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Moray Town Centre Health Check Assessment 2018

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Moray Town Centre Health Check Assessment 2018 Moray Town Centre Health Check Assessment 2018 For further information, please contact: Rowena MacDougall Tel: 01343 563265, email: [email protected] 1 Executive Summary In 2018, Moray Council undertook a series of Town Centre Health Check assessments in Moray. These were in line with the framework established in 2010 with Hargest Planning Ltd. Whilst the study undertaken in 2010 was wider including a retail model and household/shopper surveys the 2018 study focuses only on a number of the key Vitality and Viability indicators. This provides a baseline of information as part of the on-going programme of health check assessments. Assessment was undertaken in the town centres of Elgin, Forres, Buckie, Keith and Lossiemouth. The Edgar Road area of Elgin is also assessed. Limited assessment was undertaken in Aberlour, Dufftown, Fochabers and Rothes. The report does not seek to provide an interpretation of the information obtained- its role is to provide the base information for other studies/analysis to interpret. Summary Table of Key Findings A summary table of key findings is set out below. % of Retail Leisure Vacancy Comparison Convenience Vacancy National Service Service Rate Town Multiples 2018 2016 2018 2016 2018 2016 2018 2016 2018 2016 2018 2016 2018 2016 Elgin 90 86 19 18 51 47 65 65 25 36 10 14.3 34 34 Edgar Road 21 20 2 2 2 3 4 3 7 5 19.4 15.6 88 75 Forres 28 29 15 13 27 21 23 23 3 9 3 9.3 18.5 20.6 Keith 26 27 13 13 13 12 19 18 9 5 11.2 6.7 13.5 9.6 Buckie 27 28 8 7 16 15 20 21 10 8 12.3 10.3 25 28 Lossiemouth 10 10 6 6 12 9 21 18 5 6 9.2 15.7 7.1 8 Aberlour 7 7 4 5 5 4 10 9 1 0 3.7 0 6 7 Dufftown 7 10 7 6 4 4 19 18 2 4 5.1 9.5 11 10 Fochabers 9 7 4 4 2 3 9 9 1 1 4 4 13 14 Rothes 6 7 3 3 2 2 9 9 3 2 11 8.7 18 16.6 2 2. Vitality & Viability Indicators This analysis focuses on an assessment of the performance of the ‘town centres’ of Elgin (and also Edgar Road), Forres, Keith, Buckie and Lossiemouth. In addition, limited audits were carried out for Aberlour, Dufftown, Fochabers and Rothes. This report provides an assessment of existing ‘town centre’ uses in line with Scottish Planning Policy (SPP) criteria. ‘Vitality’ is a measure of how lively and busy a town centre is. ‘Viability’ is a measure of capacity to attract ongoing investment for maintenance, improvement and adaptation to changing needs. Together these measures give an indication of the health of a town centre and, when used consistently over a period of time can demonstrate changes in performance. A brief description of key Vitality and Viability Indicators assessed in this report are provided below. Pedestrian flow can be defined as the movement of people past a particular location over a specified period of time (e.g. average hourly counts). Plans of the footfall survey locations are provided in Appendix II. Diversity of Uses surveys have been undertaken, which comprise an analysis of the mix of uses within the centres and the quantum of floor space they occupy. Floor space data from the Regional Assessor is used where available. A table showing GOAD categories is included in Appendix III. Retailer representation is a recording and assessment of those retailers located within the town centre in terms of identity and type (e.g. multiple or independent retailers). Vacancy rates can be defined as either the number of units or amount of vacant floor space not in occupation, expressed as a percentage of the total number of retail units or floor space in a centre. Vacancies are measured for vacant Comparison, Convenience, Retail Services and Leisure Services only. A measurement of the length of retail frontage that is vacant is also given. This is an indicator of the impact that vacancies have on the appearance and feel of a centre. 