1

Revision B Farnworth Town Centre Masterplan

Baseline Report: Farnworth Today

January 2019 2 Farnworth Town Centre Masterplan January 2019

Aerial View of Farnworth Town Centre January 2019 Farnworth Town Centre Masterplan 3

Contents

Executive Summary 1 Introduction 9 2 Town Centre Trends 11 3 Property and Market Analysis 21 4 Planning and Policy Context 35 5 Townscape Analysis 41 6 Opportunity Areas 55

Revision A Revision B Date 24 October 2018 09 January 2019 Project Reference 3000138 3000138 Preparewd by AM/CW AM/CW Checked by FPG FPG 4 Farnworth Town Centre Masterplan January 2019 4

Executive Summary January 2019 Farnworth Town Centre Masterplan 5

Executive Summary

Introduction enterprises, all of which should be designed to function as Farnworth Town Centre Challenges intergenerational spaces. Farnworth town centre is the second largest town centre Whilst the population of Farnworth is expected to grow, in the Borough after Bolton town centre and has been ‘The Portas Review: An Independent Review into the town centre continues to experience the impacts nominated by Bolton Metropolitan Borough Council WKH)XWXUHRIRXU+LJK6WUHHWVn  FRQÞUPVWKLV of a lack of investment in non-food retail and leisure (‘the Council’) for the Greater Manchester Town Centre requirement, reimagining town centres as ‘destinations uses, which impacts the liveliness of the town centre Challenge Initiative, which aims to regenerate town for socialising, culture, health, wellbeing, creativity and and decreases footfall. This is of course not unique to centres across the conurbation. learning’ as well as ‘places that will develop and sustain Farnworth. new and existing markets and businesses’. The Public BDP and BE Group have been commissioned by the Health England’s report: ‘Healthy High Streets: Good Politicians, policy makers and members of the public have Council to produce a town centre Masterplan which Place-making in an Urban Setting’ (2018) recognises that long expressed concerns about the future performance of will consider key ‘opportunities areas’ for the future healthy high streets are assets that promote and improve town centres and high streets. The risk to vitality of town development of the town centre. the health of local residents and users and the wider local FHQWUHVKDVLQUHFHQW\HDUVEHHQDPSOLÞHGE\DGUDPDWLF community. To achieve such improvements, they are change in the retail sector over the past few years, in Whilst Farnworth town centre has a number of strong required to feature good quality design and furniture and particular the growth of on-line shopping, paired with loss assets, such as a selection of national food retailers, a provide accessible, safe communal spaces that can be of variety and diversity in the local retail offer. leisure centre including pools, a library and a university used to create healthier, safer and more cohesive local FDPSXVDQGKDVKDGVLJQLÞFDQWUHFHQWLQYHVWPHQWLQD communities. Notwithstanding these changes, communities are new bus station and other public realm improvements, aware of successful city and town centres that have there is a concern that there are high levels of vacancy in The Greater Manchester Mayor’s Town Centre Challenge incorporated new leisure, cultural, community and the shop units and that the town centre is not performing Initiative, which was introduced in 2017, reinforces the business spaces and reinventing themselves as attractive as well as it could. The focus of this commission therefore trend to support town centres through the process of places to visit, and are demanding some of the same is to develop a vision for redevelopment of the town regeneration in a way that they can be healthier places. from their local centres. centre that maximises its potential. The Initiative is a response to recent changes in the retail property market leading to the decline of town centres, To ensure a sustainable future for Farnworth town centre, and the need for planning positively for town centres Town Centre Trends there is a need to ensure that footfall generating uses with more new homes and non-retail offers. The initiative are retained and new attractions introduced in the town aims to regenerate smaller town centres across the centre, together with the right social infrastructure exist to Across the UK, town centres are facing challenges conurbation, to be cost-effective locations of businesses, support the existing and future community. to their future vitality and viability. Many town centres housing and leisure, not only across Greater Manchester are suffering from falling retail sales, reduced footfall, but more regionally. Since the announcement of the rising vacancies and high maintenance costs. As such, initiative to date, seven town centres across Greater Market Analysis there is a strong emphasis on the requirement for town Manchester have been nominated and Farnworth is one Housing Market centres to become places of more diverse attractions, of them. providing a range of different activities and uses such as shops, housing, leisure, vibrant food and drink offers, House prices and rents in Farnworth are below average, social and community hubs and commercial and cultural and prices/rents have seen only modest recent growth. However, there is a strong local rental market, currently 6 Farnworth Town Centre Masterplan January 2019

focused on the existing terraced stock and achieving occupiers are more likely to look towards Bolton and Policy Position rents of £450-550/pcm. The apartment market is limited other Greater Manchester towns for retail space. DWSUHVHQWDOWKRXJKWKLVLVIHOWWREHDUHßHFWLRQRIWKH Stakeholders do suggest that the current modest market 7KH%ROWRQ0%&&RUH6WUDWHJ\LGHQWLÞHV)DUQZRUWKWRZQ very low-quality stock on offer rather than a lack of may be a function of a lack of supply of modern retail centre as a special area for renewal and so Farnworth is demand. units rather than poor demand and that if modern space the focus for regeneration initiatives and efforts to secure LVEURXJKWIRUZDUGLWFRXOGEHÞOOHG$JHQWVZHUHXQVXUH investment and development to improve the town 1HZßDWVFRXOGGRPXFKWRUHYLWDOLVHWKHORFDOPDUNHW whether the focus should be on traditional retail, leisure, centre. but would likely need to focus on private renters trade or a mix of the three. and more affordable markets. Interest from housing The Core Strategy plans for 12,492 additional dwellings associations, including Bolton at Home, and developers Food is provided at a range of pubs, focused along within Borough by 2026, out of which 35-45% is of older persons housing was noted. Students would Higher Market Street and of varying quality. The SODQQHGIRUWKHLGHQWLÞHGUHQHZDODUHDV7KH&RUH be another potential market and would ideally be main alternatives are takeaways and bakeries. These Strategy also seeks to safeguard and enhance parks accessible to the local train stations and bus routes, comprise the limited evening economy offer, failing to and gardens and improve the quality and multi-functional with convenient access both to Bolton and into meet local need or aspirations and offering little which EHQHÞWVRIWKHVHDVVHWVZKLFKLVUHOHYDQWWR)DUQZRUWK Manchester and Salford. It was felt that whole block WRDWWUDFWSDVVLQJWUDGHRUYLVLWRUVIURPIXUWKHUDÞHOG Policy RA2 of the Core Strategy promotes a mix of GHYHORSPHQWVRIßDWVZRXOGEHPRUHOLNHO\WRVHOOOHW There is modest interest in the location from national retailing, leisure, employment, public service and housing than refurbishments or small-scale schemes above food chains, although not necessarily with a town centre uses for Farnworth town centre. shops. focus. Private gyms offer another growth area, with one gym recently opened and interest from another franchise 7KH)DUQZRUWK(FRQRPLF%DVHOLQH5HSRUWFRQÞUPV In terms of new housing for sale, recent developments chain. Farnworth as a key target for regeneration as it is one have focused away from the town centre. Unmet of the most deprived areas of Bolton. The report seeks demand remains for 2-3 bedroom properties, and 2IÞFH0DUNHW to ensure that housing offer in the Borough meets the two volume housebuilders contacted for this study needs of community whilst supporting economic growth expressed interest in the location. Miller House on Market Street is being refurbished to and recognises that in Farnworth, the focus should be provide micro business suites. Initial marketing suggests on improving the quality of private sector housing, to Retail and Leisure Market UHDVRQDEOHGHPDQGIRUWZRSHUVRQRIÞFHVXLWHVIURP bring social housing stock up to decent homes standard local start-ups, who don’t want to travel into Bolton and and to ensure a supply of affordable homes. The second retail centre of Bolton Borough, Farnworth pay higher rates. However, with 37 suites to be delivered has a strong convenience offer, but is under-represented here, there appears little need for further provisio¬n to A previous masterplan was developed for part of in most comparison sectors apart from household be made in the short term. Farnworth town centre in 2015. This was a partnership goods, electrical, DIY/hardware and motor accessories. between Bolton Council, St. Modwen (owners of the Such sectors are however likely to be vulnerable to Farnworth Market Precinct) and Transport for Greater e-commerce moving forward, as are banks and building Manchester (TfGM) and proposed a redevelopment societies which are still represented in Farnworth. of the vacated Farnworth Market site along with parts of Farnworth Precinct, to create an expanded retail Local agents report a diminishing demand for retail area. Improvements to the public realm along Brackley premises in Farnworth. Whilst deals do complete, 6WUHHWDQGUHFRQÞJXUDWLRQRIWKHEXVVWDWLRQRQ.LQJ January 2019 Farnworth Town Centre Masterplan 7

Street were also part of the vision. The proposed The analysis of the assets and opportunities within redevelopment has yet to materialise, though the public )DUQZRUWKWRZQFHQWUHLVUHßHFWHGZLWKLQDFRQVWUDLQWV realm and bus station works have been undertaken and DQGRSSRUWXQLWLHVSODQZKLFKLGHQWLÞHVPRVWRIWKH KDYHEHQHÞWWHGWKHWRZQFHQWUH potential opportunities for change and development in the town centre. These areas will be assessed further in Area Analysis the Stage 2: Farnworth Future Masterplan report. Next Steps.

Farnworth town centre has a number of positive 7KLVUHSRUWIRUPVWKHÞUVWVWDJHRIWKH)DUQZRUWKWRZQ assets though some are outlying and could be better centre Masterplan. The second stage report will set out connected to the town centre in order to maximise the a future vision for Farnworth town centre, based on a potential of the whole. The positive assets include the strong framework and focusing on a small number of food retail offer, the leisure centre, health and dental key projects that will have the potential to transform care centres, library, public realm upgrades of Brackley the centre and provide a platform for long term and Street, Market Street and the bus station, the park, sustainable success. university campus, youth centre, theatre and soon to be opened managed work space. The town centre equally faces a number of issues and challenges such as increasing levels of vacancy, particularly along Market Street and in the Precinct, poorly maintained properties, lack of comparison goods offer, lack of leisure and food & drink uses and fragmented car parks. Whilst there are nearby train stations, the connection to the nearest station (Farnworth Station) is poor and indirect, passing through quiet residential streets rather than down more direct and well used roads.

The town centre is ‘book-ended’ by the arterial routes of Market Street and Albert Road, however the main connection and spine of town centre, Brackley Street, is no longer a strong visual connection as the ASDA store footprint encroaches into the line of the former road. Opportunity Areas 8 Farnworth Town Centre Masterplan January 2019 8

1. Introduction January 2019 Farnworth Town Centre Masterplan 9

1 Introduction

1.1 Study Overview In a challenging retail environment there is a need to 1.2 Overview of Baseline Report UHGHÞQHWKHUHWDLODVSLUDWLRQVDW)DUQZRUWKWRZQFHQWUH BDP and BE Group have been commissioned by Bolton and identify new development opportunities that can The analysis presented within this report is structured as Metropolitan Borough Council (‘the Council’) to produce help to better stitch together the fragmented fabric of the follows: a Masterplan for Farnworth town centre which considers area and rationalise movement pattern and support the the challenges facing the town centre and provides vibrancy of the town and the local economy. There is also • Section 2 Town centre trends: Reviews a vision and framework to underpin efforts to secure a need to reshape the connectivity of the town centre current town centre trends to help identify the key continued investment and the long term viability of the with the wider offer in the town centre’s context, the most opportunities for Farnworth and the focus for future town centre. important being Farnworth Park and Farnworth Library. development; • Section 3 Farnworth town centre: Provides an 7RZQFHQWUHVKDYHXQGHUJRQHVLJQLÞFDQWFKDQJHDQG Efforts are being made to revitalise the town centre. There overview of Farnworth town centre as it is today suffered from an uncertain economic environment in KDVEHHQVLJQLÞFDQWLQYHVWPHQWIURP%ROWRQ&RXQFLOWR in terms of local market and its position within the recent years. Some have adapted to modern retail upgrade the public realm on Brackley Street and from national and local policy context; demands and found additional ways to attract people and TfGM to refurbish the bus station on King Street with new • Section 4 Area analysis: Provides detailed analysis activity, others have stagnated or declined. Farnworth public realm and shelters. The concentration of vacant of the town centre area, its assets and issues and WRZQFHQWUHKDVQRWßRXULVKHGWRWKHGHJUHHRIVRPH retail units in the Precinct which fronts Brackley Street, summarises the information known about each key of the other Greater Manchester town centres such as the town centre’s retail core, provides an opportunity site and potential implications for the Masterplan; Altrincham, Urmston or Prestwich, but it does have an for redevelopment to create a mix of uses including • Section 5 Opportunity areas:,GHQWLÞHVWKH underlying food retail shopping offer that has proved housing, leisure, community facilities and retail. There is potential development areas within the town centre to reasonably resilient. Nevertheless the town centre also opportunity to introduce housing development sites be explored in the masterplanning process; IDFHVFKDOOHQJHVDQGLVQRWIXOÞOOLQJLWVnSRWHQWLDO,Q outside the boundaries of town centre for longer term recognition of this, Farnworth has been included in the regeneration of the area. Greater Manchester Mayor’s Town Centre Challenge Initiative, which focuses on realising the potential of Residents of Farnworth are also keen to see the town underperforming town centres across the conurbation. centre improved and to restore activity and a sense of pride in the area, as evidenced through recent Despite a good core of activity generating uses, parts of consultation events. the town centre appear to be in decline with a low quality feel arising from a lack of investment and an increasing This baseline report (‘the Report’) provides a context to level of vacancy, especially along Market Street and within the Masterplan by exploring prevailing UK town centre Farnworth Precinct, poorly maintained properties in and trends and the current and future position of Farnworth around town centre, lack of comparison goods offer and town centre within a national, regional and local context. disjointed public realm, in part the result of the many 7KH5HSRUWLGHQWLÞHVDVHULHVRIRSSRUWXQLW\DUHDV surface carparks. considered most likely to maximise the potential of the town centre for continued regeneration and investment. 10 Farnworth Town Centre Masterplan January 2019

