Oak Street, Fakenham
Tesco Stores Ltd


An innovative approach to justifying retail need and working with local groups to resolve other issues.

Tesco had unconditionally bought an edge of centre, former employment site in this market town. The town already contained two out of town superstores and a town centre supermarket. Our research demonstrated that there was little capacity for further convenience goods floorspace. It was clear that an approach that differed from a normal quantitative capacity assessment would be required to satisfy relevant policy tests.

The planning application was therefore supported by a retail assessment that promoted the benefits that would be delivered to the town centre. The retail need therefore arose from the diversion of shopping trips to this edge of town centre location, the consequent extension of choice in the centre and the opportunity for residents to shop for food without necessarily relying on the car.

Our arguments were accepted and supported by the County Council’s retail policy advisor. This was despite the District Council receiving advice from its own consultants that there was little capacity for the floorspace proposed.

There was, however, a strong local lobby against the proposal. By addressing several, well attended public meetings, including those jointly organised with the Town Council and Chamber of Commerce, the justification for the scheme was recognised by many. Planning permission was subsequently granted.