Chapter 8: Shopping, entertainment and other town centre uses

Objectives:

• To sustain and enhance the city centre as the regional focus for shopping, entertainment, commercial leisure and tourism related activities and encourage appropriate development of the highest quality
• To maintain the existing and proposed broad distribution of centres throughout the city and sustain their vitality and viability
• To ensure that some basic convenience provision is made or retained within walking distance of all homes
• To improve the appearance, quality and attractiveness of all centres

Background

8.1 Retailing is a major provider of jobs and part of Edinburgh’s economy. It has strong links with other economic sectors, particularly tourism and leisure. Retailing is a key use in the city centre and a large number of other centres distributed throughout the city. A wide range of other uses mainly entertainment and leisure also underpin the economic vitality and service functions of the city centre in particular. Although outwardly successful, the pre-eminent centre in the east of Scotland and with an international profile and reputation, the city centre must continue to evolve. Opportunities to increase the overall amount of floorspace in retail use and enhance the quality and range of facilities must be realised if the city centre is to meet the challenge not only of other major shopping destinations but also of rapidly changing needs and new forms of shopping such as the internet.

8.2 A series of major new shopping malls and retail parks have been built in the last fifteen years or so in suburban locations and around the periphery of the city. These centres do not provide the mix of commercial and community uses found in town centres but they do play a major role in the shopping network. The challenge for the planning system is how to respond to pressures for future development in these centres and balance their growth demands with the need to secure for the city centre a greater share of development that will enhance its quality and vitality.

8.3 The availability of a full range and a choice of facilities able to meet everyday, mainly food shopping needs in locations accessible to everyone is of obvious importance. These needs are met mainly by supermarkets and by a large number of usually traditional town and local centres. These centres often have limited ability to adapt and provide modern facilities, and have been particularly vulnerable to competition from out-of-town developments. At the same time, town and local centres provide important focal points for communities, and can help encourage the location of other commercial activities, community, health and leisure facilities. Achieving this diversity of uses within centres makes an important contribution to sustainable development.

8.4 The Edinburgh and the Lothians Structure Plan 2015 identifies the network of major centres that should be sustained and enhanced to provide for the shopping and other service needs of residents and visitors. In line with SPP8 Town Centres and Retailing, it sets out how a sequential approach is to be followed when shopping and other key town centres uses are being considered. This gives preference to development in the city centre or another 'town centre', rather than edge-of-centre or out-of-centre sites. Table 8.1 below lists the main shopping centres identified in the Structure Plan and located in this local plan area, beginning with the city centre.

8.5 In addition, the table identifies 50 existing local centres, generally incorporating at least 10 units and in some instances anchored by a supermarket and five proposed new local centres, two at Granton, two at Leith Docks and one at Fountainbridge (see Table 8.3). In preparing this local plan, the Council has reviewed the role and distribution of local shopping facilities identified in previous local plans. In recognition of changes in shopping trends both in terms of retail provision and the needs of consumers, this local plan focuses on a reduced number of centres distributed throughout the city. This network provides access to a local centre within a 15 minute walk for the majority of residents in the city. These centres will be protected to ensure that shops and services continue to be provided in convenient locations to meet the everyday needs of local communities.

Table 8.1 Network of Existing & Proposed Shopping Centres in Edinburgh City Local Plan Area (read Appendix D for further details)

Local Plan Area	Existing & Proposed Shopping Centres
1 : City Centre	Edinburgh City Centre Retail Core
2 : Other Town Centres	Corstorphine Gorgie / Dalry Leith Central Leith Walk Morningside / Bruntsfield Nicolson St / Clerk St Street Portobello Stockbridge Tollcross
3 : Commercial Centres (Other Major Shopping Centres)	Cameron Toll Craigleith Hermiston Gait Meadowbank Newcraighall / The Jewel Ocean Terminal The Gyle Wester Hailes
4 : Local Centres	Ashley Terrace Balgreen Road Blackhall Boswall Parkway Broughton Street Chesser Chesser Avenue Colinton Comiston Road Craiglockhart Craigmillar Dalkeith Road Davidsons Mains Drylaw Drumbrae Dundas Street Dundee Street East Craigs Easter Road Ferry Road (East) Ferry Road (West) Forrest Road Gilmerton Goldenacre Gracemount Hillhouse Rd/Telford Rd Jocks Lodge Juniper Green Liberton Brae Marchmont North Marchmont South Milton Road West Moredun Park Road Muirhouse / Pennywell Oxgangs Broadway Parkhead Piershill Polwarth Gardens Ratcliffe Terrace Restalrig Road Rodney Street Roseburn Terrace Saughton Road North Sighthill Stenhouse Cross Viewforth Walter Scott Avenue West Maitland Street Western Corner Whitehouse Road Granton Waterfront 1 Granton Waterfront 2 Leith Waterfront 1 Leith Waterfront 2 Fountainbridge

