Town Centre Uses Statement Tangmere Strategic Development Location
September 2020
Contents
1. Introduction 3
2. Development Context 5
3. Planning Policy Context 10
4. Existing Retail and Commercial Provision 15
5. Town Centres Uses Economic Assessment 17
6. Summary and Conclusion 26
Appendix 1: Extracts from CDC Pre-application Advice Letter (18 October 2019)
Appendix 2: Town Centre Uses Statement Methodology Note
Appendix 3: Catchment Plan
Appendix 4: Economic Tables
Client Countryside Properties (UK) Ltd
Job Reference COUS3002
September 2020
1. Introduction
1.1 This Town Centre Uses Statement (TCS) has been prepared by Turley on behalf of Countryside Properties (UK) Ltd (‘Countryside’), in support of an outline planning application which seeks to deliver a comprehensive planned expansion to Tangmere, known as the Tangmere Strategic Development Location (SDL) (‘the Site’).
1.2 The Site is allocated as a strategic expansion to Tangmere under Policy 18 of the Chichester Local Plan: Key Policies 2014-2029 (adopted 2015). Countryside has been appointed as Chichester District Council’s (CDC) development partner to deliver the SDL which envisages a mixed use development comprising up to 1,300 homes, with education, retail, community facilities, open space and green infrastructure.
1.3 Policy 18 establishes the potential of Tangmere to develop its role as a settlement hub. In particular, Policy 18 seeks to achieve an improved and expanded retail provision as part of an enhanced village centre. The application proposal aims to deliver an enhanced village centre consistent with the ‘one village’ approach advocated in the adopted Tangmere Neighbourhood Plan (July 2016).
1.4 It is intended that the uses which would come forward within the expanded village centre will provide space for flexible units for Use Classes E (shops, professional and financial services, restaurants and cafes, and offices), F.2 (community centre) and for sui generis uses (for drinking establishments/hot foot takeaways). A degree of flexibility is sought to ensure that the aspirations of the adopted and emerging local policies and of the local community, which have been established following extensive pre-application consultation exercises, are achieved. It is an important objective of Countryside to ensure that a vibrant and cohesive village centre for Tangmere is provided to support its development.
1.5 Against this background, the TCS considers the proposal’s relationship with planning policy relating to main town centre uses; its potential contribution to Tangmere and the wider shopping hierarchy; and the integration of the development into the existing commercial fabric of Tangmere. As the proposed retail and commercial uses are considered to be in accordance with the adopted policy objectives for the development of a local centre within Tangmere, it is not necessary to undertake a sequential site assessment or detailed retail impact assessment. Notwithstanding, a proportionate quantitative assessment is provided within this statement to demonstrate that the scale and nature of retail uses proposed are appropriate and justified.
1.6 In summary, this TCS will demonstrate that the principle of an expanded village centre as proposed in the application is in full accordance with policy, including the adopted development plan and paragraph 85 of the National Planning Policy Framework (NPPF) (adopted February 2019).
1.7 The remainder of this statement is set out as follows:
• Section 2 – provides the Site Context and outlines details of the Proposed Development.
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• Section 3 – considers the relevant Planning Policy Context.
• Section 4 – identifies the Tangmere catchment area and sets out an audit of existing facilities in Tangmere and the adjacent settlement of Boxgrove.
• Section 5 – provides a quantitative assessment of the proposed town centre floorspace, through an assessment of available expenditure capacity within the catchment area.
• Section 6 – draws the report’s Conclusions.
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2. Development Context
The Site and Surrounding Area
2.1 The Site is located on the west side of the village of Tangmere, approximately 3 miles to the north-east of the city of Chichester. The Site, which is edged in red below, is approximately 76 hectares in size.
Figure 2.1: Site Location Plan
Source: Terence O’Rourke
2.2 The A27 (Arundel Road), which runs along the northern boundary of the Site is a Trunk Road which provides a strategic route between Southampton in the west (via the M27) and Eastbourne to the east, linking the intermediate settlements of Portsmouth, Chichester, Worthing and Brighton. The Site’s eastern boundary wraps around the western edge of Tangmere, from the A27 in the north, past St Andrew’s Church and as far as Tangmere Road in the south east, adjacent to Tangmere Military Aviation Museum.
2.3 The Site’s southern boundary follows the hedgerow on the northern edge of Tangmere Road to the west as far as Copse Farm. Tangmere Road links to the A27(T) at Oving to the west, and Tangmere Village to the east, where it then joins the A27 again via a limited left in/left out junction arrangement. The Site’s western boundary is made up of existing hedgerows which follow the land north west of Copse Farm before re- joining the A27.
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2.4 There is a cluster of community services and a Co-op convenience store, located along Malcolm Road, at the western part of the existing Tangmere settlement.
2.5 Tangmere is currently served by Stagecoach Bus Service 55, which runs from Chichester to Tangmere, through the village on Tangmere Road and Meadow Way. The service is frequent, running every 20 minutes from Monday-Friday during the daytime, every half hour on a Saturday during the daytime and once an hour on a Sunday. The existing footway network around the Site provides a direct connection at Malcolm Road through Tangmere Village, connecting to all local facilities.
Proposed Strategic Development
2.6 The description of development as set out in the planning application submission is as follows:
“Outline planning application for a residential-led mixed use development comprising up to 1,300 dwellings (Use Class C3), an expanded village centre (comprising flexible units suited to Use Class E and pubs or drinking establishments and/or takeaways in Use Class Sui Generis), community uses, primary school, informal and formal open space, playing pitches, footpaths, cycleways, associated landscaping, utilities and drainage infrastructure, including on-site pumping station(s) with connection to the Strategic Foul network; associated infrastructure and groundworks; with all matters reserved except for the principal access junctions from the A27 grade-separated junction and Tangmere Road and the secondary access at Malcolm Road.”
2.7 All matters are reserved except for access from the A27 and Tangmere Road.
2.8 The vision for the Tangmere SDL as proposed, is one which seeks to deliver a comprehensively planned expansion which integrates effectively with the existing village and which achieves a range of benefits for both new and existing residents.
2.9 The Land Use Parameters Plan (drawing ref. TOR-PP-001) submitted in support of this application echoes the objectives set out in Local Plan Policy 18 and Policy 2 of the Tangmere Neighbourhood Plan.
Proposed Village Centre 2.10 The SDL proposes the creation of an expanded village centre to support Tangmere’s development. To achieve a ‘one village’ approach, the expanded village centre will be integrated as much as possible with the existing community and commercial uses within Tangmere. It is proposed to extend from the existing services and community facilities, which are currently focussed on Malcolm Road, to create the ‘Village Main Street’ concept that is set out within the Tangmere Neighbourhood Plan.
2.11 This approach avoids the creation of separate or segregated new and existing communities. The proposed location of the expanded village centre will combine the existing settlement with the new development becoming the ‘heart’ of Tangmere. The village centre will provide space for flexible units for Use Classes E (shops, professional and financial services, restaurants and cafes, and offices), F.2 (community centre) and for sui generis uses (for drinking establishments/hot foot takeaways).
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2.12 The community centre (Class F.2) will either be located in the mixed use village centre (as outlined above) or adjoining the village square. A single-storey sports pavilion (Class F.2) will be also be located within the eastern area of open space.
2.13 To the north east of the site, 2.4 ha of land will be provided adjacent to the proposed village centre for a 2 Form Entry primary school with associated playing fields, playground and staff car park. Provision will also be made for a safeguarded zone (0.49 ha) which allows for a potential expansion of the primary school to 3FE. In the event that this area is not required for the expansion of the school in the future, then this area will be residential.
2.14 The land uses and floorspace quanta assessed within this report are outlined in Table 2.1 below.
Table 2.1: Land Use Classes and Quantum
Planning Use Class Maximum Quantum E (shops, professional and financial services, restaurants and 1,000 sq m (GEA) cafes, and offices) and sui generis (drinking establishments, hot food takeaways) C3 (residential) 1,300 dwellings F.1 (education) – Primary School including early years 2.89 ha site (2 FE provision primary school expandable to 3 FE) F.2 (assembly and leisure) 1,250 sq m (GEA)
2.15 The village centre will provide commercial units comprising up to 1,000 sq m (gross) of floorspace. It is anticipated that the retail element of the expanded village centre will include a new convenience store (of approximately 380 sq m) and 3 no. flexible units within Class E or sui generis uses. Permission for a range of uses is sought to ensure that the village centre will provide a robust and flexible offer to serve the growing community. Uses which may come forward in the smaller flexible units include a pharmacy, hairdressers, hot food takeaways and/or a coffee shop. Tangmere is currently deficient in these uses which are usually expected within a settlement of the scale being planned at Tangmere. The expanded village centre will include a dedicated servicing area and associated car and cycle parking.
Pre-application Consultation
2.16 Countryside has sought to develop and undertake a robust, extensive and inclusive approach to community engagement on the emerging Framework Masterplan. Details of the proposals have been discussed with representatives from the planning department at CDC, Tangmere Parish Council (TPC) and the local community regarding the need for new facilities and the scale and type of such facilities.
