January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 1
Westhoughton Stage 1 Report: Baseline
A report to Bolton Metropolitan Borough Council
January 2020 2 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Market Street January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 3
Contents
1 Introduction
2 Policy Context and Town Centre Trends
3 Socio-economic Baseline to the Town Centres
4 Town Centre Analysis
5 Movement Framework
6 Property and Market Analysis
7 Conclusion and Next Steps
8 Appendices
Appendix A – Town Centre Trends
Appendix B – Policy Context 4 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Westhoughton Town Centre Circa - 1929 - 1930 January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 5
1. Introduction
1.1 Study Overview • Taking account of the Bolton Council’s One Public 1.4 Structure of this report Estate and Strategic Asset Management Plan 1.1.1 BDP, supported by BE Group and CBO Transport (BDP • A collaborative approach, working with stakeholders 1.4.1 The remainder of this report is structured as follows: team), has been commissioned by Bolton Council to and the community produce masterplan for Westhoughton town centre • Focusing on a small number of deliverable and • Section 2: Policy context and town centre trends (WTC). transformative projects. – Reviews current planning policy context and town centre trends to help identify the key opportunities and the focus for future development. 1.1.2 The masterplan comprises an overarching spatial 1.2.3 This report summarises the baseline work carried out by strategy for the future development of the town centre, the BDP team to underpin the development of masterplan • Section 3: Socio-economic baseline to the town a masterplan framework and key project proposals, proposals for WTC. The purpose of undertaking the centres – Provides an overview of the town centre as supported by an assessment of economic benefits and baseline studies is to understand all of the constraints, it is today in terms of social and economic factors. an outline delivery strategy. issues and opportunities that have a bearing on the future • Section 4: Town centre analysis – Provides detailed of the town centre and any interdependencies that exist. analysis of the town centre’s assets, urban design 1.2 Background to the study and purpose of this and spatial framework, identifies character areas, report and provides an analysis of each character area in 1.3 Introduction to Westhoughton town centre terms of quality of built environment, issues and opportunities. 1.2.1 The client brief identifies the following priorities for the 1.3.1 A well-connected town centre, WTC spans from • Section 5: Movement framework – Provides an town centre: Westhoughton leisure centre to the west of Hall Lee analysis of the transport, movement, public realm and • Attractive environments Brook, to Westhoughton cemetery, which sits to the west parking within the town centre. of St Bartholomew Church. Market Street is the main • Improved residential offer of all types for all ages, • Section 6: Property and Market Analysis – Provides where appropriate spine of the town centre and, owing to the completion of a town centre bypass (A58), is lightly trafficked. The an appraisal of the local and sub-regional property • Connectivity including walking / cycling / public construction of A58 has led to the development of edge market for retail, residential and leisure, office and transport / digital / communities / individuals of town retail including Sainsbury’s, Lidl and McDonald’s. food and drink uses. • Meeting needs and aspirations of all ages Daisy Hill and Westhoughton rail stations sit within less • Section 7: Conclusion and next steps – Identifies the • Creating a sense of pride. than one mile distance from the town centre main spine. potential development areas within the town centre to be explored in the masterplanning process. • Section 8: Appendices – Provides an overview of the 1.2.2 As such, the scope of the masterplanning process for literature review and planning policy background that WTC includes the following: has supported the context within Section 2 of this • Responding to town centre challenges and future baseline report. proofing the town • Understanding the property market and future demand • Identifying opportunities for investment and development 6 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Ditchfield Gardens January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 7
2. Policy Context and Town Centre Trends
2.1 Introduction family businesses that have operated in the same area for nearer to shops could increase the potential for linked several generations) is more than ever beneficial to the visits. 2.1.1 This section of the report considers the national and character and identity of traditional town centre and high streets. It is considered that whilst buying from a high regional town centre trends and patterns of change Town centre living across town centres, identifies potential funding street chain can serve a purpose, with shopping online opportunities to support target interventions in town being even more efficient, it is often more thrilling to find centres and summarises planning policy and strategy something really special from an independent shop than 2.2.7 Revitalising high streets through well planned and context that are particularly relevant to and provide online shopping or shopping from large chain stores designed residential developments is a substantial factor guidance for future development in and around WTC. to rejuvenate town centres. The value of town centre living as part of mixed-use town centre development is More leisure, Food and drink being recognised as more retail investors and shopping 2.2 Town centre trends centre owners are taking more diverse approaches to 2.2.4 Shopping has become just one of a range of activities their assets. Equally, it is recognised that with the UK 2.2.1 Across the UK, town centres are facing challenges to rather than the sole purpose of visits to town and city currently facing a severe housing crisis, there is a need to their future vitality and viability. Many town centres are centres. Consumer demand, combined with population explore all options to increase housing supply, including suffering from falling retail sales, reduced footfall, rising and employment growth, has driven significant growth using property above shops for residential development. vacancies and high maintenance costs. As such, there is in the eating-out market, led by branded quick service a strong emphasis on the requirement for town centres to restaurants and casual dining restaurants. become places of more diverse attractions, providing a Offices and work space range of different activities and uses for all, such as more independent shops, housing, leisure, vibrant food and 2.2.5 One of the key factors driving the better performance of 2.2.8 Both the lack of quality office space and people working drink offers, social and community hubs, business and traditional high streets relative to shopping centres since in and around the city centre to create a demand for high work space and cultural enterprises. 2014, is that their offer has widened, particularly in the street shops and restaurants, is becoming more visible food and beverage sector. There is a large customer in the life of the high streets. Vacant shops are much base who are not in town during the day and the fact that more likely to dominate in weaker towns with fewer 2.2.2 A summary of the current town centre trends is provided town centre footfall has risen in the evening, is evidence businesses, which also have proportionately more retail below. A more detailed review of studies that have been that consumers are visiting town centres that blend retail space in their town centres and fewer high quality offices. used to shape the town centre trends narrative of this opportunities with a social experience. section can be found in ‘Appendix A’ of the report. High quality managed work space, supporting high skilled businesses alongside a proportion of retail space, Local access to public services as well as leisure space such as cafes and restaurants, Fewer ‘High Street’ shops, more independent trades can serve the needs of both workers and residents and bring more people to the high street. 2.2.6 As retailers on high streets are being hit hard by online 2.2.3 As the large chain stores struggle to compete with the competition, town centres need to become community growth of online retailing, independent, artisan traders hubs providing services such as healthcare, social offering a personalised service that cannot be found support, entertainment, leisure, art and culture. The online - from toy shops, book shops and jewellers to provision of community hubs and public services could butchers, fishmongers and bakeries - have a chance prove positive for retailers, as having such attractions to thrive. Retaining independent retailers (often iconic 8 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Quality of experience planning for transport modes, and towards putting Future High Streets Fund people first to better shape and manage our streets. This will help create more sustainable, healthy and resilient 2.2.9 Whilst retail is an important part of the town centre mix, 2.3.2 The Future High Streets Fund launched in December places across Greater Manchester and overall leads to an town centres are much more than shopping. People 2018, is an essential part of the Government’s plan improved quality of life for everyone. who visit town centres are there for many reasons, such for high streets, providing co-funding towards capital as to visit cafés, restaurants, pubs, galleries, parks, projects that bring transformative change, drives hairdressers, community hubs, libraries, banks etc., but 2.2.12 The programme has developed action plans for districts economic growth and sustainably improves living there are social factors too that bring people to the town across Greater Manchester, including the Borough of standards. It aims to help high streets adapt to and meet centre to come together, meet friends, join community Bolton. The key strategic schemes for Bolton include a the challenging expectations of today’s retail sector and activities or just simply enjoy sitting and watching other number of initiatives aiming to promote pedestrianisation, seeks to promote the regeneration of the town centres activities going on. To be successful, town centres segregated cycleways and transformation of public through innovative proposals around transport, housing need to provide a high quality public realm setting for realm across the Borough. Westhoughton is one of the delivery and public services. The fund operates as a shared experiences and be a focal point of local identity, areas located on Bolton corridor. The strategic scheme two-stage application process, with phase 1 funding community pride and common heritage and value for Westhoughton includes segregated cycleway along having been awarded to several locations within Greater A676 Wigan Road linking Bolton and Westhoughton. Manchester, including Bolton, Farnworth (Bolton), This is proposed to include reallocation of the existing Rochdale, Wigan, Stretford (Trafford), Stockport and Healthy town centres wide carriageway to create a new high-quality east-west Oldham. route and reduce rat-running, whilst prioritising every day 2.2.10 Healthy high streets are assets that promote and improve walking & cycling for local trips. Manchester Mayor’s Cycling and Walking Challenge the health of local residents and users and the wider Fund local community. To achieve such improvements, they 2.3 Town centre regeneration funding opportunities are required to feature good quality design and furniture that encourages sustainability, walking and cycling, and 2.3.3 The Mayor’s Cycling and Walking Challenge Fund is 2.3.1 The Government’s recent programmes of funding positive provide accessible, safe communal spaces that can be a £160 million fund to deliver ‘Beelines’: the Greater changes in town centres and high streets is intended used to create healthier, safer and more cohesive local Manchester’s cycling and walking infrastructure plan. to breathe new life into struggling high streets across communities. Councils in Greater Manchester get an opportunity to the country by transforming abandoned buildings into submit new schemes for funding every three months. shops, houses and community centres, protecting and The scheme seeks to promote walking and cycling as Streets for All enhancing the character of heritage assets and providing the natural choices for shorter journeys, in line with attractive and accessible routes for pedestrians and strategies set out in Greater Manchester’s Transport cyclists, all aiming to bring more footfall and activities Strategy 2040. 2.2.11 The Streets for All programme presents a new approach into the town centres, whilst preserving their traditional to planning the streets of Greater Manchester. The identity and character. Below is a summary of the funding initiative looks to create streets that better balance opportunities that can be explored further as part of the 2.4 Policy context the movement of people and goods with the creation masterplan for WTC: of more people-friendly places and takes account of 2.4.1 This section of the baseline report identifies the planning both movement and place functions within streets. As and regeneration context to the development at WTC and a holistic approach, Streets for All moves away from helps to identify recent strategies or developments that January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 9
