RETAIL ASSESSMENT
Newsquest / DX Freight, Cardiff Road,
Newport, NP20 3BP
Full Planning Application for the demolition of existing buildings and erection of new retail foodstore (Use Class A1), together with associated parking, landscaping and ancillary works
June 2018
GVA Client: Lidl UK GmbH Report Title: Retail Impact Assessment
Contents
1. Introduction ...... 4 The Purpose of this Assessment ...... 4 Structure of this Assessment ...... 5 2. The Site: Location & Extent ...... 7 Location & Existing Use ...... 7 The Application...... 9 Planning History ...... 9 Rationale & Background ...... 9 3. The Lidl Business Model ...... 11 4. Pre-Application Dialogue ...... 13 5. Planning Policy Context ...... 14 Preface ...... 14 Retail Policy and Evidence Base ...... 14 Local Planning Policy ...... 15 National Planning Policy ...... 17 6. Key Planning Issues ...... 22 Preface ...... 22 Principle of Development ...... 22 Residential Amenity ...... 24 Visual Amenity...... 25 Highway Safety ...... 25 Ecology ...... 26 Trees ...... 26 Drainage & Flood Risk ...... 27 Impact upon the Welsh Language ...... 27 Socio-Economic Benefits ...... 28 7. Overview of Existing Retail Provision in the Local Area ...... 29 8. Need Assessment ...... 33 9. The Sequential Test ...... 36 10. Assessment of Impact ...... 41 11. Conclusion ...... 44
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Appendices
Appendix I Site Location Plan Appendix II Proposed Elevations Appendix III CGI Perspectives Appendix IV Quantitative Impact Assessment
Figures
Figure 1 Site Location Plan
Figure 2 Newport Local Development Plan – Constraints Map
Figure 3 Newport Local Development Plan – Proposals Map
Figure 4 2010 Retail Study Assessment Area & Zones
Status: Draft Draft Date: 29 June 2018
For and on behalf of GVA Grimley Limited
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1. Introduction
The Purpose of this Assessment
1.1 This Retail Assessment (‘RA’) has been prepared to accompany and support a full planning application for the demolition of the existing on-site buildings to facilitate the erection of a new Lidl foodstore (Use Class A1), together with associated parking, landscaping and ancillary works at the site presently occupied by Newsquest / South Wales Argus and DX Freight located off Cardiff Road in Newport. The application is submitted by GVA on behalf of Lidl UK GmbH.
1.2 It is intended the proposed foodstore would be a replacement and enlargement of the existing Lidl retail foodstore that is located on Mendalgief Road, Docks Way. In essence, Lidl will serve the existing catchment of its Docks Way store from the proposed Cardiff Road location and vacate its currently rented property.
1.3 The extent and location of the site is shown on the site location plan below.
Figure 1: Site Location Plan
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1.4 Lidl’s business model is described in Section 3.0 of this assessment, which explains that the whole of the Lidl product range delivers high quality, low cost food and convenience goods. A standardised store format is key to underpinning Lidl’s business model as it enables the delivery of savings in the development, servicing and stocking of Lidl’s stores.
1.5 Lidl has sought to improve its store operating practices over the years to ensure that it continues to meet the needs of its customers whilst keeping cost to a minimum, thereby delivering exceptional value across its product range. To this end, the store format has evolved and Lidl has found that many of its earlier stores, including the store at Docks Way, are unable to be stocked and serviced efficiently. Some of the company’s stores need to be brought up to date to ensure that customers continue to benefit from the quality and positive shopping experience that Lidl offers.
1.6 The constraints of the Docks Way store, and given that it is leased, make the possibility of replacing the store at the existing location with a new Lidl format store impractical. The issues affecting the store and the general drive by Lidl to modernise its portfolio has, therefore, prompted Lidl to submit this planning application for the development of a wholly new retail foodstore to serve the same catchment.
Structure of this Assessment
1.7 This RA seeks to demonstrate the acceptability of the proposed development in the context of relevant planning policy, taking into account the context of the site and the surrounding form of development. The remainder of the assessment is, therefore, structured as follows:
. Section 2 provides an explanation of the context of the application including site details, a description of the proposal and relevant planning history, and the rationale behind the application;
. Section 3 provides an explanation of the characteristics of the Lidl business model and the legitimate influence this has on the approach to the consideration of the impact and sequential tests;
. Section 4 provides the detail of the pre-application enquiry submitted to the Council and a summary of the Council’s response;
. Section 5 provides a review of the planning policy context relevant to the proposal;
. Section 6 considers the primary planning issues, providing a comprehensive analysis of how this proposal conforms with relevant policy and planning considerations;
. Section 7 provides an updated capacity assessment of quantitative need taking account of additional convenience spend;
. Section 8 provides our sequential test of nearby centres to define whether there are more centrally located opportunities that could accommodate the proposed store;
. Section 9 refers to the characteristics of the Lidl business model and explains, in qualitative terms, why the potential for adverse impacts on those centres is negligible;
. Section 10 sets out our quantitative assessment of impact and considers the need for the proposed store, having regard to the relevant evidence base and the trading characteristics of the proposed store, and
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. Section 11 provides an overview and concludes the assessment, confirming that there are a number of material benefits arising from Lidl’s proposals which ought to justify the grant of planning permission.
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2. The Site: Location & Extent
Location & Existing Use
2.1 The site extends to approximately 0.97 hectares (2.39 acres) and comprises the industrial / storage and office buildings occupied by DX Freight and Newsquest / South Wales Argus respectively.
2.2 The site is currently divided into two parts by a palisade fence running in an east-west direction. The northern side of the fence comprises the site of DX Freight, which includes an industrial building and an area of hardstanding associated with the freight business operations. An ‘in’ and ‘out’ vehicular access exists to the west of this site onto Cardiff Road which lies relatively close to the railway line bridge.
2.3 On the southern side of the fence, the site contains a car park area and a series of single and two storey buildings, which are used in connection with Newsquest / South Wales Argus. Vehicular access to this site is provided off Bideford Road, which is a dead-end.
2.4 Buildings contained on both parts of the respective areas of the site are relatively poor in quality. This is especially true of the South Wales Argus part of the site with the office buildings requiring significant improvement in order to bring them up to modern standards. The redevelopment of the site by Lidl, and the associated capital receipts from the land sale, will enable South Wales Argus to move to new modern office space in the city centre. This will ensure the on-going retention of significant levels of highly skilled jobs in Newport going forward and also help to increase footfall and vibrancy in the city centre where the office workers will be relocated. This is elaborated upon later in this assessment.
2.5 The site is bound by the Ebbw Vale railway line to the north, beyond which lies Harlech Retail Park. A relatively recent housing development has been built to the east. The western boundary is marked by Cardiff Road. The Cefn Adda Reen lies in close proximity to the site and Bideford Road passes along the site’s southern boundary. Beyond this is the Cardiff Road Local Centre and further residential dwellings.
2.6 We note there is a growing residential population in the immediate area, with 89 no. dwellings having recently been completed adjacent to the site on the land to the rear of South Wales Argus. In addition, 360 no. dwellings have been constructed out of the 506 no. dwellings granted planning permission in totality on the residential portion of the Mon Bank Sidings site. This is in accordance with the Council’s Joint Housing Land Availability Assessment (published August 2017), which states that a further 65 no. dwellings will be constructed at this site by Redrow and Llanmoor Homes this year. The site is also within close proximity of the Whitehead works site which is anticipated to deliver a further 498 units, with development set to commence in 2020. This all generates further demand for a new foodstore in the area. Such factors are material to the consideration of qualitative need and weigh in favour of the proposals.
2.7 According to the proposals map (Figure 2) accompanying the Newport Local Development Plan (LDP) 2011 – 2026 (Adopted January 2015), the site falls within the defined settlement boundary for Newport and is not allocated for any specific land-use purpose and is therefore considered to be ‘white land’.
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Figure 2: LDP Constraints Map
Figure 3: LDP Proposals Map
2.8 The site occupies an edge-of-centre location in retail policy terms, the Cardiff Road Local Centre abutting Bideford Road, which is immediately to the south of the site. In addition, the site is only a short walk from Harlech Retail Park, which is located off Cardiff Road - the entrance to which is merely 300m to the north. The site is also around 2km south west of the city centre. Harlech Retail Park comprises approximately 15,000 sq.m of retail floorspace and was granted planning permission in 1995.
2.9 As shown on the LDP constraints map (Figure 2), the site is entirely located in Flood Zone 1 by the Natural Resources Wales mapping and largely in Flood Risk Zone B, as defined by the Development Advice Map contained within Technical Advice Note 15: Development and Flood Risk (2004). Although, the southern extent of the site is located within Flood Zone A; an area considered to be at little or no risk of flooding from rivers or the sea with a less than 0.1% annual probability.
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2.10 The site does not fall within a conservation area and there are no Scheduled Ancient Monuments or listed buildings within the immediate vicinity of the site.
2.11 There are no statutory or non-statutory designations affecting the site, although it is located within 5km of the River Usk SAC / SSSI and Severn Estuary SPA / SSSI and Ramsar site and the Gwent Levels SSSI.
2.12 A Cherry Tree is located on the site’s Cardiff Road frontage. This is protected by virtue of the Tree Preservation Order.
2.13 The site is not located within a designated Air Quality Management Area.
2.14 The site location plan, attached at Appendix I, clearly defines the site and its context.
The Application
2.15 The description of development for the proposed scheme (on the full planning application form) reads as follows:
“Demolition of the existing buildings and their replacement with a new retail foodstore (Use Class A1), together with associated car parking, landscaping, external areas and servicing arrangements”
2.16 The proposed development is submitted as a full planning application, with all the detail submitted for the Council’s consideration.
2.17 The Proposed Elevations and CGI Perspectives are included in Appendix II & III of this assessment.
Planning History
2.18 Based upon a search and review of the Council’s online planning records, there are a number of historic planning permissions of relevance to the site. The most significant planning permission relates to the demolition of some of the existing buildings on the adjacent land and the site’s redevelopment for 82 dwellings (LPA Reference 13/0830).
2.19 Prior to this, an outline planning application (LPA Reference 08/0314) was submitted for the residential redevelopment of a portion of the site. However, this application was subsequently withdrawn.
2.20 Aside from the 2013 planning permission, the remaining historic planning records include a number of minor applications and applications for discharge of conditions associated with the on-going operations at the site.
Rationale & Background
2.21 Lidl has sought to improve its store operating practices over the years to ensure that it continues to meet the needs of its customers whilst keeping cost to a minimum, thereby delivering exceptional value across its product range. To this end, the store format has evolved and Lidl has found that many of its earlier stores,
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including the nearby store at Docks Way, with sales areas of approximately 1,000m², are unable to be stocked and serviced efficiently.
2.22 The issues affecting the Docks Way store, and the general drive to modernise its portfolio, has prompted the submission of this planning application to relocate and enlarge the store that serves this catchment with a more modern and suitable foodstore.
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3. The Lidl Business Model
3.1 Lidl is well established in the UK with the company currently operating in excess of 700 stores from sites and premises both within and outside town centres. The UK business model is based firmly on the success of Lidl’s operations abroad with approximately 9,000 stores trading across Europe.
3.2 Care should be taken in referring to Lidl as a ‘deep discount’ operator because the perception of such operators can be that the quality of goods sold must be low to achieve cheap prices. That is not the case. Lidl is able to offer very competitive prices whilst keeping the quality of its goods extremely high. It achieves this through a combination of:
. tremendous buying power as a result of the scale of its operations across Europe;
. a concentration on own brands (about 80% of its product range) which avoids passing on the cost of brand name marketing to the consumer;
. its decision to stock a much more limited product range than its competitors (on average circa 1,600 lines) concentrating on those goods that form a very high proportion of the weekly food and convenience goods needs of most households;
. operating systems that reduce operational costs, and
. simple product display and stock handling procedures.
3.3 Lidl is characterised by the Competition Commission as a Limited Assortment Discounter (LAD). The Commission, Planning Inspectors and the Secretary of State have expressly recognised that LADs offer particular benefits of quality and value. The Competition Commission’s Groceries Market Investigation Final Report (30/04/2008) says (at paragraph 3.3) that LADs:
“carry a limited range of grocery products and base their retail offer on selling those products at very competitive prices. The three major LADs in the UK are Aldi, Lidl and Netto. Each … carries in the region of 1,000 to 1,400 product lines in stores ranging from 500m² to 1,400m² (stores of a similar size operated by a large grocery retailer generally carry about 5,000 products). Aldi, in large part, carries only own label goods while both Lidl and Netto carry larger volumes of branded products”.
3.4 As the Commission says, Lidl sells a limited number of product lines but all of its business practices are aimed at driving down costs so that it can provide exceptional value for money across the whole of its product range.
3.5 The increase in the standard number of lines from the “1,000 to 1,400” cited by the Commission to the 1,600 that Lidl now generally stocks is not substantive when compared to the number of lines stocked by others. Whereas Lidl typically sells no more than 1,600 product lines the main grocers (Tesco, Asda, Sainsbury’s and Morrisons) will sell 10,000 or significantly more. Moreover, whilst the main grocers have responded to the competition provided by the LADs by introducing more value lines, those will be stocked amongst branded
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and premium lines; whereas the whole of the LAD business model is geared to providing exceptional value across the whole of its range.
3.6 The standard Lidl business model/foodstore offers a product range that includes everyday core grocery items, selected non-branded household products, limited provision of chilled/frozen food, a small range of fresh fruit & vegetables and wrapped fresh bread/morning goods.
3.7 The standard Lidl business model offers a product range that includes:
. everyday core grocery items;
. selected non-branded household products;
. a limited provision of chilled/frozen food;
. a small range of fresh produce (fruit & vegetables), and
. fresh bread/morning goods.
3.8 The ability to offer a consistent range of high quality goods at competitive prices enables Lidl to distinguish itself from other operators that may be perceived as operating similar business models. The whole of the Lidl product range delivers value whereas the major grocers only stock own brand and ‘value’ lines amongst their branded and premium products.
3.9 Lidl does not stock convenience goods such as tobacco, or individual confectionary items and stocks limited pre-packed fish and meat and individual fruit and vegetable products. This places it in a different market from most independent retailers. The same issues, coupled with the lack of post office, pharmacy, delicatessen, financial products or other in-house facilities mean that the overlap with conventional supermarkets is limited.