The Edinburgh Area Retail Needs Study (EARNS) 2005

8.6 In 2005 the Council commissioned a retail needs study to update the previous (1999) study and provide a forecast of future retail expenditure trends and the amount of new development this might support. The study focused on 'comparison' expenditure - broadly, clothes and other fashion items, household goods, electrical, DIY and other specialist and luxury items - and on the city centre's needs and potential.

8.7 The study concluded that:

• The city centre has not benefited proportionately from the investment that has taken place in modernising shopping facilities in the city region in recent decades, and now needs to improve its 'offer' in order to compete effectively with other major regional shopping centres.
• Spending on shopping is likely to continue growing in the period to 2015, creating further opportunities for the city centre if suitable sites can be identified.
• There is considerable unmet demand by retailers for outlets of a suitable configuration and size in the city centre, and opportunities to accommodate this demand, but these raise special challenges and time will be needed to realise the potential.
• The city centre should continue to be afforded the necessary priority over the demands of other centres, to allow opportunities to be proven.
• A target of 52,500 m² of additional (net) floorspace in the city centre should be aimed for, as part of a balanced approach that will allow some further out-of-centre development once the city centre's potential has been secured.

The EARNS study, together with SPP8 and the approved Structure Plan provide the context for the policy approach to the location of new retail development set out in this local plan.

Retail Policies

8.8 In line with national and strategic planning guidance, Policies Ret 1 - Ret 5 apply a sequential approach to the identification of preferred locations for retail development. They provide policy guidance to assist the assessment of proposals for retail development at different locations throughout the Local Plan area - the City Centre, town centres, commercial centres, local centres and out-of centre locations (see Table 8.1).

8.9 For larger developments of 2,500 m2 or above, and occasionally for smaller proposals, applicants will be required to demonstrate through a Retail Impact Assessment that there will be no threat to the vitality and viability of the centres listed in Table 8.1 as indicated in the relevant policy. Town and local centres within adjoining Council areas will also be considered when assessing retail impact if they fall within the intended catchment area of a proposal.

Edinburgh City Centre

8.10 The status of the city centre has been enhanced by developments in the St James Centre and Multrees Walk, and by various individual conversions, notably in George Street. The difficulty in meeting the full demand for floorspace from retailers and adapting existing provision to modern needs is attributable to the constraints and challenges of developing in the historic environment of central Edinburgh. A high degree of ingenuity and creativity will therefore be needed if the city centre is to realise its potential whilst safeguarding its character, and time needed to allow possible solutions to prove their viability.

8.11 The city centre’s success depends not just on the nature and quality of its retail ‘offer’, but also the appearance and attractiveness of the shopping environment, the comfort, convenience and freedom of movement it affords to pedestrians in particular, and its accessibility generally, with conveniently located public transport facilities as well as car parking. A wide range of uses have the potential to contribute towards its success overall – community, cultural, leisure, hotel, office and housing. As far as possible, a comprehensive approach to the development of the city centre will be sought, embracing all aspects of its appearance and functioning.

8.12 Government guidance encourages attention to be paid to the availability of viable development opportunities. In and around the main shopping axes, these are reasonably clear, although none has reached the stage of an approved proposal. Possibilities in summary are:

• The redevelopment of the St James Centre and neighbouring properties to establish a revitalised retail-led mixed use urban quarter (Proposal CA1). The existing centre provides around 41,800m² gross floorspace. Subject to meeting the requirements of the approved development brief, redevelopment proposals could provide the opportunity to double the available retail floorspace.
• Relying on the operations of the market to bring forward further individual conversions, for example in George Street and perhaps more significantly around St Andrew Square to effect a greater continuity of shopping between its main Princes Street axis and the St James Centre/Greenside.
• More comprehensive redevelopment along Princes Street to create new deep floor plan units that extend back to Rose Street. This is a more radical possibility, envisaging major redevelopment in the most commercially valuable but environmentally sensitive locations. The retention of an intense shopping function over three floors would be sought. Attention would have to be paid to the floors above shopping to ensure that these have a viable use. The feasibility of proposals is being examined within the context of the Council's City Centre Princes Street Development Framework.

