 to 213, 192-194 and Noor UI Islam Primary School




38

9 Thatched House Neighbourhood Retail Parade Contextual background 9.1 This designated neighbourhood retail parade is within Thatched House Neighbourhood Centre, which is a small neighbourhood centre located in a suburban residential area of the Borough, about 1km south east of Leyton on High Road Leytonstone. Buildings in the centre are generally well maintained, though some retail premises at the northern end of the centre would benefit from improvements. Pedestrian accessibility to the centre is generally good, with the centre surrounded on all sides by residential uses. On street voucher parking is available outside most shops. However the accessibility of the centre is limited due to the lack of a rail/underground station in the immediate vicinity. Centre Health Check 9.2 According to the Retail and Leisure Study 2009, there is a high proportion of A1 service units, almost 11% above the national average, and also slightly higher proportion of A2 service units (13.5%) compared to the national average. There is a significantly low proportion of comparison retailers, offering a limited range of low order comparison goods, whereas the proportion of convenience retail units is slightly higher than the national average. There are no banks or building societies in the centre. There are a reasonable choice of cafes, restaurants and takeaways, but no other entertainment and leisure facilities. Development Opportunities 9.3 A group of small industrial units at Morris Road (i.e. rear of 247-281 High Road Leytonstone) could have potential for improvement subject to viability. Key Functions of the retail parade within the Centre 9.4 This neighbourhood retail parade consists of 27 shops generally between 50 sq m to 150 sq m. It provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 pharmacy, 1 bakery, 4 food/grocery stores

Comparison shopping 1 domestic appliance store, 1 clothing shop, 2 charity shops, 2 household goods stores

Services 1 hair salon, 2 estate agencies, 2 internet cafés, 1 restaurant, 3 hot-food-takeaways, 1 cab office

Other uses 1 training centre and 2 auto spares shops, 1 place of worship

Use Classes within Thatched House Neighbourhood Retail Parade in 2010 (based on No. of Units)A1 A2 A3 A5 B1 B2/B8 D1/D2 Sui Generis Vacant




39

Plan 9.1



40

Review and Recommendations 9.5 As shown in the table below, the proportion of A1 retail uses within this neighbourhood parade was about 63% in 2010. Taking into account the key functions of this parade as outlined above and the factors listed in the assessment below such as low vacancy level (4% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this neighbourhood retail parade as shown on Plan 9.1 should be retained in the emerging Development Management Policies DPD. Assessment Table

Designation Thatched House Neighbourhood Retail Parade

Properties included in the parade 182 to 202 and 247 to 281a High Road Leytonstone





Yes











Assessment of non-designated shops around the parade No good reasons for parade designation.

Review Outcome Keep




41

10 Hall Lane Local Retail Parade Contextual background 10.1 This designated parade situated in the north-west of the Borough is close to the busy junction of North Circular Road (A406) and Hall Lane. It covers 11 shops along one side of Hall Lane continuously from Nos. 283 to 301b. All shop units are quite small (between 50 sq. m and 100 sq. m) but generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained with pedestrian crossings along Hall Lane for safe access to the parade. The parade is constrained by surrounding residential uses, industrial areas and retail/business parks. Key Functions 10.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 newsagent, 1 food/grocery shop

Comparison shopping 1 domestic appliance store, 1 auto-part shop

Services 1 hair salon, 1 betting shop, 2 hot-food-takeaways

Other uses 1 business centre and 1 children’s nursery.

Use Classes within Hall Lane Local Retail Parade in 2010 (based on No. of Units)

A1 A2 A3 A4 A5 B1 B2/B8 D1/D2 Sui Generis Vacant

45% 9% 0% 0% 18% 9% 0% 9% 0% 9% Source: 2010 Retail Surveys



42

Plan 10.1



43

Review and Recommendations 10.3 As shown in the table below, the proportion of A1 retails use within this parade was about 45% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 10.1 should be retained in the emerging Development Management Policies DPD. 10.4 The UDP 2006 describes the parade as ‘281 to 301b Hall Lane’. However, the parade should start from 283, as there is no 281 in the ‘Property Gazette’. Assessment Table

Designation Hall Lane Local Retail Parade

Properties included in the parade 283 to 301b Hall Lane (correction for UDP: the parade should start from 283, as there is no 281 in the ‘Property Gazette’.)



Vacancy level in Dec 2010 within the parade 9% (1 unit)



Yes, the nearby Cork Tree Retail Park and employment areas

Likely catchment area Surrounding residential areas, industrial areas and retail/business parks.