may have an influence on the uses, type and amount of documents which are relevant to the regeneration of the as a platform for the delivery of Bolton Council’s wider development that may be acceptable at WTC in policy study areas has been undertaken and a summary of the objectives. terms. To focus this section onto the key areas of review is presented below. Detailed policy context review relevance to the masterplan, it is structured according to is provided in ‘Appendix B’ of this baseline report. Local policy context the following headings: • National and local policy context – identifies what the National policy context local planning policy and regeneration context is and the 2.4.7 Over the last decade Bolton Council has evidenced status of these documents. through planning policy and regeneration works just how 2.4.4 The national policy context for town centres advocates important the council’s role is in facilitating regeneration • Town centre policy context – identifies specific policies the long term vitality and viability of town centres and with both policy and direct intervention, and the and appraisal documents that relate to and influence high streets, by allowing them to grow and diversify in success this can bring even during periods of economic development within the study area. It also identifies land a way that can respond to rapid changes in the retail downturn. The successful approach taken by the council in the ownership of Bolton Council. and leisure industries, and also by allowing a suitable is underpinned by a number of key vision and policy • Planning history – identifies relevant planning applications mix of uses including housing which also reflects their documents including Bolton 2030, Bolton Core Strategy within the study area, that have been submitted to Bolton distinctive character. and Bolton Economic Strategy. Council in the last three years. 2.4.5 Town centres are already clusters of economic activity, 2.4.8 Bolton 2030 Vision is a local partnership that brings 2.4.2 The planning policy context for WTC consists of the often with good transport links and therefore pressure together senior leaders from the voluntary, community following documents: on their land to accommodate housing and employment and faith sector, the private sector, the university, college is significant. With more efficient use of land, through and schools, health, emergency services and the council. National policy context increasing density and mixed-use development, town The partnership launched Bolton 2030 Vision in 2017. centres can open up opportunities for more housing as The Bolton 2030 Vision and policy guidelines strongly • National Planning Policy Framework (NPPF) 2019; well as employment space, however there is still need support the context provided within the trending town • One Public Estate for putting public land and property into better productive centre changes discussed earlier, such as healthy town Local policy context use as well. centres, office and work space, town centre living, quality • Bolton 2030 Vision; of experience etc, and provide overarching strategy for the council to take on a leading role or be an important 2.4.6 The Government is committed – through One Public • Bolton Core Strategy 2011; partner in sustaining Bolton communities through Estate (OPE) programme – to make better use of public • Bolton Allocations Plan Document 2014; town centre revitalisation. For example, Bolton 2030 land, free up space for new homes and to create jobs. Vision seeks to attract business and investment into the • Bolton Economic Strategy 2016 – 2030; This means that emergency services, local councils and Borough and match the workforce’s skills with modern • Bolton General Design principles; government departments are encouraged to work more opportunities and employment, whilst Bolton Core closely together by sharing sites and creating public • Sustainable Design and Construction SPD 2016; and Strategy seeks to improve quality of life for everyone and sector hubs, where services are delivered in one place. • Accessibility, Transport and Road Safety narrow the gap between the most and the least well off in The OPE strategy is at the heart of the Bolton Council’s Supplementary Planning Document 2013. the Borough. approach to transform how the land and property is used, away from the opportunistic realisation of savings, 2.4.3 A review of the policies contained within these to a more proactive approach that considers property 2.4.9 The Bolton Economic Strategy, another overarching 10 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
strategy for the Borough promotes the smart city agenda Town centre policy context are Listed as being of Special Architectural or Historic and has a vision for Bolton to be a well-connected smart Interest, including: city with a distinctive offer to the ‘Bolton Family’ by 2030. 2.4.11 The following section provides an overview of the town • Sunny Bank and South View, 110 and 112 Market One of the strands of this vision is for Bolton to be a centre specific planning context that may influence future Street place where cultural and leisure attractions and events development of the area: • Westhoughton C of E Primary School, School Street attract people to live and work in the area. The Vision recognises that this should be achieved by development • The Church of St. Bartholomew and regeneration of Borough to maximise assets and Bolton Core Strategy policies • Grundys Farm, School Street opportunities and provide homes, environment and • The Red Lion Hotel, Wigan Road cultural offer to make Bolton competitive. 2.4.12 Policy OA3: Westhoughton has identified the town • 108 Market Street centre as being suitable for a mix of retailing, leisure, • The Wheatsheaf Hotel, 106 Market Street 2.4.10 To achieve the above, Bolton Council recognises the employment and housing uses. It also seeks to: • The War Memorial, Church Street/Market Street importance of smaller town centres in the Borough as • Continue to promote Westhoughton town centre as Corner playing an important role in prosperity of the area as a being whole. Strategic objectives for Bolton are broadly focused • Retailing in Westhoughton town centre will serve the on protecting and improving the quality of natural and south-western part of the Borough; the town centre 2.4.14 The WTC Conservation Area was designated in 1980 built environment across the area, maximising access to will be allowed to expand for additional convenience and there are a range of planning controls to protect the health facilities, sporting and recreation, reducing crime, floorspace if sites become available. character of the area. This includes the requirement to minimising Bolton’s contribution to climate change, • Concentrate sites for new housing in Westhoughton maintain the character and integrity of the area, using conserving the Borough’s heritage assets and providing town centre and on other sites within the existing building materials and street furniture that is subtle and the right housing for everyone. urban area. in keeping with the overall character, and preserving the original style of the buildings. • Conserve and enhance the character of the existing physical environment, especially the conservation area in Westhoughton town centre. • Develop expanded medical and health facilities at Westhoughton.
Westhoughton Town Centre Conservation Area Appraisal
2.4.13 The appraisal provide a review of the character of the CA and notes that open green space and mature trees are vital to the character of the Conservation Area. It also highlights that the CA contains a variety of building types and styles and there are several buildings which January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 11
2.5 Council’s land ownership
2.5.1 Figure 2.1 below shows the extent of land owned by Bolton Council:
Figure 2.1: Bolton Council’s land ownership in WTC
Source: Bolton Council website 12 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
2.6 Planning history
2.6.1 The following planning applications have been made to Bolton Council in the last three years. The table shows the application reference, address, description of development and status. No major application has been identified within the study area.
Table 2.1: Planning history at WTC
Planning Address Description of Development Status Application Reference 06485/19 Former Roscoe’s Farm, Bolton Road, West- Erection of 131 Dwellings with associated access Unknown houghton, Bolton. and landscaping. 02698/18 50 Market Street, Westhoughton, Bolton, BL5 Change of use of ground floor and first floor from Approved 3BA bank (A2) to restaurant (A3) along with erection of a two storey extension. 00940/17 Former Corporation Yard, off Park Road, Erection of 21 Residential Dwellings together with Approved Westhoughton, Bolton associated works. 97684/16 LIDL Superstore, the Fairways, Westhoughton, Demolition of 68 Wigan Road for LIDL extension. Approved Bolton, BL5 3YY 97375/16 12 Pavilion Square, Westhoughton, Bolton, Change of use from police station to coffee shop with Approved BL5 3AJ erection of a single storey extension. January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 13 14 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
WesthoughtonBoxpark Croydon Town (BDP) Centre Circa - 1965-1967 January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 15
3. Socio-economic Baseline to the Town Centres
3.1 Introduction Figure 3.1 – Population Age Structure Comparison Percentage, Percent 3.1.1 The following baseline statistics provide socio-economic context for WTC. Various data sources such as Nomis, the Office for National Statistics, the latest 2016-based Subnational Population Projections and Business Register and Employment Survey were used to provide the overview.
3.2 Demographical trends
3.2.1 This sub-section looks at growth in population and households in Westhoughton and the general Bolton Borough, to 2041 using the latest 2016-based Subnational Population Projections. The estimated 2017 population of Westhoughton is 27,136. The total population for Bolton is 285,400, and Bolton Borough’s population has increased by 2,285 since the 2011 Census. Figure 3.1 provides a breakdown of the age range of Westhoughton’s population against the wider averages of Bolton Borough and the North West as a whole. The proportion of over 65s in Westhoughton, at 18 percent of the population, is close to the Borough and North West averages of 17-18 percent. However, Source: Nomis, 2019 Westhoughton has a somewhat higher proportion of 50+ residents, at 22 percent, against wider averages of 18-19 percent. The proportions aged 25-49 are close to wider 3.2.2 Projections of population change are shown in Figure 3.2 averages although the percentage of young people, ages for the Bolton Borough over the last 27 years. It shows 0-24, is noticeably lower in Westhoughton than across that, from a starting point of 261,349 in 1991, Bolton’s Bolton Borough or the North West. population began to decline reaching a low of 259,709 in 1997. Since 1998, however, Bolton’s population has grown steadily, gaining some 25,000 residents, and now stands at 285,372. 16 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 3.2 - Bolton Borough. Population Change, 1991-2018 Figure 3.3 – Westhoughton Population Change, 2011-2017
Source: Nomis, 2019 Source: Nomis, 2019
3.2.3 Population estimates and the Ward level are available 3.2.4 Projections of future population growth are only available for the years 2011 to 2017 from Nomis (see Figure at the Borough level. The latest subnational population 3.3). Westhoughton’s population has stabilised and projections do suggest regular population growth over slightly declined in recent years, reducing from 27,384 the next 23 years across Bolton (see Figure 3.4). Bolton in 2013 to 27,136 in 2017. The large-scale housing Borough is projected to gain around 1,000 residents/ development proposed on edge of settlement locations year to 2029 and around 500/year after that. The overall in Westhoughton should go some way to promoting gain to 2041 will be some 15,700 people of 5.2 percent population growth again. growth. This level of growth is close to the projected North West average of 5.4 percent over the same period, but below the Greater Manchester projection of 8.2 percent. January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 17
Figure 3.4 – Bolton Borough, Overall Projected Population Growth, 2018-2041 Table 3.1 - Bolton Borough, Population Projections
Factor Population 2018 2020 2025 2030 2035 2041 Total Population 285,800 288,200 292,500 295,700 295,700 301,500
0-15 57,500 58,300 58,000 56,400 55,600 55,900 15-24 33,400 33,000 34,300 37,300 37,400 36,100 16-64 Workforce 145,800 146,500 146,100 142,900 141,200 142,600 65+ 49,100 50,200 53,900 59,000 63,800 67,000
Source: Projected Population, 2016-based Subnational Population Projections *Figures may not total due to rounding.
