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15.01 The local centres play an important role in the Borough’s retail
hierarchy, but more than that they are social centres and places of employment.
There is a cross section of local centres within Poole, ranging from the mere
handful of units located throughout the residential areas of the Borough, to the
larger centres of Upper Parkstone, Broadstone and Ashley Cross. They are all
established centres serving the function of providing mainly convenience
shopping and community facilities to a local area. These centres have had to
compete against the modern wave of large out-of-town centre superstores and the
general change in retailing patterns.
15.02 There are two generations of local centres within Poole. There are the
historically based centres which have developed as population centres have grown
and expanded, and the modern neighbourhood centres which have been provided
within the new housing areas of Bearwood, Canford Heath and Creekmoor. The two
are naturally different in the problems they experience and opportunities
available for the future. 
15.03 Planning Policy Guidance Note 6: Town Centres and Retail Developments,
emphasises the role of existing centres and local shops in development patterns
that minimise the need to travel. The Government’s objectives are: i) to sustain
or enhance the vitality and viability of town centres; and ii) to ensure the
availability of a wide range of shopping opportunities. These objectives are
said to assist with the aim of encouraging sustainable development through such
centres providing a broad range of facilities and services and thus fulfilling a
function as a focus for both the community and public transport.
15.04 According to Planning Policy Guidance Note 6 the term ‘town centre’ covers
city, town and traditional suburban centres and identifies them as having a
sense of place and community identity, as well as providing high levels of
accessibility to services and facilities in addition to the retail function. In
Poole, centres that serve this purpose are Poole Town Centre, Upper Parkstone,
Broadstone and Ashley Cross. The retail function should continue to underpin
town centres, but vitality and viability depend as much on the range and quality
of activities as on accessibility. Development in town centres can encourage the
use of public transport or enable one journey to serve a number of purposes.
This can help to reduce transport emissions through efficient development
patterns and maximising the potential of the town centre. Small parades of shops
and individual shops of purely local significance are excluded from this
guidance. However, there are such local centres in Poole that have specific land
use issues of importance that are addressed in this chapter.
15.05 Planning Policy Guidance Note 13: Transport, states that land use planning
has a key role in delivering the Government’s integrated transport strategy. By
influencing the location, scale, density, design and mix of land uses, planning
can help to reduce the need to travel, reduce the length of journeys and make it
safer and easier for people to walk, cycle or use public transport. To meet this
aim local centres have a key role in accommodating major generators of travel as
well as day-to-day facilities which make them accessible to their clients by
walking and cycling.
15.06 The Dorset Structure Plan supports the general strategy of concentration,
by promoting the main centres, permitting improvements to existing local centres
and discouraging out-of-town stores. The Structure Plan strategy is based on the
provision of retail within the town centres of the Bournemouth-Poole conurbation
and other principal towns.
15.07 The strategy for the Local Plan is set out in
Chapter 3 and through the
role which the local centres play and the support given to them through the
Local Plan, it will be possible to achieve many of the key aims of the Local
Plan strategy, including fostering local identity and a sense of place through
improving local amenities and access to facilities for all sections of the
community.
15.08 The local centres have an important role to play in the provision of
retail and community facilities that can help to reduce the need to make
excessive numbers of journeys. It is more sustainable to promote the local
centres within Poole in the attempt to reduce the number of car journeys made,
but also because they provide a service to those households which do not have
access to a car and rely on public transport and accessibility of such services
locally. Therefore, the objectives of this chapter are:
- to support the role of the local centres as a focus and provider of
services to local people;
- the enhancement of the retail facilities which underpin the vitality and
viability of the centres;
- to retain the position of local centres within the retail hierarchy; and
- to provide local shopping and community facilities for those who do not
have access to a car.
15.09 As Poole expanded forming new outer lying areas and engulfing the
existing villages of Parkstone and Broadstone, a hierarchy of local or retail
centres evolved. The Borough has now reached a stage where outward expansion
will cease, with the emphasis shifting to the consolidation and best use of land
within the existing urban area. Opportunities exist within the local centres for
the redevelopment and refurbishment of buildings for the enhancement of the
function of the centres. Planning Policy Guidance Note 6 recognises the
importance of existing centres within the retail hierarchy and it is the aim of
this Council to ensure that local services are available to local people.
15.10 There are distinct features common amongst the local centres which
determine their existence and role within the community. Such features include
the availability of convenience retail stores, their accessibility to the local
population and the availability of cheap and convenient car parking. They are
important for those who may not have the ability to travel to Poole town centre
or out-of-town centre superstores. For these reasons the Council is committed to
the prevention of the loss of local convenience retail units, where the vitality
and viability of a centre may be threatened.
