EXECUTIVE SUMMARY

Scope and Purpose 1. WYG Planning & Design (WYG) was commissioned by Tameside Council in August 2009, to undertake an update of the Tameside Retail Study also previously undertaken by WYG and completed in February 2006.

2. The key focus of the study was to provide an up­to­date assessment of future capacity for retail development in the Borough in accordance with national planning policy. This update is particularly important given the downturn in the UK economy since the completion of the previous study, which has a notable impact on the retail sector.

Market Research 3. A key element of this study was to obtain a detailed understanding of shopping patterns within and beyond the Tameside Borough and identify the potential catchment of existing centres within it. This was achieved by undertaking original market research in the form of a household survey.

4. In this respect, in August 2009 a survey of 1,000 households was undertaken within a defined Study Area, which comprised of the Tameside Borough and which also extended into the neighbouring authorities of High Peak, Manchester, Oldham and Stockport. The Study Area was broken down into ten zones based on post code sectors:

1. Oldham: (OL1 1­4, OL4 1­5, OL8 1­4, OL9 0/6­9); 2. Manchester East (M11 1­4, M12 5­6, M18 7­8, M40 0­3/5/7­9); 3. Stockport (SK2 5­7, SK5 6­8, SK6 1­7, SK22 1/3­4); 4. Uppermill (OL3 5­7, OL5 0/9); 5. Glossop (SK13 0­2/5­8); 6. Droylsden/Failsworth (M35 0/9, M43 6­7); 7. Denton (M34 2­3/5­7); 8. Ashton­under­Lyne (OL6 6­9, OL7 0/9); 9. Stalybridge (SK14 4, SK15 1­3, SK16 4­5); and 10. Hyde (SK14 1­3, SK14 5­6/8).

5. A plan indicating the extent of the defined Study Area is provided at Figure 1 overleaf.

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Figure 1: Plan indicating the Extent of the Tameside Study Area

6. In order to provide comparisons with previous studies the same Study Area was used as that defined for the 2001 and 2006 studies.

7. Within the defined Study Area, the survey zones were broken down into the Core Zones, which broadly represents the local authority area of Tameside (i.e. zones 7 to 10) and the Outer Catchment (zones 1 to 6).

Defined Study Area

8. The defined Study Area was identified to have a population of approximately 638,662 people (2009 estimate) and generates £1,093m of convenience goods expenditure and £1,775m of comparison goods expenditure. These levels of expenditure are forecast to increase to £1,370m and £2,148m respectively by 2027, which takes into account population change and current forecasts of retail expenditure growth.

9. Of this convenience goods expenditure some £312m is identified to be generated within the Core Catchment in 2009, increasing to £379m by 2027. With regard to comparison goods,

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the resident population within the Core Catchment is identified to generate £502m in 2009, increasing to £1,116m by 2027.

Vitality and Viability of Existing Centres 10. In accordance with PPS4, as part of this study an assessment of the ‘health’ of the main centres within the Borough was undertaken. SWOT analysis (which assessed strengths, weaknesses, opportunities and threats) of the main centres was undertaken:

Ashton­under­Lyne Table 1: SWOT Analysis of Ashton­under­Lyne Town Centre Strengths Weaknesses · Strong convenience destination, albeit focused · Weak retail service offer away from the core shopping area · Weak leisure service offer · Strong comparison goods offer · Declining retailer requirements · Strong financial and business services sector · High proportion of vacancies · Local market · Increasing rents · Good accessibility · Increasing yields · Large premises · Lack of commercial leisure operators · National multiples · Lack of higher order retailers · Fairly good environmental quality · Increasing retail ranking Opportunities Threats · Enhance linkages between Asda and other · Limited opportunities for expansion businesses · Improvement at competing centres including · Attract a commercial leisure operator to help Oldham improve the leisure offer · Continued growth of online shopping · Greater promotion of the centre · Downturn of economy may lead to increased · Ashton Northern by­pass could lead to vacancies in the town centre development opportunities · Enhance pedestrian link between train station and retail core