Source: Projected Population, 2016-based Subnational Population Projections
3.2.5 As Table 3.1 shows, a high proportion of future growth 3.2.6 The issue of an aging population is also evident in will be in the 65+ age groups. An aging population projections of household growth. Overall, Bolton Borough is a national issue and ultimately something all local is projected to gain 9,000 household over 2018-2040, authorities will need to consider in policy planning, a 6.9 percent increase (see figure 3.5). This is below i.e. how to attract more working age people to the Greater Manchester (9.7 percent) and regional (8.9 Borough. However, one point to note is that while both percent) rates of growth. the working age population and the population of under 15s are projected to broadly decline, the numbers of 15-24 year olds is expected to see gains of some 4,000 to 2035. This is the age group most likely to be in further and higher education, and which appears to be underrepresented in the population profile of Westhoughton compared to wider averages. 18 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 3.5 – Bolton Borough, Overall Projected Household Growth, 2018-2041 Figure 3.6 - Bolton Borough, Household Projections by Average Household Age, 2016 and 2041
Source: Projected Household, 2016-based Subnational Population Projections Source: Projected Households, 2016-based Subnational Population Projections
3.2.7 Figure 3.6 shows that most household growth is 3.3 Employment and key sectors indicative rather than absolute measures. BRES data expected to be in households where the majority of indicates a total of 9,830 in Westhoughton, in 2018 (see members are over 55, and particularly over 75. However, 3.3.1 As of the census 2011, 80.5 percent of Westhoughton’s Table 3.2). The following trends can be noted: there will be a modest gain in homes for the 25-34 year working age population was in employment. This • Manufacturing has a surprisingly strong role in the age range, some 1,000 extra homes by 2041. As growth percentage was higher than the North West (74.5 local economy, employing 2,350 in 2018, nearly a is expected to concentrate in the oldest households, percent) and National (76.3) averages. Table 3.4 below quarter of the town’s employment, well above the most of these new households will be single person presents the distribution of employment sectors within Bolton Borough average of 12.5 percent. Another households, or couples, without children. Other types Westhoughton against averages for Bolton and the North 2,075 (21.1 percent) were employed in transport of household are projected to decline. Accordingly, the West. The data is taken from the Business Register and and storage locally. These high figures will reflect Borough’s average household size is projected to reduce Employment Survey (BRES) for 2018. In considering the the fact that Wingates Industrial Park falls into from 2.38 people today to 2.29 in 2041. These changes below analysis, it is important to note that BRES is based Westhoughton’s catchment but still illustrate the will impact on the size and type of housing required in the on a sample and will be subject to a sampling variability importance of industry and logistics to the local future. at a local level. Figures should therefore be taken as economy January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 19
• Construction employs another 1,000 locally Table 3.2 - Employment, by Sector, 2018 • Retail has a proportionally smaller role in local employment than is the case elsewhere. Financial and Industry Westhoughton Bolton North West insurance, which will include A2 shop front uses, also has a weak role in the town No. % % & • Other office-based sectors have a modest role in Agriculture, forestry and fishing 0 0.0 0.1 0.5 the town although over 1,000 were employed in Mining, quarrying and utilities 20 0.2 1.6 1.3 professional, scientific and technical and business Manufacturing 2,350 24.0 12.5 9.6 administration and support services. Construction 1,000 10.2 5.4 4.7 Motor trade 100 1.0 2.2 1.8 Wholesale 575 5.8 5.4 4.5 Retail 625 6.4 10.7 10.5 Transport and storage (inc postal) 2,075 21.1 7.1 5.4 Accommodation and food services 475 4.8 4.5 7.1 Information and communication 100 1.0 1.8 2.7 Financial and insurance 55 0.6 2.7 2.6 Property 90 0.9 2.2 1.5 Professional, scientific and technical 300 3.1 7.1 8.3 Business administration and support services 725 7.4 8.0 9.0 Public administration and defence 40 0.4 3.6 4.4 Education 375 3.8 8.0 8.5 Health 575 5.8 13.4 13.3 Arts, entertainment, recreation and other services 350 3.6 4.0 4.3 Total 9,830 100 100 100
Source: Nomis, 2019 20 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 3.7 - Qualifications Figure 3.8 - Occupations
Source: Census 2011 Source: Census 2011
3.4 Skills and occupation wider averages down to NVQ level 3 for Westhoughton. have below average representation in Westhoughton, The proportion of residents with no qualifications in accounting for around 10 percent of employment in 3.4.1 Figure 3.7 shows the highest National Vocational Westhoughton are close to the Bolton average at 11.7 2011, against wider averages of nearer 12 percent. Qualification (NVQ) level attained by the working age percent and 12.8 percent respectively. population within Westhoughton compared to wider 3.5 Summary points: averages. This data is gathered from the Census 2011, 3.4.2 Figure 3.8 below shows the occupational profile of the latest available at Ward level. The data suggests a Westhoughton’s employment base. According to latest 3.5.1 The following presents a summary of the socio- skills issue in Westhoughton. The numbers qualified to figures available Westhoughton has an above average economic baseline for Westhoghton: NVQ level 4+, equivalent to degree level, were at 7.2 representation of managers and professionals. 17 percent percent for Westhoughton in 2011, compared to wider of Westhoughton were in professional occupation as of • The estimated population of Westhoughton in 2017 averages of 9.5 percent in Bolton and 12.2 percent 2011, compared to wider averages of 14-16 percent. was 27,136. in the North West. Qualification rates remain below It is also worth noting that Elementary occupations • Westhoughton has a high proportion of residents January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 21
aged 50-65, i.e. older individuals/couples, with children likely to have left home, but who are still below retirement age. • Westhoughton’s population has stabilised and slightly declined in recent years. Proposed investment in new housing should go some way to promoting population growth again. • Manufacturing, transport and storage have a surprisingly strong role in the local economy, together accounting for 45 percent of the town’s employment, although much of this will be accounted for by the edge of settlement Wingates Industrial Park. • Retail and A2 financial and insurance services have a weaker proportional role in Westhoughton than in the other towns, when measured by employment. • Although proportionally modest, over 1,000 were employed in professional, scientific and technical and business administration and support services as of 2018. • Moderate skills issues are noted, with the proportion qualified NVQ4 or higher below wider averages. • Westhoughton has an above average representation of managers and professionals. 22 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
4. Town Centre Analysis
4.1 Introduction main uses being residential along Market Street and community assets and business either end of the road. 4.1.1 This section considers the physical and environmental Market Square also appears around the same time, on attributes of WTC from an urban design perspective. It the site of today’s indoor market, north of Market Street. explores the historic growth and setting of the study area, identifies a schematic spatial framework for the town 4.2.3 By 1929-30, ribbon development had started along centre and town centre character areas, and reviews Church Street and Bolton Road, which connected to the quality of the built environment and development the A6 and subsequently to Bolton. The town centre opportunities in each character area. high street als oappears to have been complete by then. Around the same time, development of the land west 4.2 Historical development of Service Reservoir (Leigh Corporation Water Works), now known as Broadwalk appears, as low density 4.2.1 Historically part of Lancashire, Westhoughton is an housing development, typical of the interwar period and ancient settlement that originated as an agricultural characterised by neighbourhoods of semi-detached and community, and later developed as a coal mining and terraces. The development seems to have been the first domestic textile producing settlement. The historic core of the major developments that grew south of the town of the town centre is centred on the junction of Church centre. Street, School Street, Market Street and Wigan Road, located to the far western side of Market Street. This core has been the focus of Westhoughton for hundreds 4.2.4 During the post-war period and up until 1960, of years. Today it is a conservation area and includes predominantly residential development is focused on five Grade II listed structures including ‘Nos. 110 and the outer areas of the town centre, however by 1961, 112 (clinic) Market Street’, ‘Tower Of Church Of St development had also started to appear to the east of Bartholomew’, ‘Sundial Approx 17m To South Of Church Wigan Road. By 1993, Cricketers Way was complete. Of St Bartholomew’, ‘Westhoughton Church Of England Improvements to the junction of Market Street with Primary School’ and ‘Westhoughton War Memorial’. Church Street and Wigan Road were carried out in The conservation area boundary expands further to the 1997 in association with a traffic management scheme northwest and includes Westhoughton Cemetery. for Market Street. These included narrowing the carriageway, traffic calming, new paving, the installation of traditional style guard rails, bollards and lighting 4.2.2 A review of Westhoughton’s historic maps shows that columns and cleaning of the War memorial. up until 1849, Market Street had been partly developed, with the majority of the development being focused on the Bolton Road and Church Street junctions. The inner 4.2.5 The town centre today is an area of 34ha, as defined by areas of the town centre as we know today were broadly the local plan and has a dispersed boundary spanning open land and playing fields. By 1893, most parts of from Westhoughton Community Leisure Centre in the Market Street, Church Street, and Bolton Road, as well east, to Westhoughton Cemetery to the west. As with as Mill Street and Leigh Road were developed, with the January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 23
Figure 4.1: WTC’s historic development
1849 1929-30 24 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
1965-67 1989-93 Source: www.old-maps.co.uk January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 25
4.3 Urban design appraisal Figure 4.2: Market Street, WTC’s high street 4.4 Town centre assets
4.3.1 Westhoughton is an ancient town that developed as a 4.4.1 The town centre offer includes a wide range of assets coal mining settlement in the Victorian period, with the that are deemed exceptional in terms of diversity for a built legacy of that period still being evident today in the town centre of this size. The town centre assets include intersection of Market Street, Church Street and Wigan the town hall, the Carnegie hall and library, an indoor Road, which includes most of the town centre’s historic market, independent businesses, shops and cafés, buildings. a leisure centre, Central Park, a primary school, high school, therapy centre, national convenience retail, food and drink offers, new office-space, banks and building 4.3.2 The urban structure of the town centre is framed by societies. the main high street and a network of side roads that disperse to the north and south. Market Street is the main spine of the town centre today, and owing to the 4.4.2 The town centre’s main retail offer is provided at Pavilion completion of a town centre bypass (A58 Cricketers Square, a shopping centre offering a range of national Way), is lightly trafficked. The creation of the bypass retailers with a generous car park. Along the town has led to retail development on the edge of the town centre’s high street, the indoor market and Aldi, together including a number of national retailers and Food with a range of independent shops supplement the town and drink offers such as Sainsbury’s, Aldi, Lidl and centre’s shopping profile. Market Street is dominated by McDonald’s, though the gateway from the A58 to the lower quality convenience and comparison options but, town centre remains poor in both signposting and does include some reasonable evening economy and hot pedestrian environment terms. food uses.
4.3.3 The town centre today is a well-connected node, having 4.4.3 Westhoughton town centre is a key node that offers excellent links to the wider region by train, bus and road. an opportunity for bringing forward vacant sites, It is a place of character appreciated by its residents and refurbishment of vacant units located mostly along offers a wide range of assets and built environment of Market Street, as well as above shop units. The recently a reasonable quality with few poor quality areas in and consented development of 131 dwellings on land north around its main spine. The qualities of the area results of the leisure centre together with development of 21 from the visual consistency of building frontages as well dwellings on land off Park Road provide opportunities to as the reasonable quality of the public realm along the increase town centre living and contribute to an increase main road and side roads. in the footfall required to maintain the viability of local businesses. Figure 4.3 shows a number of key assets Source: BDP in the town centre. Figure 4.4 illustrates the location of these assets, in relation to the wider town centre context: 26 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 4.3: WTC’s assets View of the pavilion Square, the shopping centre of Westhoughton Westhoughton town centre benefits from a range of independent Westhoughton town hall and library (to the rear) are two great retailers, and Food and drink offers assets of the town centre and the town as a whole
The Ditchfield Gardens, the war memorial and the public realm Westhoughtonmarket provides a great range of independent retail Westhoughton leisure centre is a great asset, however its poor around the clinic at the junction of Market Street and Church offer and Food and drink, complementing the retail offer at Pavilion accessibility and connectivity to other town centre assets needs to Street, collectively provide a peaceful place for contemplation. Square be recognised and improved January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 27
There are a number of opportunity areas for infill development in and around the town centre Figure 4.4: WTC’s existing assets and future development sites
The new Aldi superstore opened in 2019, at former Glebe Mill site, just to the back of the library. The superstore provides short stay car parking at the eastern end of the town centre.
Source: BDP 28 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
4.5 Town centre spatial framework Figure 4.5: WTC’s character areas
4.5.1 A conceptual spatial framework has been developed for the town centre and is presented in Figure 4.5. The spatial framework translates the building blocks of the town into a number of character areas in spatial planning terms and illustrates how the connectivity between these areas currently functions. The character areas have been illustrated in a way that reflects the grouping of activities of the same nature / use class. These are: • Town centre core (retail & civic) • Convenience retailing • Leisure & education • Heritage, religious & memorial • Central Park.
4.5.2 Outside of these areas, the predominant character is residential.
4.6 Character area analysis
4.6.1 The identified character areas are analysed below, in terms of area overview, quality of built environment and issues & opportunities. The area analysis should be read in conjunction with Figure 4.5. The key objective of the area analysis is to identify the areas of focus for the Westhoughton Town Centre masterplan.
Source: BDP January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 29
Retail & civic core
Area overview This linear area is centred along Market Street, which is the historic spine of the Quality of built The character area has a reasonable quality of built environment with few poor town centre, bookended by Church Street / Wigan Road and Bolton Road / Mill environment quality areas in and around its main spine. The quality of the area is resulted from Street junctions at either ends. The western section of the road at the junction the visual consistency of the building frontages, as well as the public realm. with Church Street / Wigan Road is a designated conservation area. Market Street Issues - Negative visual impact of unattractive shop frontages. is a vibrant and lightly trafficked road that developed as the primary retail core of - Vacant shops / above shop units. the town . Today, it accommodates some of the town’s historic assets such as the - Limited car parking space serving the area. town hall, Carnegie Hall and the library, the adjacent White Lion Pub, the former - Poor signposting to the existing car parks. market square (now indoor market), the Wheatsheaf Hotel and five Grade II listed - Feels disconnected from A58. structures centred on the Church Street / Wigan Road junction (located within - Lack of night-time economy. the heritage, religious and memorial character area). The former market square - Poor public realm in some parts of the high street. has been developed as a successful and growing indoor market. Most recently, - Access issues to the library. an Aldi superstore has opened at the former Glebe Mill site, just to the back of - Visual impacts of the privately owned Gaiety site next to Wheatsheaf Hotel on the library on Library Street. The retail offer in this area comprises restaurants, Market Street. cafes, takeaways, charity shops, betting shops, banks, hairdressers and small / independent businesses. Opportunities - There is opportunity to introduce new uses in vacant shops / above shop units as well as cleared sites such as Gaiety site. The site in the past has had planning The town hall was built in 1903 by an English firm of architects whose architec- for retail development (planning ref: 02159/17) and residential apartments tural style has been adopted and repeated elsewhere. The town hall is currently in (planning ref: 00140/17), which were withdrawn. use by civic services in the town, however there is potential within the Borough as - There is an opportunity to improve the access to the library and Carnegie hall. a whole to co-locate public services, which may result in the town hall becoming - There is opportunity to better utilise the Carnegie hall. vacant and a development opportunity. - The area as the main spine of the town centre would benefit from facelifting to shop frontages. The library is attached to the town hall and shares access with the Carnegie hall. - A comprehensive public realm and signage scheme would address the existing It is a well-used library though lacks safe access (in terms of CCTV and related shortcoming in signposting (in particular to the town centre’s multiple car parks) ASB problems), as well as accessible access to Carnegie hall outside the library’s across the town centre, as well as the environmental quality of the street, and working hours. There have been plans in the past for re-modelling of the access publicly accessible spaces such as car parks and side streets. point, however this is yet to be implemented. Due to access issues, there is limit- - Opportunity to re-use the town hall. ed use of the Carnegie hall for community events outside of library working hours.
