Planning and Retail Statement Demolition of existing buildings and the erection of a Class E limited assortment discount foodstore with associated car parking, access, landscaping and associated engineering works Former Harvey’s Warehouse, Lodge Way / Hill Close, Northampton
December 2020
Client: Lidl Great Britain Ltd Report Title: Planning and Retail Statement
Contents
1. Introduction ...... 1 2. The Lidl Operational Model ...... 5 3. The Development Plan & Other Material Considerations ...... 8 4. Planning Assessment – Retail and Centres Policy ...... 14 5. Planning Assessment – Other Matters...... 35 6. Community Infrastructure Levy ...... 41 7. Summary and Conclusions ...... 42
Prepared By: Bart Shirm (Graduate Planner) / Miles Drew (Associate Director) / Matt Morris (Director) Status: FINAL Draft Date: December 2020
For and on behalf of Avison Young (UK) Limited
Date: November 2020 Client: Lidl Great Britain Ltd Report Title: Planning and Retail Statement
1. Introduction
1.1 Avison Young is instructed by Lidl Great Britain Limited (Lidl) to submit an application for full planning permission for the demolition of existing buildings and construction of a limited assortment discount foodstore, car parking and associated works on a site located at Lodge Way / Hill Close in Northampton.
1.2 The description of the proposed development is as follows:
“Demolition of existing buildings and the erection of a Class E limited assortment discount foodstore with associated car parking, access, landscaping and associated engineering works.”
The Application Site and Surroundings
1.3 The site extends to some 1.4 hectares and is located the junction of Lodge Way and Harlestone Road, Northampton. The site is currently owned by Travis Perkins and comprises of a warehouse building and attached office block. The site sits below grade of the surrounding roads. It slopes down from the roadside, with a relatively flat plateau lying at the bottom of the ‘bowl’, on which the existing building is placed.
1.4 Travis Perkins has declared the site surplus to its requirements and has relocated the activities that were carried out from this site onto other sites / properties within its portfolio in Northampton. Although the site, including the warehouse building, is currently used as an ancillary vehicle parking facility by Travis Perkins, it does not form part of Travis Perkins’ core operation.
1.5 The existing building is served by two car parks: one on its northern side, accessed from Hill Close, and one on its southern side, facing Harlestone Road, which is also accessed from Hill Close and an access road that runs along the eastern side of the building.
1.6 On its southern and western sides, the site sits behind two areas of grass verge, which separate the building from footpaths on Harlestone Road and Lodge Way. We understand that these verges form part of the adopted highway.
1.7 The land uses immediately surrounding the site are mixed. The site is located on the edge of an industrial estate, and to the north and west, land uses are characterised by industrial / commercial uses, and the adjoining site to the east is also occupied for Class B uses. However, to the south, and further east, the land use is predominantly residential, save for a former car dealership on the southern side of Harlestone Road, which we understand is now vacant and occupied as a ‘hand car wash’.
The Development Proposals
1.8 Lidl proposes to demolish the existing building and redevelop the site to provide a new discount foodstore. Specifically, the proposals comprise the delivery of:
• a foodstore of 2,175sqm (GIA) and 1,414sqm (net sales area);
• the formation of a vehicular access into the site from Lodge Way;
• the formation of a ramped pedestrian access into the site from Lodge Way;
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• a car park of 129 spaces, of which 8 would be dedicated for disabled users, 7 would be marked as ‘parent and child’ spaces, and 2 would include electric vehicle charging points;
• hard and soft landscaping; and
• the formation of retaining walls.
1.9 The Proposed Site Layout Plan shows that the store, car park and landscaping can be accommodated within an area that is smaller than the footprint of the existing building. It is for this reason that Lidl is not acquiring the totality of the Travis Perkins ownership and the boundary of the acquisition bisects the existing building. However, as it is not permissible to apply for the demolition of only part of the existing building, the red line of the planning application encompasses all of the Travis Perkins ownership. However, the Site Layout Plan demarcates the extent of Lidl’s acquisition. It also confirms that land inside the application red line, but outside the area of acquisition, will be made good following demolition. However, as it is not controlled by Lidl, no development is proposed on that part of the site by this application.
1.10 The proposed store is orientated so that it is placed in the centre of the site. A Proposed Elevations drawing is also submitted with the application. Read together, the drawings show that the elevation facing Harlestone Road will be of a largely glazed finish. The entrance to the store is located on the corner of the building where the glazed elevation returns on to the elevation that faces the car park.
1.11 At the north-eastern end of the building is a service ramp, into which delivery lorries will reverse in order to service the store, and a slab on which external plant associated with the building will be placed.
1.12 The elevations drawing confirms that the building will have a pitched roof, which will slope down from west to east. That drawing also shows that the store will be finished in a range of modern materials, including composite cladding, render and aluminium frames. The drawing also indicates the provision of photovoltaic panels on the roof of the building.
1.13 The layout drawing shows that the existing site access from Hill Close, within the boundary of the area Lidl will acquire, will be closed up. The access from Hill Close that is outside the area Lidl will acquire, but inside the application red line, is shown as retained.
Relevant Planning History
1.14 In 2015, planning application N/2015/0438 was submitted by Travis Perkins to the Council. It proposed the demolition of existing buildings on the site and on land to the north and north-west (i.e. on land not being acquired by Lidl) and the development of a new HQ facility, with ancillary retail and commercial uses. The application was presented to Committee in July 2015, where Members resolved to grant planning permission subject to a S.106 agreement. However, delivery of the scheme was dependent on planning permission being granted for another scheme elsewhere, which would have unlocked the Lodge Farm sites for development. We understand that the other scheme, at Milton Ham, was refused planning permission, preventing delivery of the Lodge Farm scheme, and so a S.106 agreement was not signed. The application was finally disposed of by the Council in May 2019.
1.15 We believe it is important to note that application though, because the Planning Statement prepared in support of it by Blue Sky confirms that, as far back as 2015, the existing buildings were not suitable for Travis
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Perkins’ operations. That leads us to make the observation that the site has been surplus to Travis Perkins’ requirements for some time.
1.16 Subsequently, in May 2019, Travis Perkins submitted an application under Part 11 of Schedule 2 to The Town and Country Planning (General Permitted Development) Order 2015 (as amended), for a determination as to whether the prior approval was required for the demolition of the building on the land that Lidl is seeking to acquire. That application was assigned reference number N/2019/0711 and on 26 July 2019, the Council confirmed that prior approval was granted and was given. To-date, though, the buildings have not been demolished. However, the Order confirms that, where prior approval is given, demolition may be carried out within five years of the date of the approval. In this case, the building on site could be demolished at any time before 26 July 2024. We consider the relevance of this in later sections.
Submission Documents
1.17 Having regard to the nature of the development that is proposed, the location of the site, and the policy issues that are raised, this planning application is supported by the following documents, in addition to this Planning and Retail Statement:
• Architectural Plans prepared by Whittam Cox; • Design and Access Statement prepared by Whittam Cox; • Landscape Plan prepared by FPCR; • Flood Risk Assessment and Outline Drainage Strategy prepared by Baynham Meikle; • Transport Assessment prepared by SCP; • Travel Plan prepared by SCP; • Ground Investigation Report prepared by Applied Geology; • Noise Impact Assessment prepared by Acoustic Consultants Ltd; • Ecological Appraisal prepared by FPCR; • Trees Survey and Arboricultural Impact Assessment prepared by RPS; • Ground Investigation Report prepared by Applied Geology; • Energy and Sustainability Statement prepared by DDA; and • BREEAM Pre-Assessment prepared by DDA.
1.18 With these introductory points in mind, the remainder of this Statement is structured as follows.
• Section 2 explains the characteristics of the Lidl (Limited Assortment Discount) foodstore model.
• Section 3 reviews the relevant content of the adopted Development Plan, evidence base and other material considerations, including national planning policy.
• Section 4 provides our assessment of retail policy considerations.
• Section 5 provides our assessment of the planning merits of the proposals and provides a summary of relevant technical and environmental matters.
• Section 6 comments briefly on the application of the Community Infrastructure Levy (CIL) to these proposals.
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• Section 7 provides a summary of this Statement and sets out our overall conclusions.
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2. The Lidl Operational Model
2.1 Lidl is now exceptionally well established in the UK with the Company operating in excess of 800 stores from sites and premises both within and outside town centres. Its market share continues to increase substantially, and the Company is expanding its store network considerably. The UK operational model is based firmly on the success of Lidl’s operations abroad with more than 10,800 stores trading across Europe.
2.2 Lidl was characterised by the Competition Commission in its Groceries Market Investigation Final Report in 2008 as a Limited Assortment Discounter (LAD). The Commission said 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”.
2.3 The Commission, Inspectors and Secretary of State have expressly recognised that LADs offer particular benefits of quality and value. 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. Whereas Lidl currently will typically sell no more than 2,000 product lines, the main grocers (Tesco, Asda, Sainsbury’s & Morrison’s) will sell 20,000, and considerably more, and the number of value lines that the main grocers stock is limited, whereas the whole of the LAD business model is geared to providing exceptional value.
2.4 Lidl offers competitive, discounted prices whilst keeping the quality of its goods extremely high, and 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 others, concentrating on those goods that form a very high proportion of the weekly food shopping needs of most households;
• operating systems that reduce operational costs; and
• simple product display and stock handling procedures.
2.5 The ability to offer a consistent range of high quality goods at competitive prices enables Lidl (and Aldi) to distinguish itself from other operators. The whole of the Lidl product range delivers value whereas the main grocers only stock own brand and ‘value’ lines amongst their branded and premium products.