Hyde Table 2: SWOT Analysis of Hyde District Centre Strengths Weaknesses · Strong convenience destination · Weak leisure services offer · Anchored by the Asda and Morrisons stores · High proportion of vacancies · Fairly strong comparison goods offer · Declining retailer requirements · Fairly strong retail service provision · Increasing yields · Fairly strong financial and business service · Limited evening economy provision · Lack of a commercial leisure operator · Improving retailer ranking · Poor comparison clothing offer · Good accessibility · Good environmental quality · Indoor market Opportunities Threats · Attract a commercial leisure operator to help · Limited opportunities for expansion improve evening economy · Improvement at other competing centres such as · Greater promotion of the centre Ashton­under­Lyne and Crown Point North · Diversification of the retail offer · Continued growth of online shopping · Re­investment in the shopping core · Downturn of economy may lead to increased · Improve pedestrian environment of market vacancies in the town centre · Improve pedestrian links to train station · Over dominance of Asda and Morrisons stores resulting in a lack of independent convenience providers

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Denton Table 3: SWOT Analysis of Denton District Centre Strengths Weaknesses · Strong convenience destination · Weak comparison goods offer within the traditional · Anchored by the Morrisons store centre due to the Crown Point North development · Crown Point North Shopping Park provides a · Large number of vacancies within the traditional core number of national multiple retailers and a area strong comparison goods destination · Limited evening economy · Strong service offer overall · Lack of fashion retailers within the traditional core · Increased retailer ranking · Poor environmental quality · Good accessibility Opportunities Threats · Enhanced linkages between Morrisons and · Improvement at competing centres such as Ashton­ other businesses and existing core under­Lyne and Stockport · Improve/enhance existing district centre · Continued growth of online shopping floorspace · Downturn of economy may lead to increased · Greater promotion and identity of the centre vacancies in the town centre, particularly independent retailers

Stalybridge Table 5.4: SWOT Analysis of Stalybridge District Centre Strengths Weaknesses · Strong convenience goods destination · Weak comparison goods offer · Anchored by the Tesco store · Large number of vacant units · Strong service sector – particularly leisure · Declining retailer requirements services · Poor environmental quality – although improved by · Strong evening economy Huddersfield Canal and River Tame · Improving retailer ranking · Low number of comparison multiples · Fairly good accessibility Opportunities Threats · Enhance linkages between Tesco and other · Improvement at competing centres businesses · Continued growth of online shopping · Potential for retail development around · Downturn of economy may lead to increased railway station – Stalybridge West vacancies in the town centre, particularly · Potential for further retail development independent retailers · Greater promotion of the centre · Over dominance of Tesco store · Enhanced image/environment · Some visitors may be deterred by the lively night­ · Diversify service offer time economy · Attract the ‘higher end’ market · Introduction of a competing foodstore

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Droylsden Table 5: SWOT Analysis of Droylsden District Centre Strengths Weaknesses · Strong convenience goods destination · Large proportion of vacancies · Dominated by the Tesco store · Limited parking · Mainly independent retailers · Limited evening economy · Improving retailer ranking · Static level of retailer requirements – strong bearing in mind the current economic climate · Good accessibility Opportunities Threats · Enhance linkages between Tesco and other · Improvement at competing centres, e.g. Denton, businesses Stalybridge, Ashton­under­Lyne and new district · Potential for further retail development centre at Openshaw · Greater promotion of the centre · Continued growth of online shopping · Enhanced image/environment in secondary · Downturn of economy may lead to increased areas vacancies in the town centre, particularly · Introduction of competing foodstore independent retailers · Over dominance of Tesco store

Current and Past Shopping Patterns within the Study Area

Convenience Goods 11. With regard to convenience goods shopping (food and grocery goods), shopping patterns were broken down into two types – main food shopping where respondents bought the bulk of their food and grocery shopping and ‘top­up’ food shopping, which were shopping trips between their main food shop for day­to­day purchases.

12. Within the Study Area, existing convenience goods facilities within the Borough retain approximately 41% of main food shopping trips undertaken. This market share is lower than that identified in both 2001 (48%) and 2005 (52%). This decline in market share appears to be due to improved provision outside the Borough, most notably the opening of the Tesco Extra store in Failsworth in July 2007.

13. However, within the Core Catchment (which broadly represents Tameside local authority area) the existing facilities in the Borough are identified to retain more than 96% of main food shopping trips undertaken in 2009. This compares to a market share of 88% in 2005 and 90% in 2001.

