AGENDA ITEM NO: 7A
FULL COUNCIL DATE: 27th March 2012
Report of: Sustainable Development and Transport Scrutiny Commission
Title: High Street Inquiry: Report and Recommendations
Ward: City-wide
Member presenting report: Councillor Mark Bradshaw, Chair, Sustainable Development and Transport Scrutiny Commission
RECOMMENDATION:
1. That Full Council note and endorse the recommendations of the Sustainable Development and Transport Scrutiny Commission, as set out in Section 6 of the report of the High Street Inquiry (attached as Appendix A).
2. That Full Council note that the Commission’s recommendations will be referred to the Executive with any comments made by Full Council.
Summary:
The Inquiry report (Appendix A) summarises the context of the event, the evidence heard, and key points identified by Commission members. It sets out the recommendations to help support and regenerate Bristol’s high streets where necessary. The recommendations will be referred to the relevant Executive Members for a response.
The significant issues in the report are:
App.A : Inquiry report with recommendations at Section 6
Policy
The policy and research context for the Inquiry is set out in Section 2 of the report.
Consultation
Internal and External Over 30 participants from community organisations, local businesses, council officers and councillors took part and participated in generating recommendations. An invitation was sent to Cabinet members and leads on Development Control Committees. The report has been discussed by the Council’s Strategic Leadership Team.
Context The attached report at Appendix A Sections 1-4 outline the context of the Inquiry.
Proposal
1. The Sustainable Development and Transport Commission’s High Street Inquiry was held on 11th November 2011. Its report is attached at Appendix A; its recommendations are given in Section 6.
2. The main focus of the event was to generate practical solutions to support and develop high streets across the city, drawing on best practice elsewhere.
Recommendations
These are set out in Section 6 of the attached report (App. A)
Other Options Considered N/A at this stage
Risk Assessment N/A at this stage
Public Sector Equality Duties
Before making a decision, section 149 Equality Act 2010 requires that each decision-maker considers the need to promote equality for persons with the following “protected characteristics”: age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, sexual orientation. Each decision-maker must, therefore, have due regard to the need to:
i) Eliminate discrimination, harassment, victimisation and any other conduct prohibited under the Equality Act 2010.
ii) Advance equality of opportunity between persons who share a relevant protected characteristic and those who do not share it. This involves having due regard, in particular, to the need to --
- remove or minimise disadvantage suffered by persons who share a relevant protected characteristic;
- take steps to meet the needs of persons who share a relevant protected characteristic that are different from the needs of people who do not share it (in relation to disabled people, this includes, in particular, steps to take account of disabled persons' disabilities);
- encourage persons who share a protected characteristic to participate in public life or in any other activity in which participation by such persons is disproportionately low.
iii) Foster good relations between persons who share a relevant protected characteristic and those who do not share it. This involves having due regard, in particular, to the need to - tackle prejudice; and - promote understanding.
Equalities Impact Assessment
The Commission agreed it was essential to invite the Equalities Forums to take part in the Inquiry so that any policy/service changes which may impact on equalities communities would be taken into account in its recommendations. All Forums were therefore invited and representatives from the Older People’s Forum and Disability Equalities Forum attended.
Access issues have been highlighted subsequently as an essential theme to cover in the Retail Action Plan which the report will feed into and as part of a place management approach more generally (see Paragraph 5.4 and Recommendation 1 of the report at Appendix A). In summary, the issues raised covered the way in which accessibility can be addressed within the development management process and street scene more generally so that there are no adverse impacts on groups of people with protected characteristics and if there are, actions can be taken to mitigate these.
Legal and Resource Implications Legal Implications
There are no specific legal implications arising from this report. Legal advice will be provided should any of the 15 recommendations require specific use of the Council's legal powers such as the general power of competence under the Localism Act 2011.
Legal advice provided by Shahzia Daya, Senior Solicitor (Corporate).
Financial Implications
Revenue implications
A budget of £60K in 2012/13 has been identified by Bristol Futures to take these recommendations forward, of which £40K will be provided in the form of a grant from DCLG and £20K from existing budgets. In addition, the Council will be submitting a Portas Pilot bid to Government for a further £100,000 to further develop this work.
Capital implications:
None
Advice provided by: Mike Harding, Finance Business Partner Neighbourhoods and City Development
Appendices.
App. A: High Street Inquiry: report and recommendations
LOCAL GOVERNMENT (ACCESS TO INFORMATION) ACT 1985 Background Papers
APPENDIX A
SUSTAINABLE DEVELOPMENT AND TRANSPORT SCRUTINY COMMISSION
HIGH STREET INQUIRY
11th November 2011
FINAL REPORT
February 2012 Contents Page
Page Number
Foreword 1
1. Introduction 1
2. Policy and Research Context 1
3. Approach 4
4. The Programme 5
5. Key Themes 5
Theme 1: Management of Centres and Neighbourhood Partnerships 5.1. Opportunities for Place Management 6 5.2. Innovation based on Best Practice 6 5.3. Role of Neighbourhood Partnerships 6 5.4. Access Issues 7 5.5. Waste Management and Energy Use 7 5.6. Parking and Transport 8 5.7. Other Non-Retail in Shopping Areas 8
Theme 2: Planning 5.8. Local Research on Mix Analysis 9 5.9. Key Information for Traders 9 5.10. Proactive Planning 9 5.11. Neighbourhood Plans 10 5.12. Retail and Regeneration 10 5.13. Multiple Retail Chains 11 5.14. Perceived Delays in Planning Processes 11 5.15. Prime Shopping Centres 12
Theme 3: Property 5.16. Vacancy Rates 12
Theme 4: Business Support and Training 5.17. Procurement Processes 13 5.18. Supporting Traders 13 5.19 New Generations of Retailers 14 5.20. Financial Support and Investment 14 5.21. Ethical Approaches to Retail 15
Theme 5: Business Development 5.22. Need for an Intermediary Agency 15 5.23. Possible Pilot Schemes 15
6. Recommendations 16
7. Conclusion 19
Appendices
1. List of Participants 2. Do Bristol’s Retail Centres have a Future ? 3. Executive Member Briefing Note 4. Portas Review Summary and Recommendations 5. Residents’ and Business Survey Analysis
Foreword
I want to thank all who participated in this Inquiry, whether present during the discussions, joining us online or commenting via the surveys. As a cross-party Commission, we hope that the Council will find some value from our work and deliberations. As a city, our overall aim should be to promote and strengthen our local centres, encourage investment and work opportunities and work to improve access to everyday goods and services. The Inquiry was a snapshot of a very complex issue and we aim to return to this topic later this year.
Councillor Mark Bradshaw
Chair of Sustainable Development and Transport Scrutiny Commission
1 1. Introduction
The Commission identified local high streets as a priority issue this year. We wanted to examine issues relating to local retailing, planning policy and access to food and how these are affecting high streets in the city. The Council is already leading on the development of the Food Policy Council and there is a great deal of public interest in local versus multiple chain stores in certain areas and the planning issues that have arisen from these. In addition, the current economic climate is proving difficult for small independent retailers to survive and thrive within. Local retailing is of vital importance to all of the communities in Bristol with implications for a wide range of public policy issues beyond planning.
The Commission therefore hosted an Inquiry in November 2011 at which over 30 participants (see list in Appendix 1) from community organisations, local businesses, council officers and councillors came together to discuss these issues and develop some practical solutions that the Commission could consider and take forward.
2. Policy and Research Context
The national and local policy landscape around high streets and related issues is complex and is changing rapidly with a National Planning Policy Framework and possible changes to use class orders being consulted on by the Government in Autumn 2011. A summary of the current context was produced for the Inquiry (see Appendix 2, Do Bristol’s retail centres have a FUTURE ?, J. Thorne, November 2011), as well as a briefing note at Appendix 3 from the Executive Member for Housing and Regeneration. This outlines what the Council has done in response to widespread concerns about the growth of multiple retail chains in Bristol (see also Managing and Regulating Multiple Food Chains in Bristol, S Hewitt 2011).
Legally, the Council is restricted in what it can do in these situations as planning laws and regulations cannot control the occupier, only the use. If the shop is an A1 retail unit before and subsequently, it is deemed lawful use; no planning permission is therefore required for conversion from any A Use Class to A1. However, a grey area arises over A1 and A3 uses where a view needs to be taken on the level of consumption off the premises. There is also the issue of cumulative impact which is not addressed in planning law; this was identified as a key issue during our discussions. The Council has raised this loophole in response to the recent government consultation and is taking up current cases as far as it is legally able to do so.
2 The Localism Act (enacted in November 2011) with its general power of competence for local government offers potential for the Council to implement a more considered approach to future retailing and the implications are being explored by officers.
In addition, Mary Portas’ review of high streets commissioned by the Government was published in December 2011 after the Inquiry was held. This lays out her vision of how town centres and high streets can be revitalised (see the full review at www.maryportas.com/news/2011/12/12/ the-portas-review). The Government has committed to responding to its recommendations in Spring 2012. This report’s themes and recommendations mirrors many of those in the Portas review as outlined in Appendix 4.
Regarding relevant scrutiny work, the Post Offices Select Committee 2004 and the Post Offices Working Group 2009 considered the demise of post offices as part of the overall high street mix and they made recommendations on support for retail centres via a place management approach, focusing investment in community facilities and ensuring better parking enforcement. A recent announcement of the downgrading of 1 in 5 of the 11,500 post offices across the country into new "PO Locals", which offer a downgraded service within other commercial premises, may affect some high streets in the city and needs to be taken into account.
