Liverpool Retail Study

Submission Document 13.4.1

Vitality and Viability Appendix

September 2016

Prepared by

GL Hearn Limited Vantage Point Hardman Street Spinningfields Manchester M3 3HF

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

INTRODUCTION

1.1 The NPPF and PPG state that LPA’s should identify a network and hierarchy of centres which is resistant to change. The hierarchy of centres in Liverpool has been established in the 2006 Liverpool UDP. This consists of Liverpool City Centre along with 29 District and Local Centres.

1.2 Subsequent to the UDP, GL Hearn was commissioned by Liverpool Council in 2009 to complete a District and Local Centres Study to assess the health of the cities centres and make recommendations for their improvement. The study found that the health of district and local shopping centres across Liverpool varies and with a few exceptions the majority of the centres have deteriorated over time. It was felt that a number of the centres across the City were too large and dissipated and required consolidation. Some centres would benefit from improvements to the public realm and environmental quality of place and shopping experience.

1.3 The study recommended that a strategic approach was required to investment in district and local centres across the city. This should seek to focus investment to deliver a sustainable hierarchy of centres across the City which effectively serve their local catchment, draw together opportunities for public and private sector investments and coordinated the management and marketing of the district and local centres to support trading prospects.

1.4 The study suggested a four tier structure; City Centre, District Centre, Local Centre and Neighbourhood Centres. The study recommended that several current local centres be reclassified as neighbourhood centres. Further to this the study identified a series of local parades of shops which the council may decide are appropriate to identify as neighbourhood centres.

1.5 These changes to the centre hierarchy have not been adopted by the City Council since the District and Local Centres Study was published. The current vitality and viability assessment builds upon this previous work.

Objectives and Methodology

1.6 The vitality and viability assessments undertaken seek to;

 Analyse the role and function of each of the City’s district and local centres including their position in the retail hierarchy and ability to serve the local community in which they are located;  Recommend what the overall key priorities for the centres in order to secure their long term vitality and viability;  Recommend alterations to centre boundaries and suggest potential development sites.

1.7 The following sections include an overview of Liverpool City Centre covering the following indicators identified in the PPG:

 diversity of uses  proportion of vacant street level property

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 commercial yields on non-domestic property  customers’ views and behaviour  retailer representation and intentions to change representation  commercial rents  pedestrian flows  accessibility  perception of safety and occurrence of crime  state of town centre environmental quality

1.8 For the Local and District Centres a reduced health check assessment has been undertaken. This is reflective of the limited information which may be available for some centres. As a minimum the health check for the Local and District Centres will cover:

 diversity of uses  proportion of vacant street level property  observations on pedestrian flows  accessibility  perception of safety and occurrence of crime  state of town centre environmental quality

1.9 Upon the completion of the assessments recommendations have been made regarding the future status of the centre within the retail hierarchy and the level of intervention and investment necessary to support the centres and deliver a sustainable pattern of retailing and services for the local community.

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2 LIVERPOOL CITY CENTRE

2.1 Liverpool City Centre is the Regional Shopping Centre for the Merseyside sub-region. The centre is split into several sub-areas and this vitality and viability assessment is focused on the Main Retail Area.

2.2 Saved policies in the UDP identify the Paradise Street Development Area as a key area of opportunity for investment within the City Centre. The policy intended to bring forward a comprehensive mixed use regeneration scheme which will support and strengthen the existing Main Retail Area and now retains a larger proportion of trade and has become an attractive place to shop within the north west. This area has now been developed into the Liverpool One development, extending the centre’s main retail area. The Liverpool One development has transformed the main retail area and attracted a number of new retailers into the centre. The development has had a positive impact on footfall, spending and visitor numbers within the city.

2.3 Liverpool One is a retail led mixed use development in the City Centre in addition to retail space it contains leisure facilities, apartments, offices, public open space and transport improvements. The development has successfully boosted the local economy and was completed in 2009.

2.4 St Johns is a large covered shopping centre to the east of Liverpool One as well an individual retail units it also contains an indoor market. In spite of investment into the centre including improvements to the food court the public realm surrounding the centre is, in general, poor. However improvements to the public realm are being undertaken including new paving and planting.

2.5 Williamson Square is a large public square to the north of the centre. Liverpool Playhouse is located here and there is a large water feature as well as several retail units.

2.6 Bold Street is located close to Clayton Square and Liverpool Central, the street is known for its bars and cafes as well as independent shopping. It boasts a vibrant night time economy.

2.7 The Met Quarter is a covered shopping centre known for its luxury shops. It is located to the north of Liverpool One and contains around 40 stores.

2.8 The Cavern Quarter is the area surrounding Mathew Street made famous by the Cavern Club. The area attracts many tourists and is largely made up of pubs bars and restaurants.

2.9 The City Centre has a strong diversity of uses (shown in Table 1 below). The Centre offers a broad range and choice of outlets across all use categories.

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Table 1: Retail Composition of Liverpool City Centre No. of Floorspace Sector % of Outlets % of Floorspace outlets (sqm) Liverpool UK Liverpool UK Convenience 55 5.38 8.39 20,048 6.06 14.99 Comparison 391 38.26 32.51 155,775 47.05 36.15 Retail Service 67 6.56 14.11 1,068 3.23 7.39 Restaurants, 330 32.29 22.39 103,974 31.41 23.23 cafés, fast food (leisure services)

Miscellaneous – 34 3.33 10.87 7,525 2.27 8.22 Financial & Business Services

Vacant 145 14.19 11.41 33,063 9.99 9.28 TOTAL 1022 100 100 321,453 100 100 Source: Goad May 2015

2.10 The comparison goods offer is substantial, comprising 391 units and occupying 155,775sqm gross floorspace (1,676,800sqft). The Centre’s role as a higher Regional Centre is evident from the fact that it has a significantly higher proportion of units and floorspace in comparison goods use than the UK average.

2.11 The proportion of units and floorspace in convenience goods use in the City Centre is below the UK average as shown in table 1. This is a common feature in Regional Centres which provide a dominant comparison goods shopping offer, compared with lower order centres. The Centre also provides a good range and choice of convenience goods outlets with 55 units and 20,048sqm (215,800sqft) floorspace in convenience goods use.

2.12 The range and choice of restaurants, cafes and fast food outlets and other leisure services in the City Centre is extensive with Goad recording 330 outlets occupying 103,974sqm gross floorspace. This exceeds the UK average and again, this is in line with its role as a higher order centre.