15.11 The following centres have been identified as having a distinct role in
the provision of services to local areas within Poole. The policies in this
chapter will therefore apply to the centres listed below, and as shown on the
Proposals Map. Detailed plans of the local centres, excluding i), ii) and iii)
below which form inset maps to the Proposals Map, and the properties affected by
this chapter are found at the end of this chapter.
i) Ashley Cross;
ii) Broadstone;
iii) Upper Parkstone;
iv) Adastral Square;
v) Alder Road;
vi) Ashley Road East;
vii) Bournemouth Road;
viii) Canford Cliffs;
ix) Hamworthy;
x) Lilliput;
xi) Marshall Road;
xii) Merley;
xiii) Oakdale;
xiv) Penn Hill;
xv) Poole Road;
xvi) Salterns;
xvii) Wallisdown Road; and
xviii) The new centres of Canford Heath, Bearwood and Creekmoor.
(Policies for Poole Town Centre can be found in Chapters
12 and
14. For the
purposes of assessing retail schemes in accordance with current retail guidance
as set out in PPG6, Ashley Cross, Broadstone and Upper Parkstone are classified
as town centres).
15.12 The local centres are characterised by commercial properties fronting the
highway within Use Class A of the Town and Country Planning (Use Classes) Order
1987 and community facilities. In the larger local centres the retailing
function is the prevailing activity, whilst in the smaller centres the
proportion of A1 uses is lower, with centres providing a more varied mix of
uses, adapting to the needs of the local area. A mix of uses providing a range
of services contributes to the vitality of a centre, whilst catering for uses
that might be unacceptable in residential areas. Proposals for non A1 uses will
be assessed having regard to the role of the centre, mix of uses and demand for
retail premises within that centre.
LC1 COMMERCIAL AND RETAIL FRONTAGE -A1,
A2 & A3
WITHIN THE AREAS OF COMMERCIAL AND RETAIL FRONTAGE, AS SHOWN
ON THE PROPOSALS MAP, PROPOSALS FOR A1, A2 AND A3 USES WILL BE PERMITTED
PROVIDED THAT THE LOSS OF A1 USES DOES NOT CAUSE HARM TO THE VITALITY OR
VIABILITY OF A LOCAL CENTRE.
15.13 Health centres, recreational facilities, employment uses, community
centres and playschools are ideally situated within existing centres providing
they do not result in the loss of important retail floorspace. Such uses should
be located on the edge-of-centres, secondary roads and, depending upon the
nature of the use, upper floors, to prevent erosion of ground floor retail
frontage.
LC2 COMMERCIAL AND RETAIL FRONTAGE -OTHER
USES
WITHIN THE AREAS OF COMMERCIAL AND RETAIL FRONTAGE, AS SHOWN
ON THE PROPOSALS MAP, PROPOSALS FOR EMPLOYMENT, COMMUNITY AND RECREATIONAL
FACILITIES WILL BE PERMITTED PROVIDED THAT THERE IS NO HARM TO THE VITALITY OR
VIABILITY OF A LOCAL CENTRE.
15.14 If the local centres are to properly fulfil their role, they must be
fully accessible to all sectors of the community. In particular, the Council
will expect and encourage steps to be taken to ensure easy access to local
facilities for people with disabilities.
15.15 In the older local centres the upper floors of commercial properties are
generally within residential use. However, in the larger centres of Upper
Parkstone, Ashley Cross and Broadstone, an increasing number of B1 uses is
evident. As retailing patterns have changed upper floors have become separated
from the respective ground floor use and become individual planning units in
their own right. In Poole’s local centres, scope remains for the greater
utilisation of upper floor uses for both residential and commercial purposes.
The encouragement of employment uses will help to consolidate the existing local
centres within the existing urban areas, providing employment close to where
people live. For this reason the Council will look to support planning
applications for uses which promote the consolidation of the local centres (See
Policy BE20).
15.16 Upper Parkstone is Poole’s largest centre after the town centre. Of
district centre size with approximately 12,000 square metres of retail
floorspace, it is located along Ashley Road, a district distributor road with
over 200 retail and commercial units spread along its length.
15.17 With 151 retail units located in the main commercial area of Ashley Road,
representing 77% of all commercial units or 75% of total frontage, Upper
Parkstone offers a degree of variety beyond that of just local significance. If
it is to maintain its position within the retail hierarchy, policies which both
protect the existing retail function and allow flexibility for new uses other
than A1 are required. In determining applications, regard will be had to the
indicators of vitality and viability, namely, pedestrian flows, vacancy rates,
numbers and range of facilities, quality of the urban environment and the
general performance of the centre.
LC3 UPPER PARKSTONE -PRIMARY RETAIL
FRONTAGE
WITHIN THE AREA OF PRIMARY RETAIL FRONTAGE, AS SHOWN ON THE
PROPOSALS MAP, USES OTHER THAN A1 USES WILL ONLY BE PERMITTED WHERE THERE WOULD
BE NO UNACCEPTABLE HARM TO THE VITALITY AND VIABILITY OF THE CENTRE.
