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Quantitative Retail Study Update High Peak Borough Council & Staffordshire Moorlands District Council

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Quantitative Retail Study Update High Peak Borough Council & Staffordshire Moorlands District Council Final Report GVA Norfolk House 7 Norfolk Street Manchester M2 1DW Quantitative Retail Study Update High Peak Borough Council & Staffordshire Moorlands District Council October 2013 HIGH PEAK & STAFFS MOORLANDS COUNCILS QUANTITATIVE RETAIL STUDY UPDATE CONTENTS 1. INTRODUCTION ........................................................................................................ 1 2. RETAIL AND LEISURE TRENDS .................................................................................... 3 3. NPPF REQUIREMENTS ............................................................................................. 10 4. HIGH PEAK FLOORSPACE SURVEYS ...................................................................... 12 5. STAFFS MOORLANDS FLOORSPACE SURVEYS ...................................................... 23 6. RETAIL CAPACITY METHODOLOGY....................................................................... 32 7. BUXTON .................................................................................................................. 38 8. GLOSSOP ............................................................................................................... 57 9. HIGH PEAK CENTRAL ............................................................................................. 72 10. LEEK ........................................................................................................................ 86 11. BIDDULPH ............................................................................................................. 103 12. CHEADLE .............................................................................................................. 114 13. STRATEGIC RECOMMENDATIONS ....................................................................... 125 APPENDICES APPENDIX 1 RETAIL CATCHMENT PLAN APPENDIX 2 CONVENIENCE ASSESSMENT A) POPULATION AND SPEND DATA B) MARKET SHARE ANALYSIS C) HIGH PEAK CAPACITY MODELLING D) STAFFS MOORLANDS CAPACITY MODELLING APPENDIX 3 COMPARISON ASSESSMENT A) POPULATION AND SPEND DATA B) (NON-BULKY) COMPARISON MARKET SHARE ANALYSIS C) (BULKY) COMPARISON MARKET SHARE ANALYSIS APPENDIX 4 CAPACITY ASSESSMENT A) OVERALL COMPARISON GOODS MARKET SHARE B) HIGH PEAK CAPACITY MODELLING ANALYSIS C) STAFFS MOORLANDS CAPACITY MODELLING ANALYSIS APPENDIX 5 TOWN CENTRE FLOORSPACE PLANS APPENDIX 6 PROPOSED TOWN CENTRE BOUNDARY PLANS OCTOBER 2013 I gva.co.uk HIGH PEAK & STAFFORDSHIRE MOORLANDS COUNCILS QUANTITATIVE RETAIL STUDY UPDATE 1. INTRODUCTION 1.1 GVA was jointly appointed by High Peak and Staffordshire Moorlands Councils in June 2013 to prepare a quantitative retail study to establish current and future need for new retail floorspace to inform respective emerging Local Plans. The joint study updates the previous retail study work completed by GVA for both Councils, as follows: Peak Sub-Region Retail and Town Centres Study (February 2009); quantitative-based study of main town centres in High Peak, Derbyshire Dales and Peak District National Park (PDNP). Staffordshire Moorlands District Retail Study (November 2006); quantitative-based study of the main town centres in the district. Staffordshire Moorlands LDF; impact assessments of potential additional convenience retail floorspace in Leek and Cheadle and comparison retail in Leek (February 2008). 1.2 The terms of the study brief are as follows: To establish current shopping (convenience, comparison and bulky retail) and leisure expenditure patterns across the study area through commissioning a new up-to-date household telephone survey. The survey exercise should be consistent with the previous studies to enable a comparative assessment of changes in expenditure flows, market share and overall performance. Apply the latest population data and expenditure growth projections to reflect the current economic conditions. Provide a comparative review of the vitality and viability of the main town centres through completing new floorspace / fascia surveys to establish changes in representation and centre composition. To assess the future quantitative capacity and qualitative need for additional retail floorspace, having regard to new and planned developments / commitments. To provide strategic advice on the overall future retail and leisure need and confirm an appropriate forward development strategy for the main town centres. 