No, the nearby South Chingford Centre is more than 400m away


Yes, to provide basic retail facilities for the residents/ workers in this area served by limited bus service


Proportion of A1 retail uses outside the parade (No. of units) NA

Vacancy level in Dec 2010 outside the parade NA

Assessment of non-designated shops around the parade No non-designated shops around the parade

Review Outcome Keep. Correction: the parade should start from 283, as there is no 281 in the Property Gazette.

UDP Map Ref. LRP01 LP Map Ref. LRP01



44

11 Billet Road Local Retail Parade Contextual background 11.1 This designated parade situated in the west of the borough covers 8 shops along one side of Billet Road. Shop units (between 40 sq. m and 110 sq. m) are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained with pedestrian crossings along Billet Road for safe access to the parade. The parade is surrounded by residential areas, and old industrial areas providing opportunities for regeneration. Key Functions 11.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 2 food/grocery shops with a post office.

Services 1 hair salon, 2 hot-food-takeaways

Other uses 3 units for selling and displaying catering equipments

Use Classes within Billet Road Local Retail Parade in 2010 (based on No. of Units)





45

Plan 11.1

Planning application

2012/0045 at Billet Works



46

Review and Recommendations 11.3 As shown in the table below, the proportion of A1 retail uses within this parade was about 75% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 11.1 should be extended to include the existing shops at 190, 192 and 210 Billet Road to strengthen the local retail function of this isolated parade. 11.4 It is important to note that planning application 2012/0045 has been approved in principle subject to s106 agreement for developing a large site at Billet Works in the vicinity for 344 residential units, 1119 m2 for office, 96m2 for community forum and crèche, and 787 m2 for retail (A1 and A3). Upon the confirmation of implementing this proposed development, consideration can be given to include its retail space in this parade through the Blackhorse Lane Area Action Plan to protect the additional retail provision to meet the demand generated by the development. Assessment Table Designation Billet Road Local Retail Parade Properties included in the parade 174 and 194 to 208 Billet Road





Any anchor footfall generating activity nearby or within the parade? A post office within the parade

Likely catchment area Surrounding residential areas and employment areas









190, 192 and 210 Billet Road* could be included in the current LRP. Others - no reasonable cluster of retail uses.

Review Outcome Extend to include 190, 192 and 210 Billet Road in the LRP


*2010 land use surveys: 190 - office, 192 - grocery store, 210 - betting shop



12 Chingford Road Local Retail Parade Contextual background 12.1 This designated parade situated about 300m from Crooked Billet Roundabout covers 10 shops along one side of Chingford Road. Shop units (between 50 sq. m and 100 sq. m) are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained with a bus stop within the parade for 10 bus routes (including a night bus service). The parade is surrounded by residential areas with a college and a church in the immediate vicinity. Key Functions 12.2 The parade provides the day to day shopping and services to the local residents and students as below in 2010:

Convenience shopping 2 newsagents, 2 food/grocery shops.

Services 1 hair salon, 1 hot-food-takeaways, 2 cafes

Use Classes within Chingford Road Local Retail Parade in 2010 (based on No. of Units)





Plan 12.1



Review and Recommendations 12.3 As shown in the table below, the proportion of A1 retail uses within this parade was about 50% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 12.1 should be retained and extended to include the existing pub at 222 Chingford Road to strengthen the local retail/service function of this parade. Assessment Table

Designation Chingford Road Local Retail Parade

Properties included in the parade 214 to 220 and 224 to 234 Chingford Road






Sir George Monoux College, St John's Church

Likely catchment area Surrounding residential areas and Sir George Monoux College


No, the nearby Bell Corner LRP is more than 400m away







No. 222 Chingford Road (a pub) could be included in the existing LRP for protection as an anchor for generating footfall. Others - no reasonable proportion/cluster of retail use.

Review Outcome Extend to include No. 222 Chingford Road (a pub).




13 Carr Road Local Retail Parade Contextual background 13.1 This designated small parade situated close to the north-west corner of Lloyd Park consists of 3 shops at the junction of Carr Road and Brettenham Road. Shop units around 100 sq m in size are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This isolated parade is surrounded by residential areas. Key Functions 13.2 The parade provides the day to day shopping and services to the local residents as below in 2010: Convenience shopping: 1 pharmacy, 1 post office with grocery store, 1 off licence.

Use Classes within Carr Road Local Retail Parade in 2010 (based on No. of Units)





Plan 13.1



Review and Recommendations 13.3 As shown in the table below, the proportion of A1 retail uses within this parade was 100% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 13.1 should be retained in the emerging Development Management Policies DPD. Assessment Table

Designation Carr Road Local Retail Parade

Properties included in the parade 143 and 250 Carr Road, 8a Rushbrook Crescent




Is there an existing cluster/reasonable length of frontage? No


Yes, a post office and a pharmacy within the parade










Review Outcome Keep - the existing post office and pharmacy are anchors for generating footfall and provide essential local shop uses.