15.18 Outside the proposed primary retail frontage, applications for uses
within Use Class A (A1, A2 and A3) will normally be considered acceptable.
Outside these classes permission will normally be refused, except where
developments will be of benefit to the local area. Such uses include community,
social, employment and recreational facilities which can enhance the status and
opportunity within a centre.
LC4 UPPER PARKSTONE - SECONDARY RETAIL
FRONTAGE
WITHIN THE AREA OF SECONDARY RETAIL FRONTAGE, AS SHOWN ON THE
PROPOSALS MAP, A1, A2 AND A3 USES AND THOSE USES IDENTIFIED IN
POLICY LC2 WILL
BE PERMITTED.
15.19 The route along Ashley Road provides for a large proportion of traffic
travelling east-west through the conurbation. Traders along Ashley Road rely
upon passing trade to support their business. The availability of on-street
parking and its utilisation by motorists suggests the importance of the highway
as a provider of custom to the retailers.
15.20 The removal of car parking from the highway could be detrimental to the
character and function of the local centre and may even lead to an increase in
congestion in side roads. Measures to retain on-street parking and improve the
links between the two sides of Ashley Road, as well as general environmental
enhancement, is considered important to maintain the vitality of an otherwise
bustling local centre and
paragraphs 7.77 to 7.97 detail measures to be
implemented by the Highway Authority to alleviate traffic problems. Within the
primary shopping area, the Council will carry out works to improve the
availability and convenience of on-street parking, accessibility across Ashley
Road and environmental enhancement works in conjunction with the measures to be
implemented by the Highway Authority to improve the movement of public transport
along Ashley Road. It is not the intention however, to increase short term
parking at the expense of longer term parking.
15.21 Other measures to improve the general appearance of the local centre will
be implemented, including the control of advertisements, the improvement of
shopfronts and the general quality of the built form, policies for which can be
found in Chapter 5. Improved signing and links between the three Council car
parks to the north of Ashley Road and the retail area will also improve the
shopping environment.
15.22 Ashley Road, being a busy and often congested road, experiences problems
with the servicing of properties. A large number of properties have inadequate
servicing arrangements which tends to lead to servicing off Ashley Road,
heightening the problems of congestion and delay. Planning applications for the
redevelopment or major alteration or extension to properties along Ashley Road
will be expected to have regard to
Policies T13 and
T15 relating to local
highway improvements.
15.23 Broadstone is an important commercial and social centre serving a wide
local area which has experienced a significant growth in housing numbers over
the last 20 years. The compact district centre has approximately 2,800 square
metres of retail floorspace.
Policy LC1 will be applied to any proposal
submitted within the local centre, as defined on the Proposals Map.
15.24 There is little potential within the Broadstone local centre for
redevelopment without disturbance to a number of properties along Broadway.
However, the area incorporating the mixed uses at Numbers 2-14 Dunyeats Road is
suitable for a comprehensive redevelopment for business offices (Use Class B1)
or shops with offices over. Access arrangements to the site will need to allow
for appropriate servicing and parking facilities.
LC5 BROADSTONE -REDEVELOPMENT SITE
DEVELOPMENT FOR A1, A2, A3 AND B1 USES OF THE AREA CONTAINING
2-14 DUNYEATS ROAD IDENTIFIED ON THE PROPOSALS MAP, WILL BE PERMITTED PROVIDED
THAT THE DEVELOPMENT INCORPORATES REAR SERVICING AND APPROPRIATE LEVELS OF CAR
PARKING.
15.25 Highway improvements related to the above proposal will be expected to
be financed by the developer and completed as part of any planning permission
that may be forthcoming.
15.26 The rear servicing of properties remains a problem for units on both the
eastern and western sides of Broadway. The eastern side of Broadway comprises an
almost continuous commercial frontage with commercial and residential uses on
the upper floors. Parking areas are situated at the rear of the premises served
off Story Lane. On the western side of Broadway between Grange Road and York
Road, properties do not have rear servicing facilities. The provision or
improvement of rear access facilities will be left to the initiative of existing
owners. However, in the case of any redevelopment proposal, provision of rear
access and servicing arrangements will be expected (Policy T15).
LC6 BROADSTONE - REAR ACCESS TO
COMMERCIAL PROPERTIES
ANY REDEVELOPMENT OF COMMERCIAL PROPERTIES ALONG THE WEST SIDE
OF BROADWAY, BETWEEN GRANGE ROAD AND YORK ROAD, SHOULD MAKE PROVISION FOR THE
CREATION OF COMPREHENSIVE REAR ACCESS AND SERVICING ARRANGEMENTS.