2.6 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.
2.7 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.
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2.8 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’, with the range changing on a weekly basis. There is no standard or constant comparison goods range offered in store and the special items are wide ranging including anything from sports equipment to electrical items.
Implications for Planning Policy Considerations
2.9 Delivering the LAD operational model has consequences for the design and layout of Lidl’s stores. A critical component of the operational model is the size and configuration of the store which supports Lidl’s stock handling procedures and the ability to stock its standard product lines in sufficient depth to minimise servicing costs. The restriction that this places on the ability of Lidl to be ‘flexible’ in its format is relevant to the sequential approach. This has been accepted by the Secretary of State and Inspectors in appeal decisions relating to Lidl foodstores, and by very many LPAs in their consideration of Lidl’s applications.
2.10 In relation to a proposal in the London Borough of Merton in 2006 the Inspector concluded (and the Secretary of State agreed) that there ‘are inherent characteristics of the Lidl business model that limit the scope for flexibility’. Those characteristics were cited as:-
• a store of a size that may accommodate all functions that form the business model
• the need for a high proportion of sales relative to storage space
• a need to enable efficient movement of palletted goods
• the fact that Lidl stores concentrate on selling a limited range of primarily convenience goods which limits the scope for disaggregation.
2.11 In relation to an appeal at Cowley, Oxford in May 2005 the Inspector concluded that Lidl’s requirement of a minimum site and gross store size to accommodate its business model was “reasonable for the purpose of the sequential assessment”.
2.12 Subsequent decisions have reinforced these principles including, post NPPF, in November 2013 in relation to an appeal in Huntingdon. The Inspector noted that “the proposed foodstore and associated car parking would be designed to meet the requirements of the Lidl business model”. In relation to an existing unit which the LPA thought both available and suitable for a LAD foodstore the Inspector noted Lidl’s position was that it is critical to its working arrangement that a store is rectangular with wide enough aisles to be able to control the sales floor, move pallets and keep costs to a minimum. Moreover, that Lidl’s business model “is not able to function without surface level car parking”. Having regard to the requirement to demonstrate flexibility, and the evidence provided by Lidl, the Inspector concluded that the alternative store “would be unsuitable for use by Lidl as a LAD foodstore, particularly as there appears to me to be limited scope or space to make significant changes to the layout or size of the building”.
2.13 As a consequence it was established that for Lidl to operate its business model it required at the time:
• a minimum site size of circa 0.46ha
• a minimum net floorspace of 1,063m² on a single level; and
• approximately 70 adjacent surface level parking spaces.
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2.14 The Company continually looks to improve its store operating practices to ensure that it continues to meet the needs of its customers. Its most recent formats allow more flexibility with merchandising, and a brighter store with more room for customers to manoeuvre. The current requirements are as follows:
• a minimum site area of 0.8ha;
• a minimum net floorspace of 1,325 sqm on a single level; and
• a minimum of 120 adjacent surface level parking spaces.
2.15 Importantly, there is no material increase in the range of products displayed for sale but the increased floorspace allows products to be stocked in greater depth (i.e. more of the same product may be stocked), ensuring that customers are more likely to find what they need in a single visit and ensuring that Lidl is better able to satisfy the needs of its customers.
2.16 In short, the change in preferred store format is based on the objective of securing operational efficiencies and customer benefits and have not implied any changes in the company’s business model as defined by the Competition Commission.
2.17 In terms of impact considerations, the limited product range stocked distinguishes Lidl from other retailers including main grocers (Asda, Morrison’s, Tesco, Sainsbury’s, Waitrose), freezer centres (Iceland) and multiple and independent convenience stores. Moreover Lidl’s primary trade is in bulk, not top-up, shopping. It does not compete by virtue of its restricted product range with town centre convenience stores or independent/multiple butchers, bakers and greengrocers.
2.18 The Inspector in the Huntingdon appeal concluded that because Lidl would represent:
“a specialist discount foodstore, I find that there is insufficient evidence to show that it would cause any significant harm to [this] vitality and viability, particularly as it would not compete directly with the retail premises and would be complementary to the activities within the Town Centre”.
2.19 In any event the store format is of a scale that falls below the ‘default’ threshold of 2,500 sqm (GEA) set out in the National Planning Policy Framework, above which an assessment of impact is automatically required. Northampton Borough Council has, however, adopted a lower, locally set threshold of 1,000 sqm meaning that for the purpose of this application an Impact Assessment is required. This is provided at Section 4 of this Statement.
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3. The Development Plan & Other Material Considerations
Development Plan
3.1 The Development Plan for Northampton comprises:
• the West Northamptonshire Joint Core Strategy Local Plan (Part 1) (adopted December 2014);
• the Northampton Central Area Action Plan (adopted January 2013); and
• the ‘saved’ policies of the Northampton Local Plan (adopted 1997).
3.2 The adopted Policies Map, which forms part of the Development Plan confirms that the site is not located within an identified town centre, for the purposes of the application of retail policy. With this in mind, we comment on the constituent parts of the Development Plan in the following paragraphs.
The West Northamptonshire Joint Core Strategy Local Plan (Part 1)
3.3 The West Northamptonshire Joint Core Strategy Local Plan (Part 1) (the ‘Joint Core Strategy’ / ‘JCS’) was adopted in December 2014 and was prepared jointly by Northampton Borough Council, Daventry District Council and South Northamptonshire District Council.
3.4 Policy S1 relates to the distribution of growth. The policy confirms that “development will be concentrated primarily in and adjoining the principal urban area of Northampton” and that “priority will be given to making best use of previously developed land and vacant and under-used building or other sustainable locations”.
3.5 Policy S2 relates to town centres and establishes a hierarchy of centres across West Northamptonshire. The Policy places Northampton Town Centre at the top of the hierarchy as the Regional Town Centre. Of relevance to the application, the Policy also identifies a Local Centre at St. James’ End, some 2.6km to the south of the site.
3.6 We note that the Policies Map that supports the JCS and the saved Local Plan shows other, very small centres, which are not listed on the hierarchy. Having regard to their size and form, we expect that these are ‘neighbourhood’ centres, i.e. centres that are of a very small scale and catering only for a localised, predominantly walk-in catchment. Our assumption is that these centres are not included in the hierarchy because they serve such localised catchments that larger proposals for retail and other town centre uses are unlikely to have any impact on the facilities within those centres.
3.7 Policy S7 sets out the over-arching spatial strategy for employment development over the plan period. Rather than establish targets for additional floorspace, Policy S7 provides a jobs target and states that a minimum of 28,500 net additional jobs will need to be provided by 2029 across the plan area. Policy S8 confirms that the majority of those jobs will be delivered within the urban area of Northampton, and that one of the ways in which that will be achieved is through the “renewal and regeneration” of existing employment sites, in accordance with Policy E1 (see below).
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3.8 There is nothing in Policy S7, from our reading, which requires those net additional jobs to be provided only in the B-classes. Indeed, supporting text to the policy at Paragraph 5.76 notes that the “non B jobs sector has grown in West Northamptonshire and the focus on town centres to provide more retail and service development to cater for the growing population will see this sector grow further.” That being so, our reading of policy is that where a proposal, for any use (and not just B-class uses), contributes to the creation of 28,500 additional jobs, or alternatively, where it will not harm the LPA’s ability to meet this target, there ought to be no conflict with Policy S7.
3.9 Policy S9 relates to new retail floorspace need over the plan period. The policy establishes a requirement to provide 7,800sqm (net) of additional convenience retail floorspace in Northampton to the period to 2026. The Policy promotes a sequential approach to delivering that additional convenience floorspace. It seeks to direct new retail development in Northampton to the Primary Shopping Area of the Town Centre in the first instance, and then “other town centre locations”. The Policy then states where proposals for retail floorspace cannot be accommodated in a designated centre, consideration should be given to “well-connected” sites on the edge of the Town Centre and then sites in the District and Local Centres identified in Policy S2. Finally, it states that only if there are no suitable or available sites in those locations should consideration be then given to out- of-centre locations.
3.10 The Policy also states that where retail development of 1,000sqm (gross) floorspace or greater is proposed outside the Primary Shopping Area or “other identified centres”, a quantitative assessment of impact will need to be undertake in order to demonstrate that there will be no significant adverse impact on existing centres as a result of the proposal.
3.11 Policy N2 relates to Town Centre uses with Northampton Centre Area. The policy clarifies that the ”Northampton Central Area Action Plan will make provision for a new increase of:-
• A minimum of 37,500sqm (net) comparison (non-food) shopping floorspace to 2026;
• In the region of 3,000sqm (net) convenience (food) shopping floorspace to 2026; and
• Office development in the region of 100,000sqm of floorspace”
3.12 The policy explains that retail provision will be expected to be accommodated firstly within the Town Centre, and focussed on the redevelopment of Grosvenor Centre and other Town Centre sites set out in the Central Area Action Plan, and then within other sites identified in the Central Area Action Plan.
3.13 Policy E1 provides a mechanism to control the types of uses which might be delivered on identified employment sites. It directs that, in order to “help support a vibrant, successful and developing local economy, existing and allocated employment sites and industrial estates across West Northamptonshire will be retained for uses within the use classes B1, B2, B8 and appropriate non-B employment generating uses”.
3.14 Our reading of this part of the policy is that while it seeks to preserve B-class uses on allocated employment sites, it also establishes that uses which are not within Class B, but which are ‘employment-generating’ and ‘appropriate’ will be acceptable. A straightforward conclusion is that a foodstore will create jobs, and so is employment-generating.