14. The principal ‘main food’ shopping destinations in the Borough are identified by the Household Survey to be: the out­of­centre Asda store in Ashton­under­Lyne (8%); the Asda store in Hyde (6%); the out­of­centre Morrisons store in Dukinfield (6%); the Tesco store in Stalybridge (4%); the Morrisons store in Hyde (4%) the Sainsbury’s store in Denton (3%) and the out­of­centre Sainsbury’s store in Ashton­under­Lyne (3%). Outside the Borough the most popular stores were identified as being: the Morrisons in Oldham (6%); the Tesco store at Huddersfield Road (6%); and the Asda store at SportsCity (5%).

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15. The Household Survey identified that for ‘top­up’ convenience shopping existing facilities attract only 37% of shopping trips undertaken in the Study Area. This compares to a market share of 55% in 2005 and 53% in 2001. However, within the Core Catchment the market share of existing facilities in the Borough increases to 93% in 2009, which compares to 90% in 2005 and 92% in 2001.

16. The patterns of convenience goods shopping in the Study Area recorded by the Household Survey is as follows:

Table 6: Tameside Borough Convenience Shopping Patterns – 2009 (Study Area)

Main Top­up Tameside Borough 40.6% 37.4% Ashton­under­Lyne (including Asda and Sainsbury’s) 12.6% 12.3% Hyde 9.7% 6.2% Denton (including Sainsbury’s and Morrisons) 5.7% 3.8% Stalybridge 4.3% 4.6% Droylsden 2.4% 3.8% Morrisons, Dukinfield 5.5% 2.4% Other 0.4% 4.3%

Oldham 28.6% 27.3%

Manchester 10.5% 11.3%

Stockport 12.9% 17.2%

High Peak 4.6% 4.8%

Other Outside Tameside Borough 0.9% 2.0%

(Internet/ home delivery) 1.9% 0.0%

TOTAL 100% 100%

17. Overall, over half of main food shopping trips (including internet/home delivery) and ‘top­up’ shopping trips undertaken within the Study Area are directed to facilities outside the Borough. These are primarily to facilities in Oldham, Manchester and Stockport. As would be expected, facilities within the neighbouring authorities draw most of their trade from the Outer Catchment, which extends into these neighbouring authorities.

18. However, within Zones 7 to 10 of the defined Study Area (which broadly equates to Tameside Borough) the market share for convenience goods (main and ‘top­up’) increases to

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96% and 93% respectively. Furthermore, it is evident that this market share has increased since 2001.

Comparison Goods (Non Food) Shopping 19. In terms of non­bulky comparison goods shopping, facilities in the Borough generally achieve lower market shares than those identified for convenience goods shopping (32% for comparison goods against 40% for convenience goods). This is understandable given the strength and proximity of competing centres such as Manchester City Centre. However, within the Core Catchment existing facilities within the Borough are identified to attract more than 70% of expenditure generated.

20. The pattern for comparison shopping within the Study Area recorded by the Household Survey is identified as follows:

Table 7: Tameside Borough Comparison Shopping Patterns – 2009 (Study Area)

Tameside Oldham Manchester Stockport Other Internet

Clothing & Footwear 30.5% 18.2% 22.5% 16.0% 8.1% 3.7% Books, CDs, etc. 24.2% 18.7% 15.7% 15.8% 6.1% 19.5% Household Goods 37.0% 20.7% 12.2% 16.5% 7.1% 6.5% Toys, etc. 25.7% 18.1% 17.2% 22.4% 7.4% 9.2% Chemist Goods 36.9% 24.2% 13.5% 15.7% 6.9% 2.8% Electrical Goods 32.9% 21.2% 8.3% 20.3% 4.4% 12.9% Furniture Goods 35.5% 27.1% 9.0% 16.2% 7.5% 4.7% DIY Goods 47.4% 24.6% 6.3% 16.5% 4.8% 0.4% Overall 32.4% 19.8% 15.2% 19.0% 7.0% 6.6%

21. The Household Survey identifies that facilities in the Borough retain between 24% (Books, CDs, etc.) and 47% (DIY goods) of comparison goods shopping trips undertaken within the Study Area.

