Shrewsbury: Town Centre Audit Analysis, 2020

Published March 2021 Introduction

An audit of businesses operating in ’s main shopping streets was undertaken in September 2020 as part of an on-going piece of research reviewing the vibrancy of ’s main market towns and key settlements. The research was begun in 2019, with Shrewsbury centre first audited in November 2019.The objective of these audits is to provide a snapshot of the vitality of the town by investigating:

• The range and diversity of the retail offer • The number and types of non-retail businesses operating • The number and location of vacant properties • Distinctive characteristics within the town, for example a strong tourism offer or a high penetration of“low end” traders • The amount, location and type of domestic residences in the centre of the town

The research also aims to monitor change over time. The functionality of the High Street has been changing for some time, and through 2020 and into 2021 the coronavirus pandemic has posed additional challenges to High Street businesses. The 2020 audits for all towns took place in September, following the first national lockdown. Non-essential retail and hospitality businesses were able to trade at this time (albeit with strict social distancing measures in place). Key Findings

• 775 commercial units, occupying 139,500m2 gross floor space • Largest centre in Shropshire accommodating 30.2% of all Shropshire High Street traders—more than twice the size of any other town • Relatively low number of stores per head of population at a rate of 10 units per 1,000 population (but does not include local shop parades or out- of-town retail centres) • Average store size 180m2 which is notably larger than the average across Shropshire (132m2) • 902 residential premises in the main shopping area, giving a ratio of 0.9:1 commercial versus residential properties • Shrewsbury had a 15% business churn rate between audits, identical to the Shropshire average • 17% of all commercial premises were vacant in 2020, which is higher than anywhere else except Wem and notably higher than the Shropshire average (12%) • The highest proportion of commercial units is attributable to comparison retail (32%), with only Church Stretton and Ludlow supporting a higher proportion of units in this category. • Retail services are also slightly under represented (14%) as is convenience retail (4%). Methodology Statement

Only the main retail centre of the town was surveyed, as shown on Map 4. Out-of-town retail parks and local shopping parades are not included. Both retail and non-retail businesses will be operating in other parts of the town. In the case of Shrewsbury, there are three main retail parks outside the town centre as depicted on map 7. There are also concentrations of employment outside the town centre, especially to the north, where Battlefield Enterprise Park is located. All commercial premises within the defined area were audited, and classified as:

• Comparison Retail—defined as stores selling non-food/drink/tobacco products • Convenience Retail—defined as stores selling food/drink/tobacco products • Retail Service— defined as stores selling a service rather than a product, such as hair dressers or travel agents • Financial & Professional Services — for example, banks, solicitors, accountants, estate agents • Health - including dentists, health centres, GP practices, alternative therapies • Restaurants & Takeaways—including cafés and tea rooms • Tourism & Leisure—hotels and public houses/bars as well as visitor attractions and cultural assets • Education & Community Facilities—including schools, colleges, libraries, community centres • Other Non-Retail • Vacant

Gross floor space was matched to each premise using OS Master Map. It should be noted, that where two outlets shared the same premise (as shown on Master Map) an assumption was made that both occupied the same amount of floor space. For multi-storey buildings occupied by multiple businesses, it is assumed that all floors have the same gross space. Unless it is clear that a single business occupies more than one floor of a building, it has been assumed that it occupies only one floor. This means that in some cases, gross floor space may be under-estimated as some traders use upper floors for storage. No estimate relating to net floor space has been made.

Businesses occupying above ground floor level premises have only been included in this audit if their presence is clear from street level (by door signs or external hoardings for example). It is likely, therefore, that some non-consumer businesses operating in the area may have been missed.

Premises are assumed to have changed hands if their name or function has changed since the 2019. In some cases though, ownership may be unchanged but the business has been rebranded or renamed.

