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Stockton on Tees Town Centres Uses Study 2016 This Document Is Formatted for Double Sided Printing Stockton on Tees Town Centres Uses Study 2016 This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2016. 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 Stockton Town Centre Use Needs Study : Final Study Report Contents 1.0 Introduction 1 Scope of Report...............................................................................................1 Report Structure...............................................................................................1 2.0 Existing Retail and Leisure Hierarchy 2 Policy Requirements ........................................................................................2 Overview of Existing Centres ...........................................................................2 Review of Existing Centres ..............................................................................5 Other Existing Provision.................................................................................23 Committed and Proposed Developments.......................................................26 Summary .......................................................................................................27 3.0 Retail Need 29 Trends in Town Centres and Retailing ...........................................................29 Study Area.....................................................................................................32 Retail Capacity...............................................................................................34 Qualitative Need ............................................................................................41 Summary .......................................................................................................46 4.0 Need for Other Town Centre Uses 48 Cinemas.........................................................................................................48 Tenpin Bowling ..............................................................................................50 Bingo Halls.....................................................................................................50 Health and Fitness Clubs ...............................................................................52 Food and Beverage Uses ..............................................................................54 Summary .......................................................................................................56 5.0 Meeting the Need 58 Summary of Identified Needs.........................................................................58 Site Selection Criteria.....................................................................................59 Review of Sites ..............................................................................................60 Summary .......................................................................................................67 6.0 Future Role of Centres 72 Retail Hierarchy .............................................................................................72 Policy Strategy...............................................................................................75 Site Allocations ..............................................................................................76 Approach to Centre Boundaries and Frontages .............................................78 Supporting Independent Businesses..............................................................80 Impact Threshold ...........................................................................................81 Implementation and Monitoring......................................................................82 12658311v3 : 12658311v3 Stockton Town Centre Use Needs Study : Final Study Report Figures Figure 2.1 High Street, Stockton Town Centre..................................................................6 Figure 2.2 Wellington Square Shopping Centre ................................................................7 Figure 2.3 Vacant Units, High Street.................................................................................9 Figure 2.4 Environmental Improvements, Stockton Town Centre.................................... 10 Figure 2.5 Queensway.................................................................................................... 12 Figure 2.6 Vacant Units, Queensway..............................................................................13 Figure 2.7 Asda/Adjacent Shop Units, Billingham District Centre.................................... 14 Figure 2.8 Vale House and Wrightson House, Pavilion Shopping Centres...................... 15 Figure 2.9 St Peters House.............................................................................................17 Figure 2.10 Shop Units, High Street, Yarm .......................................................................18 Figure 2.11 Market Stalls, Yarm........................................................................................ 20 Figure 2.12 Teesside Shopping Park................................................................................24 Figure 2.13 Asda, Portrack Lane ......................................................................................25 Figure 2.14 Tesco, Leeholme Road, Billingham................................................................26 Figure 3.1 Household Survey Zones...............................................................................33 Figure 5.1 Land East of The Square/South of Church Road ...........................................61 Figure 5.2 Land to Rear of 90-101a High Street..............................................................62 Figure 5.3 Southern Gateway Site ..................................................................................62 Figure 5.4 Units on South Side of Queensway................................................................64 Figure 5.5 McDonalds, Allensway...................................................................................66 Figure 5.6 Land East of Tesco, Ingleby Barwick .............................................................67 Tables Table 2.1 Venuescore Rankings of Main Centres in Stockton and Surrounding Area ...... 3 Table 2.2 Summary of Units and Retail Floorspace by Centre......................................... 4 Table 2.3 Use Summary Table - Stockton Town Centre ..................................................7 Table 2.4 Use Summary Table - Billingham District Centre............................................12 Table 2.5 Use Summary Table - Thornaby District Centre.............................................16 Table 2.6 Use Summary Table - Yarm District Centre ...................................................19 Table 2.7 Use Summary Table – Norton Local Centre...................................................22 Table 2.8 Use Summary Table - Ingleby Barwick ..........................................................23 Table 2.9 Committed Retail Developments in Stockton Borough ................................... 26 Table 3.1 Convenience Goods Market Shares of Main Foodstores ............................... 35 Table 3.2 Trading Performance of Main Foodstores......................................................36 Table 3.3 Comparison Goods Market Shares of Main Destinations ............................... 37 Table 3.4 Summary of Convenience Goods Expenditure Capacity 2016 to 2032 .......... 39 Table 3.5 Summary of Comparison Goods Expenditure Capacity 2016-2032................ 41 Table 3.6 Comparison Goods Sub-Sectors within Stockton Town Centre...................... 44 12658311v3 : Table 3.7 Summary of Borough-Wide Retail Expenditure Capacity 2021-2032 (After Commitments)................................................................................................46 Table 4.1 Cinema Market Shares...................................................................................48 Table 4.2 Main Bingo Destinations for Stockton Residents............................................51 Table 4.3 Main Health and Fitness Destinations............................................................52 Table 4.4 Stockton Health and Fitness Clubs ................................................................52 Table 4.5 Food and Beverage Floorspace Capacity 2016 to 2032 (Sqm) ......................56 Table 5.1 Summary of Identified Needs.........................................................................58 Table 5.2 Summary of Existing/Proposed Allocations Sites ...........................................69 Table 6.1 Existing Hierarchy of Centres in Stockton on Tees Borough ..........................72 12658311v3 Stockton Town Centre Use Needs Study : Final Study Report 1.0 Introduction Scope of Report 1.1 Nathaniel Lichfield & Partners (NLP) has been commissioned by Stockton on Tees Borough Council (SBC) to prepare a Town Centre Uses Needs Study. This study seeks to provide a robust and credible evidence base to inform the development of policy within the Council’s new Local Plan. It takes into account the most up to date information in relation to population and expenditure, as well as a new survey of household shopping patterns undertaken by NEMS Market Research. 1.2 The study includes: a qualitative analysis of the
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