The shopping area at Market Street is primarily served by a surface car park south of Market Street, which has poor pedestrian access and public realm. The retail core also benefits from the central car park at Pavilion Square (the convenience retail core at Westhoughton), whilst the public car park on Library Street also provides the eastern end of the town centre with additional car parking. Nonetheless, it is still felt that the town centre would benefit from a parking strategy to define the location, quantity, quality and control of car parking, as well as rationalised signposting to the public car parks. Land ownership A number of assets in this area are owned by Bolton Council. These include the Town Hall, library, Carnegie Hall and indoor market. Other assets are privately owned. 30 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Pavilion Square & edge of centre retail Leisure & education
Area overview The area is the town centre’s primary convenience retail core and is composed Area overview The area is located to the far eastern side of the town centre and includes of a number of mid-large grain buildings. Located to the north of A58, the 1990s Westhoughton High School, the leisure centre and an adjacent football pitch. shopping centre (Pavilion Square) comprises a number of national brands such These assets share access off Bolton Road, with the football pitch also having a as a B&M Store, Gee Tee’s, McDonald’s, Nando’s and a Sainsbury’s petrol station separate access from Park Road. and carwash, that surround a central car parking area that offers in excess of The leisure centre is a well-used asset, however is somewhat disconnected from 140 time limited car parking spaces. To the south of A58, sits a Sainsbury’s the rest of the town centre, due to the building sitting behind the high school with superstore with a sizable car park. The car parks in the area are well-used and no direct access from the road. The high school and leisure centre share the complement the low capacity town centre car park southwest of market street, main access point, with the access to the leisure centre being taken from the back however the pedestrian linkages to the wider area is poor. end of the car park, through a narrow and poorly legible path. The high school Land ownership The entire land within this character area is privately owned. and the leisure centre are both served with car parks. Quality of built The shopping centre is typical for a small town and is reasonably well maintained. Land ownership The entire area is in the ownership of Bolton Council. environment The area is defined by large scale retail buildings and large areas of surface car Quality of built The area includes a number of large buildings and vast areas of open space. The parking. The land slopes down from the top of Marsden Street towards the car environment public realm around the school is dated and the school itself is reportedly in need park, with a ramped access for pedestrians, and cyclists. The boundaries to the of extension. car parking areas are treated with planting. The leisure centre has been erected in recent years, however the amenity space – The shopping centre is accessed directly from the A58, as well as Market Street although well-maintained – would benefit from general improvements. through side roads. The pedestrian link on the side roads would benefit from pedestrianisation and public realm improvements. Issues - The dedicated access path to the leisure centre lacks legibility and Issues - Pavilion Square and the town centre market have areas of car parking dedicated attractiveness. to them that are not well connected to one another or the rest of the town centre. Opportunities - The character area provides educational and leisure opportunities. This highlights the need for better pedestrian connectivity between these spaces - There is an opportunity to improve the assets’ links to the town centre through a pedestrianisation, public realm improvement and frontage treatment - There is an opportunity to improve accessibility / visibility to the leisure centre. schemes. - Whilst not an issue of the area, the shopping centre is somewhat felt to have taken – to some extent – the focus away from the high street. Opportunities - The character area has widened and complements the convenience retail offer of the town centre. - There is an opportunity to improve the pedestrian environment on linkages to the shopping centre, through traffic calming, public realm improvement and façade treatment schemes. - There is opportunity to improve signposting to Market Street from the shopping centre as well as at the junction of the A58. January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 31
Heritage
Area overview This area is the historic core of the town, centred at the junction of Church Street, Issues - A number of buildings in the conservation area have been altered in ways that School Street, Market Street and Wigan Road and expands to the cemetery to the detract from their traditional character. northwest. The area is a designated conservation area and includes a number of - The landscaping at the Ditchfield Gardens looks tired. town centre assets such as St Bartholomew Church, the cemetery, the Church of - Signage cluttering the junction has negative visual impacts on the character of England Primary School, Ditchfield Gardens and Markland Therapy Centre. There the area. is a gated access to the rear of Ditchfield Gardens that links the park to the town - Access to the town centre car park from the rear of Ditchfield Gardens is poor centre car park. The Pretoria Pit Disaster Centenary Memorial is also situated in and could be improved. Ditchfield Gardens. Opportunities - The area is a designated conservation area comprising a number of character This core has been the focus of Westhoughton for hundreds of years. Today, six buildings with historic interest and a conservation area character appraisal buildings within this character area are Grade II listed. These include the following: document in place. The conservation area designation provides the opportunity - Nos. 110 and 112, Market Street (Grade II, LEN: 1162880) – includes a pair of to better control development, protect heritage assets and enhance the character houses (now offices) that were included in the listing for group value. of the area as a whole. There may also be potential to attract heritage related - Tower of Church of St Bartholomew (Grade II, LEN: 1356786) – it is a detached funding. tower of the church, built in 1869-70. The 19th Century part of the church was - The area has a central location and the junction would benefit from traffic almost totally destroyed by fire in 1990 and repaired in 1991, with the new church calming measures to provide a safer and more pleasant gateway to the town being consecrated in 1995. centre, combined with some de-cluttering of the extensive traffic and pedestrian - Sundial Approx 17m to South of Church of St Bartholomew (Grade II, LEN: control signage and paraphernalia. 1067274) –a stone sundial dating back to 1735. - There is opportunity to introduce a public realm scheme at the town centre - Westhoughton Church of England Primary School (Grade II, LEN: 1162908) –a car park for better connectivity to Ditchfield Gardens, provided this does not single storey school built in 1861. contribute towards an increase in ASB issues. - Westhoughton War Memorial including steps and rear wall (Grade II, LEN: 1432800) – the war memorial is listed for both historic and architectural interest. It also has group value with Nos.110 and 112 market Street. Central Park -Memorial to those killed in the Pretoria Pit disaster (Grade II, LEN: 1162905) –is Area overview Central Park is a sizable local park located just to the north of the Aldi superstore, a memorial located within Westhoughton Cemetery. sitting on undulating land, accessed off Bolton Road, King Street and Central Land ownership A number of assets in this area including the cemetery, primary school and Drive. gardens are in Bolton Council’s ownership. Land ownership The park is in the ownership of Bolton Council. Quality of built This compact area is the gateway to the town centre when approaching from Quality of built The park is well accessed from the main roads. It incorporates a junior play area environment Church Street and Wigan Road. The area feels pleasant owing to a number of environment with four play areas for young people and adults that adequately serve the park, buildings with architectural and historic significance that sit directly around the however these are set within dated landscaping and poor lighting. Overgrown junction, as well as pleasant greenery and public realm extending to the sides of trees and shrubs are reported to impact the quality of the park. Market Street as well as Church Street. Traditional buildings within the area are two storeys high and with the exception of Issues - The junior play area is in good condition, however play areas for seniors are St Bartholomew’s Church constructed of red brick, some with stone details, with dated. a number being rendered or painted. Building styles vary from simple domestic - The undulating land means that opportunities for improvement are limited. Georgian to the more elaborate Gothic style of the church tower and the school. - Lighting issues can create unsafe environments and encourage ASB. The recently rebuilt St Bartholomew’s Church, constructed of stone with a slate Opportunities - Opportunities for refurbishment of the park, including enhanced play areas, roof incorporates stone features salvaged from the Victorian building and is in public realm and lighting. keeping with the character of the tower and the conservation area as a whole. 32 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020 January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 33
5. Movement Framework
5.1 Introduction 5.2.5 Marsden Street, Edward Street and Wood Street to the 5.2.11 Cycle movement is accommodated on carriageway and south of Market Street have been fully integrated into there are very limited cycle specific facilities in the town 5.1.1 This section of the report identifies how Westhoughton the public realm scheme and provide the pedestrian centre and no obvious cycle parking locations. The town centre functions in its context, in terms of connection to the Pavilion Square shopping precinct. Council are starting to prepare a Bee Networks scheme movement and accessibility, public transport, public for Westhoughton and have secured funding from the GM Mayor’s Cycling and Walking Challenge Fund. This is realm and car parking. Findings from this section will 5.2.6 There is a controlled crossing on Market Street adjacent likely to include cycle specific facilities. enable the proposed points of connection and linkages to Wood Street which provides a connection to the for the emerging masterplan to be identified. market building. 5.2.12 There is some pedestrian wayfinding in the town centre. 5.2 Movement Framework 5.2.7 The A58 Cricketers Way is a strategic road linking Wigan and Bolton. It effectively forms the southern boundary to 5.3 Public Transport 5.2.1 The town centre is focused along Market Street. At one the town centre albeit Sainburys and Lidl are located to time Market Street would have also been a route for the south of the road. 5.3.1 Market Street is a key bus route. There are two pairs through traffic but was “bypassed” a number of years of bus stops along Market Street which have been ago by Cricketers Way. In this context Market Street is a incorporated into the public realm scheme. The stops to relatively lightly trafficked road whose main function is to 5.2.8 The town centre is effectively accessed from 3 traffic signal controlled junctions with Cricketers Way. At the west have current specification TfGM shelters, those serve the town centre. That said it is a key bus route with to the east do not have shelters. 7 buses an hour in each direction. the western end is a junction with Wigan Road. Lidl is located to the south west of this junction and there are pedestrian facilities which provide a connection between 5.3.2 There are two stations which are just within walking 5.2.2 There is a relatively high quality public realm and traffic Lidl and the town centre side of Cricketers Way and distance of the town centre. Westhoughton Station is calming scheme in place along Market Street from its Wigan Road. To the east is a junction with Mill Street located to the north of the town centre and Daisy Hill to junction with the B5236 Wigan Road at the western end which has pedestrian crossing facilities. the south. The stations are on different lines so between of the town centre to its junction with the B5235 Mill them they provide a range of services. Street to the east. 5.2.9 Between these two is a junction which serves the town centre to the north and Sainsburys to the south. The 5.4 Car Parking 5.2.3 There are a number of on carriageway loading bays on junction has pedestrian facilities providing a pedestrian Market Street and a small number of off carriageway connection between Sainsburys and the town centre. short stay parking laybys. There are a small number of The town centre link to the north does not provide a 5.4.1 There are two Council controlled car parks, The Market bays (loading, disabled and short stay) on side streets. through route for vehicles to Market Street, it is purely an car park to the south of Market Street and the Library access to town centre parking and commercial uses. Street car park which is on the northside. Both are free with no restriction to duration of stay. 5.2.4 Side roads along Market Street are relatively infrequent and the crossing points have been, to a degree, 5.2.10 The B5236 and B5235 provide connections to the A6 to integrated into the public realm so their impact on the north. Their junctions with Market Street are traffic 5.4.2 The Market car park has about 80 space. Its sole access pedestrian movements has been reduced. signal controlled and both have pedestrian facilities. is from the Sainsburys junction on Cricketers Way. It is conveniently located for the west end of Market Street 34 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
although the link to Market Street is poor. street car parks to some local shops probably means that the most convenient parking is often full. 5.4.3 The Library Street car park is new and has been provided as part of the Aldi Development. It is accessed solely from Library Street and has about 70 spaces. It is conveniently located for the east end of Market Street.
5.4.4 There is some signage of the car parks from the approaches to and within the town centre although it is not obvious to a visitor that the A58 is passing Westhoughton town centre.