An estimate of the number of domestic residences in the main retail centre has been made using OS Address Base (complete version) using all residential classification codes. Retail Centre Hierarchy Map 1: Shropshire’s Main Retail Centres

Town centres represent important employment, entertainment and shopping hubs for their local population and hinterland. They also represent an important component of the visitor economy. However, not all centres have comparable functions. Larger centres tend to attract workers and shoppers from much further afield than smaller centres, and consequently offer a much greater volume and variety of retail trade and consumer and business services. In order to benchmark Shropshire towns against each other in an appropriate manner, the following hierarchy has been adopted: Tier 1: Shrewsbury Tier 2: Bridgnorth Ludlow Oswestry Market Drayton Whitchurch

Tier 3: Albrighton Bishops Castle Broseley Church Stretton Cleobury Mortimer Craven Arms Ellesmere Highley Much Wenlock Shifnal Wem

Shrewsbury is by far the largest shopping centre in Shropshire, accounting for about 30% of town centre based commercial outlets in the County. About Shrewsbury

Shrewsbury is located amidst beautiful countryside with the nearby Welsh border to the west , and the larger town of and the conurbation to the east. Shrewsbury is the county town of Shropshire and has a fine medieval heritage. The town centre is packed with timber framed black and white buildings, steep narrow streets and alleyways. It has over 600 listed buildings including the Castle, which is now a regimental museum, and also the famous . Charles Darwin was born and educated in Shrewsbury and there are many references to him around the town. Shrewsbury is a vibrant market town with many bars, shops, restaurants and cultural assets and is a popular tourist destination. The River Severn forms a loop around the town, giving Shrewsbury a unique geography and many riverside walks. The Quarry park is situated alongside the river. This is an important natural asset and plays host to a number of events throughout the year, including the famous Shrewsbury Flower Show. Shrewsbury is designated a Business Improvement District which commenced on 1st April 2014 as a business-led and business-funded body. Businesses in the BID area contribute via business rates to fund works to improve and promote Shrewsbury town centre as a place to live, work, visit and invest. The BID period was initially for a period of 5 years, but was renewed in 2019 for a further five years. https://shrewsburybid.co.uk/ Today, the town has a population of 76,600 (2019 Mid-year estimates) and 31,135 households (2011 Census). It is more than four times larger than the second ranked Shropshire town (Oswestry). The town’s population has grown by 5.4% since 2015, which makes it one of the fastest growing settlements in the county. The population is projected to rise to 85,700 by 2026. As the key county town, Shrewsbury is at the heart of Shropshire’s transport network which makes it easily accessible from most other parts of the county. Many of the A roads radiate from Shrewsbury. The A5 London to Holyhead road provides northerly access to Oswestry and North Wales whilst heading east takes in Telford and before continuing on to London. The A49 heads north through Whitchurch on to Cheshire and Warrington, whilst heading south through Church Stretton, Craven Arms, Ludlow and on to Hereford. The A458 heads west to Welshpool and Mid Wales, whilst heading south east to Much Wenlock, Bridgnorth and on to Stourbridge. The A53 starts at Battlefield and heads north east taking in Shawbury and Market Drayton, continuing on to Stoke-on-Trent and Buxton.

Shrewsbury is a key interchange for train travel in Shropshire. Train services provide direct links southwards to Hereford, Newport and Cardiff, westwards to Welshpool and Aberystwyth, northwards to Crewe and Manchester and to the east to Telford, Wolverhampton and . There is also a direct line between Shrewsbury and London. The total population within a 10 mile radius of Shrewsbury is 142,500. This geography is shown on Map 2. Overall, Shrewsbury town council area (depicted on Map 3) covers an area of 3,799 hectares. The main shopping area (depicted on Maps 3 and 4) is much smaller than this, at around 28 hectares. More information about Shrewsbury can be found here: https://shropshire.gov.uk/media/9692/shrewsbury.pdf

Map 2: Location of Shrewsbury showing 10 mile radius Map 3: Shrewsbury Town Council Map 4: Main Retail Shopping Area Shrewsbury Businesses and Employment Shrewsbury is the main employment hub in the county. It is one of the few Shropshire towns that has more jobs than it has resident workers, providing approximately 43,100 jobs across the town council area (ONS Business Register and Employment Survey, 2019). This is the equivalent to more than a third of all jobs in Shropshire. Key sectors include:

• Health (22.0% of jobs) • Retail (11.6% of jobs) • Professional, Scientific & Technical (8.7% of jobs) • Accommodation & Food Services (8.7% of all jobs)

More than 5,000 businesses have their registered office in the town council area. Outside the town centre, businesses and jobs are concentrated in the business parks and industrial estates on the outskirts of town. These include Battlefield Enterprise Park to the north of the town, Shrewsbury Business Park in the south east, Oxon Business Park in the west and Old Potts Way, which is close to the town centre.