In relation to food retail in particular, the Quality of Life Survey (Consultation, Research and Intelligence Unit 2011) found that access to shops selling fresh fruit and vegetables is not as good in deprived areas of the city and for disabled people, whilst Who Feeds Bristol ? (J Carey 2011), the influential report commissioned by NHS Bristol and the City Council, underlined that around 1 in 10 jobs in the West of England are related to food and drink, and of businesses registered on the ‘public food register’ in Bristol 21% are in retail, 74% in catering. The report pointed out the interlinkage of food production, processing, distribution, catering and retail and how independent traders need to be supported within the overall system, although the overall trend is away from diversity and balanced competition to one of consolidation and monopoly. Specialist food shops are disappearing and the report has flagged up concern about the impact on the St Philips wholesale fruit and vegetable market which becomes less viable with these closures.
3 3. Approach
Taking this background into consideration, the Commission agreed the Inquiry objectives as follows:
• Explore current local and national practice relating to supporting and developing high streets • Shape local development management policies in relation to retail • Clarify the Council’s role and other partner organisations in relation to retail • Make recommendations to Cabinet and Full Council for retail action plan themes and other areas as necessary
Key to the Inquiry was to draw on expert participants’ experience and knowledge from a range of sectors to address these objectives. Representatives were therefore invited from:
• Cabinet and Development Control Committees • Trade associations • Community and neighbourhood representatives • External experts • Public sector bodies • Private sector partners • Council Officers
In addition, the formal parts of the Inquiry were webcast (see http://connect.bristol.public-i.tv/site/) and ‘Cover it live’ technology was used to allow viewers to participate in the discussion. Internal adverts and discussion pieces were placed to generate interest on the Source, whilst Twitter, the AskBristol ebulletin and traditional press releases were used externally to generate interest. Over 130 people watched the webcast on the day and over 100 comments were made. BBC Radio Bristol interviewed Councillor Mark Bradshaw, Chair of the Commission, Professor Cathy Parker (the independent facilitator) and Ken Simpson (representing the Federation of Small Businesses) before the Inquiry and BBC Points West broadcast an item relating to the decline of high streets the same week.
A survey of both residents and businesses in the city was also commissioned from the Council’s Consultation, Research and Intelligence Team to feed into the Inquiry process. Over 900 residents and over 20 businesses fed in their views and these have been incorporated into this report where appropriate. Businesses in specific areas have also been surveyed over the last 6 months(reaching small and medium enterprises to take part in this type of exercise is very
4 challenging and there are no easy answers). A high level analysis is available at Appendix 5.
4. The Programme
Having an independent Chair was thought helpful to keep a balance of the complex material discussed during the Inquiry and the Commission was very pleased to invite Cathy Parker, Professor of Marketing and Retail Enterprise at Manchester Metropolitan University Business School who facilitated the session and drew together the key themes. A range of speakers were also invited to give evidence from their own perspectives, prior to workshop discussions devised to focus on specific issues:
• Cathy Parker gave an overview of issues currently affecting high streets and examples of best practice elsewhere both nationally and internationally • Phil Haughton, of the Better Food Company talked about the development and expansion of his company based on an organic, social justice model • Ken Simpson, of Make More Margin, representing the Federation of Small Businesses presented his views about how to build successful high streets and support needed for future success • Chris Hackett, BCC Regeneration Policy Manager described the local context and Bristol’s current initiatives
Following the presentations, workshops were held on the themes below
• Local and national best practice • Development Management Policies • The Council’s and its partners’ roles
and a plenary session drew the priority strands together:
5. Key Themes
The Commission has identified five key themes from the Inquiry taking into account discussions held at the Q&A Sessions, plenary and workshops. These have been summarised overleaf with recommendations stemming from them outlined in Section 6.
5 Theme 1: Management of centres and Neighbourhood Partnerships
5.1. Opportunities for place management
Place management pilots were introduced in Bristol in 2008 following a recommendation that it be tested in centres ‘at risk or poor/ under performing’ in the Council’s Citywide Retail Study 2007. The pilots developed action plans and encouraged better team working across the Council and with other agencies including the police, raised the profile of the retail sector and led to better communication with traders. The pilots found that the approach needed dedicated resources and project funding. The pilots were focused on four clusters of local retail and service centres across Bristol.
The Inquiry supported the value of this model as shown by successful practice elsewhere in the UK and Europe (compared with the USA). The discussion highlighted that the notion of ‘place’ should be used, rather than ‘community’ in developing successful support to retail centres and that local area management could be seen as ‘localism in action’.
5.2. Innovation based on best practice
Best practice was showcased by speakers including the impact of pedestrianisation in York which has brought about a successful economic environment but there may be issues of viability which need to be taken into account (an Institute of Place Management Study was recommended). Innovative partnership solutions from Europe were highlighted e.g. Granollers, Spain where an informal town centre partnership has been set up following bottom up resident actions.
The Inquiry discussed how partnerships with local universities could be developed and supported and thereby encourage all stakeholders to get involved. Place management teaching and approaches can also play a part in how to facilitate and continue with this discussion in future. Cathy Parker emphasised that a focus on place not community is key; place management is the process of making places better. This may be through community development, regeneration, management, marketing, economic development or any permutation of these but the aim is the same-to improve a distinct area or destination for the benefit of its users (Institute of Place Management).
5.3. Role of Neighbourhood Partnerships (NPs)
The Partnership workshop discussed supporting local retail and the facilitator suggested that NPs are only a conduit for communication and should not be managing retail development. However, issues were
6 raised about the need for joined up working across NPs, particularly if two sides of a street were in different NP areas. Concerns were also expressed that very few retailers sat on NPs generally (although examples were given of Stokes Croft and Stapleton Road traders being involved); in some areas, they have been offered places but these have not been taken up.
The point was made that NPs need to have this representation to be ‘place focussed’ rather than ‘community focused’ as highlighted earlier. It was queried whether all NPs were yet involved in the Neighbourhood Planning process; if not they need to be enabled to do this.
5.4. Access issues
The Planning Workshop discussed whether access issues are taken into account when planning permission is given, for example after refurbishment of shops, or alteration to shop fronts. Officers explained that this does not require new regulations on the occupier. If it is a change of use, the Council would not require specific changes. Some listed buildings are covered by Part M- it was queried where this could be used. Questions also arose over the overlap between building regulations and environmental health issues.
Participants agreed there was a need for accessible toilets in shopping areas and consideration of blue badge parking in the Council’s Access Policy, alongside overuse of street furniture which can obstruct pavements and access to shops. Cobbled streets, lack of dropped kerbs and public seating can also contribute to access difficulties. Some residents responding to the survey also mentioned access issues and some businesses highlighted enforcement of ‘A’ boards and footway obstruction by cafés with cluttered outside seating. The Commission recognised the ambience of well-managed street cafés.
There is a need to balance these interests and manage public spaces responsibly. Some spaces are privately owned and the Council needs to ensure public rights are protected in these spaces.
5.5. Waste management and energy use
The policy of shops keeping their doors open to encourage trade was debated and Phil Haughton reflected that trade does go down dramatically when shops close their doors. However, this does reduce the retailer’s carbon footprint and there is a Bristol Closed Doors campaign to encourage shops to close their doors (www.closethedoor.org.uk). The Federation of Small Businesses offers consultancy on energy consumption and reducing energy use.
7
The Council could do more to help retailers reduce and recycle their waste (some businesses referred to waste enforcement in their responses to the survey). This would help address issues of waste on the streets. At present, Council powers on such matters are limited.
5.6. Parking and Transport
These issues were debated vigorously at the Inquiry with different opinions on for example, the arguments for and against the provision of free parking in shopping areas. Participants discussed the fact that this was a great incentive for people to use out of town shopping centres such as Cribbs Causeway and other retail outlets in the city such as Imperial Park and Avonmeads. Residents and businesses responding to the online survey flagged parking up as a key issue (60% of businesses claimed issues such as lack of parking and new bus lanes were causing problems for them, whilst some residents pointed to the ease of parking at retail parks and supermarkets and parking on pavements).
It was generally agreed that there needed to be a balance with efficient, reliable public transport servicing retail centres and people needed to be encouraged to use other forms of transport such as the proposed bus rapid transit routes, walking and cycling. Effective traffic management systems also needed to be implemented and enforced. It was recognised however, that accessibility for certain groups such as disabled and older people and parents with pushchairs needed to be preserved and enhanced as suggested earlier.
5.7. Other non-retail in shopping areas
The Inquiry learnt about good practice in using and promoting other activities in shopping centres which created interest and attracted additional footfall, for example, recent theatre activity by the Show of Strength Theatre Company in a shopping centre attracted additional people to the area. Charity days-creating the ‘theatre’ of retail-are easier to put on with independents and provides a social part to shopping. The Commission advocates finding local unique themes and issues which can help to promote awareness of local high streets and the community’s attachment to them.
8 Theme 2: Planning
5.8. Local research on mix analysis
The Best Practice workshop identified that further work needed to be done on mix analysis, defining the bare minimum of variation required and sectors that need to be present and in what proportion in a retail centre. The research would also need a mix analysis for all centres and each centre should have its own unique look rather than having the same kinds of shop in each centre; the mix analysis needs to be specific to an area and consideration given to the peripherals in that area. Existing toolkits are available such as the Antwerp model.
In summary, what is needed is a mix analysis for retail centres that considers what is missing and where specific retail is overprovided. Traders’ associations should be supported in this process.
The residents’ survey underlined this as many people commented on the need for choice, quality and the presence of independent shops locally.
5.9. Key Information for Traders
Speakers urged the Inquiry to consider recommending to the Council the purchase of key business intelligence datasets on behalf of the city so that there was collective access to key information.
5.10. Proactive Planning
Planning Workshop participants raised concerns about local development orders, for example possible deregulation within the Local Enterprise Zone, houses of multiple occupation, boundary walls and Article 4 Directions: the Council can ask for a planning application in these cases. There is no hook as yet for local retail use, for example change of use in recent examples such as Costa Coffee opening in several centres in Bristol and Tesco in Stokes Croft. Many people responding to the residents’ survey were also highly concerned about this.
