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Seacombe (Poulton Road) Action Plan

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Seacombe (Poulton Road) Action Plan SEACOMBE (POULTON ROAD) ACTION PLAN This Action Plan is a comprehensive strategy for potential future development and change within the Seacombe (Poulton Road) Local Centre area. The Action Plan builds on the Wirral Town, District and Local Centres Study and Delivery Framework 2011 (“2011 Town Centre Study”) which is a broader strategy for the regeneration and growth of the Borough 23 local, district and town centres outside Birkenhead. This in turn updated the Wirral Strategy for Town Centres, Retail and Commercial Leisure produced for the Council by Roger Tym & Partners (“the RTP report”) in 2009. Detailed analysis and consultation work was undertaken in producing the 2011 Town Centre Study, including wider consultation at a strategic level (Core Strategy) and more focused consultation with key stakeholders and traders. The findings and conclusions of this work form the basis of the Seacombe Action Plan . In producing the Seacombe Action Plan, further consultation work has been undertaken. We have engaged with key stakeholders and traders, providing the opportunity for their input into the plan. The consultation responses and feedback have therefore been captured within the proposed Action Plan and have informed the key issues identified. The Seacombe Action Plan provides a more detailed framework for shaping the regeneration of the centre, setting out issues, objectives and potential interventions in respect of regeneration, planning, design, sustainability and transport. It articulates a shared vision for the enhancement of Seacombe as a local centre. Its use is therefore neither led nor limited to council officers and it should be utilised by traders, community groups and any one else with an interest in their town centre. It is also important to emphasise that the vision for Seacombe cannot be achieved by the Local Authority alone. New businesses will be created by entrepreneurs and investors, not the public sector. Community and voluntary effort will have an important role to play in championing the vision and devising and delivering events and other initiatives in the town centre. The Seacombe Action Plan sits alongside the Traders Toolkit (which can be viewed at (link)) which provides general information to town centre businesses about issues such as planning and licensing. The Action Plan is related to and should be read in parallel with a number of other strategic planning documents, including the Wirral Unitary Development Plan and the emerging Core Strategy. It will also provide an evidence base to inform more detailed aspects of the Local Plan for Wirral, including the proposed Site Allocations DPD and a potential ‘Town Centre SPD’. The Action Plan will not be adopted as a Development Plan Document and will remain non-statutory, but will be used to shape the future of the area. Statutory Non -Statutory Core Town Centre Strategy Strategy Town Centres Site Town Centre Town Centre SPD Allocations Action Plans Toolkit Local Plan SEACOMBE (POULTON ROAD) LOCAL CENTRE NOW This section represents a portrait of Seacombe (Poulton Road) Local Centre as it functions today. Here we identify the main elements which define the identity of the centre and the main issues that are impacting upon it. These issues have been grouped into key themes which form the core of the Action Plan and a framework for future targeted actions and interventions. Diversification and Identity Seacombe (Poulton Road) is an established local centre, with a large residential catchment area within its immediate surroundings. It is located on a main thoroughfare with a strong presence on the high street. The centre provides a reasonable local convenience role that has managed to sustain itself albeit that the offer beyond this is very limited. The comparison offer is at the lower end of the spectrum and dominated by independent discount retailers. The centre is suffering from high vacancy rates both interspersed and concentrated. There has been some contraction within the centre, particularly on Borough Road and the western end of the centre on Poulton Road. Between 1986 and 1994 there was a significant amount of improvement work to shopping centres in the inner urban area including Seacombe funded by a combination of “City Lands” City Challenge and Urban Programme money. The works in Seacombe included new shop fronts and refurbishment of premises. There are signs that the size of the centre at present is not sustainable. Seacombe (Poulton Rd) needs to strengthen its role as an important local centre meeting the needs of the local community, attracting and retaining a loyal customer base and reducing loss of convenience shopping to other centres in the vicinity. The centre is in need of further, yet carefully managed contraction to a size that would be appropriate to its changing function. Uses within the Centre The Town Centre Study 2011 identified 32% of units as vacant. A re-survey in March 2013 suggests a fall in the percentage of vacant