Shrewsbury’s Catchment Shrewsbury has a large day time population, comprising not only residents that don’t work (or work part-time) but also the substantial workplace population. As a retail centre, Shrewsbury draws footfall not just from residents of the town and immediate surrounding areas and its workday population, but also from further afield, including the rest of Shropshire and mid-Wales. For a Welsh catchment population of around 112,000, Shrewsbury is the most easily accessible retail centre (see Map 5) of a reasonable size. Furthermore, Shrewsbury offers a much more extensive range of goods and services than other towns and settlements in Shropshire, particularly in the comparison retail category. This means that Shrewsbury draws shoppers from nearby towns who want more choice and a greater range of goods and services than their own local town centre can provide. The town’s mix of recognisable national brands and unique independent stores attract not just regular shoppers but day trippers as well. Overall, a population of more than 8 million people live within a 60 mile drive of Shrewsbury town centre, as shown on Map 6. Map 5: Shrewsbury’s Welsh Catchment Area Map 6: 60 Minutes Drive-Time from Shrewsbury The Retail Offer Shrewsbury’s town centre retail offer focuses on a mix of independents and national brands, and includes a wide selection of cafés, restaurants and public houses as well as numerous retail, financial and business service providers. The town benefits from an indoor market, for which the main trading days are Tuesdays, Wednesdays, Fridays and Saturdays. There is late night opening on the first Saturday of the month for special food and drink events in the market hall. A farmers’ market is held on the first Friday of the month in the Square. Outside the town centre, there are three main retail parks as shown on map 7, plus numerous local shopping parades that serve nearby residents. The three main retail parks are Harlescott and Sundorne, both to the north of the town centre, and Meole Brace, which is to the south. There are currently three Park & Ride sites that provide easy and regular access to the town centre—these are Oxon to the west, Meole Brace to the south and Harlescott in the north. Footfall Working with Springboard, Shrewsbury BID operates two footfall cameras to count pedestrian numbers in the town centre. The first camera is positioned on Pride Hill, counting people across the whole width of the street from the edge of the Pride Hill Shopping Centre doorway to the edge of Holland and Barrett. The second camera counts pedestrians on the South-East side footpath of High Street at the West Brom building society. The High Street camera has been affected by the closure of department store House of Fraser as fewer people are walking on that side of the road.

During 2019, footfall on Pride Hill increased by 0.9% compared with 2018, while footfall on the High Street fell by 0.7%. Across both footfall cameras, footfall rose by 0.3% in 2019, contrasting with a 2.4% decrease in the West Midlands and a 2.2% decrease in the UK. Footfall patterns in Shrewsbury also buck the trend for UK market towns, which recorded a 3.8% decrease on average during 2019 compared with the previous year. Historically, monthly footfall in Shrewsbury ranged from 760,000 to 920,000 with a spike in December of around 1 million. During 2020, footfall patterns have been hugely impacted by trading restrictions imposed as a consequence of the Covid-19 pandemic.

Like many cities including Bristol and Manchester, Shrewsbury has been classified by ‘The Institute of Place Management’ as a multi-functional, comparison centre based on its footfall signature. Map 7: Out-of-Town Retail Parks Key Results

A total of 775 businesses operate within the Shrewsbury survey area. These commercial units account for approximately 139,500m2 of gross floor space. Chart 1: Location of Businesses Operating in Shrewsbury Town More than a fifth of businesses operating in the main shopping area in % of Units % of floor space Shrewsbury are located in Mardol/Barker Street (21.3% of units and Castle Street 16.4% 16.4% 19.5% of gross floor space), with a similar proportion along Pride Hill or Frankwell 8.0% 8.8% in the town’s three shopping centres (21.2% of units and 28.9% of floor High Street & the Square 16.9% 14.6% space). A substantial number of units are located on Castle Street and Mardol & Barker Street 21.3% 19.5% adjacent streets (16.4% of units and 16.4% of floor space). 13.3% of Pride Hill & Centres 21.2% 28.9% units (8.9% of floor space) are in the Wyle Cop/Dogpole area. Smaller Smithfield Road 3.0% 2.9% numbers of commercial units are located in Frankwell and Smithfield Wyle Cop & Dogpole 13.3% 8.9% Road, which are on the periphery of the town centre.