It was pointed out by officers that planning laws and regulations cannot control the occupier, only the use. If the shop is an A1 retail unit before and subsequently, it is deemed lawful use; no planning permission is therefore required for conversion from any A Use Class to A1. However, a grey area arises with consumption off the premises. The Council has raised this loophole in response to the recent government consultation.
9 5.11. Neighbourhood plans
Participants flagged up that what is happening with neighbourhood plans is unclear, particularly whether they can state where local people do or don’t want development. Officers pointed out that the Council is supporting various frontrunners around the city but these could lead to deregulation rather than regulation. The Council has raised this with government regarding the need for more local decision-making.
Participants felt there was a need for the Council to work with communities on neighbourhood plans and there are opportunities to influence the characteristics of their local centres and use planning controls in the best way-the regeneration of Old Market was given as a good example.
5.12. Retail and regeneration
It was generally agreed that regeneration is needed for older retail areas of the city but there was a difference of opinion about the impact of multiple retail chains on deprived areas and whether they contribute to their regeneration. North Street Bedminster and Morrison’s in Hartcliffe were cited as good examples where supermarkets have brought parking and provided low cost food for residents, and acted as an anchor for further retail.
However, it was also suggested that there is a need for a more imaginative approach where successful regeneration can be led by community initiatives, new independent food businesses & the arts, for example in Southville, improvements in North Street shopping were led by the opening of the Tobacco Factory Theatre and cafe/bar 10 years ago, and by community initiatives to improve the area by the Sustainable Southville project.
In Stokes Croft, improvements have been led by a combination of the People's Republic of Stokes Croft and the Canteen/Co-exist. The transformation of Hamilton House into a hub of community enterprise and the visible presence of on-street dining outside the Canteen, has really changed both the nature and perception of Stokes Croft.
Phil Haughton described how the Better Food Company’s original shop was based in a part of Bristol in which there were concerns about anti- social behaviour, prostitution and drugs. The shop began to change the street; it grew and grew and other shops were established in the area. It was a financial struggle for the first few years but they opened a café and it was really well used by the community. It is now a thriving community shop.
10 The company is trying to change people’s shopping habits and the culture of shopping, from convenience, time, and pressure and an individualistic approach. The Mina Road store is about quality of life and a radically different shopping experience.
The built environment itself can be improved including keeping pavements in good repair and widening them as necessary, having attractive well maintained street furniture, well illuminated areas and stopping pavement parking.
5.13. Multiple Retail Chains
Great concerns were expressed at the Inquiry and from residents about multiple retail chains and their increasing dominance in Bristol, with the example of Whiteladies Road cited where there are now nine supermarkets (representatives of the ‘big 4’ were invited but did not attend). The Inquiry debated what could be done to limit their dominance (although it was recognised that they could play a valuable role as cited above) and if they do set up a store to encourage them to be more responsible for community involvement and use local labour. Ken Simpson pointed out that small independent supermarkets do exist in other areas such as Tuffins in South Wales and Touts in Cheddar. These provide good examples of hosting police bases, butchers etc and being innovative, so the Council does not necessarily only have to negotiate with the ‘big 4’.
The Commission also heard of pressure to address the cumulative impact of one or more leading (food) retailers having a large number of stores within a relatively small area. It is understood that the Government is reviewing this in the light of revising its planning policies. Measuring local market share seems to be a potentially useful analysis to complement this work.
Alongside this, the Inquiry flagged up that there is a wider sub-regional issue about impacts on local high streets with Longwell Green out of town retail having an impact on both Kingswood High St and Keynsham, Cribbs Causeway impacting on Broadmead. This needs to be addressed sub-regionally via the Local Enterprise Partnership and the other unitaries so that there is a consistent policy and practice approach across the West of England.
5.14. Perceived Delays in Planning Processes
Participants discussed the time lag between planning decision/policy and the actual effect (especially regarding for example, empty shops in West Street near the Albert). The view of some participants was that the policy
11 of putting retail units below new housing hasn’t worked in some cases and the shops have remained vacant. After 15 years there has still been no reassessment. The Plan>do>review process can take too long.
5.15. Prime Shopping Centres
The Bristol Development Framework supports concentrated development in prime shopping centres rather than other areas with the view that they will expand over time, allowing for structural changes. However, there may be some risk for other centres. The Planning Workshop agreed that Council should stick with the A1 change of use rather than change it. It makes sense to ‘hold the line’.
The workshop also suggested that a reassessment of the 54 local centres is needed; only 21 have a range of food retailers and these are vulnerable and need to be protected. Occasionally if other use is required in surrounding buildings, a change of use could be justified e.g. retail change to residential if dwellings are needed. However, if retail premises are reclassified and then used as for example, an estate agents, with the rear of the premises converted into a flat, then it is difficult to bring that property back into retail use. One example was given of a Southville retailer who found it difficult to find premises for this reason, as he couldn't find a unit with enough stock room space at the rear. This is extremely important when trying to concentrate retail activity in a neighbourhood centre to avoid losing key frontages and needs to be informed by development of Neighbourhood Plans.
Theme 3: Property
5.16. Vacancy rates
Concerns were raised about empty shops and what can be done about them (the occupancy rate in Bristol is currently running around 10% compared with the national average of 14.5%). The Inquiry discussed how the balance should be struck between allowing vacancies to continue until acceptable retail moves into certain centres or allowing other retail to move in. The example of weak investment in Stokes Croft premises until Tesco moved in was raised and participants’ opinions differed on the disadvantages/benefits of this. The residents’ and business surveys also flagged up concerns about this, particularly businesses in Old Market, Old City and Bedminster.
It was queried whether compulsory purchase orders could be used. However, officers suggested that these are very long-term and very expensive; the Council could only pursue a limited number of sites. It was suggested that there may be a mechanism short of CPO to improve the
12 appearance and actively market the site- the Council could take on this role and work with landlords to provide incentives and make properties presentable. Temporary decoration of shops was suggested to make them look better. Participants highlighted that there is a need for some vacant units to provide a ‘churn’ rate and allow new businesses to set up. There are a number of initiatives for temporary uses for empty shops already.
Participants suggested that a city-wide directory of empty properties would be a useful tool but the level of vacancy is already tracked by Economic Development on a quarterly basis with information from Business Rates. Data protection rules mean that this information cannot be shared with third parties.
Theme 4: Business Support & Training
5.17. Procurement processes
The Best Practice Workshop discussed procurement processes and the consensus was that public procurement was lengthy and a minefield and put many local independents off. They highlighted how using local businesses could keep the money local, although it was difficult for small businesses to get the economies of scale required by public sector organisations. There were initiatives already for local food procurement which would need to be taken into consideration.
It was suggested that rules for suppliers should be harmonised so that if a retailer meets the criteria for one organisation they are on the list; and the criteria should be made more appropriate for small and local businesses and be communicated to them.
5.18. Supporting traders
The Best Practice Workshop outlined that training is key to supporting and enabling independent traders to survive and thrive. It was suggested that the Council could do more of this for example, on rate relief. In some areas businesses have been offered advice sessions but there has been a low uptake. Traders have made complaints about the rates but sessions on rates relief have not been attended. Is there therefore a connection between traders’ associations and the need for further engagement ?
One trader suggested that the Council or its partners should be training entrepreneurs and potential business-holders–an 11-day course run in the past by Council/Bristol University made a huge difference to one person. Ken Simpson flagged up that he had hosted business breakfast
13 groups and out of hours training was needed to fit with retailers’ lifestyles.
In one area, a trader outlined that it had been difficult to get businesses to join a trade association, but they have now come on board as people have seen what the benefits are. It is necessary to offer some tangible evidence of benefits. A lot of members don’t come to meetings due to the practicalities of getting there, giving up time etc. Confidence seems to be key and people need to see some practical benefit early on if they are to become involved. The Council could have a role in providing this.
There could be a focus on the initial start-up period of a business–new traders could be given a pack during the set-up period before they are trading when they may have more time; in addition, information for traders needs to be simpler and de-jargonised – there isn’t time to read long documents. The Council could have a role in this.
5.19. New generations of retailers
Ken Simpson highlighted that the focus on higher and further education for young people may mitigate against successful retail as traditional specialist trades may struggle to encourage school leavers to apply for jobs e.g. in butchers, bakers, florists, tailors etc. Most parents and careers advisors do not encourage a retail career, yet as Ken pointed out most of the UK’s highly successful brands started as one man/woman outlets, Morrison’s, WH Smith, Greggs, Specsavers to name a few.
5.20. Financial support and investment
Upwards only rent reviews have become the norm over recent years and this is driving many businesses to cut their high street presence. Rent and rates came up a few times as an issue with businesses responding to the survey, with too high levels being the obvious reason.
Ken Simpson suggested that it is almost impossible to secure funding from the main banks in the current climate, so the independent retailer struggles to compete when refitting or modernising or even expanding their businesses. Rate relief for small businesses was suggested as a way of supporting them (at present businesses occupying a property with a rateable value of less than £18,000 are potentially eligible for Small Business Rate Relief).
The Partnership workshop also discussed the need for investment to fund regeneration and queried whether the Council’s budget for economic development and regeneration was sufficient given the economic climate.
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5.21. Ethical approaches to retail
The Better Food Company has championed this approach based on its vision for justice and sustainability in the food system (see also the Feed Bristol report and the work by the Food Policy Council). It was argued strongly that this approach is based on a better quality of life for local residents and a radically different shopping experience and participants agreed with this. It is ‘all about excellence’ and retail needs to offer something people want.
Bristol already has strong credentials as one of the leading Fairtrade cities in the world and is actively striving to become a European Green Capital covering all aspects of sustainability.