1.3 The update study is intended to provide a sound basis on which the respective Councils can progress with their emerging Local Plans. The conclusions of the update study do OCTOBER 2013 I gva.co.uk 1 HIGH PEAK & STAFFORDSHIRE MOORLANDS COUNCILS QUANTITATIVE RETAIL STUDY UPDATE however represent a ‘point-in-time’ assessment of performance and opportunity. The quantitative need identified should be used to inform policy which will endure over the short to medium term as required. However, it will be important that the Councils continue to monitor the health of its principal centres through its forward planning function, adopting and revisiting the strategy to address changing circumstances. REPORT STRUCTURE 1.4 In accordance with the terms of the Study Brief this report is structured as follows: PART ONE – BACKGROUND DETAIL AND CONTEXT SECTION 2 – RETAIL TRENDS; summarises the current market conditions and developments within the retail and leisure sector. SECTION 3 – PLANNING POLICY FRAMEWORK; sets out the requirements of NPPF in terms of promoting competitive town centre environments. PART TWO – QUALITATIVE ASSESSMENT SECTION 4 – HEALTHCHECK ASSESSMENT; assesses the changes in floorspace / fascia composition of the main town centres. The assessment seeks to comparatively assess and benchmark against Experian Goad regional averages. PART THREE – QUANTITATIVE ASSESSMENT SECTION 5 – RETAIL CAPACITY METHDOLOGY; sets out the methodology underpinning the quantitative capacity modelling exercise. SECTIONS 6 – 12 – CENTRE SPECIFIC ANALYSIS; reviews and comparatively assesses changes in market share and performance of the respective centres since the previous retail studies. The need / capacity for new provision within the specific centres are identified, having regard to projected population and expenditure growth as well as planned / emerging commitments. SECTION 13 – STRATEGIC RECOMMENDATIONS; proposes changes to town centre boundaries, frontage policies and local impact threshold. 1.5 The next section therefore sets out the current retail and leisure trends which will influence the future performance of centres and forward strategy. OCTOBER 2013 I gva.co.uk 2 HIGH PEAK & STAFFORDSHIRE MOORLANDS COUNCILS QUANTITATIVE RETAIL STUDY UPDATE 2. RETAIL AND LEISURE TRENDS 2.1 The study has been commissioned in part to assess the impact of the economic climate on retail and leisure provision across the study area and how the wider economic and social trends likely to influence both local residents and operator requirements in the future. This section therefore examines key trends and drivers for change in the retail industry and outlines those of particular relevance to the respective Councils. The review draws on a range of published data sources including Verdict, Mintel and Experian. ECONOMIC OUTLOOK 2.2 The latest advice published by Experian (Retail Planner 10.1, September 2012) presents a bleak picture for the economy as the recovery from the recession continues to be weak. It is anticipated that household spending will continue to be constrained by subdued disposable income growth and a weak labour market. Pressures on disposable incomes will limit the extent to which consumers are able to save and consumers will therefore be more considered with their spending decisions and seeking to achieve best value for money. In many circumstances, the cost-savings offered by the Internet will be more readily seized. 2.3 Overall, consumers remain cautious with spending not only on discretionary items but also on needs, cutting wastage, which will impact on food & grocery volumes. There is an increased focus on buying efficiently. Big ticket and home-related purchases remain low, particularly as uncertainty continues to drive house prices and volumes down, as many are reluctant to move (stagnant housing market and limited availability of finance). 2.4 As the housing market recovery remains slow and uncertain, certain sectors (e.g. home furnishing and DIY) may benefit from increasing demand as home owners prioritise renovation of existing property rather than moving. However, it is anticipated that sales through the town centre will remain weak with online and out of centre retailers continuing to take a greater share. Space and store numbers in town centre locations are also expected to decline as retailers drive efficiencies by closing underperforming space (notable closures include Focus DIY and Comet); these trends are discussed in more detail below. OCTOBER 2013 I gva.co.uk 3 HIGH PEAK & STAFFORDSHIRE MOORLANDS COUNCILS QUANTITATIVE RETAIL STUDY UPDATE THE INTERNET / ‘E-TAILING’ 2.5 Consistent with wider economic trends, growth in e-Retail declined in 2009 as a result of the recession reducing consumer demand. Austerity cuts on the spending ability of the most prolific online shoppers (35-44 year olds) also had an impact on reduced demand during this period. Overall the pace of growth in online shopping is set to slow down significantly as the channel matures and competition increases1. 2.6 Despite overall more modest levels of growth in online shopping, there will continue to remain reasonable pressure on traditional bricks
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