2. Town Centre Trends January 2019 Farnworth Town Centre Masterplan 11

2.1 Introduction The report explored the theory that the vitality of town Town centres and high streets will no more be just centres is directly linked to the social and economic about selling goods. They will offer a mix of uses to This section of the report considers town centre trends, well-being of local communities, something that is LQFOXGHVKRSVEXWDOVRWRLQFOXGHKRXVLQJRIÞFHVVSRUW and reviews two case studies to explore the solutions widely acknowledged by academics, practitioners, local health care, schools or other social, commercial and and interventions that has helped some town centres authorities and policy makers across the UK. Increasing cultural enterprises and meeting places. They should to maintain their vitality and viability. Findings from this requirements to meet sustainable goals of climate change become places to go to engage with other people in the section will help shape a structure for the potential future and the ambiguity of the short-term economic landscape communities, where shopping is just one part of a rich functions of Farnworth town centre. have created a degree of uncertainty with regard to town and diverse mix of offers and activities. centre growth and development, whilst the requirement for town centres to identify a distinctive role and function, To manage the changes to the performance of the town 2.2 Changing Town Centres – Overview DVZHOODVWRFRPEDWRXWRIFHQWUHUHWDLODQGRIÞFH FHQWUHWKHUHLVDQHHGWRHQVXUHWKDWVXIÞFLHQWIRRWIDOO development affecting supply and demand poses a generating uses are introduced in the town centres and Across the UK, town centres are facing challenges further challenge. the right social infrastructure exist to support the old and to their future vitality and viability. Many town centres new communities. This requires meaningful engagement have suffered from falling retail sales, reduced footfall ‘The Portas Review: An Independent Review into the with the local community and stakeholders and reliable and rising vacancies, which has triggered efforts to Future of our High Streets’ by Mary Portas in 2011, sets developer commitment equally. better understand the issues and challenges and to out Mary Portas’ vision for the future of town centres and develop plans for the reinvigoration of town centres. high streets and includes that they should be ‘re-imagined There is a strong emphasis currently on town centres Notwithstanding the great challenges facing town centres, as destinations for socialising, culture, health, wellbeing, becoming places of more diverse activities, not limited to WKHRSSRUWXQLWLHVDQGEHQHÞWVWKDWVXFFHVVIXODQGYLEUDQW creativity and learning, as well as places that will develop shopping but providing for a range of additional activities town centres bring to residents and businesses are and sustain new and existing markets and businesses. and uses including, leisure, food and drink, social and recognised and worth securing. community hubs, business space, cultural activities, %XLOGLQJRQWKHÞQGLQJVRIWKHm8QGHUVWDQGLQJKLJKVWUHHW healthcare, education and town centre living. There is The Association of Town & City Management (ATCM) performance’ report by Genecon and the UK Department also a strong move to ensure that town centres are true recognises UK town centres to be complex places for Business, Innovation and Skills which was published in community spaces that are attractive to all generations. that serve a wide range of people and purposes, 2011, the response to the recent changes to high streets Not only do town centres need to accommodate a which in recent years have had to adapt to changing and the issue of ‘decline’ include a arrange of approaches more diverse set of uses and activities but crucially, the circumstances and trends. In a 2013 report ‘Successful VXFKDVLPSURYLQJWKHEXLOWIRUPDQGFRQÞJXUDWLRQ experience of using and visiting the town centre must Town centres – Developing Effective Strategies’, the emphasising on the high street distinctiveness, developing be a positive one, increasing ‘dwell time’, if the centre is ATCM advised that ‘a rethink in the strategic positioning’ the place management and moving away from retail as to compete successfully with other centres and on-line of town centres was required to maintain the quality of the prime driver and understanding what the high street competition. experience of town centres, capture more visitors, and has to offer. reclaim their rightful function as places which function to serve local communities, visitors, businesses and key stakeholders. 12 Farnworth Town Centre Masterplan January 2019

To adapt to the unprecedented changes, it is important 2.3 Healthy Town Centres (2013) that ‘low quality’ units, such as betting shops, to track and keep up to date with the national trends pawnbrokers and payday lenders, reduce the overall and changes in the retail market and non-retail sectors The importance of healthy vibrant town centres has been value of the high street and dissuade other businesses involved in day-to-day activities within town centres. highlighted in recent years in certain locations due to the from opening there. 5HFHQWÞJXUHVIURPWKH/RFDO'DWD&RPSDQ\IRU visible effect of vacant shops and a perception among example, indicate that the number of empty shops on some that their towns are not providing them with all the 2.4 Greater Manchester Town Centre KLJKVWUHHWVKDVEHHQIDOOLQJVORZO\EXWFRQVLVWHQWO\IRUÞYH services they want or need, with a negative impact on years. Retail services including barbers and hairdressers, their quality of life. Challenge leisure services such as gyms, cafes, restaurants and bars, and convenience stores are prominent amongst Public Health England’s ‘Healthy High Streets: Good The Greater Manchester Mayor’s Town Centre Challenge the recent openings and point to the increasing service Place-making in an Urban Setting’ (2018), recognises Initiative, which was introduced in 2017, reinforces the function of town centres. that good quality public realm design that provides trend to support town centres through the process of accessible and safe communal spaces can be used regeneration in a way that they can be healthier places. Another report by Springboard and The NPD Group on to create healthier, safer and more cohesive local The Initiative is a response to recent changes in the retail ‘Retail Destinations, the Eating out Opportunity’ (2018), communities. The Greater Manchester Mayor’s Town property market leading to the decline of town centres, points to the fast growth of internet as a purchasing Centre Challenge Initiative, which was introduced in 2017, and the need for planning positively for town centres channel for goods and services and states that the also promotes town centre regeneration as a means of with more new homes and non-retail offers. The initiative LQßXHQFHRIWKHLQWHUQHWKDVEHFRPHPRUHDQGPRUH promoting community health and wellbeing. Improved aims to regenerate smaller town centres across the evident over the last four years, rising from 11.3% of total WRZQFHQWUHHQYLURQPHQWVGLUHFWO\LQßXHQFHPHQWDOKHDOWK conurbation, to be cost-effective locations of businesses, spending in 2014 to 15.3% in 2017. The impact of the and wellbeing by increasing levels of social contact and housing and leisure, not only across Greater Manchester internet on the way consumers shop, particularly in the integration, civic pride and community trust. but more regionally. Since the announcement of the way that consumers compare products online before initiative to date, seven town centres across Greater purchase, has been a major factor in the drop in footfall 7KH+HDOWK\+LJK6WUHHWVUHSRUWLGHQWLÞHVDUDQJHRI Manchester have been nominated and Farnworth is one over the last decade. It is estimated that online retail could interventions that can improve local high streets. These of them. account for 63 percent of trading (some £36 billion) by interventions include the introduction of green and 2030, compared to 21 percent today. This will favour the blue infrastructure such as water features, street trees, largest retailers, which have established major logistics and wall and roof planting, pollution reducing, active networks but damage the prospects of smaller high street travel and environmental and climate change initiatives. chains. 7UDIÞFFDOPLQJDQGLPSURYHGVWUHHWIXUQLWXUHDUHDOVR recommended to help create safer, cleaner and more walkable town centre areas, creating a more legible structure for the town centre.

The report suggests that certain uses within town centres can actually reduce vitality and wellbeing. This has been evidenced in the London Assembly report ‘Open for Business: Empty shops on London’s high streets’ January 2019 Farnworth Town Centre Masterplan 13

2.5 The Growing Leisure, Food & Drink takeaways have seen growth of over 50%. Spending in A successful town centre therefore needs to provide a Sector restaurants was £80.4 billion in 2017, forecast to increase high quality public realm setting for shared experiences to £93.6 billion by 2030. Both the existing leisure supply and are a focal point of local identity, community pride Shopping has become just one of a range of activities DQGJURZWKDUHVLJQLÞFDQWO\ZHLJKWHGWRKLJKVWUHHW and common heritage and value. As evidenced by the rather than the sole purpose of visits to town and city ORFDWLRQVDFFRXQWLQJIRURIDOOOHLVXUHßRRUVSDFH ‘Paved with Gold’ report by CABE (2007), better streets centres. According to Springboard and the NPD Group’s Much of this growth has been made possible through result in higher market prices which in turn add to the report: ‘Retail Destinations, the Eating out Opportunity’ change of use of units rather than new development. value of the area and the quality of the experience. (2018), consumer demand, combined with population DQGHPSOR\PHQWJURZWKKDVGULYHQVLJQLÞFDQWJURZWK in the eating-out market, led by branded quick service restaurants and casual dining restaurants. The report concludes that one of the key factors driving the better performance of traditional high streets relative to shopping centres since 2014, is that their offer has widened, particularly in the food and beverage sector. The report highlights that there is a large customer base who are not in town during the day and according to the report, the fact that town centre footfall has risen in the evening, is evidence that consumers are visiting town centres that blend retail opportunities with a social experience. This trend is evidenced by monitoring of the food and drink Figure 2.1: Stockport Town Centre - New cinema and restaurants Figure 2.2: Oldham Town Centre sectors reported in ‘The Caterer’ (2015), showing that nationally there are 16.7 per cent more restaurants than in 2.6 Quality of Experience and the Public 2.7 Town Centre Living 2012 and that high streets are leading the way. Realm The revised Greater Manchester Spatial Framework Revo’s recent report, ‘Evolution of the leisure experience; Whilst retail is an important part of the town centre mix, (GMSF) will shape the strategic planning policy across looking forward’ (2018), looked at spending levels across town centres are much more than shopping. People the conurbation, through an increased focus on UHWDLOIRRG GULQNDQGQRQIRRGOHLVXUHDQGLGHQWLÞHG who visit town centre are there for many reasons, such residential and employment development within existing that spending has grown year-on-year, and is forecast as to visit cafés, restaurants, pubs, galleries, parks, town centres and urban areas, in line with the Greater to continue to grow across all sectors by around 4% hairdressers, community hubs, libraries, banks etc., but Manchester Mayor’s commitment of minimising the loss annually for the next 10 years. The expansion of cinema, there are social factors too that bring people to the town of greenbelt land. With the 201,000 new homes required KHDOWK ÞWQHVVDQGIRRG GULQNRSHUDWRUVKDVEHHQ centre to come together, meet friends, join community for the conurbation by the Greater Manchester Spatial unprecedented over the last decade, with restaurants, activities or just simply enjoy sitting and watching other Framework by 2037, the existing town and shopping cafés & takeaways having seen the sharpest increase in activities going on. centres would have a strong role to play in meeting the the number of units of all leisure sectors. According to target. the report, the number of restaurant units in occupation has increased by over 70% since 2010, while cafés & 14 Farnworth Town Centre Masterplan January 2019