3.15 However, the term “appropriate” is not defined within Policy E1 or its supporting text, and so we think it is open to applicants, and the LPA, to determine what is ‘appropriate’. One interpretation is that a use is ‘appropriate’
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if it is in accordance with the Development Plan when taken as a whole. In other words, if a proposed use leads to the creation of jobs, and is not otherwise in conflict with policy, then we conclude that Policy E1 establishes that such a development is acceptable on allocated employment sites. If that were right, then it follows that an application for a foodstore that demonstrates compliance with the sequential and impact tests, and all other policies, should accord with Policy E1.
3.16 We also note that the second ‘limb’ of Policy E1 states that, “change of use to other (non-employment generating) uses will be resisted unless it can be demonstrated that the site is no longer economically viable for employment purposes in the long term, there is a clear conflict with adjoining uses, or its release would offer significant benefits to the local area.”
3.17 An important point to make is that the second part of Policy E1 only addresses itself to “non-employment generating” uses. The converse of that is that it does not apply to employment-generating uses, which, logically, includes retail uses. In our view, this emphasises that the first part of Policy E1 is intended to be supportive of development proposals for non-B-class uses on identified employment sites, where they will create jobs and where they do not otherwise conflict with the Development Plan.
3.18 We understand that Officers may read the Policy differently and conclude that its second limb is engaged by the proposed development. We note that there are three ‘tests’ established in the second limb of the Policy, but only one of those needs to be satisfied in order for the Policy to be complied with. We comment further on this in Section 5 of the Statement.
3.19 Policy S10 addresses itself to the delivery of sustainable development and establishes eleven principles that should guide the design and form of new development. The Policy promotes measures such as achieving energy efficiency, maximising solar gain and designing sustainable drainage systems.
3.20 Policy S11 seeks to minimise potential adverse impacts of development on people, the natural environment and heritage assets. The policy confirms that all new non-residential developments with over 500sqm (gross) internal floorspace are required to achieve a minimum BREEAM rating of very good, or any future national equivalent zero carbon standard. The policy states that this requirement may be wavered where it can be demonstrated that it would make the development unviable.
3.21 Policy BN2 addresses itself to biodiversity. It expresses support for development that retains or enhances existing biodiversity assets. Where development may result in the loss of a habitat, the Policy requires adequate mitigation to be provided.
3.22 Policy BN9 relates to pollution. The policy requires new development to remediate contaminated land so as not to pose a risk to health and the environment. The policy also requires new development to reduce the adverse impacts of noise.
3.23 Policy N1 seeks to support the regeneration of Northampton. The policy states that, amongst other things, support will be given to proposals which seek to provide new employment development by regeneration and redevelopment at existing employment sites.
3.24 Policies C1 and C2 relate to transport and seek to encourage a modal shift towards sustainable forms of travel, such as walking, cycling and using public transport. The polies state that development proposals will be
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required to mitigate their impact on the highways network and should be supported by a Transport Assessment and Travel Plan.
3.25 Policy BN7 seeks to mitigate flood risk. The policy confirms that proposals for development of 1 hectare or above in Flood Zone 1 must be accompanied by a Flood Risk Assessment
Northampton Local Plan Saved Policies
3.26 The Northampton Local Plan was adopted in 1997. In September 2007, a number of its policies were ‘saved’. Although many have since been superseded by the adopted of the Joint Core Strategy and the Central Area Action Plan, some remain in force as part of the Development Plan. That said, given the age of the Local Plan, we conclude that the weight which can be attributed to it is likely to be diminished.
3.27 Nevertheless, of relevance to this application, saved Policy E20 generally seeks to promote good design.
Northampton Central Area Action Plan
3.28 The Northampton Central Area Action Plan was adopted in January 2013. Although the application site is outside of the designated CAAP boundary we note that Policy 14 states that 3,000 sqm (net) convenience floorspace and 40,700 sqm (net) comparison floorspace will be provided for in Northampton Town Centre in the period to 2026. The convenience floorspace is lower than that quoted in the JCS (which post-dates the CAAP), whereas the comparison figure slightly exceeds that in the JCS. We assume that the JCS figures provide a more up-to-date reflection of the floorspace requirements in Northampton.
3.29 In any event, Policy 14 (and other site-specific policies) provides some guidance on where those needs should be directed to and identifies the following three town centre sites as being suitable for retail development:-
• Grosvenor Centre Redevelopment Site (up to 24,700 sqm (net) of floorspace – the supporting text to the policy states that this will comprise comparison floorspace);
• Abington Street East (6,000 sqm net) for comparison floorspace only; and
• Drapery and College Street (11,300 sqm net) for comparison floorspace only.
Other Material Considerations
The National Planning Policy Framework (NPPF)
3.30 The latest iteration of the NPPF was published in February 2019 and sets out the government’s planning priorities for England. Underpinning the NPPF is the presumption in favour of sustainable development. This must be applied to both plan-making and decision-taking and reflects a desire for the planning system to positively and proactively support sustainable economic growth. In this regard, Lidl’s proposal is for economic development and will deliver employment opportunities at the local level.
3.31 The NPPF adopts a ‘centres first’ approach to the location of new retail development. The objective is to promote competitive town centre environments on the basis that town centres generally lie at the heart of communities so that their vitality and viability should be supported.
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3.32 Paragraphs 86 and 87 confirm that LPAs should apply a sequential test to applications for main town centre uses not in an existing centre and not in accordance with an up to date local plan. It confirms also that flexibility must be demonstrated by applicants and LPAs in respect of store format and scale. Applicants should consider the opportunity to deliver their services in, for example, reduced or nonstandard store footprints and with reduced levels of parking. A sequential test has been undertaken and is provided at Section 4 of this Statement.
3.33 In relation to the assessment of impact arising from applications for main town centre uses that are not in a centre, paragraph 89 confirms that the default threshold for requiring an impact assessment is 2,500 sqm (GEA) or any lower, locally set threshold. The lower, locally set threshold for the Borough is 1,000 sqm (gross). Accordingly, a quantitative impact assessment has been undertaken and is provided at Section 4 of this Statement.
3.34 Other policies in the NPPF relating to design, transport and sustainable development issues are relevant to this application; however those matters are dealt with in supporting documents submitted with this application.
Northampton Local Plan Part 2
3.35 The Borough Council is in the process of preparing Part 2 of its Local Plan, which when adopted, will form part of the statutory Development Plan alongside the Joint Core Strategy, and will replace the Central Area Action Plan and saved policies of the old Local Plan.
3.36 The Borough Council recently completed a second Regulation 19 consultation on the proposed submission version of the Plan. The consultation closed on 7 September 2020.
3.37 Although the Local Plan Part 2 has reached ‘pre-submission’ stage, it is still subject to representations that may emerge from the current consultation, and to an Examination in Public. Consequently, there is scope for the contents of the Plan to change, and so it is considered that the Plan cannot attract substantial weight in the decision-taking process.
3.38 In relation to retail matters, the emerging Local Plan Part 2 reaffirms the hierarchy of centres in Northampton, consistent with the Joint Core Strategy. Draft Policy 19 suggests that between 7,000sqm and 8,900sqm (net) of convenience retail floorspace will be delivered in the Borough by 2029. The same policy also proposes to reduce the local threshold for the preparation of impact assessments to 500sqm.
3.39 Finally, we note that the emerging Plan contemplates the allocation of a number of sites around the fringes of the Town Centre. We have noted these because they give an indication of the development opportunities that the LPA has identified, and, as a consequence, inform our approach to the sequential test.
Retail Evidence Base
3.40 The Borough Council commissioned an updated retail evidence base to support the preparation of new policy. This includes a new Retail and Leisure Study, prepared by Nexus Planning, which was published in September 2018.
3.41 The Study includes a series of qualitative health-checks for a number of Centres. In the case of the Town Centre, Nexus concludes that, taking into account the Morrisons store that is, in strict terms, outside the Town Centre but immediately adjacent to it, the Centre has a quantum of convenience floorspace consistent with the national average. Likewise, the amount of comparison floorspace is said to be consistent with the national average. These points lead Nexus to conclude that, “overall, Northampton Town Centre is performing well”.
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3.42 In relation to St James’ End Local Centre, Nexus observes a “rapid decrease” in vacancy rates, which “suggests the health of the centre has rapidly improved”. Moreover, Nexus concludes that the centre has a higher-than-average number of convenience stores, which is said to be a strongly positive characteristic of the centre, such that it firmly meets the needs of its local population.
3.43 The Study also includes an assessment of retail capacity within the Borough. Nexus concludes that convenience stores are collectively overtrading by some £32 million. Assuming no change in the future, Nexus concludes that this overtrading would increase to over £100 million by 2036. That overtrading equates to surplus expenditure capacity, which in turn is converted to a floorspace capacity. Doing so leads Nexus to identify a need for between 7,000 sqm and 8,900 sqm of new convenience floorspace up to 2029, and which is carried over into the emerging Plan. Of particular relevance to these proposals, Nexus concludes that the Aldi store at St James’ End is over-trading by some £26.6 million, whilst the Iceland store in the centre is over-trading by £2.9m.
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4. Planning Assessment – Retail and Centres Policy
4.1 We have established, by reference to the West Northamptonshire Interactive Policies Map that the site is located outside of any defined retail centre, is not within 300 metres of any defined retail centre, and therefore occupies an out-of-centre location for the purposes of applying retail policy.
