Briefing Paper for City Centre Task and Finish Wards: St Panel Andrews and Docklands

10 September 2018

Early Evening / Night Time Economy in the City Centre – Briefing Paper 2

Briefing Paper of the Director of Regeneration

1. Purpose of the Paper and Summary

This paper provides information on and about the early evening/ night time economy in the city centre.

The growth in city centre activities resulting from recent Council-led investment provides scope to further improve and diversify the early evening/ night time economy across the whole of the city centre. Information is provided on the objectives for the City Centre Task and Finish Panel, as agreed by the Council, to assist member investigations into how the city centre can become more vibrant after 5pm.

2. Analysis of city centre connectivity

2.1 Local Transport Plan

 The Council’s Local Transport Plan (LTP) sets out the vision and aims for transport in and also sets the transport priorities for the Local Plan. The LTP’s vision is “to provide and develop a safe and efficient transport system that contributes to the social, environmental and economic wellbeing of the residents, businesses and visitors to the city.”  The LTP aims to have a city committed to a low carbon future, which has a transport network and mobility culture that positively contributes to a thriving economy and the health and wellbeing of its citizens, and where sustainable travel is the option of choice  The continued dominance of the car, often at the expense of other transport modes, presents a major challenge to transport planning in Hull. The transport system in Hull has greatly improved in recent years, benefitting from the opening of the Paragon

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Interchange and bus lane enforcement. However, the city has also experienced a rise in traffic levels. Traffic and congestion continue to be a problem, but the scope for increasing road capacity further is limited, in most cases, by physical and environmental constraints. Levels of pollution from vehicle emissions have led to an Air Quality Management Area (AQMA) being declared for part of the city centre However, the city is fortunate in having many advantages, such as a compact urban area and flat terrain, enabling sustainable travel to be a realistic option for a large proportion of its residents

2.2 New roads and road improvements in the city centre

 The A63 Castle Street Improvement Scheme will help to reduce congestion as well as improve access to the Port and connectivity between the city centre and waterfront area. In fact, transport schemes can have a potentially positive impact in sustainability terms. The A63 improvement scheme is expected in the long term to reduce air pollution, and the provision of any footbridge, new walkways and cycleways should help promote healthier and safer lifestyles  Within the city centre, three sides of a dual carriageway orbital box of roads (Castle Street, Ferensway, and Freetown Way) already exist. The proposed Great Union Street Improvement Scheme to the east of the city centre would complete the eastern leg of the orbital box. This scheme would help improve vehicular circulation around the city centre. The scheme is identified in the Council's Transport Improvement Programme but has no committed funding and no detailed design has yet been undertaken. In the current funding climate this improvement scheme is unlikely to be progressed in the early plan period although all funding opportunities will be investigated

2.3 Car parking provision within the city centre

 The Local Plan needs to ensure that sufficient car parking spaces are provided in the city centre and there should be replacement provision if spaces are lost to development. City centre car park provision has changed considerably over the last twenty years. Some sites have been built on and there are now more privately operated and temporary car parks. Car parking of a suitable type, amount, quality, and location is vital for Hull city centre to function properly  In order to ensure that the city centre has appropriate car parking provision during the plan period, the Council will monitor the type, amount, quality and location of car parking on a regular basis. The results of monitoring will help assess the robustness of the city centre car parking policy and thereby inform decisions on future car parking proposals  Hull must compete as a shopping and leisure attraction with other towns and cities, and with out-of-town retail developments. An appropriate supply of short stay car parking spaces for visitors in the city centre is therefore needed to assist its vitality and viability by attracting customers. Permanent short stay car parks need to be protected from development to provide an adequate supply of car parking and to assist the prosperity of the city centre. If any of these car parks are considered for development, it is important that they are replaced either on site, or in a location of at least equal Author: CL/AS Status: Final Date: 04/09/2018 Page 2 of 33

benefit to users, and that the provision of short stay spaces remains at the current level  There is expected to be a growing need to provide electric vehicle charging infrastructure in public places, both on-street and in car parks, as well as at commercial and industrial premises and residential dwellings. The existing electric vehicle infrastructure in the city has 21 available charging points within car parks at: George Street (16); St Stephen's (2); (2); and on Priory Park (1). Further points are currently being planned for: Bond Street car park (2); Pryme Street multi- storey car park (4); and upgrading of 4 points at George Street car park

2.3 Park and ride sites

 The Park and ride is a means of overcoming city centre and possibly port parking and traffic flow problems, and relieving traffic congestion with associated air pollution problems. The Local Transport Plan (LTP) aims to provide secure public car parking on further park and ride sites around the city, with connecting public transport services into the city centre assisted by bus priority measures. In particular, this offers an alternative to long-stay parking in the city centre  Hull has an existing park and ride site at Priory Park to the west of the city. It is a purpose built site with 581 spaces and 120 overflow spaces available on an unused lorry park area. Priory Park is commercially operated and is well used but still only captures a small amount of traffic entering Hull from the A63  The Council has strong aspirations for new park and ride sites to be provided to the north and east of the city. Current attention is on sites just outside the Hull boundary within the neighbouring East Riding of at Dunswell roundabout and on land adjacent to A1033 Hedon Road. To the east of the city a new park and ride facility is proposed on Associated British Ports land (Saltend) and is included as part of the East Riding Local Plan allocation to cater for the expansion of the at Hedon Haven and to mitigate the impact of additional traffic generated by the development.  Potential park and ride sites in east Hull using the freight rail line have been examined but found that train journey times into central Hull would be too long; also there is limited capacity on the line, and sites would be difficult to assemble and deliver

2.4 Rail (Passenger) provision

 Passenger rail services link Hull to the East Coast mainline at Doncaster and York, the major northern cities of Sheffield, Leeds and Manchester, and the coastal resorts of Bridlington and Scarborough. The is located in the city centre next to the main shopping and commercial areas  The Council is supportive of electrification of the passenger line between the East Coast mainline and Hull (via Selby). This would offer shorter journey times, allow use of newer rolling stock with greater reliability and create environmental benefits  In terms of local services, proposed railway stations (halts) in the Bricknell Avenue area on the line from the north, and at Priory Park on the main line from the west are identified by the Local Transport Plan. A further potential rail station site exists near to the KC Stadium. A feasibility study informing the LTP concluded that there were no technical reasons why halts could not be provided but it found no strong business Author: CL/AS Status: Final Date: 04/09/2018 Page 3 of 33

case for them. Current train operating companies using Hull are known to view the potential stations to be too close to Hull Paragon Interchange to merit a stop. Also, any extra stops may prejudice their pathway times to their final destinations