5.4.5 There is a private short stay shoppers car park at the Pavillion Square precinct which has about 125 spaces. There does not appear to be a restriction on the use of the car park for general town centre visitors but there is a 3 hour maximum stay for all users which we understand is enforced and generally observed.
5.4.6 The supermarkets have private customer car parks but lengths of permitted stay allow linked trips with the town centre. Aldi is particularly well located for this.
5.4.7 The local opinion is that the free public parking tends to be full and a lot of the parking is relatively long stay. There is no survey evidence to support this, but it is likely to be the case that the Market and Library Street car parks have a lot of longer stay parkers. That said with the short stay Pavillion Square parking as well the teams anecdotal observations do not suggest a particular problem with parking supply in Westhoughton. Within the 3 car parks there are about 275 spaces.
5.4.8 There is however very little “pop in” on street parking in the town centre and therefore walk distances from off January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 35 36 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020 January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 37
6. Property and Market Analysis
6.1 Introduction Table 6.1 - 5-Year Requirements Table 6.2 - 5-Year Supply 2018-2022/23 6.1.1 The following section considers the local and sub- Annual requirement under MHCLG standard meth- 791 Large Site Supply (0.25ha and above) 2,814 regional property market for retail/leisure office, odology 2018-2023 industrial and residential uses in Westhoughton. This Small Site Supply 838 encompasses: 5-year net requirement 2018-2023 3,955 Projected 5 Year Supply 3,652 • Previous transactions of premises throughout the last Clearance (40 per annum x 5) 200 10 years Surplus/deficit (1,334) Gross 5-year requirement (net requirement + 4,155 • Vacant space clearance) Supply percent of requirement 73 percent • A review of current prices, rents and house sales to Supply in years 3.7 consider the current market position for all premise Total 5-year requirement plus 20 percent buffer 4,986 type Source: Bolton Council, 2019 Source: Bolton Council, 2019 • Market intelligence on future market prospects derived from consultations with a range of housebuilders, 6.2.2 Table 6.2 shows that Bolton Borough has a projected 6.2.4 During 2017/18 flats accounted for over a third of all developers and commercial property agents active in deliverable supply for 2018-2023 of 3,652 dwellings. completions, which represents a rise from 2016/17, Bolton and Greater Manchester This includes sites assessed against the criteria for with completions mostly focused in central Bolton. The • Market testing of the town with some 75 national size and progress through the planning process in the proportion of terraced or mews property significantly chain retail and leisure operators, to assess demand revised NPPF. Measured against needs of 4,986, the dropped from 28 percent to 10 percent of completions. at this baseline stage. 5-year supply of 3,652 dwellings results in an under- Conversely, this year saw a large increase in the supply of 1,334 dwellings. This equates to 73 percent of proportion of completions which are semi-detached the required supply of developable housing. This is the from 18 percent to 32 percent. There was a very slight 6.2 The Residential Market equivalent of 3.7 years, which is less than the required 5 decrease in the proportion of completions of detached years. properties from 23 percent to 22 percent. These last Housing Supply - Completions and Forecasts two figures reflect an overall increase in the development of more family housing particularly on larger sites by 6.2.1 Bolton’s Authority Monitoring Report 2017/18: Volume 6.2.3 In terms of housing completions in Bolton Borough, while volume housebuilders. It is therefore unsurprising that 2 Housing Land Requirements and Supply, examines 2017/18 saw a strong rate of annual completions, total over a third of completions were of 3-bed properties. Bolton’s five-year housing supply 2018-2023. The completions since 2008/9 have been 29 percent lower housing supply is calculated against a range of than required by the Core Strategy. requirements, including the Core Strategy Requirement, Market Activity – House Sales MHCLG standard methodology and draft GMSF. Table 6.1 sets out the 5-year dwelling requirements for 2018- 6.2.5 Data on past housing market transactions are recorded 2022/23. The calculation uses the underlying need figure on Zoopla and Land Registry. Over the last five years, of 791 dwellings/year, an allowance of 40 dwellings/ 1,841 sales were recorded in Westhoughton. Figure 6.1 year arising from losses through clearance and change shows the sales over those five years, by house type. of use and a 20 percent buffer. This results in a 5-year Westhoughton has a relatively balanced housing market requirement of 4,986 dwellings. with similar proportions of detached, semi-detached and terraced housing trading. The flat market, however, has a limited role, accounting for 5.5 percent of sales in Westhoughton. This will reflect the limited stock of flats in the town. 38 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 6.1 - House Sales by Type (2014-2019) Figure 6.2 - House Sales by Type, Sub-Regional Comparison (2014-2019)
Source: Zoopla and Land Registry, 2019 Source: Zoopla and Land Registry, 2019 6.2.6 Figure 6.2 compares five years house sales in 6.2.7 The proportion of terraced sales in Westhoughton, above wider averages which range from 6.9 percent in Westhoughton, by property types, to a selection of other around a third, is in line with Greater Manchester Farnworth, up to the North West average of 22.6 percent. comparable outer conurbation settlements in Bolton and North West averages. The flat market is weak Table 6.3 shows the five-year average house prices in Borough and across the north of Greater Manchester, as in Westhoughton but not noticeably weaker than Westhoughton, as of October 2019. well as against wider, sub-regional/regional averages. In many comparator locations apart from Urmston and most comparable locations, apart from Kearsley, semi- Prestwich, where flats account for 11-12 percent of detached sales dominate, most notably in Little Lever. overall sales. This suggests an active local market This is a trend that continues across Greater Manchester relative to the amount of stock available. Flat sales in and the North West. Westhoughton are below the Greater Manchester (and North West) averages but these will also include town and city centre apartments which are not comparable to Westhoughton. Kearsley also evidently contains few flats as apartment sales account for only 0.7 percent of transactions. Detached house sales account for around a third of transactions in Westhoughton. This is well January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 39
Table 6.3 - Average House Prices Figure 6.3 - Average House Price Comparison
House Type Westhoughton Detached £232,969 Semi-detached £139,598 Terraced £114,861 Flats £82,276 Supply in years 3.7
Source: Zoopla and Land Registry, 2019
6.2.8 Figure 6.3 shows the five-year average house prices in Westhoughton against comparator towns. House prices in Westhoughton, while still up to £50,000 below GM and North West averages compare well to the comparator towns. Indeed, only Urmston and Prestwich have consistently higher prices against all four housing types. Terraces and flats enjoy particularly strong average prices in Westhoughton and are higher than in more urban locations such Walkden. Flat prices are nearly £30,000 higher in Westhoughton than in Kearsley.
Source: Zoopla and Land Registry, 2019
6.2.9 Figure 6.4 presents the percentage growth in house values for Westhoughton and the comparator locations, over the last five years and the last ten years. The former represents a period, after the last recession, of consistent national house price growth, whilst the latter incorporates the periods of both market price growth and decline. Price growth values are given for both the housing market overall and specifically for the more volatile flat market. 40 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure 6.4 - Value Growth Comparison, Percentage Change • Vistas, Collingwood Way – Three and four bedroom homes developed by Bellway. Prices in the £190,000- 200,000 range for three bed houses • Woodvale, off Wellington Road – 23, 2-5 bed homes by Cramant Homes. Prices range from £125,000- 325,000 • Park Grove, Park Road – 21, 2-3 bed shared ownership homes by Stonecroft Homes. Full purchase prices were £147,000 for a two bed to £170,000 for a three bed, all now sold.
6.2.12 These are in addition to large proposals in the pipeline, most notably for 131 dwellings at Roscoe’s Farm, north of the Town Centre. Housebuilder Northstone is progressing the first 19 houses on the site, for completion by October 2020. Proposals are for 2-4 bed homes. Land off Collingwood Way has consent for 41 homes of 2-4 beds with Seddon Homes. It is worth noting that the majority of dwellings in the pipeline are larger semi/detached houses. The pipeline for smaller, affordable dwellings (apart from Park Grove, Park Road, which is 100 percent sold), by private housebuilders at least, is limited. There are also no flats proposed. Source: Zoopla and Land Registry, 2019 New Build 6.2.10 The first point to note is that Westhoughton and all the comparator locations in Bolton Borough have seen lower 6.2.11 Although there are no consented new housing schemes value growth than comparators in Salford and elsewhere. in Westhoughton town centre, there are a range of recent Ten-year value growth, across the residential market, edge of settlement schemes: in the Bolton towns is around 26 percent, against 41 • Weavers Way, A58 Wigan Road – Three and four percent elsewhere, five-year growth is at 19 percent in Bolton Borough against 26 percent elsewhere. Value bedroom homes, to be developed by Seddon Homes. growth Westhoughton is in line with averages for Bolton Prices at £200,000-340,000 Borough. Over the last five years the local flat market has • The Spindles, off Bolton Road, north of the Town increased average values by 16 percent in Westhoughton Centre – 35 new homes, with 2-4 bedrooms in a (25 percent over ten years), again a rate of gain also mixture of house types, to be developed by Wiggett seen in the other Bolton towns, but below other locations. Homes. A first phase of 12 to be completed by the Value gain in all the Bolton towns is below Greater end of the year. Prices from 197,500 for a three bed, Manchester and North West averages. to £265,000 for a four bed property January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 41
Rental Market north of the A58 is more popular than the south, given 6.2.18 Westhoughton was also tested with 11 providers of the higher quality of housing and more limited congestion specialist housing, including extra care and other older 6.2.13 The current average quoting rents for leasehold issues. Although primarily a market for houses, not flats, people’s options. These range from high value builders properties (not new build) in Westhoughton is identified all types of housing are felt to be popular, with demand such as McCarthy and Stone to budget operators such in Table 6.4. exceeding supply and house prices not unaffordable for as Housing and Care 21. Of these, Anchor Hanover average buyers (see above). Local rents are also high showed interest in Westhoughton. The company already at up to £700/month for a semi-detached house, of 3-4 has 15 schemes in Bolton Borough, making it the largest Table 6.4 – Average Quoting Rents – Westhoughton, £, pcm bedrooms. Major developments at Roscoe’s Farm and private sector provider in the local authority area. The Wingates, along with smaller schemes on Park Road, company has strong aspirations to grow in Bolton. Property 1 Bed 2 Beds 3 Beds 4 Beds 5 Beds will provide a lot of extra supply and while residents are concerned about the extra traffic which will be generated, Type it is hoped that much of this will be directed to the A6 6.2.19 Its current requirements are for larger schemes 80-100 Houses - 545 633 - - and the M61 and not impact on the Town. One concern is units (around 6,000 sqm of space), accommodated on sites of 0.4-0.6ha, typically of 4-5 storeys, extending Flats 423 557 - 750 - that the major edge of settlement housing developments will draw housebuilder and market interest away from up to 12 storeys in urban areas. This would be quite a the town centre, making it harder to sell any town centre large scheme for central Westhoughton, and available Source: Zoopla, 2019 proposals to housebuilders town centre sites are judged too small to meet Anchor Hanover’s requirements. 