3.10 Lidl stores also offer a limited range of non-food items which typically occupy about 20% of the sales area. These items tend to be one off specials offered on the basis of ‘when it’s gone it’s gone’. There is no standard or constant comparison goods range offered in store and the special items are wide ranging including anything from specialist sports equipment to electrical items.
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4. Pre-Application Dialogue
4.1 Lidl propose to redevelop the site to deliver a new retail foodstore of 2,122 sqm GIA, with a 1,325 sqm net sales area and 140 car parking spaces, of which 6 will be for use by disabled customers and 8 will be marked as ‘parent and child’ spaces.
4.2 GVA, on behalf of Lidl UK GmbH, submitted a pre-application enquiry to Newport City Council on 16th May 2018 for the demolition of the existing on-site buildings and the erection of new foodstore. This enquiry was accompanied by a series of proposed plans and drawings, together with a Retail Assessment Scoping Note and sought the Council’s views of the proposals in respect of:
. The principle of the proposed development;
. The scope of the technical documents required in support of the planning application, and
. The form and content of the Retail Assessment, including key aspects of the sequential approach to site selection and the assessment of impact.
4.3 Unfortunately, a response to this initial enquiry has not yet been received and the decision was taken to prepare, and place on public deposit, this draft full planning application, which mirrors the detail of the pre- application enquiry.
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5. Planning Policy Context
Preface
5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires than an application for planning permission should be determined in accordance with the Development Plan, unless material considerations indicate otherwise.
5.2 The planning policy that supports the proposal exists at a number of levels and extends to a range of guiding documents.
5.3 To highlight the site’s potential, the following sections record the main provisions of the principal statutory planning documents and strategies of relevance. It establishes the context within which the proposed development will need to be brought forward.
5.4 National guidance comprises Planning Policy Wales Edition 9 (PPW) (November 2016), as well as a range of supplementary Technical Advice Notes (TANs). At the local level, the Newport Local Development Plan (adopted 27th January 2015) constitutes the statutory Development Plan against which the proposals will be assessed. Policies of relevance in terms of both the national and local context are set out below.
Retail Policy and Evidence Base
5.5 The approach to taking planning decisions is set out in the Planning Act and summarised in PPW, which advises that the planning system is central to achieving sustainable development in Wales and that the planning system provides for a:
“presumption in favour of sustainable development to ensure social, economic and environmental issues are balanced & integrated at the same time by the decision-taker.”
5.6 A definition of sustainable development is given which is broadly cast and said to mean:
“enhancing the economic, social and environmental well-being of people and communities, achieving a better quality of life for our own generations…”
5.7 PPW explains the approach that should be followed in taking decisions on individual applications and advises that:
“In line with the presumption in favour of sustainable development, applications for planning permission should be determined in accordance with the approved or adopted development plan for the area, unless material considerations indicate otherwise. Material considerations could include current circumstances and policies of Welsh Government and UK Government. All applications should be considered in relation to up to date policies.”
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5.8 In light of this established process, in this section we review the objectives of relevant policy in the development plan, and the evidence which underpins it. We do so having regard to the age of the development plan and its consistency with those parts of PPW that relate to applications for new retail development. Further explanation of retail policy in Wales is found in TAN 4: Retailing and Commercial Development (November 2016).
Local Planning Policy
5.9 The Planning and Compulsory Purchase Act 2004 introduced the requirement for all local planning authorities to produce a new form of development plan for their areas – a Local Development Plan. Accordingly, the Newport LDP (2011 – 2026) was adopted on 27th January 2015 and comprises of a range of detailed objectives and policies against which all planning applications are considered.
5.10 The site is not allocated for any specific land use on the proposals map which accompanies the LDP (and is therefore “white land”) and is located in an edge-of-centre location in retail policy terms. As such, the following objectives and policies of the LDP are applicable to proposals for a new foodstore:
. Objective 1 (Sustainable Use of Land) seeks to ensure that all development makes the most efficient use of natural resources by seeking to locate development in the most sustainable locations, minimise the impact on the environment and make a positive contribution to local communities.
. Objective 2 (Climate Change) seeks to ensure that development and land uses in Newport make a positive contribution to minimising, adapting to or mitigating against the causes and impacts of climate change, by incorporating the principles of sustainable design, changes to travel behaviour, managing the risks and consequences of flooding, and improving efficiency in the use of energy, waste and water.
. Objective 3 (Economic Growth) promotes the need for a diverse economy that meets the needs of the people of Newport and those of the wider South East Wales economic region.
. Objective 8 (Culture & Accessibility) seeks to ensure that development proposals and uses are socially and physically accessible to all, taking account of the needs of all individuals.
. Objective 9 (Health and Well-Being) seeks to provide an environment that is safe and encourages healthy lifestyle choices and promotes well-being.
. Policy SP1 (sustainability) states that proposals will be required to make a positive contribution to sustainable development by concentrating development in sustainable locations on brownfield land within the settlement boundary.
. Policy SP2 (Health) states that proposals should seek to maximise their positive contribution to health and well-being and minimise any negative effects, being located in the most sustainable locations.
. Policy SP3 (Flood Risk) states that Newport’s coastal and riverside location necessitates that development be directed away from areas where flood risk is identified as a constraint and ensure
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that the risk of flooding is not increased elsewhere. Development will only be permitted in flood risk areas in accordance with national guidance.
. Policy SP18 (Urban Regeneration) states that proposals will be favoured which assist the regeneration of the urban area, particularly where they contribute to:
i) the vitality, viability and quality of the environment of the city centre; ii) the provision of residential and business opportunities within the urban area; iii) reuse of vacant, underused or derelict land; iv) encourage the development of community uses where appropriate.
. Policy SP19 (Assessment of Retail Need) requires an assessment of retail need and a sequential test for all proposals not located within a defined centre.
. Policy GP1 (General Development Principles – Climate Change) provides a list of criteria which development proposals should comply with in order to promote climate change.
. Policy GP2 (General Development Principles – General Amenity) relates to the amenity enjoyed by people in their local environment and seeks to protect this, stating that development proposals should be of an appropriate scale, nature and siting so as not to undermine the character of the area or impinge amenity.
. Policy GP3 (General Development Principles – Service Infrastructure) states that in areas served by the public foul sewer, development will not be permitted with connections to private facilities unless there are exceptional circumstances that prevent connection to the public sewer.
. Policy GP4 (General Development Principles – Highways and Accessibility) relates to the need to avoid adverse effects on people and the environment as a result of traffic and parking. Also, the mobility and access requirements of those with increased needs should be fully considered.
. Policy GP5 (General Development Principles – Natural Environment) states that proposals are designed and managed to protect and encourage biodiversity and ecological connectivity, including through the incorporation of new features on or off site to further the UK, Welsh and/or Newport biodiversity.
. Policy GP6 (General Development Principles – Quality of Design) states that a good quality design will be sought in all forms of development. The aim is to create a safe, accessible, attractive and convenient environment.
. Policy GP7 (General Development Principles – Environmental Protection & Public Health) states that development will not be permitted which would cause or result in unacceptable harm to health because of land contamination, dust, instability or subsidence, air, heat, noise or light pollution, flooding, water pollution, or any other identified risk to environment, local amenity or public health and safety.
. Policy EM3 (Alternative Uses of Employment Land) development proposals promoting alternative uses on existing employment sites will be resisted unless the following criteria is met:
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i) the site has been marketed unsuccessfully for employment purposes for a minimum of 12 months; ii) there remains a sufficient range and choice of employment land and premises to meet LDP requirements and local demand; iii) the development has no adverse impact on existing or allocated employment sites; iv) the development has no adverse impact on amenity or the environment.
. Policy T4 (Parking) states that car parking in development proposals shall be provided in accordance the standards set out in the supplementary planning guidance.
. Policy R10 (New Out of Centre Retail Sites) states that proposals for large scale retail development on sites outside the city centre or district centres will only be permitted in certain circumstances.
Supplementary Planning Guidance (SPG)
5.11 The Council provides a range of Supplementary Planning Guidance (SPG) which comprises detailed guidance on the way in which policies of the LDP will be applied in particular circumstances or areas. All necessary guidance has been taken account of when designing the scheme. The SPGs of relevance to the application are as follows:
. Newport Parking Standards (2015) – This provides guidance on the City Council’s parking requirements and seeks to ensure a transparent and consistent approach to the provision of parking.
. Wildlife and Development (2010) – This document seeks to provide specific direction on how biodiversity should be conserved and enhanced in all development proposals.
5.12 In addition, we understand NCC has recently prepared a ‘Retail Procedure Note’ (dated November 2016) offering advice on how the Council will deal with the requirement to demonstrate need, the application of the sequential test and impact when considering retail developments.
5.13 Since this procedure note has not been adopted by the Council it, presently, has no status as part of the Development Plan.
National Planning Policy
Planning Policy Wales
5.14 PPW (Edition 9) sets out the land use planning policies of the Welsh Government (WG). This contains guidance for the preparation of Local Authority’s development plans, development management, and sets out the WG commitment to creating sustainable developments.
5.15 Chapter 4 of PPW has been updated to include reference to the statutory purpose for the planning system introduced by the Planning (Wales) Act 2015 and the Well-being of Future Generations (Wales) Act 2015, particularly regarding the use of the well-being goals in the Act in the absence of locally set well-being objectives.
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5.16 Chapter 4 acknowledges that the land use planning system is central for achieving sustainable development in Wales. It recognises the importance of creating sustainable communities where people can live, work and play and encourages opportunities for land to occupy both commercial and residential uses to derive benefit from co-location. This chapter identifies a number of key objectives for policies and proposals to achieve. These include:
. The re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites;
. the location of development in places which minimise the demand for travel, especially by private car;
. promoting access to employment, shopping, education, health, community, leisure and sports facilities and open and green space, maximising opportunities for community development and social welfare;
. fostering improvements to transport facilities and services which maintain or improve accessibility to services and facilities, secure employment, economic and environmental objectives, and improve safety and amenity;
. fostering social inclusion by ensuring that full advantage is taken of the opportunities to secure a more accessible environment for everyone;
. protecting and improving the natural environment, and the historic environment and cultural heritage resource; and
. contributing to the protection and, where possible, the improvement of people’s health and well-being as a core component of sustainable development.
5.17 Chapter 7 of PPW relates to economic development and states that local planning authorities are required to ensure that the economic benefits associated with a proposed development are understood and that these are given equal consideration with social and environmental issues in the decision-making process, and it should recognise that there will be occasions when the economic benefits will outweigh social and environmental considerations.
5.18 Chapter 8 of PPW acknowledges that the land use planning system can help to achieve the WG’s objective for sustainable transport and, amongst other matters, sets out a hierarchy that supports development primarily accessible by walking and cycling, followed by public transport and then the private car.
5.19 Chapter 10 (Retail and Commercial Development) seeks to direct retail provision (wherever possible) to locations in proximity to other commercial businesses, leisure and community facilities, employment and housing (paragraph 10.1.3). When determining a planning application for retail, leisure or other uses best located in a town centre, including redevelopment, extensions or the variation of conditions, local planning authorities should take into account:
. Compatibility with the development plan;
. Quantitative and qualitative need for the development/extension, unless the proposal is for a site within a defined centre or one allocated in an up-to-date development plan;
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. the sequential approach to site selection;
. impact on existing centres;
. net gains in floorspace where redevelopment is involved, and whether or not it is like for-like in terms of comparison or convenience;
. rate of take-up of allocations in any adopted development plan;
. accessibility by a variety of modes of travel;
. improvements to public transport;
. impact on overall travel patterns; and
. best use of land close to any transport hub, in terms of density and mixed use. (10.4.1)
5.20 At paragraph 10.2.10 PPW states that “new provision can be located where it:
. supports the objectives and strategy of an up-to-date development plan or the policies in this guidance;
. is highly accessible by walking, cycling or public transport;
. contributes to a substantial reduction in car journeys;
. contributes to the co-location of facilities in existing town, district, local or village centres;
. significantly contributes to the vitality, attractiveness and viability of such a centre; or where it alleviates a lack of convenience provision in a disadvantaged area;
. assists in the alleviation of over-trading of, or traffic congestion surrounding, existing local comparable stores;
. addresses locally defined deficiencies in provision in terms of quality and quantity, including that which would serve new residential developments; or where it
. alleviates a lack of convenience goods provision in a disadvantaged area.
Technical Advice Notes (TANs)
5.21 As set out above, PPW is supplemented by a series of Technical Advice Notes (TANs). ). TAN 4 (Retail and Commercial Development) is of particular relevance to the proposals and was updated in November 2016 to bring it in line with PPW. This revised document replaces TAN 4 (Retailing and Town Centres), which was adopted in November 1996.
5.22 The Welsh Government’s objectives for retail and commercial centres are to:
. Promote viable urban and rural retail and commercial centres, as the most sustainable locations to live, work, shop, socialise and conduct business.
. Sustain and enhance retail and commercial centres vibrancy, viability and attractiveness.
. Improving access to, and within, retail and commercial centres by all modes of transport, especially walking, cycling and public transport.
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5.23 PPW recognises that retail and commercial centres are the focal point for shopping, leisure and tourism, local services and business/employment opportunities. This ‘town centres first’ approach ensures, through policy and decision making, that retail and commercial centres should be the first choice location in assessing the most appropriate places for a wide variety of developments. The co-location of these uses and their high levels of accessibility by a range of transport options make them sustainable locations.
5.24 TAN 4 established the importance of gathering evidence in relation to retail needs, and the performance of centres, and suggests criteria that may be examined to provide an indication of their “vitality, attractiveness and viability”.
5.25 In addition to TAN 4, the following TANs are also applicable to the proposals:
. Technical Advice Note 12 (Design) was updated in 2016 and provides detailed advice on how good design in development may be facilitated by the planning system. The guidance states that good design has the potential to assist in environmental sustainability, economic growth and social inclusion. The guidance places particular emphasis on the achievement of sustainable design solutions, sustaining or enhancing character, promoting innovative design solutions, ensuring access for all and promoting legible development.