2.17 In this section we provide a summary of feedback in relation to the proposed village centre that has been received though the engagement exercises that have been
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undertaken. A full summary of the engagement exercises undertaken and the feedback received is provided within the Statement of Community Engagement submitted in support of the application.
Pre-application discussions with CDC 2.18 The NPPF provides the Government’s most up-to-date policies relating to pre- application engagement and front loading. It advises that early engagement has the significant potential to improve the ‘efficiency and effectiveness of the planning application system for all parties’ stating:
‘Good quality pre-application discussion enables better coordination between public and private resources and improved outcomes for the community.’ (Para. 39)
2.19 Consistent with paragraphs 39-46 of the NPPF, the Applicant has actively engaged with Officers from CDC in a period of pre-application consultation.
2.20 Initial pre-application advice was sought from CDC on 31 July 2019. Following this, a formal written response was received from CDC on 18 October 2019. The response, enclosed at Appendix 1 confirms that CDC supports the principle of an appropriate level of additional retail floorspace to enable the expansion of the village centre. It goes on to state that the approach presented by Countryside in this respect is considered appropriate.
2.21 CDC noted that the proposals included the provision of an additional convenience store and expressed support for the provision of additional small scale units to ensure a range of local facilities, such as specialist local retailers and/or the provision of other important local facilities such as a Post Office, hairdresser and a coffee shop. The written response referred to the “village centre” approach which is supported by policy.
Community Engagement 2.22 A series of community drop in sessions and public consultation events have been held since June 2019, as well as a dedicated website being set up to keep local residents informed of the emerging proposals and to allow them to provide feedback. The following feedback has been received from local residents in regard to the new local centre.
• Respondents were supportive of having a Post Office back in the village, which would be supported by an increase in demand from new residents.
• There is a desire to see local shops rather than chain stores along the Village Main Street, including a grocery shop. It was also suggested that another convenience shop would benefit the village.
• One respondent identified a need for space to hold a weekend farmers market in the village.
• There was support for the introduction of a café, post office and pub / restaurant in the expanded Tangmere ‘village centre’.
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• Some respondents hoped to see new takeaway shops, such as a fish and chip shop.
2.23 The proposals have been informed by all the feedback received to date which has generally been supportive of a new local centre. It is particularly evident that an improved range of shops and services is sought by both the Council and the local community.
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3. Planning Policy Context
3.1 The Planning Statement submitted in support of the outline application sets out a thorough review of all planning policies that are material to the determination of the application. This section of the TCS summarises existing and proposed policy at national and local level relevant to the consideration of main town centre uses, with particular reference to the proposed increase in floorspace to accommodate Use Classes E (for shops, professional and financial services, restaurants and cafes, and offices) and sui generis uses (for drinking establishments/hot foot takeaways) in Tangmere.
Policy Context
3.2 The relevant planning policy context comprises the following:
• National Planning Policy Framework (February 2019);
• Local Plan: Key Policies 2014 – 2029 (July 2015);
• The Tangmere Neighbourhood Plan 2014-2029 (July 2016); and
• The emerging Local Plan Review 2035.
National Planning Policy Context
National Planning Policy Framework 3.3 The National Planning Policy Framework (NPPF) was published in on 24th July 2018 and updated in February 2019 and provides the overarching planning framework for England.
3.4 Annex 2 of the NPPF states that the term ‘town centres’ applies to city centres, town centres, districts centres and local centres. It makes clear, however, that small parades of shops or purely neighbourhood significance are excluded from the ‘town centre’ definition, and therefore, the associated policy protection.
Building a Strong, Competitive Economy 3.5 The NPPF sets out the Government’s commitment to ensuring that the planning system does everything it can to support economic growth and that planning should create the conditions in which businesses can invest, expand and adapt (paragraph 80).
3.6 Paragraph 80 of the NPPF also states that significant weight should be placed on the need to support economic growth and productivity, taking into account local business needs and wider opportunities for development.
3.7 Furthermore, in preparing plans, the NPPF advises that LPAs should recognise the needs of a range of economic development (which includes retail development) and should work closely with the business community to understand existing business needs and changes in the market (Paragraphs 16 and 30).
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Ensuring the Vitality of Town Centres 3.8 Paragraphs 85-90 of the Framework set out the national planning policies applying to proposals involving retail development; these seek to promote and ensure the viability of existing town centres.
3.9 Paragraph 85 states that planning policies and decisions should support the role that town centres play at the heart of local communities. In the plan-making process, paragraph 85 identifies the role of planning policies in taking a positive approach to the growth, management and adaption of town centres. This includes but is not limited to the following:
• Defining a network and hierarchy of centres and promoting their long-term vitality and viability – by allowing them to grow and diversify in a way that can respond to rapid changes in the retail and leisure industries, allowing a suitable mix of uses (including housing) and reflecting their distinctive characters.
• Allocating a range of suitable sites in town centres to meet the scale and type of development likely to be needed, looking at least 10 years ahead.
Planning Practice Guidance 3.10 Planning Practice Guidance (PPG) was launched by DCLG in March 2014 to supplement the NPPF, which was originally published in 2012, setting out guidance on a range of topics. Since the original publication, a number of the topics have been superseded by more up-to-date guidance.
3.11 Guidance entitled ‘Town Centres and Retail’ was published in July 2019 and supports councils in planning effectively for new development supporting town centres. Unlike the guidance set out within its predecessor, Planning Policy Statement 4 (PPS4), the PPG does not provide a definition for ‘local centres’ or specify the type or function of uses which may be found in such as centre.
Local Planning Policy Context
Chichester Local Plan 3.12 The Chichester Local Plan: Key Policies 2014-2029 (‘Local Plan’) was adopted in July 2015.
3.13 This document provides the broad policy framework and a long-term strategy to managing development, protecting the environment, delivering infrastructure and promoting sustainable communities within Chichester District up to 2029.
3.14 The policies that are relevant to the consideration of the proposed retail development are set out below:
3.15 Local Plan Policy 2 (Development Strategy and Settlement Hierarchy) identifies the locations where sustainable development, infrastructure and facilities will be accommodated which in terms of scale, function and character, support the role of the settlements.
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• There are three categories within the settlement hierarchy including: the Sub- Regional Centre (Chichester), Settlement Hubs and Service Villages.
• Tangmere is identified as a Settlement Hub, a main centre that provides the surrounding communities with employment, retail and other services.
3.16 Local Plan Policy 18 (Tangmere Strategic Development Location) (TSDL) identifies Tangmere as being capable of accommodating further sustainable growth to enhance and develop its role as a settlement hub.
3.17 This will be achieved through its carefully planned expansion which will deliver a number of benefits for the existing community including: a range of housing types; employment and training opportunities; open space; social and community facilities; and improved public transport services. The policy states that the new mixed-use development should incorporate new or expanded community facilities – possibly including a new village centre, providing local convenience shopping.
3.18 Local Plan Policy 29 (Settlement Hubs and Village Centres) states that proposals for development will be encouraged where they contribute to the vitality and viability of retail centres. The supporting text sets out that Tangmere currently provides services which can meet basic day to day needs of local residents.
Tangmere Neighbourhood Plan 3.19 Tangmere Neighbourhood Plan (TNP) was ‘made’ in July 2016 and forms part of the Development Plan for Tangmere. The Neighbourhood Plan sets out the Parish Council’s vision of a ‘One Village’ approach to development in Tangmere. In other words, the Parish Council wish for the proposed strategic development to seamlessly integrate with existing development in the village. In order to secure this vision, the document sets out a number of objectives which include building a stronger and diverse village centre.
3.20 The Plan sets out a number of policies to achieve its objectives, including :
3.21 Policy 2 (Strategic Housing Development) sets out that the strategic housing development will include an East-West Corridor, including the formation of a ‘Village Main Street’ and commercial uses on the site in the form of a small parade to serve the convenience and local service needs of existing and new residents.
3.22 The supporting text outlines that the proposed ‘Village Main Street’ will provide a mix of retail and office uses, forming a ‘Local Centre’ - falling under the NPPF definition of a ‘town centre’. The accompanying plans indicate that this centre will extend the existing commercial and community services on Malcolm Road into the Strategic Development Location, where new commercial uses, the primary school and new community facilities will be located in close proximity to the existing recreation ground.
3.23 In terms of the location of this new development, the plans indicate that this hub will extend the existing commercial and community services on Malcolm Road into the TSDL, where new commercial uses, the primary school and new community facilities will be located in close proximity to the existing recreation ground.
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Emerging Policy
Chichester Local Plan Review 2035 3.24 Chichester District Council is currently reviewing its Local Plan. The first stage of the review process was carried out in June 2017 with an Issues and Options consultation.
3.25 Following this, the Preferred Approach Plan, which sets out the proposed development strategy and policies for the area to meet future needs, was consulted upon between December 2018 and February 2019. Responses to the consultation will be used to help draft a revised version of the Plan.