Commercial units in Frankwell are slightly larger than average (196m2 each on average) while those along Wyle Cop/Dogpole are smaller than average (120m2). The latter are primarily independent outlets. Outlets along Pride Hill are primarily national chains. Across the town, the average store size is 180m2. Map 8 shows the above zones. As well as the town centre and out-of-town retail parks shown on Map 7, there are also clusters of businesses on the outskirts of the town centre which are easily accessible to those visiting the centre of town. These offer a wider range of goods and services than the local shopping parades that primarily serve residents in the immediate locality. These clusters include those located in Longden Coleham and Abbey Foregate.

Map 8: Shrewsbury Town Centre Shopping Zones Shopping Centres 110 commercial units are located within one of Shrewsbury’s three shopping centres. This is the equivalent of 14% of all units in the town centre. The shopping centres offer 27,870m2 of commercial gross floor space (20% of all floor space).

Chart 2: Capacity of Shopping Centres The size of stores within all three centres is larger than the average for the town, especially in the Riverside Mall (284m2 each on average against 259m2 for Pride Hill Centre and 236m2 for the Darwin Centre).There are 39 units in the Pride Hill Centre with a capacity of Floor Space Average Floor Units (m2) Space 10,120m2. The Darwin Centre is slightly larger, accommodating 50 units with floor space of 11,780m2. The Riverside Mall is much Pride Hill Centre 39 10,120 259 smaller, with 21 units covering 5,970m2. Darwin Centre 50 11,780 236 The shopping centres are now under the ownership of Shropshire Riverside Mall 21 5,970 284 Council, which means that their function is likely to be repurposed in Total Shopping Centres 110 27,870 253 the coming years. There is an aspiration to create a Civic Centre in the current Pride Hill Centre and to demolish the Riverside Mall as part of plans to renovate the Smithfield Road. This would leave the Darwin Centre as the main shopping centre serving the town. Business Classifications The highest proportion of the town centre is allocated to comparison retail. There are 244 comparison retailers in the main shopping streets, which cover a combined gross floor space of almost 48,900m2. This is the equivalent of 31.5% of units and 35.1% of space. The second highest share of units is attributable retail services, with these accounting for 14.3% of units (7.1% of floor space). Restaurants & takeaways account for a slightly smaller share of units (13.3%), but as these tend to be relatively larger in size, they account for a higher share of floor space (10.3%).

6.6% of units and 14.6% of floor space are allocated to tourism and leisure establishments. 6.3% of units (and 5.6% of floor space) is attributable to financial institutions and professional services providers. 4.4% of units are convenience retail, with this classification commanding 4.6% of floor space. A small amount of the town centre is allocated to education & community facilities and to other (mainly general offices). More than one in seven units is vacant (16.9%, the equivalent of 16.8% of floor space).

Chart 3: Breakdown of Shrewsbury Commercial Premises by Classification

35% 32%

17% 17% 13% 14% 14% 10% 7% 6% 6% 7% 4% 5% 3% 2% 3% 2% 1% 1% 1% 0% 1% 1%

Comparison Convenience Education & Financial & General Health Other Public Services Restaurant & Retail Services Tourism & Vacant Community Professional Offices Takeaway Leisure Facility Services % of units Shrewsbury % of floor space Change since 2019 Chart 4: Change in Number of Units by Category, 2019/2020

There has been more change in Shrewsbury town centre between -1 Other the 2019 and 2020 audits than in most places, in part because it is a Vacant 35 significantly larger centre than any of the others and has the Tourism & Leisure 1 associated level of churn that is attributable to a main shopping Retail Services 3 destination. -7 Restaurants & Takeaways The main change between 2019 and 2020 has been a sharp rise in Health 0 the number of vacant units, with an additional 35 by September Financial & Professional Services 0 2020. There has also been a slight net rise is businesses operating Education & Community Facility 0 in the tourism & leisure and retail services categories. -3 Convenience In contrast, there are fewer businesses trading in comparison retail -24 Comparison (24 fewer) and also in convenience retail and the restaurant and takeaway trade.