4.2 The proposal is for less floorspace than the 2,500sqm (GEA) threshold above which the NPPF (2019) confirms that it will always be necessary for an impact assessment to be undertaken. However, it is open to LPAs to set lower thresholds above which impact assessments should be prepared in scenarios where the evidence suggests that such an approach is necessary to protect centres, having regard to their levels of vitality and viability.
4.3 We note that Policy S9 of the Joint Core Strategy states that retail development of 1,000sqm (gross) floorspace or greater that is proposed outside the Primary Shopping Area or “other identified centres”, will be required to undertake a quantitative assessment of impact in order to demonstrate that there will be no significant adverse impact on existing centre as a result of the proposals.
4.4 As such, this section will firstly provide a quantitative assessment of impact by the proposals on existing centres. Our assessment of impact is supported by a general commentary on the potential for impact, based on a review of the composition and ‘health’ of relevant centres within Northampton, and on identification of the food and convenience operators present, and the extent to which those may anchor the centres.
4.5 The only centre within Northampton to have a defined primary shopping area is the town centre, although the NPPF (at Paragraph 89) refers to the potential impact on town centre vitality and viability, and ‘town centres’ are defined as city, town, district and local centres. The Joint Core Strategy defines the extent of the retail hierarchy in Northampton which includes:
• Northampton Town Centre;
• two district centres at Weston Favell and Kingsthorpe; and
• local centres at St James End, Far Cotton, Wellingborough Road and Kettering Road.
4.6 It is therefore relevant to consider which of these defined centres are appropriate for inclusion in the impact assessment for this proposal.
Impact on Health of Existing Centres
4.7 In order to assess the likely impact upon the health of ‘town centres’ it is best practice for the assessment to focus upon defined ‘town centres’ in the primary catchment of the proposal. In this instance, the application site lies in Zone 4 of the Council’s 2018 Retail and Leisure Study, where a large majority of the proposed turnover will be derived.
4.8 Adopting this approach, the main defined ‘town centre’ in the primary catchment is St James’ End local centre. Northampton town centre and Kingsthorpe District Centre lie on the eastern edge of the primary catchment. In addition to these defined centres, the adopted Policies Map also identifies a number of neighbourhood parades in the local area, These include parades at: Quarry Road / Harlestone Road; Main
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Road; Montague Crescent; Limehurst Road; and Bordeaux Close. As we have observed in Section 3, these centres are of a very small scale and, we expect, catering only for a localised, predominantly walk-in catchment. Our assumption is that these centres are not included in the defined hierarchy because they serve such localised catchments that larger proposals for retail and other town centre uses are unlikely to have any impact on the facilities within those centres.
4.9 In the following paragraphs, we provide our commentary on the health of existing centres. Having regard to the primary catchment of the store, the principal focus of our commentary is on St James’ End Local Centre, albeit we also offer a view on Northampton Town Centre, given it lies on the edge of the primary catchment. For completeness, we also describe the composition of the small neighbourhood centres referred to above.
St James’ End Local Centre
4.10 We start by noting that we have twice previously examined the health St James’ End Local Centre. The first time was in 2013, in support of an application for the development of a new Lidl store at Gambrel Road, Sixfields. In 2016, we then carried out a further assessment to support a planning application for a new Lidl Store at Weedon Road, Sixfields (which saw the former store at Gambrel Road close and relocate to the latter site). In both cases, the Council agreed with our conclusions around impacts on St James’ End, as evidenced by its decision to twice grant planning permission to Lidl. These analyses provide a useful baseline against which we comment now on the vitality and viability of the centre.
Form and Boundary 4.11 Since 2016 there has been no change to the extent or boundary of the centre. It is linear and extends for about 550m along the A4500 Weedon Road / St James Road, which provides the main vehicular link between Northampton town centre and the M1. The western boundary (as defined on the Development Plan Policies Map) is formed by the Beacon Bingo Hall and the eastern boundary by the junction of St James Road and Marlborough Road. Although mostly concentrated along the A4500, the boundary of the centre does extend slightly northwards to include the Aldi and Iceland units on Harlestone Road.
4.12 From our review of the Policies Map, and also our visits to the centre, the centre divides broadly into two distinct areas, as follows:-
i) the western end of the centre which comprises the Beacon bingo unit and a number of units on the northern side of the A4500, extending as far as Melbourne Road and Argyle Street; and
ii) the eastern end of the centre, which extends from Abbey Street and Harlestone Road to Marlborough Road and comprises most of the centre’s retail units.
4.13 The area in between, from Melbourne Road to Abbey Street, is mostly made up of residential dwellings, and the boundary is tightly drawn (including only the highway) to exclude these properties.
Composition 4.14 As may be expected of a Local Centre, the majority of the occupiers are local independent traders, although the centre does also contain five national multiples (retail operators, financial / professional operators and other service uses). This represents a reduction in the twelve national multiples we observed when we last visited the centre in 2016. The closure of the Nationwide Building Society branch on the Weedon Road /
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Harlestone Road junction, and the closure of the Bath Store unit on St James Road, both in 2019, appear to be amongst the contributors to this reduction.
4.15 As we did in 2013 and 2016, we have noted a total of 54 retail/commercial/service units within the boundary of the local centre as defined on the Development Plan Policies Map as well as 14 dwellings.
4.16 Of the 54 units we identified, 7 can be classified as convenience retail floorspace, which is a very slight decrease from the 8 that we observed in 2016 (and the 10 that we observed in 2013). In contrast, the number of ‘service’ uses (hairdressers, restaurants, hot food takeaways etc.) has increased to 31, and, from our analysis, such uses now occupy more than half of the units in the centre.
4.17 Perhaps of most significance, we counted only 3 vacant units in the centre, which represents a reduction in vacancies when compared to our previous assessments in 2013 and 2016. This does not include the former Nationwide Building Society unit – at the time of our visit to the centre in September 2020, it was undergoing refurbishment works, seemingly to enable its reoccupation. We have therefore categorised that unit under the ‘miscellaneous’ heading.
4.18 We have summarised our findings on the composition of the centre in the following table. For comparison, we have also included our findings from our assessments in 2013 and 2016.
Composition of St James’ End
Number of Units Number of Units Number of Units Type of Unit (GVA 2013) (GVA 2016) (Avison Young 2020)
Convenience 10 (19%) 8 (15%) 7 (13%)
Comparison 7 (13%) 7 (13%) 3 (6%)
Services 24 (44%) 26 (48%) 31 (57%)
Miscellaneous 8 (15%) 8 (15%) 11 (20%)
Vacant 5 (9%) 5 (9%) 2 (4%)
Total 54 54 54
4.19 Our analysis indicates that there have been some slight changes in the centre since we last visited in 2016. There has been a very slight decrease in the number of convenience units, but this is counter-balanced by an increase of the same number in units occupied for ‘service’ uses, which suggests that where a unit has been vacated, alternative occupiers have been found. Indeed, we have observed a reduction in the number of vacant units in 2020 compared to 2016 (and 2013). The figures overall suggest that the health of the centre has remained generally stable.
4.20 These conclusions are consistent with the observations made by Nexus Planning when preparing the Retail and Leisure Study for the Council in 2018 (and so in the period between our previous and current assessment of the centre). In 2018, Nexus Planning concluded that the centre had seen in a reduction in vacancies and that the centre was healthy and meeting the needs of its local population.
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Aldi and Iceland 4.21 The Aldi and Iceland units are located on Harlestone Road, slightly away from the A4500 frontage. The two stores are served by a shared car park.
4.22 In 2016, we observed that Aldi was trading strongly with a large number of customers visiting the unit. Similarly, we noted that Iceland also traded very well. Updated quantitative analysis prepared by Nexus Planning in 2018 indicates that this continues to be the case; Nexus Planning concluded that Aldi was over-trading by some £26.6 million and that Iceland was over-trading by £2.9m.
4.23 Given that the Retail and Leisure Study provides an up-to-date baseline, we have not prepared any new assessment of existing market share and trading performance. We did, though, carry out some qualitative observations of the stores when we visited the centre in September 2020. Owing to the COVID-19 pandemic, we did not enter the stores, but did note usage of the shared car park during the middle of the morning on a weekday, where the weather was sunny. Noting that we visited during the pandemic, we still found the shared car park to be circa 70% to 75% occupied, and over a fifteen-minute period, there was a generally consistent turnover of vehicles, so that car park occupancy did not significantly change. This leads us to conclude that the stores remain popular shopping destinations and contribute to the general vitality and viability of the centre.
General Commentary on St James’ End 4.24 We conclude that there remains a good supply of convenience retail floorspace in St James’ End for its position in the network of centres. Most of this is within the Aldi, Iceland and Farmfoods units, supplemented by a small number of independent units within the centre.
4.25 The centre retains an NHS health clinic and a community centre, amongst other service uses, such that, in our view, the centre continues to comprise a broad range of facilities that contribute to its function as a local centre.
4.26 The number of vacancies has decreased, and the current rate (4%) is substantially beneath the national average of 14%. In our view, this indicates that there has been stability in the performance of the centre since 2016, and also in the time since Lidl commenced trading from its larger store at Weedon Road.
4.27 Iceland and, in particular, Aldi on Harlestone Road continue to trade very well based on Nexus Planning’s up- to-date analysis. Our observations have not identified anything to suggest that this is no longer the case, and so we conclude that they remain important elements of the local centre.
4.28 Taking of all these points together, we conclude that St James’ End has maintained the level of stable performance that it demonstrated in 2013 and 2016 and is a vital and viable centre. It retains a good level of convenience provision, vacancies have decreased, and are low in any event, and there remains a generally broad range of facilities that enable the centre to perform its function as a local centre in the hierarchy.