3.26 The Preferred Approach Plan sets out the requirement for a local centre to be provided within the Tangmere Strategic Development Location (para 4.63).
3.27 This Preferred Approach document also sets out a number of considerations which need to be taken into account in planning the development and site layout at Tangmere, including but not limited to:
‘Local community aspirations for existing facilities serving the village. Including a Village centre around a village main street, improved/expanded local convenience shopping and enhanced social, community, recreation, primary education and healthcare facilities.’
3.28 Draft Policy AL14 (Land West of Tangmere) sets out site-specific requirements for the strategic extension for residential-led mixed use development including a minimum of 1,300 dwellings and a new village centre which would include the provision of local convenience shopping.
Material Considerations
Chichester Retail and Main Town Centre Uses Study 2018, Lichfields 3.29 This Retail Study forms a part of the emerging evidence base informing the Council’s Local Plan review, specifically future planning policy on retail and town centre matters in the District.
3.30 For the purposes of the Retail Study, the area was sub-divided into 7 zones which reflect the catchment areas of the main centres within the District. Tangmere is grouped with Chichester under Zone 1.
3.31 The report notes that based on the choice of foodstores, the mix of uses and high expenditure retention, Zone 1 is well served in terms of convenience goods shopping provision. However, it is noted that the provision is predominantly located in Chichester, rather than Tangmere.
3.32 The Retail Study also notes that Tangmere is a strategic development location and its role should develop over the next few years with the ambition to provide a small parade of shops.
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Policy Overview
3.33 The application proposal is in accordance with all tiers of policy relating to town centre uses, including national guidance and the Local Plan:
• The application is consistent with the general and site-specific objectives of Local Plan Policy 18 and TNP Policy 2. The proposal will provide an expanded village centre including an increase in convenience goods provision, as part of the strategic expansion of Tangmere.
• The village centre is located so as to achieve the ‘one village’ model as set out in the Tangmere Neighbourhood Plan.
• The increased provision of shops and services is supported by Local Plan Policy 29 which encourages proposals where they contribute to the vitality and viability of retail centres.
• As the proposed retail and commercial uses are consistent with the adopted policy objectives for the development of an expanded village centre within Tangmere (in accordance with the town centre definition set out in the NPPF), there is no requirement to apply the sequential or impact test in such circumstances. The development is acceptable in principle on the basis of national policy guidance. Its location accords with the objectives of the NPPF.
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4. Existing Retail and Commercial Provision
4.1 This section of the report reviews the town centre context within which the proposed development will operate and provides a summary of existing facilities within the Site’s catchment.
4.2 Given the intention of the proposal to provide local centre shopping and service facilities to serve an extended Tangmere settlement, the catchment area of the expanded village centre is focussed around Tangmere and the settlement of Boxgrove to the north, given its close proximity to the application site.
Tangmere Village Centre
4.3 Tangmere is categorised as a Settlement Hub/Village Centre in the adopted Chichester Local Plan. It has a few dispersed community facilities including a village hall/centre, a primary school with nursery, as well as a dental and medical centre.
4.4 The only retail facility within the village is a Co-op convenience store on Malcolm Road, which provides for the basic and top-up shopping needs of residents in Tangmere and the immediately surrounding area. The Co-op extends to 196 sq m net and was converted from a former public house following grant of permission for external works in July 2012 (LPA ref: 12/01334/FUL). The store is well served by off-street car parking.
4.5 Previously, a One Stop (including a Post Office) convenience store on Tangmere Road also served the convenience needs of Tangmere. This store closed in February 2019 and the unit remains vacant.
4.6 An Esso petrol filling station (‘PFS’) is located to the north of Tangmere. This is however disconnected from the remainder of the village as it is located directly adjacent to the A27. The Esso PFS includes further convenience provision in the form of a Spar, as well as a Subway sandwich concession. Cassons fine dining restaurant is also located to the west of the PFS, directly accessible from the A27.
4.7 There are no comparison goods or service uses, such as hairdressers or hot food takeaways within Tangmere at present.
Boxgrove Service Village
4.8 Boxgrove is also located on the main east-west A27 road which connects to Brighton and Worthing to the east and Portsmouth and Southampton in the west. The village lies approximately one mile to the north of Tangmere, accessed from the same A27 roundabout junction as Tangmere.
4.9 Boxgrove is categorised as a Service Village in the adopted Chichester Local Plan. These are defined as villages that either provide a reasonable range of basic facilities to meet the everyday needs of local residents or villages that provide fewer of these facilities but have reasonable access to them in nearby settlements.
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4.10 Boxgrove’s community facilities are limited to a primary school, village hall and ‘Boxgrove Stores and Tea Room’, a small scale convenience store/tearoom which is likely to only meet the very basic top-up shopping needs of residents.
Main Facilities Beyond Catchment Area
4.11 Chichester city centre is a sub-regional centre and exerts a significant influence on expenditure patterns in Tangmere. The city centre comprises over 40,000 sq m net1 of comparison goods floorspace occupied by a range of national multiple retailers. In addition, there is a further 22,000 sq m net of comparison goods floorspace within retail parks in the city, including two main retail parks at Portfield Retail Park and Barnfield Retail Park. Uses in these retail parks include DIY, bulky goods, electrical and homeware stores including John Lewis at Home, Halfords, Wickes, Pets at Home and Currys.
4.12 In relation to convenience goods shopping, there are a number of large foodstores in Chichester including a Tesco Extra, Sainsbury’s, Lidl, ALDI, M&S Simply Food and Iceland which lie outside the city centre, a Waitrose on the edge of the city centre and an M&S Simply Food and Iceland within the city centre.
4.13 Chichester city centre also provides a range of leisure uses including restaurants, cafés, theatres and an independent single screen cinema. In addition, Chichester Gate, which lies outside of city centre, provides a multiplex cinema, bowling alley, gym and a variety of food and beverage uses.
1 Source: Chichester Retail and Main Town Centre Uses Study 2018, Lichfields
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5. Town Centres Uses Economic Assessment
5.1 We have undertaken a quantitative assessment of available retail and leisure expenditure within the defined catchment area. Our assessment considers the following:
• The catchment area of village centre facilities within Tangmere;
• Population within the defined catchment area, and new population generated by the proposed settlement expansion over the expected construction period of the development;
• Available convenience goods, comparison goods and leisure services expenditure within the catchment area, over the period up to 2035 (when substantial completion of the new residential development will have been achieved);
• Turnover of existing convenience and comparison goods facilities within the catchment area; and
• Levels of available expenditure under varying retention scenarios, based upon an audit of existing facilities within Tangmere, likely uses within the expanded village centre and provision within Chichester.
5.2 In undertaking the quantitative assessment a number of assumptions have been adopted in relation to the proposed residential development, including the build out rate of the development and anticipated household occupancy. Full details of the data sources, assessment methodology and assumptions adopted are contained in the methodology note at Appendix 2.
Tangmere Catchment Area
5.3 Given the intention of the proposal to provide village centre shopping and service facilities to serve the Tangmere settlement (as extended), the catchment area of the village centre is focussed around Tangmere.
5.4 The proposed catchment area is illustrated at Appendix 3 and is based on a 1km radius from the centre of Tangmere. It is considered that smaller settlements in the immediate surrounding area with no or very limited amenities, and with direct road connections to Tangmere would look towards Tangmere for facilities. Accordingly, the settlements of Boxgrove and East Hampnett have been included within the catchment area. With the exception of Boxgrove, which is located to the immediate north of Tangmere and connected by the A27 roundabout junction, the A27 functions as a northern boundary to the catchment area. The smaller settlements of Oving and Aldingbourne to the south of Tangmere are not included in the catchment area, as they do not benefit from direct road access are more likely to make use of facilities to the east and west respectively.
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Retail Expenditure Assessment
5.5 The starting point for the assessment is to forecast the likely levels of convenience, comparison, and leisure services expenditure generated by population within the catchment area, accounting for the forecast construction rates of the proposed development. Assessment years of 2020 (base year), 2025 (5 years from base) and 2035 (substantial construction of development) have been adopted.
5.6 It is not realistic, however, to assume that all of the expenditure generated by residents within the catchment will be retained by facilities within Tangmere. Consideration has been given to the likely levels of expenditure currently retained in the area, and potential to plan for increased levels of retention through new facilities in Tangmere. The level of expenditure retention will be dependent on the type and scale of floorspace provided within the village centre, and the accessibility of facilities outside of the catchment area.
Tangmere Existing Retention 5.7 In relation to the existing position, in the absence of household survey data focusing solely on Tangmere residents, it is not possible to accurately identify the levels of expenditure retained within the village. It is, however, possible to estimate retention levels using assumptions on trading levels.
5.8 As set out in Section 4, convenience retail facilities in the catchment area are limited to the Co-op convenience store, a local shop in Boxgrove and the Spar concession in the Esso petrol filling station. Assuming that the Co-op and Spar stores are trading at company average or ‘benchmark’ level, and the local shop achieves a turnover of around £3,500 per sq m, this equates to a convenience goods turnover of £2.49m (in 2020). Allowing for a proportion of this turnover to be drawn from outside the catchment area, (10% in the case of the Co-Op store; 50% in the case of the Spar), results in a total turnover from within the catchment of £2.08m (in 2020).
