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London Borough of Lambeth Retail and Town Centre Needs

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London Borough of Lambeth Retail and Town Centre Needs London Borough of Lambeth Retail and Town Centre Needs Assessment London Borough of Lambeth 1 March 2013 11482/02/PW/PW 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 Retail & Town Centre Needs Assessment : London Borough of Lambeth Contents 1.0 Introduction 3 2.0 The Shopping Hierarchy 4 Centres in Lambeth and the Surrounding Area ..............................................4 Analysis of the Main Centres in Lambeth......................................................7 3.0 Assessment of Retail Needs 13 Introduction.............................................................................................13 Retail Trends ...........................................................................................13 Population and Expenditure.......................................................................20 Existing Retail Floorspace 2012 ................................................................20 Existing Spending Patterns 2012...............................................................21 Quantitative Capacity for Convenience Floorspace .......................................22 Quantitative Capacity for Comparison Floorspace ........................................24 Qualitative Need for Retail Floorspace........................................................26 4.0 Commercial Leisure Assessment 29 Introduction.............................................................................................29 Cinemas .................................................................................................29 Private Health and Fitness Clubs ...............................................................30 Tenpin Bowling.........................................................................................31 Bingo......................................................................................................31 Casinos ..................................................................................................32 Bars and Restaurants...............................................................................32 Theatres .................................................................................................33 5.0 Strategy for Accommodating Growth 35 Floorspace Projections..............................................................................35 Accommodating Future Growth ..................................................................35 Measures to Reduce Vacancy Levels..........................................................36 Mary Portas Recommendations .................................................................39 6.0 Planning Policy Review 43 Introduction.............................................................................................43 Hierarchy of Centres.................................................................................43 Emerging Local Plan Policy ........................................................................44 7.0 Conclusions and Recommendations 51 Introduction.............................................................................................51 Meeting Shopping Needs in the Borough ....................................................51 Convenience Goods Development..............................................................51 Comparison Goods Development ...............................................................52 3805667v1 Retail & Town Centre Needs Assessment : London Borough of Lambeth Commercial Leisure and Other Town Centres Uses ..................................... 53 Strategy Recommendations ...................................................................... 53 P2 3805667v1 Retail & Town Centre Needs Assessment : London Borough of Lambeth 1.0 Introduction 1.1 Nathaniel Lichfield & Partners (NLP) was commissioned by the London Borough of Lambeth Council to prepare a retail and town centre needs assessment in 2008. This study was published in August 2008 and included: • an assessment of the future needs for additional retail and commercial leisure facilities within the authority area up to 2020; • an analysis of the role and function of existing centres in the Borough. 1.2 NLP has been commissioned to provide an update of the 2008 study, providing information on recent changes/trends in retail and leisure and an update of the needs assessment. The update identifies recent changes including the National Planning Policy Framework (NPPF) and adopts the latest available information, e.g. population, expenditure and turnover levels. This report also includes an update of the household survey undertaken in April 2008. 3805667v1 Retail & Town Centre Needs Assessment London Borough of Lambeth 2.0 The Shopping Hierarchy Centres in Lambeth and the Surrounding Area 2.1 Lambeth Borough is within the south of inner London, bounded by the boroughs of Wandsworth to the west, Southwark to the east, Croydon to the south and Merton to the south west. There are two major centres within Lambeth Borough, and nine district centres, as follows: Major Centres 1 Brixton 2 Streatham District Centres 3 Camberwell Green* 4 Clapham High Street 5 Clapham South* 6 Herne Hill* 7 Lavender Hill/ Queenstown Road* 8 Norbury* 9 Stockwell 10 West Norwood/Tulse Hill 11 Westow Hill/ Crystal Palace* In bold centres wholly or predominantly in Lambeth Borough * centres that include areas predominantly in a neighbouring borough. 2.2 The major and district centres are supported by CAZ Frontage at Waterloo and 39 Local Centres, which perform a local shopping function with a limited range of comparison retailers. 2.3 The town and district centres within Lambeth Borough compete with major shopping destinations outside the Borough including London West End, Westfield London and Stratford, Croydon, Kingston and Richmond, particularly for comparison shopping. More locally Lambeth’s centres compete with other major town centre and district centres, i.e. Clapham Junction, Wandsworth, Tooting and Balham to the west; and Peckham, East Dulwich and Elephant and Castle to the east. 2.4 Management Horizon Europe’s UK Shopping Index 2008 ranks retail centres across the country. Each centre is given a weighted score for multiple retailers present i.e. each retail multiple is given a score related to its importance e.g. a department store has a higher score than other high street retailers. The MHE score does not necessarily reflect the overall size of the town centre or the 3805667v1 Retail & Town Centre Needs Assessment London Borough of Lambeth number of shops, but the presence of national multiples. Towns with a larger number of independent shops may have a low MHE in relation to their overall size. Management Horizon’s rank for centres in Lambeth and nearby centres outside the borough is shown in Table 2.1 below. Table 2.1: Management Horizons Europe Shopping Index (2008) Centre Rank MHE Score London, West End 1 1143 Kingston on Thames 15 386 Croydon 20 349 Guildford 24 329 Bluewater 25 321 Wimbledon 70 239 Kings Road 95 210 Kensington 103 204 Richmond Upon Thames 131 181 Putney 160 165 Clapham Junction 204 138 Tooting 271 111 Wandsworth 278 109 Streatham 314 100 Peckham 332 96 Brixton 350 92 Catford 440 77 Balham 570 60 Battersea 816 44 Colliers Wood 874 41 Morden 943 38 Camberwell 985 36 West Norwood 1,139 32 Clapham High Street 1,207 30 Norbury 2,467 12 Herne Hill 3,575 6 Crystal Palace incl. Westow Hill 5,257 2 Source: Management Horizon Europe 2008 ( Bold indicates centres within Lambeth Borough) 3805667v1 Retail & Town Centre Needs Assessment : London Borough of Lambeth 2.5 The index ranks Streatham and Brixton as the main centres in Lambeth, ranked 314 th and 350 th respectively out of all centres in the UK. A number of the district centres within Lambeth Borough, including Camberwell Green, Herne Hill and West Norwood, are ranked at a much lower tier in the rankings. London West End, Kingston, Croydon and Bluewater are ranked at the top of the hierarchy, with Richmond upon Thames, Wimbledon and Putney at the next tier but still above all centres within Lambeth Borough, reflecting the relatively local function played by the centres in Lambeth in comparison with other centres in Greater London. 2.6 The relative performance and importance of town centres can be demonstrated by reviewing commercial property values for example Zone A rental levels achieved for retail property. Retail rents for selected centres are shown in Figure 2.1. Figure 2.1 Retail Zone A Rents Prime Zone A Rent (£ per sq.m) 7000 6000 5000 4000 3000 2000 1000 0 Putney Brixton Tooting Balham Croydon Kingston Richmond Streatham Wimbledon Wandsworth Oxford Street Clapham Junciton Source: Colliers CRE (2010) 2.7 Brixton and Streatham are the only centres in the Borough where information is available from Colliers CRE on prime Zone A rent figures. The prime retail rents are much higher in larger centres outside the Borough, which reflects their position in the retail hierarchy, i.e. larger centres have higher rents than smaller centres. Nevertheless Brixton appears to have relatively strong rental levels when compared with larger centres in Wimbledon, Wandsworth, Clapham Junction and Putney. 2.8 The range of
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