Chart 5: Breakdown of Business Churn 2019-2020 Overall, 116 businesses in Shrewsbury town centre changed between 2019 and 2020, which is the equivalent of a church rate of 15%. This is the same as the average for Shropshire across all 17 market towns and key settlements, and represents about 30% of all change that took place across the county. The majority of change is attributable to new vacancies, with these accounting Other change, 25% for 57% of all churn. Old vacancies becoming filled accounted for 18%, with more than three times as many premises becoming vacant than were being filled. New Old vacancies vacancies, being filled, 57% Other change accounts for a quarter of all churn. Comparison retail and retail 18% services are the two sectors to have experienced the highest level of churn over the past year. Comparison Retail

The largest proportion of commercial units and space is dedicated to the comparison retail category, accounting for 32% of units and 35% of gross floor space. The number of stores operating is 244, which is 24 fewer than in 2019 (a 9% decrease). The range of different comparison good stores is wide, there is a choice of store in most sub-classifications and there is a balance between independents and national chains. Shrewsbury is a location which attracts mid market and higher end chains due to its relatively affluent local population and its strong visitor economy butit also accommodates a range of lower end mass market and discount stores. It is a destination which attracts shoppers looking for comparison goods.

Chart 6: Breakdown of Comparison Retail by Type

35% 29%

17% 18% 14% 14% 12% 10% 11% 11% 8% 7% 6% 2% 3% 3%

% of units % of floor space Clothing Clothing and ancillary merchandise accounts for more than a third of all comparison stores in Shrewsbury, as well as approaching 30% of gross floor space. This is the equivalent of 11% of all Shrewsbury commercial units. Within the clothing and accessories sector, there are bespoke men’s, women’s and children’s clothes stores, unisex clothes stores, shoe shops, jewellery stores and stores selling a broader range of accessories (not just jewellery). Despite the range of stores operating, the sector has contracted over the last year, with 87 stores trading compared with 94 in 2019.

Chart 7: Breakdown of Clothing & Ancillary Product Stores Almost one in four comparison stores in Shrewsbury town centre is a clothes shop. 5% are shoes shops, 6% jewellers and 1% specialise in accessories. Shrewsbury is clearly a location where people come clothes shopping, and there is a range of outlets from mass market

Shoes, 5% (Primark, Peacocks, H&M, New Look) to mid-market chains (including Sea Salt, White Stuff, Jigsaw, Fat Face, French Other Clothing & Clothing, Connection). Common High Street brands such as Top Man, Top Comparison, Ancillary, 35% 23% Shop, Moss Bros and River Island are also represented. In total, 65% there are 57 specialist clothes stores covering combined gross floor space of around 11,200m2. Also selling clothes are Marks and Jewellery, 6% Spencer (classified as a variety store) and Catalogue Surplus (categorised as a discounter). Accessories, 1%

There are a number of independent shoe stores as well as chain Clarks. Altogether, there are 12 shoe shops, covering a total of 1,500m2 gross floor space. There are 15 specialist jewellery stores in the town centre. These include national chains (H Samuel, TH Baker for example) as well as several independents. Hobbies and Games There are 45 commercial units in Shrewsbury town centre specialising in the sale of goods related to hobbies and games, down from the 48 units which were trading in 2019. These cover approximately 5,800m2 of gross floor space. Within the comparison goods classification, hobbies and game stores account for 17% of units and 12% of floor space. Overall, this type of store accounts for 6% of commercial outlets in the town.

