This is one of a series of draft town centre South profiles which will be used to inform future Council planning policy. Comments are invited. Please send suggestions for change to Policies, Sites & Places Plan [email protected] Draft Town Centre Profiles To arrive by 31st December 2013.

Stoke Gifford Potential District Centre – Draft Profile November 2013

1. Location village has a local centre close to the Church and at Ratcliff Drive north of the railway line. This is too small to be considered as a town centre or to accommodate major change. The part of Stoke Gifford south and east of the main railway line flows across to the M4/M32 in the east and District Boundary at Cheswick Village in the south. There is no defined town centre in this location at present but there are two major stores at Fox Den Road and a retail park at Abbeywood. This broad area has a major university campus, office jobs at Abbeywood and Parkway, two stations, schools, a proposed sports stadium and proposals for over 4,000 new dwellings. It is in this context that the need to create a more clearly defined town centre has been raised through the Core Strategy.

2. Origin Although parts of Stoke Gifford and Harry Stoke are of historic origins as agricultural and coal mining communities the area has been radically redeveloped since the 1970s. Initially planning policies sought to concentrate employment floorspace in this area but more recently a more balanced strategy of allowing for residential development has been followed.

3. Character The area has to date been typified by large roads serving and separating campus

Stoke Gifford style employment areas. The retail uses have also been in large format stores at Fox Den Road and Abbeywood. A small centre is under construction to serve the Cheswick Village new community. Around 3000 houses are planned east of Harry Stoke - 1200 already have planning permission and a further allocation of 2,000 is proposed as part of the Core Strategy. Around 500 dwellings are proposed on land East of Coldharbour Lane. The University of the West of (UWE) is seeking to remodel its campus including the development of a new transport hub and student accommodation (PT12/3809/O). The remodelling also includes provision for a new stadium for Rovers FC (PT12/0888/F). It is notable that Sainsbury has planning permission to extend its Fox Den Road store and that the Abbeywood Retail Park is also being redeveloped to include an Asda foodstore. Communication routes will also change with proposed construction of the Stoke Gifford Transport Link and development of the bus based rapid transit routes linking the north Fringe at , via this area, to the City Centre and Hengrove. This will also have a route linking to .

4. Strategies and Research Other than the general guidance of the Core Strategy there is no comprehensive plan for this area as a whole at present but a draft development framework SPD has been published and endorsed by the Council for the East of Harry Stoke development area. There are also endorsed concept statements for the UWE Campus and housing allocation on Land East of Coldharbour Lane.

5. Catchment Area and Competition To date this area appears to have traded well in the absence of a large residential community to support it. This has reinforced the car dominated feel of the area. Future residential growth is planned but as yet the nature and scale of new retail and community facilities to serve that growth has not been resolved. The emerging Core Strategy does indicate a potential way forward. Policy CS14 identifies Sainsbury’s/B&Q, Stoke Gifford as a potential new District centre to be investigated to serve the Stoke Gifford, Harry Stoke, UWE and Cheswick village area. The supporting text states that “A new centre is also proposed, potentially on land currently occupied by Sainsburys and B&Q off Great Stoke Way, to serve the new housing areas to be developed along the Ring Road in the Stoke Gifford/ area, UWE and nearby existing housing and employment areas. As part of the development and re-modelling of the area between Filton and the M32, a broader range of uses, including an element of retail, will be promoted at Abbey Wood Retail Park in line with its location adjacent to a main line rail station, major employment and housing areas, and away from the sale of bulky goods. The park will continue to be treated as out of centre for the purposes of national planning policy (see Policy CS25).”

6. Retail provision - From SGC Monitoring The Council’s monitoring considers the Fox Den Road area and Abbeywood Retail Parks separately.

Stoke Gifford

Retail Floorspace Fox Den Road Area

2013 Floorspace % Units % Sq m

Total 16037 3

Convenience 4850* 1

Comparison 6587 1

Service Uses

Vacant floorspace 4600 1

Edge of Centre

• *Sainsbury has permission (PT09/0406/F) to increase floor area 2053 sq m net. • Vacant store is part of original B+Q unit.

Key – traders Sainsbury, B+Q

Key community uses. None within the retail area but UWE, The Wise Campus and Abbeywood Community School do provide a range of publicly accessible facilities.

Markets None

Drawn from SGC Annual Town Centre and Retail audit.

Abbeywood Retail Park

2013 Floorspace % Units % sq m

Total 11156 9

Convenience 2722 24.4 1 11.1

Comparison 7659 68.7 7 77.8

Service Uses 0 0 0 0

Vacant floorspace 775 6.9 1 11.1

Edge of Centre

Key – traders Asda (not yet trading), Matalan, Next, Pets at Home.