2.13 The provision of business and financial services is low, but this reflects this being the Main Retail Area, and these uses are located in other sub-areas of the wider city centre.

Range of Comparison Goods Shopping Outlets

2.14 The strength of the offer in the clothing and footwear sector is particularly notable and includes strong department store representation in John Lewis and Debenhams.

2.15 The Centre has above UK average representation of comparison goods outlets and floorspace across most sectors except in DIY, Hardware and Furniture. These are not sectors that would typically be

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expected to take up a high proportion of units/floorspace in a higher order comparison goods centre, rather they would normally be found in Retail Parks.

National Multiple Representation

2.16 There are 440 national multiple retailers in the City centre occupying 199,912sqm gross floorspace. As Table 2 shows, this is significantly above the UK average representation for town centre multiples.

2.17 There are 241 comparison goods national multiple retailers in the centre. These include major footfall drivers such as, John Lewis, Debenhams, M&S, Primark, Next, H&M, and River Island. The Centre also has 30 national multiple convenience goods retailers and 120 multiples in the service sector including in the food and drink sector, Zizzi, Pizza Express, Costa Coffee, Starbucks, Byron Burgers, KFC and McDonalds.

2.18 Unsurprisingly, given the above statistics, Liverpool City Centre has a high ranking Centre in Javelin Group’s “Venuescore” rankings system. “Venuescore” is an annual ranking of the UK’s top 3,000+ retail venues including town centres, stand alone malls, retail warehouse parks and factory outlet centres. Each venue is evaluated in terms of their provision of multiple retailers including anchor stores, fashion operators and non fashion multiples.

2.19 In the latest rankings (2015) Liverpool City Centre is ranked 5th out of over 3,000 retail venues in the UK. With only Oxford Street, Edinburgh, Manchester and Birmingham ranking higher than Liverpool.

Table 2: Liverpool City Centre National Multiples No. of Liverpool City UK Average % Outlets Centre %

Comparison 241 54.77 42.85 Convenience 30 6.82 11.26 Leisure Services 120 27.27 19.98

Source: Goad May 2015

2.20 The figures on national multiple representation and the “Venuescore” ranking demonstrates that the City Centre is performing a strong Regional centre role. There is strong multiple representation in both comparison goods and leisure services.

Liverpool City Centre Vacant Units

2.21 The level of City Centre vacant floorspace recorded by Goad is around the UK average level. The proportion of vacant units is slightly above the national average according to Goad’s latest figures, as shown below in Table 3, but not so significantly above to cause any concern.

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Table 3: Liverpool City Centre Vacancy

Liverpool City UK Average %

Centre %

Vacant Units 145 14.19 11.41 Vacant Sqm 33,063 9.99 9.28 Source: Goad May 2015

Rents and Yields

2.22 The town centre report for Liverpool was obtained from EGI dated January 2016. This contained information on the most recent retail deals undertaken in the city. This information included one retail deal which had taken place in the city centre for which the rent was £108 per sqm and one with an available yield at 4.7%. This compares with rents of between £77 - £383 in Manchester and yields of between 5.48% - 5.99%. In Warrington rents range between £36 -£198 with only one yield provided at 9.96%.

Accessibility

2.23 The city centre by its nature is highly accessible. There are two main train stations within the city centre. The largest of these is Lime Street which provides links to London, Birmingham and other major rail stations across the country as well as local stopping services. The station is located to the east of the city centres. Liverpool Central Station is located to the south of Lime Street and provides more local service to destinations such as Chester and Southport. There is a large bus station located at Liverpool One which provides national services across the country. The bus station at Queen Square provides services within the Merseyside area. The city has fairly good parking provision with around 6,000 spaces shown on the city centre Goad plan in addition to this there are numerous surface car parking facilities available.

Pedestrian Flows

2.24 Pedestrian flows vary throughout the centre with the area around Liverpool One being the busiest. St Johns Shopping centre had a steady level of footfall with the area around Williamson Square feeling quieter. The northern end of Bold Street was again quieter but with a pedestrian presence. This area has a focus on an evening economy and as such may experience higher footfall during this time.

State of Town Centre Environmental Quality

2.25 The environmental quality varies throughout the city centre with the Liverpool One development setting the standard high for the surrounding area. The city centre contains Chavasse Park a large public park set within Liverpool One this is a significant amount of green space for a city centre. Work has begun improving the public realm surrounding St Johns Shopping Centre and the Williamson

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Square areas of the city centre. The Rope Walks area of the city centre is attractive and boasts a strong day and night time economy.

2.26 Investment at Lime Street Station has improved the main arrival point into the city however routes from the city centre to the main shopping areas and tourist attractions could benefit from improvements.

Perception of Safety and Occurrence of Crime

2.27 The city centre generally feels safe. However the northern and eastern edges contained a higher number of vacant units and therefore a lower amount of footfall. These areas of the city centre do not feel as safe as the centre area surrounding Liverpool One and have a limited night time economy. Therefore this area may feel unsafe during the evening. However it is noted that the City holds a Purple Flag award indicating is surpasses the standards of excellence in managing the evening and night time economy.

2.28 Liverpool One contains a variety of leisure and entertainment uses and staffing means that the centre is considered to be secure and safe throughout the day. Many of the shops open later in the evening however majority of the central shopping area lacks evening economy beyond these hours and therefore could be perceived as unsafe once the retail units have closed, and activity is generally reduced.

2.29 The Rope Walks area in particular Bold Street has a lively retail and evening economy, with a large number of independent shops and restaurants. This area has a high footfall both during the day and in the evening leading to good natural surveillance.

2.30 The Metquarter and the Cavern Quarter vary greatly during the day. Whilst this area is a retail destination it contains a wide variety of leisure uses which operate largely in the evening.

2.31 Williamson Square, although it contains the Liverpool Playhouse, has limited other additional leisure uses. The square is large and several vacant units lead to the space feeling under used.

Consumer Views and Behaviour

2.32 The shopper survey asked participants ‘Now thinking about general shopping. Which location, street or centre is the nearest place to your home where you can go shopping?’ this question was followed by ‘What do you like about this place?’

2.33 The top answers for those selecting the City Centre as their location were as follows;

 Close to home (17.5%);  Good range of ‘high street’ and big stores (31.5%);  Good range of independent and local stores (17%); and

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 Good or pleasant shopping environment (10%).

