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Retail Development Survey 2001
8. Sequential Approach
8.1 One of the key policy guidelines contained within NPPG8 (Revised 1998) is the requirement for planning authorities to adopt a sequential approach to selecting sites for new retail, commercial/ leisure developments and other key town centre uses. Town centre sites are identified as the preferred location choice, followed by edge of centre and out of centre sites.
8.2 Table 13 sets out the level of planning applications, approvals, refusals etc. on the basis of the sequential approach across Scotland.
| Table 13: Sequential Location by Key Planning Stage |
| No. of Entries | Application Submitted | Approved | Refused - No Appeal | Refused - Potential Appeal/Inquiry | Withdrawn | Under Construction | Commenced Trading | Other |
Number of Entries | Town Centre | 62 | 24 | 28 | 2 | | 4 | 9 | 9 | 6 |
Edge of Centre | 42 | 17 | 14 | 2 | 1 | 3 | 3 | 3 | 8 |
Out of Centre | 98 | 47 | 25 | 4 | 3 | 8 | 4 | 12 | 25 |
Out of Town | 10 | 3 | 1 | 2 | | | | 2 | 4 |
Not Known | 2 | 1 | | | 1 | | | | |
Scotland | 214 | 92 | 68 | 10 | 5 | 15 | 16 | 26 | 43 |
% of Total Entries | Town Centre | 29% | 26% | 41% | 20% | 0% | 27% | 56% | 35% | 14% |
Edge of Centre | 20% | 18% | 21% | 20% | 20% | 20% | 19% | 12% | 19% |
Out of Centre | 46% | 51% | 37% | 40% | 60% | 53% | 25% | 46% | 58% |
Out of Town | 5% | 3% | 1% | 20% | 0% | 0% | 0% | 8% | 9% |
Not Known | 1% | 1% | 0% | 0% | 20% | 0% | 0% | 0% | 0% |
Floor-space (sq. m) | Town Centre | 511000 | 240000 | 161000 | 37000 | | 12000 | 51000 | 25000 | 81000 |
Edge of Centre | 177000 | 47000 | 46000 | 9000 | 10000 | 14000 | 22000 | 15000 | 33000 |
Out of Centre | 607000 | 265000 | 112000 | 20000 | 11000 | 54000 | 11000 | 93000 | 193000 |
Out of Town | 32000 | 11000 | 3000 | 5000 | | | | 6000 | 15000 |
Not Known | 2000 | 1000 | | | 1000 | | | | |
Scotland | 1329000 | 564000 | 322000 | 71000 | 22000 | 80000 | 84000 | 139000 | 322000 |
% of Total Floor-space | Town Centre | 38% | 43% | 50% | 52% | 0% | 15% | 61% | 18% | 5% |
Edge of Centre | 13% | 8% | 14% | 13% | 45% | 18% | 26% | 11% | 10% |
Out of Centre | 46% | 47% | 35% | 28% | 50% | 68% | 13% | 67% | 60% |
Out of Town | 2% | 2% | 1% | 7% | 0% | 0% | 0% | 4% | 5% |
Not Known | 0% | 0% | 0% | 0% | 5% | 0% | 0% | 0% | 0% |
8.3 The table indicates that more floorspace was approved in town centre and edge of centre combined (207,000 sq. m) than in out of centre and out of town combined (115,000 sq. m). Comparison with the previous two years returns show a continuing rise in the percentage of town centre sites receiving approval and a continuation of the highest percentage of refusals being in out of centre locations.
8.4 Figure 5 compares the sequential location of approved floorspace with 1998, 1999 and 2000 returns.
| Figure 5: Sequential Location of Approved Floorspace |
8.5 Table 14 shows the sequential location of approved planning consents in each local authority area. Table 15 sets out the same information for structure plan areas.
| Table 14: Sequential Approach - Approved Planning Applications by Local Authority (Floorspace - sq. m) |
Local Authority Area | Town Centre | Edge of Centre | Out of Centre | Out of Town |
No. | sq. m | No. | sq. m | No. | sq. m | No. | sq. m |
Aberdeen City | | | | | 2 | 2000 | | |
Aberdeenshire | 1 | 1000 | | | | | | |
Angus | | | | | 1 | 3000 | | |
Argyll and Bute | | | | | | | | |
Clackmannanshire | 1 | 5000 | | | 1 | 1000 | | |
Dumfries and Galloway | 1 | 2000 | 1 | 4000 | 2 | 14000 | | |
Dundee City | | | 1 | 12000 | 2 | 18000 | | |
East Ayrshire | | | | | | | | |
East Dunbartonshire | | | | | | | | |
East Lothian | | | | | | | | |
East Renfrewshire | 1 | 1000 | | | | | | |
Edinburgh, City of | 2 | 4000 | 1 | 2000 | 3 | 15000 | 1 | 3000 |
Eilean Siar | | | | | | | | |
Falkirk | | | 1 | 2000 | | | | |
Fife | | | | | | | | |
Glasgow City | 7 | 70000 | 4 | 14000 | 2 | 19000 | | |
Highland | | | 2 | 2000 | | | | |
Inverclyde | | | | | | | | |
Midlothian | | | | | | | | |
Moray | 1 | 6000 | | | 1 | 3000 | | |
North Ayrshire | | | | | | | | |
North Lanarkshire | 1 | 7000 | 1 | 1000 | 3 | 14000 | | |
Orkney Islands | | | | | | | | |
Perthshire & Kinross | | | 1 | 4000 | 2 | 8000 | | |
Renfrewshire | 1 | 6000 | | | | | | |
Scottish Borders | | | | | 1 | 1000 | | |
Shetland Islands | | | | | | | | |
South Ayrshire | 4 | 15000 | 1 | 4000 | | | | |
South Lanarkshire | 2 | 22000 | | | 3 | 6000 | | |