8.13 Studies suggest that the maximum additional net floorspace that could physically be achieved in the core if all possible schemes come to fruition amounts to 70,000m². Based on the recommendations of the EARNS study, this local plan aims to secure (either developed or at least established in viable proposals) 52,500m² of additional net retail floorspace in or adjacent to the City Centre Retail Core by 2012. This target represents 75% of the total net floorspace that could be achieved. The implementation of Proposal CA 1 for the redevelopment of the St James Centre could make a significant contribution to meeting this target.

8.14 As far as possible, new retail development should be linked and closely integrated with improvements to the shopping environment, including the quality of the streetscape. The Council will support initiatives to improve the shopping environment, including the quality of the streetscape, and link this with development. This is likely to need the co-operation of private and public sector interests.

8.15 As outlined in Chapter 10, retail use will be encouraged in mixed use developments throughout the wider Central Area, where it can contribute significantly to the character and vitality of the city centre (read Policy Ca 1).

Town Centres

8.16 The following policy applies to the nine town centres identified in Table 8.1. The principle of retail development within these is acceptable and the Council is committed to encouraging their enhancement and revitalisation. A key objective is to ensure that they continue to be viable and enhance their vitality through further retail development of an appropriate scale.

8.17 The nine 'town centres' identified in this Plan have similar characteristics and play an important role for shopping and local services. They consist mainly of traditional units under tenement flats fronting busy main roads. They tend to be set within high density residential areas and are well served by frequent bus services, but suffer from a poor pedestrian environment and difficulties of parking. Development opportunities are seldom available within these, especially to meet the requirements of larger stores, and are more likely to arise on edge of town centre sites.

Commercial Centres

8.18 Policy Ret 3 relates to the four major free-standing shopping malls in Edinburgh - Ocean Terminal, the Gyle, Cameron Toll and Wester Hailes - and the four other retail destinations: Newcraighall/The Jewel (which includes Fort Kinnaird retail park and an Asda superstore), Hermiston Gait, Craigleith and Meadowbank. These are defined in the Structure Plan as 'Other Major Shopping Centres of Strategic Importance' but are referred to as 'commercial centres' in this local plan to reflect the terminology used in SPP8.

8.19 The objective of the Plan for sustaining and enhancing the city centre and other town centres depends upon limiting the amount and character of further development that takes place in the commercial centres. This policy is intended to provide that constraint, particularly in the short term and thereby promote investor confidence in the city centre. The application of the sequential approach will mean that city centre opportunities, in particular, must be fully explored before further development in a commercial centre is permitted. Applicants must show why it was not possible to adapt their sales formats to suit the opportunities available in or on the edge of the city centre or other town centres. A limited amount of further development in commercial centres is not ruled out, in particular if the city centre is demonstrably achieving its potential (i.e. on course to meet the target of an additional 52,500m2 net floorspace by 2012 – see paragraph 8.13), but such development must not be to the detriment of the vitality of the town and local centres. It is currently anticipated that additional retail floorspace in the commercial centres will not be acceptable until the latter part of the Local Plan period (i.e. after 2012). However this matter will be kept under review, in particular with regard to the development of retail floorspace in the city centre and retail expenditure trends. If necessary, a local plan alteration will be undertaken.

8.20 Each of the commercial centres has a distinctive and complementary role in the network. This is provided for in the terms of their original consent. It is reflected in their design and form, size of units and types of goods sold. In some cases, their original role has been modified by subsequent consents and alterations. However, this role is an important consideration, and future development, if it is to be allowed, will normally have to support the planned role. Table 8.2 provides a description of each centre, summarises existing commitments and describes the role that any new development should support.

8.21 New retail development should be easily accessible by public transport, foot and bicycle. The commercial centres referred to in this policy have varying degrees of accessibility by these modes. However, the Council recognises that in some cases works can be carried out to increase their accessibility and create an environment that is more cycle and pedestrian friendly. Where necessary, developer contributions will be negotiated to secure new or improved public transport links and better access for pedestrians and cyclists to and within the centre.