2.5 Bus services

 Hull’s bus infrastructure is generally fit for purpose, particularly with the Paragon Interchange in operation, which opened in September 2007. There are 'tidal' bus lanes on sections of the radial routes into/ from the city centre and a monitoring system is in operation  Hull has seen bus passenger growth of around 30% since 2002/3 with around 26 million bus journeys being taken on the city's bus network each year. Hull has a comprehensive local bus network with high frequency routes into the city centre  Travel by bus is generally the most efficient way of moving large numbers of people in built-up areas, particularly along transport corridors and into central areas  The pedestrian concourse in Paragon Interchange is operating close to capacity during peak hours (in terms of passengers queueing), and space at the bus station may need to be reconfigured to meet any extra demand. A number of improvements to bus operations across the city are being considered, including the creation of mini- interchanges at district centres around the city such as at North Point

2.6 Walking, cycling and powered two wheelers

 Cycling and walking are non-polluting and healthier, and often quicker and more convenient for short journeys than travel by car  The LTP recognises that to increase the proportion of people walking, a number of improvements need to be addressed, including more facilities and walking infrastructure. Hull has one of the highest levels of cycling in the UK. Future development should incorporate good walking and cycling infrastructure, thus increasing opportunities for healthy local exercise and participation in these activities in and around the city centre  Pedestrianisation in the city centre has greatly increased its attractiveness to shoppers and visitors. The main pedestrian routes between Paragon interchange and Hull Old Town were revitalised as part of the city’s recent £26m public realm investment, and additional work is currently taking place to improve linkages to the new . The proposed A63 Castle Street footbridge scheme will also address pedestrian connectivity issues between the city centre to the waterfront  Work is currently underway to refresh the cycling and walking strategy within the city centre. This includes reviewing the level of cycling infrastructure and supporting equipment (eg. changing facilities, storage etc.) and the exploration of bike sharing schemes that have worked well in other large cities in the UK in Europe  Powered Two Wheelers (PTWs) are an affordable and sustainable mode of mechanised transport and contribute to a reduction in congestion. As they are more easily subject to theft and as such, to encourage their increased use, secure parking for PTWs should be considered in the same way as secure parking for cycles, especially in the case of employment developments

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2.7 The Cruise Terminal

 The City Plan identifies the delivery of a cruise terminal in the city centre as a significant step to achieve the ambition of Hull becoming a world class visitor destination and is reflected in Strategic Priority 3 of the Local Plan. The site at Sammy’s Point, adjacent to The Deep, is considered to be the best site to maximise the benefits to the city  This proximity to The Deep and the wider city centre offer would encourage more tourists to stay in Hull while the ship was berthed. It is estimated that by its 15th year of operation, the cruise terminal could support 155 full time equivalent jobs and have contributed £140m to the local economy over that time

2.8 The Land Train

 The Hull Land Train provides additional connectivity across Hull’s city centre, linking City Hall with Old Town destinations  The Land Train’s timetable is supplemented with additional services during the summer months and it is a popular attraction amongst visitors to the city centre  Support was provided for the purchase of the Land Train via the Council and LEP funded Old Town Grants Scheme, and the service is required to provide a service connecting up the attractions within the Old Town under the conditions of the grant

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3. Resources available to support the city centre agenda

3.1 HCC resources

 The Council no longer has a city centre manager nor dedicated officers assigned to support the city centre  5.1 FTE posts currently support the existing regeneration work that is ongoing within the city centre. However, the Major Projects staff are funded via the capital programme and work on specific projects that are being delivered in conjunction with external partners (eg. Historic , Humber LEP etc.)  Staff working on the city centre regeneration projects collaborate to ensure that regeneration efforts align to meet the objectives of the City Plan but resources are limited for ensuring fully joined-up working in areas beyond the scope of the project boundaries  The Council also has a number of teams that support the city centre as part of their wider operations across the city. Much of the activity of the Events Team, for example, is focused on supporting the city centre but their resources also have to cover the provision of services in other areas of Hull

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3.2 Partner organisations

 Hull BID is the main partner organisation that supports the Council’s city centre agenda. Garry Taylor is the Council’s primary contact for BID liaison and attends their board meetings  The BID team is funded from a levy on national non-domestic rates and works with the Council to deliver initiatives and events that help support the businesses which fund them. Examples include the YUM and Street Night events which have helped to increase footfall within the town centre and in turn generate additional custom for local businesses  Hull BID has two roaming support officers that work closely with local businesses and Police. The BID’s cleaning and maintenance operative also assists in keeping privately owned areas tidy that are outside of the public realm serviced by HCC’s Street Scene team  Recent investment from external partners within Hull Old Town has resulted in the creation of Heritage Action Zone (HAZ) stakeholder group which also doubles as the Hull Coastal Communities Group. The purpose of the group is to ensure that stakeholders within Hull Old Town and the City Centre can contribute to, coordinate with and offer specialist advice on the regeneration projects and funding bids that are being sought to deliver improvements within the city centre  Having a single stakeholder group helps to maintain coordination as nearly all organisations that provide funding to facilitate regeneration require stakeholder involvement within the governance process

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4. Feedback from People’s Panel: perceptions of the city centre

This section contains a summary of feedback from the People’s Panel that is relevant to perceptions of the city centre.

4.1 People’s Panel summary results: June 2018 – Hull Old Town, Yorkshire’s Maritime City and attracting visitors

Hull Old Town  The majority of respondents would be interested in Old Town talks and tours focussed on Science and Discovery (60%) and Art and Architecture (57%). A high proportion would also be interested in Old Town talks and tours focussed on Social Protest and Progress (50%) and Music and Literature (47%). Respondents are least interested in Old Town talks and tours focussed on Faith and Belief (11%)  When asked about the type of food and drink offer respondents would like to see in the Old Town, the majority want to see more street food (61%) and cafes (56%). High proportions also want to see more family dining (48%) in the Old Town. Respondents are least likely to want to see more high-end restaurants (24%) in the Old Town  Respondents were asked about their awareness and interest in trails around the Old Town. Almost all respondents (92%) are aware of the Fish Trail. A high proportion of respondents are also aware of the Blue Plaque Trail (43%) and the Ale Trail (40%). The Lord Mayor’s Centenary Plaques Trail has both the lowest level of awareness (8%) and the lowest level of interest (19%) amongst respondents. However, it should be noted that the full trail has not been formally launched at this date and therefore lack of interest is probably a direct of lack of awareness  When asked about how the Old Town could be made more accessible, the majority of respondents would prioritise empty buildings / sites (61%), better / cheaper parking (55%) and more public toilets (54%) for improvement. High proportions of respondents also prioritised businesses opening in an evening (46%) and more things to do (40%) for improvement. Three quarters of respondents (75%) think that these improvements should focus on the Whitefriargate are. 60% also think that these improvements should focus on the High Street and surrounding area