15.27 Ashley Cross is a vibrant local centre situated along Commercial Road/
Castle Hill. The centre displays many features that characterise its former
village status, including Parkstone Park, Parkstone railway station and a local
commercial and retail centre set amongst residential properties of the Victorian
and Edwardian eras. The Ashley Cross Conservation area encompasses the local
centre and specific policies for its protection can be found in
Chapter 5.
15.28 The retail and commercial centre straddles the A35 Primary road, with most
commercial properties located on the north side of Commercial Road and a few on
the southern side at the eastern end of the centre. Others are located on the
southern side of Station Road.
The centre has 97 commercial units, of which 67% fall within the Use Class A1.
This represents 66% of total commercial frontage. There has been no apparent
deterioration in the retail vitality and viability of the local centre. There is
a relatively even distribution of high street banks and building societies and a
number of A3 uses. The local centre suffers from inadequate servicing of shops
and commercial premises. This is particularly a problem for those properties on
Commercial Road and Parr Street near the road junction.
Policy T20 addresses
this by identifying a highway scheme to ease the problem. Any proposal for
development will not be granted planning permission if it would prejudice the
implementation of this scheme.
15.29 The local centres of Canford Heath, Bearwood and Creekmoor are
relatively new developments with modern retail provision. They are characterised
by a single large superstore and in the case of Canford Heath, the provision of
a number of complementing A1, A2 and A3 units. The retail provision is planned
within the overall context of the developments which they serve and forms part
of a wider focal point in that community facilities e.g. medical centre,
community centre, community pub and new church are provided adjacent to the
retail element. In Bearwood, should land come forward for development, the
provision of some small scale retail development to complement the existing
supermarket would be acceptable to the Council.
15.30 The nature of provision results in large car parking areas, both for the
retail stores and the community facilities, often with limited landscaping and
softened features. The council will consult with landowners of the ‘new’ local
centres of Canford Heath and Bearwood and with their agreement will undertake
landscaping works to the car parking areas, in an attempt to improve the visual
appearance of these centres. A landscaping scheme has been prepared for the
centre of Creekmoor and this has already been the subject of public
consultation.
15.31 The local centre of Oakdale is split by the A35 Wimborne Road. This
carries large volumes of traffic in and out of Poole town centre, which detracts
from the environment of the centre. To the west of the centre is the retail
element consisting of a small supermarket and six other units. The Oakdale
County Middle School has been vacated and its replacement at Tatnam playing
fields is completed with its playing fields to be converted to a local park. To
the south of the playing field is a retail hire warehouse and a collection of
A1, A2 and A3 uses. This area bounded by Wimborne Road, Darby’s Lane and
Dorchester Road offers an opportunity for providing a more compact local centre
with new facilities to serve Oakdale.
15.32 Oakdale has the potential for significant improvement through
redevelopment. It is the intention of the Council to provide public open space
and to consult and consider the need for community facilities at Oakdale School
following its relocation to Tatnam Farm playing fields. Potential sites close to
the school provide opportunities for development, particularly the land occupied
by numbers 232, 228, 226 and 224 Wimborne Road and number 5 Darby’s Lane, where
a sheltered housing scheme with a ground floor retail element could provide a
landmark building for the centre.
LC7 OAKDALE - REDEVELOPMENT SITE
THE SITES OF NUMBERS 224, 226, 228 AND 232 WIMBORNE ROAD AND 5
DARBY’S LANE ARE CONSIDERED SUITABLE FOR REDEVELOPMENT FOR A SHELTERED HOUSING
SCHEME WITH SOME RETAIL PROVISION ON THE GROUND FLOOR.
15.33 The site on the corner of Dorchester Road and Darby’s Lane to the east
of the main school site was formerly used for overspill classrooms. This site is
considered suitable for a development scheme which would respect the setting of
both the park and the surrounding residential area, creating a strong urban
building that defines the character of the location.
15.34 Hamworthy, with a population of just over 12,000, is poorly served by
retail facilities. Along the length of Blandford Road, shops are randomly
located amongst the residential properties. At the junction of Coles Avenue,
Hinchcliffe Road and Blandford Road, there is a supermarket and a collection of
small A1, A2 and A3 units.
15.35 Potential exists for the expansion of retailing within Hamworthy, in
and around the Coles Avenue/ Blandford Road junction. Consolidation of
facilities in this area will enable the creation of a focal point for Hamworthy
and the development of a more recognisable local centre.
LC8 HAMWORTHY -REDEVELOPMENT SITE
THE SITES OF 243 TO 249 BLANDFORD ROAD, AS SHOWN ON THE
PROPOSALS MAP, ARE CONSIDERED SUITABLE FOR REDEVELOPMENT FOR A MIXED USE OF
LOCAL SHOPPING FACILITIES, RESIDENTIAL USE AND COMMUNITY FACILITIES.
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