National Planning Policy Framework, Chapter 8: Ensuring the vitality of town centres (TC1–4)
This is Chapter 8 of the National Planning Policy Framework.
Applies to England
The objective of the policies in this chapter of the National Planning Policy Framework is to promote the long-term vitality and viability of town centres by prioritising them as locations for main town centre uses and allowing them to adapt to changing community and business needs, in a way which reflects their locally distinctive roles and opportunities. For the purpose of this chapter ‘town centres’ includes city, town, district and local centres as defined in the glossary at Annex B.
Plan-making policies
TC1: Planning for town centres
1. To promote the long-term vitality and viability of town centres, development plans should, at the most appropriate level:
a. Be informed by a strategy for town centres in the area, to ensure that the full range of potential needs and opportunities for development is considered. This includes the scope to accommodate additional floorspace, to broaden the mix of uses beyond main town centre uses (including residential development) where this would not undermine the vitality and viability of a centre, to strengthen or re-introduce markets, to bring vacant sites and premises back into use, and to reduce or expand the boundaries of town centres where appropriate;
b. Set out the hierarchy of centres, and any areas within them where specific policies on the nature and scale of development apply, including:
i. The location and extent of town centres and primary shopping areas;
ii. Areas particularly suitable for a greater diversity and/or intensification of use, including through residential development; and
iii. Areas within which infrastructure and public realm improvements are proposed.
c. Allocate a range of suitable sites in town centres to meet the scale and type of main town centre uses needed over the plan period in these locations, as well as for any complementary uses. Before reviewing town centre boundaries to accommodate any increase in development which is needed, existing vacant town centre sites and areas that are particularly suitable for intensification should be considered to maximise effective use of land;
d. Where suitable and viable town centre sites are not available to meet the anticipated need for main town centre uses, allocate appropriate edge of centre sites that are well connected to the town centre. If sufficient edge of centre sites cannot be identified, policies should set out proposals for identified needs to be met in other accessible locations that are well connected to the town centre; and
e. Where appropriate, set a locally defined floorspace threshold for development proposals outside town centres, above which an impact assessment would be required, as set out in policy TC4.
2. Local planning authorities should consider the use of design guides, design codes and masterplans to support their vision for, and the development of, town centres. They should also consider the use of Article 4 directions to remove a permitted development right where these are justified as a means to support the vitality and viability of particular centres and maintain their character.
National decision-making policies
TC2: Development in town centres
1. In considering proposals for development in town centres, substantial weight should be given to the benefits of:
a. Supporting the overall vitality and viability of the centre, including where this can be achieved through the diversification of uses, intensification and provision of residential accommodation (provided this would not conflict with policies in the development plan for specific locations); and
b. Improving or retaining access to local shops and other facilities which provide day-to-day services for the local community.
TC3: Main town centre uses outside town centres
1. A sequential test should be applied to proposals for main town centre uses for which planning permission is required, where these are neither in an existing centre nor in accordance with an allocation for that purpose in an up-to-date development plan.
2. The sequential test means that main town centre uses involving new development should be located within town centres identified in the development plan; then, if this is not feasible, in edge of centre locations; and only if suitable sites are not available (or expected to become available within a reasonable period) should out of centre sites be considered. When considering edge of centre and out of centre locations, preference should be given to accessible sites which are well connected to the town centre by sustainable transport modes.
3. Applicants and local planning authorities should exercise flexibility when considering issues such as format and scale, so that opportunities to utilise suitable town centre or edge of centre sites are fully explored.
4. Where a development proposal fails to satisfy the sequential test, or is likely to have a significant adverse impact on one or more of the considerations in policy TC4, it should be refused.
5. This sequential test does not apply to applications for small scale rural offices or other small scale rural development.
TC4: Assessing the impact of development on town centres
1. Development proposals for retail and leisure uses located outside town centres should be accompanied by an impact assessment if the proposal exceeds a floorspace threshold set out in an up-to-date development plan, and is not on a site which is allocated for the proposed use in the plan. If no threshold for impact assessments has been set in the development plan, a default threshold of 2,500 metres2 gross floorspace should be applied.
2. In circumstances where an impact assessment is required, it should be demonstrated that the development would be unlikely to have a significant adverse impact on:
a. Existing, committed and planned public and private investment in a town centre or centres in the catchment area of the proposal; and
b. Town centre vitality and viability, including local consumer choice and trade in the town centre and the wider retail catchment (as applicable to the scale and nature of the scheme).
This is Chapter 8 of the National Planning Policy Framework
Continue to Chapter 9: Supporting high quality communications (CO1–2).
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