Chart 8: Breakdown of Hobby & Game Stores There is a wide variety of stores classified under the hobbies and games banner. There are six book shops (including a branch of chain store Waterstone’s) and seven mobile phone stores (including O2, EE and Vodaphone). Mobile phone stores

Books, Bikes, 2% are clustered around Pride Hill. There are also seven stores 2% allocated to hobbies and to arts and craft. Hobbies/Crafts, 3% Hobbies & Games, There are five shops selling games and toys (traditional and Other Comparison, Other, 3% 17% 83% Music/CDs/DVDs, electronic) and six purveyors of music products, CDs and DVDs. 2% There are four shops selling bicycles and cycle accessories. Two Mobile Phones, 3% of these are in the Frankwell area. Games & Toys, 2%

Other stores in this classification include sports goods, outdoor goods, DIY products and computer shops. Household Goods There are 38 stores in Shrewsbury town centre selling household furniture, goods and equipment. These cover approximately 6,700m2 of gross floor space. This is the equivalent of 14% of all comparison units in the town and 14% of floor space. 5% of all units in the town are dedicated to home products. There are 10 furniture retailers in the town centre, with a cluster of furniture stores in Wyle Cop. There are also 12 stores selling products for the home (excluding large appliances, furniture and textile related products). These sell a range of products from cookware to glass and chinaware. There are four stores selling frames or offering a framing service. There are five textile stores and four shops selling carpets. Other stores included within this category are a domestic appliance provider, two ironmongers, a light fitter and a door and window specialist. Many of Shrewsbury’s household goods stores—especially those selling furniture or large appliances—are located out of town.

Chart 9: Breakdown of Home Goods and Furniture Stores

Carpets, 2% Textiles, 2% Home Goods & Other Comparison, Furniture, Other, 2% Furnishings, 14% 86% 4% Homeware, 4% Antiques/Gifts Chart 10: Breakdown of Antique/Gift Stores There are 25 commercial units selling antiques, art, gifts, greetings cards or 2 stationery, and together these account for around 3,200m of floor space. Stationery, 1% This is the equivalent of 10% of all comparison stores and 7% of all floor space within the comparison category. Cards, Other Gifts, 5% 2% Antiques Comparison, There are 10 gift shops, 4 antique shops, 3 art shops/galleries, five card & Gifts 88% shops and three stationers. Antique stores tend to be located at the periphery of the town centre. Most stores in this classification are Art, 2% Antiques, 2% independent, although there are branches of the stationery chain Rymans and Paperchase plus card shop, Card Factory. Charity Shops There are 20 charity shops in Shrewsbury town centre, with these accounting for over 5,200m2 of floor space. These account for 8% of all comparison goods stores and for 11% of their floor space. Overall, 3% of all commercial units in Shrewsbury town centre accommodate charity stores. The majority of these represent national charities (Age UK, British Heart Foundation, Save the Children, Oxfam, etc) but there are also some local charities in the mix (Shrewsbury Ark, Shropshire Cat Rescue, Severn Hospice). There is a cluster of charity shops on Mardol, and also several in the Riverside Mall.

Discounters There are four discount stores in Shrewsbury town centre. These are concentrated in the Darwin Shopping Centre, but there is also one in the Pride Hill Centre and one on Claremont Street. These stores are significantly larger than average, accounting for an average of 740m2 each. Overall, discounters account for 6% of comparison floor space. The discounters are national brands—Catalogue Surplus Store, Wilko, Poundland and Home Bargains. The QVC store has now closed.

Personal Care There are 8 stores offering personal care products, covering 1,700m2 of floor space. These include three pharmacies (including Boots and Superdrug) and five cosmetics and toiletries outlets (including The Body Shop and L’Occitane). Convenience Retail

There are 34 convenience stores within the main shopping area of Shrewsbury. The number of units and level of floor space allocated to this category is low, with the focus much more on comparison rather than convenience. The majority of Shrewsbury’s convenience offer is outside the town centre.

Map 9: Location of Shrewsbury’s Main Out-of-Town Convenience Stores

At the time of the audit, the main supermarket convenience offer within the town centre was Tesco Express and Little Waitrose. Outside the central shopping area, as shown on the adjacent map, the town benefits from a Tesco Extra, Morrisons, Lidl and Aldi to the north of the town centre. Asda is located just east of the town centre, while the south of the town is served by a Sainsbury’s, an Aldi and a Lidl. As well as the two bespoke supermarkets, the town centre is also home to four bakeries, six confectioners, two delicatessens, two greengrocers and seven off-licences. There are also a health food store, a cheesemonger, a newsagent and two tobacconists. There is also an indoor market, which accommodates numerous stalls, including a wide variety of convenience products. There is no stand-alone butcher in the town centre, although there are butcher stalls in the market. The variety store Marks & Spencer also has a food department.