4.29 It is against the context of this that the potential for a discount convenience store on the application site to have a harmful impact must be considered. St James’ End has maintained its level of performance following the opening of Lidl at Gambrel Road in 2014 and then the relocation of that store to a larger unit at Weedon Road in 2018.
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Northampton Town Centre
4.30 Northampton Town Centre is the main sub-regional centre in the plan-making area. Unlike St James’ End, we have not previously examined the composition of the Centre. For the purposes of this assessment, we carried out our own visit to the centre in September 2020, supported by GOAD mapping information (based on a GOAD survey of July 2020).
4.31 As a point of initial clarification, , the GOAD survey does not include the eastern and south-eastern extremities of the defined centre (as shown on the adopted Policies Map) at Derngate, Victoria Promenade, Cheyne Walk and York Road (although these areas are principally residential in use, which is, we expect, why they have been excluded from the GOAD survey). On the other hand, the GOAD survey includes various units, such as the Sol Central complex on Marefair, and the Aldi store at Upper Mounts (that opened in October 2018), that are located outside the defined Town Centre boundary.
4.32 Consequently, we approached our survey by including those units in the Town Centre as defined in the Development Plan, and excluding those units outside it. In doing so, we counted 584 units in the Town Centre.
4.33 Of these, we identified 44 (7.5%) units as being in convenience use, slightly beneath the national average of 10.1%. We identified 165 (28.2%) units in comparison use, which again was slightly below the national average of 35.85%. Finally, our survey identified 120 units in the Town Centre (20%) as vacant, above the national average of 14%.
4.34 The principal convenience retail floorspace in the Town Centre is located in the Sainsbury’s unit in the Grosvenor Centre, Iceland at St Peter’s Way Shopping Park and Tesco Metro on Abingdon Street. Other convenience retail floorspace comprises independent grocers and shops catering towards specific / niche food items.
4.35 We are aware that Sainsbury’s has announced its intention to vacate the Grosvenor Centre (and we assess the unit as part of the application of the sequential test later in this Section). We are also aware that Tesco has announced that it will vacate its Metro store on Abingdon Street, but will relocate to another unit on Abingdon Street, from which it will trade its ‘Express’ format. We do not know the reasons for the decisions of those operators to review their presence in the Town Centre, but it is the case that those decisions were announced prior to Lidl submitting this application.
4.36 For the reasons we have explained in Section 2 of this Statement relating to the difference in business models, we would expect the degree of overlap between the proposed Lidl store and the three principal convenience stores in the Town Centre to be limited. That will continue to be the case when Tesco opens its Express store on Abingdon Street – a store that will be geared more towards ‘top-up’ shopping, unlike the proposed Lidl store, which will cater principally for bulk shopping requirements.
4.37 Instead, we expect a greater amount of overlap between the proposed foodstore and the Aldi store at Upper Mounts, and the Lidl and Aldi stores at Towcester Road; while all three are located within a reasonable distance of the Town Centre, they lie outside of the boundary (and so do not benefit from any policy protection). Even then, the potential for diversion from those stores needs to be considered in the context of the Town Centre lying on the edge of expected primary catchment of the proposed store, and that there is an intervening store at Harlestone Road, St James End, which lies between the Town Centre and the
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application site. It is unlikely, in our view, that customers who shop at the Town Centre stores (or the discount foodstores beyond the Town Centre boundary) would travel beyond the Aldi store at Harlestone Road to frequent the proposed store that lies further beyond. The points are further illustrated in the summary of our financial assessment that follows later in this Section.
4.38 In relation to comparison floorspace, Section 2 explains why the potential for overlap between the comparison floorspace in a Lidl store and stores geared wholly towards selling comparison goods is limited. This is a product of: a) the limited amount of floorspace (20% of the sales area) given over to the sale of comparison goods in a Lidl store; and b) the range of comparison goods sold in a Lidl foodstore changing regularly, with goods sold on the basis of ‘when it’s gone, it’s gone’. As we explain in Section 2, this means that overlap between a Lidl store and a comparison goods store, and therefore impact, would be transient and negligible.
4.39 Having regard to these matters, although it is the case that Northampton Town Centre appears to have an under-provision of convenience and comparison floorspace, when compared to the national average, the composition of that floorspace, and the limited overlap with the Lidl business model, means that the potential for diversion of trade from existing town centre stores to the proposed store is very limited. Therefore, we expect that, as a matter of principle, the proposed store will have neutral outcomes for the composition and health of the Town Centre.
Kingsthorpe District Centre
4.40 Kingsthorpe Local Centre is located approximately 2.7km north of the Town Centre at the junction of the A508 (Harborough Road) and Welford Road. The centre is comprised of retail units situated on either side of Harborough Road, extending as far north as Broughton Green Road. There are larger retail units located south of the junction, to the west of Harborough Road.
4.41 The units in the north of the centre typically occupy small ground floor units on either side of Harborough Road, whilst those in the south of the centre comprise generally of large-format and purpose built units with ancillary car parks.
4.42 Avison Young visited the centre on 17 September 2020. We observed that the centre comprises an even mix of both national multiple and independent retailers. Our survey found that the centre offered:
• 9 convenience shops, and a further 16 shops not in convenience use;
• 8 restaurants and cafes;
• including shops, restaurants and cafes, a total of 52 units in Class E Use; and
• a total of 11 units in Sui Generis use, including 8 takeaways.
4.43 We counted a total of 70 units within the centre, of which 4 were vacant at the time of our visit. As such, the vacancy rate for the Centre is 5.7%, which is significantly below the national average of 12.2%.
4.44 Experian GOAD has undertaken its own survey of the centre in July 2020., and on a comparison of their data against our own observations, we have found that there has been little change in the retail provision or vacancy rate.
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4.45 The convenience retail offer in the centre principally comprises of stores operated by Waitrose and Asda. Waitrose operates a large-format store in a modern retail unit. The store is located in a retail park and shares a large car park with other units. The store offer includes additional services such as a café, deli counter and hot food counter.
4.46 Asda trades from is a more dated, large format store, with its own car park. The store offer includes additional services such as a bakery.
4.47 We visited Waitrose at 13:30pm on 17 September and Asda at 13:50 on the same day. We found both stores to be generally busy with shoppers, providing a sense that they are both popular retail destinations. This would endorse conclusions reached by Nexus Planning in 2018, who concluded that both stores were substantially over-trading.
4.48 We generally conclude, having regard to our own observations, GOAD data and Nexus Planning’s conclusions, that Kingsthorpe is a healthy centre that provides an important shopping function. We expect that although there may be some diversion of trade from existing stores in the centre to the proposed Lidl store, this would most likely be from Waitrose and Asda. The amount of trade to be diverted from those stores though, is, in our view, likely to be restricted given the limited amount of overlap between the business models those operators and LAD stores. In any event, the evidenced over-trading of those stores is such that we anticipate that they could absorb a diversion without the result being trading below company benchmark. Consequently, we conclude that there is negligible potential for the proposed Lidl store to have significant, adverse impacts on Kingsthorpe District Centre.
Neighbourhood Centres
4.49 We noted earlier that the Policies Map identifies a series of other centres in the north-west of Northampton, although these are not listed on the defined hierarchy in the JCS. We have explained that we think this is because the centres are of such a small scale that they have only a ‘neighbourhood’ function and serve very localised, walk-in catchments. Logically, a Lidl store that is catering primarily towards bulk shopping requirements would not compete with such centres. However, for completeness, we review the general composition of those centres, and particularly the extent to which they contain convenience retail floorspace, to reinforce our conclusions.
4.50 The first of these centres is at Quarry Road / Harlestone Road, some 750 metres to the north-west of the application site. The centre contains a public house, an off-licence, a salon, a chiropodist, and a small Londis convenience store, which includes a Post Office branch. The scale of that latter store is such that it will only cater for top-up shopping requirements. It will not be used for bulk shopping. The proposed Lidl store will not compete with that store, nor, plainly, the other uses in the centre.
4.51 To the east, some 538m from the site, there is a very small centre at Montague Crescent. This contains solely a small convenience store operated by ‘Premier’. Again, the scale and product range in the store means that it will cater only to top-up shopping requirements. It performs a different function to the proposed Lidl store, so that the potential for overlap, and therefore impact, is negligible.
4.52 At Limehurst Close / Limehurst Square, circa 608m to the south of the site, there is a larger centre that includes various services such as a pharmacy, a funeral director, a pet shop and a Post Office branch. It also contains
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a Tesco Express store and a butcher. Although both of these comprise convenience retail floorspace, it remains the case that the former meets a local, top-up shopping requirement, whilst the latter provides a specialist facility that is distinct from a discount retail supermarket. For these reasons, we conclude that the proposed Lidl foodstore will not materially compete with, or divert trade from, facilities in this centre. There may be a small amount of trade diverted from Tesco Express, but we would expect this to result in an imperceptible impact.
4.53 A further centre is located at Main Road, some 620m to the south-west of the site. This is another small, linear centre, comprised of hot food takeaways, a ‘Crown’ convenience store / newsagent / off-licence and a Co- Operative convenience store. Although that latter store is served by a car park, we estimate that it has a gross floorspace of only 480 sqm, meaning that its net sales area will be smaller still. Logically, a store of that scale will not stock the range of products needed to facilitate a bulk / weekly shop. We conclude that, instead, the store meets the top-up needs of the surrounding residential area, and so there would be only a very limited overlap between that store and the discount foodstore proposed by Lidl.