14 Higham Hill Road Local Retail Parade Contextual background 14.1 This designated parade situated in the west of the borough with 13 shops along Higham Hill Road. Shop units are from 30 sq m to 300 sq m with a high level of vacancy. Some shop fronts have not been maintained in proper condition. Street furniture and paving in the area are generally maintained. This isolated parade provides essential shopping and services to the surrounding residential areas which are mainly served by one bus route. Key Functions 14.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 1 Co-operative food store

Comparison shopping 1 domestic appliance store, 1 auto-part shop

Services 1 café, 1 sandwich bar, 1 hot-food takeaway, 1 launderette, 1 dry cleaner

Other uses 1 community office, 1 computer repair shop

Use Classes within Higham Hill Road Local Retail Parade in 2010 (based on No. of Units)





Plan 14.1



Review and Recommendations 14.3 As shown in the table below, the proportion of A1 retail uses within this parade was 31% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as high vacancy level (31%), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 14.1 should be adjusted to consolidate retail function along odd number side of this parade. Hence, it is recommended to remove the designation of two shops at *Nos. 272 and 274 Higham Hill Road and retain the designation of the units at 301 to 329 of this road. 14.4 This parade is within the Blackhorse Lane Area Action Plan, which may consider viable options (e.g. shop front improvement) to revive this local parade subject to the availability of resources. Assessment Table

Designation Higham Hill Road Local Retail Parade

Properties included in the parade 301 to 311, 313 to 329, and, 272 to 274 Higham Hill Road






Yes, a medium Co-op supermarket within the parade





Yes, to provide basic retail facilities for the residents in this area served by limited bus service




Assessment of non-designated shops around the parade No reasonable proportion/cluster of retail use

Review Outcome Keep 301 - 329 as a local retail parade and remove the designation on 272* and 274*


* 2010 land use surveys: No. 272 - a café and No. 274 - Vacant



15 Blackhorse Lane Local Retail Parade Contextual background 15.1 This designated parade opposite to Blackhorse Road Tube Station consists of 8 shops along Blackhorse Lane. Shop units ranging from 60 sq m to 100 sq m are in a reasonable condition. Street furniture and paving in the area are generally maintained with pedestrian crossings to the tube station. The parade is surrounded by residential areas, and re-structuring industrial areas providing opportunities for mixed use regeneration with large housing developments. Key Functions 15.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 newsagent, 2 grocery stores

Services 1 restaurant, 1 cafe, 1 dry cleaner, 1 estate agency

Use Classes within Blackhorse Lane Local Retail Parade in 2010 (based on No. of Units)





57

Plan 14.1



58

Review and Recommendations 15.3 As shown in the table below, the proportion of A1 retail uses within this parade was 50% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that to meet the increasing retail demand due to the large housing developments in the area, the designation of this local retail parade as shown on Plan 15.1 should be extended to include the shop units at 67 - 75 Forest Road. It is also recommended that the Blackhorse Lane Area Action Plan should re-designate this extended parade as part of the neighbourhood retail parade which will include the retail frontage along Blackhorse Lane and Forest Road within the proposed Blackhorse Lane Neighbourhood Centre. Assessment Table

Designation Blackhorse Lane Local Retail Parade

Properties included in the parade 6 to 20 Blackhorse Road





Any anchor footfall generating activity nearby or within the parade? Yes, the nearby strategic/borough employment areas





Yes, to provide basic retail facilities for the residents/workers in the area





67 - 75 Forest Road* could be included in this parade. No other non-designated around the parade.

Review Outcome

Extend to include 67 - 75 Forest Road. Blackhorse Lane Area Action Plan to re-designate this extended parade as part of the neighbourhood retail parade which will include the frontage along Blackhorse lane and Forest Road of Station Hub site within the proposed Blackhorse Lane Neighbourhood Centre.

UDP Map Ref. LRP06

LP Map Ref. LRP06 *2010 Land use surveys: 1 food store, 1 hair salon, 2 hot-food-takeaways, 1 estate agency.