5.9 Relating this turnover to total available convenience goods expenditure in 2020 equates to an existing convenience goods expenditure retention rate of 29% (£2.08 million as a proportion of £7.26 million). This is considered to be a reasonable level of retention given the limited facilities within the centre, and the availability of large foodstores in Chichester. This identified level of trade retention has informed the analysis within the quantitative assessment below.
Expenditure Capacity 5.10 To inform the level of retail floorspace which could be provided within the expanded village centre, consideration has been given to the levels of available convenience, comparison and leisure goods expenditure within the catchment area (see economic tables at Appendix 4).
5.11 Consideration has been given to the residual expenditure capacity under several alternative retention scenarios. It has been assumed that the existing facilities in Tangmere are retained, and the forecast turnover of these stores has been deducted from the total available expenditure.
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Convenience Goods
Table 5.1: Available Convenience Goods Expenditure in Catchment Area (2025 & 2035) (£m)
2025 2035
Total Available Expenditure 9.28 15.46
Turnover of existing facilities from 2.12 2.20 catchment area Available Expenditure Capacity 7.16 13.25 (100% retention)
50% expenditure retention 3.58 6.63
30% expenditure retention 2.15 3.98
Source: Derived from Table 6A, Appendix 4
5.12 It is estimated that by 2035, following the implementation of a significant proportion of the proposed settlement expansion, a retention rate of 50% could support additional convenience goods floorspace with a turnover of up to £6.63 million. Should expenditure retention be around 30% (which is considered a reasonable and conservative assumption for the Tangmere settlement) there would be £3.98 million to support additional convenience goods floorspace as part of the expanded village centre.
Comparison Goods 5.13 The same exercise has been undertaken in respect of comparison goods expenditure.
5.14 Comparison goods floorspace within the catchment is limited to the floorspace within the Co-op and Spar convenience stores. There are no dedicated comparison goods facilities within the catchment area, and residents will be primarily travelling to facilities within Chichester to access these goods. The existing level of expenditure retention is low, which is not unexpected for a settlement of this scale. Whilst there is scope to increase the retention, it is likely to remain low given the significant comparison goods floorspace within Chichester, and the nature of comparison goods shopping focusing on higher order centres. Lower expenditure retention scenarios of 7% and 5% have therefore been considered in relation to comparison goods expenditure.
Table 5.2: Available Comparison Goods Expenditure in Catchment Area (2025 & 2035) (£m)
2025 2035
Total Available Expenditure 14.31 28.18
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Turnover of existing facilities from 0.14 0.16 catchment area Available Expenditure Capacity 14.17 28.02 (100% retention)
7% expenditure retention 0.99 1.96
5% expenditure retention 0.71 1.40
Source: Derived from Table 6B, Appendix 4
5.15 As set out above, it is estimated that by 2035 there would be between £1.40 million - £1.96 million to support additional comparison floorspace within the expanded village centre, should expenditure retention be between 5 and 7%.
Leisure Services 5.16 A similar exercise has been undertaken in respect of leisure services expenditure, with a view to assessing the level of available expenditure to support localised service uses such as health & beauty service uses and food & drink uses.
5.17 In relation to the expenditure data used in this assessment, health & beauty uses and food & drink uses fall within the ‘leisure services’ expenditure capacity defined by Pitney Bowes. It is noted that this category also includes ‘recreational and cultural services’ such as hotel accommodation, cinemas, health & fitness, betting / gambling and sporting facilities and account has been taken for this when assessing the levels of expenditure retention.
5.18 The audit of existing facilities in Tangmere identified that leisure service facilities in the catchment are limited to the Cassons restaurant on the A27 and the Subway concession within the Esso petrol filling station.
Table 5.3: Available Leisure Services Expenditure in Catchment Area (£m)
2025 2035 Available Expenditure Capacity 10.93 17.72 (100% retention) 7% expenditure retention 0.76 1.24 5% expenditure retention 0.55 0.89
Source: Derived from Table 11, Appendix 4
5.19 Table 5.3 considers leisure services expenditure in the Tangmere catchment area available to support new floorspace. Assuming between 5-7% of available leisure services expenditure is retained with the catchment area, there is forecast to be between £0.89 million - £1.24 million of available expenditure to support leisure services within the development in 2035.
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Floorspace Capacity
5.20 In order to understand the appropriate quantum of retail and leisure floorspace which is able to be accommodated within the expanded village centre, various capacity scenarios have been considered. These apply a range of sales densities of potential occupiers to the capacity identified within the retention scenarios presented within Tables 5.1-5.3.
5.21 As there is a significant variation in sales densities between major foodstore operators, national multiple convenience store retailers and independent retailers, the turnover of the proposed retail floorspace within the development will be affected by the operator and nature of the floorspace. Given the scale of convenience and comparison floorspace proposed, it is considered that the proposed units will either be operated by an independent retailer or a national multiple convenience store/‘corner shop’ operator. The analysis also considers the operation of a major foodstore operating a smaller convenience store format (e.g. Tesco Express or Sainsbury’s Local) within the proposed development as a ‘worst case’ scenario.
5.22 The sales densities assumed for the potential operators of the proposed convenience and comparison floorspace are as follows:
• Independent, specialist retailer – circa £3,500 per sq m for convenience goods and £4,000 per sq m for comparison goods (at 2020);
• National multiple convenience store/‘corner shop’ operator (e.g. Spar, McColls, Budgens) – circa £7,500 per sq m for convenience goods and £7,000 per sq m for comparison goods (at 2020); and
• Major foodstore operators – convenience store format (e.g. Tesco Express, Sainsbury’s Local, Little Waitrose) – circa £10,000 per sq m for convenience goods and £7,000 for comparison goods (at 2020).
5.23 In applying these sales densities to the available expenditure identified within the above retention scenarios, the resultant floorspace capacity is as follows:
Table 5.4: Convenience Goods Capacity within Tangmere at 2035
30% Retention 50% Retention Available Expenditure (£m) 3.98 6.63 £3,500/sq m at 2020 1,070 sq m 1,783 sq m £7,500/sq m at 2020 499 sq m 832 sq m £10,000/sq m at 2020 374 sq m 624 sq m
Source: Derived from Table 6A, Appendix 4
5.24 Applying the sales density of an independent retailer or national multiple convenience store format (£3,500 - £7,500/sq m at 2020) to the available expenditure identified within the 30% retention scenario equates to a capacity range of between 499 – 1,070
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sq m (net) at 2035. Using a higher sales density for a major foodstore operator (£10,000 at 2020), the resultant convenience floorspace capacity is identified as 374 sq m (net) at 2035. As noted above, the 30% expenditure retention rate is considered a reasonable and conservative assumption for the Tangmere settlement given the retention rate of existing facilities within the catchment area.
Table 5.5: Comparison Goods Capacity within Tangmere at 2035
5% Retention 7% Retention Available Expenditure (£m) 1.40 1.96 £4,000/sq m at 2020 268 sq m 375 sq m £7,000/sq m at 2020 153 sq m 214 sq m
Source: Derived from Table 6B, Appendix 4
5.25 Applying a comparison goods sales density of £4,000/sq m at 2020 to the available expenditure identified within the lower 5% retention scenario equates to a capacity of 268 sq m (net) at 2035. Using a higher sales density of £7,000/sq m, the resultant comparison goods floorspace capacity is identified as 153 sq m at 2035.
5.26 In respect of the potential leisure floorspace, data on the turnover of leisure facilities is not as widely available from verified sources as retailer data. Given the likely operators which would be attracted to a village centre facility in Tangmere, we have assumed two sales density scenarios of £2,500 and £3,500 per sq m (at 2020).
Table 5.6: Leisure Services Capacity within Tangmere at 2035
5% Retention 7% Retention Available Expenditure (£m) 0.89 1.24 £2,500/sq m at 2020 354 sq m 496 sq m £3,500/sq m at 2020 253 sq m 354 sq m
Source: Derived from Table 12, Appendix 4
5.27 Applying a leisure services sales density of £2,500/sq m to the available expenditure identified within the 5% retention scenario equates to a capacity of 354 sq m (net) at 2035. Using a higher sales density of £3,500/sq m at 2020, the resultant leisure floorspace capacity is identified as 253 sq m at 2035.
5.28 The lower trade retention scenarios detailed above (30% convenience; 5% comparison; and 5% leisure service uses) are considered reasonable and conservative for the purposes of assessing floorspace capacity within the extended Tangmere settlement. These have been used to inform the assessment of the anticipated composition of retail and leisure uses within the proposed development as detailed below.
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Proposed Development
5.29 As set out in Section 2, the proposed village centre will comprise a maximum of 1,000 sq m (GEA) of Class E (shops, professional and financial services, restaurants and cafés, and offices) and sui generis uses (drinking establishments, hot food takeaways).