The Federation of Master Builders’ report: ‘Homes on The Square Shopping Centre, with a further 205 homes The LGA’s Handbook also underlines that town centre Our High Streets’ (2017), supported the growth of town planned. In addition, the Greater Manchester Property festivals and events including specialist markets can centre living, by recognising that with the UK currently Venture Fund has recently issued a brief on the delivery FHOHEUDWHORFDOFXOWXUHDQGSURYLGHEHQHÞWVIRUWKHORFDO facing a severe housing crisis, it was important to explore of 195 new homes as part of the planned redevelopment community and economy. According to the LGA’s new all options to increase housing supply, including using of Chorlton Cross Shopping Centre. In recent years, report on Christmas markets: ‘Festive Cheer, The Local property above shops for residential development. The 3UHVWZLFK7RZQFHQWUHKDVDOVREHQHÞWHGIURPWKH Impact of Christmas Markets’ (2018), evidence of wider UHSRUWKDVLGHQWLÞHGUHYLWDOLVLQJKLJKVWUHHWVWKURXJKZHOO addition of a large apartment development over retail EHQHÞWVRIHYHQWVPDQDJHPHQWFDQLQFOXGHDGGLWLRQDO planned and designed residential developments as a uses, including Sainsbury’s and Costa Coffee. SXUFKDVHVDQGUDLVLQJWKHSURÞOHRISODFHVE\DWWUDFWLQJ substantial factor to rejuvenate smaller town centres, new visitors. The report also highlights that customers KRZHYHULWDOVRUHFRJQLVHVWKDWWKHUHLVQRRQHVL]HÞWVDOO 2.8 Place Marketing and Management of expect authenticity in events and are often seen more as approach to residential developments on high streets and Town Centres a leisure experience than a shopping experience. within town centres. The Local Government Association’s (LGA) ‘Revitalising 7KHMRLQW/*$DQG&KLHI&XOWXUDODQG/HLVXUH2IÞFHUV town centres handbook’ (2018) advocates that managers Association publication: ‘People, Culture, Place: The of town and city centres should distinguish these Role of Culture in Placemaking’ (2017), recognises the destinations from the bland functionality of retail parks role of strong partnership working with the wider public, or shopping online by collaborating with communities voluntary and community sectors and businesses, and and emphasising their cultural character and creating a SXWVDVWURQJHPSKDVLVRQWKHFRPPXQLW\EHQHÞWVJDLQHG collective place brand. Events are a critical element of from such collaboration. Delivering vibrant events and engaging the local community and attracting new visitors. experiences in town centre locations can boost wellbeing, A recent LGA report recounts how the visitor economy improve mental health and tackle isolation, which is also can help councils to showcase the unique identity and a key objective of the Greater Manchester Town Centre heritage of places by contributing distinctive branding to Challenge Initiative. area wide destination management and marketing.

The Institute of Place Management report on ‘High Street Figure 2.3: Homes above shops, Newbury town centre 8.nLGHQWLÞHGSULRULWLHVIRUORFDODFWLRQIRUSODFHV wanting to increase footfall, and ranked cultural and The value of town centre living as part of a mixed- community factors such as entertainment and leisure, use town centre development is being recognised as multi-functionality, recreational space, attractiveness more retail investors and shopping centre owners are and place marketing, alongside issues such as the retail/ taking more diverse approaches to their assets. Recent services mix and accessibility. examples of this approach can be seen at Eden Square Shopping Centre in Urmston, where 76 new homes have been delivered along with a Sainsbury’s supermarket. The same approach has been taken by Regency in Sale who are delivering 80 new homes in Acre House above Figure 2.4: Oldham Town Centre January 2019 Farnworth Town Centre Masterplan 15

2.9 21st Century Community Hubs Table 2.1 Community Hub Characteristics

As retailers on high streets are being hit hard by online Asset New purpose-built building competition, town centres need to become community Existing library building adapted to create new spaces for other services hubs providing services such as healthcare, social Library relocated to another building where existing services are already being delivered. Small community centres (neighbourhood level) where library occupies a small space in the building support, entertainment, leisure and art and culture. The provision of community hubs and services could prove Activities Library positive for retailers, as having such attractions nearer to • Book lending shops would increase the potential for linked visits. The • Study rooms • Reading activities Arts Council England’s report on ‘Libraries as community hubs: Case studies and learning’, (2017), explores Health and wellbeing: GLIIHUHQWDSSURDFKHVDQGFRQÞJXUDWLRQVWRFROORFDWLRQRI • GP/health centre community uses and facilities. According to the report, • Research and support charities and groups the rationale for collocating services in community hubs Employment: includes the following: • Job Centre Plus • Skills development trainings • (IÞFLHQF\LQWKHXVHRIDVVHWVDQGUHGXFLQJFRVWV • Employment supporting / voluntary activities • Access to computer through bringing services together in one place; • Digital skills • Supporting a more local and devolved approach to service delivery linked to the localism and community Children and Youth: rights agenda; • Children and youth centre • Youth volunteering • Promoting community involvement and enabling communities to take action in their local area through Culture and leisure: providing physical spaces and the connections to • Gym and pool start up new activities and services; • Museums/art galleries/performances space/music and dance spaces/exhibitions • Providing services in a more accessible and seamless Religion manner for residents, including making it easier to • Church services signpost to other sources of support. Other council services: • )DFHWRIDFHFRXQWHUVHUYLFHV EHQHÞWVSDUNLQJKRXVLQJVLJQSRVWLQJWRRWKHUFRXQFLOVHUYLFHV

Other activities and spaces: • Cafes • Meeting rooms • Citizens Advice and other advice centres • Police • 5HVLGHQWLDOßDWV

Approaches to Local Authority funded Funding and Partnership between Local Authority and other organisations such as charities, community groups and social enterprises Management Source: Libraries as Community Hubs, Arts Council, 2017 16 Farnworth Town Centre Masterplan January 2019

There are numerous case studies of community hub collocations, namely the Cedar Centre Community Hub in Surrey, Waterside Arts Centre and Library in Trafford, the For All Healthy Living Centre in Weston-super-Mare, The Curve in Slough, South Woodford Library and Gym in London, The Mercury Library and Community Hub in Hampshire and the Bathgate Partnership Centre in West Lothian.

The Bathgate Partnership Centre is a modern example of combining public services with community facilities. The two storey building in a prominent town centre location FRPSULVHVDSXEOLFJURXQGßRRUOHYHOZLWKFRPPXQLW\ facilities, library, council services and café, and an upper OHYHORIRSHQSODQRIÞFHV

Another interesting example is Mercury Library and Community Hub which is a library and community hall ZLWKUHVLGHQWLDOXQLWVRQWKHWRSßRRU7KHRQJRLQJ management of the nearly completed building will be a partnership between Eastleigh Borough Council, Hamble Parish Council and a volunteer representative, with Figure 2.5 Bathgate Partnership Centre involvement from the housing provider who will manage WKHßDWVDERYHWKHFRPPXQLW\KXE

Figure 2.6 Mercury Library and Community Hub (Left hand image) and Waterside Arts Centre and Library (right hand image) January 2019 Farnworth Town Centre Masterplan 17

2.10 Case Studies Eden Square Shopping Centre, Urmston, Trafford The following case studies highlight two examples of town centre regeneration of similar scale town centres elsewhere in Greater Manchester. The review of these case studies will help to explore ideas and inspirations to identify opportunity areas and priorities for investment in Farnworth town centre.

Eden Square is a new apartment development located in the heart of Urmston town centre. It is a purpose-built development of apartments, shops, restaurants and a new public library which was delivered through the partnership of Trafford Council and developer Ask. The location is sustainable and perfectly placed for local transport links via rail and road. The project is a successful example of revitalising a town centre through a mixed-use development of housing, retail, food & drink uses together with improved community facilities.

7KHGHYHORSPHQWLVSDUWRID|PLOOLRQUHJHQHUDWLRQSURMHFWDQGZDVFRQVWUXFWHGLQWZRSKDVHV7KHÞUVWSKDVHRIWKHSURMHFWZKLFKZDV completed in 2009, was anchored by a development of Sainsbury’s supermarket and a car park next to the shopping centre. In Phase 1, a SXUSRVHEXLOWOLEUDU\DQGFRXQFLOFRQWDFWFHQWUHDQHZVRFLDOFOXEDQGRQHDQGWZREHGURRPDSDUWPHQWVZHUHGHYHORSHGDWÞUVWßRRU above the new Eden Square shopping area. The second phase of the development, which was completed in 2012 brought forward a number of large retail-led footfall generators.

7KHLQYHVWPHQWDQGWKHIROORZLQJGHYHORSPHQWKDVUHVXOWHGLQDVLJQLÞFDQWLQFUHDVHLQWKHQXPEHURIVKRSSHUVDQGYLVLWRUVLQWKHWRZQFHQWUH which, prior to the redevelopment of the centre, had suffered from decline and an unsustainable level of retail spend leakage.

The higher grade retailers such as Sainsbury’s, branded food and drink such as Costa, independent cafes and restaurants and a range of bargain shops such as Quality Save and Poundland have created the right mix of retail choices for the community.

(GHQ6TXDUHKDVVLJQLÞFDQWO\HQKDQFHGWKHWRZQFHQWUHHQYLURQPHQWFUHDWHGORFDOHPSOR\PHQWRSSRUWXQLWLHVDQGKDVVSHDUKHDGHGWKH regeneration of the wider area by acting as a catalyst for further investment in the town. 18 Farnworth Town Centre Masterplan January 2019

Prestwich Town Centre, Bury

3UHVWZLFKWRZQFHQWUHKDVOLNH)DUQZRUWKEHHQQRPLQDWHGIRUWKH*UHDWHU0DQFKHVWHU7RZQ&HQWUH&KDOOHQJH,QLWLDWLYH3UHVWZLFKEHQHÞWV from good Metrolink and road links, a good food retail offer including national food retailers and local independent shops, good schools, a growing number of high quality independent restaurants and bars and family friendly parks. The area recently has become known for a modern, stylish vibe.

The regeneration of Prestwich, already underway, received a boost from the ‘Love Prestwich Town Centre Development Strategy’. The PDVWHUSODQZKLFKZDVGHYHORSHGLQVHWWKHÞUVWSULRULW\DVVRUWLQJRXWWKHPDLQVWUHHWWKURXJKWKHFHQWUH %XU\1HZ5RDG UHGXFLQJWKH FDUULDJHZD\ZLGWKWRDVLQJOHWUDIÞFODQHLQHDFKGLUHFWLRQDOORZLQJSDYHPHQWVWREHZLGHQHGVWUHHWWUHHVWREHSODQWHGDQGVKRUWVWD\SDUNLQJ to be maintained. Implementation of the Prestwich High Street Regeneration Scheme began in March 2017. The vision is for the Prestwich to EHmFHQWUHGRQDOLYHO\KLJKVWUHHWIXOORILQGHSHQGHQWUHWDLOHUVZKHUHWUDIÞFDGGVWRWKHYLWDOLW\RIWKHWRZQFHQWUHDQGWKHVWUHHWVFHQHUDWKHU than dominating the environment’.

The £2m regeneration scheme which has been carried out in partnership by Bury Council and Department for Transport has brought a range of developments such as kerb realignment, tree plantation, street light and furniture installation, carriageway surfacing and foot way upgrades. The tree planting intervention forms part of a Sustainable Urban Drainage Strategy (SUDS) which circulates surface water through the network of pits and trenches allowing the trees to soak up much of the water and help clean out pollutants. Water not used by the trees is returned to the traditional drainage system, cleaner and in lower volumes.