Yorkshire’s Maritime City  Previous People’s Panel surveys have mentioned plans to both restore and move the . As a direct result the majority of respondents are now aware of plans to restore the Arctic Corsair (62%) and to move the Arctic Corsair (59%).  Over a third (38%) of respondents have visited the Arctic Corsair before and over a half (57%) would like to visit the Arctic Corsair in the future (either for the first time or as a returning visitor). Over a third of respondents (38%) would take a visitor to the Arctic Corsair.  Respondents strongly agree that the Arctic Corsair should be conserved (87% agree). However, they do typically agree that the Arctic Corsair is not open regularly enough and that they would visit more if it was open more.

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 Only 11% of respondents said that none of the activities listed in the survey would encourage them to visit the Arctic Corsair more often. The activities that are most likely to encourage respondents to visit the Arctic Corsair more often include: o Guided tours of the Arctic Corsair (49%) o Non guided, open access to parts of the Arctic Corsair (43%) o Performances on the history of the Arctic Corsair (42%) o Pop up exhibitions / displays relating to the Arctic Corsair and trawling (41%) o Interactive experiences of being on a trawler (41%) o Telling the story of the Arctic Corsair by characters in costumes (39%)

Attracting visitors  The majority of respondents think that big-name music concerts (59%) and outdoor festivals in the city centre (57%) would attract visitors to Hull. A high number also think that national cultural events (44%), outdoor music festivals in the city centre (37%) and better use of the waterfront (34%) would attract visitors to Hull  To further attract visitors to Hull, the majority of respondents feel that Hull needs more independent shops (65%), cheaper parking (62%), a more vibrant night-time economy (61%) and better transport links to and from the city (53%)  Other improvements that respondents feel are important focus on more parking (49%), more big-name shops (49%), a more diverse food and drink offer (48%) and better transport links around the city (46%)

NB – the summary of the June 2018 People’s Panel results is not yet online but will be available shortly

4.2 People’s Panel summary results: March 2018 – , The Guildhall Time Ball, Hull Old Town and

Hull Maritime Museum  The majority of Panel respondents (70%) have visited the Maritime Museum in the last two years. This is split almost equally between those who have visited a few times each year (33%) and those who have visited less frequently (33%)  An analysis of how respondents describe the Maritime Museum and which characteristics they perceive as positive or negative suggests the following:

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The Guildhall Time Ball  Half of respondents (50%) have not visited the Guildhall in the last two years. The other half of respondents are split equally between those who have visited less than once a year (15%), those who have visited about once a year (16%) and those who have visited a few times a year (14%)  The majority of respondents (69%) have never heard of the Guildhall Time Ball. A further 15% have heard of it but do not know anything about it  Respondents are most interested in the history / architecture of the Guildhall and its tower (45%) and the function / purpose of the Time Ball (41%). However, just over a quarter of respondents (28%) said they have no interest in the Guildhall Time Ball at all

Hull Old Town  Almost all respondents agree that Hull Minster (94%) and the Marketplace (90%) are in the Old Town. The majority of respondents (74%) also agree that the Fruit Market / Marina / Humber Street / Pier area is part of the Old Town. Respondents are least likely to agree that / Kingston Retail Park (5%) and Square (BHS Building) (4%) are part of the Old Town  Almost all respondents (95%) agree that the Old Town has its own identity, which marks it as different from the rest of the city centre. Of these, almost all (92%) feel that the Old Town’s architecture gives it its own distinct identity. The majority also feel that the street design / layout (79%), heritage / history sites (63%) and pubs / restaurants (62%) give the Old Town a distinct identity. Respondents are least likely to say that types of shops / businesses (25%) and specific branding (e.g. street signs, banners etc.) (19%) give the Old Town a distinct identity

Hull Minster  Over a third of respondents (39%) have not visited Hull Minster in the last two years. Those who have are split largely between those who have visited a few times a year (26%), those who have visited about once a year (19%) and those who have visited less than once a year (13%)  The majority of respondents agree that food and drink festivals / events (61%) and exhibitions and art (57%) would encourage them to visit Hull Minster. Although not chosen by the majority, other popular answers include popular music events (42%), stalls and sales (41%) and tours / educational visits (39%). Respondents are least likely to say that organ recitals (7%), volunteering (7%) and faith based classes and courses (5%) would encourage them to visit Hull Minster

The full summary of the March 2018 People’s Panel results can be accessed here: http://109.228.11.121/IAS_Live/resource/view?resourceId=1138

4.3 People’s Panel summary results: December 2017 – Yorkshire’s Maritime City and Local Pride

Yorkshire’s Maritime City  During the past two years, the majority of Panel respondents have visited the Museum Quarter (72%) and / or the Maritime Museum (69%). Most of these have

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visited these sites more than once a year (90% and 50% respectively). Conversely, during the past two years, only a small proportion of Panel respondents have visited either the Arctic Corsair (12%) and / or the (12%). Visitors to these sites tended to visit less frequency; with most visiting once a year or less frequently (91% and 80% respectively). Despite this; visitor satisfaction is broadly similar across all sites, ranging between 84% at the Arctic Corsair and 93% at the Museums Quarter  Panel respondents are most likely to agree that Hull’s maritime history is important to the city. Only 2% of Panel respondents disagree with this statement. Respondents are also most likely to agree that they are proud of Hull’s maritime heritage and they are aware of Hull’s maritime heritage  Panel respondents clearly identify the most important aspects of Hull’s maritime history as the docks, their role and their history (60%) and Hull at war (50%). Other areas of importance focus on Hull as a major trading route (47%), Hull’s importance to the country (41%) and how Hull came to be / was founded (38%)

Local Pride  The majority of Panel respondents (64%) would speak highly about Hull without being specifically asked. In fact, 80% of Panel respondents would speak highly of Hull (whether asked or not), compared to just 8% who would be critical. This is the highest proportion of Panel respondents who would speak highly of Hull since this question was first asked in 2012, and a 13 percentage point increase compared to a similar time last year  44% of Panel respondents strongly agree that they are proud to live and work in Hull. In fact, 78% of Panel respondents strongly agree or agree with this statement, compared to just 7% that disagree or strongly disagree with the statement. This is the highest proportion of Panel respondents who would agree that they are proud to live and work in Hull since this question was first asked in 2012, and an 8 percentage point increase compared to a similar time last year