units to 24%. Contributing to this fall has been the re-opening of Kwik Save on Poulton Road and the opening of Rightway DIY in the last vacant unit in the Tesco redevelopment. There has been little change in the proportion of units given over to convenience, comparison and service uses identified in the 2011 study (6% convenience, 15% comparison and 27% service). The new Tesco development has improved the offer within the centre, with the adjacent units providing a complementary offer. The existing accommodation is however almost solely limited to units within existing Victorian buildings which prove difficult to adapt and provide limited opportunities for businesses to grow. The retail provision overall is relatively limited. The convenience offer is primarily made up the recent Tesco Express Store and recently reopened Kwik Save located towards the western edge of the centre. The comparison offer is primarily in the form of small independent discount stores, ‘bric a brac’ shops and DIY stores but there are also several well-established ‘destination’ businesses within the centre which draw from a wider catchment, including a wedding shop, carpet shop, a catering equipment company and an aquatic centre. There is a post office, pharmacy, dentist and children’s nursery located within the centre along with a solicitor, hairdressing salons, bookmakers and other service uses. There is no longer a bank within the centre. The night time/ leisure economy is primarily made up of a number of hotfood takeaways and a public house on the corner/ intersection of Liscard, Poulton and Borough Road and the Great Float Sports and Social Club on the corner of Mainwaring Road/Poulton Road. Although this reduces the amount of vacant units overall, the takeaways exacerbate the problems caused by inactive frontages during the day. The library sits immediately adjacent to the centre and although within a primarily commercial area, provides an important community function. The physical linkages with this building and the centre could benefit from improvement. The boundary of the centre as originally defined included a high number of residential units on the northern side of Poulton Road, with some corner retail units. These retail units have now fallen out of use or been converted to residential use. There are a number of other residential conversions of shop units of varying quality throughout the centre. At the eastern end of the centre on Borough Road, some shop units on the southern side have been replaced by family housing and most recently there has been a development of purpose-built flats incorporating ground floor retail units, although the ground floor units have never been occupied. Transport and accessibility The centre is well served by public transport, with a number of bus services serving the centre. These services could be exploited for attracting inward retail or leisure journeys to Seacombe if the centre created this demand. A large residential community borders the centre with a large walk-in catchment. Being situated on a main thoroughfare ensures the centre is both accessible and visible. Parking provision is limited due to the constraints of being located within a built up area on a main road. There are on-street parking restrictions on the approach to the Poulton Road/Mainwaring Road cross roads. There is limited off street and on-street parking, due to traffic restrictions. Although the Tesco development has provided some improvement to the parking provision within the centre, this is intended to serve only the Tesco development and other units and not the centre generally. As such the rest of the centre does not fully benefit from the potential for passing trade or short stay convenience stop-off trips. There is limited cycle parking within the centre, they are not easy to find and do not benefit from adequate surveillance. Placemaking The form and layout of the centre is quite extensive as it branches out in several different directions, with several busy intersections and crossing points, notably the Poulton Road/Wheatland Lane/Mainwaring Road cross roads. The centre is therefore dominated by the presence of traffic and there is very little to soften its overall appearance, in terms of planting, greenery or features of interest. There is little sense of arrival when reaching the centre and no signage providing a sense of identity or coherence. The units do however benefit from a strong frontage onto the high street and the Tesco development has provided more focus to the centre. A combination of high vacancy rates, groupings of inactive day time uses and poorly designed security measures result in areas of inactive frontages within the centre. The blocks situated between Wheatland Lane and Clarence Road are suffering significant levels of vacancy. The measures taken to secure such units heightens this problem, with timber boarding and solid shuttering resulting in a poor aesthetic appearance. The design of the frontages in some instances, add to this problem, providing limited animation or interest in relation to the shopping parade.
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