4.54 Finally, there is a centre at Bordeaux Close, circa 1.3km to the south-west of the site. Like Limehurst Close, this includes services, including hot food takeaways, and a nursery, and a Tesco Express store. For the same reasons we have concluded that the proposed Lidl foodstore would not noticeably compete with the centre at Limehurst Close, we conclude that it would not materially compete with the facilities at Bordeaux Close either. Again, although a small amount of trade may be diverted from Tesco Express, the impact on trading performance will, we anticipate, be negligible.
4.55 In the light of the preceding paragraphs, we conclude that there is negligible potential for the proposed development to compete with the network of small centres in this part of Northampton. Those centres are performing a different function to a Lidl foodstore that is geared primarily towards weekly / bulk shopping requirements. Consequently, the proposed development will not give rise to adverse impacts on those centres.
Quantitative Impact Assessment
4.56 When assessing the likely impact upon nearby defined ‘town centres’ in the formal hierarchy, our focus has been on the financial impact of the proposed store and the level of trading overlap with existing stores and centres.
4.57 In order to provide consistency with the Council’s evidence base library we have adopted the same study area as used in the 2018 Retail and Leisure Study. This is shown on the plan attached at Appendix I to this document.
4.58 As can be seen from the plan at Appendix I the study area is sub-divided into a number of separate zones covering a large area of West Northamptonshire. As noted above, Zone 4 will form the primary catchment of the proposal.
4.59 In order to match the study area, we have adopted the results of the household survey which was commissioned to support the 2018 Retail and Leisure Study. There has been no material change in convenience goods shopping provision since the completion of the survey informing the 2018 retail and study and therefore this evidence base data is considered acceptable as the basis for our assessment.
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4.60 Our assessment of financial impact is contained in Appendix II to this report and is based upon the following methodology and data sources.
• For the purposes of the detailed part of our assessment, we have concentrated upon the likely convenience goods impact of the proposed foodstore. 80% of the proposed store will sell these types of goods, with a maximum of 20% devoted to the sale of comparison goods.
• The time frame for the assessment has been set at the base year of 2020 and a design year of 2025. The NPPG advises that the focus for the assessment of impact should be on the first five years.
• Population and per capita retail expenditure data has been taken from the 2018 Retail and Leisure Study. The Retail and Leisure Study data has been amended in order to reflect the 2020 base year for the assessment. For the per capita retail expenditure data, the 2018 retail used 2016 base data and we have projected this forward to 2020 and 2025 using forecasts in Experian’s Retail Planner Briefing Note 18 (2020).
• In line with the approach taken in the 2018 Retail and Leisure Study, the market share data has been refined to exclude data on special forms of trading (i.e. internet shopping) and, to ensure consistency, data on this type of trading has also been removed from the available levels of per capita convenience goods expenditure within our assessment.
• The turnover of the proposed Lidl store has been based upon the net sales area for the store shown on the submitted plans and also the national average trading performance of Lidl for convenience goods sales.
4.61 The financial impact tables at Appendix II are structured in the following manner.
• Tables 1-3 outline the available convenience goods retail expenditure within the study area.
• Tables 4, 5a, 5b, 5c and 5d outline the market share of stores in the local area for convenience goods shopping and also the amount of expenditure they derive from the study area.
• Tables 6, 7 and 8 outline the likely trade draw and trade diversion associated with the proposed foodstore at Harlestone Road.
• Table 9 utilises the information in Table 8 to provide an assessment of the proportionate impact of the proposed store on the trading levels of existing stores in Northampton.
4.62 The assessment at Appendix II shows that the main likely sources of trade diversion to the proposed Lidl store are as follows.
Store / Centre £m Diversion % Impact on Convenience Goods Trade Aldi, Harlestone Road £3.9m -10.5% Iceland, Harlestone Road £0.2m -2.4% Lidl, Gambrel Road £0.9m -8.5% Marks & Spencer, Sixfields £0.2m -2.6% Retail Park Sainsburys, Gambrel Road £4.0m -7.1% Aldi, Kensington Road £0.4m -1.4% Asda, Kingsthorpe £0.5m -1.6%
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4.63 The above analysis, which is a summary of the more detailed assessment in Tables 8 and 9 at Appendix II can be described as follows.
• Diversion from the above stores comprises around 90% of the proposed store’s convenience goods turnover. Of these stores, three are located outside of ‘town centres’ in the Council’s ‘centre’ hierarchy – Lidl, Gambrel / Weedon Road; Marks & Spencer; Sainsburys, Gambrel Road; – and therefore are not afforded any protection under planning policy. In any event, the quantitative assessments informing both this report and also the Council’s 2018 retail study indicate that these stores are trading very well and there is no risk over the future viability of these stores.
• The closest defined local centre to the application site is St James’ End. The two main foodstores within the boundary of this centre are Aldi and Iceland. Tables 8 and 9 at Appendix II indicate that the proposed store will divert around £3.9m of convenience goods from the Aldi store in the centre. Based upon the survey-derived turnover of the Aldi store, this will lead to a -10.5% impact on convenience goods turnover. This level of impact should be read in the context of the current (pre-impact) turnover of the ALDI, which is estimated to be £36.9m at 2020 and £37.1m at 2025. Based upon the benchmark turnover level for this store outlined in the Council’s own Retail Study, this level of trading performance is very good and well above benchmark. As a consequence, it is unlikely that the future viability of the Aldi store will be materially affected.
• The other national multiple foodstore in St James’ End local centre, Iceland, is forecast to lose around £0.2m of convenience goods expenditure. This is equivalent to a small -2.4% impact on 2025 turnover levels, which is unlikely to affect future levels of viability. This is reinforced by the survey derived estimate of the turnover of the Iceland store which is £6.2m at 2025. This is well above the retail study estimated benchmark turnover of this store of £2.6m and reinforces the conclusion that there is unlikely to be a material effect on this store.
• In relation to the overall effect on St James End local centre, it is important to acknowledge that the ALDI and Iceland stores are the largest retailers in the centre and, due to their popularity, will provide important support for the centre’s overall role and function. However, the levels of trade diversion outlined above will not affect the future ability of these stores to make a positive contribution to the overall health of the centre. Moreover, this Local Centre comprises a wider range of retail, service and commercial uses, many of which do not have a direct trading overlap with the content of the proposed store (when suitable controls are imposed) and therefore will not be directly affected.
• Beyond the estimated diversion from the large foodstores referred to above, we also comment on the smaller neighbourhood centres in the western part of Northampton. As we have explained already, these are not part of the proposed formal ‘town centre’ hierarchy and therefore are not offered any formal protection under national planning policy. Nevertheless, it is important to acknowledge the potential effect upon these locations. For example, two of the neighbourhood parades contain Tesco Express convenience stores which will be largely unaffected by the proposed store. The store at Bordeaux Close is forecast to lose around -2% of its annual convenience goods turnover, whilst the store at Limehurst Square will have an impact of -0.9%. Other smaller local parades have small convenience stores, including those at Harlestone Road / Quarry Road and Montague Crescent, although these facilities have a differentiated retail function, aimed at local walk-in trips and selling ranges of goods which will not be available in the proposed store.
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Impact on Town Centre Investment
4.64 The NPPF confirms that, when assessing the impact of retail and town centre uses, it is necessary also to consider the impact on planned investment in centres. Again, this test will focus upon the defined ‘town centres’ in the catchment of the proposed store, which in this case is the western parts of the Northampton urban area. The one defined Local Centre within this area is St James’ End.
4.65 Having inspected this Centre, and reviewed the strategy for the Centre in the Development Plan, we do not consider that there are any planned and/or committed investment projects which would be materially affected by the proposed foodstore.
4.66 In relation to existing investment, for the reasons we have given already, St James’ End is healthy and is a centre which is popular and able to serve the day-to-day needs of the local community.
4.67 The combination of: a) this health; b) the expected levels of trade diversion; and c) the good performance of the convenience goods stores in the Centre, will mean that investor sentiment will not be materially affected by the proposed development.
4.68 We also note that, to the north of Lodge Farm Industrial Estate, a new Sustainable Urban Extension (SUE), Dallington Grange, is being promoted. An outline planning application (N/2014/1429) was submitted to Northampton Borough Council and validated in March 2015. It proposes the delivery of up to 3,000 dwellings and other facilities, including a Local Centre. The description of development explicitly refers to provision of a foodstore within that local centre of 2,230 sqm (gross). An indicative phasing plan submitted with the application indicates that the local centre (including the foodstore) would be delivered in Phase 2C of the development.
4.69 We understand that the application has twice been reported to Northampton Borough Council’s Planning Committee, most recently in December 2019, where Members resolved to grant planning permission subject to a S.106 agreement. However, a S.106 agreement has not yet been signed and so planning permission has not yet been granted.
4.70 We do not anticipate that the proposed development will give rise to impacts on the planned investment at Dallington Grange. We say this on the basis the following.
a) The development is being promoted by Persimmon and Barratt / David Wilson Homes, and so it is plain that there are housebuilders on board to deliver the scheme.
b) There is a lack of supermarkets and foodstores in this part of Northampton; as we have illustrated already, the principal competing stores in the primary catchment area of the proposed store is Aldi at Harlestone Road, which lies over 2.5km to the south-east of the site, and further away still from Dallington Grange.
c) The 2018 Retail and Leisure Study identifies capacity for between 7,000 sqm and 8,900 sqm of convenience retail floorspace in Northampton by 2029, and this requirement carries through into the emerging Local Plan Part 2. In the context of the lack of alternative facilities noted at b) above, it is clear that there is more than sufficient quantitative capacity to accommodate a foodstore on the application site and a foodstore at Dallington Grange, with further capacity remaining to accommodate significant amounts of new floorspace elsewhere in the Borough.
