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Selby Retail and Leisure Study Final Report

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Selby Retail and Leisure Study Final Report Report Norfolk House 7 Norfolk Street Manchester M2 1DW T: +44 (0)8449 02 03 04 F: +44 (0)1619 56 40 09 Selby Retail and Leisure Study Final Report May 2015 gva.co.uk Selby District Council Contents Contents 1. Introduction ................................................................................................................................................1 2. Planning Policy Context ...........................................................................................................................5 3. Sub-Regional Overview ......................................................................................................................... 10 4. District Context ....................................................................................................................................... 21 5. Retail and Leisure Trends ....................................................................................................................... 27 6. Methodology .......................................................................................................................................... 42 7. Summary of Findings .............................................................................................................................. 55 8. Selby Analysis .......................................................................................................................................... 73 9. Tadcaster Analysis ................................................................................................................................ 122 10. Sherburn In Elmet Analysis ................................................................................................................... 148 11. Leisure Assessment ............................................................................................................................... 172 12. Hotel Assessment .................................................................................................................................. 178 13. Strategic Recommendations ............................................................................................................. 182 Appendices Appendix I Retail Study Catchment Plan Appendix II Experian Population Estimates and Projections Data Profiles Appendix III Selby Health Check Data Appendix IV Tadcaster Health Check Data Appendix V Sherburn in Elmet Health Check Data Appendix VI Retailer Business Survey Questionnaire Appendix VII Convenience Retail Capacity Assessment Appendix VIII Comparison Retail Capacity Assessment Appendix IX Recommended Town Centre Boundaries Prepared by: Helen Mansley Status: Planner Date: May 2015 Reviewed by: (Nicola Rigby) Status: Director Date: May 2015 For and on behalf of GVA Grimley Ltd May 2015 gva.co.uk Selby District Council Retail and Leisure Study 1. Introduction 1.1 GVA was appointed by Selby District Council to undertake a Retail and Leisure Study. Given that the Selby District Core Strategy (2011 – 2027) was adopted in October 2013, the study is to provide an up-to-date and robust evidence base on retail, leisure and other town centre uses to underpin the development of the Council’s future policies and site specific allocations in the emerging sites and policies Plan (‘PLAN Selby’). 1.2 The Council is currently at an early stage in the preparation of PLAN Selby with public consultation on the issues and options completed between November 2014 and January 2015. PLAN Selby will allocate sites for new development across Selby District, set out site specific policies and proposals, and development management policies necessary to deliver the overarching strategic framework set out in the adopted Core Strategy. 1.3 In wider terms, the study will further inform the work being undertaken by Selby Town Enterprise Partnership (STEP), a strategic public-private sector body focused on supporting economic growth in Selby1. Specifically, the study will inform the formulation of proposals by STEP to secure the role of the town as the primary service centre for the district and a destination of choice for shopping and leisure activities. 1.4 In summary, the terms of the study are as follows: To understand current convenience and comparison shopping and leisure visitation patterns across the district and in adjoining areas through commissioning a new up-to-date household telephone survey. To provide a comparative assessment of changes in shopping patterns, market share and overall performance against the 2009 Selby Retail, Commercial and Leisure Study findings. Provide a comparative review of the vitality and viability of three main centres in the district (Selby, Tadcaster and Sherburn in Elmet) through the completion of new floorspace / use surveys to establish changes in representation and vacancy within the three centres. 1 We refer to the town of Selby as simply ‘Selby’, which denotes the urban extent of the town. ‘Selby town centre’ is used to refer to the shopping and commercial centre area of Selby, as defined by Selby District Council. ‘Selby District’ refers to the Selby District Council Local Authority area. May 2015 I gva.co.uk 1 Selby District Council Retail and Leisure Study To assess the future quantitative capacity and qualitative need for additional retail floorspace, having regard to new and planned developments / commitments within the district and wider sub-region. To confirm a robust forward development strategy for the main towns in the district, including defining appropriate retail frontages, boundaries and policy thresholds. 1.5 The study is informed by a number of detailed independent survey exercises, designed in conjunction with the district council, including: Floorspace / Fascia Survey: detailed surveys of Selby, Tadcaster and Sherburn in Elmet town centres were completed to establish the current amount and split of various types of floorspace (convenience, comparison, services and vacancies). Household Telephone Survey: a detailed survey establishing where residents within the district and adjacent areas (including Goole, Howden, Holme-on-Spalding- Moor, Boston Spa and surrounding rural areas) travel to for convenience and non- food shopping activities, as well as leisure purposes. The survey informs the quantitative component of the study, identifying the current market share performance of town centre, individual stores and retail park destinations. In-Centre Survey: a full shopper survey within Selby town centre to determine the profile of visitors and shoppers to the centre; the strengths and weaknesses of the centre in terms of the existing retail offer, wider facilities and physical environment; patterns of usage of the centre (i.e. Frequency of visits, modal split, dwell times); and suggested qualitative improvements which would persuade shoppers to visit the centre more frequently or stay for longer. Retailer Business Survey: surveys circulated to all retailers within Selby town centre to establish current trading performance; the relative strength and weaknesses of the centre; and specific initiatives that could be delivered to improve the performance and the overall attractiveness of the centre. 1.6 The results of the survey exercises are drawn together to provide a set of robust recommendations to enable the Council to proactively plan for future development. The study conclusions represent the current assessment of performance and opportunity. The quantitative need identified should be used to inform policy which will endure over the short to medium term as required. It will however be important that the Council continues to monitor the health of its main centres, revisiting the strategy to address changing circumstances as necessary. May 2015 I gva.co.uk 2 Selby District Council Retail and Leisure Study Report Structure 1.7 The remainder of the report is structured as follows: Part One – Background Detail and Context o Section 2 – Planning Policy Context sets out the requirements of the NPPF and NPPG in terms of promoting competitive town centre environments and outlines the relevant local planning policy context. o Section 3 – Sub-Regional Overview details the existing and emerging retail and leisure schemes in surrounding centres outside of the district which may impact on the future performance of Selby District’s centres. o Section 4 – District Context describes the current offer within the main three centres in the district followed by an overview of the demographic composition of the district. o Section 5 – Retail and Leisure Trends summarises the current market conditions and developments within the retail and leisure sector. Part Two – Methodology o Section 6 – Methodology sets out the methodology underpinning the health check assessments of the three main centres, in-centre and retailer business surveys, and the quantitative capacity modelling exercise, including the household survey methodology. Part Three – Summary of Findings o Section 7 – Summary of Findings provides, for each of the districts three town centres, a SWOT analysis summarising the headline findings of the performance analysis and survey exercises, and a summary of the main findings of the retail assessment. Part Four – Qualitative and Quantitative Assessment o Sections 8-10 – Selby, Tadcaster and Sherburn in Elmet Analysis sets out for each of the three centres in turn: an assessment of the performance of the centre using a range of indicators of vitality and viability and drawing on the findings of floorspace/use and
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