. Technical Advice Note 18 (Transport) was published in 2007 and recognises the key role of the planning system to facilitate sustainable travel patterns. As in TAN 12, the guidance aims to influence the location of new development to reduce the need to travel and subsequently promote more sustainable forms of transport which contribute to environmental improvement in the longer term.
. Technical Advice Note 20 (Planning and the Welsh Language) was published in October 2013. This provides guidance on how the planning system considers implications of the Welsh language. A TAN 20 Practice Guidance Note was published in June 2014 which should be read in conjunction with TAN 20, but has been produced to assist local planning authorities in the preparation, monitoring and review of their Local Development Plans.
. Technical Advice Note 23 (Economic Development) was published in February 2014 and focuses on the need to encourage development in order to generate wealth, jobs and income. This TAN recognises the importance of all aspects of development and that planning decisions are made in a sustainable way which balance social, environmental and economic considerations.
Community Infrastructure Levy (CIL)
5.26 In 2008 the Planning Act was amended to make provisions for local authorities to prepare a Community Infrastructure Levy (CIL) for their own areas (if so desired). This would take the form of a charging schedule that would subsume a lot of matters that are currently secured through the use of Section 106 Legal Agreements which are the usual method for obtaining infrastructure improvements to mitigate the impacts of development proposals. It should be noted that it is not the purpose of CIL to replace Section 106 obligations.
5.27 CIL is intended to directly assist in the delivery of the Council’s land use aims and objectives and expands on Policy SP13 of the LDP. We are aware the Council has prepared its Community Infrastructure Levy (CIL) Draft Charging Schedule (DCS), which sets out a list of projects that are liable for CIL payment. Following
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examination, a Planning Inspector has recommended the CIL DCS is approved. Whilst it was anticipated this recommendation would go to Full Council for final approval along with a recommendation that CIL is fully implemented on 1st April 2017, this has since been delayed pending the outcome of the UK government’s expected changes to the CIL process.
5.28 NCC’s CIL DCS sets out a list of projects that will be liable for CIL payment. All food supermarkets with a floor space of less than 3,000 sq.m. will be required to make a CIL payment of £100 per sq.m.
5.29 Given that the existing buildings on site have a greater floor area than the proposed new Lidl foodstore, there would be no CIL liability in any event should CIL be introduced in Newport. However, we are aware that s106 obligations may still be requested provided that they meet the tests in the CIL Regulations.
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6. Key Planning Issues
Preface
6.1 The application proposals are compliant with policy provisions at the national and local level and the way this can be achieved is demonstrated by the detail submitted in the application package. This identifies the key development influences that have been taken into account when designing the proposals for the site.
6.2 This assessment demonstrates that the proposals accord with the detailed LDP policy requirements identified in Section 5.0. These include matters of design, transportation, ecology, landscaping, drainage and noise.
6.3 As required by Section 38 (6) of the Planning and Compulsory Purchase Act 2004 the application proposals have been assessed against all relevant national and development plan policies and other material considerations, and have been found to be in compliance.
6.4 In this context, we believe the primary issues in this instance to be:
. The Principle of Development;
. Residential Amenity;
. Visual Amenity;
. Highway Safety;
. Ecology;
. Trees;
. Drainage and Flooding;
. Impact upon the Welsh Language, and
. Scio-Economic Impacts.
Principle of Development
6.5 The Lidl strategy is to offer its customers the highest quality at the lowest prices via neighbourhood stores serving local needs at convenient locations. Lidl have around 1,600 carefully selected product lines of which approximately 80% are their own brand. In comparison to other mainstream food retailers who normally offer between 10,000 and 30,000 lines. Offering this limited range gives Lidl immense buying power and allows them to keep their low prices whilst maintaining the quality of their range.
6.6 Customers tend to shop at a Lidl store for staple items in order to ensure value for money. Lidl do not sell products such as tobacco or cigarettes or have a fresh deli counter, ensuring that customers will also shop
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with other, local, retailers for such items as well as for branded convenience products and more specialist services such as a pharmacy, dry cleaning, Post Office etc.
6.7 In addition to Lidl’s core product lines, there is a limited range of non-food ‘special’ items that change on a twice-weekly basis. These range from garden equipment, furniture, DIY and clothing to electrical goods. It is very much the case that these items are sold on a ‘when it’s gone, it’s gone’ basis, which eliminates the ‘competition’ element with other retailers within a town.
6.8 Lidl has sought to improve its store operating practices over the years to ensure that it continues to meet the needs of its customers whilst keeping cost to a minimum, thereby delivering exceptional value across its product range. To this end, the store format has evolved and Lidl has found that many of its earlier stores, including the nearby store at Docks Way, with sales areas of approximately 1,000m², are unable to be stocked and serviced efficiently.
6.9 The issues affecting the Docks Way store, and the general drive to modernise its portfolio, has prompted the proposal to relocate to the proposed this site with a more modern and slightly larger foodstore.
6.10 The proposed site is not allocated for any specific land use purpose on the proposals map which accompanies the LDP (and is therefore “white land”) and the existing buildings are not listed, nor are they within a conservation area or have architectural merit that may otherwise warrant their retention.
6.11 The site is occupied by B-Class uses. As such, LDP Policy EM3 is applicable since this relates to the assessment of alternative development proposals on business, industrial and warehousing land. The site is not allocated for such purposes in the adopted development plan and the South Wales Argus offices are of particularly poor quality when considering the modern requirements of their operations. The redevelopment of the site by Lidl, and the associated capital receipts from the land sale, will enable South Wales Argus to move to new modern office space in the city centre. This will ensure the on-going retention of significant levels of highly skilled jobs in Newport going forward and also help to increase footfall and vibrancy in the city centre where the office workers will be relocated. This is clearly significant for the city and will assist with regenerating Newport city centre. As such, the relocation of Newsquest / SW Argus from this site to the city centre is of critical importance in continuing the regeneration and rejuvenation of the city centre, as is the sale of the subject site to the applicant which will provide the means by which such a relocation can be viably delivered and realised. Moreover, the redevelopment of the site will remove unsympathetic uses and improve the amenity for surrounding dwellings.
6.12 In retail policy terms, the site is located in an edge-of-centre location. The site is a short walk from Harlech Retail Park, which is located off Cardiff Road, around 2km south west of the city centre. This retail park comprises approximately 15,000 sq.m of retail floorspace and was granted planning permission is 1995.
6.13 PPW notes that town, district, local and village centres are the best locations for retail provision at an appropriate scale. The Newport LDP adopts a city centre first approach to retail provision and requires all new retail provision not within a defined centre or not in the city centre to satisfy a number of policy requirements.
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6.14 Retail proposals outside of centres are required to satisfy Policy SP19 (Assessment of Retail Need) of the LDP, although the Council accept that it is not always appropriate or necessary to require the same level of supporting information for all retail developments.
6.15 LDP Policy R10 (New Out of Centre Retail Sites) is also applicable since it refers to the provision of retail development on sites outside the city centre or district centres and applies a series of criteria which need to be satisfied in order for such proposals to be viewed favourably.
6.16 The default national threshold for undertaking a retail impact assessment is 2,500 sq.m gross. The proposed store would not exceed this figure and NCC does not appear to have a lower locally-set threshold in adopted policy. NCC has prepared a ‘Retail Procedure Note’ (dated November 2016) offering advice on how the Council will deal with the requirement to demonstrate need and the application of the sequential test and impact when considering retail developments, this note sets a threshold of 250 sq.m for requiring a detailed impact assessment, which officers consider to be the minimum size of a retail store capable of impacting upon a defined centre. However, this note has no development plan status.
6.17 On the basis that the proposed food store will comprise a lower quantum of retail floorspace than the national threshold of 2,500 sq.m or greater gross A1 floorspace, and there is no adopted development plan local threshold, we consider a retail impact assessment is not ordinarily required. Nevertheless, this document has been prepared in any case to deal with the relevant retail policy tests at the local and national level. The following sections of this assessment will, therefore, considered the matters of retail impact, need and the sequential test.
6.18 This assessment demonstrates how the development proposals have regard to other applicable material considerations including highway safety matters, ecology, amenity considerations and visual impact, and these are discussed in turn below.
Residential Amenity
6.19 The site comprises brownfield land located within an urban area and on a main distributor road into the city centre. The existing uses on the site include general industrial, storage / distribution and offices. As such, from an amenity perspective, the use of the site for commercial purposes should not be objectionable. In addition, the site is located adjacent to other commercial units located within the Cardiff Road Local Centre.
6.20 The proposed store will be single storey and sufficient distance from nearby residential properties to avoid causing undue detriment to existing occupiers by reason of overbearing impact or overlooking. Moreover, the proposals will not result in unacceptable noise or disturbance, particularly when considered against the fallback use of the site in planning terms. In any case, a Noise Assessment will accompany the application.
6.21 Overall, the scheme will not result in demonstrable harm to the amenity of nearby residential occupiers in accordance with Policies GP2 and GP6 of the LDP.
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Visual Amenity
6.22 The application site occupies an urban location, being surrounded by a mix of building styles, scales and designs. The site itself is occupied by utilitarian office, industrial and storage buildings, which are generally two storeys in scale and have flat roofs. The site backs onto the mainline railway and fronts Cardiff Road to the west and Bideford Road to the south. Residential development lines the site’s eastern boundary, which comprises two and two and a half storey houses and a block of three storey flats.
6.23 From a visual perspective, the demolition of the existing building and the provision of a purpose built foodstore would be beneficial for the site and surrounding area. The proposed store would have a modern appearance, being finished in high quality materials. In terms of external appearance, the proposed store will have a coloured rendered finish (white panels with grey plinths) with Alucobond rainscreen cladding below eaves level. The windows and door frames will be in Graphite Grey (Ral 7024). The resultant design will entail a contemporary development with sleek lines providing an attractive palette of materials.
6.24 In terms of height, the store would be single storey and, therefore, would not be overly prominent. The area comprises a mix of building styles, designs and scales and is not constrained by any landscape or heritage designation. Nevertheless, the application is supported by a Landscape Strategy which provides details of the proposed landscape enhancements proposed for the site.
6.25 The proposals will, therefore, result in betterment to the visual appearance of the site and surrounding area. This is in accordance with PPW and LDP Policy GP6.
Highway Safety
6.26 The existing operations on the site are served by two separate points of access /egress from simple priority T- junction accesses off both Cardiff Road and Bideford Road. The application site is extremely well served by public transport, being within 400m of existing bus stops and adjacent to the shops and services located within the Cardiff Road Local Centre.
6.27 It is proposed that access to the site will be fundamentally as per the existing situation, via a slightly modified and improved priority T-junction off Cardiff Road. The existing site benefits from an excellent safety record and visibility splays in line with Manual for Streets (MfS) requirements. The Bideford Road access/egress will be stopped-up.
6.28 Delivery vehicles will access and egress the site in a forward gear. Within the site, delivery vehicles will dock to the east of the store, well away from the store entrance. The Transport Assessment that accompanies the application includes suitable swept path analysis for a maximum legal 16.5m articulated vehicle.
6.29 Chapter 8 (Transport) of PPW and TAN 18 (Transport) are the national planning policy considerations in respect of highway safety matters. At a local level, Policies T4 (Parking Standards) and GP4 (General Development Principles – Highways and Accessibility) are applicable. In particular, Paragraph 8.1 of PPW states that:
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“The Welsh Government aims to extend choice in transport and secure accessibility in a way which supports sustainable development and helps to tackle the causes of climate change.”
6.30 The site is well located to encourage sustainable modes of travel and is, therefore, compliant with local and national transport planning policy.
6.31 The parking standards require supermarkets >2000m2 to provide 3 commercial vehicle spaces and a maximum of 1 space per 14m2 for staff and customers. The requirement for staff and customers is therefore a maximum of 152 spaces. The development proposal includes 140 parking spaces plus a delivery bay. The proposed parking provision and delivery solution is considered to be appropriate for the intended use and is based on the operator’s extensive experience of demand at stores throughout the UK.
6.32 In view of the existing uses on the site, which represent the fall-back position in planning terms, it is not considered that the redevelopment of the site will lead to excessive traffic generation that would result in harm to highway safety.
6.33 The Transport Assessment includes a capacity assessment, which demonstrates that there is sufficient capacity on the surrounding highway network to cope with the proposed development, and that where there are identified capacity issues, they are not materially exacerbated by the proposed development.
6.34 Overall, the new store would benefit from a reasoned level of off-street parking located within the confines of its curtilage and that, having considered the site’s sustainable location, fall-back position for the site in planning terms and the existing visibility achieved in either direction along Cardiff Road, the proposals will have a negligible impact upon the capacity of the existing highway network and will not have a detrimental impact on highway safety.
Ecology
6.35 The site is not subject to any statutory or local ecological designation and is generally devoid of landscape features. Nevertheless, this application is supported by a Preliminary Ecological Appraisal (PEA) to establish any habitats and features with potential to support protected and/or notable conservation priority species.
6.36 The surveys concluded that no bats, nesting birds or evidence of nesting birds were observed and the demolition of the existing buildings can take place at any time. Moreover, the remainder of the application site is considered to be of low amenity value and, therefore, its redevelopment would not result in harm to features of acknowledged ecological importance.
Trees
6.37 There is minimal tree cover across the site. However, the Cherry Tree located on the Cardiff Road frontage is protected by a Tree Preservation Order. As such a Pre-Development Tree Survey & Assessment, together with a Tree Constraints Plan, have been prepared in accordance with BS5837:2012. These will support this planning application and have informed the site layout.
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6.38 A Tree Survey has been undertaken by TDA, who surveyed a total of 8 no. trees, the outcome of which is as follows:
. Category A (High Quality and Value) – 1 no. tree
. Category B (Moderate Quality and Value) – none
. Category C (Low Quality and Value) – 7 no. trees
. Category U (Remove) – none
6.39 1 no. tree was assessed as Category A (High Quality and Value), and 7 no. were assessed as Category C (Low Quality and value). The Category C trees (T2- T7) have been removed from the site.
6.40 T1 is of particular note due to its quality and prominence on the main Road. This tree is also subject to a Newport County Council Tree Preservation Order and will be retained as part of the proposals, being supplemented by additional planting to be outlined in the Landscape Strategy.