2.34 This indicates that the strong retailer representation as well as the shopping experience within the city centre acts as a draw for customers.

Summary/Recommendations

2.35 Liverpool City Centre has a wide range and choice of convenience, comparison and service uses including restaurants and cafes.

2.36 It is performing its Regional Centre role well as evidenced in particular by the strength of its comparison goods shopping offer. It performs well above the UK average in terms of representation in many comparison goods shopping categories and is particularly strong in terms of its clothing and footwear offer which is a key driver of footfall.

2.37 The City Centre also has a strong food and drink offer with over 112 restaurants/cafes comprising 10.96% of the total number of outlets in the Centre which is above the UK average figure of 8.54%.

2.38 The centre has 440 national multiple occupiers including 241 comparison goods multiple retailers. The proportion of national comparison multiple units in the Centre (54.77%) is well above the UK average (42.85%).

2.39 There are high levels of investment in the City Centre including not just in the retail and leisure sectors but also in office and residential sectors which add to the diversity of uses.

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CITY CENTRE MAIN RETAIL AREA

Primary Frontage

Secondary Frontage

Retail City Centre- : MAIN RETAIL AREA & FRONTAGES Date: 16/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

3 OVERVIEW OF LIVERPOOL’S DISTRICT AND LOCAL CENTRES

3.1 This section provides a general overview of the district and local centres identified in the UDP and based on the UDP boundaries of these centres.

District Centres

3.2 The current network of district centres in Liverpool is identified on the Plan in Appendix 1.

3.3 Figure 1 indicates the level of floorspace in each of the District Centres. The largest District Centres in floorspace terms are Allerton Road, County Road and Old Swan, all exceeding 25,000m2, with Allerton exceeding 35,000m2. Aigburth Road, Garston and Breck Road are the smallest centres, all less than 7,500m2 with Garston notably low at less than 5,000m2.

Figure 1: Total floorspace in District Centres

40,000 35,000 30,000 25,000 20,000 15,000 10,000 5,000

Speke

Garston

Woolton

Edge Hill Edge

Old Swan Old

Broadway

Belle Vale Belle

Wavertree

Breck Road Breck

Walton Vale Walton

County Road County

LondonRoad

Allerton Road Allerton

Aigburth Road Aigburth Smithdown Road South Road Smithdown

Total Floorspace (m2)

3.4 A1 convenience floorspace is highest in Allerton Road, Old Swan and Speke. These all have a significant foodstore within the centre. Belle Vale has the lowest amount of convenience retail floorspace, followed by Aigburth Road and Woolton Vale, which all have less than 2,000 sqm of convenience floorspace.

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Figure 2: A1 Convenience Retail Floorspace in District Centres

14,000 12,000 10,000 8,000 6,000 4,000 2,000 - Speke Garston Woolton Edge Hill Edge Old Swan Old Broadway Belle Vale Belle Wavertree Breck Road Breck Walton Vale Walton County Road County London Road London Allerton Road Allerton Aigburth Road Aigburth Smithdown Road South Road Smithdown

Convenience Floorspace

3.5 In terms of A1 comparison floorspace is largest provision in Allerton Road, Belle vale and County Road, all around 10,000 sqm. The lowest amount of retail floorspace is at Walton Vale and Woolton, both of which are less than 2,000 sqm.

Figure 3: Comparison Floorspace in District Centres

12,000.00 10,000.00 8,000.00 6,000.00 4,000.00 2,000.00 - Speke Garston Woolton Edge Hill Edge Old Swan Old Broadway Belle Vale Belle Wavertree Breck Road Breck Walton Vale Walton County Road County London Road London Allerton Road Allerton Aigburth Road Aigburth Smithdown Road South Road Smithdown

Comparison floorspace

3.6 Allerton Road is the largest district centre in terms of both convenience and comparison floorspace. Thereafter a number of the District Centres have a similar level of comparison and convenience A1 floorspace. The centres with the lowest level of floorspace include Aigburth Road and Walton Vale.

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Figure 4: District Centres A1 Convenience and Comparison Floorspace

14000.00 12000.00 10000.00 8000.00 6000.00 4000.00 2000.00

0.00

Speke

Garston

Woolton

Edge Hill Edge

Tuebrook

Old SwanOld

Broadway

Belle Vale Belle Lane Rice

Park Road Park

Knotty Ash Knotty Lane Rose

Wavertree

Kensington

Breck Road Breck Derby West

Lodge Lane Lodge

Walton Vale Walton

Hunts Cross Hunts

County Road County

Aigburth Vale Aigburth London Road London

Allerton Road Allerton Road Prescot

Aigburth Road Aigburth

Great Homer Street Homer Great

Muirhead Avenue East Avenue Muirhead

Smithdown Road North Road Smithdown Smithdown Road South Road Smithdown

Convenience Floorspace Comparison floorspace

3.7 The level of A3-A4-A5 floorspace (comprising restaurants, cafes, bars, pubs and takeaways) within the District Centres varies significantly. At one end of the spectrum, there is virtually no floorspace in these use classes in Speke and Belle Vale District Centres. However there are a number of centres which have a vibrant evening economy which include Walton Vale, Smithdown Road South, Wavertree, County Road and Allerton Road.

Figure 5: A3-A4-A5 Floorspace in District Centres

A3, A4, A5 Floorspace 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500

Speke

Garston

Woolton

Edge Hill Edge

Old Swan Old

Broadway

Belle Vale Belle

Wavertree

South

Breck Road Breck

Walton Vale Walton

County Road County

London Road London

Allerton Road Allerton

Aigburth Road Aigburth Smithdown Road Smithdown

A3, A4, A5 Floorspace

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Figure 6: Occupied District Centre Floorspace by Use Class

100% 90% 80% 70% 60% 50% 40% 30% 20% 10%

Speke

Garston

Woolton

Edge Hill Edge

Old SwanOld

Broadway

Belle Vale Belle

Wavertree

Breck Road Breck

Walton Vale Walton

County Road County

London Road London

Allerton Road Allerton

Aigburth Road Aigburth Smithdown Road South Road Smithdown

A1 A2 A3 A4 A5

3.8 Figure 6 profiles the overall mix of town centre floorspace by use class. On average over 50% of occupied town centre floorspace is in A1 retail use. It is noted that for Speke, this is in excess of 90% of the centre.