5.30 It is anticipated that the retail element of the expanded village centre will include a new convenience store (of approximately 380 sq m) and 3 no. flexible units within Class E or sui generis uses. Permission for a range of uses is sought to ensure that the village centre will provide a robust and flexible offer to serve the growing community. Uses which may come forward in the smaller flexible units include a pharmacy, hairdressers, hot food takeaways and/or a coffee shop.
5.31 Given the timescales over which this development is to be brought forward and the need to be able to adapt to changing retail and leisure market trends, it is essential for sufficient flexibility to be built into the outline consent.
5.32 Whilst maximum flexibility in the range and quantum of floorspace permitted is a key requirement of the proposal, we have considered realistic scenarios for the use of the proposed floorspace. The assessment assumes that half of the net floorspace (383 sq m) could be brought forward for convenience/comparison goods retail uses (to accommodate a convenience store or other small units) and a quarter of the net floorspace could be used to accommodate leisure service uses (such as restaurants, cafés, hot food takeaways and health & beauty service uses).
Turnover of Proposed Development 5.33 In estimating the turnover of the proposed development, we have adopted a conservative approach and used the lower trade retention scenarios and the higher sales densities identified in the above capacity analysis (£10,000/sq m for convenience goods; £7,000/sq m for comparison goods; and £3,500 for leisure services at 2020). Inflation rates per annum have been applied to account for increases in floorspace efficiency up to 2035 (+0.4% per annum for convenience goods; +1.8% per annum for comparison goods; and +1.0% for leisure service uses).
5.34 In calculating the maximum achievable turnover of the proposal, we consider these assumptions robust to compare with the available capacity for convenience, comparison and leisure services goods identified within Tables 5.4-5.6 above. The anticipated turnover of the proposed development based on the above assumptions is detailed in Table 5.7.
Table 5.7: Anticipated Turnover of Proposed Development at 2035
Sales density Floorspace Turnover 2020 Turnover 2035 at 2020 (sq m net) (£m) (£m) (£/sq m) Convenience 344 10,000 3.44 3.65 Goods
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Comparison 38 7,000 0.27 0.35 Goods Leisure 191 3,500 0.67 0.78 Services
Source: Derived from Tables 7 and 10, Appendix 4
Capacity to Accommodate Proposed Development 5.35 Factoring in the estimated rates of trade retention, Table 5.8 assesses the available capacity for convenience, comparison and leisure services goods (identified within Tables 5.4-5.6 above) with the anticipated turnover of the development at 2035 (detailed in Table 5.7).
Table 5.8: Capacity to Accommodate Proposed Development at 2035
Convenience Comparison Leisure Service Goods Goods Uses Total Available 13.25 28.02 17.72 Expenditure (£m) Retention Rate (%) 30% 5% 5% Available 3.98 1.40 0.89 Expenditure (£m) Proposed Turnover 3.65 0.35 0.78 (£m) Residual Capacity 0.32 1.05 0.11 (£m)
Source: Tables 8 and 11, Appendix 4
5.36 Table 5.8 demonstrates that even if the expanded settlement of Tangmere is only able to retain 30% of the generated convenience goods expenditure at 2035 (£3.98 million), sufficient expenditure remains to support 100% of the turnover of the convenience store development when using a high sales density (£3.65 million), with £0.32 million of residual capacity remaining to support additional convenience floorspace.
5.37 For comparison goods, if the expanded Tangmere settlement retains only 5% of generated expenditure at 2035 (£1.40 million), Table 5.8 indicates that sufficient expenditure exists to support 100% of the proposed comparison goods floorspace (£0.35 million), with £1.05 million of residual capacity remaining to support additional floorspace at 2035. This would be sufficient to support an additional 150 sq m of comparison goods floorspace at 2035 using the higher sales density (£7,000 sq m) identified above.
5.38 For leisure service uses, if it is assumed that Tangmere will retain 5% of generated expenditure at 2035 (£0.89 million), sufficient expenditure exists to support all of the
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proposed leisure service uses floorspace (£0.78 million), with £0.11 million of residual capacity remaining to support additional floorspace at 2035.
Summary
5.39 In summary, the proposed village centre will comprise a maximum of 1,000 sq m (GEA) of Class E (shops, professional and financial services, restaurants and cafés, and offices) and sui generis uses (drinking establishments, hot food takeaways).
5.40 Whilst maximum flexibility in the range and quantum of floorspace permitted is a key requirement of the proposal, we have considered realistic scenarios for the use of the proposed floorspace. This assumes that up to half of the net floorspace (383 sq m) could be brought forward for convenience/comparison goods retail uses (to accommodate a convenience store or other small units) and a quarter of the net floorspace could be used to accommodate leisure service uses (such as restaurants, cafés, hot food takeaways and health & beauty service uses).
5.41 The above quantitative assessment demonstrates that the expanded settlement at Tangmere will generate sufficient expenditure capacity to support this quantum of floorspace (with residual expenditure remaining), even when adopting low expenditure retention rates and high sales density assumptions for the potential retail and leisure occupiers. In reality, as the occupiers are likely to have a range of sales densities (rather than the higher values tested) and the catchment area may retain more trade than the low rates assumed, capacity will exist to support higher levels of floorspace than examined within this quantitative assessment.
5.42 As there are no other centres within the catchment area of the proposal and the retail facilities within the expanded village centre are likely to only capture a small proportion of the additional expenditure generated by new residents, retail impacts on other centres further afield will be negligible. The majority of expenditure will be new to the catchment area and any minor trade diversion impacts from the new facilities will be spread across a number of stores within the CDC authority area.
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6. Summary and Conclusion
6.1 The outline planning application seeks to deliver a comprehensive residential led expansion to Tangmere in line with policy requirements. The proposal includes the provision of an expanded village centre facility. It is intended that the village centre will form an extension to the existing community facilities and services in accordance with the ‘one village’ approach set out in the Tangmere Neighbourhood Plan.
6.2 There is currently a very limited retail and commercial offer within the existing Tangmere settlement. Retail provision is limited to a single Co-op convenience store and a petrol station, with a small convenience element provided by Spar. The village does not provide any additional services such as a hairdressers, hot food takeaway or coffee shop, which would usually be expected in a settlement the size the Tangmere.
6.3 The scale of the proposal and the comprehensive approach to the SDL will ensure that an appropriate level of local services and facilities are provided to service Tangmere as it expands. To achieve this, and in line with feedback from extensive pre-application discussions and engagement, the expanded village centre will provide space for 1,000 sq m (GEA) of flexible units for Classes E (shops, professional and financial services, restaurants and cafes, and offices) and for sui generis uses (for drinking establishments/hot foot takeaways). These commercial uses will be provided within close proximity to the existing community and civic facilities on Malcolm Road to encourage linked trips and provide a critical mass of facilities.
6.4 The quantitative assessment demonstrates that the expanded settlement at Tangmere will generate sufficient expenditure capacity to support the likely composition of retail and leisure uses within the quantum of floorspace proposed (with residual expenditure remaining), even when adopting conservative trade retention and sales density assumptions.
6.5 As there are no other centres within the catchment area of the proposal and the retail facilities within the expanded village centre are likely to capture only a small proportion of the additional expenditure generated by new residents of the settlement, retail impacts on other centres further afield will be negligible.
6.6 The proposals are in full accordance with all tiers of planning policy relating to main town centre uses. The application proposal is consistent with the site specific allocation identified under Local Plan Policy 18 and TNP Policy 2.
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Appendix 1: Extracts from CDC Pre-application Advice Letter (18 October 2019)
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WSCC advises that provision within a community building with longer opening times is its preferred approach. It stresses that the library should be seen as a facility which makes a positive contribution to the community and could fit well if located near a coffee shop or a garden, for example. In such a location, it can be seen as contributing to the health and wellbeing of the residents.
Proper consideration also needs to be made to demonstrating a suitable access for daily deliveries of books by a large van. An example of a successful library operating from shared staffed buildings is the Grange Leisure Centre in Midhurst. This is larger than a tier 7 library facility, but outside of the core hours it is an unstaffed library. It is understood to be staffed 9-6pm but the building is open between 7-11pm and is also open on a Sunday. CP may wish to consider this, or something similar, as a good example of such a facility.
Village Centre (Commercial, Retail and Leisure Uses)
Policy 18 of the Adopted Chichester Local Plan identifies the local community’s aspirations for improved or expanded local convenience shopping, with a requirement for new or expanded community facilities, possibly including a new village centre. There is also a requirement to incorporate small scale business uses.
The policy ambition for improved and expanded convenience shopping is carried forward in the Local Plan Review which anticipates the transition of the existing village centre to create a new ‘Local Centre’ based around a ‘village main street’ ( Draft Policy AL14 of the CDC Preferred Approach Plan, December 2018).