7KHVFKHPHDLPHGWREHQHÞWVKRSSHUVEXVLQHVVHVSHGHVWULDQVDQGUHVLGHQWVDVZHOODVWDFNOLQJFRQJHVWLRQDQGKDVKHOSHG3UHVWZLFK become a more desirable place to live. The Scheme is believed to have brought a positive impact on the desirability of the area. A report VKRZVWKDWWKHDYHUDJHYDOXHRISURSHUW\LQ3UHVWZLFKLQ0D\ZDV|LQFUHDVLQJE\ÞYHSHUFHQWLQWKHODVW\HDU

Independent shops including the Village Green Community Co-op on Bury New Road, are attracting new shoppers to Prestwich and a newly-opened yoga and mindfulness studio, Creative Calm, also on Bury New Road, has improved the attractiveness of the area to a young, professional catchment. January 2019 Farnworth Town Centre Masterplan 19 20 Farnworth Town Centre Masterplan January 2019

3. Property and Market Analysis January 2019 Farnworth Town Centre Masterplan 21

3 Property and Market Analysis

3.1 Introduction Table 3.1: Farnworth and Harper Green Population 3.3 Land Ownership Change This Section considers the local and sub-regional property The extent of land owned by the Council is shown in PDUNHWIRUUHWDLOUHVLGHQWLDODQGOHLVXUHRIÞFHDQGIRRG  Census Population % over 10 years Figure 3.10 below. drink uses. This assessment has included addressing: 2001 25,264 -5.9  +  ,  • Demographic trends; 2011 30,271 +19.8 • Public sector land ownership; Source: ONS • Previous transactions of premises throughout the last This trend is reinforced in the data for the 2016 10 years; estimated population of Farnworth Ward alone, which • Vacant space; was 16,075, up from 13,780 at the time of the 2011 • A review of current prices, rents and house sales to Census. This is in line with the Borough-wide trend. consider the current market position for all premise Bolton’s population has grown steadily since 1998, type; gaining some 25,000 residents, and is expected to gain • Market intelligence on future market prospects around 1,000 residents/year to 2029 and around 500/ derived from consultations with a range of year after that. housebuilders, developers and commercial property agents active in Bolton and Greater Manchester; "# 
 $%& $ '%()*
 $ ) A high proportion of future growth will be in the 65+ • Market testing of the Town with some 75 national age group which means there is a need to attract more chain retail and leisure operators, to assess demand working age people to Farnworth and the Borough as 3.4 Retail at this baseline stage. a whole. It should be noted that within the Borough, while the working age population and the population of 7KHWRZQFHQWUHLVLGHQWLÞHGDVRQHRIWKHIRXUPDLQ 3.2 Demographic Trends under 15s are projected to broadly decline, the number town centres in Bolton’s Core Strategy, alongside of 15-24 year olds is expected to see gains of some Westhoughton, Horwich and Little Lever. By scale The town comprises two wards, Farnworth and 4,000 up until 2035. As this is the age group most likely of its offer and position on national retail rankings, Harper Green. The table below, based on Census to be in further or higher education, it has impacts on the Farnworth is the second centre of Bolton Borough. On data, suggests that after a slow decline in the town’s demands for uses and facilities. The issue of an aging the Management Horizons Index (2008), Farnworth was population over the latter half of the 20th Century, the population is also evident in projections of household ranked 714th in the country, attracting some £25 million population in the two wards is now growing again: growth. Overall, Bolton Borough is projected to gain in comparison spending. While this unsurprisingly is well 9,000 households over 2018-2040. below levels for Bolton – ranked 54th and then attracting £285 million in comparison spending – it is comfortably ahead of the other three centres of Bolton Borough. All of these were ranked below 2,000 in national rankings and attached £1.4 million, or less, in spending. 22 Farnworth Town Centre Masterplan January 2019

Past research notes that although Farnworth town of stores provided here declines sharply away from the In terms of fashion, it is estimated that online retail could centre’s position in the national rankings has remained junction with Brackley Street. account for 63 percent of trading (some £36 billion) by stable since the mid-1990s and prime yields have 2030, compared to 21 percent today. This will favour improved, the weight of evidence from the indicators Comparison Retailing and the Impact of the largest retailers, such as Marks and Spencer, which suggests a decline in the town centres overall vitality and E-Commerce have established major logistics networks but damage viability. Vacancies have risen, and occupier demand the prospects of smaller high street chains. Indeed, a ZDVLGHQWLÞHGWREHORZ The 2008 Bolton Council Retail and Leisure Study range of high street fashion retailers have gone out of (the latest research available), notes that Farnworth’s business in recent years, including Ethel Austin (closed in Convenience Retailing comparison goods sector is under-represented 2013) which previously had an outlet in Farnworth. compared to the UK average, when measured in Convenience retailing is a strength of Farnworth town WHUPVRIßRRUVSDFH)DUQZRUWKLVKRPHWRVRPH Services FHQWUH7KHFHQWUHEHQHÞWVIURP$6'$DVWKHNH\ national multiple clothing retailers Dorothy Perkins/ anchor trader, together with the smaller Lidl, Iceland and Burtons (though this will close shortly) and Select, plus Services are a relative strength of Farnworth and the Home Bargains. Tesco and Spar can also be found in an independent clothing shop and independent shoe town has a reasonably strong offer of local independent Farnworth, albeit outside the Centre. There are some shop on Brackley Street, and a bridal shop on Higher KDLUDQGEHDXW\ÞQDQFLDODQGOHJDOVHUYLFHVIXQHUDOFDUH other gaps in provision, for example the Centre lacks Market Street. However, otherwise Farnworth is under- taxis and bookmakers. These provide important and D%RRWVSKDUPDF\KRZHYHUWKHWRZQFHQWUHEHQHÞWV represented in most clothing subcategories. Indeed, few useful functions for the local community, but generate from a range of independent convenience traders. While other national multiple comparison retailers are present. little footfall by themselves. these are generally focused on the budget market, they The town centre’s main strengths are in affordable do represent an opportunity for further growth. household goods, electrical, DIY/hardware and motor Historically, the town has been well represented by accessories. national banks, with most chains having a presence. Overall, convenience retail attracts trade from a wide However, 2018 saw the closure of RBS and more losses catchment across south Bolton and north Salford. This mix of uses is likely to be vulnerable to the are likely in the future. Overall 9,000 bank and building However there are questions as to how much trade growth of e-commerce. It is estimated that by 2030 society branches have closed since 1989 nationally, IURPODUJHIRRGVWRUHVEHQHÞWVWKHZLGHUWRZQFHQWUH e-commerce will account for around 40 percent of all impacted by both online banking and related cost saving economy. In the case of ASDA, the current foodstore UK retail sales. This is an issue for all UK town centres, programmes. All major banks have ongoing closure FRQÞJXUDWLRQHQFRXUDJHVSHRSOHWRFRPHDQGJRIURP but centres that rely on goods retailing will be more programmes. In the case of building societies, trends for the Brackley Street Car Park without visiting the wider strongly affected than those which provide primarily branch closure are combined with chain consolidation/ centre. Indeed, the pedestrian shopping area east of person-to-person services, such as hairdressing, beauty take over by the larger banking chains. ASDA (Brackley Street) is in danger of becoming a treatments, etc. Comparison sectors which are, and will secondary retail area, ancillary to ASDA rather than continue to be, affected include high street department Other Issues the prime retail area it is. Certainly, many of the current stores/household goods stores, book shops, fashion uses on Brackley Street east – bakers, bookmakers, VWRUHVQHZVDJHQWV3RVW2IÞFHVDQGWR\VKRSV$OO The local physical environment can be an issue. Most 3RVW2IÞFHHVWDWHDJHQWVEXGJHWIRRGrDUHWKHNLQG are sectors which predominate in smaller town centres retail is focused within smaller, terraced shop units. of retailers that would sit alongside a large foodstore as and, apart from book shops, these sectors make up the While most are well maintained, there is a lack of larger secondary, complementary offer. Market Street is still bulk of comparison retail in Farnworth, outside of the modern units which might attract national multiples into more secondary in its offer and the quality and range supermarkets. WKHWRZQFHQWUH$OWKRXJKWKHFHQWUHEHQHÞWVIURPVRPH January 2019 Farnworth Town Centre Masterplan 23

3 Setting out the challenge pedestrianisation along Brackley Street, Market Street is The Local Market – Stakeholder Comments H[DPLQHV%ROWRQnVÞYH\HDUKRXVLQJVXSSO\ VXEMHFWWRKHDY\WUDIÞFOHYHOVZKLFKZLOOEHDGLVLQFHQWLYH The housing supply is calculated against a range of to footfall. Local agents report a diminishing demand for retail requirements, including the Core Strategy Requirement, premises in Farnworth. Whilst deals do complete, DCLG draft standard methodology and the draft GMSF. Market Activity – Retail Deals modern occupiers are more likely to look towards Bolton and other Greater Manchester towns for retail space. 7DEOHVHWVRXWWKHÞYH\HDUGZHOOLQJUHTXLUHPHQWVIRU Overall, 47 retail deals were recorded by EGi in Current occupiers are mostly local independent retailers, 2017-2021/22. Farnworth over the period 2008-2018, totalling however there is an element of representation from 10,125sqm. Deals up to 100sqm were most prevalent larger, national chain stores, which is reasonable relative and deals of less than 300sqm accounted for 89 percent to the size of the settlement. of all those completed. During this period, the most VLJQLÞFDQWLQYHVWPHQWGHDOVDZWKHVTP0DUNHW The core retail street of Brackley Street is felt to be doing Precinct sold to St Modwen for £4m or £956.71/sqm in well overall but there was little interest in the proposed 2011. Since the national recessionary year of 2007/08 .LQJ6WUHHWGHYHORSPHQWDQGDODFNRIFRQÞGHQFHRQWKH there has been modest growth in the annual number of part of developers. The area has a history of mining and transactions, peaking at 10 in 2014. Average rents on some sites are also affected by former industrial uses the prime pitch of Brackley Street are £208/sqm, but and processes also impacted on scheme viability. only around £100/sqm in Market Street/Higher Market Street. Stakeholders do suggest that the current modest market may be a function of a lack of modern supply rather than Premises Supply demand and that if modern space is brought forward LWFDQEHÞOOHG$JHQWVZHUHXQVXUHZKHWKHUWKHIRFXV Overall, there were 23 vacant retail units in Farnworth in should be on traditional retail, leisure, trade or a mix of September 2018, totalling approximately 5,248sqm (with the three. some sizes undisclosed). Clearly supply tends towards the smaller end of the scale, however Farnworth does Market Testing include some larger available units. Market Street is the focus of the smaller available options, up to 100sqm. Farnworth was tested for unmet demand with 18 These are generally second-hand retail units, some over national chain retailers, not already present in the town. PXOWLSOHßRRUVDQGRISRRUWRPRGHUDWHTXDOLW\/DUJHU 1RLQWHUHVWZDVLGHQWLÞHG vacant options, within the 101-200sqm size band, are located on Manchester Road or Brackley Street. Most 3.5 Residential available options are offered on a leasehold basis, however seven are available freehold, spread throughout Housing Supply - Completions and Forecasts Farnworth. Bolton Council’s ‘Authority Monitoring Report 2016/17: +RXVLQJ/DQG5HTXLUHPHQWVDQG6XSSO\%ULHÞQJ1RWHn 24 Farnworth Town Centre Masterplan January 2019

Table 3.2: Five year housing Requirements Table 3.3 – Five Year Supply 2017-2021/22

Core Strategy Annual 694 Proposed DCLG standard 798 Draft GMSF (2015- 840 Core Strategy Annual Proposed DCLG Draft GMSF 2015- requirement (2008-2026) methodology 2016-2026 2035) requirement 2008- standard methodology 2035 2026 2016-2026 Years since 2008 9 Years since 2015 2 Large Site Supply 2790 2790 2790 Plan requirement (2008- 6246 GMSF requirement 1680 (0.25ha and above) 16/17) since 2015 Small Site Supply (120 600 600 600 Net completions 2008-16/17 4443 Net completions since 951 x 5) 2015 Projected 5 Year 3390 3390 3390 Shortfall since 2008 1803 Shortfall since 2015 729 Supply 5 year requirement 2017- 3470 3990 4200 Requirement plus 20% 6568 5028 6155 2022 buffer Total net requirement 2017- 5273 DCLG methodology assumes 3990 4929 6XUSOXVGHÞFLW -3178 -1638 -2765 22 = 5 year requirement + DIIRUGDELOLW\UDWLRUHßHFWV shortfall under or over delivery so no Supply % 52 67 55 backlog Supply in years `2.6 3.4 2.8 Clearance (40 per annum x 5) 200 200 200

Source: Authority Monitoring Report 2016/17, Bolton Council, Source: Authority Monitoring Report 2016/17, Bolton Council, 2016 2016

In the case of the Core Strategy and Draft GMSF, the backlog is proposed to be met in line with national policy within the 5 year period rather than over the remaining life of the plan. The calculation also uses the higher 20% buffer and a clearance allowance of 40 dwellings per annum. Taken together these factors inevitably increase the underlying 5 year requirement above that in previous reports as completions remain well below target levels. This results in a range of revised gross 5 year requirements between 5,028 - 6,568 dwellings.

Table 3.3 shows the projected deliverable supply for 2017-2022 of 3390 dwellings. January 2019 Farnworth Town Centre Masterplan 25

Market Activity – House Sales In most comparable locations, apart from more rural Horwich and Westhoughton (and Kearsley), semi- 2YHUWKHODVWÞYH\HDUVDWRWDORIKRXVHVDOHV detached sales dominate, a trend that continues across were recorded in Farnworth, with 312 sales within the Greater Manchester and the North West, to a lesser last twelve months. Figure 3.3 shows that over those degree. ÞYH\HDUVSHUFHQWRIVDOHVZHUHIRUVHPLGHWDFKHG houses, 42 percent for terraced properties. Detached Sales of terraced housing are also proportionately VDOHVDFFRXQWHGIRUSHUFHQWßDWVDSDUWPHQWV strong in Farnworth, only slightly below semi-detached SHUFHQW5HßHFWLQJLWVVXEXUEDQHGJHRIFRQXUEDWLRQ sales. A comparable pattern can be seen in several position in Greater Manchester, and in relation to Bolton, other comparator towns, although in most cases the residential market in Farnworth is dominated by semi-detached sales are noticeably more dominant. semi-detached and terraced housing. )DUQZRUWKnVSRVLWLRQLVEURDGO\UHßHFWLYHRI*UHDWHU Manchester and the North West as a whole however.