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4.71 For these reasons, we conclude that, if planning permission is granted to Lidl for the proposed development, it would not preclude delivery of the Dallington Grange SUE (if planning permission is subsequently granted for that development).
The Sequential Test
4.72 Policy requires that applicants and LPAs adopt a sequential approach when considering applications for main town centre uses that are not in an existing centre and are not in accordance with an up-to-date development plan. The ‘centres first’ approach means that proposals for main town centre uses should be preferred in town centres before edge-of-centre locations (i.e. those within 300m of the Primary Shopping Area) and with out-of-centre locations to be considered only if suitable sites are not available in or on the edge of the existing centres. The assessment should determine whether sites are suitable and available alternatives to accommodate the proposed development, taking into account the need for reasonable flexibility in scale and format.
4.73 We have had regard to the conclusions of the 2016 High Court Judgement which related to a developer-led application in Mansfield where Aldi was the intended operator. Some have suggested the effect of the judgement as being to always render the identify of an applicant irrelevant in the application of the sequential test, and that sites should be considered for their suitability and availability for the “broad type of development” proposed (with “broad type of development” meaning any retailer that sells primarily food and convenience good). This approach could mean the sequential test must always fail in any situation where any more centrally located site (irrespective of size) were available to accommodate any form of convenience retailing. That would in our view represent a mis-application of policy and mis-interpretation of the judgement.
4.74 Instead the judgement states that the identity of an applicant is not “generally” relevant but acknowledges also that “there are instances where identity may matter”. Those instances are not exhaustively defined. Moreover, it is reasonable to take the position that the “broad type of development” may comprise a LAD operator, rather than any foodstore or convenience store. We conclude that it remains robust to apply the sequential test on the basis that there is only limited scope for LAD retailers to be flexible in the configuration of their floorspace, albeit flexibility must be considered to avoid conflict with the requirements of policy in the NPPF. This is the approach that we have adopted in the application of the sequential test in this case. We have noted also in Section 2 the normal criteria that Lidl adopts in seeking sites and premises to support its foodstore. In this instance, Lidl has acquired a site which is larger than the criteria being 1.29ha in area, but which has a developable land area of only approximately two thirds of that due to the presence of a large earth bund on the site. However, and importantly, the extent to which this site diverges from the standard requirements is negligible.
4.75 Having defined those criteria, we have considered whether there are any more centrally located opportunities to accommodate the development. In applying the sequential test, we have noted that Policy S9 of the JCS requires applicants to first consider Northampton Town Centre, and then sites on the edge of the Town Centre, before considering other sites. We have concluded above that the Town Centre lies on the edge of the primary catchment of the proposed foodstore, and so there is a case to say that it serves no purpose to examine the availability of sites in and on the edge of the Town Centre. However for robustness, and bearing in mind, the requirements of Policy S9, we have included commentary on Town Centre opportunities.
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4.76 Our conclusions on the sequential test are as follows.
Vacant Premises – Northampton Town Centre
4.77 We have reviewed a GOAD map of the Town Centre, which was based on a survey undertaken on 7 July 2020. We also visited the centre in September 2020, to undertake a ‘refresh’ of the survey and test whether there had been any material change in the number and type of vacant units. The GOAD survey identified 120 vacant units in the Town Centre (both inside and outside the Primary Shopping Area and therefore occupying ‘in centre’ and ‘edge-of-centre’ locations). When we visited the centre in September 2020, we observed no material change in relation to vacancies, with units identified as vacant by GOAD continuing to be unoccupied.
4.78 The GOAD data confirms, and our survey corroborates, that very nearly all of the vacant units in the Town Centre are between 40 and 640 sqm (gross) in floor area. These are substantially below the minimum requirements established by Lidl for its stores, to such an extent that even applying a reasonable amount of flexibility (within the legitimate confines of the LAD business model), none of these units would be able to accommodate the broad form of development proposed. Consequently, we confirm that they can be discounted as sequentially preferable opportunities.
4.79 Beyond these units, we note that there are some larger units, which are currently, or soon will be, vacant, and which require closer examination. We comment on each of these units s follows.
41 to 45 Abington Street
4.80 We understand that this unit was formerly occupied by Marks and Spencer, until its closure in August 2018. Information published by GOAD confirms that the unit has a gross floor area of 3,020 sqm, albeit this is spread across two trading floors. Consequently, although the unit provides an amount of gross floorspace that could accommodate Lidl’s minimum requirements, the outcome would almost certainly be that store warehousing would need to be accommodated on a separate floor to the sales area, meaning that goods would be need to be transferred from one floor to another as part of the servicing of the store. Given that the LAD business model relies on efficiencies in servicing arrangements as part of its operation, it is very unlikely that such a configuration / arrangement would enable those operational practices to be achieved.
4.81 Similarly, the unit does not benefit from dedicated on-site surface level car-parking. The nearest parking facilities are the Grosvenor Centre car park and a small surface level car park located on Albert Place / Wellington Street, to the east of the unit.
4.82 Use of the former would require customers to travel from the store, through the Grosvenor Centre and to then access the car park via lifts. In respect of the latter car park, there is no customer entrance / exit on the eastern side of the building, and so customers would again be required to travel from Abington Street to the car park via Wellington Street and Albert Place.
4.83 The Huntingdon appeal has confirmed that it is a legitimate requirement for LAD retailers to have access to adjacent, surface level car parking. Neither the Grosvenor Centre car park, nor the car park at Albert Place / Wellington Street, would provide that facility. We have explained the relevance of the appeal in Section 2 of this report, but have included a copy at Appendix III for reference.
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4.84 Given that Lidl caters primarily to a bulk shopping requirement, it is likely that customers would exit a store with a laden trolley. In the absence of adjacent, surface-level spaces, we think it unlikely that Lidl customers would take lengthy journeys with a trolley to access either of the nearby off-site car parks. Consequently, for Lidl to occupy the unit, it would be required to depart from its standard business model in a manner that goes beyond reasonable flexibility. Having regard to these matters, we are inclined to conclude that the unit is not suitable for the broad form of development proposed.
4.85 In any event, we understand that the site is being promoted for alternative forms of development. An article published by BBC News on 23 September confirms that the site had been acquired by Northampton Borough Council, with the Council’s aspiration reported to be promote the redevelopment of the site for principally residential uses – in the form of apartments with leisure uses at ground floor.
4.86 Indeed, between 2 September and 27 September 2020, the Borough Council carried out public consultation on a series of potential regeneration schemes, as part of an application that it had made for a share of the Government’s Towns Fund (which is intended to help local authorities deliver town centre schemes). Consultation material published by the Borough Council (see Appendix IV) describes the redevelopment of the unit at 41 to 45 Abington Street as ‘New Sustainable Residential Development – Abington Street Phase 1’. The material says that,
“This new residential development in the Town Centre will consist of a mix of 1 and 2 bedroom apartments, with ground floor co-working and leisure spaces for use by residents and the local community.”
4.87 It goes on to say that the aim of development would be to provide, “new quality housing” and to “create a residential community in the heart of the Town”.
4.88 It is therefore apparent that the Borough Council aspires to promote the residential redevelopment of the site, and has acquired the unit, presumably to facilitate this. Consequently, we conclude that it is not available to Lidl to provide retail development.
4.89 In the light of the foregoing, we conclude that the site is neither suitable nor available, and can therefore be discounted.
35 to 39 Abington Street
4.90 This unit was, we understand, formerly occupied by BHS before its closure in 2016. We understand that the site was subsequently acquired by Oxford London Estates in August 2018, since when the unit has been occupied by operators such as ‘Factory Outlet’ and ‘Fashion Box’.
4.91 We understand that the unit comprises some 5,000 sqm of gross floor area across three floors, with the largest single floorplate being 2,490 sqm on the first floor of the unit.
4.92 It appears that the site is currently being marketed to let jointly by Chown Commercial and Green and Partners. These contain details of the configuration of the unit, and indicate that the unit comprises of irregular- shaped floorplates, with a number of columns across the shop floor.
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4.93 These configurations would have adverse implications for the operation of the LAD business model, which relies on a regular floorplate, free of obstructions in order to achieve its operational efficiencies. Indeed, in determining the Huntingdon appeal, the Inspector noted that the Waitrose unit at St. Benedict’s Court (which had been cited by the LPA in that case as sequentially preferable) would not be suitable for occupation by a limited assortment discounter because of the “significant number of columns that restrict its layout”.
4.94 Like the former M&S unit at 41 to 45 Abington Street, this unit does not benefit from adjacent, surface level car parking. Although the unit has an entrance to the Grosvenor Centre, it is still the case that customers would need to depart the unit with trolleys and access lifts to take them to the car park. The reliance on lifts to gain access to the car park is contrary to the legitimate requirement for a LAD retailer to have access to adjacent, surface level car parking. That position is, again, supported by the Huntingdon appeal decision.
4.95 Taken together, these matters, in our view, render the unit unsuitable for the broad form of development proposed, because occupation of the unit would require Lidl to depart substantially from its standard business model, which would extend beyond reasonable flexibility.