59

16 Bell Corner Local Retail Parade Contextual background 16.1 This designated parade consists of 19 shops at the junction of Forest Road and Chingford Road. Except a medium retail warehouse* (about 550 sq m), shop units are between 60 sq m and 120 sq m. The shop units in this parade are in a reasonable condition. Street furniture and paving in the area are generally maintained with pedestrian crossings at the above junction. The parade close to Waltham Forest Town Hall is surrounded by residential areas and less than 400m away from the nearby Walthamstow Town Centre. Key Functions 16.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 pharmacy, 1 newsagent, 2 food/grocery stores, 1 post office

Comparison Shopping 1 household goods store*

Services 3 hair salons, 1 estate agency, 1 pub, 1 hot-food-takeaway, 1 health clinic

Other uses 2 offices * become a chain food store in 2012.

Use Classes within Bell Corner Local Retail Parade in 2010 (based on No. of Units)





60

Plan 16.1

Tesco Express in 2012



61

Review and Recommendations 16.3 As shown in the table below, the proportion of A1 retail uses within this parade was 47% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that to meet the increasing retail demand/changes in the area, the designation of this local retail parade as shown on Plan 16.1 should be extended to include the shop units at 623 - 637 Forest Road. 16.4 It is also recommended that the Walthamstow Town Centre Area Action Plan should further consider whether planning control should be applied to the shop units along 8 - 152 Hoe Street, given the low proportion of A1 retail uses since 2006 (34% in 2010) in this non-designated street section leading to Walthamstow Town Centre. Assessment Table

Designation Bell Corner Local Retail Parade

Properties included in the parade 607 to 615 and 617 to 619 Forest Road, 2 to 16 Chingford Road



Vacancy level in Dec 2010 within the parade 21% (4 units)



Yes, a post office within the parade and the nearby LBWF Town Hall

Likely catchment area Surrounding residential areas and LBWF Town Hall




Yes, to provide basic retail facilities for the residents and workers from Town Hall





623 - 637 Forest Road could be a new section of the parade, 8 - 152 Hoe Street for WTC AAP's consideration

Review Outcome Extend to include 623 - 637 Forest Road*. 8 - 152 Hoe Street for WTC AAP's consideration


*2010 Land use surveys: 2 cafes, 1 food store, 1 office, 1 adult shop, 2 vacant units.



62

17 Whipps Cross Corner Local Retail Parade Contextual background 17.1 This designated parade (known as Lea Bridge Road E10 on the 2006 UDP) situated in the far east of the borough consists of 10 shops along one side of Lea Bridge Road. Shop units ranging from 30 sq m to 160 sq. m are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade in the area of Whipps Cross Hospital is surrounded by residential areas. Key Functions 17.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 1 newsagent, 1 pharmacy

Services 2 cafes, 1 wine bar, 1 restaurant, 1 hot-food-takeaway, 2 hair salons, 1 cab office

Use Classes within Whipps Cross Corner Local Retail Parade in 2010 (based on No. of Units)





63

Plan 17.1



64

Review and Recommendations 17.3 As shown in the table below, the proportion of A1 retail uses within this parade was 40% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 17.1 should be retained in the emerging Development Management Policies DPD. 17.4 For better identification, it is also recommended to rename the parade from ‘Lea Bridge Road E10’ to ‘Whipps Cross Corner’. Assessment Table

Designation Whipps Cross Corner Local Retail Parade

Properties included in the parade 861 to 869 and 877 to 891 Lea Bridge Road






A pharmacy within the parade and the nearby Whipps Cross Hospital










744-758 with 5 A1 uses (including a pharmacy) out of 8 shops form a reasonable cluster but very close to Bakers Arms District Centre. Hence, no need to include in the parade. Others - no reasonable proportion/cluster of retail use.

Review Outcome Keep and change the parade name for better identification.




65

18 Queens Road Local Retail Parade Contextual background 18.1 This designated parade situated close to Walthamstow Town Centre consists of 7 shops along Queens Road. Shop units ranging from 50 sq m to 180 sq. m are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade with a mosque in the area is surrounded by residential areas. Key Functions 18.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 1 pharmacy

Comparison Shopping 3 clothing shops

Services 1 barber shop, 1 launderette .