This approach is further supported within the adopted Tangmere Neighbourhood Plan, which seeks commercial uses on the site to be provided in the form of a smal l parade in the ‘Village Main Street’ to serve the convenience and local service needs of the existing and new residents and comprising a mix of units suited to A1-A5 and B1(a) uses (subject to marketing evidence), some or all of which may be delivered within dwellings on upper floors.
In response and on behalf of CP, Turley has undertaken an assessment of the potential retail and commercial composition and ‘offer’ of the Tangmere village centre, focusing on Use Classes A1-A5 and the potential quantum of floorspace that could be provided as part of the proposed development. The quantitative assessment undertaken has identified that the additional expenditure that would be generated by the proposed development will be able to support some new retail and leisure floorspace to allow for an expansion of the existing village centre. The exact quantum of floorspace which can be supported will be dependent on the requirements and trading format of potential retailers and operators, as well as the aspirations of stakeholders, including the local community.
The land use budget plan (Ref: TOR_SK043) and the emerging framework masterplan (Ref: TOR_SK042) indicate a ‘mixed use village centre’ area located on the proposed extension to Malcolm Road. This location is con sidered consistent with aspiration for the creation of a ‘main village street’ as expressed within the Neighbourhood Plan. The mixed use village centre area would provide additional floorspace to serve the expanded village of Tangmere and assumes that the existing levels of convenience expenditure retention within the village will remain broadly the same, whist planning for a small increase in comparison and leisure services expenditure retention. As a result, it is considered that there is potential for a new convenience store or ‘corner shop’ within the mixed use village centre area, with the assumption that the existing Co-op facility would be retained.
It is acknowledged by CP that a second convenience store, of a similar size and nature to the Co-op, would in practice compete directly with this store, and would largely replicate existing provision rather than enhance the retail offer. In order to secure operator interest, the siting of the convenience store within the development would need to be carefully considered. Any new convenience store would need to be purpose-built to operator requirements. If a Post Office or similar community / trip generating use (e.g. parcel delivery points /Amazon Lockers) could be provided within the new store, then this could assist in with longer term viability.
With regard to other smaller scale convenience uses, it is considered that there is potential for facilities such as an ‘urban farm shop’ or co -operative of specialist retailers at this location. This could potentially function as a hybrid butchers / bakers / greengrocers /fishmongers across 1 or 2 small units. The assessment work undertaken identified only a limited potential for the growth in comparison goods floorspace and it is proposed that this would be limited to the existing comparison goods area within the Co-op store, in addition to a single small unit within the mixed use village centre area. For example, a pharmacy would be an appropriate use at this location, within close proximity of the existing medical centre.
Likewise leisure services would likely comprise an additional three or four uses, for example, providing hairdressers, hot food takeaways and/or a coffee shop. Tangmere is currently deficient in these uses and they would be expected within a settlement of the scale being planned at Tangmere. The potential to include small-scale business uses within the mixed use village centre has yet to be tested. However, there is potential for A2 professional services or B1a office uses to occupy either ground or upper floor spaces within one or more of the units that would be delivered within this part of the site.
Pre-application advice is requested from CDC on the proposed approach outlined above, both in terms of the potential location for the village centre uses and also the likely quantum of retail, commercial and leisure uses anticipated.
CDC Advice – The policy context for this aspect is both clear and consistent and should be closely followed. Adopted Local Plan Policy 18, Draft Policy AL14 in the Local Plan Review and Policy 2 of the TNP all generally support improved and expanded local convenience shopping, additional community facilities and the principle of a new local centre. The TNP Policy 2 (x) is more specific and sets out the potential need for a range of mixed units, to include A1 to A5 and B1 (a) uses.
CDC recognises the assessment that Turley has undertaken and supports the principle of some additional provision to enable the expansion of the village centre. The approach that is currently being taken by CP through the Masterplan process (and which will find its way into the OPA) seems, therefore, to be appropriate.
This includes the potential provision of an additional convenience store, possibly with an additional offer of the types outlined, in order to help increase potential viability. CDC would also support the provision of other possible small scale units, such as specialist local retailers, if this proves to be viable and deliverable and the provision of other important local facilities such as a Post Office, hair dresser and a coffee shop etc.
In terms of quantum, CDC cannot predict what level or type of floorspace the market is able to deliver and viably maintain, but it would welcome the provision of a good range of local facilities in order to help deliver an improved commercial offer and a more robust village centre. In terms of preferred location , the policy background suggests a “village centre” prefer ence, in order to help deliver important policy objectives.
CDC advises that it will seek to use any future Section 106 Obligation as the appropriate tool for helping to deliver the facilities that evolve and are provided to support the local community. These should, therefore, be further considered as part of the proposed outline planning application.
Finally, if some further evaluation work is taken forward (as is suggested for helping to define the appropriate community and recreational/leisure facilities for the village of Tangmere) then it is possible that this exercise could also potentially additionally consider potential commercial, leisure and retail needs, as part of that work.
Additional topic areas where CDC wishes to provide additional advice.
In addition to the areas where CP has specifically asked for advice, there are a number of additional topic areas where CDC provides additional advice, based on its own considerations and following completion of a consultation exercise. These areas, together with the advice offered, are as follows:-
Housing density
CDC is aware that in gross density terms, a site totalling 76 hectares and accommodating up to 1,300 homes would provide a gross density of just over 17 dwellings per hectare (or around 7 dwellings per acre). CP has confirmed in the request for pre-application advice that the outcome from the currently available technical assessment work indicate that it will be possible to achieve up to 1,300 dwellings. CDC is aware that the area available for residential development may be slightly less than 50% of the site area and somewhere in the order of 37.6 hectares. This potentially increases residential densities to nearly 35 dwellings per hectare or around 15 per acre.
CDC needs to better understand that this level of development can be satisfactorily delivered within the context of the fundamental vision principles that CP has embedded within its planning and design ethos and in relation to all other standards and policies that will apply. CDC consequently recommends that CP assesses and demonstrates the implications of the potential net densities, for the residential elements of the scheme. The requirements for open space, sport and leisure facilities, community facilities (in their widest sense), the proposed school, the green spaces and the various protected areas will all contribute, so as to significantly reduce the actual net areas on which housing will be provided, although it is accepted that, generally these may well lie outside the 37.6 residential hectares.
As part of any future outline planning application and at the earlier Masterplan stage, therefore, CDC invites CP to prepare and submit a detailed schedule, showing how much land each of the various non-residential site requirements will take and what the consequential net remaining area will be for housing development. Appendix 2: Town Centre Uses Statement Methodology Note
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Town Centre Uses Statement Methodology
1.1 This note summarises the methodology adopted in the retail and leisure expenditure analysis contained within the Town Centre Uses Statement.
Methodology
Population and Expenditure Data 1.2 The expenditure capacity assessment is based on population and per capita spending forecasts for the defined catchment area derived from Pitney Bowes (PB).
1.3 Expenditure growth rates (also derived from PB) have been used to project the expenditure per capita figures forward from the base year of 2017. The PB average annual growth rates from 2020-2035 have been adopted in this assessment as set out in the Pitney Bowes Retail Expenditure Guide 2019/20 (September 2019). For convenience goods this is +0.6% per annum and for comparison goods +2.3% per annum.
1.4 Account has also been taken for Special Forms of Trading (SFT) with a deduction of 2.9% for convenience goods and 28.2% for comparison goods at 2020 as per the PB Expenditure Guide.
1.5 In respect of leisure services, expenditure data for the assessment years has been sourced directly from Pitney Bowes GeoInsight data.
Proposed Residential Development 1.6 Information on the number of dwellings to be built and the proposed housing mix has been obtained from Countryside.
1.7 The average occupancy rate of the development has been calculated utilising the proposed housing mix and Chichester District Council’s average dwelling and household size data, based on information from the 2011 Census.
1.8 The catchment area for the assessment incorporates the existing Tangmere and Boxgrove settlements.
1.9 In relation to the build rate, it is envisaged that the site preparation will be phased, with initial works anticipated to commence in 2022. This enables infrastructure and construction to commence in 2022 and completed over an anticipated period of 10-12 years (2032-2034), subject to market conditions. The average build rate will therefore be approximately 108 dwellings per annum from 2023.
Existing Provision 1.10 Information on the existing provision in the catchment area has been sourced from the Chichester Retail and Main Town Centre Uses Study (2018) prepared by Lichfields on behalf of Chichester District Council.
1.11 Existing provision was verified during visits to Tangmere and Boxgrove.
1.12 The turnover of existing provision has been assumed based on the operators average sales density sourced from GlobalData where available. Allowance has been made for growth due to
turnover efficiencies of +0.4% per annum for convenience goods and +1.8% per annum for comparison goods (derived from Pitney Bowes Retail Expenditure Guide 2019/20).
Turnover of Proposed Local Centre Uses 1.13 In order to identify the likely quantum of floorspace which could be accommodated in the proposed expanded village centre, a number of scenarios have been adopted in relation to the likely sales density of the floorspace.