The full summary of the December 2017 People’s Panel results can be accessed here: http://109.228.11.121/IAS_Live/resource/view?resourceId=1119

4.4 People’s Panel summary results: March 2017 – Hull City Centre Regeneration and Evenings in the City Centre

Hull City Centre Regeneration  Most panel members have heard of all of the city centre regeneration projects. Notably, however, a fifth of panel members (20%) have never heard of the Hull Venue development; a new music venue currently being near Osborne Street  The majority of panel members (65%) think that the disruption caused by the city centre regeneration has been / will have been worth it. Only 13% think that the disruption caused by the city centre regeneration has not been / will have been worth it  Half of panel members (50%) state that the recent city centre regeneration work resulted in them visiting the city centre less often; with 22% visiting a little less often than usual and 28% visiting a lot less than usual. However 44% of panel members

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say that the city centre regeneration work did not have any effect on how often they visited the city centre  As projects are completed, over half of panel members (57%) state that they will now visit the city centre more than they did before the projects began; with 40% visiting a little more often than before and 18% visiting a lot more than usual  When asked about the regeneration of Hull city centre, nearly half of panel members who gave a comment gave general positive feedback such as how the city centre looks better, how the disruption has been worthwhile or how the regeneration will ultimately be of benefit to the city and its residents. Key other themes people raised where the fact that the regeneration work should have been started earlier so as to be ready in time for City of Culture, that the regeneration work took too long and was poorly managed, and the importance of maintenance and upkeep including keeping the city centre clean, tidy and free of rubbish / chewing gum

Evenings in the City Centre  Twelve months ago, over half (52%) of panel members never or rarely visited the city centre in an evening. A further 22% visited the city centre in an evening less than once a month. Only a quarter (26%) visited the city centre in an evening at least once a month; with just 6% visiting at least once a week  Since January, half of panel members (51%) continue to visit the city centre in an evening the same amount as they did prior to the start of City of Culture. However, 40% of panel members now visit the city centre more often in an evening; most visiting a little more than they did prior to January  Those who do visit more frequently in an evening since the start of City of Culture do so because there are more shows / events / exhibitions they are interested in (84%) and because there is more of a buzz about the place (52.2%). A high proportion also feels there are more people around (45.5%)  Overall panel members are positive about both the city centre and Hull in general. 70% of panel members feel positive about the city centre compared to just 10% who feel negative. Likewise, 69% of panel members feel positive about Hull in general compared to just 11% who feel negative  The majority of panel members (44%) strongly agree that they are proud to live in Hull. In fact, a total of 76% of panel members strongly agree or agree that they are proud to live in Hull compared to just 8% who disagree or strongly disagree with the statement  Panel member‟s levels of are currently the highest on record. More panel members currently either strongly agree or agree that they are proud to live in Hull than ever before and, conversely, fewer panel members strongly disagree or disagree with the statement than ever before

The full summary of the March 2017 People’s Panel results can be accessed here: http://109.228.11.121/IAS_Live/resource/view?resourceId=89

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4.5 People’s Panel summary results: September 2016 – Promoting Hull and Attracting Visitors Promoting Hull and Attracting Visitors  When asked to choose from a list, residents say they are most proud of Hull’s links to and the abolition of slavery (41%) and its maritime heritage (23%). A high number of residents also left an ‘other’ comment; the majority of which specifically mention Hull people - how friendly and welcoming they are, how resilient they are in the face of adversity, etc  Residents believe that promoting Hull should focus on Hull’s links to Wilberforce and the abolition of slavery (64%), the city’s role as a leader in renewable energy (58%), Hull’s famous people (51%), the (42%) and Hull’s role in the English Civil War (38%) – the same five areas identified in similar work undertaken in September 2015. A large number of open responses also focused on Hull as a port and it’s fishing and maritime heritage  Residents showing a visitor round the city would be most likely to take them to the museums / Museums Quarter (38%), Old Town (37%), the Deep (34%) or the Marina (301%) – all of which were also identified as the top 4 visitor attractions in September 2015  Residents feel that the most important things to attract visitors to Hull are big name music concerts (59%), historic buildings and heritage (53%), hotels (47%), national events (47%) and outdoor events (42%) – the majority of which were also identified amongst the top five most important things in September 2015  Compared to last year, there have been statistically significant decreases in the proportion of residents who identify new visitor attractions, a concert venue and business / academic conferences as most important. This may be linked to the start of work on Hull Venue and other major infrastructure projects which will provide these things in future  Conversely, compared to last year, there have been statistically significant increases in the proportion of residents who identify historic buildings and heritage, hotels, shops and restaurants as most important

The full summary of the September 2016 People’s Panel results can be accessed here: http://109.228.11.121/IAS_Live/resource/view?resourceId=81

4.6 People’s Panel summary results: Community Safety in the city centre

Community Safety in the city centre  Residents give the highest satisfaction ratings to cinemas, museums and galleries, major events and theatre and music shows on offer. They give the lowest ratings to provision of public toilets, street cleanliness and litter and provision of other facilities (like seating / bins)  Ratings are relatively unchanged compared to last time they were measured. Whilst a high number have dropped in average ranking; none of these decreases are significant  Feelings of safety in the city centre are broadly similar across all days of the week. The big difference occurs between night and day – with residents feeling less than half as safe walking alone at night in the city centre compared to during the day Author: CL/AS Status: Final Date: 04/09/2018 Page 13 of 33

 Feelings of safety in the city centre are lower than last time this was measured – this is less pronounced during the day but more noticeable at night. There has been a significant reduction in the proportion of people who feel safe after dark between Sunday and Thursday. This could be linked to the significant reduction in the proportion of residents who also feel there is enough visible policing in the city centre  A significantly higher proportion of panel members have visited Hull city centre on a Friday or Saturday late evening at least twice in the last year compared to last time this was measured

The full summary of the September 2016 People’s Panel results can be accessed here: http://109.228.11.121/IAS_Live/resource/view?resourceId=56

5. Government fiscal policy and the challenges posed to businesses based in the city centre or wishing to locate in the city centre

5.1 The Portas Review

The Portas Review was published on 13 December 2011 and concluded that:

 High Streets should be run more like businesses, with a “Town Team” to provide visionary, strategic and operational management. They could have the power to decide the appropriate mix of shops and services for their area and could focus on making high streets “accessible, attractive and safe  Successful Business Improvement Districts could take on more responsibilities to become “Super-BIDs”. BIDs are areas where local retailers can contribute to improvements in through increased business rate contributions. The review suggested that BIDs could be enabled to exercise new community rights to buy assets and run services, as local authorities can under the Localism Act 2011. Landlords should be enabled to take part in BIDs  Market stalls should be used as a way for new retailers to enter the high street. Portas recommended a new “national market day”, and recommended that it should be made easier for people to become market traders by removing unnecessary regulations  Changes should be made to the business rates regime to support small businesses and independent retailers. Local authorities should use their new discretionary powers to give business rate discounts to new local businesses, and uprating should use the Consumer Prices Index (CPI) rather than the Retail Price Index (RPI)  Changes also be made to the ‘Class Use’ system to make it easier to change the uses of key properties on the high street, with betting shops put in a separate ‘Class Use’ of their own  The planning system should be reformed to encourage town centre rather than out of town retail development. For example, there should be Secretary of State “exceptional sign off” for all new out-of-town developments Author: CL/AS Status: Final Date: 04/09/2018 Page 14 of 33

5.2 The Government’s Plan for Growth

The Government noted that the retail industry was subject to a particularly high level of regulation. As such, the Plan for Growth also set out how the Government planned to support SMEs including extending the existing Business Rate Relief holiday for one year and setting up new Enterprise Zones in England. The Plan for Growth comprised the following:

 Extending the current small business rate relief holiday for one year from 1 October 2011. (Complete)  Inviting the independent Low Pay Commission (LPC) in its next report to consider and implement the best way to give business clarity on future levels of the National Minimum Wage, including consideration of two-year recommendations. (Complete)  Introducing a package of measures to support thriving town centres and build on the Town Centre First policy. (Complete)  Expanding the Primary Authority model to apply consistent enforcement standards across a wider range of regulations and businesses. (Progress made)  Amending regulations affecting retailers to make them more outcome focused, and use a checklist approach to assist SMEs to comply (Complete)  Implementing a regulatory reform package to simplify complex and inconsistent age-restricted sales regulations and licences for businesses. (Complete)  Working with retailers to ensure the skills system is delivering what the sector needs, including providing pre-employment retail skills training to the unemployed and encouraging greater take-up of retail apprenticeships. (Complete)  Working to remove regulatory barriers to increased cross-border online retail. (Progress made)

5.3 Business Rates

 In the 2016 Budget, business rates were reduced, with a particular focus on smaller businesses – those in a property with a rateable value of below £12,000 became eligible for Small Business Rate Relief of 100%, with the amount of relief tapering off up to a rateable value of £15,000. This measure covers 73% of shops, which tend to have a low rateable value  In the same Budget, the annual indexation of business rates was switched to use the CPI measure of inflation instead of RPI, resulting in a lower rate of increase. Both of these measures were seen as positive by small business lobby groups  Some properties qualify for business rate exemption: o Empty properties qualify for exemption for the first three months o Industrial properties (eg. warehouses) may qualify for exemption for 6 months o Listed buildings are exempt until they are reoccupied

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o Buildings with a rateable value under £2,900 are exempt until they are reoccupied o Buildings owned by charities, provided that the property’s next use will be mostly for charitable purposes o Community Amateur Sports Clubs buildings, provided that the next use will be mostly as a sports club

5.4 VAT ratings

 The construction of a new building and work to an existing building normally attracts standard VAT rates. There are however various exceptions to this. Specifically the following items may be zero rated:

o Construction of new qualifying dwellings and communal residential buildings and certain new buildings used by charities o Conversion of a building non-residential for a housing association into a qualifying dwelling or communal residential building o Alterations to suit the needs of people with disabilities o First time gas and electricity connections

 The definition of a dwelling is one which has planning permission in place, has self- contained living accommodation, with no internal access between the dwelling and other dwellings  A 5% VAT rate is applied to the following activities: o Renovation or alteration of an existing empty residential building o Conversion (other than for housing associations) of a non-residential building into a qualifying dwelling or communal residential building and conversions of residential buildings to a different residential use o Installation of energy saving materials; grant funded heating system measures and qualifying security goods  VAT was until 2012 zero rated on approved alterations to listed buildings (locally listed and buildings in conservation areas were standard rated) however approved repair and maintenance expenditure on listed buildings have always been standard rated. Whilst the changes to the zero rating on approved alterations to listed buildings came into effect in 2012, a transitional relief was put in place until 2015  The rationale for removing the zero rating on alterations to listed buildings was that it effectively encouraged landowners and developers to make alterations to listed buildings rather than merely repairing them. The counter argument to this is that listed buildings do generally cost more to redevelop and maintain and hence an allowance should be made to reflect this  Listed buildings can still however be subject to zero rating should they fall into the category of the zero rating uses identified in section 1

5.5 Business Premises Renovation Allowance (BPRA) 2007-2017

 The Business Premises Renovation Allowance (BPRA) was designed to provide an incentive to bring derelict or unused business properties back

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into use. Under the terms of the scheme an initial allowance of 100% tax relief was available for qualifying expenditure in a disadvantaged area.  The relief was only available for bringing back into use a commercial building or structure that had been unused for at least a year before conversion or renovation began. The relief was only available for buildings that were to be used for commercial premises, with residential development exempt from this relief.  The relief was used by some local developers during the lifetime of the scheme

5.6 The anticipated impact of Brexit

 The vote to leave the EU has had an effect on inflation, with the largest impact being on food prices; however, consumer confidence has remained high, contrary to expectations. The Cross Whitehall Briefing, published on 8 March 2018, looked at the impact of different outcomes to the Brexit negotiations. Its section on the costs of new non-tariff barriers with the EU suggests that the retail sector would be hit particularly hard, with new costs equivalent to tariffs of between approximately 5% and 20% depending on the type of trading relationship the UK ends up having with the EU. The potential impact on output was similarly gloomy, with the effects on the output of the retail sector estimated at between -2% and -12%

6. Spending profile for Community Infrastructure Levy (CIL)

6.1 Background

 The Community Infrastructure Levy (CIL) is a planning charge, introduced by the Planning Act 2008 as a tool for local authorities in England and Wales to help deliver infrastructure to support the development of their area  CIL funding is geared toward pre-identified infrastructure gaps including city centre public realm and there is a degree of feasibility linked to the mandatory charges to be made  Most new development which creates net additional floor space of 100 square metres or more, or creates a new dwelling, is potentially liable for the levy.  CIL cannot be charged in locations where development feasibility is a major issue, for example - city centre, inner core and outer estates  It should be noted that some developments may be exempt