Drainage & Flood Risk
6.41 The drainage, water resources and utilities required by the proposed development have been considered as part of the preparation of this planning application.
6.42 The existing buildings on the site discharge both foul and surface water flows to the public sewerage system, by way of an existing connection to the 375mm public combined sewer located in Bideford Road.
6.43 The proposed store will include 1 no. customer toilet, 2 no. staff toilets and a small staff canteen. Foul flows generated by the development will be minimal and will be reduced when considered in respect of the discharges generated by the existing buildings. As such, the proposed development foul flows will therefore not adversely impact the public combined sewer system and will not result in harm to the local infrastructure.
6.44 In terms of surface water discharges, an estimated storage volume of 378m³ (a tank measuring 25m wide x 20m long x 0.8m deep with a 95% void ratio) will be required to accommodate the 1 in 100 year plus 30% climate change event. Discharges will then drain to an existing manhole on the culverted watercourse within the north-eastern extent of the site via a gravity fed connection. It is proposed that a shallow depth attenuation storage feature will be provided underneath the parking area.
6.45 Overall, it is considered that the proposal would result in a reduced loading on the existing system, which is considered to be acceptable.
Impact upon the Welsh Language
6.46 TAN 20 (Planning and the Welsh Language) seeks to safeguard and promote the interests of the Welsh language through development proposals and states that:
“In determining individual planning applications and appeals where the needs and interests of the Welsh language may be a material consideration decisions must, as
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with all other planning applications, be based on planning grounds only and be reasonable.” (Paragraph 4.1.2, Page 14, TAN 20).
6.47 In accordance with this policy context, the impact of the proposal on linguistic character of the surrounding area is a material consideration. The development proposal will provide a new foodstore to contribute to the existing offer in the immediate area and to support the other uses within the area. The employees that will operate the uses and customer base generated will contribute to the prosperity of the area as a whole. The provision of job opportunities will provide further opportunities for Welsh speakers to remain in the area. As such, the proposal will not have a detrimental impact upon the needs and intensity of the Welsh language.
Socio-Economic Benefits
6.48 The proposed development will deliver significant benefits to Newport, not just in terms of visual betterment, but in terms of economic development and community benefits. Obstructing developments such as these is clearly not the intention of the Welsh Government or the Council through PPW or the LDP.
6.49 It is also important to consider the economic benefits that the development of the site will have at the conversion and renovation stage and during the operation of the proposed uses. Such matters are supported by Technical Advice Note 23 (Economic Development). The construction phase will generate jobs and inject expenditure into the local economy, also providing subsidiary income for other businesses (i.e. suppliers, professional services, retailers etc). Upon operation of the proposed hotel, offices and retail units there will be continued income generation for the local economy. This will largely be derived from expenditure on commodities and in local amenities and services, but also through the operators’ contribution to the Council through Business Rates.
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7. Overview of Existing Retail Provision in the Local Area
7.1 In order to set the context for the assessment of need, the sequential test and the assessment of the trading effects of the proposed store, it is useful to outline the provision of existing retail facilities, including the convenience content of the relevant existing defined centres within reasonable distance of the application site. This will also help to set the context for the assessment of trade diversion to the proposed foodstore.
7.2 In the context of Newport’s existing development plan, we consider the following designated shopping centres to be relevant to this application in accordance with the adopted Local Development Plan. The centres are all located in the western side of the city, to the west of the River Usk:
• Newport city centre
• Commercial Road district centre
• Handpost district centre
• Laurel Drive local centre
• Thornbury Park local centre
• Clytha Park Road local centre
• Bassaleg Road local centre
• Greenfield Stores, Rogerstone local centre
• Cardiff Road local centre
• Gaer Road local centre
• St Woolos local centre
7.3 The contents and character of these centres is described in turn below, taking into account site visits carried out by GVA in June 2018.
Newport city centre
7.4 Over the last 8-10 years, Newport city centre has been subject to a number of significant regeneration projects including the opening of the Friars Walk retail and leisure development. The critical mass of retail within the city centre is located along Commercial Street, Friars Walk Shopping Centre and the Kingsway Shopping Centre.
7.5 Following a visit to the city centre, we consider any significant further retail development is likely to be limited by the physical capacity of the centre and the surrounding environment/road network. This is reflected in the absence of any retail site allocations within the existing Local Development Plan. With regard to existing convenience occupiers, these include:
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• M&S Foodhall
• Iceland Foods
• Tesco Express
7.6 As the list above identifies, Newport city centre’s convenience offer primarily serves people’s ‘top-up’ food shopping needs. However, the Lidl supermarket located on Usk Way is situated on the edge of the city centre boundary to the south east.
Commercial Road district centre
7.7 Commercial Road district centre is a relatively long, linear centre located to the south of the city centre. It is the second largest designated retail centre to the west of the River Usk after Newport city centre. Commercial Road district centre boundary includes the large Asda Pillgwenlly food store. Currently the centre has a good convenience retail offer which includes:
• Asda
• Mas Bazaar local convenience store
• Post Office
• Lifestyle Express Newsagents
• Asia Halal foodstore
• World Foods & Veg Market Shop
• Chinese Mini Market
• Eastern European Food Shop
• Beerbuster convenience store
• Middle Eastern Food Shop
• Mega Food International Food Shop
• Clare Food Store
7.8 As would be expected, the Asda Pillgwenlly foodstore is the largest supermarket within the district centre and acts as the anchor store. The supermarket serves its local catchment for their main and top-up food needs.
Handpost District Centre
7.9 Handpost district centre is located to the west of the city centre. It is modest in size, and centred around the junction between Risca Road and Bassaleg Road. The centre comprises a range of uses and occupiers, including:
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• Premiere convenience store
• ‘Drinks Express’ convenience store
7.10 Both of the convenience stores located within the centre are relatively small units and perform a top-up shopping function.
Cardiff Road local centre
7.11 Cardiff Road local centre is located directly to the south of the site subject to this application. The centre comprises a small, linear parade of shops including a Spar and ‘Lifestyle Express’ newsagents. Both convenience stores are small in size and all clearly perform a top-up, basket food shopping role only.
Gaer Road local centre
7.12 Gaer Road local centre is a small, linear shopping parade situated opposite the Gaer Community Centre and Youth Club. The local centre includes a Gaer Stores convenience shop, ‘Lifestyle Express’ newsagents and Robert’s Butchers together with a beauty salon and hairdressers. The convenience stores within the local centre clearly perform a top-up food shopping role only to serve the local residential neighbourhood.
Bassaleg Road local centre
7.13 Bassaleg Road local centre is located c.400m north of Gaer Road local centre, and is a small local centre comprising 5no. units. In terms of convenience offer, the centre has a small Londis, a post office and a moderately sized Spa that may serve some people’s main and top-up food shopping needs.
Laurel Drive local centre
7.14 Laurel Drive local centre is a small parade of shops located to the west of Newport city centre within the largely residential suburb of Bassaleg. The only convenience store within the local centre is a small Nisa Local, that clearly predominantly serves a top-up food shopping role for local residents.
Thornbury Park local centre
7.15 Thornbury Park local centre is located to the west edge of Newport City Council’s administrative boundary within close proximity to Rogerstone Primary School and sports grounds. The local centre is very small and comprises 4no. units, one of which is the Thornbury Park Stores Post Office that provides a top-up convenience offer only.
Greenfield Stores, Highcross local centre
7.16 Greenfield stores is also a small local centre located at the other end of Ebenezer Drive to Thornbury Park local centre. The local centre contains 6no. small units, including the Highcross Post Office and Greenfield Stores Express convenience shop. Both convenience units are small and serve a top-up food shopping role only.
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Clytha Park Road local centre
7.17 Clytha Park Road local centre is located within close proximity to the western edge of Newport City Centre boundary and Newport train station. The small local centre contains a range of retail and convenience shops, including a Tesco Express and Clytha Park Convenience Store.
7.18 Both convenience stores are small in size and all clearly perform a top-up, basket food shopping role only.
St Woolos local centre
7.19 St Woolos local centre is located to the south west of Newport city centre and comprises a small number of units on the junction of Stow Hill, York Place, Clifton Road and Friars Road, within close proximity to St Woolos Cathedral and St Woolos Hospital.
7.20 The only convenience store located within the local centre is the St Woolos Stores Lifestyle Express, a small top-up convenience shop.
Other relevant locations
7.21 In addition to the designated retail centres identified above, there are a number of out of centre stores within the catchment of the proposed Lidl store, including: Tesco Extra at Harlech Retail Park, the existing Lidl at Docks Way, and the Asda Newport Superstore on Pencarn Way in Duffryn.
7.22 The Tesco Extra at Harlech Retail Park is a large superstore that offers a very wide range of food products, and also includes a Café, Pharmacy, Vision Express and a range of comparison goods.
7.23 The existing Lidl store at Docks Way has a sales area of approximately 770sq m net and is the closest current Lidl store to the application site. Should the proposed store on Cardiff Road gain planning permission, the Docks Road store will close.
7.24 The ASDA superstore at Duffryn has a gross floor area of approximately 8,500sqm, and offers a large range of food and non-food goods. The superstore also includes a pharmacy, petrol station, McDonald’s restaurant and George clothing department.
7.25 Other large supermarkets located within Newport include the Sainsbury’s at Crindau and Morrisons on Orb Drive. Due to their size and location, the catchment of these stores will have some overlap with the proposed store on Cardiff Road, but the overlap is considered to be limited as they will mostly serve local communities further to the north or east.
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8. Need Assessment
8.1 In order to assess the need for the proposed foodstore, we have examined both quantitative and qualitative factors, as recommended by national policy and supporting guidance.
Quantitative Need
8.2 In order to assess the scale of quantitative need for new retail floorspace in the south-western part of Newport, we have used part of the contents of the ‘Retail Study and Capacity Assessment’ (‘the 2010 retail study’) prepared by Colliers for the City Council (dated July 2010) and incorporated more up-to-date evidence base data where available. Given that the proposed store intends to predominantly sell convenience goods, our quantitative assessment has concentrated upon spending on these goods.
8.3 Our assessment adopts the following structure:
• We have adopted the same study area as the 2010 retail study and this is shown in Figure 4 below. This study area is much larger that the catchment of the proposed store, but has been used in order to gain the turnover of different convenience goods shopping facilities across the city.
• We have gained new and up to date population and per capita convenience goods retail expenditure data for each of the 14 study area zones from Experian. The base data for the retail expenditure data is 2016 and we have projected this forward to 2018 (the base year for the assessment) and 2023 (the design year) on the basis of forecasts provided by Experian’s Retail Planner Briefing Note 151.
• Our assessment uses the market shares of convenience goods stores in Newport (and the surrounding area) from the 2010 retail study. This has been organised to show the overall convenience goods market share of the main foodstores in the city across each of the 14 study area zones. Given that the market shares in the 2010 retail study were obtained from a household survey undertaken in 2010, we have amended turnover levels in order to take into account the opening of new large stores such as the Sainsburys at Crindau, the Lidl at Usk Way and the Morrisons at Orb Drive.
• In order to assess the quantitative capacity for additional convenience goods floorspace, we have focused this on Zones 1 and 5 of the study area. Zone 5 will be the core catchment for the proposed store (given that it will lie in this zone) although some (but a smaller amount of) trade will be drawn from Zone 1 also. In any event, some of the proposed store’s closest competitors in the local area also draw trade from Zone 1 and therefore it is appropriate to include this zone within our capacity assessment.
• Our quantitative capacity assessment is contained in Tables 1-7 at Appendix IV to this report.
1 Published in December 2017
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Figure 4: study area from 2010 retail study
8.4 Our assessment of quantitative capacity is contained at Table 7 in Appendix IV. It indicates that convenience goods stores in Zones 1 and 5 are attracting £84.3m at 2018, which represents a retention rate of circa 85%. A further £81m of expenditure is flowing in to the Zone 1 & 5 area, giving a total turnover potential of £165.3m at 2018.
8.5 When compared with the benchmark turnover of existing stores/floorspace, Table 7 indicates that there is currently a level of ‘surplus’ convenience goods expenditure (£3.5m) which is available to support additional convenience goods floorspace in Zones 1 and 5. As Table 7 shows, this is very similar to the level of turnover uplift for the relocated Lidl store (£3.8m), indicating that there is broadly sufficient ‘surplus’ convenience goods expenditure to support the proposal and demonstrate that a quantitative need exists. This is reinforced by the assessment at 2023, which shows that there will be £5.6m of ‘surplus’ convenience goods expenditure which is more than ample to accommodate the convenience goods turnover of the proposed store.
Qualitative Need
8.6 The assessment of qualitative factors is also an important contributory factor to the overall assessment of the need for the proposed foodstore. The assessment of qualitative need can take into account different factors depending upon the nature of the proposal and the nature of the circumstances facing a particular geographic area. In this particular instance, the two salient factors are: the qualitative factors surrounding the existing Lidl store at Docks Way and also the need to provide choice and variety in retail provision in this part of south-west Newport.
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8.7 The qualitative case for improvement in terms of the existing Lidl store is set out in Sections 1 and 6 of this document. In particular, Lidl has sought to improve its store operating practices over the years to ensure that it continues to meet the needs of its customers whilst keeping cost to a minimum, thereby delivering exceptional value across its product range. To this end, the store format has evolved and Lidl has found that many of its earlier stores, including the store at Docks Way, are unable to be stocked and serviced efficiently. Some of the company’s stores need to be brought up to date to ensure that customers continue to benefit from the quality and positive shopping experience that Lidl offers.
8.8 The constraints of the Docks Way store, and given that it is leased, make the possibility of replacing the store at the existing location with a new Lidl format store impractical. The issues affecting the store and the general drive by Lidl to modernise its portfolio has, therefore, prompted Lidl to submit this planning application for the development of a wholly new retail foodstore to serve the same catchment. This is therefore a clear qualitative need factor in support of the proposed new foodstore.
8.9 In relation to the wider south-western area of the city, this area is served by other supermarkets, including a Tesco at Harlech Retail Park and an ASDA at Duffryn. Further afield there is an ASDA store at Pillgwenlly. The presence of these stores suggest that there is no significant qualitative deficiency although it should be noted that the Lidl store is the only current discount foodstore in south-west Newport which is an important part of the overall picture of choice and competition. The proposed store will therefore play an important part of maintaining and enhancing this aspect of local choice in south-west Newport.