Use Classes within Queens Road Local Retail Parade in 2010 (based on No. of Units)


71% 0% 0% 0% 0% 0% 0% 0% 15% 14%




Plan 18.1



67

Review and Recommendations 18.3 As shown in the table below, the proportion of A1 retail uses within this parade was 71% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 18.1 should be retained in the emerging Development Management Policies DPD. Assessment Table

Designation Queens Road Local Retail Parade

Properties included in the parade 46, and, 50 to 62 Queens Road






Yes, a pharmacy within the parade and a mosque in the area











Review Outcome Keep




68

19 Grove Road Local Retail Parade Contextual background 19.1 This designated parade situated just less than 400m away from the edge of Walthamstow Town Centre consists of 7 shops at the junction of Grove Road and Pembroke Road. Shop units ranging from 50 sq m to 110 sq. m are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This isolated parade is surrounded by residential areas. Key Functions 19.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 1 Costcutter store, 1 pharmacy

Comparison Shopping 1 second-and goods shop

Services 1 printing shop and 1 catering equipment shop

Use Classes within Grove Road Local Retail Parade in 2010 (based on No. of Units)


71% 14% 0% 0% 0% 0% 0% 0% 0% 14%




69

Plan 19.1



70

Review and Recommendations 19.3 As shown in the table below, the proportion of A1 retail uses within this parade was 71% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 19.1 should be retained in the emerging Development Management Policies DPD Assessment Table

Designation Grove Road Local Retail Parade

Properties included in the parade 71 to 85 Grove Road








Yes, less than 400m away from Orford Road Local Retail Parade, Bakers Arms District Centre and Walthamstow Major Centre








Review Outcome Keep




71

20 Markhouse Road Local Retail Parade Contextual background 20.1 This parade designated in the UDP 2006 is situated about 250 m away from the southwest edge of Watlhamstow Town Centre. It consists of 8 units along odd number side of Markhouse Road. Shop units ranging from 60 sq m to 90 sq m in size are in general condition. Street furniture and paving in the area are reasonably maintained. This parade is surrounded by residential areas. Key Functions 20.2 2010 Retail Surveys recorded the following: 1 estate agency, 1 hot-food-takeaway, 1 office, 1 Boilers Repair shop, 1 vacant unit and 3 shops converted to residential flats.

Use Classes within Markhouse Road Local Retail Parade in 2010 (based on No. of Units)

A1 A2 A3 A4 A5 B1 B2/B8 D1&D2 Sui Generis

C3 (Residential) Vacant

0% 12% 0% 0% 13% 12% 12% 0% 0% 38% 13%



73

Review and Recommendations 20.3 As shown in the table below, there are no A1 retail uses within this parade in 2010. The A1-use retails is no longer the key function of this local parade as outlined above or in the surrounding area as analysed in the assessment below taking into account the factors such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors. 20.4 It is considered that the existing designation of local retail parade at 83 to 99 Markhouse Road as shown on Plan 20.1 should be removed in the emerging Development Management Policies DPD. Local residents currently have good access within walking distance to various retail uses/services from the nearby Walthamstow Town Centre, which has more than 670 shops including a shopping mall with national chain stores. It is also worth noting that there are still 27% of A1-retail uses in the area, though they are not in the form of a retail cluster. Assessment Table

Designation Markhouse Road Local Retail Parade

Properties included in the parade 83 to 99 Markhouse Road

No. of units within the parade 8 (including units converted to residential use)







Yes, less than 400m away from Walthamstow Major Centre and Markhouse Corner Neighbourhood Centre


None





Review Outcome Remove the existing parade designation, as there are no clusters of essential A1 uses in the parade.

UDP Map Ref. LRP11 LP Map Ref. -



74

21 Orford Road Local Retail Parade Contextual background 21.1 This designated parade situated about 250m away from the edge of Watlhamstow Town Centre consists of 25 shops along Orford Road. Shop units ranging from 50 sq m to 100 sqm in size are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade within Walthamstow Village Conservation Area and with St Mary’s Church in the area is surrounded by residential areas. Key Functions 21.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 4 newsagents/food/grocery stores, 1 bakery

Comparison Shopping 2 household goods stores

Services 1 hair salon, 2 pubs, 6 café/restaurants, 1 hot-food-takeaway, 1 betting shop

Other uses 5 offices for various uses.

Use Classes within Orford Road Local Retail Parade in 2010 (based on No. of Units)





75

Plan 21.1



76

Review and Recommendations 21.3 As shown in the table below, the proportion of A1 retail uses within this parade was 36% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (4% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 21.1 should be retained and extended to include a shop at No. 19 Orford Road. Assessment Table

Designation Orford Road Local Retail Parade

Properties included in the parade 24 to 42, 23 to 31, 37 to 47, and, 57 to 71 Orford Road





Any anchor footfall generating activity nearby or within the parade? 6 restaurants and 3 pubs in the area



Yes, Walthamstow Major Centre is less than 400m away






Assessment of non-designated shops around the parade No reasonable cluster of retail uses