6.2 Funding Potential

 Planning reported CIL funding potential to the January 2018 Cabinet. There is an anticipation of around £12m (see Appendix 1) being yielded based from CIL on housing development coming forward on the allocated sites set out in the Local Plan. It should be noted that this estimate could be high - if schemes are charitable trusts or housing association led, no charges will apply

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 The majority of the CIL funding would be available toward the back end of the Local Plan period though or around 2030. Planning are in the early stages of implementing CIL; the charge became effective in February and there are currently 5 consents which are CIL liable. In combination these currently amount to just £50k

6.3 Infrastructure Gaps

 In terms of infrastructure gaps, projects have already been identified for CIL funding. Some of these projects are city centre related and mostly in relation to addressing the public realm, and are as listed on page 265 and 277 to the Local Plan (see Appendix 2). These projects are dependent upon funding derived by the rate and scale of housing completions occurring in other parts of the city  There is flexibility in terms of spend on such projects in the city centre but there is no spend profile. There is more detail about a city centre spending profile being developed by the Council and other contributors in the Delivery and Investment Plan which recently went through Council Committees

6.4 Infrastructure Gaps

 The Delivery and Investment Plan attempts to address the challenges we face going forward, but also looks to manage expectations. In relation to comparisons with Manchester or London, Hull is a lot smaller and lacks the critical mass of these major conurbations  The retail market ‘collapse’ in certain quarters has not helped as companies rationalise, perhaps linked to reduced local spending power and access to goods on- line. Some of the reasons for the current vacancy/performance may also be connected to a weakened retail market and in part to the historic drift of some spend to the outskirts of the city into large floorplates (e.g. Haltemprice and ), or the attractions of places like York/ Sheffield, plus harnessing spending potential within our own District Centres  Whilst there is greater ‘people presence’ in the city centre arising from major events but these tend to be cyclical and are temporary, and perhaps benefit the cafe/restaurant culture more. Planning feel that HCC are doing the right thing by enabling development through land assembly, bids for cross funding or joint ventures and direct delivery, as well as upgrading the public realm  There is scope for further residential use but this will be driven by access to quality leisure and cultural facilities. Bringing the Ice Arena into the city centre will also help footfall and activity and the Bonus Arena will support further evening activity along with other venues  The Local Plan also sets out a way forward in providing some certainty for the market, in the form of key development opportunities; plus we now have further detailed design suggestions in the form of SPD. Encouraging others to invest is now key

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7. Cost benefits related to offering free city centre parking from 5pm in an evening (in place of 6pm)

 From a parking perspective HCC has been looking at methods of improving the availability of short stay parking for the benefit of people visiting the city centre, in the Hull Local Plan 2016 – 2032 adopted in November 2017 Policy 31 (page 165) highlights the councils long term commitment to the provision of Short Stay parking, to this end there have been discussion with the portfolio holders for Operational Services (Councillor Anita Harrison) and Regeneration and Planning (Councillor Daren Hale) with regards to increasing the chargeable hours within the City Centre to 10pm to enable the provision of short stay parking to be increased  With the current charging finishing at 6pm we in effect stop providing short stay parking at this time and leave the city centre open for people to park for free from 6pm to 8am  In addition the P&D zone is being put into the street on the South of Castle Street to bring the P&D area in line with the City Centre inset map as provided with the Hull Local Plan 2016 – 2017  We have a requirement within the ‘Hull Local Plan 2016 – 2032’ to encourage people to use passenger transport to visit the city centre rather than use their car to help improve the Air Quality within the City  From a purely financial perspective reducing the charge hours within the City Centre to 5pm would reduce the revenue from parking by around £50,000 per year  Creating free parking within the City Centre from 5pm will continue to provide free parking for those who work within the evening economy rather than those who want to visit the City  If parking is free from 5pm we are likely to see an increase in problems for city centre residents who do not work in the city centre being able to get parked when they come home as the bays will fill up earlier, we are seeing an increase in city centre residents as regeneration continues within the City Centre  From a parking perspective there are no benefits to reducing the short stay parking charges within the City Centre

8. Ongoing work to support and develop the Whitefriargate area of the city centre

8.1 Background

 Whitefriargate has suffered from changing retails patterns over the years that have negatively impacted the High Street shopping function that the street traditionally supported  Once home to several of the major clearing banks, large national companies such as Woolworths and smaller bakers, confectioners and coffee houses 14 of the 48 units (29%) along Whitefriargate are currently vacant. Upper level floor space is also underused, with much of this also currently vacant  National chains such as Poundland have recently closed and other current retail anchors on Whitefriargate, such as New Look, have been earmarked for closure Author: CL/AS Status: Final Date: 04/09/2018 Page 19 of 33

Shop frontages of most of the national retailers which have other branches elsewhere within the city centre are tired and indicate that the stores are clearly secondary in terms of corporate investment priorities  Whitefriargate has 30 x Grade II listed buildings and 3 x Grade II* listed buildings, representing a streetscape of significant historical importance. However, a series of unsympathetic building frontage modifications, particularly at the ground floor level, mean that this is not immediately noticeable unless pedestrians look up when walking down Whitefriargate  Due to the current retail climate, it is likely that the traditional retail offer on Whitefriargate will continue on a downwards trajectory. Retail units along the street vary substantially in terms of their interior dimensions and their window display potential, making them unattractive to modern retail chains that typically seek a standard ‘white box’ specification offered by purpose-built shopping complexes  However, whilst quirky historic features may deter modern high street chain retailers, the buildings provide an opportunity for food, drink, boutique and leisure offers to ‘curate’ such space. With an emphasis on the need to provide customers with a unique experience that is not available at major shopping centres or when engaging in online shopping, there is the potential to re-purpose Whitefriargate so that it better supports its designation as prime retail space under the Hull Local Plan

