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Retail, Leisure and Town Centres Study Part 1

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Retail, Leisure and Town Centres Study Part 1 Retail, Leisure and Town Centres Study Part 1 - Development Needs Rushmoor Borough Council and Hart District Council February 2015 11051/04/PW/JeH Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2015. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A Retail, Leisure and Town Centres Study : Part 1 - Development Needs Contents 1.0 Introduction 1 Study Objectives .............................................................................................. 1 2.0 The Shopping Hierarchy 2 Introduction ...................................................................................................... 2 Centres in Rushmoor, Hart and the Surrounding Area ..................................... 2 The Wider Context ........................................................................................... 6 3.0 Recent Changes and Retail Trends 8 Introduction ...................................................................................................... 8 National Policy Context .................................................................................... 8 Retail Trends ................................................................................................... 8 4.0 Retail Capacity Assessment 15 Introduction .................................................................................................... 15 Study Area ..................................................................................................... 15 Population and Expenditure ........................................................................... 16 Existing Retail Floorspace 2014 ..................................................................... 18 Existing Spending Patterns 2014 ................................................................... 18 Quantitative Capacity for Convenience Floorspace ........................................ 19 Quantitative Capacity for Comparison Floorspace ......................................... 23 Potential New Settlement in Central Hart ....................................................... 28 5.0 Requirements for Other Town Centre Uses 31 Introduction .................................................................................................... 31 Commercial Leisure Uses .............................................................................. 31 Other Services, Restaurants, Bars and Takeaways ....................................... 36 Conclusions ................................................................................................... 39 6.0 Recommendations and Conclusions 40 Introduction .................................................................................................... 40 Meeting Shopping Needs in Rushmoor and Hart ........................................... 40 Floorspace Projections ................................................................................... 40 Future Strategy Implementation and Monitoring ............................................. 46 7696083v2 Retail, Leisure and Town Centres Study : Part 1 - Development Needs Glossary Benchmark Turnover The expected turnover of existing retail facilities based on sales floorspace and expected average sales densities. Class A1 Commercial units classed as retail or shop uses within the Use Classes Order. Class A1 Services Non-retail uses classed as A1 within the Use Classes Order, such as hairdressers, travel agents and dry cleaners. Class A2 Commercial units classed as financial or professional services, for example banks and building societies, within the Use Classes Order. Class A3/A4/A5 Commercial units classed as food or drink outlets, for example pubs, restaurants and takeaways, within the Use Classes Order. Convenience Goods Consumer goods purchased on a regular basis, including food and groceries and cleaning materials. Comparison Goods Durable goods such as clothing, household goods, furniture, DIY and electrical goods. Experian A data consultancy who are widely used for retail planning information. Goad Plans Town centre plans prepared by Experian, which a based on occupier surveys of over 1,200 town centres across the country. Gross floorspace Total external floorspace including exterior walls. 7696083v2 Retail, Leisure and Town Centres Study : Part 1 - Development Needs Higher order comparison goods Durable goods which tend to be high value, bought on an occasional basis and/or where customers are most likely to shop around and compare products in different shops e.g. adult fashion items, high value electrical goods, jewellery, furniture etc. Customers are usually prepared to tend to travel further to purchase these items. Lower order comparison goods Durable goods which tend to be lower value, bought on a regular basis and/or where customers are less likely to shop around e.g. small household goods, books, pharmaceutical and toiletries. Customers are less likely to travel long distances to purchase these items. Market share penetration rate The proportion of total consumer expenditure within a given area taken by a particular town centre or shopping facility. Multiple traders National or regional ‘chain store’ retailers. Net floorspace Retail floorspace devoted to the sale of goods, excluding storage space. Special forms of trading (SFT) Non-store retail activity. SFT includes other forms of retail expenditure not spent in shops eg. mail order sales, some internet sales, vending machines, party plan selling, market stalls and door to door selling. Turnover efficiency An allowance for a retailer’s ability to improve their turnover efficiency or sales density and the potential for existing floorspace to increase its productivity in the future. This may be achieved through spending growing at faster rates than new floorspace provision and retailers’ ability to absorb real increases in their costs by increasing their turnover to floorspace ratio. 7696083v2 Retail, Leisure and Town Centres Study : Part 1 - Development Needs 1.0 Introduction 1.1 Nathaniel Lichfield & Partners (NLP) has been commissioned to prepare a joint Retail, Leisure and Town Centres Study on behalf of Rushmoor Borough Council and Hart District Council. This Study comprises two separate parts. Part 1 addresses the joint development needs of the two local authorities for retail, leisure and town centre uses. Part 2 provides an audit and review of the existing centres within the two separate authorities, as well as identifying the capacity of centres to accommodate the new town centre development requirements. Study Objectives 1.2 The key objective of the Retail, Leisure and Town Centre Study will be to provide a robust and credible evidence base to inform both Councils’ work on new local plans. The joint Retail, Leisure and Town Centre Study will update work previously undertaken in the Rushmoor Retail and Leisure Study (2010) and the Hart Retail Study Update (2012). The key objectives of the Part 1 Study will be to: • assess changes in circumstances and shopping patterns since the previous studies were undertaken, not least the effects of the recession and the availability of 2011 Census data; • assess the future need and (residual) capacity for retail floorspace distributed by the main centres/shopping destinations for the proposed plan period; and • assess the potential implications of emerging developments both within and outside Rushmoor and Hart, in terms of impact on town centres and potential changes to shopping patterns. 1.3 Section 2 of this report describes the shopping hierarchy. Section 3 outlines recent changes and retail trends. Section 4 provides the retail capacity and quantitative need assessment. Section 5 assesses the capacity for commercial leisure uses and Class A3 to A5 food and beverage floorspace. Section 6 provides the recommendations and conclusions. 7696083v2 P1 Retail, Leisure and Town Centres Study : Part 1 - Development Needs 2.0 The Shopping Hierarchy Introduction 2.1 The National Planning Policy Framework (NPPF) indicates (paragraph 23) that planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centres over the plan period. Development plans are expected to define a network and hierarchy of centres that is resilient to anticipated future economic changes. 2.2 The National Planning Practice Guidance (NPPG) replaces the PPS4 guidance on town centres. In terms of plan-making the NPPG’s emphasis is on developing strategies for town centres that are appropriate and realistic to the role of centres in the hierarchy. Town centre strategies should be based on the current state of a centre and opportunities to meet development needs. These town centre strategies should seek to support the town centre vitality and viability, and should assess if changes to the role and hierarchy of centres are appropriate. This section provides an overview of the shopping hierarchy in Rushmoor, Hart and the surrounding sub-region. Centres in Rushmoor, Hart and the Surrounding Area 2.3 Rushmoor Borough and Hart District are bounded by Guildford, Surrey Heath, Bracknell Forest, Wokingham, Basingstoke & Dean, East
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