Fareham Retail and Commercial Leisure Study Final Report
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Fareham Retail and Commercial Leisure Study Final Report Fareham Borough Council 11 January 2017 15096/PW/PW Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2017. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Fareham Retail and Commercial Leisure Study : Final Report Contents 1.0 Introduction 1 Overview .......................................................................................................... 1 Report Structure ............................................................................................... 2 2.0 The Hierarchy of Centres 3 Introduction ...................................................................................................... 3 Centres in Fareham and the Surrounding Area ................................................ 3 Existing Retail Provision in Fareham Borough ................................................. 5 Demographic Trends in the Sub-Region .......................................................... 8 3.0 Retail Need Assessment 10 Introduction .................................................................................................... 10 Study Area ..................................................................................................... 10 Retail Trends ................................................................................................. 12 Population and Expenditure ........................................................................... 18 The Existing Situation .................................................................................... 18 Future Retail Potential .................................................................................... 24 Qualitative Need for Retail Floorspace ........................................................... 27 4.0 Other Town Centre Uses 32 Introduction .................................................................................................... 32 Commercial Leisure Uses .............................................................................. 33 Restaurants, Bars and Takeaways................................................................. 40 Conclusions ................................................................................................... 47 5.0 Accommodating Growth 48 Introduction .................................................................................................... 48 Floorspace Projections ................................................................................... 48 Community Infrastructure Levy ...................................................................... 51 Fareham Town Centre Development Opportunities ....................................... 52 Development in Other Centres ....................................................................... 54 Town Centre Boundaries and Frontages ........................................................ 55 6.0 Summary and Recommendations 59 Meeting Fareham Borough’s Needs ............................................................... 59 The Hierarchy of Centres ............................................................................... 62 Distribution of Development and Impact ......................................................... 63 Town Centre Boundaries and Frontages ........................................................ 65 Future Monitoring ........................................................................................... 66 12366963v5 Fareham Retail and Commercial Leisure Study : Final Report Appendices Appendix 1 Methodology and Study Area Appendix 2 Convenience Goods Assessment Appendix 3 Comparison Goods Assessment Appendix 4 Food and Beverage Assessment Appendix 5 Analysis of Centres Appendix 6 Household Survey Results 12366963v5 Fareham Retail and Commercial Leisure Study : Final Report 1.0 Introduction Overview 1.1 Nathaniel Lichfield & Partners (NLP) has been commissioned by Fareham Borough Council to prepare a Retail and Commercial Leisure Assessment. 1.2 The study has been prepared in line with the National Planning Policy Framework (NPPF) relating to the need to ensure the vitality of town centres (paragraph 23), strategic priorities for retail, leisure and commercial development (paragraph 156) and the evidence to assess the need economic development (paragraph 161). The study has also in accordance with the Planning Practice Guidance (PPG). 1.3 The study will inform the development of policies within the Local Plan 2036. Any evidence base study carried out at the current time needs to be cognisant of some significant recent changes: 1 Changes in policy - the NPPF heralds the biggest single change in national planning policy in a generation, and it raises the bar for local authorities in terms of the positive approach and a greater emphasis on the deliverability of plans. 2 Changes in economy - there has been significant uncertainty relating to town centres and the retail sector and therefore up-to-date and authoritative economic forecasts have been adopted. 3 Changes in market - the above has an impact on the commercial property market dynamics, both in terms of local demand and on the overall ability of developers and firms to access finance. 1.4 All of these factors mean that previous evidence based work will have changed. The key objective of the Fareham Retail and Commercial Leisure Assessment is to provide a robust and credible evidence base to inform the Council's work on emerging Local Plan 2036, based on changes since the previous retail study was prepared in October 2012. 1.5 The Retail and Commercial Leisure Assessment is based on up to date and sound research. The study establishes existing shopping and leisure patterns, based on sound empirical evidence and comprehensive customer survey research, including both customers who use facilities in the Borough and those who shop elsewhere. 1.6 The key objective of the assessment is to provide a robust and credible evidence base to inform the Local Plan 2036 for Fareham Borough, taking into account changes since previous evidence was prepared. The Local Plan 2036 will reflect the emerging housing, employment, retail and leisure needs for the next 20 years, running from 2016 until 2036. 1.7 This report provides a quantitative and qualitative assessment of the need for new retail and main town centre uses within Fareham Borough. If provides a 12366963v5 P1 Fareham Retail and Commercial Leisure Study : Final Report description of existing retail and leisure facilities within Borough, and it identifies the role the main town and district centres play in meeting the needs of customers. The assessment of need includes both food and non-food retailing and different forms of retail facilities such as retail warehousing, local shops, large food stores and traditional high street comparison shopping. 1.8 The key objective of the study is to provide a robust and credible evidence base to inform the Council's work on emerging policy documents. The study includes an assessment of: 1 changes in circumstances and shopping patterns since the previous studies were undertaken, not least the effects of the recession and the availability of 2011 Census data; 2 the future need and (residual) capacity for retail, food and beverage and leisure floorspace for the period up to 2036; 3 the potential implications of emerging developments both within and outside the Fareham, in terms of impact on town centres and potential changes to shopping patterns; 4 the existing retail hierarchy and network of centres and advises whether any changes are required; and 5 development plan policies, allocations and recommendations on how each centre can develop its role. Report Structure 1.9 Section 2 of this report describes the shopping hierarchy. Section 3 outlines retail and leisure trends and provides a retail capacity and need assessment. Section 4 assesses the scope for food and beverage and commercial leisure uses. Section 5 explores opportunities for accommodating growth. Section 6 provides the recommendations and conclusions the recommendations and conclusions. P2 12366963v5 Fareham Retail and Commercial Leisure Study : Final Report 2.0 The Hierarchy of Centres Introduction 2.1 The National Planning Policy Framework (NPPF) indicates (paragraph 23) that planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centres over the plan period. Local Plans are expected to define a network and hierarchy of centres that is resilient to anticipated future economic changes. 2.2 The Planning Practice Guidance (PPG) places emphasis on developing strategies for town centres that are appropriate and realistic to the role of centres in the hierarchy. Town centre strategies should be based on the current state of a centre and opportunities to meet development needs (in full). These town centre strategies should seek to support the town centre vitality and viability, and should assess if changes to the role and hierarchy of centres are appropriate. 2.3 This section provides an overview of the shopping hierarchy in Fareham Borough and the surrounding sub-region.