Theme 5: Business Development
5.22. Need for an intermediary agency
The need for an intermediary agent to act on behalf of local retailers was flagged up as a key issue and that work was needed to develop a retail equivalent of the Federation of Small Businesses- they have a B2B show Best of Bristol which could be emulated. This agency could also be the conduit for market and business intelligence outlined in 5.17. ‘Nudge’ theory, behavioural insights and market intelligence use by the supermarkets need to be harnessed to help claim market share for local shops.
5.23. Possible pilot schemes
In discussions about what can be done to support independent retail in the city, it was suggested by a participant that the following often emerge as what's needed:
• flexible opening hours • home delivery (local delivery from a local centre, e.g. from Whiteladies Rd shops) • online ordering • loyalty cards
The residents’ survey showed that many people use online shopping and want flexible opening hours particularly if they work. If the Bristol Pound is successful, it will in effect, deliver a loyalty scheme. But that leaves three other things to be piloted/funded. It was proposed that the Council could enable or assist such schemes to be organised and trialled.
15 6. Recommendations
Theme 1: Management of Centres and Neighbourhood Partnerships
Recommendation 1
That the Council work with existing partnerships (including Neighbourhood Partnerships and the Bristol Partnership) to reinstate a place management approach, provided there is active community and trader support and commitment. Additional financial and staff resources are needed to ensure this is successful.
The place management approach should be comprehensive and consider:
• Engagement between retailers and the Neighbourhood Partnerships. • Accessibility including for disabled people and other equalities groups. • Feasibility of combined waste contracts and timed collections. • Parking, transport and loading/unloading. • Evening/night time economy and residential amenity. • Need for liaison with property landlords.
Theme 2: Planning
Recommendation 2
That the Council liaise with Neighbourhood Partnerships, Traders’ Associations, Business Groups and Property Agents to carry out retail performance, business intelligence and centre assessments (including vacancy rates, mix of uses), building on the Bristol Citywide Retail Study.
Recommendation 3
That the Council should develop specific criteria for particular areas in conjunction with residents and traders as part of the Retail Action Plan to ensure a balance of uses on local high streets.
Recommendation 4
The Council build on the experience of its frontrunner neighbourhood plan pilots and use the model as a one way of regenerating and shaping the characteristics of local retail centres.
16 Recommendation 5
That the Council develop its new Development Management policies to be as proactive as possible in supporting local high streets, a balance of uses and independent businesses.
Recommendation 6
That the principle that successful regeneration can be led by the private sector (e.g. Morrison’s, Symes Avenue; Tobacco Factory, North Street) and community initiatives (e.g. Co-exist at Hamilton House, Stokes Croft) be supported and championed by the Retail Action Plan.
Recommendation 7
That mixed use developments be actively encouraged unless it prejudices active ground floor use. The ability to define key frontages will be important to inform decision-making.
Theme 3: Property
Recommendation 8
That the Council explore innovative ways of developing a city-wide directory of empty properties to assist with the pro-active promotion of investment and business opportunities.
Recommendation 9
That current lease arrangements be investigated to assess their flexibility in order to encourage business investment in the current climate, particularly where BCC is the landlord.
Theme 4: Business Support & Training
Recommendation 10
That the Council’s and its partners’ procurement processes be investigated to assess how they could be made more accessible to small local businesses.
Recommendation 11
That training and development for traders and traders’ associations be a focus for the Retail Action Plan taking into account the Inquiry’s views.
17 Recommendation 12
That the Council and its partners encourage education and other providers to communicate the opportunities available in retail, and target employment and training initiatives at local residents.
Recommendation 13
That the Council work with banks/financial services and business support agencies to ensure funds are more easily available for small retail businesses.
Recommendation 14
That in the light of Bristol’s European Green Capital aspirations and being a Fair Trade City, an ethical approach to retail be supported and championed in the development of the Retail Action Plan and in terms of initiatives promoted (e.g. Close the Door).
Theme 5: Business Development
Recommendation 15
That businesses, the Council and its partners consider supporting pilot schemes such as flexible opening hours, home delivery, online ordering and raise awareness about the Broadmead Freight Consolidation project.
18 7. Conclusion
This Inquiry report makes a number of recommendations to support and enhance Bristol’s high streets.
The Commission urges Full Council and Cabinet to endorse the Inquiry’s recommendations and ensure that Bristol’s high streets achieve the future envisaged by Mary Portas:
“I want to put the heart back into the centre of our High Streets, re- imagined as destinations for socialising, culture, health, wellbeing, creativity and learning. Places that will develop and sustain new and existing markets and businesses. The new High Streets won’t just be about selling goods. The mix will include shops but could also include housing, offices, sport, schools or other social, commercial and cultural enterprises and meeting places. They should become places where we go to engage with other people in our communities, where ‘shopping’ is just one small part of a rich mix of activities.
High Streets must be ready to experiment, try new things, take risks and become destinations again. They need to be spaces and places that people want to be in. High Streets of the future must be a hub of the community that local people are proud of and want to protect.” The Portas Review 2011.
19 Sustainable Development and Transport Scrutiny Commission High Street Inquiry Attendance List APPENDIX 1 11th November 2011
Name Title Organisation ATTENDED Geoff Birch Older People’s Forum Sue Boyd Westbury on Trym Business Association Paul Bradburn Chair Old Market Community Association Mark Chair Scrutiny Bristol City Council Bradshaw Commission Colin Chapman Local Development Bristol City Council Framework Project Manager Gary Collins Service Manager, Bristol City Council Development Services Richard Curtis Church Road Action Group Adrian Davis Public Health Bristol PCT Support to City Development Tess Green Lead Scrutiny Bristol City Council Commission Chris Hackett Regeneration Policy Bristol City Council Manager Sheila Hannon Creative Producer Show of Strength Theatre Company Patrick Hassell Scrutiny Bristol City Council Commission Phil Haughton Better Food Company
Jason Herbert Hartnell Taylor Cook LLP, Bristol Property Agents’ Association John Hirst Operations Director Destination Bristol
Helen Holland Scrutiny Bristol City Council Commission Jo Hunt Business Rates Bristol City Council Group Leader Andrew Jack Chair Henleaze Business Association Steve Marriott Sustainability Bristol City Council Manager
Name Title Organisation ATTENDED Andrew Community Bristol City Council McGrath Engagement Manager Trovine Senior Urban Bristol City Council Monteiro Designer Steve Morris Markets Manager Bristol City Council
Cathy Parker Professor of Manchester Metropolitan Marketing and University Retail Enterprise Barbara Quin Bristol Fawcett Society
Nat Roberton Legible City Officer Bristol City Council
Jeremy Screen Corporate Property Bristol City Council Manager Ken Simpson Make More Margin Federation of Small Businesses Eva Retail Sector Destination Bristol Stuetzenberger Development Manager Jane Bristol Food Network Stevenson Clare Wilks Neighbourhood Planning Network Phil Winstanley Waste Disposal and Bristol City Council Operations Manager Laura Welti Support Worker Disabled Peoples’ Forum
Do Bristol’s retail centres have a FUTURE? APPENDIX 2 Jason Thorne, Economic Development & Regeneration Policy Officer – Bristol Futures, Bristol City Council, 11/11/11
1. Introduction
This paper sets out the context for supporting retail centres, the key recommendations contained in the Retail Study (2007), BCC’s response and current work in this area.
- Retail centres are at the heart of local communities; contributing towards a good quality of life, a reduction in carbon footprints and creating sustainable communities. They provide local access to shops, public services, jobs, cultural and leisure opportunities. - The retail sector employs around 50,000 people in Bristol, underpinning economic growth and inward investment. It supports other key sectors e.g. tourism, food and drink, and creative industries. - Retail centres need a plan for their long-term management. - Markets play an important role in increasing the viability and distinctiveness of retail centres. - Independent retailers have a key role to play in ensuring that there is access to fresh fruit and vegetables. - Independent retailers need support in order to take advantage of current and emerging technologies.
2. Policy context
1 Planning Policy Statement 4: Planning for Sustainable Economic Growth , Looking after our 2 3 town centres and Healthy High Streets? ‘ all highlight the importance of vibrant retail centres in terms of strong neighbourhoods and the need for pro-active management strategies. Whilst the draft National Planning Policy Framework retains a focus on centres, BCC is concerned that the draft Framework as a whole could undermine the approach to centres.
The Bristol Development Framework states that centres are the hearts of their communities, contribute to a sustainable community, are essential to the vitality of the city, the diversity of its shopping provision and to social inclusion, helping to reduce car dependency by providing services close to homes. A network of strong centres is vital to helping reduce carbon footprints and providing people with access to affordable and healthy food. The Bristol Development Framework identifies 54 retail centres across Bristol.
3. Bristol Citywide Retail Study 2007
The Study provided a comprehensive assessment of retail, other local service provision and health indicators (e.g. community uses, property vacancy, rental levels, accessibility, pedestrian flows, crime and environmental quality) in 48 centres. A key recommendation was to adopt a Place Management approach to ‘at risk’ centres. A pilot Place Management initiative has taken place in seven retail centres (Ashley Road, Stokes Croft, Gainsborough Square, Avonmouth, Ridingleaze, Shirehampton and Bedminster).