Conclusions
8.10 Using the City Council’s own evidence base from the 2010 retail study, alongside updated data on population and retail expenditure, our analysis has shown that there is a quantitative need for the increased amount of convenience goods floorspace to be occupied by Lidl in this part of western Newport. In addition, there are clear qualitative reasons to support the provision of the proposed store in order to maintain and enhance the choice and quality of convenience goods floorspace in this part of the city. As a consequence, it is possible to conclude that there is a demonstrable need for the foodstore.
Date: June 2018 Page: 35 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
9. The Sequential Test
Introduction
9.1 In dealing with the sequential approach to site selection, national and local policy require an assessment of sequentially preferable sites and premises for proposals which lie outside of defined town centres. This assessment should determine whether any sequentially preferable sites are suitable and available alternatives to accommodate the proposed development, taking into account the need for flexibility in scale and format.
9.2 The context for our search for alternative sites is set by the catchment area for the proposed store and the presence of defined ‘town centres’ (as identified by the development plan) without this area. We set out below our assessment of alternative sites, although beforehand we outline the applicant’s approach to the assessment of these alternatives including the national requirement for flexibility in scale and format.
Methodology
9.3 In relation to the applicant’s approach to the sequential test, including the need for flexibility, it is important to reflect on the content and rationale for the proposed retail store. LADs such as Lidl operate a highly standardised business model which allows them to drive cost out the business, not least in terms of store servicing and merchandising. Aisle widths have to allow for the display of paletted products and the restocking of the store during opening hours so that palettes and trollies can pass unhindered. There is generally only a single delivery to a store each day and the warehouse area is precisely-sized to accommodate this. If these factors are compromised the standardised business model cannot function.
9.4 However, in light of recent appeal/call-in decisions and court judgements, it is important to ensure that the sequential test proceeds on the basis of the proposed development (taking into account flexibility) and not on the basis of the individual requirements of a single retail operator. We have therefore considered the boundaries of flexibility for the foodstore proposal of this type and also the fact that Lidl has in recent years proposed different sizes of stores across the UK. We consider that, based upon reasonable flexibility in store and site size, and also car parking areas, the following should be applied to the assessment of alternatives in terms of their ‘suitability’:
• a minimum site size of 0.5 hectares;
• a minimum net sales area of 1,063 sqm on a single level; and
• approximately 70 adjacent parking spaces.
9.5 It is worth noting that the above characteristics are all substantially smaller than the actual scale of the proposal. For example, the site size and number of car parking spaces is half of the size proposed, whilst the net sales area is circa 20% smaller.
9.6 In relation to the consideration of ‘availability’, we have adopted the following principles:
Date: June 2018 Page: 36 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
• There should be a likelihood that an alternative site should become available within a reasonable period of time, depending on the circumstances, although it does not need to be completely vacant and available now.
• Alternative sites do not need to be on the market to any developer / retailer in order to make it ‘available’ for the purposes of this test.
9.7 The assessment which follows has therefore been undertaken with these points in mind. In terms of the area of search for alternative sites, this should concentrate upon the core catchment of the proposal. In this instance, the core catchment comprises the south- western part of Newport, generally defined by Zone 5 of the study area2 used in the quantitative need and impact assessments in this report. However, it is acknowledged that some trade could also be drawn from the southern part of Zone 1. The defined ‘town centres’ within these zones are as follows:
1. Commercial Road district centre
2. Cardiff Road local centre
3. Gaer Road local centre
4. Bassaleg Road local centre
5. Newport city centre
6. Handpost district centre
7. Clytha Park Road local centre
8. St Woolos local centre
9.8 Numbers 5-8 in the list above fall within Zone 1 and do not necessarily all fall within the primary catchment of the proposed foodstore.
9.9 The approach to the identification of alternative sites and premises for our assessment has taken into account the location of the application site. The application site lies very close to Cardiff Road local centre, as shown in Inset Plan LC12 in the LDP. The site is only separated from the local centre boundary by Bideford Road and therefore it is clearly an edge-of-centre site for the purposes of the sequential test. As a consequence, it is considered that the only locations which can form sequentially preferable locations are sites and premises within defined centre boundaries. We have approached our assessment of alternative sites and premises on this basis.
Identified Sites
9.10 The search for alternative sites and premises has focussed on a number of areas: any development plan allocations, our own site visits to the various defined retail centres within the core catchment area of the
2 See Figure 4.
Date: June 2018 Page: 37 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
proposal and also recent planning applications for retail floorspace within the local area. This process has identified the following three alternatives for assessment3:
• Potential site at Enterprise Way Industrial Estate, Commercial Road District Centre
• Newport Gateway - The former Sainsbury’s site accessed via the B4591
• Vacant ‘Hillside’ residential development, Gaer Road Local Centre
9.11 For the avoidance of doubt, our visits to the various local centres outlined in Section 7 of this report have identified that there are no sites, or existing units within the centres large enough to offer any potential redevelopment sites for examination. Equally, other than the three potential alternatives listed above, each of the relevant retail centres visited also do not have any sites or premises on the edge of them in the surrounding area capable of providing any genuine opportunities to accommodate retail development.
Assessment of Alternative Sites
Potential site at Enterprise Way Industrial Estate, Commercial Road District Centre
9.12 Enterprise Way Industrial Estate is located to the south east of Commercial Road district centre, immediately adjacent to the defined boundary. The Estate comprises a large number of businesses occupying different sizes of sites/units, including but not limited to:
• Jewson
• Hughes Forrest Builders Merchants
• Panther Flat Roofing
• Newport Roofing Supplied Ltd
• JBC Nutrition
• Bannatyne Health Club
• City Plumbing Supplies
9.13 When visiting the Industrial Estate, it was noted that some of the smaller industrial units appeared to be unoccupied at that time. However, the occupiers of the largest sites within the Estate: Jewson, Hughes Forrest, Bannatyne Health Club and City Plumbing Supplies were all clearly in operation. Therefore, even if some of the smaller units are currently vacant and available, they are too small (even if combined) to accommodate the minimum flexible site requirement of 0.5ha and therefore any potential site at Enterprise Way Industrial Estate will not provide a suitable alternative to the application site.
3 We have also requested details of alternative sites from the City Council but, to date, no information has been received.
Date: June 2018 Page: 38 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
Newport Gateway- The former Sainsbury’s site accessed via the B4591
9.14 The Newport Gateway site located just north of the edge of Newport city centre, and is bounded by the A4042/B4591 to the west. The site extends to c.2.69ha in total. The site was previously occupied by a Sainsbury’s supermarket (prior to the relocation to Albany Street) to the north, and has since been demolished to provide a cleared site.
9.15 The site is situated within a housing allocation (Policy H1(32)) within the current Newport Local Development Plan for 140 residential (C3) dwellings, 42 of which are to be provided as affordable. Outline planning consent was granted on 31 May 2016 on the site. The approved development includes:
• Student accommodation of up to 601 rooms
• 142 residential apartments
• Hotel of up to 84 bedrooms
• Convenience store of up to 406sqm
• Café/restaurant of up to 186sqm
• Health facilities of up to 464sqm, including a pharmacy.
9.16 The outline permission approves all matters except appearance and landscaping which remain reserved.
9.17 The Newport Gateway site is currently being marketed for freehold sale (as a whole or in parts). Whilst the site is clearly available, and of a suitable size, on the basis of the above extant planning permission, the site is not of sufficient size to accommodate the site requirements of the proposal alongside the other quantum of land uses approved. In addition, the site is located approximately 200m from the northern boundary of Newport City Centre and is not considered to be easily accessible for pedestrians from the city centre when compared to the location of the application site on the edge of Cardiff Road local centre.
9.18 The site is not, therefore, a suitable alternative to the application site.
Vacant ‘Hillside’ residential development, Gaer Road Local Centre
9.19 The site is located approximately 100m to the north of Gaer Road local centre, and comprises a vacant residential apartment block with rear car parking. The overall site has an area of c.0.26ha. Whether the site is ‘available’ is unknown, and could not be determined from the site visit. However, given its total size it is clearly too small to be capable of accommodation the proposed scale of development (even taking into account flexibility).
9.20 This vacant site is not, therefore, a suitable alternative to the application site.
Conclusions
9.21 The location and planning policy status of the application site indicates that the proposed retail use must be considered against the provisions of the sequential test, albeit the site is in a clear edge-of-centre location
Date: June 2018 Page: 39 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
abutting Cardiff Road local centre. As a consequence, we have undertaken an appropriate assessment of alternative sites and premises within the core catchment of the proposed retail unit and have demonstrated that, of the three alternatives identified, none can offer suitable and available sequentially preferable alternative locations to the proposed store at Cardiff Road. Therefore, the proposed development is considered the meet the policy provisions of Newport’s adopted Local Development Plan, and Planning Policy Wales insofar as the sequential test is concerned.
Date: June 2018 Page: 40 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
10. Assessment of Impact
10.1 Given the location of the application site, there is a policy requirement to consider the impact of the proposed foodstore on existing centres. Given the edge of centre location of the application site, there is a need to consider both the positive and negative impacts of the proposed development. Our analysis draws upon the review of existing local provision as set out in Section 7 of this report and undertakes an assessment of the direct financial impact of the proposed store.
10.2 Our financial impact assessment is contained at Appendix IV to this report and utilises the same base data as our assessment of quantitative need. In particular:
• It adopts the same study area as the City Council’s 2010 retail study;
• Turnover levels of existing stores in Newport have been based upon the household survey results from the 2010 retail study, and then amended to take into account the most significant of recent foodstore openings in recent years;
• Pre-impact turnover levels of existing stores and centres have been calculated using up to date population and per capita retail expenditure data provided by Experian for each of the 14 study area zones.
10.3 Table 8 at Appendix IV provides our assessment of the trading impacts of the proposed store. It is based upon the following structure:
• The pre-impact turnover of existing stores is based upon turnover levels at 2023, taken from Table 5a;
• Given that some large stores have opened for trade since the completion of the 2010 retail study, Table 8 shows the forecast trade diversion to the new Lidl at Usk Way and the Morrisons supermarket at Orb Drive. Sainsburys have also relocated their Shaftesbury Road store to Crindau and we have assumed that the new store attracts the same market share.
• We have based our impact assessment on the convenience goods turnover uplift associated with the relocation of Lidl from Docks Way to the large store at Cardiff Road. This is based upon an increase in convenience goods floorspace of 444sq m net and a sales density of £8,661/sq m, giving a total turnover uplift of £3.8m.
• The assessment of proportionate impact of the relocated Lidl store is based upon the residual turnover of existing stores and centres after the impact of Lidl (Usk Way) and Morrisons has been taken into account.
10.4 Table 8 indicates that the direct final impact of the relocated Lidl store is small, with the most notable being:
• Tesco, Newport Retail Park –0.2%
• ASDA, Duffryn –1.5%
• Tesco, Harlech Retail Park -3.5%
• Sainsburys, Albany Street -1.2%
Date: June 2018 Page: 41 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
• Lidl, Newport Retail Park -5.1%
• ALDI, Spytty Road -1.3%
• ASDA, Commercial Road -2.3%
• Lidl, Usk Way -4.2%
• ALDI, Barrack Hill -4.4%
• Morrisons, Orb Drive -1.2%
10.5 A number of these stores lie outside defined ‘town centres’ in Newport and are therefore not afforded any planning policy protection. In terms of the stores which are located within defined centres, the ASDA on Commercial Road is forecast to receive a -2.3% impact upon its annual turnover. The 2010 household survey suggests that this ASDA store is trading, in terms of convenience goods, at around £18m per annum which is below the company average for a store of this size. However, the store was only a relatively recent addition at the time of the 2010 household survey and in any event provides a modern attractive shopping destination which has a far wider offer that the proposed Lidl store. We therefore do not consider that its future viability is likely to be threatened by the relocated Lidl and its relationship with Commercial Road district centre is unlikely to be materially affected.
10.6 The other defined centre which is forecast to lose a small amount of convenience goods expenditure is Newport Retail Park. This is a large and very attractive shopping destination which contains a wide variety of retail stores, many of which do not have a direct and sustained trading overlap with the relocated Lidl store. The two stores in the district centre which are likely to be affected are Lidl (-5% impact) and Tesco Extra (- 0.2% impact). The small impact on the Lidl store is to be expected given the content of the proposed development and Lidl is well aware that a new modern store on Cardiff Road in south-west Newport will have a small negative effect upon the performance of its Newport Retail Park store. The negative impact upon the Tesco Extra store is very minimal and will not materially affect the future viability of this store which is one of the best performing in Newport.
10.7 Beyond the stores identified in Table 8, we are aware that there is some local convenience store provision across the western side of Newport within defined ‘town centres’ as described in Section 7 of this report. Table 8 indicates that 1% of the proposed uplift in turnover will be derived from these ‘local stores’ (equivalent to a £0.04m collective loss of trade). Given that these small top-up orientated stores already operate in an environment with an existing Lidl store and other supermarkets, the small uplift in trade will not have a material effect upon the health and vitality of these stores and the wider centres that they sit within. Indeed, the impact of the relocated Lidl is likely to be concentrated upon larger foodstores and supermarkets in western Newport and even these impacts are likely to be minimal.
10.8 Moreover, and very importantly, Lidl are proposing to make qualitative improvements to their existing retail offer in south-west Newport by relocating their store to a location which abuts an existing defined local centre in the retail hierarchy. As a consequence, the presence of the proposed new foodstore has the very real potential to provide an indirect positive benefit to Cardiff Road local centre through linked trips between the store and the adjacent centre.
Date: June 2018 Page: 42 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
10.9 Therefore, in light of the foregoing, we are able to conclude that the proposed store, which will enable the relocation of Lidl from its existing store at Docks Way will not have a significant or materially adverse impact upon local and district centres in western Newport. Instead, the store will provide qualitative improvements to the convenience goods retail offer in western Newport and also have the potential to provide a net positive benefit to Cardiff Road local centre via linked trips.