22. Figure 2 provides a breakdown of the market share by zone for all expenditure categories.

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Figure 2: Comparative Market Share by Zone

100

90

80

70

(%) 60 Convenience Bulky 50 Share Non­bulky Overall 40 Market 30

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0 1 Oldham 2 Manchester 3 Stockport 4 Uppermill 5 Glossop 6 Droyslden 7 Denton 8 Ashton under 9 Stalybridge 10 Hyde East Lyne Zone

Source: Tameside Household Survey (August 2009)

23. In terms of changes in market shares since 2005, it is evident (Table 8) that the market share achieved by all facilities in Tameside within the Core Catchment has increased for both bulky and non­bulky comparison goods. This has been due in part to the success of Crown Point Shopping Park in Denton as a retail destination. However, within the Outer Catchment (the area that extends beyond the local authority area of Tameside) the market share achieved by facilities within the Borough has declined since 2005.

Table 8: Market Shares Achieved by Facilities in Tameside and Adjoining Authorities Tameside Oldham Stockport Manchester High Peak Core Outer Core Outer Core Outer Core Outer Core Outer Non­Bulky 2005 54% 19% 2% 17% 15% 16% 19% 32% 0% 3% 2009 64% 17% 5% 23% 8% 21% 15% 26% 0% 2% % Change +10% ­2% +3% +6% ­7% +5% ­4% ­6% 0% ­1% Bulky 2005 72% 31% 5% 25% 11% 17% 2% 10% 1% 5% 2009 74% 23% 2% 33% 8% 23% 2% 9% 1% 3% % Change +2% ­8% ­3% +8% ­3% +6% 0% ­1% 0% ­2% Source: NEMS Tameside Household Survey (August 2009) Excludes ‘varies/no pattern’

Capacity for Future Convenience Goods

Tameside Borough 24. Within the Tameside Borough, existing facilities are identified to attract 40% of convenience goods expenditure generated within the Study Area. This increases to more than 94% within

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the Core Catchment (i.e. zones 7 to 10). This suggests that overall relatively limited convenience goods expenditure generated within broadly the Tameside local authority area (c. £14m in 2009) is being directed to competing facilities. Furthermore, although the influence of existing facilities in the Borough has declined since 2001 within the wider Study Area, within the Core Catchment the market share has increased over the same period.

25. Based on existing market share this equates to a convenience goods turnover of existing facilities in Tameside of more than £441m in 2009. This compares to an expected turnover of existing facilities derived from the defined Study Area of £395m. Accordingly, existing facilities are identified to be trading above expected turnover (11.9%). A number of the main superstores within the Borough are identified be trading above company average turnover, including the Tesco store in Droylsden (by 77%), the Tesco store in Stalybridge (by 52%), the Asda store in Hyde (by 43%) and the Asda store in Ashton­under­Lyne (by 35%).

26. Given this overtrading and based on current market shares there is identified to be capacity of some £71m within the Borough in 2014, increasing to more than £144m by 2027. This capacity compares to outstanding commitments (if all implemented) within the Borough (not including any new proposals as part of the Hattersley redevelopment) having a combined convenience goods turnover of approximately £18m in 2014, increasing to almost £19m by 2027.

27. Accordingly, outstanding commitments would meet a quarter (25%) of the identified convenience goods capacity within the Borough through to 2014. However, there will remain notable residual capacity within the Borough of more than £53m in 2014, which is forecast to increase to almost £126m by 2027. Although there is a demonstrable need for further convenience goods floorspace within the Borough given current shopping patterns, the most pressing need in terms of additional floorspace appears to be in the Hattersley and Ashton­ under­Lyne area of the Borough, with improved consumer choice in Droylsden and Stalybridge.

Capacity for Future Comparison Goods

Tameside Borough 28. In terms of capacity within Tameside Borough, existing facilities are identified to attract 32% of comparison goods expenditure generated in the Study Area. This increases to 69% within the Core Catchment. This suggests that despite the proximity of competing provision (including the regional centre of Manchester) existing facilities retain a relatively high proportion of comparison goods expenditure. However, the influence/catchment of existing

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facilities in the Borough is limited, reflecting the current retail offer and the strength and proximity of a number of strong retail destinations.

