What’s Happening with Rushden Lakes?
IIlustrative drawing from developer LxB Retail Properties
Following the approval of this retail application by East Northamptonshire Council back in October what has happened since then and why hasn’t there been a final decision?
When the application was determined locally the Council had to provide the opportunity for the Secretary of State to call it in for him to consider as it is contrary to the Development Plan due to the location and scale of the scheme. Although there is almost unanimity from local people both in Rushden and Wellingborough that they want to see the development come forward there was opposition from neighbouring towns and shopping centres. Just before Christmas the Secretary of State confirmed that the application would be called in and an Inquiry will be held.
The Inquiry has been set for the end of June/beginning of July where an Inspector will consider the evidence from all parties to see whether the development can be confirmed.
Why is the Chamber Supporting this Application?
The Chamber, along with Wellingborough Town Centre Partnership, recently commissioned a report to respond to the Core Spatial Strategy as well as providing a position statement on the growth of Wellingborough for the future.
What the report acknowledges is that the retail market has been changing over the past few years responding to the internet, the recession and the way that retailers now view certain locations. What is clear is that major comparison retailers like M&S, Next, Debenhams etc are looking at flagship stores (i.e city centres and out of town locations) and backing these up with ‘click and collect’ locations. This means that Wellingborough Town Centre is not going to be on retailers’ lists. The reduction in the growth of Wellingborough, through the housing targets in the new Core Spatial Strategy, will also reduce the demand of major retail regeneration in Wellingborough Town Centre. If major comparison retail development is now unlikely to occur in Wellingborough the Chamber thinks that more local provision should be supported at Rushden Lakes. Many residents have to travel long distances to Northampton and Milton Keynes to access these types of shops. Having them more locally will mean less travel for Wellingborough shoppers and it will also provide much needed job opportunities especially for the town’s young people.
While the Chamber does not believe that major comparison retailing is viable within Wellingborough it does support convenience retail led regeneration for the town Centre. It is encouraged that Asda has now come forward with an alternative scheme for the High Street. This would provide a much better option for this site to retain more car parking and provide more jobs than what is currently proposed. The Chamber also believes that more needs to be done to encourage and sustain local independent retailers.
We hope that Rushden Lakes will be supported by the Secretary of State and planning consent will ultimately be granted after the Inquiry. Local support for the scheme will be important and if people do wish to attend or speak at the Inquiry they should contact East Northamptonshire Council on 01832 742140.