3.9 Vacancy levels within the District Centres provide an indication of their vitality. The GB average is around 11% and 10 of the 15 district centres exceed this level. It is noted that there are very high levels of vacancy in Garston, Edge Hill and Breck Road.

Figure 7: District Centre Vacant Floorspace with GB average shown.

35% 30% 25% 20% 15% 10% 5%

Speke

Garston

Woolton

Edge Hill Edge

Old Swan Old

Broadway

Belle Vale Belle

Wavertree

Breck Road Breck

Walton Vale Walton

County County Road

London Road London

Allerton Road

Aigburth Road Aigburth Smithdown Road South Road Smithdown

Vacant

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3.10 The average unit size in Speke is just less than 800sqm, which is far in excess of any other district. Thereafter London Road has the largest average unit size at just over 350sqm. The relatively smaller average unit size of the remainder of the centres generally reflects the nature of the majority of centres which have smaller traditional Victorian shops which have grown over time fronting main routes into the City Centre.

Figure 8: District Centre Average Unit Size

District Centres Average Unit Size 900 800 700 600 500 400 300 200 100

Speke

Garston

Woolton

EdgeHill

OldSwan

Broadway

BelleVale

Wavertree

BreckRoad

Walton Vale

CountyRoad

LondonRoad

AllertonRoad

Aigburth Road SmithdownRoad South

Average Unit Size SQM

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Local Centres

3.11 The current network of Local Centres in Liverpool is identified at Appendix 1.

3.12 Figure 8 indicates the level of floorspace in each of the Local Centres. Four of the centres, Kensington, Knotty Ash, Park Road and Tuebrook, have a floorspace which exceeds any other centres, indeed some of these exceed the level of floorspace in District Centres.

Figure 9: Total Floorspace in Local Centres

30,000 25,000 20,000 15,000 10,000 5,000

Tuebrook

Rice Lane Rice

Park Road Park

Knotty Ash Knotty Lane Rose

Kensington

West Derby West

Lodge Lane Lodge

Hunts Cross Hunts

Aigburth Vale Aigburth

Prescot Road Prescot

Great Homer Street Homer Great

Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

Total Floorspace (m2)

3.13 The level of A1 convenience floorspace is highest in Knotty Ash and Park Road which both contain large food stores. At the other end of the spectrum these are a number of centres which contain significantly less than 1,000 sqm of convenience floorspace such as Great Homer Street and Rose Lane.

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Figure 10: Convenience Floorspace in Local Centres

10,000 9,000 8,000 7,000 6,000 5,000 4,000 3,000 2,000 1,000

Tuebrook

Rice Lane Rice

Park Road Park

Knotty Ash Knotty Lane Rose

Kensington

West Derby West

Lodge Lane Lodge

Hunts Cross Hunts

Aigburth Vale Aigburth

Prescot Road Prescot

Great Homer Street Homer Great

Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

Convenience Floorspace

3.14 In terms of comparison floorspace the highest levels are found in Knotty Ash and Park Road. Again, similar to convenience there are a number of centres which contain significantly less than 1,000 sqm of comparison floorspace such as Great Homer Street and Rice Lane.

Figure 11: Comparison Floorspace in Local Centres

4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500

Tuebrook

Rice Lane Rice

Park Road Park

Knotty Ash Knotty Lane Rose

Kensington

West DerbyWest

Lodge Lane Lodge

Hunts Cross Hunts

Aigburth Vale Aigburth

Prescot Road Prescot

Great Homer Street Homer Great

Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

Comparison floorspace

3.15 The level of comparison and convenience provision varies greatly across the Local Centres. Park Road and Knotty Ash have a distinctly greater amount of convenience provision. These along with

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Kensington are also the largest district centres. Tuebrook is the only centre with a larger amount of comparison floorspace, than convenience.

Figure 12: Local Centres convenience and comparison floorspace

10,000 9,000 8,000 7,000 6,000 5,000 4,000 3,000 2,000 1,000

Tuebrook

Rice Lane Rice

Park Road Park

Knotty Ash Knotty

Rose Lane Rose

Kensington

West Derby West

Lodge Lane Lodge

Hunts Cross Hunts

Aigburth Vale Aigburth

Prescot Road Prescot

Great HomerGreat Street

Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

Convenience Floorspace Comparison floorspace

3.16 The level of A3-A4-A5 floorspace (comprising restaurants, cafes, bars, pubs and takeaways) within the Local Centres varies significantly. At one end of the spectrum, there is virtually no floorspace in these use classes in Great Homer Street and Hunts Cross both less than 250m2. However Kensington, which far exceeds any other local centre and the majority of the district centres, Rose Lane and West Derby all boast a vibrant night time economy.

Figure 13: Local Centres A3, A4, A5 floorspace

2,500 2,000 1,500 1,000 500

Tuebrook

Rice Lane Rice

Park Road Park

Knotty Ash Knotty Lane Rose

Kensington

West Derby West

Lodge Lane Lodge

Hunts Cross Hunts

Aigburth Vale Aigburth

Prescot Road Prescot

Great Homer Street Homer Great

Muirhead East Avenue Smithdown Road North Road Smithdown

A3, A4, A5 Floorspace

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3.17 Figure 13 provides a breakdown of floorspace by use class. In general over 60% of floorspace within Local Centres falls within a A1 use. This is higher than in the District Centres indicating less wider service provision and leisure uses within Local Centres.

Figure 14: Occupied Local Centre Floorspace by Use Class

100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Tuebrook Rice Lane Rice Park Road Park Knotty Ash Knotty Rose Lane Rose Kensington West Derby West Lodge Lane Lodge Hunts Cross Hunts Aigburth Vale Aigburth Prescot Road Prescot Great Homer Street Homer Great Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

A1 A2 A3 A4 A5

3.18 Vacancy levels within the Local Centres provide an indication of their vitality. Again when compared to the GB vacancy rates, Hunts Cross, Knotty Ash and West Derby are below the average. Vacancy levels are highest at Great Homer Street, at nearly 6 times the GB average. However it should be noted that the St Modwen development at Great Homer Street will vastly improve the centre’s offering. Smithdown Road North is over 4 times the GB average and Prescott Road and Rice Lane in excess of 3 times the GB average.

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Figure 15: Local Centre Vacant Floorspace with GB average shown.