29. Based on assuming constant market share and allowing for some growth in Special Forms of Trading (e.g. online purchases), there is identified to be capacity within the Borough of some £76m in 2014. This capacity is forecast to increase to £463m by 2027. Should they all be implemented, outstanding commitments within the Borough, which are identified to have a comparison goods turnover of £143m in 2014, will absorb the identified capacity at least in the short­term (i.e. until 2014). However, in the longer term, there is identified to be residual capacity of approximately £289m by 2027. Whilst this suggests capacity for a significant increase in the comparison goods offer within the Borough, any capacity over such a long period should be treated with caution.

30. Table 9 provides a summary of retail ‘capacity (over and above outstanding commitments) for additional retail floorspace in the Borough on a centre­by­centre basis, assuming no change in existing market shares.

Table 9 Capacity for Additional Retail Floorspace within Tameside Borough (2009­2027) Surplus Expenditure Potential Floorspace Requirements (£m) (sq m net) 2009 2014 2019 2024 2027 2009 2014 2019 2024 2027 Convenience Goods Borough 47.04 71.38 97.84 126.29 144.38 2,830­9,315 5,815­14,135 7,890­19,180 10,085­24,510 11,460­27,855

Ashton­under­Lyne 36.18 46.60 58.48 71.24 79.34 2,875­7,235 3,795­9,225 4,715­11,465 5,690­13,825 6,295­15,305 Hyde 7.00 12.76 18.94 25.59 29.82 575­1,400 1,040­2,525 1,525­3,715 2,045­4,965 2,365­5,755 Denton ­ ­ ­ ­ ­ ­ ­ ­ ­ ­ Stalybridge 13.37 16.20 19.23 22.49 24.55 1,100­2,675 1,320­3,205 1,550­3,770 1,795­4,365 1,950­4,735 Droylsden 1.66 2.78 4.46 6.28 7.43 135­330 225­550 360­875 500­1,220 590­1,435

Comparison Goods Borough ­ ­ 20.63 167.83 289.38 ­ ­ 3,645­6,075 27,520­45,865 45,375­75,625

Ashton­under­Lyne ­ ­ 25.03 120.30 193.05 ­ ­ 4,420­7,370 19,725­32,875 30,270­50,450 Hyde ­ 2.88 14.44 37.77 55.52 ­ 550­915 2,550­4,250 6,195­10,320 8,705­14,510 Denton ­ ­ ­ 19.70 42.38 ­ ­ ­ 3,230­5,385 6,645­11,075 Stalybridge ­ ­ ­ 0.49 4.07 ­ ­ ­ 80­135 640­1,065 Droylsden ­ ­ ­ ­ ­ ­ ­ ­ ­ ­

Notes: WYG (2010) Floorspace requirement based on an average sales density of between £5,000 ­ £12,155 per sq m for convenience goods and allowing for increased productivity of +0.2% per annum Floorspace requirement based on an average sales density of between £3,000 ­ £5,000 per sq m for comparison goods and allowing for increased productivity of +1.0% per annum between 2009 and 2014 and +1.5% per annum post 2014 At 2007 prices

31. The capacity identified at Table 9 is based on current market shares, both in terms of overall market share of all facilities in Tameside and for individual centres. It is important to note that any improvement within the retail offer both within and outside the Borough will have an impact on the identified capacity. For example, our analysis identifies quantitative need for further convenience goods floorspace within Ashton­under­Lyne (£47m by 2014). However, this capacity is due primarily to the strong trading performance of existing provision. The survey evidence suggests that residents from throughout Tameside currently use facilities in Ashton­under­Lyne, most notably the out­of­centre Asda store on Cavendish Road. Consequently, improvement in particular parts of the Borough (such as at Hattersley) may

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reduce the need for residents to continue using their current facility and therefore reduce this overtrading and subsequent capacity.

Qualitative Need

Convenience Goods 32. Throughout the Borough there is a reasonable provision of main food shopping destinations with limited convenience expenditure within Zones 7 to 10 (which broadly equates to the local authority area) being directed to facilities outside the Borough (c. 5%). However, within the Borough there is a qualitative need for further provision in order to address the overtrading at existing stores and in parts of the Borough to provide improved consumer choice and provide more sustainable shopping patterns, such further retail floorspace in Hattersley and to a lesser extent Ashton­under­Lyne with greater competition and improved consumer choice being provided in Droylsden and Stalybridge.