Place Management aimed to co-ordinate the activities of a range of council services and other agencies (e.g. Police) to work with retailers and communities to make areas more attractive to visit, which should in turn increase footfall for businesses. The pilot has:
1 Planning Policy Statement 4: Planning for Sustainable Economic Growth, CLG, 2009 2 Looking after our town centres, CLG and DCMS, 2009 3 Healthy High Streets, BIS, 2010 - Seen the development and delivery of retail centre action plans. Some actions still need to be delivered. - Aided joint working and improved communication across the council on retail sector/centre issues. It allowed the better targeting of resources to improve centres. - Demonstrated that traders’ value having one point of contact with the council. Traders in Bedminster felt that communication with the council had improved; communication with traders still needs to be improved in other locations. - Supported the development of a traders’ association in East Street, Bedminster to link to the Neighbourhood Partnership. Traders’ associations need ongoing support if they are to be sustainable. - Highlighted the need for the BCC, Police and other agencies to involve traders in developing solutions to problems e.g. waste, street drinking, transport. - Highlighted a need for dedicated resources for co-ordination roles and some funding to enable small scale projects e.g. marketing, communication.
A full evaluation report is available. There is a need to develop a plan for the long-term management of centres, linked to wider neighbourhood working and to identify internal/external resources to take this forward.
4. Current approach to supporting retail centres
Retail centre management
Building on the Place Management pilot, Bristol Futures is working with Neighbourhood & Communities and Neighbourhood Partnerships to look at ways of supporting Bedminster, Stapleton Road and Ridingleaze centres, as part of a wider piece of work on supporting neighbourhood economies. This work will include identifying resources and project linkages to better manage retail centres e.g. Lottery, Business Improvement Districts.
Destination Bristol is leading a City Centre Retail Development project working closely with BCC and GWE Business West. The priority areas for improvement and support are Stokes Croft and Old Market due to regeneration and derelict building issues. Key aims of the project are to promote the independent offer and attract independent retailers into vacant retail units. Christmas Steps/Colston Street, the Old City, Park Street and Broadmead will also receive support. This is funded by the Cabot Circus s106 for employment and enterprise initiatives.
Markets
Markets play an important role in increasing the viability and distinctiveness of retail centres. There is an increased interest in markets. Markets provide a relatively affordable way for people to start-up businesses and can act as incubation units, an important factor during difficult economic times.
Following the Review of Markets Policy Study, a draft Markets Strategy & Action Plan is being consulted on until 25 November 2011, see www.bristol.gov.uk/retail.
Managing and regulating multiple food retailer chains
Strategic Planning are leading some work on managing and regulating multiple food retailer chains in Bristol. This work has fed into the Government’s consultation on the Use Class Order and the National Planning Policy Framework.
Community led projects
Bristol Independents
The Review of Markets Policy Study and Who Feeds Bristol? reports highlight the need to work closely with the retail sector to develop greater access to food. The Food Policy Council and the Bristol Food Network, supported by Destination Bristol and BCC, launched the Bristol Independents Campaign on 17 September 2011 (see www.bristolindependents.co.uk).
The Bristol Independents Day campaign has included a pilot project featuring eight of Bristol’s local shopping areas by printing and distributing recipe postcards featuring ingredients that can be purchased from local shops in each area. The areas included in the pilot are within different parts of the city and of different sizes: • Gloucester Road • Stapleton Road • Stokes Croft/Picton Street, Montpelier • North Street, Bedminster/Southville • Whiteladies Road • Southmead • Bishopsworth • Old City (St Nicholas Markets
Much positive feedback on the campaign has been received. The focus is now on promoting a Bristol Independents Christmas.
Bristol Pound
Plans are underway to develop a local currency for Bristol with the expressed aim of supporting the independent retail sector, see www.bristolpound.org. The Bristol Pound is a non-profit making partnership between a Community Interest Company and Bristol Credit Union.
Small Business Rate Relief
The Business Rates team pro-actively encourages the take-up of Small Business Rate Relief. This is potentially available to small businesses who occupy a property with a rateable value of less than £18,000. A mail out to all potentially eligible businesses took place in mid October 2011. See www.bristol.gov.uk/rates
Impact of technology
Current and emerging technology is seen as both a threat and opportunity to independent retailers.
Online sales are cannibalising stores and whilst it is over 8% retail sales in the UK we need to be prepared for it to increase significantly. Online consumers are also beginning to broaden the range of goods they are prepared to purchase online, increasingly buying food and other groceries as well as more “traditional” internet purchases such as music and airline tickets. In Asia 20% of retail sales are online. Retailers need to work harder to convince shoppers to part with their discretionary spend. Deals and recommendations generated through channels such as Groupon, Ebay, Twitter and Facebook will become increasingly significant.
Initial consultation with traders’ groups suggests that BCC could help retailers take advantage of opportunities by improving access to infrastructure, connectivity and providing promotion/networking opportunities. There is an ambition to extend the successful Recycled Computer project to small start up businesses and community/voluntary organisations. Training would be provided as part of this.
Around 55 Wi-Fi hotspots have been rolled out over the last year, including in libraries, many of which are in or near retail centres and at St Nicholas Market. Feedback from local traders has been positive. Bristol Futures is working with transport colleagues to pilot the installation of free Wi-Fi as part of showcase bus route upgrades. The pilot is taking place on the Fishponds route. This could increase opportunities for local traders.
Bristol Futures has recently established a virtual high street for Bristol via Twitter. The site (see www.twitter.com/ShopLocalBris) seeks to promote local independent retailers. The site has attracted around 520 followers since August 2011.
Other areas of work
- Responding to citywide retail trader requests for support and promoting best practice, including support for establishing traders’ associations. Bristol Futures has recently provided start-up advice to Henleaze Business Association, Westbury-on-Trym Business Association and Stapleton Road Traders’ Association. - Developing a toolkit on setting up an independent retail business (to include market stalls).
Future approach
BCC’s future approach will be guided by a Retail Action Plan (suggested by the Leader in April 2011). The High Street Inquiry day will assist with this process in terms of establishing the main themes. APPENDIX 3
Statement from Cllr Anthony Negus, Executive Member for Housing and Regeneration for High Street Inquiry
Supporting Bristol’s High Streets
The Council has been active in lobbying Government to introduce policies to support our high streets. Its adopted and emerging planning policies aim to support vital, viable and diverse centres at city, town, district and local level.
The council has consistently called for an additional use class in order to manage the development of supermarkets. In August 2011 the Council called for the creation of a supermarkets use class in its response to the Government’s consultation into how change of use is handled in the planning system.
In September 2011, following a debate at full Council (see appendix) the Leader of the Council wrote to the Secretary of State for Communities and Local Government to call for the creation of an additional supermarkets use class. The letter explained the Council’s view that independent local traders do not currently operate on a level playing field with national and international supermarket chains and that supporting smaller local retailers is an excellent way to encourage entrepreneurial businessmen and women. We said a considered approach to future retailing would Ensure that every community will have its say in developing a strategy for retail growth in its area Promote town centre retailing over out of town development Promote diversity of retail provision, including a balance between large and small stores, specialists, chains and discounters, Protect small traders from large retail chains
We will clarify and confirm how the 'general power of competence for local government' proposed in the Localism Bill might be used to implement these objectives once the bill becomes as act and any consequential regulations have been published.
As Executive Member I wrote to the Secretary of State in October 2011 calling on Government to reset its direction in favour of genuine localism, empowering local communities to make decisions.
In October 2011 in its response to the National Planning Policy Framework the Council said that local planning authorities should be empowered to introduce local policies that promote such diversity, including opportunities for independent operators.
The recently adopted Core Strategy supports Bristol’s hierarchy of city, town, district and local centres and directs retail development to those centres. It says that developments in all centres should include
‐ 1 ‐ provision for a mix of units including opportunities for small shops and independent traders.
The emerging Site Allocations and Development Management Plan sets out detailed draft policies to help preserve and enhance the diversity and retail character of centres.
10/11/11
Appendix
EXTRACT FROM MINUTES OF THE MEETING OF BRISTOL CITY COUNCIL HELD ON 6TH SEPTEMBER 2011
38.9/11 MOTIONS
B SUPERMARKETS
RESOLVED -
(i) that whilst recognising that supermarket chains have helped to offer consumers a wide choice of foods and other goods at reasonable prices, Bristol City Council understands the concerns that many residents of Bristol have about the unprecedented growth seen in recent years in the number of supermarkets in the city: there are fears that this dramatic growth may have a damaging impact on local traders and the retail street scene, especially where large numbers are concentrated in a small area;
(ii) that this Council believes that local government should be given more controls over granting approval for new supermarkets within the planning and licensing systems, to the effect that local people should have a greater say over whether there is a need for more of these outlets: this would appear most easily achieved by creating additional retail use classes, which would then require planning consent to be given by the relevant Development Control Committee;
(iii) that this Council notes that Officers and Elected Members have already written to national government with a view to securing additional powers, for example through the creation of a new planning 'use class'. However, so far, these representations have not been successful;
(iv) that this Council believes that a considered approach to future retailing would: 1) Ensure that every community will have its say in developing a strategy for retail growth in its area, 2) Promote town centre retailing over out-of-town development,
‐ 2 ‐ 3) Promote diversity of retail provisions, including a balance between large and small stores, specialists, chains and discounters, 4) Protect small traders from large retail chains; and
(v) that this Council, therefore, resolves to continue its support for an additional planning class in relation to supermarkets (which represent a more intensive form of retail activity than many existing local shops) and asks the Chief Executive and Leader of Council to sign a joint letter to the Secretary of State, Eric Pickles MP, to this effect.
‐ 3 ‐ APPENDIX 4 The Portas Review - An independent review into the future of our high streets
This briefing has been prepared as Bristol’s thoughts on the Portas Review; it is not a reflection of Bristol City Council policy at this stage. Informal views were sought from officers across Bristol City Council, Destination Bristol, traders’ associations, shopping centre management organisations, Bristol Independents campaign, the Bristol Pound, property agents, the Federation of Small Businesses, Business in the Community and businesses via Twitter.
The council’s policy on supporting high streets from a planning perspective is established in the Bristol Development Framework Core Strategy. Other retail policy will be shaped in the future Retail Action Plan to be developed by the council in partnership with a range of stakeholders.
