Waitrose has formally challenged plans for a £100 million regeneration project in Buxton, Derbyshire, becoming one of the latest high-profile voices to raise concerns about the proposed transformation of the town centre.
The supermarket, which holds a royal warrant as a grocer to King Charles, says it supports the principle of regenerating the area but is “extremely concerned” about plans to dramatically reduce parking close to its Buxton store.
The objection puts the retailer alongside more than 600 residents, organisations and other interested parties who have submitted comments on the scheme, with the majority understood to be opposed to elements of the proposals.
£100m Project Aims to Transform The Springs
The redevelopment is being led by Manchester-based property company Capital & Centric and is designed to transform the partly vacant Springs shopping centre into a mixed-use destination featuring homes, retail, restaurants, bars and public spaces.
The scheme would deliver 332 new flats and approximately 45,700 square feet of commercial space, with the developer describing its ambition as creating a place where people can live, work and spend time.
The project has received substantial public financial backing.
High Peak Borough Council, which is Labour-controlled, used £6.6 million from the government’s Future High Streets Fund to acquire the shopping centre and plans to invest a further £4.2 million of its own money.
Parking Reduction Becomes Central Dispute
At the heart of Waitrose’s objection is the proposed reduction in the Springs’ main public car park.
The existing facility has 431 spaces, but the redevelopment would reduce that number to only 142 — cutting capacity by roughly two-thirds.
In a 27-page submission, Waitrose’s planning agent Adam Bunn argued that the loss of parking could make the supermarket less attractive to shoppers and have wider consequences for businesses across the town centre.
He said the retailer could not support the proposals in their current form and called for changes to address its concerns.
Waitrose Says Its Buxton Store Supports the Wider Town Centre
According to a 2022 council study cited in the objection, the Buxton Waitrose generates around £10 million in annual spending for the local economy.
The retailer also argues that its position as the town centre’s only large supermarket makes it an important “anchor” business that encourages shoppers to visit other nearby stores during the same trip.
Waitrose has warned that fewer parking spaces could lead to greater competition among town-centre users, potentially discouraging customers from visiting both the supermarket and other businesses.
The company also questioned whether alternative parking arrangements would be practical for people carrying large grocery purchases or for shoppers with mobility difficulties.
Proposed Replacement Car Park Faces Accessibility Questions
The council has proposed providing a new 200-space car park on the site of a former railway depot on the opposite side of Buxton station.
However, a planning application for that facility has not yet been submitted.
Waitrose has argued that the proposed location would be considerably further from its store and could prove inconvenient for customers transporting shopping trolleys or those with mobility issues.
The retailer also says the development has not adequately demonstrated where displaced parking demand would be accommodated.
Heritage Campaigners Fear Urban Design Will Alter Buxton’s Character
Parking is not the only contentious issue surrounding the redevelopment.
Heritage campaigners have expressed concern about the scale, appearance and materials proposed for the new buildings, some of which could reach five storeys.
Buxton is renowned for its Georgian and Regency architecture, including its famous Crescent and Opera House, and critics argue that the proposed development could clash with the historic character of the town.
Buxton Civic Association has warned that the scale and form of the project could have a significant effect on the character of the town.
The group has also criticised the proposed use of brick and other modern materials, arguing that greater use should have been made of natural stone and other materials associated with Buxton’s architectural heritage.
Residents Divided Over the Development
Public opinion surrounding the scheme is not entirely negative.
Some residents believe the investment could give Buxton a much-needed economic boost, particularly by bringing more people to live in the centre and filling underused areas of the Springs.
One supporter questioned whether a town should reject a £100 million regeneration opportunity at a time when many communities are struggling to secure investment.
However, even some residents who support the redevelopment have raised concerns about parking.
Local resident Andrew Thompson described the project as broadly positive and praised the developer, while acknowledging that the proposed reduction in parking remained a significant concern.
Fears Grow Over Impact on Existing Retailers
The debate has also prompted warnings that the redevelopment could put established retailers at risk.
Buxton county councillor Melandra Smith, of Reform, said there were “a lot of question marks” surrounding the project and expressed concern about the possible loss of Waitrose and other retailers operating in the Springs centre.
She warned that fashion retailers including Next and New Look could also be affected if the plans proceed.
Smith said she had received representations from retail employees worried about the potential consequences of the redevelopment.
Developer Rejects Calls to Abandon the Scheme
Capital & Centric has defended the project while acknowledging Waitrose’s concerns.
The developer said the supermarket does not oppose regeneration of the Springs in principle and welcomes the prospect of new homes and investment in the town centre.
According to the company, Waitrose’s objection is concentrated largely on parking, access and the practical impact of construction and redevelopment on its operations.
Capital & Centric also pointed out that Waitrose itself believes its concerns could be addressed through amendments to the plans or appropriate planning conditions rather than by rejecting the application outright.
The developer said it expects to reach a “sensible conclusion” with the supermarket.
Waitrose Maintains Support for Regeneration
Despite submitting a detailed objection, Waitrose has stressed that it is not opposed to the wider regeneration project.
A spokesperson for the retailer said the company remains supportive of the plans overall and is continuing discussions with the landlord and developers.
The supermarket said its priority was achieving the best possible outcome for Buxton while ensuring its store could continue to serve customers effectively.
Council Decision Expected in the Autumn
The future of the £100 million redevelopment will ultimately depend on the planning process.
High Peak Borough Council’s planning committee is expected to consider the proposals in the autumn, when councillors will have to weigh the potential economic benefits of new homes, businesses and investment against concerns over parking, accessibility, heritage and the future of existing retailers.
For Buxton, the decision could determine not only the future of the Springs shopping centre but also how the historic town centre develops over the coming years.