Chart 11: Breakdown of Convenience Stores by Type

44%

32% 26% 21% 18% 12% 13% 6% 6% 6% 6% 4% 5% 2%

Bakery Confectionery Delicatessen Green grocer Off-Licence Supermarket Other

% of units % of floor space

With the exception of the supermarkets, most operators in the convenience retail category are independent, although the chains Greggs, Thorntons, Hotel Chocolat and Holland & Barrett are all present. Greggs incorporates a small café as well as selling bakery products. Restaurants & Takeaways Chart 12: Breakdown of Restaurant/Takeaway Units by Type

13% of units in Shrewsbury are attributable to restaurants and takeaways, with this category accounting for a lower proportion of gross floor space (10%). The 103 units are split between cafés (32%), restaurants (48%) and takeaways (20%). Takeaways account for a lower share of floor space (12%) while restaurants have a disproportionately high share of floor Takeaway, 21 space (58%). Café, 33 A very wide variety of cuisines are represented within the Shrewsbury restaurant sector, including British, European, Chinese, Indian, Italian, Japanese and Thai. There are also several restaurants specialising in vegan food. Although the majority are independent, there are a number of chains, including Ask, Pizza Express and Cote Brasserie. A number of chain restaurants, including Carluccio’s and Loch Fyne have closed over the last year. Restaurant, 49 Within the takeaway sector, there is a large number of sandwich bars (10, or almost half of all takeaway outlets). This reflects the high lunchtime demand from the workplace population. There are also, amongst others, fish & chip shops and pizza shops.

Tourism & Leisure

Also within the hospitality sector, there are 27 public houses and bars. These take up approximately 7,100m2 gross floor space, the equivalent of 5% of all floor space in the town. In addition, Shrewsbury accommodates a number of other tourism and leisure facilities, including nine hotels/guesthouses. Some of the public houses may also offer rooms. Most of the smaller hotels/guesthouses are independent; however, there is also a Premier Inn in the town centre, as well as the Shrewsbury Hotel, which is part of the Wetherspoons’ chain. There are three health clubs, as well as a number of entertainment venues, including a museum, a theatre, a cinema and a bingo hall. Just outside the town centre boundary are other important tourism assets for the town, including and Regimental Museum, the Quarry Park, the Shropshire Wildlife Trust and Shrewsbury Abbey.

Chart 13: Shrewsbury Town Centre Tourism & Leisure Offer

53%

37%

30%

23%

16% 12% 11% 8% 8% 2%

Public House/Bar Hotel/Guesthouse Health Club Entertainment Venue Other

% of units % of floor space

Chart 14: Number of the Finance & Professional Service Businesses by Type Finance & Professional Services Other There are 49 commercial operators in the finance and 6 professional services area in Shrewsbury town centre, Surveyor 2 accounting for just under 7,800m2 of gross floor space. Solicitor 5 Included within this classification are nine banks/building Recruitment Agency 2 societies (Barclays, HSBC, Lloyds, Nationwide, Halifax, West Property Services 5 Brom, TSB, Nat West, Santander). There are also 11 estate Printing Services 2 agents, five property service providers, three financial service Insurance Broker 2 providers and five solicitors. Also represented within the town Financial Advice 3 is an architect, a cash broker, insurance brokers, printing Estate Agent 11 services, surveyors and two recruitment agencies. Bank/Building Society 9 Accountant 2 Retail Services There are 111 retail service businesses operating in Shrewsbury town centre, with these accounting for over Chart 15: Breakdown of Retail Services by Type 9,800m2 of gross floor space.

10% Although the range of services provided is wide, a very high Other 10% number of operators are in the barber and hair/beauty salon 7% Travel Agent classification, with these together representing 66% of units 5% 4% and 65% of floor space. There are 65 hair dressers/beauty Tattoo Artist 5% salons and eight barbers. The majority are independent, 9% Optician although there are branches of Toni & Guy, and Franscesco’s 7% (a small local chain). In addition, there are eight opticians 61% Hair & Beauty 59% (including the chains Vision Express, Boots and Specsavers), 2% six travel agents, six tattoo parlours and five stores offering Clothing Alterations 5% clothing alterations. 3% Bookmaker 2% Other operators include a bookmaker, funeral directors, 4% Barber shoe repair, computer repair, printing services and 7% photography.