6.2.14 These can be compared to averages in Bolton (see Table 6.5) and show that rents in Westhoughton are mostly Market Testing comparable to those in Bolton, at least for properties of 6.3 Retail 1-3 beds, which would be most commonly offered for 6.2.16 The town was tested with 11 private housebuilders, Overview rent. already active in the sub-region and including many with established investments in Westhoughton. Of these, 6.3.1 Westhoughton is identified as one of four main town Table 6.5 – Average Quoting Rents – Bolton Town, £, pcm interest was shown by David Wilson Homes/Barratt. However, this volume housebuilder is seeking sites of centres in Bolton’s Core Strategy, alongside Farnworth, 2-3ha that have the potential for 80 homes or more. It Horwich and Little Lever. The Management Horizons Property 1 Bed 2 Beds 3 Beds 4 Beds 5 Beds builds family style housing ranging from two bed mews Index (2008) ranks Westhoughton as the 2,243rd most Type properties up to detached four and five bed houses. Town important retail centre of the country, slightly above Horwich, which is ranked 2,349th. For comparison, the Houses 449 535 645 873 1,500 centre sites would be considered, but none of the current opportunity sites appear large enough to meet its size larger retail centre of Farnworth is ranked 714th in the Flats 435 556 740 800 - requirements. country. It is worth noting that Westhoughton has seen a lot of investment by retail and leisure operators since Source: Zoopla, 2018 then. Past research notes that “…Westhoughton is a 6.2.17 Jones Homes have developed locally in the past. pleasant, attractive, healthy town centre. Westhoughton Westhoughton is an area of ongoing interest for Jones serves, primarily, a localised role, in meeting residents’ Local Market – Stakeholder Comments Homes. It would consider smaller town centre sites day-to-day retail and service needs. The centre contains although Jones Homes are sceptical of demand for a number of small restaurants and bars, including a JD 6.2.15 Local estate agents judged Westhoughton to be a popular flats in the towns and assume any development would Wetherspoon outlet. The environment of the centre is and ‘up and coming’ town, benefiting from an attractive be for townhouses. At present, there appears limited pleasant and generally well-maintained, and the centre local environment, services and strong road access, development land in the town. offers a range of retail units, from small converted although traffic congestion is a big issue. Westhoughton properties, to medium-sized purpose-built units.” 42 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
6.3.4 Westhoughton’s comparison offer is strong and diverse, £10/sqft (£108/sqm) are recorded here. Although several Town Centre Offer relative to the size of the centre and likely competition shops have been on the market recently, with quoting from centres such as Bolton, Middlebrook and Wigan. rents of £8-11/sqft (£86-118/sqm) all appear to have The offer includes four independent clothes shops been recently let. 6.3.2 Westhoughton has three anchor supermarkets Aldi, (including one bridalwear shop), one footwear store, two Sainsbury’s and Lidl, all of which opened in the last furniture/textile shops, one jeweller, two shops selling decade. Aldi is the newest addition to Westhoughton, hardware and household items, three charity shops, The Local Market – Stakeholder Comments opening its doors in February 2019. Together these two florists and one pharmacy/opticians. Indeed, the provide a reasonable mix of budget and higher value only noticeable gaps in the local offer are for sporting 6.3.7 Stakeholders report a strong retail market, relative to the convenience shopping. Located to the south of the A58, goods and gift shops. Larger national multiple clothes/ size of the town. The centre is busy with good footfall and the Sainsbury’s and Lidl are somewhat separated from department stores are not present, but unlikely in a a sizeable catchment extending out to Atherton, Hindley the rest of the town centre. Shoppers will likely come town this size and given the proximity of Middlebrook. and Leigh. There is reasonable movement between the and go from both, with little incentive to cross the busy There is no dedicated book shop in the town. Most are Sainsbury’s, Pavilion Square and Market Street, and it is main roads to the rest of the town centre. Aldi however independent retailers, apart from those mentioned above, not felt that Market Street is suffering particularly from the is better integrated into the area, and there is also a good the other national multiples are primarily betting shops, proximity of these adjacent retail centres. offer of smaller convenience retail on the main town banks and bakeries. It is worth noting that most of these centre streets. This includes Co-Op on Market Street are located on Market Street, in the heart of the town and B&M Bargains/Fultons Foods in Pavilion Square. 6.3.8 Demand for smaller shops, of less than 20sqm, from centre. Overall comparison retail accounts for 40 percent local independents is strong. Rents of £10-12/sqft Additionally, Westhoughton Market has seen recent of shops against wider averages of 45 percent. investment and now has a strong mixed convenience/ (£108-129/sqm), not Zone A, are being achieved for comparison offer comprising: second-hand space although there is a lot of variation in rents, from £5/sqft (£54/sqm) up to £15/sqft (£161/ • Fruit and vegetables 6.3.5 Westhoughton also has a reasonable offer of services, in particular the town retains two banks – Barclays and sqm). Stakeholders were not sure what rents new • Hand-made crafts and cards Lloyds, plus a large Post Office. Other services include build retail units might achieve as there has been no • Jewellery ten hair and beauty facilities, one tattoo parlour, four multi-let retail schemes developed here in some years. financial and legal businesses, three children’s nurseries, The strength of the market is also demonstrated by a • Clothing four estate agents and one travel agent, again mostly good rate of investment ales of shops, mostly to local • Books local independent businesses. Services account for a investors. Recent years have also seen the movement of • Household goods. third of outlets, in line with wider averages. Aldi into the town and good growth in the number of bars and pub/restaurants. Westhoughton now has a stronger evening economy than many of its neighbours. 6.3.3 This suggests that shoppers are coming into the Market Activity – Retail Deals/Supply town centre to buy food even if it is not the focus for main weekly shops. Local independent food retail 6.3.6 Overall, 21 retail deals were recorded by Radius Data is also in evidence at Provenance, a traditional food Exchange in Westhoughton over 2009-2019, totalling hall at 46-48 Market Street encompassing butchers, 1,932 sqm. Half the deals were in the 60-90sqm size greengrocers, bakery and delicatessen. This suggests range. 29 percent were in the 100-150sqm range, three that Westhoughton is attracting shoppers for higher value were of 200-230sqm and two had no stated size. The specialist food shopping. Overall, around 15 percent of largest deal was the sale of the 220sqm at no. 28 Market the local retail offer comprises convenience retail against Street for £190,000 or £80.2/sqft (£863.4/sqm). Three national averages of 10 percent. quarters of the 21 deals (16) were on Market Street, with no deals recorded at Pavilion Square. Rents of around January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 43
Market Testing Street – British Market Activity – Leisure Deals/Supply • Statement Restaurant and Bar, 50 Market Street – 6.3.9 Westhoughton was tested with 18 national chain retailers, British 6.4.8 True leisure deals, distinct from retail, are infrequent with not already present locally. Savers Health & Beauty only four leisure deals completed in Westhoughton over indicated that it would consider the town. The retailer is • Lorenzo Italian Restaurant, 67 Market Street 2009-2019. All of these transactions were for drinking seeking high street property with a sales area of 2,000- • The Kitchen, 93 Market Street – Mediterranean/Greek establishments with no size information given. All but one 3,000 sqft (187 – 279 sqm) and ancillary space of • Wobbly Cow, 1A Wood Street – Mixed. of these deals were freehold transactions, achieving sale 500sqft (47 sqm). values of £90,000-275,000. 6.4.4 The evening and daytime food offer is also served by 6.4 Leisure the JD Wetherspoon, Sir Robert Shaw at 30-40 Market 6.4.9 As of November 2019, there were no true leisure units on Street and The Lounge Seven, 75-77 Market Street. Two the market. This does not preclude the option that some for vacant A1 retail premises, currently being marketed Overview other large pubs, at either end of Market Street, also serve food – The White Lion, 2 Market Street (Joseph would not suit hot food and other leisure uses. Holt) and the Wheatsheaf, 106 Market Street (Amber 6.4.1 In general, commercial leisure facilities will draw the main Taverns). There are three other drinking pubs/bars in Hot Food – Market Testing part of their trade from residents living within a radius Westhoughton, including the modern ‘The Beer School’, of up to 20 minutes travel time. Major leisure facilities 88 Market Street, ‘Koo Bar’, 105 Market Street, and ‘The such as multiplex cinemas, ten-pin bowling centres, ice Victoria’ at 27 Market Street. The daytime food offer 6.4.10 Demand for further hot food facilities has been tested rinks and family entertainment centres require a large includes Wunderley’s Cafe Bistro, 60 Market Street plus with 14 pub/restaurant chains and 17 restaurant and café catchment population, and often benefit from locating Greenhalgh and Waterfields bakeries. chains. Pub/restaurant chain JW Lees expressed interest together on large leisure parks. in Westhoughton. It is seeking existing pub units or units with potential for conversion into public houses. Crucial 6.4.5 Compared to the above, the number of hot food factors would be footfall and passing trade, demographic 6.4.2 As indicated in the Bolton Retail and Leisure Study takeaways is not excessive with only four outlets in the profile, parking and outside trade space. (2008), Westhoughton performs well at a local level with town Centre. leisure spend, especially given the proximity to Bolton and Manchester and given that generally this spend is The Gym Market – Market Testing localised. 6.4.6 Westhoughton also has a Community leisure centre which is linked to Westhoughton High School. It offers 6.4.11 Six gym operators (and commercial agents acting on a range of facilities and activities such as use of a gym, Town Centre Offer their behalf) have been contacted for this study, to swimming pool and squash courts. There are two determine further interest. Initial interest was noted private gyms on School Street. Other services in central from Pure Gym for a 7,000 sqft (650 sqm) gym in 6.4.3 Food and drink is a strength of Westhoughton, with 17 Westhoughton include the Library. Westhoughton. Pure Gym are seeking visible locations A3-A4 sit-down pubs, cafes and restaurants in the town close to transport hubs and would be happy to sit within centre. This includes McDonalds and Dominos in Pavilion mixed-use schemes. Square, but also a strong selection of higher value 6.4.7 While there are no hotels in the town centre, restaurants on, or near, Market Street, including: Westhoughton is served by the Mercury Hotel on the A6, along with multiple hotels in and around Middlebrook. • Casa Nostra, 2-4 Church Street – Italian The nearest cinema and bowling alleys are located at • The China Room, 9 Pavilion Square – Chinese Middlebrook Retail Park. • Provenance Food Hall and Restaurant, 46-48 Market 44 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
6.5 Office 6.5.6 Local property agents were consulted on the success Market Activity – Office Deals of 112 Market Street and they noted that the scheme was particularly popular with micro businesses from Westhoughton and the surrounding rural area, including 6.5.1 Existing office space in Westhoughton is generally limited homeworkers looking for their first offices. Those same to a small number of offices above shops plus some agents reported that further demand exists from local B1(a) space in Pavilion Square. In Pavilion Square the office-based businesses, which could support another 1,208sqm Building One was sold in 2014 for £600,000 such scheme. or £46.2/sqft (£497/2/sqm).
6.5.2 Overall eight office deals are recorded over 2009-2019, with four being offices above shops on Market Street of 12-16 sqm. Achieved rents are not quoted. One Pavilion Square achieved two lettings of floors of 240-420 sqm at £6-7/sqft (£65-75/sqm), over four years, 2014-2017.
Premises Supply
6.5.3 As of November 2019, the only available supply, excluding the edge of settlement Wingates Industrial Estate, is at Westhoughton Business Hub, 42 Bolton Road. Here, four small rooms of 8-30sqm are potentially available as flexible workspace although appear to primarily being offered as meeting rooms.
The Local Market – Shareholder Comments
6.5.4 Demand is for smaller serviced offices, not large suites. The only large office building in the town is One Pavilion Square, with floors of 240-420sqm. These took years to let and only achieved rents of up to £7/sqft (£75/sqm).