The full Review report can be viewed at www.maryportas.com. The Govt response is expected in spring 2012.
The Portas Review – an introduction
• Asked by the Govt to conduct independent review into the state of our high streets. • How we shop has quite simply changed beyond recognition (forever). Total consumer spend away from our high streets is now over 50%. • Once we invest in and create social capital in the heart of our communities, the economic capital will follow. We have sacrificed communities for convenience. • Complex and diverse range of problems faced by high streets e.g. recession, loss of high street brands, online/mobile shopping, growth of out of town developments, supermarkets growth (including into non-food). • Complex web of stakeholders are involved, many of who have simply failed to collaborate or compromise. • Need to ensure that the management of town centres is a match for sophisticated alternatives e.g. shopping centres. • We must work together to get our town centres running like businesses and to be destinations, places that people choose to visit.
The Review which has received much media focus is very much welcomed. Many of the issues are recognised and it is broadly accepted that the changes are irreversible. Retailers and those seeking to provide support need to adapt. People don’t see high streets disappearing completely, but do see a need to allow more flexibility and attract a wider range of uses. Balance is important.
There are a couple of glaring omissions:
1) There is no mention of the evening/night time economy. Bristol has a lively and diverse evening/night time economy, especially in the city centre. It is growing sector across the city, creating opportunities and challenges.
The council, Safer Bristol, Destination Bristol, the Police and the private sector has twice been awarded the Association of Town Centre Management's Purple Flag award for management of the city centre evening/night time economy, see www.purpleflag.org.uk/projects/bristol-10.html.
1 2) It doesn’t recognise that high streets are also places where people live and that there is a need to balance many different uses.
The Bristol Development Framework Core Strategy states that centres will be focuses of development for ‘higher forms of residential development provided that the centre is suitable for such development and has a high level of accessibility by public transport, cycling and walking.’ Leisure, arts, culture and tourism uses, community facilities and small scale office developments will also be supported.
A study of existing uses above shops and future opportunities should be considered. A mix of uses will help to create vibrant centres and add to the demand for products/services.
The Review makes 28 recommendations; they are detailed below with some brief commentary and thoughts on the current Bristol situation:
1. Put in place a “Town Team”: a visionary, strategic and strong operational management team for high streets 2. Empower successful Business Improvement Districts (BID) to take on more responsibilities and powers and become “Super-BIDs” 3. Legislate to allow landlords to become high street investors by contributing to their Business Improvement District.
Recommendation 1 is positive; it is already good practice in many city and town centres.
In Bristol, Destination Bristol (DB), a joint venture between the council and Business West, works with its partners to promote and manage the prime city centre shopping areas (Cabot Circus, Broadmead and The Galleries). DB's management of Broadmead is supported by a BID in its second term.
Following the Bristol Citywide Retail Study (2007), the council piloted a Place Management approach in seven retail centres. The pilot aimed to co-ordinate the activities of a range of council services and other agencies (e.g. Police) to work with retailers and communities to make areas more attractive to visit. Traders welcomed the project. It highlighted a need for dedicated resources for co-ordination roles and some funding for small scale projects.
Building on the Place Management pilot, the council is working with Neighbourhood Partnerships (NPs) to look at ways of supporting retail centres (currently focussed on Bedminster, Stapleton Rd, Ridingleaze, Whiteladies Rd). This work includes identifying resources/linkages to better manage retail centres e.g. Lottery, BIDs, s106, NPs.
DB is leading a City Centre Retail Development project. Key aims of the project are to promote the independent offer and attract independent retailers to Stokes Croft, Old Market, Christmas Steps/Colston St, Old City and Park St. This is funded by the Cabot Circus s106.
The Review suggests that Town Teams could also be represented virtually. The council established @ShopLocalBris on Twitter in Aug 2011 to facilitate communication with and between traders. The site has around 950 followers.
The resourcing of Town Teams is an issue. BIDs and more strategic ‘Super-BIDs’ are one way. We have no comment at this stage on the powers and responsibilities of a ‘Super- BID.’
2 One size will not fit all. BIDs will only work where there is a critical mass of businesses and where the rateable values are enough to make a financial return to reinvest.
Recommendation 3 is welcome and should ensure that landlords play their role in enhancing our high streets.
4. Establish a new “National Market Day” where budding shopkeepers can try their hand at operating a low-cost retail business 5. Make it easier for people to become market traders by removing unnecessary regulations so that anyone can trade on the high street unless there is a valid reason why not
Some consultees raised concerns about markets competing with already struggling retailers. The number of existing markets across Bristol and the UK was also highlighted.
Bristol has already drafted a Markets Strategy & Action Plan following a Review of Markets, see www.bristol.gov.uk/retail. The council has been asked to attend a future meeting of the Department of Communities & Local Government’s Retail Markets Working Group to share its work on the Strategy and Bristol’s markets.
The Strategy will be supported by a protocol setting out the application process and toolkit on establishing an independent retail business. This will include property and market based businesses.
6. Government should consider whether business rates can better support small businesses and independent retailers 7. LAs should use their new discretionary powers to give business rate concessions to new local businesses 8. Make business rates work for business by reviewing the use of the Retail Price Index (RPI) with a view to changing the calculation to Consumer Price Index (CPI)
There is a national Small Business Rate Relief (SBRR) scheme in place for businesses who occupy premises with a rateable value of less than £18,000. The temporary increase in SBRR to 31 March 2013 is being well received. Consideration could be given to making this a permanent change in legislation. Removing the need for an application will make the award of the relief easier for LAs.
There are a number of retailers in Bristol who are potentially eligible for SBRR, but they haven’t claimed it. Some businesses could be saving £2,598 this year. All businesses potentially eligible were written to in Dec 2010 and Oct 2011. A drop in session to help people complete forms has also been run for businesses in Old Market and Stapleton Rd.
Not all independent retailers occupy small premises, which fit under the current limit of £18,000 rateable value, the criteria for SBRR. The definition of small businesses could be redefined.
There are differing views about relief for charity shops.
Recommendation 7 could be an excellent way of supporting and encouraging new business start ups. Unfortunately, given that the powers under the Act do not provide the LA with financial support and costs of the relief will fall on council tax payers, it is unlikely that LAs will be able to financially manage these new powers to great extent. Govt should consider providing a better financial model, supporting LAs with this new power.
3 Consideration could also be given to supporting existing businesses, especially those suffering from the current financial problems, due to, for example, the shop either side of them being empty and disused.
In terms of recommendation 8, with the govt moving more of its calculations to CPI (benefits, pensions) then it would make sense that business rates were the same. Who would make up the financial shortfall?
9. Local areas should implement free controlled parking schemes that work for their town centres and we should have a new parking league table 10. Town Teams should focus on making high streets accessible, attractive and safe
There are differing views on the availability of free parking and restrictions, from both a business and shopper perspective.
The council owns around 20% of the off street car parking in the city. Private operators such as NCP, Cabot Circus and The Galleries provide the majority of the car parking for shoppers visiting the city centre.
The role of the council’s multi-storey car parks and three of the surface car parks is primarily to provide long stay parking. These car parks are located in areas where the need is to provide parking primarily for business and leisure users. The remaining surface car parks are short stay and provide parking for visitors and are mainly located near places that attract large numbers of visitors. Short stay parking allows for a higher turnover of spaces in order to maximise accessibility to those areas and to promote the use of local businesses.
The council’s on street parking facilities (pay and display) are rationed by price and maximum duration of stay according to their location within the central Controlled Parking Zone i.e. Bristol city centre. The tariffs are set in order to encourage turnover in order to maximise accessibility to those areas and to promote the use of local businesses.
Other car parks are located near local shopping areas throughout the outer areas of the city. They facilitate free parking for those using local amenities. As part of the Greater Bristol Bus Network investment, the council has sought to provide a mix of 1-hour and 2- hour parking restrictions, allowing parking spaces to turn over for the shops.
The Review mentions parking thirty nine times, there is very little on public transport, walking and cycling. Shopper surveys carried out as part of the Retail Study found that public transport was the most popular method of travel to Broadmead. As demonstrated in the graph below, the car is not the predominate mode of transport to most of Bristol’s largest centres:
4 The availability of parking within shopping areas and other transport modes could be better marketed through initiatives like Destination Broadmead, see www.destinationbroadmead.com and Travel Bristol www.travelbristol.org.
Promoting accessibility in its widest sense (including car parking, public transport, walking, cycling, disability, buggy, toilets etc) should be a key role for Town Teams.
11. Govt should include high street deregulation as part of their ongoing work on freeing up red tape 12. Address the restrictive aspects of the ‘Use Class’ system to make it easier to change the uses of key properties on the high street 13. Put betting shops into a separate ‘Use Class’ of their own 14. Make explicit a presumption in favour of town centre development in the wording of the National Planning Policy Framework (NPFF) 15. Introduce Secretary of State “exceptional sign off” for all new out-of-town developments and require all large new developments to have an “affordable shops” quota
The need to free businesses of unnecessary regulation is recognised.
Some consultees suggested that the council needed to be more effective in using its existing enforcement powers.
Recommendation 12 could have unintended consequences. In response to recent Govt consultation the council has called for more restrictions, including a use class for supermarkets. Requiring businesses to need planning permission enables LAs to control diversity and balance the uses needed to create vibrant centres.
Local Development Orders could be useful.
There doesn’t appear to be a particular concern about betting shops in Bristol.
The council fully supports recommendation 14; it has already provided this feedback during the consultation on the NPPF.
From a development perspective it is simpler to piece together a scheme via a large greenfield site than to enter a densely populated suburban retail parade and piece together the different ownerships and rights. Access is also important and the density of housing surrounding traditional high streets requires ‘grade-A’ public transport. Bristol has demonstrated that it can deliver in centre developments – Cabot Circus and Symes Ave.