Table 8.2 The Role of the Commercial Centres

Centre	Current Characteristics	Future Role
Cameron Toll	Enclosed shopping centre, built in 1984, on major transport intersection within urban area. Constrained site with limited space for expansion. 50 units; 25,000m2.	Well located to increase community / leisure role, though retailing will remain primary function. Any future expansion will require innovative use of limited space.
Craigleith	Retail park with mix of bulky goods, fashion and large food store (11 units in total) located in urban area close to arterial roads and the tram route. Opened 1996, 21,500m2; Consent for 6 additional units (8,940m2 including mezzanine floorspace).	Provides an accessible location for bulky goods retailing. Any future re-configurations should preserve this function, and retain larger unit sizes. Beyond existing consents, any future expansion should be modest in scale.
Hermiston Gait	Retail park with bulky goods focus. Located on urban edge next to City Bypass and M8 motorway, and close to railway station, guided busway and the tram route. Opened 1995; 12 units; 18,500m2. Consent granted for additional large DIY store - Proposal S3.	Retain existing emphasis on bulky goods and other formats which could not be accommodated readily in town centres. Proximity to public transport corridors needs to be better exploited, and environmental quality improved for pedestrians.
Meadowbank	Smaller retail park with supermarket and high representation of homeware /clothing stores. In urban area on major transport route and in close proximity to a number of new and proposed housing developments. Opened 1997; 10 units; 9,500m2.	Continue existing role, possibly with opportunity to provide more local shopping and ancillary facilities to serve growing walk -in population in conjunction with nearby local centres. Potential for environmental improvements and better links with nearby shops and other facilities.
Newcraighall / The Jewel	One of largest out-of-centre shopping areas in UK; developed in phases, each with different character; bulky goods and large element of 'high street' retailing in Fort Kinnaird retail park; superstore, leisure uses and additional retail warehouses in close proximity. Providing shopping and leisure facilities in the south east of the City, it is located on the edge of urban area, and close to rail halt. Wider area has 60 units; 96,500m2.	No further growth beyond existing approvals, to guard against further expansion. Space for bulky goods retailers in larger units needs to be retained. Future development should focus on reconfiguration rather than expansion, to improve environmental quality and internal circulation.
Ocean Terminal	Enclosed, managed centre (opened 2001) distinctive design features and specialist role. Waterfront location in area of regeneration and population growth. Well served by buses and next to the tram route. 80 units; 28,500m2.	Location in an area of predicted substantial population growth suggests scope for increase in retail/leisure floorspace and enhanced community / civic functions. Improved accessibility once the tram is operational and the rate of new residential development at Leith Docks will help determine the scale and timing of any future expansion.
The Gyle	Enclosed, managed shopping centre (built 1993) with some ancillary services. Providing shopping facilities in the west of the city, it is located on the urban edge close to the City Bypass and major business park. Well served by buses and next to the tram route. 75 units; 33,000m2.	Longer-term growth may be appropriate here to serve growing residential and business population, provided growth is linked to enhanced public transport usage and fuller range of community and civic functions.
Wester Hailes	Older (1971), covered, managed shopping centre incorporating some community facilities. Within urban area, amidst high density housing. Well served by buses and close to railway station. Lacks major anchor food store. 40 units; 7,000m2.	Quality and range of retail facilities need to be enhanced to serve local population. Opportunity for new large food store - see Proposal S1. Public transport usage already above average, but needs to be maintained.

Local Centres

8.22 Policy Ret 4 applies to all 55 local centres listed in Table 8.1, including the 5 proposed new local centres at Leith Waterfront (2), Granton Waterfront (2), and Fountainbridge (read Proposals S5 - S7 in Table 8.3).

8.23 Local centres vary in size. Some are anchored by a supermarket; others provide only a basic level of convenience shopping for residents in the immediately surrounding area. All are considered viable, and the Council will seek to enhance their vitality, and thereby seek to maintain a basic level of shopping services within walking distance of all homes. This is important particularly for people who do not have use of a car and who may therefore need to make more frequent shopping trips than car users to meet their everyday needs. Policy Ret 4 will not allow proposals which would threaten the future existence of any of these centres or which would undermine their ability to adequately meet the needs of local residents. The term 'edge of local centre' will only apply to sites physically adjacent to the existing centre.