Accounting for 6.9 percent of sales, the apartment market in Farnworth is small but not noticeably weaker than many comparator locations apart from Urmston Figure 3.3 - House Sales by Type, Sub-Regional Comparison DQG3UHVWZLFKZKHUHßDWVDFFRXQWIRUDOPRVW (2013-2018) percent of overall sales. Along with stakeholder Source: Zoopla and Land Registry, 2018 comments, below, this suggests an active local market relative to the amount of stock available. Flat sales )LJXUHVKRZVWKHÞYH\HDUDYHUDJHKRXVHSULFHVLQ in Farnworth are below the Greater Manchester (and Farnworth, as of September 2018 against comparator North West) averages but these will also include town towns. The averages for Farnworth are: and city centre apartments which are not comparable WR)DUQZRUWK.HDUVOH\DOVRHYLGHQWO\FRQWDLQVIHZßDWV • Detached £149,865 as apartment sales account for only 0.5 percent of • Semi-detached £107,516 transactions. • Teraced £77,191 • Flats £65,470. At 6.9 percent of sales, the market for detached housing Figure 3.2 - Farnworth, House Sales by Type (2013-2018) is limited in Farnworth. The average proportion of Source: Zoopla and Land Registry, 2018 detached sales across the comparator towns is 16.6 percent, ranging from 9.6 percent in Kearsley to 31.1 )LJXUHFRPSDUHVÞYH\HDUVKRXVHVDOHVLQ)DUQZRUWK percent in Westhoughton and 16.9 percent across by property types, to a selection of other comparable Greater Manchester as a whole. smaller, outer conurbation settlements in Bolton Borough and across the north of Greater Manchester, as well as against wider, sub-regional/regional averages. 26 Farnworth Town Centre Masterplan January 2019

Figure 3.5 presents the percentage growth in house 2YHUWKHODVWÞYH\HDUVWKHORFDOßDWPDUNHWKDV values, for Farnworth and the comparator locations, increased average values by 19.50 percent (7.99 RYHUWKHODVWÞYH\HDUVDQGWKHODVWWHQ\HDUV7KH percent over ten years), again a rate of gain also seen former represents a period, after the last recession, of in Horwich, Westhoughton and Little Lever, but below consistent national house price growth, whilst the latter other locations. Value gain in all the Bolton towns is incorporates the periods of both market price growth below Greater Manchester and North West averages. and decline. Price growth values are given for both WKHKRXVLQJPDUNHWRYHUDOODQGVSHFLÞFDOO\IRUWKHPRUH New Build YRODWLOHßDWPDUNHW Gleeson Homes is investing in two new build schemes in Farnworth:

• MacDonald Park, MacDonald Avenue – 76 2, 3- and 4-bedroom homes, approx. 1 km west of the town centre Figure 3.4 - Average House Price Comparison • Lorne Court, Lorne Street - 51 2, 3- and 4-bedroom Source: Zoopla and Land Registry, 2018 homes, approx. 1 km north of the town centre and 150 metres from Moses Gate train station House prices in Farnworth are below most GM DYHUDJHVVLJQLÞFDQWO\VRIRUGHWDFKHGSURSHUWLHVZKHUH No housing schemes are proposed in Farnworth town the Greater Manchester average is £294,079 against a centre at present. Both Gleeson schemes are still Farnworth norm of £149,865. Farnworth house prices under development, with Lorne Court largely complete. fall at least £42,000 below the North West average for all However, publicly available transaction evidence is property types. It is perhaps unsurprising that the more limited. strongly developed residential markets of Urmston and Prestwich enjoy higher average prices, but Farnworth Rental Market also performs below more marginal locations such as Figure 3.5 - Value Growth Comparison, Percentage Change Source: Zoopla and Land registry, 2018 Little Lever and Failsworth. Current average quoting rents for leasehold properties 7KHÞUVWSRLQWWRQRWHLVWKDW)DUQZRUWKDQGDOOWKH QRWQHZEXLOG LQ)DUQZRUWKDUHLGHQWLÞHGLQ7DEOH ,WVKRXOGEHQRWHGWKDWßDWSULFHVLQ)DUQZRUWKZKLOH overleaf. still low in a Greater Manchester context are not as comparator locations in Bolton Borough have seen VLJQLÞFDQWO\EHORZWKHFRPSDUDWRUORFDWLRQVFRQVLGHUHG lower value growth than comparators in Salford and apart from Prestwich and Urmston. Excluding Kearsley, elsewhere. Ten-year value growth, across the residential where there is evidently little stock (or at least little market, in the Bolton towns is around 18 percent, stock transacted), average prices range from £65,582 DJDLQVWSHUFHQWHOVHZKHUHÞYH\HDUJURZWKLVDW in Middleton up to £80,084 for Westhoughton, with 25 percent in Bolton Borough against 29 percent Horwich being the only other location where averages elsewhere. In this regard, Farnworth’s performance, at exceed £100,000. SHUFHQWIRUÞYH\HDUDQGSHUFHQWIRUWHQ years, is in line with its neighbours in Bolton Borough. January 2019 Farnworth Town Centre Masterplan 27

Table 3.4 – Average Quoting Rents – Farnworth, £, pcm terraced housing can rent from circa £450 pcm, rising is needed to satisfy in the short and long term. Outside to £475 pcm for Victorian housing in a better condition. of the student market, 2-3 bedroom properties are Property 1 Bed 2 Bed 3 Bed 4 Bed 5 Bed A three-bed property could achieve as much as £550 UHTXLUHG3ORGGHUV/DQHLVLGHQWLÞHGDVDQRWKHUSRSXODU Type pcm, however supply is starting to become an issue for location. Houses 358 519 655 793 1,885 the local market. Market Testing Flats 364 466 - - - ([LVWLQJWHUUDFHGVWRFNLVDVWURQJRSSRUWXQLW\IRUÞUVW All 362 467 655 793 1,885 WLPHEX\HUVZKHUHDVßDWVWHQGWRZDUGVUHQWLQJDQG Farnworth was tested with 11 private housebuilders, JHQHUDOO\VSHQGORQJHURQWKHPDUNHW5HJDUGLQJßDWV already active in the sub-region. Of these, interest Source: Zoopla, 2018 LWZDVIHOWWKDWPXFKVXSSO\FXUUHQWO\FRPHVIURPßDWV was shown by David Wilson Homes/Barratt and These can be compared to averages in Bolton (see above existing retail establishments – including fast Persimmon. Both expressed interest in apartment Table 3.5) and show that rents are lower in Farnworth for food/takeaway outlets – and offered limited parking. VFKHPHVEXWZRXOGLGHDOO\OLQNWKHVHWRODUJHUEURZQÞHOG almost all sizes and types of property. 8QVXUSULVLQJO\GHPDQGIRUWKHVHßDWVLVYHU\ORZ developments of semi-detached/detached homes. Both also generally focus on development sites of 2ha or Table 3.5 – Average Quoting Rents – Bolton Town, £, 1HZßDWVFRXOGGRPXFKWRUHYLWDOLVHWKHORFDOPDUNHW greater which may not be available in Farnworth town pcm but would likely need to focus on more affordable centre. markets and private renters. Students would be another market and any options would need to be accessible Farnworth was also tested with 11 providers of specialist Property 1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Type to the local train stations and bus routes, with access housing, including extra care and other older people’s both to Bolton and into Manchester and Salford. It was options. These range from high value builders such Houses 540 524 697 952 1,258 IHOWWKDWZKROHEORFNGHYHORSPHQWVRIßDWVZRXOGEH as McCarthy and Stone to budget operators such as Flats 405 558 556 - - more likely to sell/let than refurbishments or small-scale Housing and Care 21. Finally, testing was undertaken All 449 538 686 952 1,258 schemes above shops. with four other active Greater Manchester Housing Associations, plus Bolton at Home, discussed separately Source: Zoopla, 2018 The second hand house prices are: below. The Local Market – Stakeholder Comments • Terraced - £75,000-110,000 Interest was shown by LNT Care Homes Developments • Flats (present older, low grade stock) - £40,000- that have recently investigated acquiring sites within Residential agents operating in Farnworth indicate that 90,000 %ROWRQ7KHLUUHVHDUFKLQGLFDWHVWKDWWKHUHLVDVLJQLÞFDQW the local market is generally dominated by terraced • Semi-Detached - £115,000-150,000 under-provision of purpose built, en-suite wet room care KRXVLQJDQGßDWV0RVWVWRFNLVROGHUDQGWKHUHLVOLWWOH facilities within a three-mile radius. in the way of semi-detached or detached supply. As In terms of housing to buy, recent development has a result, the few options that do arise for larger, family focused away from the town centre, including Lark Hill LNT have looked at the demographics for Farnworth homes see great demand and are often not on the and Lorne Street. The latter of which saw the completion VSHFLÞFDOO\DQGZKLOVWWKHUHLVDYHU\VOLJKWRYHUSURYLVLRQ market for long. of some new build properties, all of which sold quickly. in the area (as Farnworth has a slightly different To a certain extent, this demonstrates latent demand catchment radius to Bolton), the quality of existing stock There is a strong local rental market, currently focused for new build properties in Farnworth, and more supply is aged and lacks the latest care facilities. Thus, there on the existing terraced stock. Good quality, two-bed 28 Farnworth Town Centre Masterplan January 2019

remains a requirement for further facilities in Farnworth. In terms of the type of housing possible, the following level with leisure spend, especially given the proximity LNT’s average development, which they would develop points were made: to Bolton and Manchester and given that generally this for other operators, would be a three-storey block of spend is localised. some 66 units on around 0.8 ha of land. Such a scheme • Apartments for sale may be a risky investment given would employ up to 50 people when in full occupation. the unproven market, they may require external Market Activity – Leisure Deals Design features in any scheme would include: support to realise • There is no local market for shared ownership True leisure deals, distinct from retail, are infrequent • )XOO\ÞWWHGEHGURRPV • Housing for affordable rent seems to be a better with only 10 leisure deals completed in Farnworth over • En-suite shower rooms option, with less risk and opportunities for funding 2008-2018. Given that most of these transactions • A range of day spaces can be themed to include support from Homes England were for drinking establishments with no size or price/ – Café, Cinema room, Library, Garden room, • Student housing may be possible but, in practice, rent information given. All but two of these deals were Traditional quiet lounge there is little demand for premises from the students freehold transactions, with the highest value achieved • Hair dressing salon. currently studying in Farnworth being £587.61/sqm. • Older person’s accommodation might be a The main barrier to development here is likely to be prospect, but demand would likely only support a Premises Supply ÞQDQFLDO/17nVFDUHKRPHPRGHOLVEDVHGRQSULYDWH single block fee-paying residents / or a strong percentage of private • With regards to new houses, 2-3 bedroom homes As of September 2018, there were no true leisure units fee-paying residents. The demographics that support may be possible on the market. This does not preclude the option that WKDWPRGHOLVKDUGHUWRÞQGLQ)DUQZRUWKZLWKWKH some however for vacant A1 retail premises, currently average fee in this location estimated at £475 – £725/ %ROWRQDW+RPHDOVRLGHQWLÞHGWKHUHKDVEHHQLQWHUHVW being marketed would not also suit hot food and other week. A lower proportion of private residents will, after demand for artisan café/bars in the town centre. leisure uses. development costs, reduce the value available for land acquisition. 3.6 Leisure, Food & Drink Hot Food

Bolton at Home Overview Food is provided at a range of pubs, focused along Higher Market Street and of varying quality. The main Bolton at Home, the main housing association for Bolton In general, commercial leisure facilities will draw the main alternatives are takeaways and bakeries. These provide Borough has many assets in Farnworth, including the part of their trade from residents living within a radius the main evening economy offer, meeting local needs New Bury Urban Care and Neighbourhood Centre of up to 20 minutes travel time. Major leisure facilities but offering little which would attract visitors from further (UCAN) on George Street, the housing estate on such as multiplex cinemas, ten-pin bowling centres, ice DÞHOG1DWLRQDOFKDLQIDVWIRRGUHVWDXUDQWVDQGSXE Frederick Street (currently subject to an environmental rinks and family entertainment centres require a large restaurants are mostly found in Bolton to the north or enhancement programme) and Maxton care home, FDWFKPHQWSRSXODWLRQDQGRIWHQEHQHÞWIURPORFDWLQJ Walkden to the south. Planning application has recently located on Bridgewater Street. together on large leisure parks. been submitted for a KFC restaurant on King Street.