Review Outcome Extend to include No. 19 (a gift shop) in the parade




77

22 Colworth Road Local Retail Parade Contextual background 22.1 This designated parade situated just less than 350m away from the edge of Leytonstone Town Centre consists of 5 shops at the junction of Colworth Road and Perston Road. All shop units are around 80 sq. m generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade is surrounded by residential areas. Key Functions 22.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 1 Costcutter store, 1 newsagent, 1 grocery store

Comparison Shopping 1 electronic game shop

.Use Classes within Colworth Road Local Retail Parade in 2010 (based on No. of Units)





78

Plan 22.1



79


Designation Colworth Road Local Retail Parade

Properties included in the parade 79 to 87 Colworth Road




Is there an existing cluster/reasonable length of frontage? No






None





Review Outcome Keep




80

23 Vicarage Road Local Retail Parade Contextual background 23.1 This designated parade about 400m away from the west side of High Road Leyton consists of 10 shops at the junction of Vicarage Road and Park Road. Shop units (between 40 sq m and 100 sq. m) are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade is surrounded by residential areas. Key Functions 23.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 2 grocery stores

Services 1 café, 1 hot-food-takaway, 2 estate agencies

Other uses 1 recyle shop, 1 car repair shop

.Use Classes within Vicarage Road Local Retail Parade in 2010 (based on No. of Units)





81

Plan 23.1



82


Designation Vicarage Road Local Retail Parade

Properties included in the parade 128 to 136 and 113 to 123 Vicarage Road



Vacancy level in Dec 2010 within the parade 20% (2 units)





No, the nearby Leyton District Centre is more than 400m away







Review Outcome Keep




83

24 Grove Green Road Local Retail Parade Contextual background 24.1 This designated parade about 350m away from the edge of Leytonstone Town Centre consists of 9 shops at the junction of Grove Green Road and Richmond Road. Shop units ranging from 60 sq m to 130 sq. m are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This parade is surrounded by residential areas. Key Functions 24.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 1 pharmacy, 1 newsagent

Services 1 hair salon, 1 internet cafe

Use Classes within Grove Green Road Local Retail Parade in 2010 (based on No. of Units)


44% 0% 0% 0% 0% 0% 0% 0% 0% 56%




84

Plan 24.1



85

Review and Recommendations 24.3 As shown in the table below, the proportion of A1 retail uses within this parade was 44% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as high vacancy level (56% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors. It is considered that the designation of this local retail parade as shown on Plan 21.1 should be retained and extended to include 344 Grove Green Road (a pub) and 2 to 8 Richmond Road* to protect the essential retail/services for local residents. Assessment Table

Designation Grove Green Road Local Retail Parade

Properties included in the parade 334 to 342, 370 to 372, and, 374 to 376 Grove Green Road


Proportion of A1 retail uses within the parade (No. of units) 44% (4 units)













344 Grove Green Road (a pub) as an anchor for generating footfall, and 2 to 8 Richmond Road could be included in the existing LRP for protection. Others - no reasonable proportion/cluster of retail use.

Review Outcome Extend - to include 344 Grove Green Road (a pub) and 2 to 8 Richmond Road* in the existing LRP for protection.


*2010 Land use surveys: 1 grocery store, 1 hot-food-takeaway, 1 estate agency, 1 charity shop



86

25 Church Road Local Retail Parade Contextual background 25.1 This short parade designated in the UDP 2006 is situated about 600m away from the south of Lea Bridge Road. It consists of 6 units along even number side of Church Road Shop units ranging from 65 sq m to 75 sq m in size are in general condition. Street furniture and paving in the area are reasonably maintained. This parade is surrounded by residential areas and old industrial areas. Key Functions 25.2 2010 Retail Surveys recorded the following: 1 grocery store, 1 cab office, 1 office, 1 computer repair shop, 2 shops converted to residential flats.

Use Classes within Church Road Local Retail Parade in 2010 (based on No. of Units)

A1 A2 A3 A4 A5 B1 B2/B8 D1/D2 Sui Generis

C3 (Residential) Vacant

33% 17% 0% 0% 0% 0% 0% 0% 17% 33% 0%



88

Review and Recommendations 25.3 There was only one essential A1 shop as a food store within this parade in 2010. The A1-use retail is no longer the key function of this local parade as outlined above or in the surrounding area as analysed in the assessment below taking into account the factors such as vacancy level, anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors. 25.4 It is considered that the existing designation of local retail parade at 162 to 172 Church Road as shown on Plan 25.1 should be removed in the emerging Development Management Policies DPD. Local residents currently have public transport connections (2 bus routes) to various retail uses/services in the nearby Markhouse Corner Neighbourhood Centre and Leyton District Centre. It is also worth noting that there are 5 shops in the area providing basic retail/services, though they are not in the form of a retail cluster. Assessment Table

Designation Church Road Local Retail Parade

Properties included in the parade 162 to 172 Church Road

No. of units within the parade 6 (including 2 units converted to residential use)







The area is served by Markhouse Corner Neighbourhood Centre and Leyton District Centre.