Date: June 2018 Page: 43 Client: Lidl UK GmbH Report Title: Retail Impact Assessment
11. Conclusion
11.1 Lidl is a well-established convenience retailer in the UK that has improved its store operating practices over the years to ensure it continues to meet the needs of its customers, whilst keeping cost to a minimum. Some of the company’s stores need to be brought up to date to reflect current practices, and to ensure that customers continue to benefit from the quality and value that Lidl offers. Lidl’s existing Docks Way store is one such store and has resulted in the submission of these proposals.
11.2 The relocation of Lidl’s Docks Way store to the proposed development site will realise a number of benefits, including the following:
. The new store will deliver operational efficiencies and bring Lidl’s representation in Newport in line with its standard store format.
. The new store will allow more flexibility with merchandising and a brighter store with more room for customers to manoeuvre, improving their overall shopping experience.
. The new elevational treatment will represent an improvement to the visual amenity of the area as a whole.
. Reconfiguration will allow more flexibility with merchandising and a brighter store with more room for customers to manoeuvre, improving their overall shopping experience.
. The proposals represent a multi-million pound investment in Newport, deliverable in the short-term and which would regenerate a very prominent site.
. There will be an improved level of car parking and access arrangements to the site.
. The landscape proposals will enable significant biodiversity enhancements.
. A number of sustainable enhancement measures are proposed to be included in a Travel Plan, including the provision of cycle parking, on-site changing and locker facilities, provision of a Travel Plan Co-ordinator, travel notice boards and the implementation of a car sharing scheme.
. There will be improved pedestrian infrastructure in the vicinity by the provision of tactile paving and dropped kerb crossings at the site access and the Cardiff Road/Bideford Road junction. In addition, the two nearby bus stops (to the south of the site on Cardiff Road) will be upgraded to provide seating and shelters.
. Once complete, the new store will generate increased employment opportunities in Newport, offering a requirement for full and part-time staff who will be sourced from the local area (jobs will also be created during construction).
Date: June 2018 Page: 44
Appendix I Site Location Plan
clients logo
9.7m contractors logo
El Sub Sta
11 12 14
56 5 to 10
53
4
3
2 1
Sub Station
15
23 19
11
7 4
9.9m
1
5
183 BIDEFORD ROAD
Issues
2 193
1 2
39 Community Maerdy Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432
SITE LOCATION PLAN
9.7m
El Sub Sta
EASEMENT AREA (NO BUILDINGS ARE PERMITTED TO BE BUILT IN THIS ZONE)
11 12 14
56 5 to 10
53
4
3
2 1
Sub Station
15
23 19
PROPOSED BUILDING 11
7 4
REV DATE DESCRIPTION BY 9.9m IN CASE OF DOUBT OR DISCREPANCIES PLEASE REFER TO ARCHITECT FOR INSTRUCTIONS. DRAWING AND SUITABILITY NUMBERS IN ACCORDANCE WITH BS1192:2007. 1
5 THIS DRAWING SHOULD NOT BE SCALED. THIS DRAWING IS COPYRIGHT.
183 BIDEFORD ROAD Issues SUITABILITY NUMBER KEY: WIP S0 - Work in Progress* DOCUMENTATION - SIGN-OFF SHARED A - Fit for construction S1 - Fit for co-ordination** B - Fit for construction, with comments S2 - Fit for information C - Comprehensive revisions needed S3 - Fit for internal review and comment ARCHIVE
2 S4 - Fit for construction approval AB - As Built DOCUMENTATION FC - Final Construction
193 D1 - Fit for costing D2 - Fit for tender * For internal pre-issue usage only. 1 D3 - Fit for contractor design ** For model file usage only. 2 D4 - Fit for manufacture/ procurement
39 Community Maerdy 4th Floor, Greyfriars House Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432 Greyfriars Road, Cardiff CF10 3AL Tel: 029 2055 8900 Fax: 029 2039 9592 Due Diligence Plan www.boyesrees.co.uk
Registered office. As above Reg No. 295 1683 ( England & Wales )
PROJECT TITLE: Proposed New Lidl Cardiff Road Newport
DRAWING TITLE: Site Location Plan
DRAWN BY: NH SCALE: 1:1250 @ A3
JOB NO: 5919 DATE: 03/05/2018
0 62.5m 125m SUITABILITY: S0 REVISION: - 1:1250 PROJECT ORIGIN. VOLUME LEVEL TYPE DISCIP. NUMBER 5919 BR V01 XX DR A 010001
Appendix II Proposed Elevations
clients logo
contractors logo
NORTH ELEVATION
SOUTH ELEVATION
REV DATE DESCRIPTION BY
IN CASE OF DOUBT OR DISCREPANCIES PLEASE REFER TO ARCHITECT FOR INSTRUCTIONS. DRAWING AND SUITABILITY NUMBERS IN ACCORDANCE WITH BS1192:2007. THIS DRAWING SHOULD NOT BE SCALED. THIS DRAWING IS COPYRIGHT.
SUITABILITY NUMBER KEY: WIP S0 - Work in Progress* DOCUMENTATION - SIGN-OFF SHARED A - Fit for construction S1 - Fit for co-ordination** B - Fit for construction, with comments S2 - Fit for information C - Comprehensive revisions needed S3 - Fit for internal review and comment ARCHIVE S4 - Fit for construction approval AB - As Built DOCUMENTATION FC - Final Construction D1 - Fit for costing D2 - Fit for tender * For internal pre-issue usage only. D3 - Fit for contractor design ** For model file usage only. D4 - Fit for manufacture/ procurement 3.30°
3.30° 4th Floor, Greyfriars House Greyfriars Road, Cardiff CF10 3AL
Tel: 029 2055 8900 Fax: 029 2039 9592 www.boyesrees.co.uk
Registered office. As above Reg No. 295 1683 ( England & Wales )
PROJECT TITLE: Proposed New Lidl Cardiff Road WEST ELEVATION Newport EAST ELEVATION
DRAWING TITLE: Proposed Elevations
DRAWN BY: NH SCALE: 1:200@A2
JOB NO: 5919 DATE: 01/01/2012
SUITABILITY: REVISION: 0 10m 20m S0 - 1:200 PROJECT ORIGIN. VOLUME LEVEL TYPE DISCIP. NUMBER 5919 BR V01 XX DR A 010005
Appendix III CGI Perspectives
Appendix IV Quantitative Impact Assessment
Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 1 - Population
Year Zones 1234567891011121314 2018 35741 8852 41238 21680 21917 6542 16979 78862 57087 71746 58103 89555 6238 37599 2023 36247 8975 42001 22125 22411 6693 17252 82506 57741 72284 58001 90022 6273 37831
Change 2018-2023 (No) 506 123 763 445 494 151 273 3644 654 538 -102 467 35 232 Change 2018-2023 (%) 1.4% 1.4% 1.9% 2.1% 2.3% 2.3% 1.6% 4.6% 1.1% 0.7% -0.2% 0.5% 0.6% 0.6%
Notes: population data provided by Experian (June 2018) Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 2 - Convenience Goods Expenditure (Per capita) (£)
Year ZONES 1234567891011121314 2018 1,851 2,154 1,752 2,001 1,675 2,138 2,031 1,806 1,871 1,893 1,899 1,910 2,425 2,023 2023 1,855 2,158 1,756 2,005 1,678 2,142 2,035 1,810 1,874 1,896 1,902 1,914 2,430 2,027
Change 2018-2023 (£) £4 £4 £3 £4 £3 £4 £4 £4 £4 £4 £4 £4 £5 £4
Source: 2016 base spend taken from Experian Location Analyst and grown using RP 2017 published growth rates Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 3 - Total Convenience Goods Expenditure & Expenditure Growth
ZONES 1234567891011121314 £m £m £m £m £m £m £m £m £m £m £m £m £m £m Total 2018 (inc SFT) £66.1 £19.1 £72.3 £43.4 £36.7 £14.0 £34.5 £142.4 £106.8 £135.8 £110.3 £171.1 £15.1 £76.1 Total 2018 (excl SFT) £63.9 £18.4 £69.8 £41.9 £35.5 £13.5 £33.3 £137.6 £103.2 £131.2 £106.6 £165.3 £14.6 £73.5
Total 2023 (inc SFT) £67.2 £19.4 £73.7 £44.4 £37.6 £14.3 £35.1 £149.3 £108.2 £137.1 £110.3 £172.3 £15.2 £76.7 Total 2023 (excl SFT) £64.4 £18.6 £70.7 £42.5 £36.0 £13.7 £33.6 £143.0 £103.7 £131.3 £105.7 £165.1 £14.6 £73.5
Growth 2018-2023 (excluding SFT) £0.5 £0.1 £0.8 £0.6 £0.6 £0.2 £0.3 £5.5 £0.5 £0.2 -£0.9 -£0.2 £0.0 £0.0
SFT (Experian RP 2017) SFT 2018 3.4% SFT 2023 4.2%
Notes: Total convenience goods expenditure calculated by multiplying the contents of Tables 1 and 2. Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 4 - Convenience Goods Market Share by Zone in 2010 (%)
Town/Centre Zone 1234567891011121314 Stores in Newport
Newport - Tesco, Spytty Road 0% 8.00% 41.2% 47.80% 3.40% 2.00% 0.60% 7.10% 11.00% Newport - Asda, Pencarn Way 23.90% 2.00% 3.9% 6.30% 31.80% 41.7% 22.50% 0.20% 1.20% 1.40% Newport - Sainsbury's, Albany Street* 36.30% 26.20% 11.4% 6.30% 3.40% 6.70% 0.20% 9.30% 1.40% Newport - Tesco Extra, Harlech Retail Park 13.30% 5.50% 8.6% 1.00% 28.10% 9.7% 18.00% 0.60% 1.50% Newport - Lidl, Newport Retail Park 0.90% 2.4% 1.00% Newport - Tesco Express, Malpas Road 1.7% 0.40% 2.30% 0.00% Newport - Somerfield, Chepstow Road 1.6% 0.90% Newport - Indoor Market, City Centre 1.10% 0.70% 0.5% 0.20% 0.60% Newport - Lidl, Maesglas Retail Park/West Retail Park 0.50% 0.2% 2.40% 0.8% Newport - Aldi, Spytty Road 0.30% 1.5% 0.70% 0.20% 6.40% Newport - Iceland, Upper Dock Street 3.10% 1.50% 1.4% 1.60% 5.50% 0.3% 0.10% 0.70% Newport - Iceland, Newport REtail Park 4.6% 3.10% Newport - M&S, City Centre (Friars Walk) 0.60% 2.40% 1.6% 1.50% 3.60% 1.00% 0.10% Newport - Morrisons, Azalea Road 3.00% 2.10% 0.3% 0.60% 5.10% 1.4% 36.30% 9.00% 4.00% Newport - Tesco Express, Cambrian Road 1.30% Newport - Asda, Pillgwenlly, Lower Dock Street 2.70% 3.30% 8.2% 6.60% 12.70% 1.30% 0.40% 1.10% Newport - Iceland, Clarence Place District Centre 0.2% 1.00% Newport - Aldi, Barrack Hill 2.70% 2.2% 2.40% 0.50% 0.30% Newport - Spar, Bettws District Centre 2.40%
Other/Local Shops in Newport Local shops / P O 2.3% 4.30% 0.70% 2.7% 2.90% 3.90% 4.30% 7.20% 19.80% 2.90% 4.70% 4.30% Other 3.60% 2.30% 4.2% 1.20% 0.40% 4.00% 2.70% 1.70% 7.60% 1.30%
Stores Outside Newport Cardiff - Sainsbury, Colchester Avenue 1.50% 1.20% 9.9% 2.40% 25.80% Chepstow 1.90% 3.20% 0.60% 41.00% Cardiff - Asda, Cardiff Gate Retail Park 0.60% 1.60% 5.8% 21.90% 1.10% Cardiff - Tesco, St Mellons District Centre 16.2% 2.40% 16.40% 1.20% Cardiff - Tesco Extra, Pengam Moors 2.5% 7.20% Cardiff - Waitrose, Pentwyn Industrial Estate 3.20% 1.20% 1.4% 2.70% 1.20% Cardiff - Tesco Extra, Western Avenue 1.5% 2.50% 3.20% Cardiff - M&S, City Centre 2.90% 0.60% Bristol 0.40% 0.40% 5.60% Cardiff - Asda, Cardiff Bay Retail Park 2.9% 2.10% Cardiff - Sainsbury, Excalibur Drive 1.20% 0.90% Cardiff - Morrisons, Ferry Road 0.70% Cardiff - M&S, Lifestyle Retail Park 2.40% Swansea 1.70% Cardiff - Iceland, Canton 0.60% Cardiff - Stop & Shop, Countisbury Avenue 0.60% Barry 0.2% Cardiff - Aldi, Ty Draw Farm 0.5% 1.50% Cardiff - Aldi, Cardiff Bay Retail Park 1.50% Cardiff - Co=op / Farm Foods, Cowbridge Road West 0.60% Monmouth 3.40% Cardiff - Asda, Coryton 0.20% Cardiff - Sainsbury Central, Queen Street 0.20% Penarth 0.5% Cardiff - Lidl, Cowbridge Road West 0.10% Cardiff - Tesco Express, Whitchurch 1.40% Cardiff - Morrisons, Ty Glas Road 2.50% Cardiff - Iceland, Albany Road 0.10% Upper Boat - Tesco 0.20% Cardiff - Lidl, Colchester Avenue 2.30% Cardiff - Tesco, Cowbridge Road East 1.40% 1.80% Cardiff - Iceland, Merthyr Road 1.90% Caerphilly - Asda 42.70% 4.30% Cwmbran - Sainsbury 2.70% 16.90% 0.10% 0.20% 0.80% 20.20% 29.60% Cwmbran - Asda 9.10% 21.90% 1.2% 0.60% 2.30% 41.90% 17.50% 0.50% Caerphilly - Morrisons 25.90% 0.20% Caerphilly - Tesco Metro 1.00% 11.10% Caerphilly - Tesco Express 4.70% 3.70% Blackwood 39.20% 23.70% Pontypool - Tesco 0.60% 18.70% 5.90% Ystrad Mynach -Tesco 28.10% Risca 0.50% 1.7% 1.60% 29.30% -0.20% Caldicott 3.90% 19.90% Ebbw Vale 2.70% 0.60% Pontllanfraith - Sainsbury 3.50% Llantrisant 2.20% Abergavenny 9.20% 1.80% Abertillery 4.20% Cowbridge 1.50% Caerphilly - Lidl 1.20% 0.90% Aberdare 1.20% Usk 7.50% Tredegar 0.70% Merthyr Tydfil 0.70% Rhymey 0.40% Culverhouse Cross - M&S 0.9% Culverhouse Cross - Tesco 0.50%