70% 60% 50% 40% 30% 20% 10%

Tuebrook

Rice Lane Rice

Park Park Road

Knotty Ash Knotty Lane Rose

Kensington

West Derby West

Lodge Lane Lodge

Hunts Hunts Cross

Aigburth Vale Aigburth

Prescot Road Prescot

Great Homer Street Homer Great

Muirhead Avenue East Avenue Muirhead Smithdown Road North Road Smithdown

Vacant

3.19 Within the Local Centres the average unit size is relatively consistent with no single centre far in excess of far below any of the other centres. The average size ranges from around 285sqm in Knotty Ash to around 85sqm at Rice Lane.

Figure 16: Local Centre Average Unit Size

Local Centres Average Unit Size 300 250 200 150 100 50

Tuebrook

RiceLane

Park Road

KnottyAsh RoseLane

East

Kensington

North

WestDerby

LodgeLane

HuntsCross

Aigburth Vale

PrescotRoad

SmithdownRoad

Muirhead Avenue Great HomerStreet

Average Unit Size SQM

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4 DISTRICT CENTRES VITALITY AND VIABILTIY ASSESSMENTS

Aigburth Road

4.1 Aigburth Road is a long linear district centre consisting of 76 units extending some 800m focused primarily on the south side of the A561 to the south-east of the City Centre close to Sefton Park. The centre is located some 4.5km from the city centre.

4.2 16% of the units within the centre fall into an A1 convenience use including Tesco Metro and Heron Foods. 37% are A1 comparison including florists, hairdressers and a motorbike dealership. 13% of the units in the centre are vacant, slightly above the GB average but a 3% decrease from 2009. National retailers include Tesco Metro, Bargain Booze, Heron Foods and Home Bargains. The centre is within close proximity of the Tesco Extra in Park Road.

4.3 The Centre contains a number of community uses, including a library, health centre and churches. These are mainly located on the north side of the road (while the retail provision is on the south side) and form important community anchors to the centre. However the centre lacks some basic amenities such as a Post Office.

Aigburth Road

A1 COMPARISON A1 CONVENIENCE A2 A3 A5 OTHER Vacant

13%

10% 37%

9% 16%

Primary and Secondary Shopping Frontages

4.4 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

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Accessibility

4.5 The centre is located on an arterial route benefitting from passing trade and is well served by public transport. The Dual carriageway which runs through the centre with central reservation and limited turning points forms a barrier to pedestrian movement; and creates difficulties in accessing the centre by car. There is also limited parking provision.

State of Town Centre Environmental Quality

4.6 There are some attractive buildings in the centre such as the library, Churches and attractive residential dwellings towards the north of the centre. The majority of shop frontages are in need of renovating, as is the case with some buildings in the centre.

Perception of Safety and Occurrence of Crime

4.7 Evidence of crime appeared low when the survey took place. There were no signs of graffiti or other types of anti-social behaviour. The area felt quite safe to be in, partly due to the high levels of passing traffic which increases natural surveillance levels.

Pedestrian Flows

4.8 Pedestrian flows were dispersed. The heart of the centre is focused around the library and Tesco Metro, an area which was relatively busy when the survey was undertaken.

Summary/ Recommendations

4.9 There is a good spread of A Class uses within the centre and as such it serves the local community well. The centre is located on a busy route towards the city centre however the dual carriage way acts as a barrier to pedestrian movement. The quality of the environment varies throughout the centre however majority of the units are within an active use and the centre is fit for purpose and considered healthy.

4.10 It is recommended that the centre boundaries are altered to remove the former TA site, as this is now within a residential use, and the neighbouring church. It is recommended that the centre remains a District Centre.

GL Hearn Page 22 of 112

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Retail Centre - District: Aigburth Road Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Allerton Road

4.11 Allerton Road district centre is located on Smithdown Road (A5262) and Allerton Road (B5180) and extends for just over 1km. There is a retail park at the northern end of the centre containing an ASDA and an Iceland. The centre is located approximately 6.7km south east of the city centre.

4.12 10% of the units within the centre are vacant. This is lower than the national average. However this is a 3% rise from the 2009 figure. 11% of units within the centre fall into a A1 convenience use including a large Tesco Store with additional food retail provision from a smaller ASDA and Iceland located in the Penny Lane Centre at the centre’s northern end. Other national retailers within the centre include WH Smith, Boots and Costa Coffee.

4.13 The centre provides a strong range of services, with five high street banks represented, as well as three pharmacies and two post offices. The proportion of A2 and A3 floor space is above average; and the centre has a vibrant evening economy.

Use Classes

Vacant A1 Comparison A1 Convenience A2 A3 A4 A5

6% 10% 9%

22% 39%

11%

Primary and Secondary Shopping Frontages

4.14 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

Accessibility

4.15 The centre is located on an arterial route benefitting from passing trade and well served by public transport. Mossley Hill is the closest train station to the centre and is located close to the Tesco Superstore.

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Liverpool Retail Study, September 2016 Vitality and Viability Appendix

State of Town Centre Environmental Quality

4.16 Environmental quality is generally good, with pedestrian space at the heart of the centre set back from the road. The overall quality of the shop fronts is good. The majority are modern and well kept. There are number of trees along Allerton Road to the South of the centre which enhances the centres environmental quality.

Perception of Safety and Occurrence of Crime

4.17 The overall perception of crime is low. The centre benefits from high levels of natural surveillance.

Pedestrian Flows

4.18 The Tesco experiences high footfall levels, although this store is quite disconnected from the centre. Penny lane centre, which includes an Asda and Iceland, also experiences relatively high footfall levels in the north of the centre. The overall footfall levels were high and quite evenly spread.

Potential Development Opportunities

4.19 Development opportunities in the centre include vacant building located at the northern tip of the centre on Smithdown Road North, adjacent to Penny lane centre.

Summary/ Recommendations

4.20 There is a variety of A Class uses within the centre and a lower than national average amount of vacant units. The centre is easily accessible to both the local community and the wider area via the train station. The environmental quality of the centre is good. It is recommended that the centre boundary is consolidated to remove the residential units to the south.

4.21 The centre is healthy and provides a good service to the local community. It is recommended that the centre remains a District Centre.

GL Hearn Page 25 of 112

Retail Centre - District: Allerton Road Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

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Retail Development Opportunity: Allerton Road Date: 30/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Belle Vale

4.22 The centre consists of 65 units and is focused around a group of purpose built retail units on the junction of Hedgefield Road and Childwall Valley Road. The centre extends some 260m and is located approximately 8.8km east of Liverpool City Centre. A large Morrisons Superstore lies to the south on the edge of the centre.