Out-of-Centre Development

8.24 New retail development should in general be directed to existing and proposed centres. However there may be instances where other locations are acceptable either because it is not possible or desirable for the proposed development to locate in or on the edge of a centre. Policy Ret 5 will be used to assess proposals for retail development in out-of-centre locations.

8.25 The regeneration of the waterfront will bring new residential populations into areas which are somewhat removed from existing centres able to meet everyday shopping needs. To meet these needs, new local centres are proposed - two in Granton Waterfront and two in Leith Docks (Proposal S5 and Proposal S6). However, some additional local provision may also be justified in these and other areas of the city where population is planned to increase sharply or where local provision requires to be improved. Potential sites for new retail development should be in locations which can be easily accessed on foot, by cycle and by public transport as well as by car and preferably in close proximity to other local services and community facilities to allow linked trips.

8.26 Proposals for non-local provision, for example a free-standing retail warehouse which would trade over a wide area and provide essentially for car-borne shopping, would not be acceptable in terms of this policy.

8.27 In implementing this policy, it is recognised that there are benefits in providing small scale, convenience stores (up to 250m² gross floorspace) in locations easily accessible on foot or by cycle. These will complement the role of the identified centres and therefore for such proposals it is not necessary to demonstrate that there is no site suitable and available in or adjacent to an identified centre (criterion a) in Policy Ret 5). The other requirements of Policy Ret 5 do need to be satisfied. This will allow, for example, large scale and higher density new housing schemes to include local shopping facilities to meet basic provision for new residents. This will also meet an objective of the Plan to encourage more mixed use developments.

Policies for Entertainment and Leisure uses and developments

8.28 The following policies apply to the wide range of uses other than shops which help to make a town centre. These include leisure, entertainment and recreation uses such as cinemas and other places of assembly, businesses offering various services direct to the public, and to pubs, cafes, licensed and unlicensed restaurants and shops selling hot food for consumption off the premises (take-aways). These all may add to the vitality and viability of a centre. Larger uses such as cinemas and high occupancy clubs and pubs can have major impacts on their surroundings, especially if there is housing present. Small scale uses invariably seek to locate in shop units, and if excessively concentrated in a centre can threaten to undermine its basic shopping character. Policies Ret 6 and Ret 7 apply to new development proposals, which are often large in scale and fall under the heading of places of assembly for planning purposes. Like retail proposals, national and strategic planning policy advocates a sequential approach for such uses in order to direct them to the most appropriate locations. Policies Ret 8 to Ret 11 address change of use issues relating to existing shop units in centres and elsewhere in the City. Policy Ret 12 addresses food and drink establishments, irrespective of location.

Entertainment and Leisure Developments

8.29 As outlined in Chapter 10, the Central Area is the principal focus for a wide range of service activity other than retailing, which enhances its leisure role within the region and supports its role as a major tourist destination and arts and cultural centre of international importance. It has for its size an incomparable resource of theatres, concert halls, cinemas and other places of assembly. There is a vast array of restaurants, pubs and cafes and this continues to be a vigorous sector of the economy and source of high levels of development demand.

8.30 Entertainment and leisure developments will be a key component of the major regeneration proposals at Leith Waterfront and Granton Waterfront and are also appropriate in town centres thereby contributing to their diversity and vitality. Elsewhere in the city, proposals may be acceptable subject to the criteria in Policy Ret 7. Such uses can vary greatly in terms of scale and impact and therefore very general guidance only can therefore be given through this Plan. Proposals require careful individual assessment when made as planning applications.

Alternative Use of Shop Units

8.31 Local plan policy has for many years focussed on the retention of shop uses in shopping centres. Whilst the continued existence of a variety of shops is critical to the health of centres, there are benefits in allowing a diverse mix of other uses. Policies Ret 8 - Ret 10 provide a three tiered approach to assessing planning application for change of use of shop units in defined centres.

8.32 Detailed information on the extent of City Centre Retail Core, the town and local centres and identified core and primary frontages is provided in Appendix C.

8.33 Within the City Centre Retail Core, a strong, high quality retail offer is a key aspect of sustaining and enhancing the city centre and policies are required to ensure that shopping continues to be the predominant use. However in order to achieve a diverse, thriving and welcoming city, other uses such as office, leisure and tourism also have an important role.