Comparison Goods 33. The market share achieved by comparison goods facilities within the Borough from Zones 7 to 10 of the defined Study Area (69%) is less than that identified for convenience goods (95%). Despite this lower market share it is considered that collectively existing facilities are performing a relatively strong comparison goods shopping role, boosted by the recent IKEA store at the edge­of Ashton­under­Lyne Town Centre and the success of the Crown Point North Shopping Centre in Denton.

34. Although Ashton­under­Lyne is identified to be the dominant destination within the Borough for comparison goods shopping, its market share has reduced in recent years due to the strength of Crown Point North Shopping Centre. Given the sub­regional status of Ashton­ under­Lyne it will be important that the quality of the overall retail offer of Ashton­under­ Lyne Town Centre is improved through its retail and wider town centre offer, in order to reflect its position within the local hierarchy.

Role of Existing Centres 35. Based on the analysis undertaken, and in accordance with guidance in PPS4, it is possible to identify a hierarchy or network of centres within the Borough.

36. The total turnover of the five main centres identified for this study within the Borough is identified to be almost £765m in 2009 (both convenience and comparison goods). Table 10 summarises the hierarchy, turnover and the market share achieved by the main centres within the Borough.

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Table 10: Hierarchy and Market Share of the Main Centres within the Borough Market Convenience Comparison Total Share Market Share Floorspace Centre Turnover Turnover Turnover in Study Amongst (sq m) (£m) (£m) (£m) Area Centres (%) (%) 1. Ashton­under­Lyne1 53,980 135.23 186.26 321.49 11.2 40.8 3. Hyde 40,340 98.45 79.27 177.72 6.2 22.5 3. Denton* 46,378 59.56 113.23 172.79 6.0 21.9 4. Stalybridge 13,650 49.16 18.62 67.78 2.4 8.6 5. Droylsden 16,141 28.85 19.90 48.75 1.7 6.2 TOTAL 170,489 371.25 417.28 788.53 27.5 100.0 Notes: WYG (2009) 1 – Excludes Snipe Retail Park, Ashton Moss and IKEA Floorspace based on occupied convenience and comparison goods floorspace only and derived from Experian Goad (updated) or WYG assessment * Includes Crown Point North Shopping Park and Sainsbury’s store At 2007 prices

37. Based on our analysis of the current role of existing centres within the Borough together with guidance contained in PPS4, WYG suggests the following hierarchy of centres:

Sub­Regional Centre Ashton­under­Lyne Town Centres Denton Hyde District Centres Stalybridge Droylsden Hattersley Local Centres Mossley

Key Recommendations and Future Role of Existing Centres 38. The retail strategy contained within the Local Development Framework (LDF) should reflect the overall objectives of PPS4. This should include the need to promote the vitality and viability of town and other centres as important places for communities. They should also have regard to the wider objectives of other strategies relating to the Region. These are outlined in the adopted RSS for the North West.

39. The policy approach contained within the Tameside LDF in relation to main town centre use (e.g. retail) should seek to encourage new facilities in existing centres of a scale consistent with their current role and function and which assist in maintaining their vitality and viability.

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Ashton­under­Lyne 40. Within the Borough Ashton­under­Lyne serves an important convenience and comparison goods shopping role. However, despite being identified as the sub­regional centre in the Borough, Ashton­under­Lyne’s comparison goods market share has declined in recent years due to increased competition within and outside the Borough. In particular the success of Crown Point North Shopping Park in Denton has had a notable impact on the comparison goods role of Ashton­under­Lyne.

41. Therefore, whilst the new market has improved the attraction of the town centre, there is a clear need to improve the comparison goods role of Ashton­under­Lyne if it is to fulfil its role as a sub­regional centre. In addition to increasing the level of comparison goods floorspace in the town centre, there is also a specific qualitative need to improve the quality and range of the comparison goods sector. However, it is important that any additional retail development within Ashton­under­Lyne contributes to the vitality and viability of the centre.

42. In terms of convenience goods, whilst there is identified to be a need for further convenience goods floorspace (over and above outstanding commitments) this is based on maintaining existing market share. In this respect, it is notable that the strong trading performance of existing convenience goods facilities in Ashton­under­Lyne is due (in part) to the wide trade draw of current provision. Consequently, improvement in the convenience goods offer elsewhere in the Borough (such as the proposed new district centre at Hattersley, which will be anchored by a large­format foodstore) will reduce the need for residents within parts of the Borough to travel to facilities elsewhere, such as to Ashton­under­Lyne. Consequently, this would reduce the identified need for additional convenience goods floorspace in Ashton­ under­Lyne.