3 3. Elgin Town Centre Health Check Changes since 2016 have included occupation of almost all units on Batchen Street with Alluring Boutique, Sirology, The Candy Shop, Clic Nail Studio, Razor Sharp, 19 Crepes and Coffee and Sugar Plum all having opened in the two year period. The “Buzz on Batchen Street” branding was evident on the survey day. Trespass, Blackbridge Furnishers, and Auto Save have also located within the town centre. As with previous years there have been a number of hair and beauty salons opened. The previous trend for new electronic cigarette/vaping shops and independent shops offering mobile/pc repairs has tailed off but the existing units have been retained in the town centre. Whilst overall vacancies have decreased, new vacancies were recorded within the St Giles Centre including the former Semi Chem, Hair Zone, and Proper Pasty units. This has contributed to continuing high vacancy rates within the centre. National retailer Poundworld also left the High Street prior to the company going into administration. Long established local retailer Relax and Charlies Shoes also closed, although it is noted that since the survey date Relax has been reoccupied and work has begun to refurbish Charlies Shoes. It is encouraging that footfall has generally increased across the High Street. At the east end of the High Street footfall fell to similar levels found in 2014. Pedestrian Footfall A pedestrian flow count was undertaken by Moray Council staff on Thursday 28th June 2018. Pedestrian footfall data was collected at six positions as set out below and shown on the plans in Appendix II. Details of Elgin Town Centre Footfall Survey Locations Enumeration Point Location A A96 Underpass B West end of High Street (No. 239 High Street) C Thunderton Place (No. 5 Thunderton Place) D High Street (No. 139 High Street) E South Street (No. 58 South Street) F East end of High Street (No. 38 High Street) Of the six locations, the position opposite Boots in the High Street (Point D) recorded the busiest footfall. The lowest pedestrian flow count in the town centre was recorded at the western end of High Street (Point B). This is consistent with previous year’s studies. Comparison to the footfall survey undertaken in 2016 shows increases across all point with the exception of Point F at the east end of the High Street. The biggest differences between 2016 and 2018 are at point E on South Street where a 29% increase in average footfall was seen. At point F (east end of High Street) footfall fell by around 14%. The weather on the date of the 2018 survey was very hot and sunny. It is notable that whilst the 2016 survey had similar conditions (albeit not as high temperatures) the survey in 2016 was undertaken on the day of the EU referendum. 4 Elgin Average Hourly Flow 2010/2012/2014/2016/2018 comparison Analysis of different times of the day shows that peak footfall was between 11.00 and 14.00. This differs slightly from 2016 when the peak was only between 12.00-14.00. Elgin Footfall- Time of Day Analysis % % % % % % Enumeration Point 11.00 12.00 14.00 15.00 16.00 17.00 10.00- 11.00- 12.00- 14.00- 15.00- 16.00- A A96 Underpass 58 14 70 17 73 18 70 17 96 23 46 11 B West end of High 21 13 23 15 35 22 24 15.5 24 15.5 30 19 Street C Thunderton Place 70 16 89 20 88 20 69 16 48 11 75 17 D High Street 180 14.5 247 20 325 26 181 14.5 160 13 146 12 E South Street 63 20 57 18 50 16 47 15 46 15 49 16 F East end of High 61 14.5 128 30 66 16 55 13 58 14 53 12.5 Street Total 453 15 614 20.5 637 21.5 446 15 432 14.5 399 13.5 5 Elgin Footfall- Time of Day Analysis Broadly the variation in pedestrian footfall across the day has remained the same to previous years surveys. Elgin Pedestrian count 2016-2018 Comparison 120 100 80 A 2018 A 2016 60 B 2018 B 2016 C 2018 40 C 2016 20 0 10.00-10.55 11.00-11.55 12.00-13.55 14.00-14.55 15.00-15.55 16.00-16.55 6 350 300 250 D 2018 200 D 2016 E 2018 150 E 2016 F 2018 F 2016 100 50 0 10.00-10.55 11.00-11.55 12.00-13.55 14.00-14.55 15.00-15.55 16.00-16.55 Diversity of Uses Survey of the town centre indicates a wide range of different uses and types of property. The dominant use within Elgin town centre continues to be Comparison retailing (e.g. clothing; footwear; electrical goods etc.). There is also a significant proportion of Retail Services within the town centre (e.g. hairdressers; beauticians; travel agents) and Leisure Services (e.g. hotels; pubs; restaurants; cinemas). There are a smaller proportion of Convenience shops (e.g. supermarkets; grocery stores etc.) but some of these have large floor areas e.g. Tesco. The town centre includes a range of other local businesses predominantly in the Financial and Business Services sector such as solicitors, accountants and property agents.
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