1.14 In respect of convenience goods, these are as follows:
• Independent, specialist retailer - £3,500 per sq m (at 2020)
• National multiple convenience store / ‘corner shop’ operator (e.g. Spar, McColls, Budgens) - £7,500 per sq m (at 2020). Derived from the latest data published by Mintel; and
• Main foodstore operators (e.g. Tesco Express, Sainsbury’s Local, Little Waitrose etc) - £10,000 per sq m (at 2020). Informed by the latest data published by GlobalData.
1.1 For comparison goods, the following sales densities have been adopted:
• Independent, high street comparison goods retailer - £4,000 per sq m (at 2020); and
• Comparison goods within foodstores - £7,000 per sq m (at 2020)
1.15 For leisure services, two sales density scenarios of £2,500 and £3,500 per sq m (at 2020) have been assumed.
Base, design and price years: 1.16 2020 (the current year) has been adopted as the base year for the assessment. 2025 has been considered as 5 years from base year and 2035 as 10 years further on when the majority of the development will have been constructed.
1.17 All monetary values are expressed in 2018 prices
2 Appendix 3: Catchment Plan
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Appendix 4: Economic Tables
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TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 1: POPULATION AND CONVENIENCE GOODS EXPENDITURE WITHIN TANGMERE TABLE 2: POPULATION AND COMPARISON GOODS EXPENDITURE WITHIN TANGMERE CATCHMENT AREA (WITHOUT DEVELOPMENT) CATCHMENT AREA (WITHOUT DEVELOPMENT)
Tangmere Catchment Area Tangmere Catchment Area
# # 2020 2020 Population 3,467 Population 3,467 Convenience Expenditure per Head (£) 2,095 Convenience Expenditure per Head (£) 2,970 Total Expenditure (£m) 7.26 Total Expenditure (£m) 10.30
2025 2025 Population 3,581 Population 3,581 Expenditure per Head (£) 2,158 Expenditure per Head (£) 3,328 Total Expenditure (£m) 7.73 Total Expenditure (£m) 11.92
2030 2030 Population 3,720 Population 3,720 Expenditure per Head (£) 2,224 Expenditure per Head (£) 3,728 Total Expenditure (£m) 8.27 Total Expenditure (£m) 13.87
2035 2035 Population 3,872 Population 3,872 Expenditure per Head (£) 2,291 Expenditure per Head (£) 4,177 Total Expenditure (£m) 8.87 Total Expenditure (£m) 16.17
Population Growth 2020-2035 405 Population Growth 2020-2035 114 Expenditure Growth 2020-2025 (£m) 0.47 Expenditure Growth 2020-2025 (£m) 1.62 Expenditure Growth 2020-2035 (£m) 1.61 Expenditure Growth 2020-2035 (£m) 5.88
NOTES: 1. Tangmere catchment area based upon 1km radius around existing Tangmere settlement, including Boxgrove and East Hampnett settlements (see plan ref COUS3001 GIS_100 ) 2. Population and expenditure per capita derived from Pitney Bowes GeoInsight Report Data (2018 based estimates) for each zone. 3. Expenditure per capita identified to grow at forecast growth rate of +0.6% p/a for convenience goods and +2.3% p/a for comparison goods (as identified by Pitney Bowes Retail Expenditure Guide, September 2019). 4. SFT deducted from per capita figures at 2020 (2.9% deduction for convenience and 28.2% for comparison good (based on Pitney Bowes Retail Expenditure Guide, September 2019).
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 3: ESTIMATED POPULATION AND EXPENDITURE GENERATED BY PROPOSED DEVELOPMENT AND WIDER TANGMERE CATCHMENT AREA
Proposed Tangmere settlement expansion Total including Tangmere Catchment Proposed Tangmere settlement Area Assumed build rate expansion - base scenario
2020 Number of units 1,300 0 - Estimated population 2,875 0 3,467 Total available convenience goods expenditure (£m) 6.02 0.00 7.26 Total available comparison good expenditure (£m) 8.54 0.00 10.30
2025 Number of units 1,300 325 - Estimated population 2,875 719 4,300 Total available convenience goods expenditure (£m) 6.20 1.55 9.28 Total available comparison good expenditure (£m) 9.57 2.39 14.31
2030 Number of units 1,300 867 - Estimated population 2,875 1,917 5,637 Total available convenience goods expenditure (£m) 6.39 4.26 12.54 Total available comparison good expenditure (£m) 10.72 7.15 21.02
2035 Number of units 1,300 1,300 - Estimated population 2,875 2,875 6,747 Total available convenience goods expenditure (£m) 6.59 6.59 15.46 Total available comparison good expenditure (£m) 12.01 12.01 28.18
NOTES: 1. Estimated population derived from Turley Economic Impact Assessment (September 2020). 2. Build rate based on assumptions informing Economic Impact Assessment. The site preparation will be phased, with initial works anticipated to commence in 2022. This enables infrastructure and construction to commence in 2022 and completed over an anticipated period of 10-12 years (2032-2034), subject to market conditions.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 4: EXISTING CONVENIENCE AND COMPARISON GOODS FACILITIES WITHIN CATCHMENT AREA, AND MAIN FACILITIES BEYOND CATCHMENT AREA
Net floorspace Net convenience Net comparison Destination (sq m) (sq m) (sq m)
Within Tangmere Catchment Area Co-operative Food, Malcolm Road, Tangmere 196 186 10 Spar, Esso PFS, A27, Tangmere 48 43 5 Boxgrove Shop and Tea Rooms 45 41 5 Sub Total Catchment Area 289 270 19
Beyond Catchment Area Chichester town centre - - 40,890 Chichester retail warehousing - - 21,600 Tesco Extra, Chichester 6,667 4,334 2,333 Sainsbury's, Chichester 6,281 4,083 2,198 Waitrose, Chichester 2,180 1,962 218 Lidl, Portfield Way, Chichester 886 753 133
NOTES: 1. Existing facilities derived from Lichfields Chichester Retail and Main Town Centre Uses Study 2018 2. Facilities in Tangmere verified from site visit April 2019. One Stop in village no longer trading. Additional Spar store within PFS on A27 identified from visit and local shop within Boxgrove village
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 5A: TURNOVER OF EXISTING CONVENIENCE GOODS FACILITIES WITHIN TANGMERE CATCHMENT AREA
2020 2025 2035 Turnover from Turnover from Turnover from Turnover from Net convenience Turnover density (£ Estimated total Turnover density Estimated total Turnover density Estimated total Destination within Catchment within Catchment within Catchment within Catchment (sq m) per sq m) turnover (£m) (£ per sq m) turnover (£m) (£ per sqm) turnover (£m) Area Area Area Area
Within Tangmere Catchment Area Co-operative Food, Malcolm Road, Tangmere 186 90% 10,666 1.98 1.79 10,881 2.02 1.82 11,324 2.11 1.90 Spar, Esso PFS, A27, Tangmere 43 50% 8,532 0.37 0.18 8,704 0.38 0.19 9,058 0.39 0.20 Boxgrove Shop and Tea Rooms 41 75% 3,500 0.14 0.11 3,571 0.14 0.11 3,716 0.15 0.11 Sub Total Catchment Area 2.49 2.08 2.54 2.12 2.65 2.20
TABLE 5B: TURNOVER OF EXISTING COMPARISON GOODS FACILITIES WITHIN TANGMERE CATCHMENT AREA
2020 2025 2035 Turnover from Turnover from Turnover from Turnover from Net convenience Turnover density (£ Estimated turnover Turnover density (£ Estimated turnover Turnover density (£ Estimated turnover Destination within Catchment within Catchment within Catchment within Catchment (sq m) per sq m) (£m) per sqm ) (£m) per sq m) (£m) Area Area Area Area
Within Tangmere Catchment Area Co-operative Food, Malcolm Road, Tangmere 10 90% 11,171 0.11 0.10 12,213 0.12 0.11 14,599 0.15 0.13 Spar, Esso PFS, A27, Tangmere 5 25% 8,532 0.04 0.01 9,328 0.04 0.01 11,150 0.05 0.01 Boxgrove Shop and Tea Rooms 5 75% 4,000 0.02 0.01 4,373 0.02 0.01 5,227 0.02 0.02 Sub Total Catchment Area 0.17 0.12 0.19 0.14 0.22 0.16
NOTES:
1. Turnover densities for Co-op sourced from Convenience and Comparison Goods Data Pack - 2019 (GlobalData September 2019) 2. Turnover densities for Spar sourced from Mintel Retail Rankings (April 2018). 3. Turnover density for local shops assumed based on nature and scale of facilities 4. Floorspace efficiency at + 0.4% per annum for convenience goods and +1.8% per annum for comparison goods (as identified by Pitney Bowes Retail Expenditure Guide, September 2019).