8.34 Policy Ret 8 will ensure that within core frontages which have a special character, shops will be the only acceptable use for shop units and other premises which open out onto the street. The lively shopping ambience should not be weakened by the introduction of non-shopping uses. Where a shop unit occupies more than one floor, the policy will apply to the unit as a whole, not solely its street level portion. The policy will also apply to basement shop units that are accessed directly from the street. The full length of Princes Street is identified as a core frontage. New retail floorspace at St James Quarter and adjacent to St Andrews Square may change the dynamics of how the city centre retail core operates. The implications of these changes for the west end of Princes Street and its role will be kept under review.

8.35 Within the city centre primary frontages, Policy Ret 9 supports proposals for complementary commercial, leisure, tourism etc uses, provided the percentage of shop units remains above the defined limit. Proposals for residential use at ground floor level or other uses which would not positively contribute to the vitality of the city centre will not be permitted. Elsewhere in the City Centre Retail Core, the introduction of non-shopping uses is appropriate to achieve a diverse mix of uses within the city centre. Policy Ret 10 will ensure that retail use is part of this mix.

8.36 Within each of the town centres identified in Table 8.1, primary shopping frontages have been defined where a concentration of shop uses is required in order to maintain the vitality and vitality of these centres. At least two thirds of all units within a defined frontage should be retained in shop use in order to maintain the character of these areas as key shopping destinations. Where frontages are currently below this threshold, opportunities for non-shops units to change to shop use will be encouraged.

8.37 Elsewhere in town centres and in the local centres listed in Table 8.1, a wider mix of uses is encouraged and therefore a more flexible policy approach is appropriate (Policy Ret 10). It is vital that shopping remains an important function of these centres. However, the value of providing a wide range of complementary service, leisure and other community uses in locations easily accessible for local residents is recognised. In order to maintain a healthy mix of uses, the concentration of any one particular type of non-shop use should be avoided.

8.38 In all town and local centres, care will be taken to avoid extensive lengths of 'dead frontage' occupied by non-shop uses which attract few and/or infrequent customers. In assessing whether a proposed alternative use is appropriate, consideration will be given to its potential contribution to the vitality of the centre. To help prevent length of dead frontage and to ensure that shopping remains an important function of all parts of town centres and of local centres, no more than three shop units in a row should be in non-shop use. To maintain the vitality and viability of town and local centres, proposals for residential use at ground floor level or other uses which do not positively contribute to the role of the centre in meeting the needs of local residents and visitors will not be permitted.

8.39 In recognition of the role of commercial centres in meeting retail needs and to provide a consistent policy approach, Policy Ret 10 will also apply to proposals for the change of use of units at Craigleith, Hermiston Gait, Meadowbank and Newcraighall/The Jewel. Given the predominantly shopping character of these centres it is not anticipated that criterion a) will ever be breached. However criterion b) is applicable in considering change of use proposals in the commercial centres. Policy Ret 10 does not apply to mall type commercial centres (i.e. Gyle, Ocean Terminal, Wester Hailes and Cameron Toll).

8.40 Independent and specialist retailers may be found in secondary locations throughout the city, but their concentration in some streets in the Old Town and on the fringes of the Central Area have given these a distinctive shopping character and interest which the Council is concerned to retain and foster. The defined speciality shopping streets are Cockburn Street; High Street (parts) Lawnmarket and Canongate; Victoria Street and West Bow, Grassmarket; Jeffrey Street and St Mary's Street; St Stephen Street, Stafford Street, William Street and Alva Street in the New Town. More detailed information on the frontages to which Policy Ret 11 applies is provided in Appendix C.

8.41 In parts of the city, mainly the Central Area and Leith, there are concentrations of commercial uses including retail, food and drink, and entertainment uses which, although not fulfilling the role of a local centre, do make a positive contribution to the vibrancy of the city. Proposals incompatible with the commercial character of such areas will be resisted.

8.42 The Small Business Study (pdf,527kb), undertaken on behalf of the Council in 2005 identified a concern over the loss of industrial premises in Edinburgh. The study recognised the potential role that vacant shop units can play in providing opportunities for small businesses. Such uses contribute to the local economy and to urban vitality by fostering a greater mix of uses and providing locally accessible services. The Council may also seek to retain shop units in retail use where there is a clear neighbourhood need or where these have been required as an integral component of a mixed use development. The Council's non-statutory guideline on the conversion of shops to residential use provides detailed guidance on relevant design and amenity considerations.