6.5.5 By comparison, a local developer bought 112 Market Street (193sqm) in 2017 for £150,000, equating to £72/ sqft (£777/sqm). It has since been converted to 11 small, serviced offices of 15-50sqm, which all let within a year. Rents of £25-30/sqft (£269-323/sqm) were achieved here, inclusive of services. January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 45 46 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020 January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 47
7. Conclusion and Next Steps
7.1 Introduction 7.2 Conclusion
7.1.1 The final section of the Baseline Report presents a SWOT analysis for WTC which concludes the issues and Issues Opportunities opportunities in the area, based on the analysis presented Urban design and • Poor connectivity / gateway from A58 – Town • Well connected through train, bus and road within sections 3-6 of this baseline report, and sets out built environment centre is not obvious to traffic bypassing through • Place with identity and character the next steps in the WTC study. A58 and is lightly trafficked, so not much passing • Good range of assets: independent shops, trade cafes and services • Poor signposting to existing car parks • Reasonable quality of built environment and • Upper floor vacancy / vacant sites / buildings few poor quality areas • There are few sites available for development in • Combination of modern retail floorplates and the town centre and the visual impacts of those is traditional high street units negative • Opportunity for pedestrianisation/bus • Visual impacts of poor quality shop frontages, priority/one-way system vacant shops and sites • Opportunity to connect town centre to wider • Tired public realm in some parts area • Central Park is an asset but could be improved • Opportunity to introduce new uses at the • Character heavily concentrated on the western end Town Hall of Market Street • Opportunity to better utilise Carnegie Hall • Opportunity to improve public realm • Opportunity for improvements /introduce new uses on vacant shops/above shop units/sites • Opportunity to protect historic character of the area/maybe opportunities to attract heritage funding Transport and • Apparent shortage of car parking • Opportunity for improving pedestrian movement • Car parking location, quantity, control & quality – environment and developing better linkages need for a car parking strategy • Opportunity to develop a parking strategy • Public Realm on Market Street and on streets for options for short stay car parks linking to the Pavilion Square shopping precinct is • Opportunity to introduce cycling reasonable but needs a bit of refresh in places. improvements - Active neighbourhoods • Poor pedestrian and cyclists experience scheme and Bee network on A58 corridor • Poor linkage with supermarkets • Opportunity to improve linkages to Council • Poor linkage with Council car parks car parks (Library Street would also improve • Limited “pop in” parking (short stay) link to Aldi) • Improving signage from the A58 48 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Issues Opportunities 7.3 Next Steps Property and Market • Limited existing flat market, although it is relative to • Strong house prices and rents, with 7.3.1 The Baseline Report is the first of 3 stage documents that Analysis the stock available recorded interest from two private will be prepared as part of this study: • Major edge of settlement housing developments housebuilders plus Anchor Hannover for will draw housebuilder and market interest away older people’s housing • Baseline Report from the town centre, making it harder to sell any • Active area for housebuilding with multiple • Draft masterplan for public consultation town centre proposals to housebuilders schemes underway and still larger schemes • Final Masterplan and Delivery Strategy • Remaining banks vulnerable to branch closure in the pipeline programmes • Popular and ‘up and coming’ town, • Competition from Middlebrook, Bolton and Wigan benefiting from an attractive local 7.3.2 The next stage of the study will be to prepare the draft for larger retail/leisure requirements environment, services and strong road masterplan for public consultation. This will entail the • Little available commercial property to meet access following tasks: demand and allow further growth of commercial • Strong, established food retail offer and • Identifying a small number of deliverable and sectors. a large and diverse comparison offer, all transformative projects located in the heart of the town centre • Detailing the proposed development for each key • Good rate of investment sales of shops, mostly to local investors proposals and preparing development proforma • Strong hot food and evening economy offer • Undertaking an initial assessment of deliverability that has grown rapidly over recent years i.e. market demand, attractiveness to investors / • Good historic retention of leisure spending developers, availability of funding support and viability makes Westhoughton attractive to leisure • Review of the key proposals with Bolton Council and operators key stakeholders, through a stakeholder workshop; • Ongoing demand for smaller serviced • Evaluation of the options against agreed objectives offices • Production of the draft masterplan.
January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 49 50 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020 Appendix A Town Centre Trends January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 51
Appendix A: Town Centre Trends
Town Centre Trends ‘The Portas Review: An Independent Review into the Future of leisure, food and drink, social and community hubs, business our High Streets’ by Mary Portas in 2011, sets out Mary Portas’ space, cultural activities, healthcare, education and town centre Across the UK, town centres are facing challenges to their future vision for the future of town centres and high streets and includes living. There is also a strong move to ensure that town centres are vitality and viability. Many town centres have suffered from falling that they should be ‘re-imagined as destinations for socialising, true community spaces that are attractive to all generations. Not retail sales, reduced footfall and rising vacancies, which has culture, health, wellbeing, creativity and learning, as well as only do town centres need to accommodate a more diverse set triggered efforts to better understand the issues and challenges places that will develop and sustain new and existing markets and of uses and activities but crucially, the experience of using and and to develop plans for the reinvigoration of town centres. businesses. visiting the town centre must be a positive one, increasing ‘dwell Notwithstanding the great challenges facing town centres, the time’, if the centre is to compete successfully with other centres and on-line competition. opportunities and benefits that successful and vibrant town Building on the findings of the ‘Understanding high street centres bring to residents and businesses are recognised and performance’ report by Genecon and the UK Department for worth securing. Business, Innovation and Skills which was published in 2011, To adapt to the unprecedented changes, it is important to track the response to the recent changes to high streets and the issue and keep up to date with the national trends and changes in The Association of Town & City Management (ATCM) recognises of ‘decline’ include a arrange of approaches such as improving the retail market and non-retail sectors involved in day-to-day UK town centres to be complex places that serve a wide range of the built form and configuration, emphasising on the high street activities within town centres. Recent figures from the Local people and purposes, which in recent years have had to adapt to distinctiveness, developing the place management and moving Data Company, for example, indicate that the number of empty changing circumstances and trends. In a 2013 report ‘Successful away from retail as the prime driver and understanding what the shops on high streets has been falling slowly but consistently Town centres – Developing Effective Strategies’, the ATCM high street has to offer. for five years. Retail services including barbers and hairdressers, advised that ‘a rethink in the strategic positioning’ of town centres leisure services such as gyms, cafes, restaurants and bars, and convenience stores are prominent amongst the recent openings was required to maintain the quality of experience of town centres, Town centres and high streets will no more be just about selling and point to the increasing service function of town centres. capture more visitors, and reclaim their rightful function as places goods. They will offer a mix of uses to include shops but also which function to serve local communities, visitors, businesses to include housing, offices, sport, health care, schools or other and key stakeholders. social, commercial and cultural enterprises and meeting places. Another report by Springboard and The NPD Group on ‘Retail They should become places to go to engage with other people in Destinations, the Eating out Opportunity’ (2018), points to the fast The report explored the theory that the vitality of town centres the communities, where shopping is just one part of a rich and growth of internet as a purchasing channel for goods and services is directly linked to the social and economic well-being of diverse mix of offers and activities. and states that the influence of the internet has become more and local communities, something that is widely acknowledged by more evident over the last four years, rising from 11.3% of total spending in 2014 to 15.3% in 2017. The impact of the internet on academics, practitioners, local authorities and policy makers To manage the changes to the performance of the town centre, the way consumers shop, particularly in the way that consumers across the UK. Increasing requirements to meet sustainable goals there is a need to ensure that sufficient footfall generating compare products online before purchase, has been a major of climate change and the ambiguity of the short-term economic uses are introduced in the town centres and the right social factor in the drop in footfall over the last decade. It is estimated landscape have created a degree of uncertainty with regard to infrastructure exist to support the old and new communities. This that online retail could account for 63 percent of trading (some town centre growth and development, whilst the requirement for requires meaningful engagement with the local community and £36 billion) by 2030, compared to 21 percent today. This will town centres to identify a distinctive role and function, as well as stakeholders and reliable developer commitment equally. to combat out-of-centre retail and office development affecting favour the largest retailers, which have established major logistics supply and demand poses a further challenge. networks but damage the prospects of smaller high street chains. There is a strong emphasis currently on town centres becoming places of more diverse activities, not limited to shopping but providing for a range of additional activities and uses including, 52 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Fewer ‘High Street’ shops, more independent trades Figure A.1: Independent cafes – Mayfair and Belgravia, Revo’s recent report, ‘Evolution of the leisure experience; looking London forward’ (2018), looked at spending levels across retail, Food As the large chain stores struggle to compete with the growth and drink and non-food leisure and identified that spending of online retailing, independent, artisan traders offering a has grown year-on-year, and is forecast to continue to grow personalised service that cannot be found online - from toy shops, across all sectors by around 4% annually for the next 10 years. book shops and jewellers to butchers, fishmongers and bakeries The expansion of cinema, health & fitness and Food and drink - have a chance to thrive. Retaining independent retailers (often operators has been unprecedented over the last decade, with iconic family businesses that have operated in the same area for restaurants, cafés & takeaways having seen the sharpest increase several generations) to the character and identity of traditional in the number of units of all leisure sectors. According to the town centre and high streets. report, the number of restaurant units in occupation has increased by over 70% since 2010, while cafés & takeaways have seen growth of over 50%. Spending in restaurants was £80.4 billion More leisure, Food and drink in 2017, forecast to increase to £93.6 billion by 2030. Both the existing leisure supply and growth are significantly weighted to Shopping has become just one of a range of activities rather than high street locations, accounting for 80% of all leisure floorspace. the sole purpose of visits to town and city centres. According to Much of this growth has been made possible through change of Springboard and the NPD Group’s report: ‘Retail Destinations, the use of units rather than new development. Eating out Opportunity’ (2018), consumer demand, combined with population and employment growth, has driven significant growth in the eating-out market, led by branded quick service Local access to public services restaurants and casual dining restaurants. The report concludes that one of the key factors driving the better performance of As retailers on high streets are being hit hard by online traditional high streets relative to shopping centres since 2014, is competition, town centres need to become community that their offer has widened, particularly in the food and beverage hubs providing services such as healthcare, social support, sector. The report highlights that there is a large customer base entertainment, leisure and art and culture. The provision of who are not in town during the day and according to the report, community hubs and services could prove positive for retailers, the fact that town centre footfall has risen in the evening, is as having such attractions nearer to shops would increase the evidence that consumers are visiting town centres that blend retail potential for linked visits. The Arts Council England’s report on opportunities with a social experience. This trend is evidenced by ‘Libraries as community hubs: Case studies and learning’, (2017), monitoring of the food and drink sectors reported in ‘The Caterer’ explores different approaches and configurations to collocation (2015), showing that nationally there are 16.7 per cent more of community uses and facilities. According to the report, the restaurants than in 2012 and that high streets are leading the way. rationale for collocating services in community hubs includes the following: • Efficiency in the use of assets and reducing costs through bringing services together in one place; • Supporting a more local and devolved approach to service delivery linked to the localism and community Source: BDP January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 53
rights agenda; Town centre living The Federation of Master Builders’ report: ‘Homes on Our High • Promoting community involvement and enabling Streets’ (2017), supported the growth of town centre living, by communities to take action in their local area through The revised Greater Manchester Spatial Framework (GMSF) recognising that with the UK currently facing a severe housing providing physical spaces and the connections to will shape the strategic planning policy across the conurbation, crisis, it was important to explore all options to increase housing start up new activities and services; through an increased focus on residential and employment supply, including using property above shops for residential development. The report has identified revitalising high streets • Providing services in a more accessible and seamless development within existing town centres and urban areas, in line through well planned and designed residential developments as manner for residents, including making it easier to with the Greater Manchester Mayor’s commitment of minimising the loss of greenbelt land. With the 201,000 new homes required a substantial factor to rejuvenate smaller town centres, however signpost to other sources of support. for the conurbation by the Greater Manchester Spatial Framework it also recognises that there is no one-size-fits-all approach to by 2037, the existing town and shopping centres would have a residential developments on high streets and within town centres. Figure A.2: New public services hub – Mulberry Park, strong role to play in meeting the target. Bath
Source: BDP 54 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure A.3: Homes above shops, Newbury town centre
The value of town centre living as part of a mixed-use town centre development is being recognised as more retail investors and shopping centre owners are taking more diverse approaches to their assets. Recent examples of this approach can be seen at Eden Square Shopping Centre in Urmston, where 76 new homes have been delivered along with a Sainsbury’s supermarket. The same approach has been taken by Regency in Sale who are delivering 80 new homes in Acre House above The Square Shopping Centre, with a further 205 homes planned. In addition, the Greater Manchester Property Venture Fund has recently issued a brief on the delivery of 195 new homes as part of the planned redevelopment of Chorlton Cross Shopping Centre. In recent years, Prestwich Town centre has also benefited from the addition of a large apartment development over retail uses, including Sainsbury’s and Costa Coffee.
