Town Centres and Retailing Study Volume 2: Plans and Appendices 65 Gresham Street May 2016 London EC2V 7NQ T: +44 (0)20 7911 24 68 F: +44 (0)20 7911 25 60 gva.co.uk Gravesham Borough Council and Medway District Council Contents Appendices Appendix 1 Health Checks Appendix 2 Residents’ views on centres Appendix 3 Comparison Modelling Appendix 4 Convenience Modelling Plans Plan 1 Survey Area Plan 2 Expenditure Leakage Plan 3 North Chingford Comparison Market Share Plan 4 South Chingford Comparison Market Share Plan 5 Highams Park Comparison Market Share Plan 6 Walthamstow Comparison Market Share Plan 7 Bakers Arms Comparison Market Share Plan 8 Leyton Comparison Market Share Plan 9 Leytonstone Comparison Market Share Plan 10 Wood Street Comparison Market Share Plan 11 Central London Comparison Market Share Plan 12 South Woodford Comparison Market Share Plan 13 Stratford Comparison Market Share Plan 14 Westfield Stratford City Comparison Market Share Plan 15 Out of centre retail provision Chingford/Edmonton area Plan 16 Sainsbury’s South Chingford Market Share Plan 17 Tesco Highams Park Market Share Plan 18 Morrisons Chingford Market Share Plan 19 Sainsbury’s Chingford Market Share Plan 20 Sainsbury’s Walthamstow Market Share Plan 21 Asda Walthamstow Market Share Plan 22 Tesco Leytonstone Market Share Plan 23 Asda Leyton Market Share Plan 24 Tesco Bakers Arms Market Share May 2016 gva.co.uk Appendices gva.co.uk Appendix 1 Health Checks gva.co.uk Report Town Centres and Retailing Study 65 Gresham Street London Borough of Waltham Forest London EC2V 7NQ T: +44 (0)20 7911 24 68 F: +44 (0)20 7911 25 60 Appendix 1 – Town & District Centre Health Checks May 2016 gva.co.uk London Borough of Waltham Forest | Town Centres and Retailing Study – Appendix I Contents Contents 1. Introduction................................................................................................................................................... 1 2. North Chingford district centre health check (North Sub-Area) ........................................................ 2 3. South Chingford district centre health check (South Sub-Area) ........................................................ 6 4. Highams Park district centre health check (North Sub-Area) ........................................................... 10 5. Walthamstow town centre health check (South Sub-Area) ............................................................. 14 6. Bakers Arms district centre health check (South Sub-Area).............................................................. 22 7. Leyton district centre health check (South Sub-Area) ....................................................................... 27 8. Leytonstone district centre health check (South Sub-Area) ............................................................. 31 9. Wood Street district centre health check (South Sub-Area)............................................................. 37 10. Out-of-centre retail floorspace ............................................................................................................... 41 Prepared By: Adam Bunn / Thomas Sadler For and on behalf of GVA Grimley Ltd gva.co.uk London Borough of Waltham Forest | Town Centres and Retailing Study – Appendix I 1. Introduction 1.1 In this Appendix we set out detailed ‘health check’ assessments of Waltham Forest’s town and district centres, expanding on the headline summaries provided in Section 5 (‘Retail Hierarchy’) of the main report. Reflecting the approach adopted in the main report, the health check assessments are split between the North Sub-Area centres and South Sub-Area Centres, as follows: • The North Sub-Area centres of North Chingford, South Chingford and Highams Park are discussed in Sections 2, 3 and 4 of this Appendix • The South Sub-Area centres of Walthamstow, Bakers Arms, Leyton, Leytonstone and Wood Street are discussed in Sections 5-9 inclusive of this Appendix • In addition, in Section 10 we provide a summary of out-of-centre retail floorspace in the Borough 1.2 For each centre, we undertake an appraisal of the current ‘vitality and viability’ of the town centre, set against a range of key indicators from those defined by the NPPG. Our assessments have regard to data provided by Javelin, Experian Goad’s ‘Category Reports’ and land use survey maps, and are supplemented by our own visits to the centre and desktop research. The Appendix should be read alongside the findings of the household telephone survey of users in each of the centres, undertaken by NEMS Market Research in support of this study, further details of which are provided in Appendix 2 (full survey details are provided as Volume 3). 