Food and Drink Establishments

8.43 The provision of food and drink establishments in areas where people live is a recognisable component of urban living. However, such uses can cause a number of problems for local residents. Particular care will be taken to prevent an excessive concentration of hot food shops, pubs and bars in areas of mixed but essentially residential character. The approved supplementary planning guidance on food and drink establishments identifies sensitive areas in this regard namely Tollcross, Grassmarket, Nicolson/Clerk Street and Picardy Place and their environs.

Development Proposals

Improvements to the Shopping Environment

8.44 It is widely recognised that enhancements to the public realm in the city centre can act as a catalyst to encourage more private sector investment. Three key projects are being implemented under the 'Capital Streets Project', led by Edinburgh City Centre Management Company in partnership with the Council, SEE&L, Edinburgh World Heritage and Historic Scotland - at Castle Street (now complete), St Andrews Square and Grassmarket.

8.45 The Council is currently undertaking a programme of physical improvements to the public realm in town centres, funded from the Scottish Executive's 'Quality of Life' budget. Enhancement works including pavement repair, landscaping and street furniture have been undertaken or are programmed in Leith, Corstorphine, Morningside, Gorgie/Dalry, Nicolson Street/Clerk Street and Portobello. In addition, the Neighbourhood Regeneration Programme which was established to address social exclusion in priority areas in Edinburgh is delivering public realm improvements in local centres resulting in more attractive, cleaner and safer environments for local shopping. Within the context of Policy Des 5, where appropriate the Council will encourage developer contributions to undertake public realm improvements in shopping centres.

Shopping and Related Proposals

8.46 A number of opportunities for new retail development and other town centre uses of an appropriate scale are identified on the Proposals Map and in Table 8.3. Proposals S1 - S4 relate to the extension/enhancement of existing shopping centres. Proposals S5 - S7 will create new local centres, providing new shopping and related facilities to serve new communities created as a result of major regeneration initiatives.

Table 8.3 Shopping and Related Proposals

Shopping Proposal	Description
Reference: View S1 on map Location: Wester Hailes Centre Site Area: n/a Proposed Use: Extend existing Centre to provide new superstore	Opportunity to improve quantity and quality of food shopping at Wester Hailes. Additional floorspace must be integrated with existing centre. A Retail Assessment will be required to establish the maximum size of store permitted. Proposal should incorporate improvements to the public realm and pedestrian access to the centre.
Reference: View S2 on map Location: Harvesters Way, Wester Hailes Site Area: 4.3 hectares Proposed Use: Mixed use incorporating commercial leisure	Planning permission has been granted for commercial leisure development on this site. The development of part of the site for housing as an integral component of a mixed use scheme encompassing town centre uses other than retail is also acceptable in principle.
Reference: View S3 on map Location: Hermiston Gait Centre Site Area: 3.4 hectares Proposed Use: Class 1 non-food retail warehouse	Proposed extension to existing retail park to accommodate 15,000m2 (gross) floorspace subject to developer contributions to public transport and traffic management improvements
Reference: View S4 on map Location: Niddrie Mains Road Site Area: n/a Proposed Use: Redevelopment and enhancement of local centre	The Craigmillar Urban Design Framework proposes to enhance the role of the local centre through the development of new retail units and other local facilities. Opportunity to shift focus of the centre eastwards to better serve Craigmillar as a whole. A detailed master plan will be prepared.
Reference: View S5 on map Location: Granton Waterfront Site Area: n/a Proposed Use: Creation of two new local centres	The approved master plan proposes two new local centres as part of the overall regeneration of the area. The location of these centres is shown on the Proposals Map. Detailed planning permission has been granted for the centre adjacent to West Granton Road. It includes a superstore (7,271m2 gross floorspace) and small shop, office and bar/restaurant units.
Reference: View S6 on map Location: Leith Waterfront Site Area: n/a Proposed Use: Creation of two new local centres	The approved master plan and framework propose two new local centres as part of the overall regeneration of the area. The indicative location of these centres is shown on the Proposals Map.
Reference: View S7 on map Location: Fountainbridge Site Area: n/a Proposed Use: Creation of new local centre	The approved Fountainbridge Development Brief proposes a new local centre as part of the overall regeneration of the area. The indicative location of this centre is shown on the Proposals Map.