Retail and Town Centre Uses Study 2013
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Retail and Town Centre Uses Study 2013 Barrow in Furness Borough Council February 2013 41162/PW/SMH/APa Nathaniel Lic hfield & Partners 3rd Floor One St James's Square Manchester M2 6DN nlpplanning.com This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2012. 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 Barrow in Furness Borough Council : Retail and Town Centre Uses Study Contents 1.0 Planning for Barrow in Furness Town Centres 1 2.0 Retail and Commercial Leisure Trends 3 Retail Trends .............................................................................................3 Commercial Leisure Trends .........................................................................5 3.0 New Research: 2012 Surveys 7 Telephone Household Survey ......................................................................7 Pedestrian Counts ......................................................................................8 4.0 The Shopping Hierarchy and Retail Performance 9 Centres in Barrow in Furness and the Surrounding Area .................................9 Household Shopping Patterns ...................................................................10 Comparison Retail Shopping Patterns ........................................................11 Convenience Retail Shopping Patterns .......................................................14 5.0 Summary of Town Centre Health 17 Barrow in Furness Town Centre ..................................................................17 Dalton in Furness Town Centre ..................................................................18 6.0 Assessment of Retail Needs 19 Introduction .............................................................................................19 Methodology ............................................................................................19 District Quantitative Capacity .....................................................................20 Qualitative Capacity ..................................................................................27 Trends Beyond 2027 ................................................................................28 7.0 Commercial Leisure Assessment 29 Introduction .............................................................................................29 Cinemas .................................................................................................29 Health and Fitness Clubs ..........................................................................30 Tenpin Bowling .........................................................................................31 Bingo ......................................................................................................31 Casinos ..................................................................................................31 Family Leisure Provision ............................................................................31 Theatres .................................................................................................32 Music Venues/Nightclubs .........................................................................32 Bars and Restaurants ...............................................................................32 8.0 Accommodating Growth: Development Sites 35 Evaluation of Potential Development Sites ..................................................36 3259599v7 Barrow in Furness Borough Council : Retail and Town Centre Uses Study 9.0 Impact Tests and Town Centre Boundaries 38 Town Centre Boundary and Frontage Review ............................................... 39 10.0 Conclusions 42 Shopping Patterns 2013 .......................................................................... 42 Retail Capacity Assessment ..................................................................... 42 Commercial Leisure Assessment .............................................................. 43 Advice by Centre ...................................................................................... 43 P2 3259599v7 Barrow in Furness Borough Council : Retail and Town Centre Uses Study Tables 1 Table 3.1 Study Area Survey Zones 7 Table 4.1 MHE Retail Ranking 9 Table 4.2 Comparison Retail Market Share in Barrow in Furness Borough 12 Table 4.3 Convenience Market share in Barrow in Furness Borough 14 Table 6.1 Quantitative Capacity - Barrow in Furness 22 Table 6.2 Survey derived turnover of convenience floorspace in Barrow in Furness compared to benchmark turnover 23 Table 6.3 Quantitative Capacity - Dalton in Furness 26 Table 6.4 Survey derived turnover of existing convenience floorspace in Dalton in Furness compared to benchmark turnover 26 Table 7.1 Cinema Potential in Barrow in Furness Borough 30 Table 7.2 GB Goad Plan Town Centres Use Class Mix 33 Table 7.3 Barrow in Furness Town Centres Use Class Mix 33 Table 10.1 Comparison Capacity by Centre 43 3259599v7 Barrow in Furness Borough Council : Retail and Town Centre Uses Study Appendices 1 Appendix 1 Study Area Appendix 2 Household Survey Questionnaire & Raw Results Appendix 3 PMRS Pedestrian Count Appendix 4 Barrow in Furness Audit of Facilities Appendix 5 Dalton in Furness Schedule of Uses Appendix 6 Site Assessments Appendix 7 Analysis of Shopping Patterns & Retail Capacity Appendix 8 Land Use Plans for Barrow in Furness and Dalton in Furness Appendix 9 Schedule of Vacant Units in Barrow in Furness and Dalton in Furness 3259599v7 1.0 Planning for Barrow in Furness Town Centres 1.1 Barrow in Furness Borough Council has commissioned Nathaniel Lichfield & Partners (NLP) to prepare a Retail and Town Centre Uses Study. The Study is written to inform policy development across the Borough but focuses specifically upon Barrow in Furness town centre. 1.2 The key objective of the Study is to provide a robust and credible evidence base to inform the Council’s work on its emerging Local Plan. 1.3 The Study: 1 assesses the future need and capacity for retail floorspace in the Borough over the period to 2027; 2 audits existing commercial leisure provision and assesses potential future requirements; 3 provides an audit of facilities for Barrow in Furness town centre and a schedule of uses for Dalton in Furness town centre; 4 advises on how to meet any identified quantitative and qualitative need for new convenience and comparison retail floorspace up to 2027; 5 reviews existing town centre and primary shopping area boundaries and advises upon the need to extend or contract them where appropriate; 6 advises upon impact assessment thresholds and local impact tests; and 7 appraises sites with the potential to accommodate future town centre development. 3259599v7 P1 P2 3259599v7 2.0 Retail and Commercial Leisure Trends Retail Trends 2.1 The economic downturn has had, and is likely to continue to have, an impact on the retail sector and it is therefore important to consider national changes and the implications for Barrow in Furness. A number of national operators have failed (e.g. Comet, JJB Sports, Clinton Cards, Woolworths, MFI, Land of Leather, Borders, Game, Firetrap, Peacocks, La Senza, Past Times, Barratts and Habitat), leaving major voids within centres and retail parks. Many town centre development schemes have been delayed and the demand for traditional retail warehouse operators has also been affected. Even some of the main food store operators have seen a reduction in growth. Expenditure Growth 2.2 Historic retail trends indicate that expenditure has consistently grown in real terms, generally following a cyclical growth trend. The underlying trend shows consistent growth and is expected to continue in the future. However, the current economic downturn is expected to lead to limited growth in the short term. 2.3 In the past, expenditure growth has fuelled the growth in retail floorspace, including major out-of-centre development in the 1980s and 1990s. The economic downturn suggests that growth during the past few years has slowed and a return to previous levels of growth is unlikely to be achieved in the short term. However, the underlying trend over the medium and long term is expected to lead to a need for further retail floorspace. NLP anticipates these national trends will be mirrored in Barrow in Furness Borough. 2.4 New Forms of Retailing 2.5 New forms of retailing have emerged in recent years as an alternative to more traditional shopping facilities. Home/electronic shopping has expanded considerably with the increasing growth in the use of personal computers and the internet. Smart phone technology, Apps and QR (Quick Response) codes are set to increase the proportion of shopping transactions undertaken remotely. Trends within this sector will have implications for retailing within Barrow in Furness. The growth in home computing, smart phone usage and interactive TV is likely to lead to a growth in remote shopping and will have further effects on retailing in the high street. 2.6 On-line shopping has experienced rapid growth since the late 1990s. Whilst in proportional terms the latest available data suggests it is still a limited proportion of total retail expenditure, trends suggest continued growth in this sector. There is still uncertainty about its longer-term prospects and the potential