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Reigate & Banstead Borough Council Retail and Leisure Needs

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Reigate & Banstead Borough Council Retail and Leisure Needs Roger Tym & Partners t: 020 7028 7100 7 Soho Square e: [email protected] London W1D 3QB w: www.tymconsult.com Reigate & Banstead Borough Council Retail and Leisure Needs Assessment Update Final Report Final Report September 2011 Unless alternative contractual arrangements have been made, this report remains the property of Roger Tym & Partners until fees have been paid in full. Copyright and other intellectual property laws protect this information. Reproduction or retransmission of the information, in whole or in part, in any manner, without the prior written consent of the copyright holder, is a violation of copyright law. Job Number: P2070 CONTENTS EXECUTIVE SUMMARY .................................................................................................... I-VII 1 INTRODUCTION .................................................................................................................... 1 Terms of reference ................................................................................................................. 1 Context ................................................................................................................................... 1 Structure of report .................................................................................................................. 5 2 PLANNING POLICY CONTEXT .............................................................................................7 PPS12: Local Spatial Planning ...............................................................................................7 PPS4: Planning for Sustainable Economic Growth ................................................................7 Practice guidance on need, impact and the sequential approach ..........................................8 South East Plan ......................................................................................................................9 Borough Local Plan 2005 ....................................................................................................... 9 Emerging Core Strategy .......................................................................................................10 Summary .............................................................................................................................. 11 3 EMERGING LDF PROGRESS AND EXISTING EVIDENCE BASE ....................................13 Local Development Framework ............................................................................................13 Existing evidence base .........................................................................................................16 Summary .............................................................................................................................. 17 4 UPDATED QUANTITATIVE RETAIL NEED ASSESSMENT ...............................................19 Methodology ......................................................................................................................... 19 Change in inputs since 2006 ................................................................................................20 Updated quantitative need outputs .......................................................................................20 Summary .............................................................................................................................. 25 5 QUALITATIVE RETAIL NEED ASSESSMENT ....................................................................27 Existing survey work .............................................................................................................27 Published retailer demand ....................................................................................................31 Spending patterns ................................................................................................................ 31 Trading performance ............................................................................................................ 32 Index of multiple deprivation .................................................................................................33 Assessment of PPS4 qualitative considerations ..................................................................34 Summary .............................................................................................................................. 36 6 COMMERCIAL LEISURE ASSESSMENT ...........................................................................39 Expenditure growth in leisure services .................................................................................39 Indicative floorspace need for A3, A4 and A5 uses ..............................................................40 Existing commercial leisure facilities ....................................................................................41 Qualitative assessment ........................................................................................................ 43 Gap analysis .........................................................................................................................43 Demand analysis for commercial leisure uses .....................................................................45 Summary .............................................................................................................................. 45 7 CONCLUSIONS AND RECOMMENDATIONS ....................................................................47 Main conclusions on the need for additional floorspace .......................................................47 Initial recommendations on the distribution of growth in the Borough ..................................47 Reality check ........................................................................................................................ 50 Advice on mix of uses in RBBC centres ...............................................................................53 Monitoring .............................................................................................................................54 Glossary of Terms ................................................................................................................ 56 APPENDICES Appendix 1 – Shopping and leisure provision plans (Figures 1 to 3) Appendix 2 – Study area plan (Figure 4) Appendix 3 – Quantitative spreadsheets Appendix 4 – Expenditure forecasts methodology Appendix 5 – Published retail and leisure demand for centres in Reigate and Banstead Appendix 6 – IMD heat plan for study area (Figure 5) Retail and Leisure Needs Assessment Update EXECUTIVE SUMMARY Introduction 1 Roger Tym & Partners (RTP) were instructed in February 2011 by Reigate and Banstead Borough Council (RBBC) to update their Retail and Leisure Needs Assessment (RLNA) originally published in 2006 and partially updated with a Supplementary Report dated March 2009. Our terms of reference are as follows: . Inform the preparation of town, district and local centre policies and proposals for inclusion in the Council’s Local Development Framework (Core Strategy and Redhill Town Centre Area Action Plan) . Establish if there is a need for additional retail and leisure floor space by 2027, and if so, what amount, type and size of units are needed and where these would be appropriate . Provide details on relationships and impacts on surrounding areas and their plans . Provide more direction on the provision of additional leisure floorspace in the Borough . Provide information to assist the Council in determining planning applications involving new or loss of existing retail floor space . A ‘reality check’ of the quantitative forecasts and monitoring 2 In responding to these terms of reference, we agreed with the Council that we would update the retail and leisure needs assessments within the earlier report, using the latest forecasts and guidance within PPS4. The majority of this analysis was undertaken in March and April 2011. Planning policy context 3 This study will form part of the evidence base to inform the development of the Council’s Local Development Framework (LDF). We have regard to national policy on Local Spatial Planning (PPS12) and Planning for Sustainable Economic Growth (PPS4). We also have regard to the development plan, including the Borough Local Plan 2005 and the South East Plan. The South East Plan remains part of the development plan, although the Coalition Government has announced its intention to abolish regional strategies. In summary: . The Borough needs to consider the requirements of PPS4 when formulating their development plan . PPS4 requires an evidence base that takes into account both quantitative and qualitative need for all town centre uses . It is intended that the South East Plan will be revoked; Redhill/Reigate is a Centre for Significant Change, a Growth Point and a Regional Hub . Saved Local Plan policies remain the relevant development management tool in the Borough Emerging LDF progress and existing evidence base 4 The LDF consists of three Development Plan Documents (DPDs): Executive Summary | September 2011 i Retail and Leisure Needs Assessment Update . Core Strategy . The Redhill Town Centre Area Action Plan (TCAAP) . Development Management Policies (DMP) 5 Having reviewed the progress of LDF and considered the findings of other relevant evidence based documents, we found the following: . The Core Strategy, submitted in March 2010, was withdrawn in order to undertake further work on a number
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