Key community uses. Limited provision proposed as part of the redevelopment – Application: PT11/2290/F

Markets None

7. Retail Frontages Retail frontages are not defined or monitored in this area at present.

Stoke Gifford

8. Health Check As there is no defined town centre here the RTP Study did not undertake a health check.

9. Non-retail uses Although there is no defined town centre at present there are many town centre uses within this area including large scale offices and educational facilities. The scale of these uses would be similar to many town or small city centre areas. High street style retail and community facilities are, in contrast limited. In addition to the retail offer there is: o Commercial floorspace – limited provision of ‘high street’ banks, buildings society’s etc but major office floorspace at Abbewyood (MOD Procurement Executive), Bristol Business Park and Parkway Office Park. The UWE campus is also functions like a commercial use and has in the order of 27,000 students. o Community Uses – The Wise Campus, Abbeywood Community School and UWE have facilities which can be used by the public. o Service uses – Medical facilities are currently limited. The UWE Library can be used for reference. o Hotels, Pubs and commercial leisure – Currently only one pub, two hotels (one with conference facilities,) UWE Conference Centre. Proposed football stadium to include a commercial gym. o Residential uses – With the exception of the original Harry Stoke Village and a few properties on New Road the residential communities tend to be located at the margins of the area with the more intensive commercial uses being central. This pattern would be hard to breakdown and the main approach is likely to be to ensure bus, footpath and cycle routes help to make improved linkages between the residential and service areas. Community Activity – Local festivals etc Further Examples of Community activity to be added following consultation.

10. Evening Economy Given the presence of a major university campus the evening economy in the surrounding area is surprisingly undeveloped. Students presumably look to Bristol City Centre

11. Governance Abbeywood Retail Park is in single ownership. Fox Den Road is part owned by Sainsbury with the B+Q site owned by Canada Life.

12. Safety and Security CCTV systems etc . Detail to be added

13. Accessibility issues Pedestrian and cycle routes - around Stoke Gifford are generally in place but hampered by major road crossings and the impact of heavy traffic. Public Transport – While both retail areas have stops nearby neither is penetrated by

Stoke Gifford bus services. While Abbeywood is close to the rail station pedestrian links are not direct. Car parks – Abbeywood Retail Park has a central car park which is currently being remodelled. The two Fox Den Road stores have their own car parks. Both areas suffer form congestion. Mobility issues – blue badge holders have good access to the stores.

14. Environmental Quality Heritage – There is not a core town centre with any notable heritage. Environment – The local environment suffers from the impact of the major road network. Buildings tend to be located fronting on to car parks and hidden behind strategic landscaping which reduces visual presence and increases walking times form residential areas.

15. Tourism The two main hotels and UWE conference centre may provide for some business tourism needs.

16. Health Check Summary

Health Check Tests Comments

o Diversity of uses The area as a whole has a mix of uses including retail facilities, offices, hotels and a major University but these tend to be in campus style buildings which do not amount to a unified town or district centre at present.

o Proportion of vacant Part of the B+Q store is vacant. Part of the street level property Abbeywood Retail Park has been vacant but is currently being remodelled with low vacancy rates expected.

o Commercial Yields No data available on non-domestic property

o Customers’ views No data available and behaviour

o Retailer Dominated by large chains in large units – representation and Sainsbury, B+Q, Matalan, Pets at home, next intentions to change etc. To be joined shortly by Asda. representation

o Commercial rents No data available

o Pedestrian flows No data available

o Accessibility Disabled parking assumed to be satisfactory – but generally the area is dominated by car borne traffic which detracts form walking and cycling.

o Perception of safety No data available and occurrence of

Stoke Gifford crime

o State of town centre Generally poor environment to date due to car environmental quality dominance and large scale format of retail units. Some remodelling of the Abbeywood Retail Park underway.

17. Key Messages from Roger Tym Study o There may be potential to develop a new or improved retail and town centre area in the M32/Filton Corridor. This ideally would be located in areas where the new growth is proposed, to encourage localism, provide a heart and focus for any new community and promote the creation of a sustainable pattern of growth.

18. Key sites and Development issues There are two retail areas at present which are not well connected. Most new housing development will be to the east of the area – around 4,000 new dwellings. What scale of new centre would be viable and should be provided within the new residential areas and to what extent should those new communities simply look to the existing Fox Den Road stores and Abbeywood Retail Park as their focus. Abbeywood has recently been remodelled – to what extent can Fox Den Road also be remodelled. How should non retail needs be met e.g. to expand the evening economy linked to the local workforce, student and growing resident population. Will the University Campus and Stadium provide a new focus.