8.2 Work undertaken to date in the vicinity of Whitefriargate

 The £26m HCC investment in the city centre’s public realm saw the installation of high quality sandstone and porphyry paving, new street furniture and LED lighting along Whitefriargate. The street connects to and Trinity Square, both of which now provide new and improved events space following the public realm improvements  A £6.2m HCC and Humber LEP investment has delivered a comprehensive refurbishment to Trinity Market (including the outdoor market space at Trinity Square) and funded a grants programme to assist SME startup/ business expansion and property improvement schemes in the Old Town. The Market now hosts a popular range of street food alongside the more traditional retail offers and, since becoming fully licensed, also regularly accommodates a range of different events and activities that are drawing more people to this area of the Old Town. As a result of this success, Trinity Market has been entered into the Great British High Street Awards for 2018. The Old Town Grant Scheme, shortlisted for an APSE Award for best Commercialisation and Entrepreneurship scheme, has also awarded £775k of funding to 51 Old Town businesses, created 137.5 new FTE jobs and brought 2300 sqm of floor space back into use across the Old Town  is also investing in its lower deck area to establish ‘Quayside Kitchens’, a new street food offer based upon the Trinity Kitchen concept in Leeds. As the main thoroughfare between the quayside and the Bonus Arena, Princes Quay hope to encourage people visiting events and concerts to dine in the new facility

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8.3 Work undertaken to date on Whitefriargate

 In early 2018 the Council commissioned Carter Jonas LLP to undertake an economic feasibility study for Whitefriargate. This included a gap analysis for food and drink offers across Hull city centre to explore the potential of accommodating operators that are present in other cities of a similar size and socio-economic composition to Hull  The economic feasibility work was also accompanied by concept sketches showing how the frontages to the buildings could be improved in a way that would sympathetically restore the street’s historic character at the ground floor level whilst still accommodating shop front features typically specified by food and beverage operators  The feasibility work confirmed that despite stagnation in the food and beverage sector at a national level, there was good potential for Whitefriargate to host new family dining offers that would support city centre retail and complement the street food provision and Trinity Market and the ‘Quayside Kitchen’ concept at Princes Quay  Findings also recommended the exploration of hosting additional cultural offers along Whitefriargate that would sustain footfall and provide animation to the street when shops close at the end of the business day  A database of property owner and agent contact details, building floor space usage and historic photographs/ images has also been created that will allow the Council to effectively coordinate regeneration efforts for the street

8.4 Strategy for Whitefriargate and Funding Options

 Whilst the top end of Whitefriargate adjoining Princes Quay will continue to play a key retail role, the Council is exploring the options outlined within the feasibility work carried out by Carter Jonas to diversify usage along the street to better support the key retail offer and the early evening and night time economy  An expression of interest was submitted in August 2018 to the Art Council’s Cultural Development Fund bid for £3m of funding to regenerate Whitefriargate. The proposals would see the delivery of a new cultural offer (eg. a deconstructed library) in Whitefriargate as well as the provision of new flexible working spaces, studios and cinema space for local arts and cultural organisations. The funding would also deliver a two year cultural programme to support the new facilities that will have brought long term unused floor space back into use. An announcement on the outcome of the expression of interest is expected in September 2018  A stage one bid was submitted in April 2018 to the Coastal Communities Fund for £900k of funding to assist Trinity House Charity to carry out major external and interior refurbishment works to bring vacant shop units back into use on Whitefriargate. An announcement on the outcome of the expression of interest is expected in September 2018  Aiming to build further on the success of the original Old Town Grant scheme, the Council has submitted an outlined business case to the Humber LEP for a Author: CL/AS Status: Final Date: 04/09/2018 Page 21 of 33

second iteration of the programme focused specifically on Whitefriargate. The flexibility of the Old Town Grant Scheme would cover the cost of businesses setting up or expanding to take up properties in Whitefriargate  As a supplement to larger funding schemes, Historic England is able to offer small grants (typically up to £30k) to facilitate repairs and improvement works to the external heritage features of the properties along Whitefriargate due to the area’s status as a Heritage Action Zone. This will assist in offsetting the additional expense of carrying out refurbishment works to historic listed buildings  With the entirety of the south side of Whitefriargate comprising of listed buildings, the Council is also working with Hull Trinity House Charity to identify potential funding sources to ensure that the heritage of the area can be improved

8.5 Investment and Place Promotion

 The Council has developed a new Supplementary Planning Document and Delivery and Investment Plan for the city centre that features 12 strategic development sites within the City Centre. Whitefriargate is being included within the wider marketing exercise of the Delivery and Investment Plan to attract investment into these sites and the street will feature within a 3D fly through model that is currently being developed by Arup  Promotional material, based upon the concept frontage designs undertaken as part of the initial feasibility works, are also being produced that will allow Whitefriargate to be marketed at the upcoming REVO exhibition and at the Council’s own Developer and Investment Exhibition to be held at Trinity Market later this year

9. Opportunities to attract new leisure facilities into the city centre and the potential footfall that they could generate

 Leisure anchor uses draw catchment and footfall to their location. New leisure facility anchor uses would usually include one of more of the following:

o Cinemas o Major sporting venues such as a stadium for spectating or participation (football, rugby, ice-rink, athletics, racing, cricket etc) o Bowling alleys o Gyms o Purpose built facilities (including bingo, trampolining) o Arts and cultural destinations (museums, galleries, concert halls, theatres)

 The city centre is well served by leisure facilities and considerable investment has been made by HCC in the new Bonus Arena and the refurbishment works to improve and the Ferens Gallery  Whilst the city centre boasts a good range of leisure facilities, some of these (eg. Hull Ice Arena, Mecca Bingo, Odeon cinema) are currently located at the outer limits of the city centre. Their distance from the city centre core, and the presence of major barriers

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such as the A63 mean that, their ability to positively influence city centre footfall is somewhat limited  The proposal for a new ice rink at the heart of Albion Square has the potential to consolidate the city centre’s retail offer bringing higher footfall to the main pedestrian route between the station and Queen Victoria Square. It is anticipated that a new ice venue located in the city centre could attract over 250,000 leisure users at a steady state which is considerably higher than the current users levels at the facility’s present site  The generally accepted theory is that visitors to such leisure attractions will often seek to eat as part of their trip. This typically leads to the co-location of food and beverage offers which are able to offer a range of options to potential customers. For isolated restaurants to succeed, they generally have to have an excellent reputation or alternatively have to have another reason for being located there  Areas of the city centre which do not benefit from the usual leisure facility anchors, such as Whitefriargate, may rely upon their location on main pedestrian routes to other popular attractions areas such as the Museums Quarter. Although this is economically feasible, establishing a network of leisure attractions across the core of the city centre is likely to further increase footfall and assist with the clustering of food and beverage offers.  However, it is essential that the proposals are appropriate in scale and sensitively planned to enable such an approach to act as a conduit to help support the core retail function. This thinking has informed the proposals for the Cultural Development Fund bid for Whitefriargate as outlined within section 8 of the report  In relation to leisure operators, Carter Jonas’s analysis of Hull city centre has identified that the growth in available leisure expenditure is dominated by the food and beverage sector. Gap analysis has revealed that there are currently some 110 retailers and 46 leisure operators that are not represented in Hull city centre that would be expected to be represented, or at the very least have a market interest, subject to finding the right accommodation in the right location within the city centre  Leisure facilities have the potential to act as catalysts to drive up city centre footfall, but this needs to be carefully considered in terms of achieving the correct critical mass to ensure success. As such, the onus is on Hull city centre to elevate and provide a compelling reason for people to visit, be it through a joined-up leisure trip, the right tenant mix or presence of key retailers or the right environment.