Notes: Market shares derived from Newport Retail Study and Capacity Assessment (Colliers, 2010) *Sainsbury's, Albany Street market share derived from replaced 'Sainsbury's Shaftesbury Street' store's 2010 share Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 5a - Convenience Goods Turnover 2018 (Exc SFT) (£m)
Town/Centre Zone 1 2345 67891011121314Total Stores in Newport
Newport - Tesco, Spytty Road 0.0 1.5 28.8 20.0 0.0 0.0 1.1 0.0 0.0 0.0 2.1 1.0 1.0 8.1 63.6 Newport - Asda, Pencarn Way 15.3 0.4 2.7 2.6 11.3 5.6 7.5 0.3 0.0 0.0 1.3 0.0 0.2 0.0 47.2 Newport - Sainsbury's, Albany Street* 23.2 4.8 8.0 2.6 1.2 0.0 2.2 0.0 0.0 0.0 0.0 0.3 1.4 1.0 44.8 Newport - Tesco Extra, Harlech Retail Park 8.5 1.0 6.0 0.4 10.0 1.3 6.0 0.0 0.0 0.0 0.0 0.0 0.1 1.1 34.4 Newport - Lidl, Newport Retail Park 0.0 0.2 1.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.3 Newport - Tesco Express, Malpas Road 0.0 0.0 1.2 0.2 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.2 Newport - Somerfield, Chepstow Road 0.0 0.0 1.1 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 Newport - Indoor Market, City Centre 0.7 0.1 0.3 0.1 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 Newport - Lidl, Maesglas Retail Park/West Retail Park 0.3 0.0 0.1 0.0 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4 Newport - Aldi, Spytty Road 0.0 0.1 1.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.7 6.2 Newport - Iceland, Upper Dock Street 2.0 0.3 1.0 0.7 2.0 0.0 0.0 0.1 0.0 0.0 0.7 0.0 0.0 0.0 6.8 Newport - Iceland, Newport REtail Park 0.0 0.0 3.2 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.5 Newport - M&S, City Centre (Friars Walk) 0.4 0.4 1.1 0.6 1.3 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 4.3 Newport - Morrisons, Azalea Road 1.9 0.4 0.2 0.3 1.8 0.2 12.1 0.0 0.0 0.0 9.6 6.6 0.0 0.0 33.1 Newport - Tesco Express, Cambrian Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.2 Newport - Asda, Pillgwenlly, Lower Dock Street 1.7 0.6 5.7 2.8 4.5 0.0 0.4 0.6 0.0 0.0 0.0 1.8 0.0 0.0 18.1 Newport - Iceland, Clarence Place District Centre 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.9 Newport - Aldi, Barrack Hill 0.0 0.5 1.5 1.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 3.7 Newport - Spar, Bettws District Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8
Other/Local Shops in Newport Local shops / P O 0.0 0.0 1.6 1.8 0.2 0.4 1.0 5.4 4.4 9.4 21.1 4.8 0.7 3.2 54.0 Other 2.3 0.4 2.9 0.5 0.0 0.0 0.0 0.6 4.1 3.5 1.8 12.6 0.0 1.0 29.7
Stores Outside Newport Cardiff - Sainsbury, Colchester Avenue 0.0 0.3 0.0 0.5 0.0 1.3 0.8 35.5 0.0 0.0 0.0 0.0 0.0 0.0 38.4 Chepstow 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 4.2 0.6 0.0 0.0 30.1 35.8 Cardiff - Asda, Cardiff Gate Retail Park 0.0 0.0 0.0 0.3 0.6 0.8 0.0 30.1 1.1 0.0 0.0 0.0 0.0 0.0 32.9 Cardiff - Tesco, St Mellons District Centre 0.0 0.0 0.0 0.0 0.0 2.2 0.8 22.6 0.0 0.0 1.3 0.0 0.0 0.0 26.8 Cardiff - Tesco Extra, Pengam Moors 0.0 0.0 0.0 0.0 0.0 0.3 0.0 9.9 0.0 0.0 0.0 0.0 0.0 0.0 10.2 Cardiff - Waitrose, Pentwyn Industrial Estate 0.0 0.0 0.0 1.3 0.4 0.2 0.0 3.7 0.0 0.0 1.3 0.0 0.0 0.0 6.9 Cardiff - Tesco Extra, Western Avenue 0.0 0.0 0.0 0.0 0.0 0.2 0.0 3.4 3.3 0.0 0.0 0.0 0.0 0.0 6.9 Cardiff - M&S, City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.0 0.6 0.0 0.0 0.0 0.0 0.0 4.6 Bristol 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 4.1 4.3 Cardiff - Asda, Cardiff Bay Retail Park 0.0 0.0 0.0 0.0 0.0 0.4 0.0 2.9 0.0 0.0 0.0 0.0 0.0 0.0 3.3 Cardiff - Sainsbury, Excalibur Drive 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.7 0.9 0.0 0.0 0.0 0.0 0.0 2.6 Cardiff - Morrisons, Ferry Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 Cardiff - M&S, Lifestyle Retail Park 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 Swansea 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 0.0 0.0 0.0 1.8 Cardiff - Iceland, Canton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.8 Cardiff - Stop & Shop, Countisbury Avenue 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.8 Barry 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Cardiff - Aldi, Ty Draw Farm 0.0 0.0 0.0 0.0 0.0 0.1 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.1 Cardiff - Aldi, Cardiff Bay Retail Park 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.1 Cardiff - Co=op / Farm Foods, Cowbridge Road West 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.4 Monmouth 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.5 Cardiff - Asda, Coryton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.3 Cardiff - Sainsbury Central, Queen Street 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.3 Penarth 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 Cardiff - Lidl, Cowbridge Road West 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Cardiff - Tesco Express, Whitchurch 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.2 Cardiff - Morrisons, Ty Glas Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.4 0.0 0.0 0.0 0.0 0.0 0.0 3.4 Cardiff - Iceland, Albany Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Upper Boat - Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.2 Cardiff - Lidl, Colchester Avenue 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.2 0.0 0.0 0.0 0.0 0.0 0.0 3.2 Cardiff - Tesco, Cowbridge Road East 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 0.0 0.0 1.3 2.8 Cardiff - Iceland, Merthyr Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4 1.4 Caerphilly - Asda 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 44.0 5.6 0.0 0.0 0.0 0.0 49.7 Cwmbran - Sainsbury 1.7 3.1 0.0 0.0 0.1 0.0 0.3 0.0 0.0 0.0 0.0 33.4 4.3 0.0 42.9 Cwmbran - Asda 5.8 4.0 0.8 0.3 0.0 0.0 0.0 0.0 0.0 0.0 2.5 69.2 2.6 0.4 85.6 Caerphilly - Morrisons 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 26.7 0.3 0.0 0.0 0.0 0.0 27.0 Caerphilly - Tesco Metro 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 11.5 0.0 0.0 0.0 0.0 0.0 11.6 Caerphilly - Tesco Express 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.8 4.9 0.0 0.0 0.0 0.0 9.7 Blackwood 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 51.4 25.3 0.0 0.0 0.0 76.7 Pontypool - Tesco 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 30.9 0.9 0.0 31.9 Ystrad Mynach -Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 36.9 0.0 0.0 0.0 0.0 36.9 Risca 0.0 0.1 0.0 0.0 0.0 0.2 0.0 0.0 0.0 2.1 31.2 -0.3 0.0 0.0 33.3 Caldicott 0.0 0.0 0.0 1.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 14.6 16.3 Ebbw Vale 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.5 0.0 1.0 0.0 0.0 4.5 Pontllanfraith - Sainsbury 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.6 0.0 0.0 0.0 0.0 4.6 Llantrisant 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.6 0.0 0.0 3.6 Abergavenny 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.3 1.3 2.7 Abertillery 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.5 0.0 0.0 0.0 4.5 Cowbridge 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.1 Caerphilly - Lidl 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.2 1.2 0.0 0.0 0.0 0.0 2.4 Aberdare 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.0 0.0 0.0 0.0 1.6 Usk 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 0.0 1.1 Tredegar 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.9 Merthyr Tydfil 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.9 Rhymey 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.6 Culverhouse Cross - M&S 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Culverhouse Cross - Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.1
Notes: turnover of stores and centres calculated by applying market shares (in Table 4) to available expenditure (in Table 3). Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 5b - Convenience Goods Turnover 2023 (Exc SFT) (£m)
Town/Centre Zone 1 2345 67891011121314Total Stores in Newport
Newport - Tesco, Spytty Road 0.0 1.5 29.1 20.3 0.0 0.0 1.1 0.0 0.0 0.0 2.1 1.0 1.0 8.1 64.3 Newport - Asda, Pencarn Way 15.4 0.4 2.8 2.7 11.5 5.7 7.6 0.3 0.0 0.0 1.3 0.0 0.2 0.0 47.7 Newport - Sainsbury's, Albany Street* 23.4 4.9 8.1 2.7 1.2 0.0 2.3 0.0 0.0 0.0 0.0 0.3 1.4 1.0 45.2 Newport - Tesco Extra, Harlech Retail Park 8.6 1.0 6.1 0.4 10.1 1.3 6.1 0.0 0.0 0.0 0.0 0.0 0.1 1.1 34.8 Newport - Lidl, Newport Retail Park 0.0 0.2 1.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.3 Newport - Tesco Express, Malpas Road 0.0 0.0 1.2 0.2 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.2 Newport - Somerfield, Chepstow Road 0.0 0.0 1.1 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 Newport - Indoor Market, City Centre 0.7 0.1 0.4 0.1 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 Newport - Lidl, Maesglas Retail Park/West Retail Park 0.3 0.0 0.1 0.0 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4 Newport - Aldi, Spytty Road 0.0 0.1 1.1 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.7 6.2 Newport - Iceland, Upper Dock Street 2.0 0.3 1.0 0.7 2.0 0.0 0.0 0.1 0.0 0.0 0.7 0.0 0.0 0.0 6.8 Newport - Iceland, Newport REtail Park 0.0 0.0 3.3 1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.6 Newport - M&S, City Centre (Friars Walk) 0.4 0.4 1.1 0.6 1.3 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 4.4 Newport - Morrisons, Azalea Road 1.9 0.4 0.2 0.3 1.8 0.2 12.2 0.0 0.0 0.0 9.5 6.6 0.0 0.0 33.1 Newport - Tesco Express, Cambrian Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.2 Newport - Asda, Pillgwenlly, Lower Dock Street 1.7 0.6 5.8 2.8 4.6 0.0 0.4 0.6 0.0 0.0 0.0 1.8 0.0 0.0 18.4 Newport - Iceland, Clarence Place District Centre 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.9 Newport - Aldi, Barrack Hill 0.0 0.5 1.6 1.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 3.8 Newport - Spar, Bettws District Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8
Other/Local Shops in Newport Local shops / P O 0.0 0.0 1.6 1.8 0.3 0.4 1.0 5.6 4.5 9.5 20.9 4.8 0.7 3.2 54.1 Other 2.3 0.4 3.0 0.5 0.0 0.0 0.0 0.6 4.1 3.5 1.8 12.5 0.0 1.0 29.8