19. Summary There is no recognisable town centre in the Stoke Gifford area at present. There are two large format retail areas which do not interconnect. The area does not reflect a sustainable development pattern at present and the development of new or consolidation of one or more existing centres is desirable to provide a focal point for the expanding population.

20. Policy: Role and Function Core Strategy Policy CS14. suggests that the Fox Den Road area should be investigated as a possible District Centre. The detail of how that might be shaped , and of new facilities within the East of Harry Stoke area should be addressed in the Policies, Sites and Places Plan. Area Specific Policies – o Section 12 of the Core Strategy sets a vision for the north fringe as a whole. o Policy CS25.5 seeks to enhance the vitality of the Abbeywood Retail Park by providing a broader range of uses. o CS25.6 supports the investigation, planning and potential redevelopment of the Sainsbury’s and B+Q retail sites to provide a new district centre. o CS27 – sets out propsoals for the East of Harry Sytoke new Neighbourhood including a multi-use building comprosing a doctors surgery , library and community ,meeting space, with local retail, food and drink outlets. o CS28 – is for the UWE campus and includes provision to be a focal point for wider community, exhibition, and conference, sporting and cultural facilities.

21. Vision and Actions Suggested Vision That the Stoke Gifford area, including the proposed residential areas east of Harry Stoke Gifford Stoke be served by at least one recognisable town or district centre incorporating a mix of retail, service and community uses and with easy access by foot, cycle and public transport. Suggested actions Actions are likely to fall in to two main categories: o Land-use changes – where there may be some opportunities for further development of retail and other floorspace. o Management and promotion – which is about enhancing the existing centre through marketing activity and, for example, special events to both provide for loc al people and visitors. Suggestions for action are invited as part of this consultation.

22. Potential areas of change/opportunity sites: Within the town centre the main areas with potential for major change or development include: o Potential sites to be identified through consultation. Where sites listed are proposed for development they should be subject of design briefs.

23. Draft Policy Area Boundaries The following diagram illustrates potential policy area boundaries as a basis for discussion Stoke Gifford area – Draft District Centre and Core Retail Area Boundaries.

Legend – _____ Suggested District Centre Boundary _____ Suggested Core Retail Area Boundary

Stoke Gifford 24. Table summarising feedback from Parish Council questionnaires autumn 2013 (in response to Question 4 re Town Centres and Retailing)

Q4 (a). Please indicate any significant issues/problems your community feel are present in the town centres that they most frequently use. (b) Please also indicate if there are positive aspects of particular town centres that the community value.

Stoke Gifford Area Issue/Problem with Centre Positive Aspects of Centre Comment by

No issues raised to date

Stoke Gifford

Stoke Gifford area - Discussion points Comments are invited. Please comment on any aspects of the above profile for the Stoke Gifford area and/or comment on any of the discussion points below. It would help if you could provide a coordinated response with others who have an interest in the town. Please send suggestions for change to [email protected] To arrive by 31st December 2013.

Issues i. Do you wish to make any comments on the draft profile? (Please quote specific section number and add comment). ii. If you would like to meet Officers to discuss specific issues please indicate here. iii. What local centres should be developed in the Stoke Gifford area? Should it be one town or district centre based on a remodelled Fox Den Road area and a series of smaller centres serving Cheswick Village and the new Neighbourhoods east of Harry Stoke? iv. Do you consider that retail units meet retailer needs? If not can they be remodelled? v. Can trade increase – if so how? vi. Should the retail area intensify, expand or contract in line with demand for units? vii. Is there space for the Town Centre to grow? If so where? viii. Should the Town centre diversify or specialise in any particular forms of retailing or services to have a unique selling point – if so what? ix. Is there scope for additional indoor or outdoor market stalls? x. Should tourism/visitor facilities be improved – if so how? xi. Do service and community groups have any unmet needs? xii. Can access to and within the Town Centre be improved? xiii. Is car parking an issue? How could it be addressed? xiv. Should the evening economy be further developed – if so in what way? xv. How else could the town centre be enhanced?

Summary of Tasks for Stoke Gifford area Need to: o Agree which areas to promote as a District Centre. o Agree actions to enhance the centre. o Define District centre policy area boundary and policy for that area o Define core shopping area and policy for that area o Consider need to define primary and secondary shopping frontages o Identify any potential development sites and policy for those sites.

Your contact details. Name ………………………………. Group – if relevant ……………………………….. Address ……………………………….. Email ………………………………. Stoke Gifford