% of floor space % of units Chart 16: Number of Health Care Providers by Type Health Other 2

There are 20 premises accommodating health care practitioners, Natural/Alternative Therapy 2 taking up almost 3,100m2 of floor space. There are five dentists, four Medical/Health Centre 3 offering counselling services, four footcare specialists, three medical

centres/GP surgeries and two providers of alternative therapy. There Chiropody/Footcare 4 is also a massage parlour and an osteopath. Counselling 4

Dentist 5 Vacant Units

At the time of the September 2020 audit, there were 131 vacant units in Shrewsbury, accounting for around 23,400m2 of gross floor space. Vacancies therefore represent a higher share of all commercial units than in most other Shropshire towns, and the vacancy rate is also higher than the national average, which stood at 12.5% in the second half of 2020 (based on high street figures only).

Map 10: Location of Vacant Commercial Premises, 2020

Please note: Shopping centre vacancies not plotted with accuracy The number of vacancies rose by 35 units (+36%) between 2019 and September 2020. Of the current vacancies, 66 had become vacant over the course of the year, while 65 had remained vacant. Of the vacancies in 2019, 21 had been filled by September 2020.

Map 11: Change in the Number & Location of Commercial Units, 2019-2020

Please note: Shopping centre vacancies not plotted with accuracy The number of vacant units is higher in Shrewsbury than the national average, and also higher than majority of other Shropshire towns. Over the last year, the county town has been particularly impacted by the higher presence of chains than other towns in Shropshire, with a number having closed permanently as a result of the pandemic. In part the high volume of empty stores is due to businesses relocating from one part of the town to another, with churn relatively high. Historically, units have not tended to stay vacant for long, particularly along Wyle Cop. Business churn tends to be higher in the shopping centres, particularly as they often attract seasonal stores. The largest long-standing vacant premise is the old House of Fraser store along the High Street, which has been unoccupied since January 2019. This is also the largest vacant premise in the town. Vacant units range in size from 10m2 to 1,260m2.

Chart 17: Vacancy Rates by Zone, 2020 The table opposite shows the location of Shrewsbury vacant % of all premises by zone (see map 8). The highest proportion of vacant commercial premises in Shrewsbury are located in Pride Hill & the Shopping Zone Vacancy Rate Shrewsbury Vacancies Shopping Centres (38.9%). Castle Street and High Street & The Castle Street 18.1% 17.6% Square both account for 17.6% of vacancies, with over one in ten Frankwell 6.5% 3.1% vacant units located in Wyle Cop & Dog Pole. High Street & The Square 17.6% 17.6% In terms of vacancy rates, the proportion of units which are vacant Mardol & Barker Street 6.7% 8.4% is much higher in the Pride Hill and the Shopping Centres, with Pride Hill & Centres 31.1% 38.9% more than three out of every ten units unoccupied. The rate of Smithfield Road 17.4% 3.1% vacancy is much lower in Frankwell on the outskirts of the town Wyke Cop & Dog Pole 16.9% 11.5% centre as well as Mardol & Barker Street. Residential Premises

Although the town centre is predominantly a commercial zone, there is also a significant amount of residential property within the main shopping centre. In total, 902 residential premises are located within the scope of the audit, of which the majority are flats (801 or 89%). These are largely located above retail or other commercial outlets. There are 88 terraced houses in the area, which is the equivalent of around 10% of all housing stock in the town centre. There are clusters of terraced housing in Frankwell and also around Castle Street. Semi-detached and detached premises account for less than 1% of town centre housing stock. Not surprisingly, there is an absence of residential property in the very centre of the town along Pride Hill and in the vicinity of the shopping centres. Overall, the number of residential premises within the main Shrewsbury shopping area increased by 22 between 2019 and 2020.

Map 12: Location of Residential Premises in Shrewsbury Town Centre Chart 18: Breakdown of Residential Properties by Type

Semi- Detached, 1%

Terraced, 10%

Flat, 89%