43. Therefore, whilst there is likely to remain a need for further convenience goods provision within Ashton­under­Lyne, the priority for any improvement in the retail offer in Ashton­ under­Lyne should be in the comparison goods sector.

Hyde 44. Hyde is identified to be an important retail destination for residents within the south­eastern part of the Borough, particularly for convenience goods shopping being anchored by an Asda and Morrisons stores. Despite the strength of the convenience goods sector there is limited scope for additional convenience floorspace within Hyde, at least in the short­term, which will be met by outstanding commitments. Furthermore, the proposed new district centre at nearby Hattersley is likely to reduce the strong performance of existing facilities in Hyde and the subsequent need for additional convenience goods floorspace in Hyde in the longer term.

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45. Although the comparison goods offer in Hyde is not as strong as the convenience goods sector, Hyde still performs an important role in meeting some of the day­to­day shopping needs of the local population. Indeed, although existing floorspace within Hyde is identified to be trading below expected levels, there remains limited immediate capacity for further comparison goods floorspace just to maintain current market share. However, in the longer term the identified capacity for additional floorspace is more significant.

Denton 46. Denton serves an important convenience goods shopping role within the Borough. Furthermore, the Crown Point North Shopping Park development has significantly increased the attraction of Denton as a comparison goods shopping destination for local residents and the wider Borough. However, the Crown Point North Shopping Park has impacted on Denton by shifting the focus of retail activity away from the traditional district centre. Therefore, the Council could consider the potential to re­model of existing centre.

47. Whilst the continued success of Crown Point North Shopping Park suggests a need for further comparison retail floorspace through to 2027, there is a need for the Council to address the falling market share achieved by the sub­regional centre of Ashton­under­Lyne. Therefore, the Council should not seek to encourage significantly more retail floorspace (particularly in the non­bulky goods sector) within Denton. Similarly, there is no pressing need for further convenience goods floorspace in Denton given Denton’s current offer.

Stalybridge 48. Stalybridge serves a limited role in serving the retail needs of the local population. The centre generally serves a convenience goods shopping role (together with a strong evening­ economy) with the majority of expenditure directed towards the Tesco store. Despite the limited convenience goods choice in Stalybridge, given the strong performance of existing facilities (most notably the Tesco store) there does appear some scope for some additional convenience goods floorspace in Stalybridge. However, it is notable that the strong trading performance of existing floorspace in Stalybridge is due in part to the attraction of facilities in Stalybridge from the Uppermill Zone of the defined Study Area. In this respect, extant permission does exist for a new foodstore at Greenfield, which will be well positioned to meet some of the day­to­day convenience goods shopping needs of the local population and reduce the need to travel to competing facilities elsewhere, such as to Stalybridge. Accordingly, the existing market share (and subsequent need) for additional convenience goods floorspace in Stalybridge may reduce in the future. Despite this, there is likely to remain a need for further convenience goods floorspace in Stalybridge, in particular in terms

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of providing improved consumer choice and provide increased competition to the dominant Tesco store.

49. The comparison goods offer of Stalybridge is much more limited and is identified to be trading below expected levels. Given this, there is no pressing need for further comparison goods floorspace in Stalybridge, particularly if the retail offer in Ashton­under­Lyne is to be improved to reflect its sub­regional centre status.

Droylsden 50. Droylsden District Centre primarily serves a convenience goods shopping role. Although it also meets some of the comparison goods shopping needs of the local population. Consequently, given the current role and function of Droylsden and its position within the local hierarchy, our assessment identifies that future retail need is focused on the convenience goods sector rather than the comparison goods sector. In this respect, there is scope to improve the convenience goods offer, most notably to improve choice for local residents. However, the new district centre currently under construction at nearby Openshaw (within the Manchester local authority area), which is to be anchored by a Morrisons foodstore, is likely to impact upon shopping patterns within the local area. Consequently, the market share of Droylsden and the strong trading performance of the existing Tesco store is likely to reduce once the new Morrisons store opens.

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