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 6A: ESTIMATED AVAILABLE CONVENIENCE GOODS EXPENDITURE WITHIN TANGMERE CATCHMENT
30% retention 50% retention 2025 2035 2025 2035
Total Available Expenditure 9.28 15.46 9.28 15.46 Turnover of existing facilities from catchment area 2.12 2.20 2.12 2.20 Resultant Expenditure Capacity (Total) 7.16 13.25 7.16 13.25 Retention Scenario 2.15 3.98 3.58 6.63
Floorspace supported @ £3,500 per sq m at 2020 602 1,070 1,003 1,783 Floorspace supported @ £7,500 per sq m at 2020 281 499 468 832 Floorspace supported @ £10,000 per sq m at 2020 211 374 351 624
TABLE 6B: ESTIMATED AVAILABLE COMPARISON GOODS EXPENDITURE WITHIN TANGMERE CATCHMENT
5% retention 7% retention 2025 2035 2025 2035
Total Available Expenditure 14.31 28.18 14.31 28.18 Turmover of existing facilities from catchment area 0.14 0.16 0.14 0.16 Resultant Expenditure Capacity (Total) 14.17 28.02 14.17 28.02 Retention Scenario 0.71 1.40 0.99 1.96
Floorspace supported @ £4,000 per sq m at 2020 162 268 227 375 Floorspace supported @ £7,000 per sq m at 2020 93 153 130 214
NOTES 1. Available expenditure in 2025 and 2035 sourced from Table 3. 2. Turnover from existing facilities sourced from Table 4. 3. Floorspace scenarios turnover density based upon the average of different retailers types: local & independent shops, convenience store operators and main foodstore operators 4. Floorspace efficiency at + 0.4% per annum for convenience goods and +1.8% per annum for comparison goods applied to sales densities between 2020 and 2035 (as identified by Pitney Bowes Retail Expenditure Guide, September 2019).
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 7: ESTIMATED TURNOVER OF RETAIL FACILITIES WITHIN EXPANDED VILLAGE CENTRE
Floorspace (sq m) Floorspace (sq m) Floorspace (sq m) Floorspace (sq m) Benchmark Benchmark Benchmark Sales Area Sales Density Proposed Development Turnover (£m) - Turnover (£m) - Turnover (£m) - (sq m) (£/sq m) GEA GIA NIA Retail NIA 2020 2025 2035
Class E floorspace (convenience) 1,000 900 765 383 344 10,000 3.44 3.51 3.65
Class E floorspace (comparison) 1,000 900 765 383 38 7,000 0.27 0.29 0.35
Total 1,000 900 765 383 383 - 3.71 3.80 4.00
NOTES: 1. Gross Internal Area (GIA) floorspace assumed as 90% of Gross External Area (GEA) 2. Net Internal Area (NIA) floorspace assumed as 85% of the Gross Internal Area (GIA) 3. Retail floorspace assumed as a maximum of 50% net floorspace. 4. Convenience / comparison sales area based on a 90%/10% split. 5. Average sales densities based on Turley judgement. 6. Floorspace efficiency at + 0.4% per annum for convenience goods and +1.8% per annum for comparison goods (as identified by Pitney Bowes Retail Expenditure Guide, September 2019).
AT 2018 PRICES TANGMERE VILLAGE CENTRE - RETAIL EXPENDITURE ECONOMIC TABLES
TABLE 8A: AVAILABLE CONVENIENCE GOODS EXPENDITURE TO SUPPORT PROPOSED DEVELOPMENT (2025 & 2035) (£m)
2025 (£m) 2035 (£m)
Turnover of Proposed Development 3.51 3.65
50% expenditure retention 3.58 6.63 Residual capacity 0.07 2.97
30% expenditure retention 2.15 3.98 Residual capacity -1.36 0.32
TABLE 8B: AVAILABLE COMPARISON GOODS EXPENDITURE TO SUPPORT PROPOSED DEVELOPMENT (2025 & 2035) (£m)
2025 (£m) 2035 (£m)
Turnover of Proposed Development 0.29 0.35
7% expenditure retention 0.99 1.96 Residual capacity 0.70 1.61
5% expenditure retention 0.71 1.40 Residual capacity 0.42 1.05
NOTES 1. Derived from Tables 6 and 7.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - LEISURE EXPENDITURE ECONOMIC TABLES
TABLE 9: POPULATION AND LEISURE SERVICES EXPENDITURE WITHIN TANGMERE CATCHMENT AREA (WITHOUT DEVELOPMENT)
Tangmere Catchment Area # 2020 Population 3,467 Expenditure per Head (£) 2,410 Total Expenditure (£m) 8.36
2025 Population 3,581 Expenditure per Head (£) 2,541 Total Expenditure (£m) 9.10
2030 Population 3,720 Expenditure per Head (£) 2,613 Total Expenditure (£m) 9.72
2035 Population 3,872 Expenditure per Head (£) 2,626 Total Expenditure (£m) 10.17
Population Growth 2020-2035 405 Expenditure Growth 2020-2025 (£m) 0.74 Expenditure Growth 2020-2035 (£m) 1.81
NOTES: 1. Tangmere catchment area based upon 1km radius around existing Tangmere settlement, including Boxgrove and East Hampnett settlements (see plan at Appendix 3). 2. Population and expenditure per capita derived from Pitney Bowes GeoInsight Report Data (2018 based estimates) for each zone. 3. Leisure services (as defined by PB) include recreational and cultural services; restaurants, cafes and canteens; accommodation; hairdressing and personal grooming.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - LEISURE EXPENDITURE ECONOMIC TABLES
TABLE 10: ESTIMATED POPULATION AND EXPENDITURE GENERATED BY PROPOSED DEVELOPMENT AND WIDER TANGMERE CATCHMENT AREA
Proposed Tangmere settlement expansion Total including Tangmere Catchment Proposed Tangmere settlement Area Assumed build rate expansion - base scenario
2020 Number of units 1,300 0 - Estimated population 2,875 0 3,467 Total available leisure services expenditure (£m) 6.93 0.00 8.36
2025 Number of units 1,300 325 - Estimated population 2,875 719 4,300 Total available leisure services expenditure (£m) 7.30 1.83 10.93
2030 Number of units 1,300 867 - Estimated population 2,875 1,917 3,730 Total available leisure services expenditure (£m) 7.51 5.01 14.73
2035 Number of units 1,300 1,300 - Estimated population 2,875 2,875 6,747 Total available leisure services expenditure (£m) 7.55 7.55 17.72
NOTES: 1. Estimated population derived from Turley Economic Impact Assessment (September 2020). 2. Build rate based on assumptions informing Economic Impact Assessment. The site preparation will be phased, with initial works anticipated to commence in 2022. This enables infrastructure and construction to commence in 2022 and completed over an anticipated period of 10-12 years (2032-2034), subject to market conditions.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - LEISURE EXPENDITURE ECONOMIC TABLES
TABLE 11: ESTIMATED AVAILABLE LEISURE SERVICES EXPENDITURE WITHIN TANGMERE CATCHMENT
5% retention 7% retention 2025 2035 2025 2035
Total Available Expenditure 10.93 17.72 10.93 17.72 Retention Scenario 0.55 0.89 0.76 1.24
Floorspace supported @ £2,500 per sq m at 2020 219 354 306 496 Floorspace supported @ £3,500 per sq m at 2020 156 253 219 354
NOTES 1. Available expenditure in 2025 and 2035 sourced from Table 10. 2. Floorspace scenarios turnover density based on Turley judgement. 3. Floorspace efficiency at + 1.0% per annum for leisure goods applied to sales density between 2020 and 2035.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - LEISURE EXPENDITURE ECONOMIC TABLES
TABLE 12: ESTIMATED TURNOVER OF LEISURE SERVICES WITHIN EXPANDED VILLAGE CENTRE
Proposed Development Floorspace (sq m) Floorspace (sq m) Floorspace (sq m) Floorspace (sq m) Benchmark Benchmark Benchmark Benchmark Sales Density (£/sq Turnover (£m) - Turnover (£m) - Turnover (£m) - Turnover (£m) - m) GEA GIA NIA Leisure Services NIA 2020 2025 2030 2035
Class E floorspace (leisure) 1,000 900 765 191 3,500 0.67 0.70 0.74 0.78
Total 1,000 900 765 191 - 0.67 0.70 0.74 0.78
NOTES: 1. Gross Internal Area (GIA) floorspace assumed as 90% of Gross External Area (GEA) 2. Net Internal Area (NIA) floorspace assumed as 85% of the Gross Internal Area (GIA) 3. Leisure Services floorspace assumed as a maximum of 25% net floorspace. 4. Average sales density based on Turley judgement. 5. Floorspace efficiency assumed as +1.0% per annum based on Turley judgement.
AT 2018 PRICES TANGMERE VILLAGE CENTRE - LEISURE EXPENDITURE ECONOMIC TABLES
TABLE 13: AVAILABLE CONVENIENCE GOODS EXPENDITURE TO SUPPORT PROPOSED DEVELOPMENT (2025 & 2035) (£m)
2025 (£m) 2035 (£m)
Turnover of Proposed Development 0.70 0.78
7% expenditure retention 0.76 1.24 Residual capacity 0.06 0.46
5% expenditure retention 0.55 0.89 Residual capacity -0.16 0.11
NOTES 1. Derived from Tables 11 and 12.
AT 2018 PRICES
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