Source: BDP January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 55
Figure A.4: Managed workspace - Manchester Science Park Offices and work space
Both the lack of quality office space and people working in and around the city centre to create a demand for high street shops and restaurants, is becoming more visible in the life of the high streets. Vacant shops are much more likely to dominate in weaker towns with fewer exporting businesses, which also have proportionately more retail space in their town centres and fewer high quality offices. High quality office space, supporting high skilled businesses alongside a proportion of retail space, as well as leisure space such as cafes and restaurants, can serve the needs of both workers and residents and bring more people to the high street.
Source: BDP 56 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure A.5: Outdoor cinema – Watford Parade
Quality of experience
Whilst retail is an important part of the town centre mix, town centres are much more than shopping. People who visit town centre are there for many reasons, such as to visit cafés, restaurants, pubs, galleries, parks, hairdressers, community hubs, libraries, banks etc., but there are social factors too that bring people to the town centre to come together, meet friends, join community activities or just simply enjoy sitting and watching other activities going on.
A successful town centre therefore needs to provide a high quality public realm setting for shared experiences and are a focal point of local identity, community pride and common heritage and value. As evidenced by the ‘Paved with Gold’ report by CABE (2007), better streets result in higher market prices which in turn add to the value of the area and the quality of the experience.
Source: BDP January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 57
Figure A.6: Oldham Town centre Healthy town centres
The importance of healthy vibrant town centres has been highlighted in recent years in certain locations due to the visible effect of vacant shops and a perception among some that their towns are not providing them with all the services they want or need, with a negative impact on their quality of life.
Public Health England’s ‘Healthy High Streets: Good Place-making in an Urban Setting’ (2018), recognises that good quality public realm design that provides accessible and safe communal spaces can be used to create healthier, safer and more cohesive local communities. The Greater Manchester Mayor’s Town Centre Challenge Initiative, which was introduced in 2017, also promotes town centre regeneration as a means of promoting community health and wellbeing. Improved town centre environments directly influence mental health and wellbeing by increasing levels of social contact and integration, civic pride and community trust.
The Healthy High Streets report identifies a range of interventions that can improve local high streets. These interventions include the introduction of green and blue infrastructure such as water features, street trees, and wall and roof planting, pollution reducing, active travel and environmental and climate change initiatives. Traffic calming and improved street furniture are also recommended to help create safer, cleaner and more walkable town centre areas, creating a more legible structure for the town centre.
The report suggests that certain uses within town centres can actually reduce vitality and wellbeing. This has been evidenced in the London Assembly report ‘Open for Business: Empty shops on London’s high streets’ (2013) that ‘low quality’ units, such as betting shops, pawnbrokers and payday lenders, reduce the overall value of the high street and dissuade other businesses from opening there. Source: BDP 58 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
Figure A.7: Streets for All programme
Streets for All
The Streets for All programme presents a new approach to planning the streets of Greater Manchester. The initiative looks to create streets that better balance the movement of people and goods with the creation of more people-friendly places and takes account of both movement and place functions within streets. As a holistic approach, Streets for All moves away from planning for transport modes, and towards putting people first to better shape and manage our streets. This will help create more sustainable, healthy and resilient places across Greater Manchester and overall leads to an improved quality of life for everyone.
The programme has developed action plans for districts across Greater Manchester, including Borough of Bolton. The key strategic schemes for Bolton include a number of initiatives aiming to promote pedestrianisation, segregated cycleways and transformation of public realm across the Borough. Westhoughton is one of the areas located on Bolton corridor. The strategic scheme for Westhoughton includes segregated cycleway along A676 Wigan Road linking Bolton and Westhoughton. This is proposed to include reallocation of the existing wide carriageway to create a new high-quality east-west route and reduce rat- running, whilst prioritising every day walking & cycling for local trips.
Source: BDP January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 59 60 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020 Appendix B Policy Context January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 61
Appendix B: Policy Context
National policy context on public-sector sites. Bolton Core Strategy 2011 sets a clear vision for Bolton as a place where everyone has an improved quality of life and the confidence to achieve their ambitions. As part of implementation of this vision National Planning Policy Framework The Government Estate Strategy (July 2018) introduces three a Sustainable Community Strategy has been developed which pillars, through which the estate will be used as an enabler to aims to narrow the gap between the most and the least well off in As required by the revised National Planning Policy Framework deliver better outcomes for the public. The pillars include the the Borough. (NPPF) the planning system should promote the long-term vitality following: and viability of town centres – by allowing them to grow and • Driving growth and opportunity – through a joined-up diversify in a way that can respond to rapid changes in the retail Westhoughton has been identified in the Core Strategy as ‘outer and leisure industries, and also by allowing a suitable mix of uses and customer-focused approach which will promote regional growth and energise the housing market. areas’, where the Borough’s agricultural areas and open moorland (including housing) and reflecting their distinctive characters. interspersed with built development is located. This area includes • Supporting a brilliant civil service – through the Borough’s moorland backdrop, remnant areas of woodland, strengthening links between property specialists river valleys and pastoral agricultural land. One Public Estate and other professions and enabling smarter ways of working. The One Public Estate programme is an established national The Spatial Vision for Bolton aims to protect the high quality programme delivered in partnership by the LGA and the Office of • Delivering value – through adoption of a more commercial approach to asset management and visual environments of the outer areas of the Borough will be Government Property (OGP) within the Cabinet Office. One Public protected and enhanced. There will continue to be smaller scale Estate began in 2013 with just twelve areas, but today we are joining together public sector property, land and other data into one place to provide for a sustainable and developments within the urban area for a range of uses where the working with more than 300 councils on projects transforming character of the area and the existing infrastructure allows it. local communities and public services right across the country. efficient estate.
Local policy context The Core Strategy identifies that outside Bolton town centre, other The One Public Estate programme is a joint initiative between the town centres such as Westhoughton have an important role in Cabinet Office, the Ministry of Housing, Communities & Local Bolton 2030 Vision the Borough. The Retail and Leisure Study as part of the baseline Government and the Local Government Association. It now covers for the local plan shows that there could be some need for some 95% of all local authority areas in England. additional floor space in Westhoughton and Horwich but this will Bolton 2030 lays out a vision for Bolton as an active, connected, be limited in line with the strategy of concentrating most retail and prosperous place where people choose to study, work, and development in Bolton town centre. Little Lever town centre, The One Public Estate programme was launched in 2013 to make put down roots. This vision is broken down into six key outcomes although smaller fills a crucial role the Borough as well. The Core better use of public-sector sites, free up space for new homes and for 2030, including the attracting business and investment Strategy has also identified new shops to serve local communities create jobs. It encourages the emergency services, local councils into the area and matching the workforce’s skills with modern to be required to be concentrated in Westhoughton, Horwich and and government departments to work more closely together by opportunities and employment, and the building of stronger and Little Lever. The Core Strategy has planned for 12,492 dwellings sharing sites and creating public-sector ‘hubs’ - where services more cohesive communities. are delivered in one place. So far, the programme has saved within Borough by 2026, out of which 20-30% is expected to be taxpayers £24million in running costs, created 5,745 new jobs located within the designated renewal areas. and released land for the development of 3,336 new homes. Bolton Core Strategy 2011
Bolton Core Strategy was launched in March 2011 and covering The latest round of the programme will see money and support a period up to 2026, sets out policies which shape the future of given to more than 100 local public-sector partnerships across Bolton and guide the planning decisions in the Borough. England, to bring forward proposals for a range of new projects 62 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
The following Strategic Objectives from Bolton Core Strategy are Bolton Allocations Plan Document 2013 The NHS has plans for new health centre in Westhoughton but the particularly relevant to the WTC masterplan: eventual locations of the sites are not yet certain and therefore not • Strategic Objective 1: To maximise access to health The Allocations Plan identifies key sites for the implementation identified on the allocations map. facilities, sporting and recreation facilities of Bolton’s Core Strategy and is structured by the following key • Strategic Objective 5: To ensure that Bolton takes themes: Figure B.1 below shows housing allocation sites over 0.4ha in size full economic advantage of its location in the Greater • Healthy Bolton; in vicinity of WTC: Manchester City Region. • Achieving Bolton; • Strategic Objective 9: To reduce crime and the fear • Prosperous Bolton; of crime, and improve road safety by ensuring that neighbourhoods are attractive and well designed. • Safe Bolton; • Strategic Objective 10: To minimise Bolton’s • Cleaner and Greener Bolton; and contribution to climate change and mitigate and adapt • Strong and Confident Bolton. to its adverse effects. • Strategic Objective 11: To conserve and enhance the Figure B.1: Sites allocated for housing in vicinity of WTC best of Bolton’s built heritage an landscapes, and improve the quality of open spaces and the design of new buildings. • Strategic Objective 12: To protect and enhance Bolton’s biodiversity. • Strategic Objective 14: To provide housing that meets the needs of everybody, reflecting the needs of an ageing population and a growth in the number of households. • Strategic Objective 15: To focus new housing in the existing urban area, especially in Bolton town centre, council-owned housing areas and in mixed-use developments on former industrial sites. • Strategic Objective 16: To develop mixed communities which encourage community cohesion and ensure access for all to community and cultural facilities.
The Core Strategy also seeks to safeguard and enhance parks and gardens and improve the quality and multi-functional benefits of these assets.
Source: Bolton Council website January 2020 Westhoughton Masterplan - Stage 1 Report: Baseline 63
Bolton Economic Strategy 2016 – 2030 across the district to support opportunities for new events. Planning Document 2014
The Bolton’s Economic Strategy (2016 – 2030) includes Bolton General Design principles The provision of a safe, high quality transport network is identified a detailed updated assessment of the local economy and as vital to the economic prosperity of the Borough and the opportunities that exist for development and change and seeks to The General Design Principles Supplementary Planning Document ability of residents to access new employment opportunities. create a well-connected smart city with a distinctive offer to the (SPD) outlines general guidelines on designing new development Sustainability is a key focus of the Borough’s planning policy and Bolton Family, including: proposals for both residential and commercial developments. New new developments must reduce the need to travel by car and • A vibrant Bolton town centre complemented by other developments in Bolton are expected to support the following: encourage people to walk, cycle, and use public transport. centres across the Borough • Character and sense of place; • Well maintained parks and attractive countryside • Legibility; contributing to a high quality environment • Well-designed buildings; • Cultural and leisure attractions and events that attract • Adaptability and future maintenance; people to live and work in Bolton. • Community safety and inclusion; • Ease of movement; and At the heart of the Bolton Economic Strategy is the vision for Bolton in 2030 to be a well-connected smart city with a distinctive • Quality Public Realm. offer to the ‘Bolton Family’. One of the strands of this vision is for Bolton to be a place where cultural and leisure attractions The document also highlights the importance of maintaining the and events attract people to live and work in the area. The Vision character of listed buildings and conservation areas, and outlines recognises that this should be achieved by development and topic specific planning guidance to guide development. It is regeneration of Borough to maximise assets and opportunities noted that new and replacement shop fronts should respect the and provide homes, environment and cultural offer to make Bolton character and appearance of the building and wider street scene competitive. and emphasis should be placed on the retention of good design features where these are present. It is also identified by the Strategy that Bolton’s economy must be able to withstand future economic downturns, through stronger Sustainable Design and Construction SPD 2016 growth in key sectors, developing the right skills for the future and a focus on exporting to new markets. A strong tourism and The SPD deals specifically with ensuring that the principles of leisure offer is identified to be key to attracting new spending and Sustainable Design and Construction are implemented through investment. development in accordance with local and national policy. It contains an overview of policy at national and local scales before The Strategy also refers to Bolton Visitor Economy Strategy which framing sustainable design and construction in the context of has a vision for Bolton to be a successful visitor destination by sustainable development. 2018, with an improved quality and appeal of tourism product and developed capacity for growth. This strategy is to be applied Accessibility, Transport and Road Safety Supplementary 64 Westhoughton Masterplan - Stage 1 Report: Baseline January 2020
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