One consultee suggested that barriers should not be put in the way of further out of town developments, nor should parking charges be introduced or increased. High streets need to be desirable in their own right.
No comment at this stage on ‘exceptional sign off.’ The council is currently consulting on a revised Supplementary Planning Document SPD4 (Planning Obligations), see www.bristol.gov.uk/sites/default/files/documents/planning_and_building_regulations/plannin g_policy/local_development_framework/Draft%20SPD4%20Revision.pdf. It states that that
5 obligations to support retail centres will be required where a retail or business development of more than 500m2 gross internal area is identified as potentially having an impact on nearby centres. This could potentially include the provision of small affordable shop units.
16. Large retailers should support and mentor local businesses and independent retailers 17. Retailers should report on their support of local high streets in their annual report
Agree with recommendations 16 and 17. This is being further promoted by Business in the Community (BITC) in their report ‘Future High Streets, Businesses going local’ (see www.bitc.org.uk/resources/publications/future_high_streets.html). This is something the council could liaise with BITC more on in the future.
It is surprising that the Review doesn’t make a recommendation about traders’ associations; this would allow peer support and for businesses to work together on marketing, agree opening hours. The council is supporting the development of traders’ associations.
18. Encourage a contract of care between landlords and their commercial tenants by promoting the leasing code and supporting the use of lease structures other than upward only rent reviews, especially for small businesses 19. Explore further disincentives to prevent landlords from leaving units vacant 20. Banks who own empty property on the high street should either administer these assets well or be required to sell them 21. LAs should make more proactive use of Compulsory Purchase Order (CPO) powers to encourage the redevelopment of key high street retail space 22. Empower LAs to step in when landlords are negligent with new “Empty Shop Management Orders (ESMO)” 23. Introduce a public register of high street landlords
The industry is already seeking at ways to support small high street retail businesses. An initiative between the Royal Institution of Chartered Surveyors and the British Retail Consortium will launch a freely available lease that will seek to simplify the process for landlords and small business tenants.
Restrictive covenants utilised by some property owners to protect themselves from competition are also a concern.
Some landlords of property can be difficult to engage with, especially in more secondary locations, many leaving their property vacant or derelict without pro-active marketing or investment. It is also believed that the rents for some small shops are so low that agents won't market them. It is not worth their while holding keys, attending visits etc. for such a small return. A duty to market vacant property could be considered as part of the ESMO.
Bristol has a good record at bringing empty homes back into use; this practice needs to be expanded to empty shops.
There is a view that many retail parades within Bristol’s suburbs are no longer fit for purpose. Some may need to be demolished to enable the development of cleaner and more modern space now demanded by retailers.
It is not clear why only banks have been singled out in terms of selling empty properties. 6
The council has already used CPO powers to enable the Cabot Circus and Symes Avenue developments. CPOs are lengthy and costly. The process could be streamlined.
Landlords of vacant properties are difficult to track down, particularly in secondary areas. The issue of a public register of landlords is something that needs further discussion with property agents. Better use could be made of ownership details from Business Rates data if Data Protection issues could be resolved.
24. Run a high profile campaign to get people involved in Neighbourhood Plans 25. Promote the inclusion of the High Street in Neighbourhood Plans 26. Developers should make a financial contribution to ensure that the local community has a strong voice in the planning system
We agree with recommendations 24 and 25. Businesses also need to be engaged in Neighbourhood Plans and NPs. The council is actively engaging local residents, shoppers and businesses in shaping future plans of their local centres in Filwood Broadway and Gainsborough Sq (Lockleaze).
Recommendation 26 needs further consideration in relation to fulfilling the council’s Statement of Community Involvement.
27. Support imaginative community use of empty properties through Community Right to Buy, Meanwhile Use and a new “Community Right to Try”
The council has supported the temporary use of empty shops. A number of ‘pop ups’ have utilised empty shops during the run up to Christmas, see www.popupbristol.com
There has been some hesitancy from some landlords who are holding out for long term commercial lets.
28. Run a number of High Street Pilots to test proof of concept
Residents and businesses in Bristol recently demonstrated their interest engaging with an on-line survey about the city’s high streets, over 1,000 responses were received. The survey responses will be considered by the council’s Sustainable Development & Transport Scrutiny Commission who held a Bristol High Street Inquiry on 11 Nov 2011. The Commission will be meeting again on 2 Feb 2012 and will make recommendations on themes to be covered in the Retail Action Plan.
The council is supporting www.bristolindependents.co.uk and www.bristolpound.org, both projects are about promoting local businesses and loyalty. Information on other support for retail centres is available at www.bristol.gov.uk/retail
Bristol would welcome the opportunity of sharing its current practice and get involved in testing new initiatives. Some consultees have suggested geographic areas that would benefit from pilot projects. The selection criteria need to be agreed.
Jason Thorne Bristol Futures, Bristol City Council, email: [email protected] 16 January 2012
7 Appendix 5
High Level Analysis of Residents’ Survey November 2011
Introduction
A survey of both residents and businesses in the city was commissioned from the Council’s Consultation, Research and Intelligence Team to feed into the Inquiry process. Over 900 residents and over 20 businesses gave their views.
The questionnaires are available online at: http://www.surveymonkey.com/s/highstreetsurvey and http://www.surveymonkey.com/s/highstreetbusiness
The residents’ survey asked people where they went for their main food, top-up and non-food shopping and what were the best and worst things about the shopping areas they used. A ‘word cloud’ analysis of the best and worst things about individual shopping areas was used to picture the key factors people mentioned. This technique is based on a computer analysis of the number of times a word occurs in open-ended comments so it quickly reflects the most important issues for respondents rather than having large tables of data.
Residents were also asked if they shopped elsewhere rather than close to where they live and the reasons why. Similarly businesses were asked what the three best and worst things were about the area their business was in.
This analysis outlines the main high level findings from the surveys. The full analysis of the open-ended comments (which are a very rich data source) will be completed to feed into the Retail Action Plan being developed over the next few months.
1. Respondents
Appendix 1 shows the geographical spread of respondents and their demographic details. The analysis shows that over a third of respondents lived in Cotham, Redland, Bishopston and Horfield with no responses at all from other areas of the city; some were living in South Gloucestershire and Bath.
1 88% were aged between 18 and 65 years old (8.8% were over 65 years old). 54.3% were female whilst 42.3% were male with 83% of a white British background (5.8% were of other white background whilst 2.9% came from a Black and minority ethnic background). 8.3% were disabled, 4.5% were lesbian, gay or bisexual and 30.8% had a religion or belief; 0.5% were transgender.
This picture is somewhat atypical of the Bristol population as a whole and underlines the fact that online surveys are obviously completed by people who are comfortable with and have access to a computer. This therefore means that the results may well not be representative of the retail useage and views of the population as a whole.
2. Where do you usually go for your main food shopping ?
The detailed findings are shown in Appendix 2. They reflect that respondents had a variety of shopping habits depending where they lived. Of those that responded (849), 3.7% shop online; over 15% shopped on Gloucester Road, with just under 10% shopping in Bedminster and smaller percentages shopping at Whiteladies Road, Henleaze Road, Fishponds, Brislington and North Street, Southville.
Over a quarter of respondents said they shopped at other retail centres or other supermarkets/retail parks. Of these, only 13 out of 224 stated that they used such facilities as the farmers’market on Corn Street, and local shops at Church Road, St Werburghs, and Cotham Hill. The vast majority used a supermarket.
3. If this is not your closest shopping area, why do you choose it ?
351 people responded to this question, and responses included: free parking, convenience, choice and quality of shops, value for money and prices, the presence of independent shops, the nearest supermarket, and that it was near to work or relatives. Further detailed analysis needs to be undertaken for the full report.
2 4. Top-Up Shopping
Appendix 2 shows the analysis of where respondents usually go for their top-up shopping i.e. more frequent food or grocery items. Of those that responded (723), 17.5% used Gloucester Road, with smaller percentages using other retail centres using Whiteladies Road, Bedminster, North Street Southville and Fishponds.
16.5% of respondents said they shopped at other retail centres or other supermarkets/retail parks. Of these, the vast majority used a supermarket.
The reasons people gave for doing their top-up shopping in a specific area were similar to those given in Question 3.
5. Non-Food Shopping
Over a third of respondents went to Cabot Circus or Broadmead for their non-food shopping, whilst 29.8% used other retail parks or supermarkets such as Cribbs Causeway, Eastgate Shopping Centre or Avonmeads. 9% went online and some respondents used their local high streets, such as Gloucester Road (13%) and Bedminster (2.6%).
The reasons people put forward for using the large retail centres included choice, convenience, access and ease of parking,
One person commented:
“It depends entirely on what non-foodstuffs I'm shopping for. However, (there is a) lack of shops selling relevant non-foodstuffs on the high street generally (I prefer not to use supermarkets), I'm starting to shop online from independents”.
6. Best and Worst Things about Shopping Areas
Appendix 3 shows the word cloud analysis of residents’ comments broken down by shopping area and what they thought of the area for main food, top-up food and non-food shopping. It is clear that certain shopping destinations such as supermarkets and retail parks are appreciated for the variety and choice of shops and parking, whilst local high streets have other factors that people
3 like. For example, residents like Whiteladies Road for its specialist shops. Detailed comments reveal that a major factor is its:
“Variety of small shops including wide range; two excellent organic food shops”;
Bedminster is seen as ‘Bedminster proper - eclectic types of people - interesting interactions; not too many chain type stores’.
The worst things that people commented on included:
“the struggle of small shops against the bigger supermarkets” (Bedminster);
“Vehicle traffic on this main road is heavy during the times shops are open, but it is the A420 trunk road” (Church Rd);
“Poor cleanliness, buildings left unused by owners, too much traffic and pollution” (Cotham/Redland).