4.23 17% of the units are A1 convenience including Iceland. At 54%, the majority of the units are A1 comparison including Superdrug and Poundstretcher. 14% of the units within the centre are vacant this is above the GB average but is a 2% reduction from figures recorded in 2009. The centre has a large variety of national retailers including Subway, Sayers, Poundstretcher, Superdrug, Iceland, Boots and Wilkinsons amongst others. There is no night time economy within the centre. The centre lacks some basic facilities however, including a Post Office or Bank.

Use Classes

A1 (convenience) A1 (comparison) A2 A3 A5 Other Vacant

14% 17%

2% 6% 1% 6%

54%

Primary and Secondary Shopping Frontages

4.24 The Indoor Shopping centre is the main shopping area in the District Centre and with over 60 shops.

Accessibility

4.25 Hedgefield Road provides the main access to the centre. The shopping centre itself is completely pedestrianised and on ground level, with ample free parking, a bus station and excellent road links.

4.26 The layout of the centre however does not support strong pedestrian connections to surrounding residential areas.

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Liverpool Retail Study, September 2016 Vitality and Viability Appendix

State of Town Centre Environmental Quality

4.27 The district centre environment is well maintained. The shopping centre itself has benefited from a recent full internal refurbishment and appears to be in good condition as a result with the shops having modern and well kept signage.

Perception of Safety and Occurrence of Crime

4.28 There are a few CCTV cameras within the main shopping area. The car parks are monitored by CCTV 24 Hours a day. There was no evidence of vandalism or graffiti on the day of the assessment and the area appeared to be very well maintained.

4.29 The lack of evening economy leads to the centre becoming unattractive and intimidating during the evening and limits natural surveillance.

Pedestrian Flows

4.30 On the day of the site visit, the shopping centre was relatively busy with a steady flow of pedestrians in and out of the centre. Iceland was the busiest store on the day with quite a few people shopping there. The centre benefits from the presence of the large Morrison’s supermarket just outside the centre which supports footfall.

Summary/ Recommendations

4.31 There is a limited variety of A class units and the centre lacks a night time economy. The centre is highly accessible in particular to pedestrians however this can lead to the centre feeling unsafe particularly in the evening due to the lack of passing traffic. Overall the centre is considered healthy and successfully provides for the needs of local residents.

4.32 It is recommended that the centre boundary be extended to include the Morrisons supermarket as this clearly functions as part of the centre. The centre will remain a District Centre within the centre hierarchy.

GL Hearn Page 29 of 112

Retail Centre - District: Belle Vale Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Breck Road

4.33 Breck Road District Centre is a linear centre extending some 600m along the A580 3km north east of Liverpool city centre. The centre is anchored in the north by the ASDA food store and the original shopping precinct which is now mainly vacant. The centre contains 187 units. Of these units 114 are within an active A-Class use with majority of the uses being A1 Comparison (33%). 23% are vacant, over double the national average.

4.34 National retailers include ASDA, Iceland and Heron Foods. There is one national bank within the centre but no post office.

Use Classes

Vacant A1 (Comparision) A1 (Convenience) A2 A3 A4 A5 Other

16% 5% 23% 1% 2%

11% 33%

Primary and Secondary Shopping Frontages

4.35 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

Accessibility

4.36 The A580 is a busy route through Everton and consequently the centre experiences a large volume of through traffic which can lead to some congestion, particularly at the junction with Breckfield Road South where traffic is concentrated around the ASDA foodstore. Aside from the parking located at the foodstore there is no other off street parking within the centre. The centre is split by the A5089 to the east and this leads to a separation between the two sections.

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Liverpool Retail Study, September 2016 Vitality and Viability Appendix

State of Environmental Quality

4.37 The large amount of vacant units within the centre leads to an inconsistent run of shops particularly in the centre’s eastern section. The lack of national retailers leads to poor quality shop fronts, many of which are in need of maintenance. The centre has no public realm of any significance and the pedestrian link between the ASDA and Breck Road runs through the old precinct, which is of poor environmental quality.

Perception of Safety and Occurrence of Crime

4.38 The centre feels safe at the western end as there are less vacant units and therefore more consistent frontages. However many of the shops did have roller shutters and there was a large amount of graffiti. The eastern end of the centre south of the junction with A5089 there is no consistent run of shops and, at the time of the survey many units were closed. This leads to a lack of natural surveillance.

Pedestrian Flow

4.39 The centre varies greatly from one side of the A5089 to the other. The western side of the centre, particularly at the junction with Breckfield Road North had a large amount of pedestrians. However as the centre moves east along Breck Road the amount of pedestrians falls considerably and at the eastern end pedestrian flow was low.

Development Opportunities

4.40 There is potential for redevelopment of the link between the ASDA store and Breck road. Currently the majority of the units in the precinct are empty and the route is uninviting. This could be redeveloped to better link the ASDA store to the centre and to encourage investment on land surrounding the store.

Summary/ Recommendations

4.41 The centre provides a variety of A Class units and additional services for the local community. The western end surrounding the large ASDA store is well used. However there are a large amount of vacant units within the centre which leads to poor environmental quality and a lack of consistency in the public realm.

4.42 It is recommended that the centre be consolidated possibly limited at the eastern end to Old Barn Road and Newcombe Street and remain as a District Centre.

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Retail Centre - District: Breck Road Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Broadway

4.43 Broadway is a small district centre located off the A580 6.7km north east of the city centre. The centre is focused around a traditional parade of shops and an area of open space currently used for parking.

4.44 The centre is focused around Broadway with a series of traditional units. Located on Broad Lane is a modern precinct containing an Argos and Broadway indoor market.

4.45 The centre currently contains 73 units of which 62 fall within an active A-Class use. 14% of the units in the centre are A1 convenience use including Co-op and Iceland. 38% of the units are comparison including national retailers such as Poundstretcher. Vacancy rates within the centre are lower than the national average at 6%. Comparative to other District Centres it has an above average spread of A1 convenience and comparison uses however there is a below average amount of A4 and A5 uses with only one public house and three takeaways within the centre.

Use Classes Vacant A1 Comparision A1 Convenience A2 A3 A4 A5 Other

6% 15%

1% 4% 3% 38%

19%

14%

Primary and Secondary Shopping Frontages

4.46 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

Accessibility

4.47 Broadway is easily accessed from the A580. Within the centre, at the time of the survey, there was some congestion due to the volume of traffic, however there is plenty of parking within the centre and its compact nature allows for ease of permeability for pedestrians.