1.3 Our health check assessments (and subsequent analysis) refer to different types of retail and leisure floorspace, as follows: • ‘Convenience’ goods refers to food shopping – including supermarkets, and specialist stores such as bakers, greengrocers, off licences and so on; • ‘Comparison’ goods refers to non-food shopping – including fashion, home furnishings, electrical items, DIY goods, books and music • ‘Services’ uses refers to commercial leisure services such as restaurants and cafes, as well as retail services such as hairdressers, beauty salons, banks, building societies and estate agents. Non-retail uses such as cinemas and arts centres are not included in Experian Goad’s analysis, but are accounted for qualitatively through our own analysis. May 2016 gva.co.uk 1 London Borough of Waltham Forest | Town Centres and Retailing Study – Appendix I 2. North Chingford district centre health check (North Sub-Area) 2.1 Located towards the northern boundary of the borough, the relatively small centre principally consists of independent retailers, alongside a small mixture of national retailers, particularly towards the southern end of the centre around Chingford Green Park. The majority of the town centre’s retail activity is concentrated along the stretch of Station Road between the train station at the eastern end of the centre and the junction with Kings Road (A110) at the western end of the centre, whilst a number of units are located on Kings Road itself. Most of the shop units are relatively small and some are converted residential properties. 2.2 The proposals map inset for North Chingford identifies that the town centre boundary comprises 1-169 and 2-180 Chingford Road, Chingford Railway Station and North Chingford Library, shown on Figure A1 (the town centre boundary is identified by the light blue line, and the primary shopping area by the heavier dark blue line). North Chingford’s primary shopping frontage comprises 20-60 Station Road on one side of the street, and 1-113 Station Road on the other. The secondary shopping frontage is located at 115-165 Station Road and 86-130 Station Road. Figure A1: North Chingford District Centre Proposals Map Inset Source: LB Waltham Forest Retail rankings 2.3 The Venuescore Retail Rankings, which rank all UK town centres’ ‘attractiveness’ as retail shopping destinations, based on a number of factors including multiple retailer representation, the quality of the retail offer, the strength of the fashion retail offer, and the extent to which the offer is geared towards food & beverages, ranks North Chingford in 1,792nd position in its 2014-15 index. Venuescore identify the May 2016 gva.co.uk 2 London Borough of Waltham Forest | Town Centres and Retailing Study – Appendix I ‘market position’ of North Chingford as being ‘Middle’, indicating that the overall quality of the retail offer is satisfactory. Diversity of Uses & Retailer Representation 2.4 The Experian Goad category report for North Chingford (November 2012) identifies a total of 28,500 sq.m of ground floor floorspace for retail trade and service units (retail, leisure, and financial and business services combined), comprising 165 units. Table A1 sets out the composition of the number of units in North Chingford. Table A1: North Chingford, composition of units Number of Units % of Total UK Average (%) Variance (%) (Nov 2012) (Nov 2012) (Nov 2012) Convenience 18 10.9 8.4 +2.5 Comparison 53 32.1 32.5 -0.4 Service 86 52.1 47.4 +4.7 Vacant 8 4.9 11.4 -6.6 TOTAL 165 100 100 - Source: Experian Goad Category Report (November 2012) 2.5 The convenience goods offer in North Chingford is anchored by three reasonably small supermarkets: a Co-op, Budgens and Tesco Express. All three of these food stores principally cater for basket-only shopping, and offer a relatively limited range of goods. Located within an attractive old building, the Co-op supermarket is the largest of the three stores, and features an associated car park for approximately 40 spaces. The foodstores can largely be expected to cater for top-up shopping only. This main convenience goods offer is supplemented by a range of other retailers including a number of bakers, butchers, a grocers and delicatessen. We consider the convenience goods offer in the centre to be strong. 2.6 North Chingford’s proportion of comparison goods units sits generally in line with the UK average and provides a relatively broad retail offer. We do not consider there to be major qualitative gaps in the comparison goods offer in the district centre, indicating that the centre is able to meet most residents’ day-to-day shopping needs. Furthermore, the quality of the comparison retail offer is good, with the centre accommodating a number of boutique and specialist retailers. Sectors which are well- represented include vehicle sales showrooms, toy shops, ladies clothing and