:LWKLQWKHWRZQFHQWUH%ROWRQDW+RPHLGHQWLÞHGWKH As indicated in the Bolton Retail and Leisure Study Demand for further hot food facilities has been tested Farnworth Market and Former Saddle Pub sites as the (2008), Farnworth, alongside other local markets such with 14 pub/restaurant chains and 17 restaurant and main development opportunities, particularly for housing. as Westhoughton and Horwich, perform well at a local café chains. Pub/restaurant chain Marstons would January 2019 Farnworth Town Centre Masterplan 29

consider Farnworth, but not a town centre site, with the optimum being 557sqm. Other physical Middlebrook also offers Tenpin Bowling. Further north, preferring a location on a ring road or busy road junction, requirements are: the Cineworld cinema at The Valley, 15 Eagley Brook ideally fronting a business park, housing or major retail Way completes the local supply. There is no evidence of scheme. It builds bespoke facilities on sites of 0.4-0.8 • 6SDFHRQRQHßRRUrRSHQSODQZLWKKLJKFHLOLQJV further needs in the Farnworth area. ha. (min. 3 metre eaves) • *URXQGßRRURUÞUVWßRRU2FFDVLRQDOO\EDVHPHQW Farnworth does however boast a small theatre facility, Coffee chain Pret a Manger indicated that it would but very rarely Farnworth Little Theatre, at which a local amateur consider a unit in a new modern retail scheme, subject • Buildings should be fully DDA compliant, or have dramatics society stages plays. to an effective masterplan. planning in place to achieve this • Free parking is essential, either on site or located 2IÞFH The Gym/ Health & Fitness Market near a large supermarket, for example. Market Activity – Office Deals Fitness facilities in Farnworth include Farnworth Leisure energie would not expect to pay more than £108/sqm Centre, operated by Bolton Community Leisure, plus rent in a location like Farnworth. ([LVWLQJRIÞFHVSDFHLQ)DUQZRUWKLVJHQHUDOO\OLPLWHGWR several local independent facilities including a boxing DVPDOOQXPEHURIRIÞFHVDERYHVKRSVSOXVVRPH% D  gym on Peel Street, lady’s health club on Gladstone The Hotel Market space within industrial locations, particularly on Queen Road and Trampoline Park on Egerton Street. Kings Street in the Centre. It is unsurprising then that, across Gym has recently opened on King Street, within the In Bolton, hotel demand is potentially driven by the Farnworth, the EGi property database recorded only Farnworth Indoor Retail Centre. This 1,000sqm facility is football club, with secondary sources of demand QLQHRIÞFHGHDOVRYHUWRWDOOLQJDSSUR[LPDWHO\ open 24/7 and contains 200 pieces of gym equipment. from the local business community and tourism. The 2,027sqm. Of these deals, seven were completed on a potential growth of the university clearly represents leasehold basis, the remaining two on a freehold basis. Farnworth will also be served by larger private facilities a future demand source as the expanding university in South Bolton, including Xercise4Less and DW Sports attracts guest lecturers, business travellers and other Two deals are listed without a size. The remaining facilities, again as well as several other independent administrators to the town. However, it remains too early transactions are of varying size, up to 600sqm, with enterprises. to state what level of demand growth is likely. the largest deal, being the sale of 597sqm at Hall Lane Works on Hall Lane. Six gym operators (and commercial agents acting on Farnworth itself currently has only one budget hotel, the their behalf) have been contacted for this study, to Kings Arms B&B on Plodder Lane, but there are a range 7KHDYHUDJHUHQWDFKLHYHGIRURIÞFHVSDFHZDV| determine further interest. Initial interest was required of facilities in Bolton and along the M61. Consultation sqm. There is no freehold data from which to draw an from energie (Fit 4 Less), although energie are a ZLWKQLQHKRWHORSHUDWRUVFRQÞUPVWKH\KDYHQR average, however local market stakeholders have been franchise so would need a local partner. They are an requirements in Farnworth. engaged below for further context on market values. affordable gym group that will consider locations close to other facilities and compete with them on price. The Cinema Market Premises Supply energie has 110 gyms across the UK. It looks for Farnworth currently has no cinema, and local need $VRI6HSWHPEHUWKHVXSSO\RIYDFDQWRIÞFH prominent sites on main roads. In town centre locations is met by the Light cinema in Bolton town centre and ßRRUVSDFHLQ)DUQZRUWKLVOLPLWHGWRDGYDQFHOLVWLQJV energie typically occupy industrial units of 465-650sqm, the Vue Cinema at Middlebrook, Junction 6, M61. IRUDQHZVHUYLFHGRIÞFHGHYHORSPHQWDW0LOOHU+RXVH 30 Farnworth Town Centre Masterplan January 2019

on 47-49 Market Street. Indicative early listings detail Industrial Market an availability of suites between 15sqm and 43sqm, quoting £475-1,350pcm (equating to £320-390/sqm). While the industrial market is not reviewed in detail 6HUYLFHGRIÞFHSURYLGHU7KULYHKDYHEHHQFRQVXOWHG for this town centre Masterplan, it is worth noting that and the comments are provided within the local market existing industrial units in Central Farnworth are reported stakeholders below. DVEHLQJZHOORFFXSLHGZLWKHVWDEOLVKHGÞUPV'HPDQG for further space is noted by stakeholders but generally The Local Market – Shareholder Comments focused on industrial estates close to the M61. There is a lack of supply and good quality units in general, Thrive, part of Sterling Properties, who own, and to meet a degree of overspill from Bolton. Rents for will operate Miller House on Market Street were modern space are estimated at £65/sqm, against £70/ consulted to better understand the context behind the sqm in Bolton. redevelopment. Thrive have spent up to £900,000 on refurbishing the property, including provision of a gym and other shared tenant spaces. The development ZLOOSURYLGHRIÞFHVWRWDOOLQJVTPUDQJLQJIURP SHUVRQRIÞFHVVWDUWLQJDWVTPWRSHUVRQ RIÞFHVDWVTP

Thrive felt that the value for freehold sale of the property, which was previously vacant would be too small and it was determined that Thrive could stimulate the local RIÞFHPDUNHWZLWKQHZPLFUREXVLQHVVVSDFHE\WDNLQJ advantage of road/rail links (e.g. M60/A666), as well as proximity to Bolton.

At the time of writing, Miller House is not yet open, however viewings are scheduled to start in early October 2018. From the small forward marketing campaign KRZHYHULQWHUHVWKDVEHHQVWURQJIRUWZRPDQRIÞFH suites from local start-ups. The scheme will offer good quality space in an area lacking alternatives, at more DIIRUGDEOHUDWHVWKDQWKHHVWDEOLVKHGVHUYLFHGRIÞFH schemes in Bolton Town centre.

January 2019 Farnworth Town Centre Masterplan 31

3.8 Summary

Table 3.6 below summarise the issues and opportunities by sector of activity:

Table 3.6 – Summary of issues and opportunities by sector of activity

Sector Issues Opportunities Residential Market • House prices and rents remain below wider levels, and • Problems generally felt to be with the quality and recent value growth has been unremarkable nature of existing stock rather than demand levels • /LPLWHGH[LVWLQJßDWPDUNHWIRFXVHGRQORZHUJUDGH • Evidence of latent demand for both houses and rental stock ßDWVDOEHLWIRUDIIRUGDEOHPDUNHWVDQGSULYDWH • Recent development has been away from the town UHQWLQJLQWHUPVRIßDWV centre and stakeholders emphasise opportunities close • Recent new developments have been success- to the train stations, and main road corridors, rather ful. Housebuilders are investing in the area, while than in the centre others have shown interest in this study • )DUQZRUWKLVWUDGLWLRQDOO\DQDIIRUGDEOHPDUNHWIRUßDWV • 6WXGHQWPDUNHWLGHQWLÞHGDVRSSRUWXQLW\DUHD and buyers/renters may be unwilling to pay higher rates albeit more to support the Bolton and Salford/ for modern stock. In turn this may impact on scheme Manchester markets than local needs viability. • Interest from housing association and specialist housebuilders. Older person’s housing is most supported by demand research.

Retail Market • Over representation in convenience (food) retail, un- • Established local independent offer der-representation on key comparison sectors • Convenience retail focused in town centre • Good convenience offer in town centre but unclear • Strong service offer overall KRZPXFKWKLVEHQHÞWVZLGHUWRZQFHQWUHWUDGHDQG • Indication that if new supply can be delivered, likely footfall ZLWKLQDPL[HGXVHVFKHPHLWFDQEHÞOOHG • Key sectors vulnerable to online retailing • Key service sector, banking, vulnerable to branch closure • ,VVXHVRIWUDIÞFDQGDQXQDWWUDFWLYHHOHPHQWVRIWKH local environment • Limited local property market and lack of interest from national retailers. Although the number of transactions is stable, agents suggest declining market demand. • Competition for national retailers from Bolton and other locations, including Walkden • Current modest local rents are unlikely to attract devel- oper/investor interest 32 Farnworth Town Centre Masterplan January 2019

Sector Issues Opportunities Introducing town centre housing is considered an important element of ensuring their long term Leisure Market • Farnworth is in the shadow of Bolton and the M61 • Farnworth’s comparatively large catchment is of Corridor for most major leisure uses, especially hotels interest to some operators, primarily in the gym sustainability and to create a mix of uses that ensures and cinemas and hot food sectors. Some new facilities are their vitality and viability. The proactive approach to • Limited, mostly budget hot food offer complete/planned, and others have expressed an urban development taken by the Greater Manchester • No reputation as a place for dining interest in this study Town Centre Challenge Initiative has a great focus on • Major chain food operators traditionally go to Bolton, the M61 or rural areas housing growth in town centres across the conurbation • A lack of properties that would suit leisure operators. WRWDFNOHKRXVLQJFULVLV$VLGHQWLÞHGLQWKH*UHDWHU Manchester Spatial Framework – Town Centres Topic 2IÞFH0DUNHW • Over representation in convenience (food) retail, un• • (YLGHQFHRIODWHQWORFDOGHPDQGIRUPLFURRIÞFH Paper (2016), introducing more housing within the town /LPLWHGH[LVWLQJVWRFNRUPDUNHWIRURIÞFHV space emerging from marketing of Miller House centres is considered an important element of ensuring • Further growth plans in Farnworth would need to ac- • Good transport links give Farnworth a large catch- their long term sustainability and restructure in light of count for the growth prospects of Bolton town centre ment area for businesses for B1(a) accommodation • Farnworth is a more affordable location for micro their contracting retail function and the need to create a • Industrial demand reported but outside of town centre ÞUPVWKDQ%ROWRQ mix of uses to ensure their vitality and viability. Recent area • 6RPHRYHUVSLOORIÞUPVIURP%ROWRQLVUHSRUWHG trends across the country show that retail and shopping • 5HJHQHUDWLRQSODQVZLOOQHHGWRUHßHFWWKHIDFWWKDW centre owners and operators are also seeking to offer a existing industrial sites in Central Farnworth are consid- ered well occupied and productive wider range of uses and activities to attract more people • Emerging scheme at Miller House, Market Street will and extend dwelling time in the town centres. This has meet a lot of needs. Area unlikely to be able to support resulted in an increased emphasis on town centre living DVHFRQGPLFURRIÞFHVFKHPH with interventions introduced being often in form of refurbishment, conversion, extension or new build and Source: BDP] also identify that town centre success is also impacted large scale redevelopments. by the ability of the town centre to keep users for longer From this analysis we can draw out the key messages than 5-6pm, by offering not just retail, but homes, for the Farnworth town centre masterplan from a healthcare, education, community and events, leisure property and commercial perspective, summarised and food and drink. below. Residential Retail The revised GMSF sets a requirement for Bolton to The national trends show that there is a slow but steady SURYLGHIRUDURXQGVTPRIRIÞFHVSDFHDQG decline in the number of empty shops on high streets, as 13,800 new homes between 2018 and 2037, with an retail services such as barbers and hair dressers, leisure aim to boost the competitiveness of the northern parts services such as gyms, cafés and restaurants and bars of the conurbation. This will require a comprehensive and convenience stores are taking over the retail market. range of measures including the regeneration of 7KLVKDVGLYHUVLÞHGWKHUHWDLORIIHURIWRZQFHQWUHDQG deprived areas, renewed town centres, improved public high street by increasing the service function. The trends transport provisions, environmental enhancements and a collection of well- located development sites. January 2019 Farnworth Town Centre Masterplan 33

Leisure, Food & Drink

A strong leisure offer in town centres creates a stronger shopping experience. Linked retail and leisure offers have become key elements of the market. The review of the national trends showed that consumer demand for a better experience of town centre spaces gained through OHLVXUHDQGIRRGDQGGULQNRIIHUKDVGULYHQVLJQLÞFDQW growth in the out of home eating market.