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10. Map identifying city centre properties owned by the Council and relevant lease information (short, medium or long term)

To be provided at meeting

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11. Map identifying current and future residential clusters in the city centre

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12. Map identifying the latest crime data for the city centre

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13. Next steps

The information provided within this report provides an overview of the issues related to the city centre early evening/ night time economy to assist Task and Finish Panel discussions. Following discussion and further evidence gathering by members, the Panel will formulate a report outlining recommendations for improving the vibrancy of the city centre after 5pm.

Mark Jones, Director of Regeneration

Contact Officer : Garry Taylor/ Malcolm Relph Telephone No. ext 5115/ 5002

Officer Interests: None

Background Documents: - As per appendices

Appendix 1 – Calculation of CIL yield Appendix 2 – CIL references within the Hull Local Plan

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Appendix 1 – Calculation of CIL

Advice on a preferred approach should have regard to the yield from CIL, the nature of s106 expenditure to date and what future place shaping needs are.

On face value the charging schedule changes are expected to result in yields of around £13m (see table 2) based on anticipated house building on the Local Plan allocations within CIL eligible zones.

S106 consented schemes are already netted off but some assumptions are made about re- submissions that would trigger a need for CIL where these are eligible.

Table 1 – sites allocated within zones 4 and 5 viability at £60 psm* Site Address Housing Anticipated ref in allocation CIL yield Local remaining Plan capacity Kingswood 780 Most has pp (Western subject to Development s106 but 220 Area) could be re- submitted likely to generate £990K. Kingswood 1,650 (of Planning (Eastern this 750 consent Development with full subject to Area) pp) funding for new Park and s106 for school but could be liable on expiry of the outline consent - £4m anticipated based on 900 re- submission. Kingswood 550 £2.47m (Riverbank) anticipated but around 2021-2032 17 Holderness 13 £58K House Author: CL/AS Status: Final Date: 04/09/2018 Page 28 of 33

Site Address Housing Anticipated ref in allocation CIL yield Local remaining Plan capacity 22 Balham Avenue 100 £450K 26 1-41 Sharp 15 Consented Street subject to s106 27 West of Sharp 15 £67K Street 43 Pearson Park, 6 £27K 48 46 50 Pearson 14 Consented Park and implemented 51 20-24 Lambert 9 Consented Avenue and implemented subject to s106 54 Sutton Place 23 £103K safe Centre, Saltshouse Road 117 Reckitts 40 Consented recreation and ground, implemented Chamberlain subject to Road s106 120 East of 28 £126K Road/Foredyke Avenue 122 Corner Leads 23 Consented Road/Glebe and started Road 137 Wansbeck 16 £72K Road/Frome Road 138 Viking PH, 8 Consented Shannon Road but not started. 219 Goodfellowship, 8 £36K Cottingham Road 226 173-187 35 £157K??? Cottingham (student Road accommodat Author: CL/AS Status: Final Date: 04/09/2018 Page 29 of 33

Site Address Housing Anticipated ref in allocation CIL yield Local remaining Plan capacity ion)? 231 Bishop Alcock 17 Consented Road (former W and under Gee School) way 232 Land at Bishop 12 Consented Alcock Road but not started 234 Bishop Alcock 71 Consented Road (former W but not Gee School) started 254 Wath Grove 32 £144K 291 114 Blenheim 5 Consented St but not started 322 Middlesex 369 Consented Road and s106 plus u/c 325 Perivale Close 55 Consented with s106 and u/c 561 Trinity House, 185 £832K Calvert Lane 607 Former 39 Consented Park and built 659 Pickering Road, 30 Consented former training and centre underway 861 Danby Close 432 £1.9m but after 2021 862 Danby Close 270 £1.2m but after 2021 875 Leads Road 156 Has pp and extra care subject to s106 payment made. 914 Gleneagles 25 £112K Park 936 Priory Road 10 Consented but not started Totals 2,868 £13m

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*assumes average density of 35 dph and each house is 75 sqm, plus consented sites being re-submitted and no existing buildings being netted off through demolition. Also assumes abnormals not impacting on scheme viability such as flood defences or poor ground conditions but CIL charge allows for these.

Further adjustments can be made in estimating future CIL funding including exemptions and policy requirements. There are exemptions to the levy set out in the regulations. These include social housing (local authority lets, shared ownership schemes and lettings involving a private registered provider), self builds and charitable trust housing. Policy 5.2 in the Local Plan requires 10% affordable housing and 15% at Kingswood so the total figure could be reduced from 2,868 to 2,460.

Taking Local Plan Policy 6 into account that requires dwelling sizes the following CIL yield can be estimated:

 1 or 2 bed properties – 45% of total at 60 sqm - £3.96m (1,100 units)  3 beds - 45 % of total at 90 sqm - £5.94m (1,100 units)  4 bed plus - 10% of total at 100 sqm - £1.47m (246 units)

Based on the above housing allocations and sizes it is estimated that £11.37m would be generated by CIL within the more viable and therefore eligible areas.

Table 2 excludes windfall sites estimated to make a contribution of 50 dwellings per year but only 20 within eligible areas. Based on the above tariffs this is likely to generate around 300 units or £1.3m of CIL over the plan period although these are likely to be on previously developed land.

Further additions to the CIL yield could include retail consents although these are limited by Local Plan provisions and there is no estimated future need for convenience retailing over the plan period. Should a 1,500 sqm store come forward this could generate around £75K or for a retail warehouse proposals around £37K, but given the policy requirements these figures should not be relied upon to fund place shaping infrastructure. Based on the above provisions it is estimated that around £11-12m in total will be yielded from CIL over the life of the new Local Plan.

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Appendix 2 – CIL references within the Hull Local Plan

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