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Liverpool Retail Study, September 2016 Vitality and Viability Appendix

State of Environmental Quality

4.48 The parade of shops facing directly onto Broadway are of good visual quality and their traditional nature offers a sense of place. However the units fronting Bridgeway could be improved.

Perception of Safety and Occurrence of Crime

4.49 The centre feels safe, there are few roller shutters and the lack of vacant units leads to good natural surveillance. As aforementioned the low percentage of units which are takeways adds to the feeling of safety as at the time of the survey majority of the units were open. However the lack of night-time economy could lead to the centre feeling unsafe in the evening.

Pedestrian Flow

4.50 At the time of the survey the centre was busy with a large amount of pedestrians on the street and the car park was full.

Development Opportunities

4.51 An Aldi Supermarket is being built on a site off Broad Lane and this will bring a wider national retailer offering to the centre. This should improve links between the market and the primary shopping frontage. The centre is currently piecemeal with no obvious connection between the market and the rest of the centre.

4.52 There is opportunity to develop the centres night time economy. The units of Bridgeway could be improved and used to expand the retail offering.

Summary / Recommendations

4.53 There are a variety of A class retail units within the centre and the centre has a low amount of vacant units. This leads to the centre being an attractive destination for local shoppers and easily accessible from the wider area. The environmental quality of the centre is good. The centre is considered healthy and provides a good variety of retail provision for the communities it serves.

4.54 It is recommended that the centre boundary is extended to include the Aldi development to the rear of the market. The club site to the south should be removed and possibly redeveloped for residential. The centre should remain as a District Centre.

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Retail Centre - District: Broadway Date: 09/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

County Road

4.55 County Road is a large linear district centre on the A59 a busy arterial route into the city centre approximately 5.2km north of the city centre. The majority of the units are terraced shops with the Tesco Metro located in the middle of the centre. There are a series of more modern retail units at the centres southern end which contains the Aldi.

4.56 The centre contains 243 units of which 222 fall within an active A-Class use. 14% of units within the centre fall into an A1 convenience use class including a Tesco Metro, Aldi and Co-Op. 40% of the units are A1 comparison including Superdrug and Home Bargains. 19% of the units within the centre are vacant above the GB average of 11%. The centre also has a post office and two banks. There are a variety of national retailers within the centre including a Tesco Metro, Aldi Supermarket, Mcdonalds, Co-Op supermarket and Superdrug.

Use Classes

vacant A1 Comparision A1 Convenience A2 A3 A4 A5 Other

9% 4% 6% 19% 2%

14% 40%

Primary and Secondary Shopping Frontages

4.57 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

Accessibility

4.58 The centre is located on an arterial route north of the city centre. There is a large car park at the Tesco Metro and at the Aldi at the centre’s southern end. However there are parking restrictions on the

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Liverpool Retail Study, September 2016 Vitality and Viability Appendix

residential streets surrounding the centre and as such, particularly due to the size of the centre opportunities for parking are limited in choice.

State of Environmental Quality

4.59 The lack of continuous quality frontages leads to a poor environmental quality throughout the centre. Several of the shop fronts are in states of disrepair and the length of the centre leads to it feeling disjointed.

Perception of Safety and Occurrence of Crime

4.60 At the junction of County Road and Spellow Lane the centre feels relatively safe. There is a lack of roller shutters and a greater national retailer presence. However towards the north and south of the centre the natural surveillance from pedestrians and occupied units is diminished and the centre does not feel as safe.

Pedestrian Flow

4.61 Pedestrian flow varies greatly throughout the centre. However at the time of the survey the primary shopping area had few pedestrians and the secondary frontage, particularly to the north, was quiet.

Development Opportunities

4.62 The centre is lengthy and as such has no real focal point. Development could be focused on the junction of County Road and Spellow Lane as this has a significant amount of national retailers.

Summary/ Recommendations

4.63 The centre provides a variety of A class uses and other services for both the local community and the wider area. There is an above average amount of vacant units within the centre, however these are not concentrated within one location and therefore do not negatively affect the centres image. The environmental quality varies throughout the centre but is generally of a good standard. Access is good however parking facilities are limited to on street parking. The centre is considered to be healthy and function well.

4.64 It is recommended that the boundary is amended slightly to remove the church grounds and include the Tesco unit and shopping units to the south and that the centre remains as a District Centre.

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Retail Centre - District: County Road Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Edge Hill

4.65 Edge Hill District Centre is a linear centre containing 109 units and extending some 700m along Wavertree Road. The centre is 1.7km east of Liverpool City Centre. There is a retail park at the eastern end of the centre. It serves Smithdown and Picton wards.

4.66 26% of the centre’s units are vacant, which is a significant decrease from the vacancy rate of 42% recorded in 2009. National retailers are focused around Wavertree Retail Park which includes a Pound Stretcher, Home Bargains, Matalan and an Iceland. Other nationals within the centre include a Tesco Metro.

4.67 There are a range of community uses in the centre including a Job Centre Plus, Job bank and Police Station. The centre lacks other key local facilities such as a Post Office or Bank.

Use Classes

A1 COMPARISON A1 CONVENIENCE A2 A3 A4 A5 OTHER VACANT

11%

26% 4% 5% 4% 1%

49%

Primary and Secondary Shopping Frontages

4.68 The centre is fragmented in nature with modern retailing focused within the retail park and around Overton Street.

Accessibility

4.69 The centre has relatively good public transport access, including proximity to Edge Hill rail station. There is also adequate parking within the centre.

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State of Town Centre Environmental Quality

4.70 The vacancy levels are extremely high in Edge Hill. This has a very negative effect on the centres image. To the east of the centre, there are however a succession of new terraced housing which starts at Nuttall Street and ends at Thorburn Drive, which enhances this part of the centre’s aesthetic quality.

Perception of Safety and Occurrence of Crime

4.71 Aside from Wavertree Road, parts of the centre lack any level of natural surveillance such on the Taskers and Tesco car parks. The centre has high levels of graffiti and other signs of crime which results in the centre feeling rather unsafe. The western edge of the centre feels a bit safer in comparison to the rest of the centre.

