Extract from Protect Kent's response to the proposal
There are also concerns that the applicants have been presented a very selective view of local opinion for their scheme to give an impression of local support.
Assessment of Need - threat to local shops and businesses in Hythe town centre
In 2007, KCC produced a Retail Need Assessment Study which made a number of relevant statements and conclusions:
13. Results of the study are shown for the district and by trade area in tables 1a and 1b and summarised below. Please note, the forecasts are generated to 2026 although, the findings beyond 2016 should be treated with caution.
By 2026 a requirement of 6,000 square metres is identified for convenience goods. The construction of a new supermarket eliminates a requirement for additional convenience floor space in Shepway and results by 2026 in a negative floor space requirement of 2,000 square metres
This statement suggests that this proposal would meet all of Shepway District's convenience shopping needs to 2026. This implies that Sainsburys have forecast much greater demand in Hythe (and elsewhere in Shepway) than KCC.
Impact on local residents
There are concerns about the impact on local residents, particular Military Terrace. In particular there are concerns about vibrations from the new HGV service traffic on these homes, which apparently do not have foundations.
The superstore would also attract significantly more car traffic which will impact air quality, congestion, pedestrian safety (or perception of safety).
Design
The proposed design of the superstore is bland in the extreme with no design cues taken from its local context. It would erode the historic character of Hythe which is an attraction to many visitors (local and tourists). It does not meet the draft LDF requirements of enhancing the public realm
Table 8.1
" a) Town Centres (Folkestone, Hythe, New Romney)
"Additional investment in these centres will be actively encouraged, especially for comparison retailing (as there is limited identified need for additional convenience floorspace) subject to impact; it is likely that major proposals having an impact will need to consider contributing to upgrades of the public realm and other forms of local improvements that collectively sustain the attractiveness of these centres."There are two important statements here, first: "limited identified need for additional convenience floorspace" i.e. supermarkets; second: the need for contributions to the local public realm and attractiveness.
The building will be out of scale with the adjacent properties and while the applicants may point the unattractiveness of the existing building, replacing an ugly building with a marginally less ugly one should not be considered a significant benefit. This is particular important given its context of the Royal Military Canal, which is a scheduled ancient monument and important green corridor that connects Hythe to its surrounding countryside and the landscape of Romney Marsh.
Local Plan (Saved Policies)
Our view is that this application is not compatible with the stated objectives of the adoptd Local Plan, in particular contravenes the council's shopping objectives:
5.5 The Plan's shopping objectives are:-
2. To secure the maintenance of a viable and attractive shopping environment through restrictions on changes to non-retail uses and measures to improve the appearance of shopping areas.
3. To encourage the provision and retention of local shopping facilities.
4. To resist the development of large-scale retail facilities where these would be likely to seriously affect the vitality and viability of existing town centres.
Local Development Framework
We are unconvinced that the proposal complies with important elements of the emerging LDF Core Strategy, in particular:
Local Neighbourhoods
9.35 Central/East Hythe
"The Hythe Conservation Area Character Appraisal was approved in 2008. The heart of Hythe is a very historic and attractive area, benefiting from the Royal Military Canal, and development should help provide benefits to the appeal and functioning of the central area. The quality of the town centre and its environment is central to its future, along with the continuation of initiatives such as the farmer's market."
Western/northern Hythe
"This area is a mix of urban and rural. There is a particular need in this location to support local public services and commerce. The Core Strategy could recognise the value of local shops and more affordable industry/office space in western Hythe."
Overall, we believe that this proposal not make a positive contribution to Hythe and its surrounding area and would actively harm the local economy, heritage and quality of life for local residents. We urge the council to refuse the application.
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