One of the key factors driving the better performance of high streets relative to shopping centres since 2014, is that their offer has widened, particularly in the food and beverage sector. As explained earlier, there is a large customer base who are not in town during the day, and to increase the footfall past 5-6pm, it is important to create destinations for visitors for reasons other than shopping. The recent trends show that consumers are increasingly seeking trips that blend retail opportunities with a hospitality opportunity and growth is expected in the eating out / drinking market in 2017 and the following few years.

Office

7KHRIÞFHPDUNHWLQUHJLRQDOORFDWLRQVLQWKH8.KDVKDG a slower recovery from the recession than the industrial or logistics property markets. However, 2015/16 has seen strengthening demand and an increasing return to the pre-recession market. Professional, science and WHFKQRORJ\KDVEHHQWKHIDVWHVWJURZLQJRIÞFHEDVHG HPSOR\PHQWVHFWRULQ%ROWRQRYHUWKHSDVWÞYH\HDUV recording 41% growth and an additional 3,000 jobs. This compares to only 23% growth across the UK over the same period. Further sectoral growth is forecast. 34 Farnworth Town Centre Masterplan January 2019

4. Planning and Policy Context January 2019 Farnworth Town Centre Masterplan 35

4 Planning and Policy Context

4.1 Introduction The Spatial Vision for Bolton aims to transform the 3ROLF\5$SURYLGHV)DUQZRUWKVSHFLÞFSROLFLHVIRUWKH renewal areas by new investment and development. future development of the area. According to Policy In this section of the report we identify planning policies These areas will be a focus for regeneration including RA2, the Core Strategy seeks to deliver a range of and strategies that are particularly relevant to the new housing, together with measures to attract to new improvements and developments such as: masterplan for Farnworth town centre, as follows: jobs and improved provision of health, education and community facilities. The Core Strategy has planned for • Mix of retailing, leisure, employment, public service • Policy context; 12,492 dwellings within borough by 2026, out of which and housing uses. It has also been considered to • Previous proposals; 35-45% is expected to be located within the designated renew, develop and expand the retail precinct. • Extant planning approvals. renewal areas. • Improvements to gateways, transport corridors, pedestrian routes and pedestrian permeability in and around Farnworth town centre. 4.2 Policy Context The following Strategic Objectives from Bolton Core Strategy are particularly relevant to Farnworth: • New health centre close to Farnworth town centre. • Enhancing the distinctive character of Farnworth National Planning Policy Framework • Strategic Objective 1: To maximise access to Park. health facilities, sporting and recreation facilities As required by the revised National Planning Policy • Strategic Objective 10: To minimise Bolton’s According to Bolton’s Core Strategy Farnworth will remain Framework (NPPF) the planning system should promote contribution to climate change and mitigate and the main focus for retail, education, health, leisure and the long-term vitality and viability of town centres – adapt to its adverse effects community facilities to serve the area and opportunities by allowing them to grow and diversify in a way that • Strategic Objective 14: To provide housing that will be maximised to improve its range of retailers and can respond to rapid changes in the retail and leisure PHHWVWKHQHHGVRIHYHU\ERG\UHßHFWLQJWKHQHHGVRI services, together with improvements in the quality of industries, and also by allowing a suitable mix of uses an ageing population and a growth in the number of gateways, corridors and public realm. The intention is LQFOXGLQJKRXVLQJ DQGUHßHFWLQJWKHLUGLVWLQFWLYH households. to maximise the potential of town centre as the heart of characters. • Strategic Objective 15: To focus new housing in Farnworth to attract users and visitors to the town and the existing urban area, especially in Bolton town keep the population within the town rather than losing it. Bolton Core Strategy 2011 centre, council-owned housing areas and in mixed- use developments on former industrial sites. Bolton Economic Strategy 2016 – 2030 Bolton Core Strategy 2011 sets a clear vision for Bolton • Strategic Objective 16: To develop mixed as a place where everyone has an improved quality communities which encourage community cohesion At the heart of the Bolton Economic Strategy is the vision RIOLIHDQGWKHFRQÞGHQFHWRDFKLHYHWKHLUDPELWLRQV and ensure access for all to community and cultural for Bolton in 2030 to be a well-connected smart city As part of implementation of this vision a Sustainable facilities. with a distinctive offer to the ‘Bolton Family’. One of the Community Strategy has been developed which aims to strands of this vision is for Bolton to be a place where narrow the gap between the most and the least well off The Core Strategy also seeks to safeguard and enhance cultural and leisure attractions and events attract people LQWKHERURXJK)DUQZRUWKKDVEHHQLGHQWLÞHGLQWKH&RUH parks and gardens and improve the quality and multi- to live and work in the area. The Vision recognises that Strategy as a ‘special area for renewal’, and therefore the IXQFWLRQDOEHQHÞWVRIWKHVHDVVHWV7KLVPLJKWEH this should be achieved by development and regeneration focus for regeneration initiatives to stimulate investment achieved in Farnworth town centre by way of managing of borough to maximise assets and opportunities and and development to improve the town including the public the space and encouraging events and activities to gather provide homes, environment and cultural offer to make realm. the local community for social interactions and enjoyment Bolton competitive. of the area. 36 Farnworth Town Centre Masterplan January 2019

,WLVDOVRLGHQWLÞHGE\WKH6WUDWHJ\WKDW%ROWRQnVHFRQRP\ must be able to withstand future economic downturns, through stronger growth in key sectors, developing the right skills for the future and a focus on exporting to new PDUNHWV$VWURQJWRXULVPDQGOHLVXUHRIIHULVLGHQWLÞHGWR be key to attracting new spending and investment.

The Strategy also refers to Bolton Visitor Economy Strategy which has a vision for Bolton to be a successful visitor destination by 2018, with an improved quality and appeal of tourism product and developed capacity for growth. This strategy is to be applied across the district to support opportunities for new events.

4.3 Previous Proposals for the Town Centre

Farnworth Town Centre Masterplan 2014

A masterplan was prepared in partnership between Bolton Council, St. Modwen (owners of the Farnworth Market Precinct), and Transport for Greater Manchester (TfGM). The main proposal in the 2014 masterplan was the redevelopment of Farnworth Market and the Precinct to create an expanded retail area, paired with improvements to the public realm along Brackley Road and the redevelopment of the bus station on King Street.

Figure 4.1: Farnworth Town Centre Masterplan 2014 Proposals Source: AEW Architects January 2019 Farnworth Town Centre Masterplan 37

4 Strategic Ambition

The Masterplan proposed for two phases of redevelopment:

• Secured redevelopment: comprising the redevelopment of part of Farnworth Market Precinct and the existing Farnworth Market for retail (and potentially health centre) use together with UHFRQÞJXUDWLRQRIWKHEXVVWDWLRQDUHD • Non-secured redevelopment: comprising the redevelopment of the remaining part of Farnworth Market Precinct, also allowing for a new health care development. New uses for the former Saddle Pub site at 55 King Street and potential investment in ASDA and its car park, including the scope for UHFRQÞJXUDWLRQRIWKHFDUSDUNDQGUHORFDWLRQRIWKH Veterans club and the possible provision of a petrol ÞOOLQJVWDWLRQZDVDOVRFRQVLGHUHG

TfGM has brought its investment to Farnworth by upgrading the bus station on King Street. The enabling works of demolishing the market has also been implemented but the retail development has not Figure 4.2: Farnworth Town Centre Masterplan 2014 Proposals materialised due to lack of demand and unproven viability

Source: AEW Architects 4.4 Extant Planning Proposals. 38 Farnworth Town Centre Masterplan January 2019

7KHPRVWUHFHQWVLJQLÞFDQWSODQQLQJDSSOLFDWLRQLVIRU a KFC restaurant including drive-through facility, at the junction of King Street and Albert Road. This is a site of around 0.3ha land and will create around 30 fulltime jobs. Details of planning applications that have been submitted and/or granted planning application since start of 2018 is below:

• Site 1: planning application ref: 04322/18 for erection of restaurant including drive-thru facility at the junction of King Street and Albert Road – status unknown. • Site 2: planning application ref: 03148/18 for change of use from retail to gymnasium at Farnworth Indoor Market on King Street – approved. • Site 3: planning application ref: 04268/18 for extension to existing car park to provide 11 no. additional parking spaces and associated changes at Farnworth Youth and Community Centre on King Street – status unknown. • Site 4: Planning application ref: 02779/18 for change RIXVHIURPQRQUHVLGHQWLDOLQVWLWXWLRQVWRRIÞFHV including increased parking provision at Miller House on King Street – approved. • Site 5: Planning application ref: 03765/18 for installation of external cladding to front and side elevations of 7no. dwellings on Albert Road – approved.

Figure 4.3 shows the location of the above planning applications together with the housing site allocations in a Figure 4.3: Recent Planning Activities in and around the Town Centre wider area around the town centre.

Source: Bolton Council’s Interactive Planning Search and Local Plan’s Proposals Map January 2019 Farnworth Town Centre Masterplan 39 40 Farnworth Town Centre Masterplan January 2019

5. Townscape Analysis January 2019 Farnworth Town Centre Masterplan 41

5 Townscape Analysis

5.1 Introduction extensive streets of small terraced houses to the This public realm is not functioning well and has taken south, but also the east of the town centre. There up a lot of space that can otherwise be used for This section of the report provides a brief historical has been a market on the land bounded by Market some sensible development. overview of the development of Farnworth and analyses Street and Brackley Street since at least 1893. the current physical attributes of the town centre, Over time this expanded and at one time included a Figures 5.1 and 5.2 below show historic maps of identifying the assets and issues within the study public baths building. To the north of the town centre Farnworth town centre. area and potential opportunity areas for change and Farnworth Park had been laid out, and a watercourse redevelopment. that ran through the park was dammed to create a ODNHWKRXJKWKLVZDVODWHULQÞOOHG 5.2 Historical Development • The ‘civic’ developments including the Baptist Church, Town Hall and Carnegie Library, were built in Farnworth expanded rapidly from a rural hamlet into a 1906, 1908 and 1911 respectively, a short distance township in the 19th Century, based on the development north of the growing town centre on Bolton Road, and expansion of coal mining, iron foundries, paper close to Farnworth Park, in the 1930s; and cotton mills. From the historical analysis of the • The clearance of what was presumably poor quality development of Farnworth we can draw the following ‘slum’ housing in the 1960s created the opportunity observations to inform the development framework and for a new shopping street to be laid out along proposals for the town centre: the eastern end of Brackley Street, including the connection through to the bus station on King Street. • The orientation of the town centre has fundamentally By 1975 the current Leisure Centre had been built changed, from a linear centre focused on Market at the western end of Brackley Street (on a site that Street, to become, in the 1970s and 80s, a linear was formerly Halshaw Moor Chemical Works). This centre focused on Brackley Street; was followed by the clearance of further housing to • Aside from the linear development of Market Street, create the site for the current ASDA store and the car the early development of Farnworth was focused in parks, and the development of new housing south of an area north of what is now Brackley Street and Brackley Street; south of what later became the park. This appears to • More recently the Queens Campus of the University have been a largely unplanned mix of mills, foundries, of Bolton has been built on land that was one in use workers housing and schools, with Queen Street, as part of the gasworks (one gasholder remains on King Street and Princess Street bringing some order an adjacent site today). to the chaos; • By 1975 the Home Bargains which sits behind the • The opening of the railway to Bolton in 1838, which pedestrianised area at the intersection of Brackley LQFOXGHGDVWDWLRQDW)DUQZRUWKDOVRLQßXHQFHGWKH Street and Market Street was not built and the whole development of streets running down from Bolton of the block behind the pavements was covered by Road to the railway, and also the more formal avenue a large scale building. Home Bargains must have of Church Street leading to St. John’s Church. been erected sometime post 1975 which resulted in • By 1893 Brackley Street had been built along with creation of the public realm in front of the building. 42 Farnworth Town Centre Masterplan January 2019 42 of 51

Figure 5.1. Historic Map of Farnworth dated 1850

Source: Old Maps: www.old-maps.co.uk January 2019 Farnworth Town Centre Masterplan 43

Figure 5.2. Historic Map of Farnworth dated 1937

Source: Old Maps: www.old-maps.co.uk 44 Farnworth Town Centre Masterplan January 2019

Figure 5.3. Historic Map of Farnworth dated 1960s

Source: Old Maps: www.old-maps.co.uk January 2019 Farnworth Town Centre Masterplan 45

Figure 5.4. Historic Map of Farnworth dated 1970s

Source: Old Maps: www.old-maps.co.uk 46 Farnworth Town Centre Masterplan January 2019

5.3 The Town Centre Today

Farnworth town centre has a number of positive assets though some are outlying and could be better connected to the town centre in order to maximise the potential of the whole. The positive assets include the food retail offer, the leisure centre, health and dental care centres, library, public realm upgrades of Brackley Street, Market Street and the bus station, the park, university campus, youth centre, theatre and soon to be opened managed work space.