Pedestrian Flows

4.72 There were next to no pedestrians in the centre when the survey was undertaken on a morning in November.

Summary/ Recommendations

4.73 The centre provides facilities to serve the local community however there is a limited amount of comparison units and these are mainly focused at the retail park. There are a large amount of vacant units and the quality of the environment, outside of the retail park, is poor.

4.74 The boundary should be revised to remove the residential units and large number of vacancies fronting Wavertree Road and extended to incorporate the retail units and community uses to the south. The centre should be consolidated in the north east and the retail units now occupied by residential uses and extended in the south east to include the Matalan. In spite of the centre being unhealthy it should remain as a District Centre with a view to providing extended services for the wider planned development in the Housing Market Renewal Area.

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Retail Centre - District: Edge Hill Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

Garston

4.75 Garston is a linear district centre extending some 500m along St Mary’s Road/ Speke Road approximately 8.5km south east of the city centre. The centre extends from the edge of centre Dunelm store in the east and extends to ASDA in the west.

4.76 8% of the units within the centre fall into an A1 convenience use class including ASDA and Iceland. 29% are A1 comparison including a pharmacy, local clothes shops and hairdressers. 32% of units in the centre are vacant. This is a 6% reduction from 2009 but still significantly higher than the GB average. A notable vacancy is the former Co-op unit which has been vacant for some time.

4.77 National retailers include an ASDA, Iceland, and Sayers. The centre contains key facilities such a Bank, Post Office, Pharmacist and Dentist together with a number of community uses, including a Job Centre, Garston Community House and a Family Health Centre. It however lacks a larger Supermarket.

Use Classes

A1 Convenience A1 Comparison A2 A3 A4 A5 VACANT OTHER

8% 18%

29%

30%

6% 3% 3% 3%

Primary and Secondary Shopping Frontages

4.78 The primary shopping area is located on Speke Road and is the only shopping section of the centre that doesn’t have any vacant shops.

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Accessibility

4.79 The centre is generally accessible by bus and foot, with good public transport links. Garston is home to Liverpool South Parkway railway station. Trains operate at regular intervals to the city centre, Southport, Manchester and Birmingham. Cressington railway station is also within 1 mile of the town centre. The 86 and 86A provide regular bus services operate from Liverpool South Parkway to the surrounding districts and the city centre.

State of Town Centre Environmental Quality

4.80 The majority of units along St Mary’s road are vacant. This area benefits from having a public open space and a line of mature trees running adjacent to Speke Road. Features such as this are lacking along St Marys Road.

Perception of Safety and Occurrence of Crime

4.81 In spite of high vacancy levels the centre is relatively well maintained with no signs of graffiti, vandalism or other types of crime. Although the majority of shops had roller shutters, there were no CCTV cameras in the area and the centre doesn’t appear to suffer from high crime levels. The high vacancy levels and minimal pedestrian flow means that the centre may be a target for on street crime.

Pedestrian Flows

4.82 The centre was very quiet when the assessment was undertaken in the afternoon and there were very few pedestrians present. This was especially the case along St Mary Road. The section of shops along Speke Road to the east of the centre was slightly busier and this seems to be the most popular shopping area. The centre is currently too long and dissipated and this limits pedestrian flow.

Development Opportunities

4.83 The former Garston Baths has been vacant for some time and this remains a development opportunity within Garston. The Co-op site is a large vacant unit which presents an additional development opportunity. There is a site at the eastern end of the centre at the junction of Speke Road and Horrocks Avenue and is currently subject to a planning application by Netto.

Summary/ Recommendations

4.84 The centre provides limited convenience provision for the local community, vacancy levels are high and this had led to a low level of environmental quality throughout the centre. The centre is therefore not considered to be healthy.

4.85 The centre boundary to the east should be extended in order to incorporate the existing Dunelm store. Notwithstanding the current overall health of the centre, there are a number of development opportunities which should be supported where possible. As such the centre should be retained as a District Centre.

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Retail Centre - District: Garston Date: 06/06/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

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0 A 5 N K 'S R O A Retail Development Opportunity: Garston 1, 2 & 3 Date: 04/07/2016 Scale: N/A

GeoData Officer Planning Services, Municipal Building, Dale Street, L2 2DH Status:

Liverpool Retail Study, September 2016 Vitality and Viability Appendix

London Road

4.86 London Road District Centre consists of 88 units and is located on London Road and Pembroke Place to the east of Liverpool City Centre. The centre is located in close proximity to Liverpool Lime Street Station. The centre is predominately linear in nature and splits in the middle and there is a large area of paved open space home to a market.

4.87 16% of the units within the centre fall into an A1 convenience use including a Tesco Express, Sayers and a Lidl. At 30%, the majority of the units are A1 comparison including a TJ Hughes, Bensons for Beds and a Dreamland Furniture Store. The centre has an active night time economy with a number of pubs and takeaways. The centre lacks a large convenience store but has a good spread of national multiples. 20% of the units in the centre are vacant mainly located at the centres western and eastern ends. The centre contains a post office but no high street banks.

Use Classes

Vacant A1 Convenience A1 Comparision A2 A3 A4 A5 Other

16% 20%

6% 4% 16%

30%

Primary and Secondary Shopping Frontages

4.88 The centre does not contain a distinct primary and secondary shopping frontage and as such is considered to be one continuous primary shopping frontage.

Accessibility

4.89 The centre is located on a busy road into Liverpool City Centre and close to Liverpool Lime Street station. There is some on street parking in the centre and it is well served by local buses.

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State of Environmental Quality

4.90 The quality of the environment varies throughout the centre. The area surrounding the market place is good quality with a series of national retailers and an active market. However the eastern and western ends of the centre have a larger percentage of vacant units and the quality of the shop fronts is diminished.

Perception of Safety and Occurrence of Crime

4.91 The centre fees safe. There is good natural surveillance and a wide spread of uses throughout the centre. Although some units have roller shutters this does not lead to the centre feeling unsafe. There is a good night time economy within the centre which will add to the feeling of safety particularly in the evening.

Pedestrian Flows

4.92 At the time of the survey, during late morning, the centre was busy with a high flow of pedestrians. There was a market on at the time of the survey.

Summary / Recommendations 4.93 The centre provides a wide variety of A class uses as well as other services and community activities such as a market. The centre is located close to the city centre but provides an alternative retail option for those living in close proximity to the city centre. The quality of the environment is good and the centre is well used. Overall the centre is considered to be healthy and functions well therefore no boundary changed are recommended and the centre should be designated as a District Centre.

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