7. Other Comments
As stated earlier, the survey has generated a huge number and variety of comments. These will be invaluable to feed into the Retail Action Plan that will be developed over the next few months.
A flavour of comments relating to issues generated in the Inquiry report include:
“Differentiating between different types of A1 (retail) businesses in planning law would significantly help councils to encourage independent and local businesses over identical chain stores”.
“Access by cycle is so easy usually and more provision and thought needs to be made for people using this form of transport. It rarely limits what you can buy/carry, especially for local shopping areas”;
“The biggest single problem with shopping in Bedminster is the traffic - the place is cut to pieces with an excessively busy, poorly designed road network. Junctions such as the ones at either end of Sheene Lane are extremely inconvenient and potentially dangerous. You have to wait a long time to cross and at some
4 points there is NO time at which there is not traffic potentially coming from some direction. The traffic is very heavy and often moves much faster than is appropriate”.
“I shop in many areas of Bristol depending on what I am looking for. It is nice to have a variety of different shopping areas with different functions rather than just one homogenous centre”.
“Southmead needs investment!!! It could be nicer and more pleasant.”
“I want to use Broadwalk more as the more these shops are used the more likely they will survive and that is good for the community - and especially people who have no means of transport. I would like to see the Council doing more to support these areas, keep them tidy and encourage new shops. I would like them to stop all the illegal parking outside the post office that causes hold ups and to make it clear that the bus lane can approaching Broadwalk from Wells can be used most of the time.”
“Yes. Physical access is a big issue when it comes to getting around Bristol's high streets - 4 issues in particular: 1. Parking on pavements preventing me (and many others) from getting around and the consequent damage to pavements making many exceedingly uncomfortable to use. 2. Road works where contractors are diverting foot traffic with providing ramps and scaffolding that prevents you getting past. 3. Lack of reliable, accessible, transport to take you places; 4. More shops not being accessible. The Council should make every shop-fit (when new trader moves in) provide access according to its means/planning restrictions e.g. bell outside and portable ramp where listed building status or property design makes permanent accessibility features impossible. Given the amount of work done on refitting many small businesses could reasonably afford to turn the entrance to their property into a slope.”
5 Appendix 1
Postcode Main areas Number of % Respondents Respondents BS6 Cotham, Redland 137 15.3 BS7 Bishopston, 134 15.0 Horfield BS3 Bedminster, 111 12.4 Southville BS5 Easton, St 102 11.4 George, Redfield BS4 Brislington, 69 7.7 Knowle BS9 Westbury on 57 6.6 Trym, Henleaze BS16 Downend, 53 5.9 Fishponds BS8 Clifton, Hotwells 48 5.4 BS14 Hengrove, 33 3.7 Stockwood BS2 Kingsdown, St 24 2.7 Pauls, St Phillips BS10 Brentry, Henbury, 23 2.6 Southmead South Glos areas 23 2.6 adjacent to Bristol Non-Bristol 22 2.5 BS1 Bristol city centre, 20 2.2 Redcliffe BS13 Bedminster 15 1.7 Down, Bishopsworth BS15 Hanham, 13 1.5 Kingswood BS11 Avonmouth, 7 0.8 Shirehampton Not available 2 0.2 Total 893
Age
Response Response Answer Options Percent Count Under 18 0.1% 1 18-65 88.0% 587 Over 65 8.8% 59 Prefer not to say 3.0% 20
6 Gender
Response Response Answer Options Percent Count Female 54.3% 361 Male 42.3% 281 Prefer not to say 3.5% 23
Ethnicity
Response Response Answer Options Percent Count White British background 83.0% 545 Other white background 5.8% 38 Black and minority ethnic background 2.9% 19 Prefer not to say 8.4% 55
Transgender
Response Response Answer Options Percent Count Yes 0.5% 3 No 89.5% 526 Prefer not to say 10.0% 59
Do you have a religion or belief?
Response Response Answer Options Percent Count Yes 30.8% 198 No 56.1% 360 Prefer not to say 13.1% 84
Are you disabled?
Response Response Answer Options Percent Count Yes 8.3% 54 No 84.4% 551 Prefer not to say 7.4% 48
What is your sexual orientation
Response Response Answer Options Percent Count Lesbian, gay or bisexual 4.5% 29 Heterosexual (straight) 78.1% 502 Prefer not to say 17.4% 112
7
Where do you USUALLY go for your MAIN food and grocery shopping? (tick one)
Response Answer Options Response Count Percent Other/other supermarket/retail park (please state) 26.4% 224 Gloucester Road 15.7% 133 Bedminster 9.3% 79 Whiteladies Road 6.5% 55 Henleaze 5.3% 45 Fishponds 5.2% 44 Brislington 4.6% 39 North Street, Southville 4.0% 34 Online 3.7% 31 Clifton 2.4% 20 St George (Church Road) 2.0% 17 St Marks Road 1.8% 15 Whitchurch (Oatlands Avenue) 1.5% 13 Symes (Hartcliffe) 1.1% 9 Queen's Road, Park Street 0.9% 8 Westbury-on-Trym 0.8% 7 Stoke Lane 0.7% 6 Two Mile Hill Road (part of Kingswood town centre) 0.7% 6 Arneside Road (Southmead) 0.6% 5 North View (Westbury Park) 0.6% 5 Old City, Baldwin Street, Victoria Street 0.6% 5 Stapleton Road 0.6% 5 Totterdown 0.6% 5 Wells Road/Broadwalk (Knowle) 0.6% 5 Broadmead/Cabot Circus 0.5% 4 Lawrence Hill 0.5% 4 Picton Street 0.5% 4 Sandy Park Road 0.5% 4 Shirehampton 0.4% 3 Crow Lane (Henbury) 0.2% 2 Filton Road 0.2% 2 St Anne's Village 0.2% 2 St Michaels Hill 0.2% 2 Ashley Road/Grosvenor Road 0.1% 1 Druid Hill, Stoke Bishop 0.1% 1 Lodge Causeway 0.1% 1 Old Market 0.1% 1 Ridingleaze (Lawrence Weston) 0.1% 1 Stokes Croft 0.1% 1 Wellington Hill West/Southmead Road 0.1% 1 answered question 849 skipped question 80
8
Where do you USUALLY go for your top-up shopping e.g. more frequent food or grocery items? (tick one)
Answer Options Response Percent Response Count
Gloucester Road 17.6% 127 Other/other supermarket/retail park (please 16.5% 119 state) Whiteladies Road 5.9% 43 Bedminster 5.4% 39 North Street, Southville 5.0% 36 Fishponds 4.7% 34 Henleaze 3.9% 28 Clifton 3.3% 24 St George (Church Road) 3.0% 22 Wells Road/Broadwalk (Knowle) 2.2% 16 Queen's Road, Park Street 1.9% 14 St Marks Road 1.9% 14 Totterdown 1.9% 14 Picton Street 1.8% 13 Broadmead/Cabot Circus 1.7% 12 Stoke Lane 1.7% 12 Westbury-on-Trym 1.7% 12 Brislington 1.5% 11 Stapleton Road 1.5% 11 Symes (Hartcliffe) 1.4% 10 St Michaels Hill 1.2% 9 Shirehampton 1.1% 8 St Anne's Village 1.1% 8 Whitchurch (Oatlands Avenue) 1.1% 8 Two Mile Hill Road (part of Kingswood town 1.0% 7 centre) Mina Road 0.8% 6 Filton Avenue 0.7% 5 Harbourside 0.7% 5 Old City, Baldwin Street, Victoria Street 0.7% 5 Arneside Road (Southmead) 0.6% 4 Ashley Road/Grosvenor Road 0.6% 4 North View (Westbury Park) 0.6% 4 Sandy Park Road 0.6% 4 Stokes Croft 0.6% 4 Online 0.6% 4 Chandos Road 0.4% 3 Lawrence Hill 0.4% 3 Lodge Causeway 0.4% 3 Stockwood 0.4% 3 Crow Lane (Henbury) 0.3% 2 Druid Hill, Stoke Bishop 0.3% 2 Shirehampton Road 0.3% 2 Wellington Hill West/Southmead Road 0.3% 2 Avonmouth Village 0.1% 1 Bishopsworth 0.1% 1 Broomhill Road/Fermaine Avenue 0.1% 1 Filton Road 0.1% 1
9 Filwood Broadway 0.1% 1 Gilda Parade 0.1% 1 Lockleaze (Gainsborough Square) 0.1% 1 answered question 723 skipped question 206
Where do you USUALLY go for your non-food shopping? (tick one)
Response Answer Options Response Count Percent Broadmead/Cabot Circus 31.9% 218 Other/other supermarket/retail park (please state) 29.8% 204 Gloucester Road 13.0% 89 Online 9.4% 64 Bedminster 2.6% 18 Queen's Road, Park Street 2.3% 16 Whiteladies Road 1.6% 11 North Street, Southville 1.5% 10 Brislington 1.2% 8 Clifton 0.9% 6 Henleaze 0.9% 6 Westbury-on-Trym 0.9% 6 Fishponds 0.6% 4 Two Mile Hill Road (part of Kingswood town centre) 0.6% 4 Wells Road/Broadwalk (Knowle) 0.4% 3 Filton Road 0.3% 2 Shirehampton 0.3% 2 St George (Church Road) 0.3% 2 St Marks Road 0.3% 2 Arneside Road (Southmead) 0.1% 1 Ashley Road/Grosvenor Road 0.1% 1 Filton Avenue 0.1% 1 Lawrence Hill 0.1% 1 Old City, Baldwin Street, Victoria Street 0.1% 1 Stapleton Road 0.1% 1 Stoke Lane 0.1% 1 Stokes Croft 0.1% 1 Whitchurch (Oatlands Avenue) 0.1% 1
answered question 684 skipped question 245
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