The local planning authority considers that the introduction of a large market on this site, by virtue of the scale, bulk, design and massing of the proposed building and the resulting noise and disturbance and traffic generation associated with a large Sunday market will be detrimental to promoting the area, which has been identified as an area of opportunity in the Strategic Investment Framework, and formulating policies to create a sustainable and attractive area of change and could adversely impact on proposed plans for the future regeneration of the area, stagnating the long term redevelopment of the wider area to the detriment of the proper planning of the area. The proposal therefore fails to satisfy the requirements of Policy HD18 of the Liverpool Unitary Development Plan and the National Planning Policy Framework (paragraphs 17, 22 and 23).

The application does not provide a robust policy justification and retail impact analysis in support of the proposals. Notwithstanding the applicant¿s reliance on paragraph 26 of the National Planning Policy Framework, the local planning authority remains of the view that as the proposal is only 7 sqm below the threshold, this difference is negligible and the request for a retail impact assessment is both reasonable and necessary in terms of the objections received and the policy approach put forward in Strategic Policy 22 of the Core Strategy. Strategic Policy 22 of the emerging Local Plan is considered relevant to the determination of this application, as it is considered to align with the principles, aims and objectives of the NPPF and therefore carry due weight. The local planning authority considers that the proposals have the potential to have a significant and detrimental impact on the future of the Great Homer Street market and related investment in the wider planning and regeneration benefits of the Project Jennifer scheme, which is a key regeneration priority in the City, contrary to the aims of Strategic Policy 22 of the Core Strategy and Policy GEN 5 in the adopted Liverpool Unitary Development Plan.