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Main Report (Including an Executive Summary) London Boroughs of Ealing / Hammersmith & Fulham / Hounslow West London Joint Retail Needs Study, 2006 CONTENTS EXECUTIVE SUMMARY....................................................................................................... 1 1. INTRODUCTION .................................................................................................... 13 2. NATIONAL POLICY FRAMEWORK...................................................................... 17 3. REGIONAL POLICY FRAMEWORK...................................................................... 20 4. LOCAL POLICY FRAMEWORK ............................................................................ 29 5. COMPETING CENTRES........................................................................................ 32 6. THE WEST LONDON CENTRES: LB EALING ..................................................... 40 7. THE WEST LONDON CENTRES: LB HAMMERSMITH & FULHAM ................... 48 8. THE WEST LONDON CENTRES: LB OF HOUNSLOW........................................ 54 9. BENCHMARKING OF CENTRES.......................................................................... 61 10. RETAIL FLOORSPACE CAPACITY: BASELINE ASSUMPTIONS....................... 65 11. RETAIL FLOORSPACE CAPACITY: COMMITMENTS/SCENARIO TESTING..... 81 12. THE LEISURE SECTOR ........................................................................................ 98 13. CONCLUSIONS/NEXT STEPS ............................................................................ 115 PLANS & APPENDICES: BOUND SEPARATELY London Boroughs of Ealing / Hammersmith & Fulham / Hounslow West London Joint Retail Needs Study, 2006 EXECUTIVE SUMMARY Scope of Work 1.1 GVA Grimley was instructed by the three West London Authorities (WLA’s – London Borough of Ealing, London Borough of Hammersmith & Fulham and London Borough of Hounslow) in August 2006 to undertake the West London Retail Needs Study. The study was completed in December 2006 and the information was up to date as of December 2006. The joint study is driven by a recognition of significant cross border and sub-regional issues. In this context it aims to address the interrelationship between the centres and the dynamics of the changing network of centres within the sub-region. 1.2 The purpose of this study is to inform and guide town centre/retail planning in West London, and in particular, to input into the preparation of each authority’s forthcoming Local Development Framework (LDF). Based on our research, analysis and overall findings, this strategic study specifically identifies the performance of centres and the need for retail and leisure floorspace to the period 2016, and beyond to 2021. The study covers both convenience and comparison goods retailing. 1.3 Our terms of reference are to: • Examine the retail hierarchy in West London and the wider sub-region, and advise on the role of each centre and their relationship to each other in the retail hierarchy; • Establish the extent to which current retail and leisure provision within West London satisfies the level and nature of consumer demand within each catchment; • Estimate the scale and nature of any changes in this position that may arise in the light of: • Potential increases in population; • Forecast changes in retail expenditure; • Changing forms of retail and leisure provision; • Possible increases or decreases in the trade draw from competing centres. • Identify the scale and nature of additional retail and leisure provision that may be appropriate in West London to the period 2021. 4. Our approach draws on the emerging recommendations of our Good Practice Guidance for the Department of Communities and Local Government (DCLG) on how to assess the need for, and impact of key town centre uses. Of particular relevance to this study, we have recommended a transparent approach, where the key steps of the analysis, data inputs and assumptions are clearly 1 London Boroughs of Ealing / Hammersmith & Fulham / Hounslow West London Joint Retail Needs Study, 2006 set out and justified. In accordance with the Good Practice Guidance, our approach is also underpinned by the use of up to date household telephone interviews and in-centre surveys to help establish current shopping and leisure patterns, town centre catchments and market share estimates for both comparison and convenience goods retailing. 5. This Study also comprises detailed audits and qualitative healthchecks of the relative vitality and viability of each Borough’s major and smaller centres based, where possible, on the key performance indicators set out in PPS6 (paragraph 4.4). 6. In addition, we have carried out a broad review of national and regional trends in Black and Minority Ethnic (BME) retailing. We specifically examine the contribution that BME retail businesses make to the retail industry as a whole, as well as the overall vitality and viability of the main West London centres. We also set out they key drivers of (and challenges to) the future growth of this sector, and the extent to which planning policy can help to maintain and promote BME retailing. 7. Given its strategic importance across London, we have also reviewed and referred to the Greater London Authority’s (GLA) strategic ‘Town Centre Need Assessments’ (2004/2005) for comparison and convenience goods retailing. Although the GLA study is a strategic high level assessment of need, we have necessarily benchmarked our assumptions at the sub-regional level against it in order to highlight and describe the main variations in our approach. 8. This West London Study provides a robust and sound baseline evidence for the three London Boroughs to assess the network of centres and their relationship in the West London hierarchy, as well as the quantitative and qualitative need for new retail and leisure floorspace over the forecast period. This study will underpin future work elements including policy formulation and monitoring, the development of town centre strategies and the identification and allocation of potential development opportunity sites. Policy Context 9. Planning Policy Statement 6 (PPS6) entitled ‘Planning for Town Centres’ was published in March 2006 and sets out the main issues and guidance relating to planning for the future of town centres and the main uses that relate to them. The key points of relevance to the West London Centres, are:- • The need to take a more proactive approach to accommodating town centre uses in central locations, including where appropriate promotion of the expansion of town centres; and, conversely a realistic approach to the management of decline where justified; and • The need to establish a hierarchy of centres in each region and sub-region, with any change in the role and function of centres to be secured as part of the preparation of regional spatial 2 London Boroughs of Ealing / Hammersmith & Fulham / Hounslow West London Joint Retail Needs Study, 2006 strategies (RSS) and through preparation of the development plans, rather than through individual applications. 10. The central objective of PPS6 is evidently, therefore, to promote the vitality and viability of town centres by planning for their growth and development. Where development is not suitable, viable and/or available in town centre and/or edge-of-centre locations, then PPS6 promotes the expansion of existing town centre boundaries, where possible. This study provides the baseline to assist the review of town centre boundaries in the next phase of work, which will need to focus on policy recommendations, town centre strategies and site allocations. 11. The three West London Authorities will also need to demonstrate a much more proactive approach to the planning and expansion of their main centres. PPS6 requires local authorities to plan for improvements to the range of services offered in local centres and to manage decline and change in any centres which can no longer realistically maintain their place in the retail hierarchy. This needs to be applied, in the context of regional policy, at the local level by the three West London Authorities in their Local Development Frameworks (LDF’s). In the context of PPS6, follow on work will require the identification and allocation of development sites, along with strategy and policy recommendations. We discuss this in more detail at the end of this Section: The Next Steps. 12. In terms of regional policy context, the London Plan (2004), is a strategic plan setting out an integrated social, economic and environmental framework for the future development of London in the next 15-20 years. Within the London Retail Hierarchy, Ealing and Hounslow are identified as Metropolitan Centres; Southall, Hammersmith, Fulham and Chiswick are Major Centres; and Acton, Greenford, Hanwell, Shepherd’s Bush, Feltham and Brentford are District Centres. 13. The GLA ‘London Wide Comparison and Convenience Goods Floorspace Needs Assessments’, developed a range of strategic capacity projections based on different scenarios. The Experian analysis does provide useful baseline data indicating population change and expenditure growth projections on a London-wide basis, and is also helpful in understanding the scale and implications of major schemes in the pipeline. It sets out the network of centres across London which enables an understanding of the scale, distribution and role of centres; and provides an indication of general areas of need for new floorspace. 14. The studies do not, however, provide the detailed evidence base needed by local authorities for the preparation
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