Stirling | 2 | 14000 | 1 | 1000 | 1 | 4000 | | |
West Dunbartonshire | 2 | 4000 | | | 1 | 4000 | | |
West Lothian | 2 | 3000 | | | | | | |
Scotland | 28 | 160000 | 14 | 46000 | 25 | 112000 | 1 | 3000 |
| Table 15: Sequential Approach - Approved Planning Applications by Structure Plan Area (Floorspace - sq. m) |
Structure Plan Area | Town Centre | Edge of Centre | Out of Centre | Out of Town |
No. | sq. m | No. | sq. m | No. | sq. m | No. | sq. m |
Aberdeen/Aberdeenshire | 1 | 1000 | | | 2 | 2000 | | |
Argyll and Bute | | | | | | | | |
Ayrshire | 4 | 15000 | 1 | 4000 | | | | |
Dumfries and Galloway | 1 | 2000 | 1 | 4000 | 2 | 14000 | | |
Dundee and Angus | | | 1 | 12000 | 3 | 20000 | | |
Eilean Siar | | | | | | | | |
Falkirk | | | 1 | 2000 | | | | |
Fife | | | | | | | | |
Glasgow and Clyde Valley | 14 | 111000 | 5 | 15000 | 9 | 43000 | | |
Highland | | | 2 | 2000 | | | | |
Lothian | 4 | 6000 | 1 | 2000 | 3 | 15000 | 1 | 3000 |
Moray | 1 | 6000 | | | 1 | 3000 | | |
Orkney | | | | | | | | |
Perthshire and Kinross | | | 1 | 4000 | 2 | 8000 | | |
Scottish Borders | | | | | 1 | 1000 | | |
Shetland | | | | | | | | |
Stirling and Clackmannan | 3 | 19000 | 1 | 1000 | 2 | 5000 | | |
Scotland | 28 | 160000 | 14 | 46000 | 25 | 111000 | 1 | 3000 |
8.6 Tables 16 and 17 provide a detailed breakdown of greenfield/brownfield development by planning stage and the four locations defined by the sequential approach. They highlight the prominence of brownfield sites at most planning stages and sequential locations.
| Table 16: Greenfield/Brownfield Development by Sequential Location and Planning Stage (No.) |
| Town Centre | Edge of Centre | Out of Centre | Out of Town |
Green | Brown | Other | Green | Brown | Other | Green | Brown | Other | Green | Brown | Other |
Submitted | | 24 | | | 16 | 1 | 5 | 38 | 4 | | 2 | 1 |
Approved | 1 | 24 | 3 | | 12 | 2 | 4 | 19 | 2 | 1 | | |
Refused - No Appeal | | 2 | | | 1 | 1 | 1 | 3 | | 2 | | |
Refused - Potential Appea | | | | | 1 | | 1 | 2 | | | | |
Under Construction | | 6 | 3 | | 3 | | | 3 | 1 | | | |
| Table 17: Greenfield/Brownfield Development by Sequential Location and Planning Stage (Floorspace - sq. m) |
| Town Centre | Edge of Centre | Out of Centre | Out of Town |
Green | Brown | Other | Green | Brown | Other | Green | Brown | Other | Green | Brown | Other |
Submitted | | 240000 | | | 45000 | 2000 | 25000 | 177000 | 63000 | | 6000 | 5000 |
Approved | 1000 | 154000 | 6000 | | 43000 | 3000 | 14000 | 93000 | 4000 | 3000 | | |
Refused - No Appeal | | 37000 | | | 8400 | 1000 | 6000 | 14000 | | 5000 | | |
Refused - Potential Appeal | | | | | 10000 | | 2000 | 10000 | | | | |
Under Construction | | 33000 | 18000 | | 22000 | | 8000 | 3000 | | | | |
8.7 Tables 18 and 19 set out the varying frequency and size of different retail formats across each planning stage and sequential location.
8.8 As for all previous years returns, the tables show that 'mixed retail development' was most common in town centre locations (13). Convenience was the most frequently recorded type within edge of centre areas (10), whilst comparison was the dominant type of retailing recorded in out of centre locations (21).
| Table 18: Retail Format by Sequential Location and Planning Stage (No.) |
| Town Centre | Edge of Centre | Out of Centre | Out of Town |
Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other |
Submitted | 7 | 4 | 13 | | 10 | 7 | | | 20 | 21 | 4 | 2 | | 1 | | 2 |
Approved | 11 | 7 | 10 | | 7 | 5 | 2 | | 6 | 14 | 5 | | 1 | | | |
Refused - No Appeal | | | 2 | | 2 | | | | 2 | 1 | | 1 | | 1 | 1 | |
Refused - Potential Appeal | | | | | | 1 | | | 2 | 1 | | | | | | |
Under Construction | | 2 | 7 | | | 3 | | | | 4 | | | | | | |
| Table 19: Retail Format by Sequential Location and Planning Stage (Floorspace - sq. m) |
| Town Centre | Edge of Centre | Out of Centre | Out of Town |
Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other | Convenience | Comparison | Mixed | Other |
Submitted | 33000 | 12000 | 194000 | | 25000 | 22000 | | | 88000 | 100000 | 66000 | 11000 | | 5000 | | 6000 |
Approved | 49000 | 52000 | 60000 | | 17000 | 24000 | 5000 | | 24000 | 59000 | 29000 | | 3000 | | | |
Refused - No Appeal | | | 37000 | | 9000 | | | | 10000 | 5000 | | 6000 | | 1000 | 4000 | |
Refused - Potential Appeal | | | | | | 10000 | | | 8000 | 4000 | | | | | | |
Under Construction | | 5000 | 46000 | | | 22000 | | | | 11000 | | | | | | |
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