View of the open space adjacent to ASDA Superstore Farnworth Health Centre on Frederick Street

ASDA Petrol Station on Brackley Street Lidl Superstore on Frederick Street January 2019 Farnworth Town Centre Masterplan 47

Home Bargains and public realm on Market Street The Iceland Store on Brackley Street Public Realm in front of Home Bargains

Farnworth Fire Station on Albert Road View of Brackley Street Farnworth Library 48 Farnworth Town Centre Masterplan January 2019

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Cleared site of former Farnworth Market

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Figure 5.6: Town Centre Connections Source: BDP

View along Brackley Street to Market Street January 2019 Farnworth Town Centre Masterplan 49

Figure 5.5 Farnworth town centre images Source: BDP

The town centre equally faces a number of issues and challenges such as increasing levels of vaView acancy, particularly along Market Street and in the Precinct, poorly maintained properties, lack of comparison goods offer, lack of leisure and food & drink uses and fragmented car parks. Whilst there are nearby train stations, the connection to the nearest station (Farnworth Station) is poor and indirect, passing through quiet residential streets rather than down more direct and well used roads.

The town centre is ‘book-ended’ by the arterial routes of Market Street and Albert Road, however the main connection and spine of town centre, Brackley Street, is no longer a strong visual connection as the ASDA store Figure 5.7: Market Street frontage facing Brackley Street footprint encroaches into the line of the former road. Source: BDP Brackley Street runs on an east-westerly alignment and Market Street is the part of the historic Manchester to is formed by frontages of 1-2 storeys retail premises A one-way route used for loading and unloading runs Bolton arterial route and is characterised by Victorian- and is where most of the town centre’s retail offer is WKURXJKHDVWHUQVHFWLRQRI%UDFNOH\6WUHHW7KHWUDIÞF era shops, banks and civic buildings, some of which are concentrated. The central section of the street has been access the town centre retail units from Bridgewater quite grand. These include the Grade II Listed Town Hall, lost, as the ASDA store footprint sits across the alignment Street and Ellesmere Street. Farnworth Library, and the Baptist Church, all of which of the former street and terminates the view from Market are located on the eastern side of the road. However the Street. The western section of the street, beyond ASDA The buildings along Brackley Street are mostly post war poorly maintained buildings and ill-considered approaches and stretching to Albert Road, is characterised by surface in character and poorly maintained. Other than the ASDA to signage and security serve to largely disguise the car parks and a number of community facilities and superstore, the street accommodates a number of large character that could be better revealed. public sector facilities accommodated within larger scale scale facilities including some large format stores and buildings, including dental care, health centre, leisure national retailers such as Home Bargains and Iceland. The The civic buildings of the Town Hall and library are also centre and the Community Fire Station. rest of the retail offer along Brackley Street comprises a currently somewhat disconnected from the core of the range of convenience goods and charity shops. town centre, because of the physical separation and the Brackley Street is pedestrianised along its eastern section vehicular dominated streets. and public realm improvement works are currently being implemented at the time of the report and a new one-way system is to be introduced following completion of the works. 50 Farnworth Town Centre Masterplan January 2019

5.4 Gateways, Open Space and Public Realm

Approaching from the Bolton direction, Farnworth Park and Town Hall are strong visual landmarks signifying the town centre. From the Manchester direction the town centre is much less well signposted, with a mixed and generally low quality commercial frontage gradually leading to the town centre. The vehicular access to the main car parks on Brackley Street, via Albert Road is similarly underwhelming. At the intersection of Brackley Street and Market Street, the refurbished public realm does help to signify the centre of the town.

7KHWRZQFHQWUHLVFRPSDFWDQGGRHVQRWEHQHÞWIURP much high quality open or green space. The open spaces in the town centre are in fact mainly given over to surface Figure 5.8: Recent refurbishments to the public realm along Brackley Figure 5.9: Improvements to public realm along Brackley Street Street car parks. Source: BDP Source: BDP The improved public realm along Brackley Street does not unfortunately extend to the privately owned public space The bus station on King Street has recently been in front of the Home Bargains store. This area is in the UHFRQÞJXUHGDQGUHGHYHORSHGE\7I*07KH private ownership of T.J Morris Ltd who own the Home UHFRQÞJXUDWLRQRIWKHROGEXVVWRSZKLFKLVORFDWHGRQ Bargains store. the junction of King Street and Market Street was carried out as part of the developments proposed by previous masterplan and includes improvements to pedestrian access into the town centre, changes and improvements to the bus stops on Market Street, upgrades to the pedestrian crossings and resurfacing pavements.

Figure 5.10: New Bus Station on King Street January 2019 Farnworth Town Centre Masterplan 51

Farnworth Park which is listed within the Register of Historic Parks and Gardens by Historic England, sits ¬¬on the western side of Market Street. It is considered an important asset given the historic character and size of the park which has potential to be the focus of community events. The park is however a short walk away from the town centre and does not feel integrated into the town centre in any way.

5.5 Key Buildings

Farnworth Precinct

Farnworth Precinct is a dominant feature in the town centre, particularly perhaps because it is almost wholly vacant. The precinct is located behind the retail units on the northern side of Brackley Street and is adjacent to the Figure 5.11: Farnworth Precinct Figure 5.12: Former Market Buildings, now demolished site of former Farnworth Market. It is interconnected with the shopping area of Brackley Street, through a passage. Source: BDP Source: BDP The precinct can be accessed from both King Street and Brackley Street. The plans for redevelopment of the Former Farnworth Market Farnworth Library site, approved in February 2015, proposed a two storey development for retail, leisure and health centre uses, but The former market site, which was cleared in 2016, Farnworth Library is a Grade II listed building located to was not taken forward. is located behind the northern frontage of the shops the north of the town centre, built in 1911 with some on Brackley Street. The former market was accessed late 20th Century alterations. The building is part of from King Street and was a feature of the town since its an ensemble of public buildings all designed by the earliest days, as evidenced by the historic maps of the DUFKLWHFWXUDOÞUPRI%UDGVKDZDQG*DVVDQGLQWHQGHG area. However, like many such markets trade and usage to form the civic focus of the then newly-created Urban declined to the point where it was no longer viable in its District Council of Farnworth. The group includes existing format. the Town Hall and the former Baptist Church (now apartments). A small privately run indoor market has opened in a nearby building and accommodates a small number of Other than the general library services, the building market retailers. offers a range of other services including the Council’s One-stop Shop, Connexions career advice services, internet, computer and printing facilities and it also runs educational programmes with the primary schools. 52 Farnworth Town Centre Masterplan January 2019

Currently all the rooms within the building are fully utilised. Brackley Street Retail Buildings The library management is seeking to explore ways to attract more local people. Opportunities for partnership Brackley Street is a commercial street and makes up the with other organisations to hold events could be explored. core of Farnworth’s retail offer. It comprises smaller retail units along the western section of the road with larger In the past plans were considered for relocating the library units such as ASDA and Iceland and Home Bargains to one of the above retail units within the town centre, acting as retail ‘anchors’ at each end. however the plans were not taken forward. The stock of retail units is mostly post-war in character, Farnworth Town Hall though with a few retained Victorian properties (e.g. the Market PH) which add a bit of welcome character. Overall The Town Hall is a Grade II listed building located close the street has a dated appearance. The opportunity to to the library, north of the town centre. It was built in refurbish and redevelop part of the stock exists in order to 1909 though there have been some late 20th Century create a refreshed look the street. alterations and extensions. As for the library, the building was designed by Bradshaw and Gass architects. The The Home Bargains store on Market Street presents a 7RZQ+DOOSURYLGHVRIÞFHVSDFHIRUWKH&RXQFLOnV&KLOGUHQ Figure 5.13: Farnworth Leisure Centre blank façade to Brackley Street and therefore contributes and Adult Social Services department. nothing to the animation of the main shopping street. Source: BDP Farnworth Leisure Centre There’s no public carpark survey available for the area The centre offers swimming pool and gym facilities, and so the level of usage is not known. From limited Farnworth Leisure Centre is located towards the western WKRXJKWKLVLVLQVXIÞFLHQWWRPHHWJURZLQJGHPDQGIRU site observations it would appear that whilst the spaces end of Brackley Street. It is a one-storey building with KHDOWK ÞWQHVVDQGOHLVXUHDFWLYLWLHVLQWKHWRZQFHQWUH closest to the ASDA entrance are well used, the parking an adjacent carpark. It is a purpose built leisure centre, A conceptual layout was prepared for expansion of the area closer to the health centre is underutilised. designed in the early 1970’s and presents largely blank facilities in 2012. The proposals include two options as facades and a fairly austere appearance. There is an following: outdoor MUGA (Multi Use Games Area) pitch adjacent to and managed by the leisure centre, which is currently little • Option 1: Relocates the existing carpark to the rear of used. the leisure centre, with a new access off King Street. The existing leisure centre is then extended over the existing carpark to accommodate a new gym. • Option 2: This option also relocates the existing car park to the rear of the leisure centre. In this case however the former car park site is redeveloped for a youth centre. January 2019 Farnworth Town Centre Masterplan 53

Farnworth Fire Station

7KHÞUHVWDWLRQLVORFDWHGRQDODQGEHWZHHQWKHZHVWHUQ ends of Brackley Street and Frederick Street surrounded by open space. It backs onto ASDA carpark and petrol station and is a sizable asset. In a correspondence with Greater Manchester Fire Services when asked about the IXWXUHSODQVDW)LUH6WDWLRQLWZDVFRQÞUPHGWKDWWKHUH are currently no plans for any material change to the Fire Station and that the location and footprint of the premises VDWLVÞHVWKHQHHGWRSURYLGHHIIHFWLYHUHVSRQVHDQG community safety. It is therefore considered that this site can be a longer term opportunity for development when assessed viable.

Health Centre

The Farnworth Health Centre is a two storey building ORFDWHGQH[WWRWKHÞUHVWDWLRQRQWKHIDUVLGHRIWKH surface car parks serving ASDA and the town centre. The health centre does not feel like part of the town centre.

Bolton University

The Queen Campus on Queen Street offers dentistry and theatre study courses. This is a new build asset but is not directly or well connected with the town centre. 54 Farnworth Town Centre Masterplan January 2019

6. Opportunity Areas January 2019 Farnworth Town Centre Masterplan 55

6 Opportunity Areas

6.1 Introduction ConstraintsandOpportunities 7KLVUHSRUWKHOSVWRLQIRUPWKHLGHQWLÞFDWLRQRISULRULWLHV Parkisanattractiveplace, StrongCivicassetsbut opportunities and action areas within the town centre, butfeelsunderutilised– disconnectedfrom opportunitytomakebetter towncentre which will be explored in the second stage of the project. useofspace Unattractiveedgeto connectingstreet– The areas where there is an opportunity for intervention opportunitytocreatea Largesetback DUHLGHQWLÞHGEHORZ frontfaceandconnection zonefrom AreadesignatedforResidential tohighstreet MarketStreet developmentofferspotentialto – opportunity improveconnectionstothepark CrossStreet– toimprove andthetowncentre active The Farnworth Town Centre Engagement & Consultation connectiontopark? frontages Project was undertaken from June to November 2018 to Anchorretailer, ensure that local people and other relevant stakeholders Possibleopportunity butdoesn’t tofurtherincrease Poorconnection connectwithhigh KDYHWKHRSSRUWXQLW\WRLQßXHQFHFKDQJHE\FRQWULEXWLQJ residentialtothe toBrackleyStreet street to the development of a new vision for the town centre. park? 7KHRSSRUWXQLW\DUHDVLGHQWLÞHGEHORZZLOOEHDVVHVVHG OldMarketsite HomeBargains further in the Stage 2: Farnworth Future Masterplan Majoranchorto UHSRUWLQWKHOLJKWRIWKHÞQGLQJVRIWKHHQJDJHPHQWDQG TownCentre TownCentreParking consultation project. ASDA Iceland Hidden connectionto Carparkingentrance ASDAParking highstreet– feelsmorehidden 6.2 Opportunities opportunity fromMarketStreetin toimprove thislocation,andhas a‘service’quality The following plan summarises most of the potential opportunities for change and development in the town centre. Istherean TownCentreParking opportunityto consolidatecar parking? TheFireStationsite appearsverylarge, isthisan )DUQZRUWK7RZQ&HQWUHLidlcurrently opportunity? feelsisolated, butistherea SteeringGroupBriefing potentialto 18December2018 connectintothe Lidl towncentre?

Figure 6.1: Farnworth Town Centre Constraints and Opportunities

Source: BDP 56

Francis Glare

11 Ducie Street Piccadilly Basin Mancgester M1 2JB

T 0161 828 2200 E [email protected] www.bdp.com