Stores Outside Newport Cardiff - Sainsbury, Colchester Avenue 0.0 0.3 0.0 0.5 0.0 1.4 0.8 36.9 0.0 0.0 0.0 0.0 0.0 0.0 39.9 Chepstow 0.0 0.0 0.0 0.8 0.0 0.0 0.0 0.0 0.0 4.2 0.6 0.0 0.0 30.1 35.8 Cardiff - Asda, Cardiff Gate Retail Park 0.0 0.0 0.0 0.3 0.6 0.8 0.0 31.3 1.1 0.0 0.0 0.0 0.0 0.0 34.1 Cardiff - Tesco, St Mellons District Centre 0.0 0.0 0.0 0.0 0.0 2.2 0.8 23.5 0.0 0.0 1.3 0.0 0.0 0.0 27.8 Cardiff - Tesco Extra, Pengam Moors 0.0 0.0 0.0 0.0 0.0 0.3 0.0 10.3 0.0 0.0 0.0 0.0 0.0 0.0 10.6 Cardiff - Waitrose, Pentwyn Industrial Estate 0.0 0.0 0.0 1.4 0.4 0.2 0.0 3.9 0.0 0.0 1.3 0.0 0.0 0.0 7.1 Cardiff - Tesco Extra, Western Avenue 0.0 0.0 0.0 0.0 0.0 0.2 0.0 3.6 3.3 0.0 0.0 0.0 0.0 0.0 7.1 Cardiff - M&S, City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.1 0.6 0.0 0.0 0.0 0.0 0.0 4.8 Bristol 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 4.1 4.3 Cardiff - Asda, Cardiff Bay Retail Park 0.0 0.0 0.0 0.0 0.0 0.4 0.0 3.0 0.0 0.0 0.0 0.0 0.0 0.0 3.4 Cardiff - Sainsbury, Excalibur Drive 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.7 0.9 0.0 0.0 0.0 0.0 0.0 2.6 Cardiff - Morrisons, Ferry Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 Cardiff - M&S, Lifestyle Retail Park 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 Swansea 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 0.0 0.0 0.0 1.8 Cardiff - Iceland, Canton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.9 Cardiff - Stop & Shop, Countisbury Avenue 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.9 Barry 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Cardiff - Aldi, Ty Draw Farm 0.0 0.0 0.0 0.0 0.0 0.1 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.2 Cardiff - Aldi, Cardiff Bay Retail Park 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.1 Cardiff - Co=op / Farm Foods, Cowbridge Road West 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.4 Monmouth 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.5 Cardiff - Asda, Coryton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.3 Cardiff - Sainsbury Central, Queen Street 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.3 Penarth 0.0 0.0 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 Cardiff - Lidl, Cowbridge Road West 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Cardiff - Tesco Express, Whitchurch 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.2 Cardiff - Morrisons, Ty Glas Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.6 0.0 0.0 0.0 0.0 0.0 0.0 3.6 Cardiff - Iceland, Albany Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Upper Boat - Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.2 Cardiff - Lidl, Colchester Avenue 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.3 0.0 0.0 0.0 0.0 0.0 0.0 3.3 Cardiff - Tesco, Cowbridge Road East 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.5 0.0 0.0 1.3 2.8 Cardiff - Iceland, Merthyr Road 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4 1.4 Caerphilly - Asda 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 44.3 5.6 0.0 0.0 0.0 0.0 49.9 Cwmbran - Sainsbury 1.7 3.1 0.0 0.0 0.1 0.0 0.3 0.0 0.0 0.0 0.0 33.3 4.3 0.0 42.9 Cwmbran - Asda 5.9 4.1 0.8 0.3 0.0 0.0 0.0 0.0 0.0 0.0 2.4 69.2 2.6 0.4 85.6 Caerphilly - Morrisons 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 26.9 0.3 0.0 0.0 0.0 0.0 27.1 Caerphilly - Tesco Metro 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 11.5 0.0 0.0 0.0 0.0 0.0 11.7 Caerphilly - Tesco Express 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.9 4.9 0.0 0.0 0.0 0.0 9.7 Blackwood 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 51.5 25.1 0.0 0.0 0.0 76.5 Pontypool - Tesco 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 30.9 0.9 0.0 31.8 Ystrad Mynach -Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 36.9 0.0 0.0 0.0 0.0 36.9 Risca 0.0 0.1 0.0 0.0 0.0 0.2 0.0 0.0 0.0 2.1 31.0 -0.3 0.0 0.0 33.1 Caldicott 0.0 0.0 0.0 1.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 14.6 16.3 Ebbw Vale 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.5 0.0 1.0 0.0 0.0 4.5 Pontllanfraith - Sainsbury 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.6 0.0 0.0 0.0 0.0 4.6 Llantrisant 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.6 0.0 0.0 3.6 Abergavenny 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.3 1.3 2.7 Abertillery 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.4 0.0 0.0 0.0 4.4 Cowbridge 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.1 0.0 0.0 0.0 0.0 0.0 0.0 2.1 Caerphilly - Lidl 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.2 1.2 0.0 0.0 0.0 0.0 2.4 Aberdare 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.0 0.0 0.0 0.0 1.6 Usk 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 0.0 1.1 Tredegar 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.9 Merthyr Tydfil 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.9 Rhymey 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.6 Culverhouse Cross - M&S 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 Culverhouse Cross - Tesco 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.1
Notes: turnover of stores and centres calculated by applying market shares (in Table 4) to available expenditure (in Table 3). Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 6 - Benchmark Turnover of Convenience Goods Floorspace in Zones 1 & 5
Store Total Net Sales Convenience Goods Sales Density Total Convenience Area (sq m net) Sales Area (sq m net) (£/sq m) Goods Benchmark (£m)
Newport - Asda, Pencarn Way 4780 2390 £13,317 £31.8 Newport - Tesco Extra, Harlech Retail Park 6160 3080 £12,221 £37.6 Newport - Lidl, Maesglas Retail Park/West Retail Park 770 616 £8,661 £5.3 Newport - Asda, Pillgwenlly, Lower Dock Street 3728 2050 £13,317 £27.3 Newport - Sainsbury's, Albany Street* 3000 £11,068 £33.2 Newport - Tesco Express, Malpas Road 121 109 £12,221 £1.3 Newport - Iceland, Upper Dock Street 478 454 £6,451 £2.9 Newport - M&S, City Centre (Friars Walk) 400 £11,283 £4.5 Newport - Tesco Express, Cambrian Road 121 115 £12,221 £1.4 Newport - Aldi, Barrack Hill 700 560 £11,552 £6.5 Lidl, Usk Way 1063 850 £8,661 £7.4 Newport - Spar, Bettws District Centre £0.8 Newport - Indoor Market, City Centre £1.5 Local shops / P O £0.2 Total £161.8
Notes: floorspace data gained from IGD, planning applications and NCC data. sales densities provided by Mintel and Verdict. Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 7 - Convenience Goods Expenditure Capacity in Zones 1 & 5
2018 2023
Available convenience goods expenditure in Zones 1 & 5 £99.4 £100.4
Expenditure attracted from Zones 1 & 5 £84.3 £85.2
Market share (%) 84.9% 84.9%
Expenditure inflow (£m) £81.0 £81.9
Total turnover potential (£m) £165.3 £167.1
Benchmark turnover of stores in Zones 1 & 5 (£m) £161.8 £161.5
Residual expenditure (£m) £3.5 £5.6
Change in Lidl turnover (£m) £3.8 £3.8
Notes Available expenditure from Table 3. Expenditure attracted from Zones 1 & 5, plus expenditure inflow, taken from Tables 5a and 5b. Benchmark turnover taken from Table 6. Change in Lidl turnover based on an increase of 444sq m (net) convenience goods floorspace and a Lidl sales density taken from Table 6. Proposed Lidl Foodstore, Cardiff Road, Newport Impact Assessment
Table 8 - Convenience Goods Impact of Proposed New Store
Town/Centre Pre-Impact Morrisons, Lidl ResidualDiversion to Proposed Store Residual Solus Impact Turnover (£m) Orb Drive (£m) Usk Way (£m) Turnover (£m) % £m Turnover (£m) (%) Stores in Newport
Newport - Tesco, Spytty Road £64.3 £6.5 £0.4 £57.3 3% £0.1 £57.2 -0.2% Newport - Asda, Pencarn Way £47.7 £2.0 £0.9 £44.9 17% £0.7 £44.2 -1.5% Newport - Sainsbury's, Albany Street* £45.2 £1.9 £1.4 £41.8 13% £0.5 £41.3 -1.2% Newport - Tesco Extra, Harlech Retail Park £34.8 £1.8 £1.3 £31.7 29% £1.1 £30.6 -3.5% Newport - Lidl, Newport Retail Park £2.3 £0.0 £0.0 £2.3 3% £0.1 £2.2 -5.1% Newport - Tesco Express, Malpas Road £2.2 £0.1 £0.0 £2.1 0% £0.0 £2.1 0.0% Newport - Somerfield, Chepstow Road £1.5 £0.0 £1.5 0% £0.0 £1.5 0.0% Newport - Indoor Market, City Centre £1.5 £0.0 £1.5 0% £0.0 £1.5 0.0% Newport - Lidl, Maesglas Retail Park/West Retail Park £1.4 £0.0 £0.0 £1.4 0% £0.0 £1.4 0.0% Newport - Aldi, Spytty Road £6.2 £0.1 £0.0 £6.1 2% £0.1 £6.0 -1.3% Newport - Iceland, Upper Dock Street £6.8 £0.1 £0.0 £6.8 0% £0.0 £6.8 0.0% Newport - Iceland, Newport REtail Park £4.6 £0.0 £0.0 £4.5 0% £0.0 £4.5 0.0% Newport - M&S, City Centre (Friars Walk) £4.4 £0.1 £0.0 £4.3 0% £0.0 £4.3 0.0% Newport - Morrisons, Azalea Road £33.1 £1.9 £0.7 £30.5 4% £0.2 £30.4 -0.5% Newport - Tesco Express, Cambrian Road £0.2 £0.0 £0.2 0% £0.0 £0.2 0.0% Newport - Asda, Pillgwenlly, Lower Dock Street £18.4 £2.1 £1.5 £14.7 9% £0.3 £14.4 -2.3% Newport - Iceland, Clarence Place District Centre £0.9 £0.3 £0.0 £0.6 0% £0.0 £0.6 0.0% Newport - Aldi, Barrack Hill £3.8 £0.0 £0.2 £3.5 4% £0.2 £3.4 -4.4% Newport - Spar, Bettws District Centre £0.8 £0.0 £0.8 0% £0.0 £0.8 0.0% Lidl, Usk Way £7.4 £0.0 £7.4 8% £0.3 £7.1 -4.2% Morrisons, Orb Drive £23.0 £0.5 £22.5 7% £0.3 £22.2 -1.2% Other/Local Shops in Newport Local shops / P O £54.1 £0.3 £0.3 £53.5 1% £0.0 £53.5 -0.1% Other £29.8 £0.1 £29.7 0% £0.0 £29.7 0.0%
Stores Outside Newport Cardiff - Sainsbury, Colchester Avenue £39.9 £39.9 0% £0.0 £39.9 0.0% Chepstow £35.8 £35.8 0% £0.0 £35.8 0.0% Cardiff - Asda, Cardiff Gate Retail Park £34.1 £34.1 0% £0.0 £34.1 0.0% Cardiff - Tesco, St Mellons District Centre £27.8 £27.8 0% £0.0 £27.8 0.0% Cardiff - Tesco Extra, Pengam Moors £10.6 £10.6 0% £0.0 £10.6 0.0% Cardiff - Waitrose, Pentwyn Industrial Estate £7.1 £7.1 0% £0.0 £7.1 0.0% Cardiff - Tesco Extra, Western Avenue £7.1 £7.1 0% £0.0 £7.1 0.0% Cardiff - M&S, City Centre £4.8 £4.8 0% £0.0 £4.8 0.0% Bristol £4.3 £4.3 0% £0.0 £4.3 0.0% Cardiff - Asda, Cardiff Bay Retail Park £3.4 £3.4 0% £0.0 £3.4 0.0% Cardiff - Sainsbury, Excalibur Drive £2.6 £2.6 0% £0.0 £2.6 0.0% Cardiff - Morrisons, Ferry Road £1.0 £1.0 0% £0.0 £1.0 0.0% Cardiff - M&S, Lifestyle Retail Park £1.0 £1.0 0% £0.0 £1.0 0.0% Swansea £1.8 £1.8 0% £0.0 £1.8 0.0% Cardiff - Iceland, Canton £0.9 £0.9 0% £0.0 £0.9 0.0% Cardiff - Stop & Shop, Countisbury Avenue £0.9 £0.9 0% £0.0 £0.9 0.0% Barry £0.1 £0.1 0% £0.0 £0.1 0.0% Cardiff - Aldi, Ty Draw Farm £2.2 £2.2 0% £0.0 £2.2 0.0% Cardiff - Aldi, Cardiff Bay Retail Park £2.1 £2.1 0% £0.0 £2.1 0.0% Cardiff - Co=op / Farm Foods, Cowbridge Road West £0.4 £0.4 0% £0.0 £0.4 0.0% Monmouth £0.5 £0.5 0% £0.0 £0.5 0.0% Cardiff - Asda, Coryton £0.3 £0.3 0% £0.0 £0.3 0.0% Cardiff - Sainsbury Central, Queen Street £0.3 £0.3 0% £0.0 £0.3 0.0% Penarth £0.4 £0.4 0% £0.0 £0.4 0.0% Cardiff - Lidl, Cowbridge Road West £0.1 £0.1 0% £0.0 £0.1 0.0% Cardiff - Tesco Express, Whitchurch £0.2 £0.2 0% £0.0 £0.2 0.0% Cardiff - Morrisons, Ty Glas Road £3.6 £3.6 0% £0.0 £3.6 0.0% Cardiff - Iceland, Albany Road £0.1 £0.1 0% £0.0 £0.1 0.0% Upper Boat - Tesco £0.2 £0.2 0% £0.0 £0.2 0.0% Cardiff - Lidl, Colchester Avenue £3.3 £3.3 0% £0.0 £3.3 0.0% Cardiff - Tesco, Cowbridge Road East £2.8 £2.8 0% £0.0 £2.8 0.0% Cardiff - Iceland, Merthyr Road £1.4 £1.4 0% £0.0 £1.4 0.0% Caerphilly - Asda £49.9 £49.9 0% £0.0 £49.9 0.0% Cwmbran - Sainsbury £42.9 £0.6 £42.3 0% £0.0 £42.3 0.0% Cwmbran - Asda £85.6 £2.0 £83.5 0% £0.0 £83.5 0.0% Caerphilly - Morrisons £27.1 £27.1 0% £0.0 £27.1 0.0% Caerphilly - Tesco Metro £11.7 £11.7 0% £0.0 £11.7 0.0% Caerphilly - Tesco Express £9.7 £9.7 0% £0.0 £9.7 0.0% Blackwood £76.5 £76.5 0% £0.0 £76.5 0.0% Pontypool - Tesco £31.8 £31.8 0% £0.0 £31.8 0.0% Ystrad Mynach -Tesco £36.9 £36.9 0% £0.0 £36.9 0.0% Risca £33.1 £33.1 0% £0.0 £33.1 0.0% Caldicott £16.3 £0.4 £15.9 0% £0.0 £15.9 0.0% Ebbw Vale £4.5 £4.5 0% £0.0 £4.5 0.0% Pontllanfraith - Sainsbury £4.6 £4.6 0% £0.0 £4.6 0.0% Llantrisant £3.6 £3.6 0% £0.0 £3.6 0.0% Abergavenny £2.7 £2.7 0% £0.0 £2.7 0.0% Abertillery £4.4 £4.4 0% £0.0 £4.4 0.0% Cowbridge £2.1 £2.1 0% £0.0 £2.1 0.0% Caerphilly - Lidl £2.4 £2.4 0% £0.0 £2.4 0.0% Aberdare £1.6 £1.6 0% £0.0 £1.6 0.0% Usk £1.1 £1.1 0% £0.0 £1.1 0.0% Tredegar £0.9 £0.9 0% £0.0 £0.9 0.0% Merthyr Tydfil £0.9 £0.9 0% £0.0 £0.9 0.0% Rhymey £0.6 £0.6 0% £0.0 £0.6 0.0% Culverhouse Cross - M&S £0.1 £0.1 0% £0.0 £0.1 0.0% Culverhouse Cross - Tesco £0.1 £0.1 0% £0.0 £0.1 0.0%
Notes: Pre-impact turnover taken from Table 5b. Trade diversion to Lidl Usk Way and Morrisons Orb Drive based on planning application retail assessments and GVA forecasts. Trade diversion to proposed uplift in turnover at proposed foodstore based upon GVA forecasts, taking into account location and retail offer of competing stores.
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