No, the parade covers six units but two shops have been converted to flats and there is only one essential A1 use (a convenience store) operated within the parade.

No. of non-designated shops around the parade

5 (1 grocery store, 1 takeaway, 1 café, 1 pub, 1 household goods shop)



Assessment of non-designated shops around the parade No reasonable proportion/cluster of retail use.

Review Outcome Remove the existing parade designation, as the parade has no longer attracted A1 uses.

UDP Map Ref. LRP15 LP Map Ref. -



89

26 Hainault Road Local Retail Parade Contextual background 26.1 This proposed new parade about 200m off High Road Leyton in the area of Midland Overground Station consists of 9 shops along odd number side of Hainault Road. Shop units ranging from 70 sq m to 140 sq m in size are generally in a reasonable condition. Street furniture and paving in the area are generally maintained. This parade surrounded by residential areas and old industrial areas. Key Functions 26.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 3 food/grocery stores, 1 pharmacy.

Comparison Shopping 1 second-hand furniture store

Services 1 café, 1 betting shop, 2 hair salons

Use Classes within Hainault Road Local Retail Parade in 2010 (based on No. of Units)


89% 5.5% 5.5% 0% 0% 0% 0% 0% 0% 0% Source: 2010 Retail Surveys



90

Plan 26.1



91

Review and Recommendations 26.3 As shown in the table below, the proportion of A1 retail uses within this parade was 89% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is proposed to designate 47 to 67 Hainault Road as a new local retail parade shown on Plan 26.1 in the emerging Development Management Policies DPD. Assessment Table

Designation Hainault Road Local Retail Parade Properties included in this proposed parade 47 to 67 Hainault Road






A pharmacy within the parade and Midland Railway Station



More than 400m away from Bakers Arms District Centre







47 to 67 Hainault Road with 8 out of 9 shops for A1 uses including a pharmacy could be a new LRP. Others - no good reasons for parade designation.

Review Outcome 47 to 67 Hainault Road to be designated as a new Local Retail Parade.

UDP Map Ref. - LP Map Ref. LRP15



92

27 Leytonstone High Road Local Retail Parade Contextual background 27.1 This designated parade about 300m away from the south end of Leytonstone Town Centre consists of 11 shops along odd number side of High Road Leytonstone. Shop units (between 65 and 150 sq. m) are in a general condition. Street furniture and paving in the area are reasonably maintained. This parade with Leytonstone High Road Overground Station in the area is surrounded by residential areas. Key Functions 27.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 3 food/grocery stores, 1 pharmacy

Comparison Shopping 1 household goods shop

Services 1 restaurant, 1 nail bar, 1 hair/beauty salon, 2 estate agencies

Other uses 1 health shop .

Use Classes within Leytonstone High Road Local Retail Parade in 2010 (based on No. of Units)





93

Plan 27.1



94

Review and Recommendations 27.3 As shown in the table below, the proportion of A1 retail uses within this parade was 64% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 27.1 should be retained in the emerging Development Management Policies DPD. Assessment Table

Designation Leytonstone High Road Local Retail Parade

Properties included in the parade 625 to 631 and 633 to 645 High Road Leytonstone






A pharmacy within the parade and Leytonstone High Road Overground Station










Review Outcome Keep




95

28 Leyton High Road Local Retail Parade Contextual background 28.1 This designated parade situated in the south of the borough with 24 shops along even number side of High Road Leyton. Shop units are from 50 sq m to 100 sq m. Street furniture and paving in the area are generally maintained. This parade less than 150 m away from Leyton Tube Station provides essential shopping and services to the surrounding residential areas at the fringe of the Olympic Park. Key Functions 28.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 3 food/grocery stores, 1 newsagent, 1 pharmacy

Comparison Shopping 1 household good store, 1 clothing Shop, 1 bookshop, 1 travel agency, 1 computer store

Services 1 internet cafe, 4 hair salons, 2 cafés, 2 hot-food takeaways, 1 dry cleaner, 1 estate agency

Other uses 3 offices

Use Classes within Leyton High Road Local Retail Parade in 2010 (based on No. of Units)





96

Plan 28.1



97

Review and Recommendations 28.3 As shown in the table below, the proportion of A1 retail uses within this parade was 63% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (4%), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 28.1 should be extended to include the shop units at 98 to 102 and 106 to 116 High Road Leyton to protect the increasing retail uses in the area. 28.4 This parade is within the boundary of the Northern Olympic Fringe Area Action Plan, which may consider viable options (e.g. shop front improvement) to improve this local parade subject to the availability of resources. Assessment Table

Designation Leyton High Road Local Retail Parade

Properties included in the parade 118 to 140 and 142 to 164 High Road, Leyton






Leyton Mills Retail Park, Leyton Tube Station and a mosque in the area



Yes, less than 400m away from Leyton District Centre







With 6 A1 use shops, 98 - 116 (excluding No. 104 - a C3 use) form a cluster of A1 uses. Others - no reasonable cluster of retail uses.

Review Outcome Extend to include 98 to 102 and 106 to 116* in the parade.


* 2010 land use surveys: 1 pub, 3 food/grocery stores, 1 internet café, 1 clothing shop, 1 second-hand goods shop.



98

29 Cann Hall Road Local Retail Parade Contextual background 29.1 This designated parade situated in the south east of the borough consists of 8 shops along Cann Hall Road. Shop units ranging from 50 sq m to 150 sq m in size are generally in a reasonable condition. Street furniture and paving in the area are reasonably maintained. This isolated parade is surrounded by residential areas and schools. Key Functions 29.2 The parade provides the day to day shopping and services to the local residents as below in 2010:

Convenience shopping 2 food/grocery stores, 1 bakery, 1 newsagent, 1 pharmacy.

Services 1 cafe, 1 dry cleaner, 1 Laundrette

Use Classes within Cann Hall Road Local Retail Parade in 2010 (based on No. of Units)





99

Plan 29.1



100

Review and Recommendations 29.3 As shown in the table below, the proportion of A1 retail uses within this parade was 75% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (0% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is considered that the designation of this local retail parade as shown on Plan 29.1 should be adjusted to exclude the residential unit at No. 110 and include the A1 use at 96 Cann Hall Road. Assessment Table

Designation Cann Hall Road Local Retail Parade

Properties included in the parade 98 to 100, 102 to 110, and, 137 to 143 Cann Hall Road








Yes, less than 400m away from Thatched House Centre






Assessment of non-designated shops around the parade No reasonable cluster of retail uses

Review Outcome Keep but exclude the C3 use at 110 and include the A1 use at 96.




101

30 Lea Bridge Road West Local Retail Parade Contextual background 30.1 This proposed new parade situated in the west end of Lea Bridge Road consists of 17 shops along odd number side. Shop units ranging from 60 sq m to 240 sq m in size are generally in a reasonable condition. Street furniture and paving in the area are generally maintained. This parade about 200m away from Lea Bridge Road Overground Station (to be reopened) is surrounded by residential areas and industrial areas. Key Functions 30.2 The parade provides the day to day shopping and services to the local residents and workers as below in 2010:

Convenience shopping 3 newsagent/food/grocery stores

Comparison Shopping 1 electrical store, 1 fitness equipment shop

Services 1 café, 1 betting shop, 1 estate agency, 1 hot-food-takeaway, 1 internet café

Other uses 6 offices/other businesses

Use Classes within Lea Bridge Road West Local Retail Parade in 2010 (based on No. of Units)





102

Plan 30.1



103

Review and Recommendations 30.3 As shown in the table below, the proportion of A1 retail uses within this parade was 41% in 2010. Taking into account the key functions of this local parade as outlined above and the factors listed in the assessment below such as low vacancy level (6% in 2010), anchor footfall, catchment area, proximity to nearby retail clusters, non-designated shops in the area and other local factors, it is proposed to designate 169 to 207 Lea Bridge Road as a new local retail parade shown on Plan 30.1 in the emerging Development Management Policies DPD. 30.4 This parade is within the Northern Olympic Fringe Area Action Plan, which may consider viable options (e.g. shop front improvement) to improve this local parade subject to availability of resources. Assessment Table

Designation Lea Bridge Road West Local Retail Parade

Properties included in the parade 169 to 207 Lea Bridge Road





Any anchor footfall generating activity nearby or within the parade? Nearby empleyment areas



More than 400m away from Markhouse Corner Neighbourhood Centre







169 to 207 Lea Bridge Road could be a new LRP for this area. Others - no reasonable proportion/cluster of retail uses.

Review Outcome 169 to 207 Lea Bridge Road to be designated as a new Local Retail Parade.

UDP Map Ref. - LP Map Ref. LRP19



Waltham Forest Town Hall Forest road, Walthamsotw, E17 4JF

Tel: 020 8496 3000

A Review of Retail Parades in Waltham Forest

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