4.96 Furthermore, although the unit is currently being marketed to let, we note that it is also earmarked as a regeneration scheme as part of the Borough Council’s Towns Fund bid. Described as ‘New Sustainable Regeneration, Abington Street – Phase 2’ in the recent consultation material (see Appendix V), we understand that the Borough Council sees the site as an opportunity to, “build on the design principles established during the first phase of the mixed-use development on the M&S site”. The consultation material confirms that the site is identified as an opportunity for residential-led redevelopment, comprising of apartments with “co-working and leisure” space at ground floor. Sketch layouts included in the consultation show a development block in a ‘U-shape’, with accompanying text saying that development would include “accessible green space” at its core.
4.97 On this basis, it appears that the Borough Council has an aspiration to see the site developed to provide comprehensive regeneration. Although timescales for delivery of that regeneration are not given in the consultation material, we have noted that the particulars relating to the letting of the unit refer only to ‘flexible terms’. This could indicate that a lease may only be available on a short-term basis ahead of redevelopment of the site being brought forward. A national multiple retailer such as Lidl is unlikely to make an investment in acquiring a site / unit on only a short-term basis, and a long-term acquisition would prevent delivery of the Council’s regeneration aspirations. These reasons provide a further basis on which to conclude that the site is not suitable for the broad form of development proposed by this application, and that it should be discounted.
Sainsbury’s, 15 Princes Walk, Grosvenor Centre
4.98 We understand that Sainsbury’s has publicly announced its intention to vacate its existing unit in the Grosvenor Centre in 2021. Whilst the precise timescales are not known, an article dated 14 September 2020 in the Northampton Chronicle and Echo indicates that the unit will be vacated ‘early’ next year, and so it is possible that it may become vacant during the determination of this application. We also noted that the long- leasehold interest of the unit is currently being marketed. The marketing particulars advise that the unit comprises some 3,889 sqm (gross) of floorspace.
4.99 However, those particulars also confirm that there are no parking spaces demised to the unit, and that instead the car park can only be accessed via lifts and escalators. As we have described already in this Statement,
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that arrangement is not suitable for a limited assortment discounter, and that is a position supported by the Huntingdon appeal decision, which we have referred to throughout this Statement. That decision confirms that the availability of adjacent, surface level car parking is a legitimate requirement for a LAD foodstore. Although that decision was issued in 2013, it remains one of the most up-to-date decisions (and, as far as we are aware, the only appeal decision relating to a Lidl foodstore that post-dates the NPPF) to consider the extent to which Lidl may be flexible in the application of the sequential test. Consequently, it is wholly robust to cite it in this case, particularly as it also related to a case where the unit that was cited as sequentially preferable was occupied by a ‘main’ convenience operator.
4.100 On this basis, the absence of such surface-level car parking means that Lidl would need to depart from its standard business model in order to occupy the unit, and this would exceed reasonable flexibility. As such, we conclude that the unit is not suitable for the broad form of retailing proposed (in this case, a limited assortment discount foodstore), and so should be discounted.
Tesco Metro, Abington Street
4.101 We understand that Tesco announced in September 2020 its intention to vacate its ‘Metro’ unit on Abington Street. An article posted in the Northampton Chronicle and Echo dated 15 September 2020 indicates that vacation will take place in February 2021. We are not aware that the unit is being marketed at the current time.
4.102 Information provided by Experian GOAD indicates that the unit has a gross floor area of 940 sqm. That is substantially below Lidl’s minimum requirements, and so even allowing for reasonable flexibility, within the legitimate confines of the LAD business model, the unit would be too small, and therefore unsuitable, for the broad form of development proposed. We therefore discount it on this basis.
Former Just For Pets Unit, Commercial Street
4.103 This unit is located on Commercial Street / St James Street, and was formerly occupied by Just For Pets. It is located outside the Primary Shopping Area and outside the Town Centre boundary. It is, though, within 300m of the PSA and so, applying the definitions in the NPPF, it occupies an ‘edge-of-centre’ location.
4.104 Information published by Experian GOAD confirms that the unit has a gross floor area of 640 sqm. This is substantially beneath the amount Lidl requires to operate its business model, and, even allowing for reasonable flexibility, it could not accommodate the broad form of development proposed.
Allocated / Identified Development Town Centre / Edge of Town Centre Opportunities
4.105 As discussed in Section 3, the Northampton Central Area Action Plan identifies three sites as potential locations for new retail development, and these are:-
a) Abington Street East;
b) Drapery / College Street; and
c) Grosvenor Centre Redevelopment.
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4.106 We have twice assessed these sites in support of proposals for Lidl stores in out-of-centre locations. We first examined them in 2013 in support of an application for a new Lidl store at Gambrel Road, Sixfields. We then assessed them again in 2016 in support of an application to relocate that Lidl store to a larger site at Gambrel Road / Weedon Road. In both cases, the LPA accepted our conclusions that the sites were neither available and / nor suitable, and planning permission was granted.
4.107 In relation to a) and b) we concluded in 2013 and 2016 (and the LPA agreed both times), that those two sites are identified as opportunities to accommodate comparison retail floorspace only (so as to meet the comparison floorspace capacity target) and that the CAAP does not contemplate convenience floorspace being delivered.
4.108 These conclusions remain valid now; there have been no changes to policy, such that the expectation remains that both sites will deliver only comparison floorspace. It is on this basis that we continue to conclude that neither site is available nor suitable to accommodate the form of development proposed by Lidl.
4.109 Turning to the Grosvenor Centre, we noted in 2016 that the CAAP sets an expectation that redevelopment of the Grosvenor Centre, incorporating the former Greyfriars bus station, will deliver up to 24,700 sqm (net) additional floorspace in the town centre, principally for comparison retailing.
4.110 We understand that, in July 2014, Legal and General elected not to proceed with its redevelopment plans. It appears that Northampton Borough Council is now promoting the redevelopment of the former Greyfriars bus station (which has been demolished) in isolation (see below).
4.111 On the basis of this, we conclude that there is no scheme for the wholesale redevelopment of the Grosvenor Centre and that, as such, there is no opportunity to accommodate the form of development proposed by Lidl. It therefore remains unavailable and can be discounted. That conclusion was accepted by the LPA in 2016 / 2017 when determining Lidl’s proposals at Weedon Road, and in the absence of a change in circumstances, we conclude it remains valid now.
4.112 In respect of sites being contemplated for development in the new Local Plan Part 2, we note that the majority, both in and around the edge of the town centre, are proposed for allocation for specific uses (principally residential development), with none allocated for retail use. As a matter of principle, these sites ought to be discounted.
4.113 There are though, a handful of sites, which benefit from specific draft policies in the emerging Plan concerning their redevelopment. These are:-
• 1113 Greyfriars;
• 0818 St Peter’s Way;
• 0167 Tanner Street;
• 1010 St Peter’s Road / Court Road; and
• 0931 Green Street.
4.114 Of these, only Greyfriars is located ‘in-centre’. The others are all edge-of-centre sites. The Local Plan Pt 2 cannot, in our view, attract significant weight at the current time. However, the identification of the above
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sites provides an indication of possible new development locations, and so for completeness we provide commentary here on whether these sites are capable of being sequentially preferable.
Greyfriars
4.115 As noted above, the redevelopment of the Greyfriars Bus Station had been linked to a redevelopment of the Grosvenor Centre in the CAAP, but the development agreement with L&G has fallen away and the LPA is now promoting redevelopment of Greyfriars in isolation. Draft Policy 42 in the Local Plan Part 2 says that the site is available for “a high density, high-quality mixed-use town centre development and residential use, which complements, expands and seeks to enhance the current town centre offer”. The reference to ‘high-density’ indicates to us that the LPA wishes to see a comprehensive development delivered on the site, which satisfies the aims of draft Policy 42. Given the significant size of the site, a Lidl foodstore of the form that Lidl is promoting would plainly not deliver the ‘high-density’, comprehensive development sought by the LPA. For this reason, conclude that the site is not suitable for the broad form of development proposed by Lidl, and can be discounted.
St Peter’s Way
4.116 Draft Policy 44 indicates that the site has the potential to be developed for ‘commercial development’ of medium capacity. There is a locally listed building on the site, Horizon House. We have noted that, on its website, the Borough Council has identified Horizon House as an ongoing regeneration project, stating that it is, “working towards bringing this site back into use as a new office space development” and “looking at further potential options for the remainder of the site for additional office space to ensure the site is used to its full potential”. A copy of that material is at Appendix VI. On this basis, it is clear that the LPA’s vision for the site is for it to deliver new offices. A discount foodstore would not achieve those aspirations. Accordingly, we conclude that the site is not available for the broad form of development proposed by Lidl.
Tanner Street and Green Street
4.117 These sites are also identified in Draft Policy 44 as being suitable for low / medium density commercial development. The sites are collectively also known as Four Waterside, and are being promoted for development by the Borough Council. We understand that a masterplan for the sites was presented to a meeting of the Council’s Cabinet on 5 February 2020, and was endorsed by Members. That masterplan shows the sites being developed comprehensively for office, residential and hotel uses. It does not contemplate retail development. As the masterplan was endorsed by Cabinet (with a development appraisal to now be prepared), that leads us to conclude that the Council does not envisage convenience retail development being delivered on the site. On this basis, we conclude that the site is not available for the form of development promoted by Lidl, and so can be discounted.
St Peter’s Road / Court Road
4.118 Draft Policy 44 says that only a small part of this site is suitable for development, given that it contains a Schedule Ancient Monument, and that the developable area should provide new housing. On this basis, we conclude that the site is not available for retail development and is very likely to be unsuitable to accommodate Lidl’s requirements given that the developable area is constrained by the heritage asset. On this basis, we conclude that the site can be discounted.
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District and Local Centres
4.119 Our survey of the District and Local Centres in the catchment of the proposed foodstore identified only a very small number of vacant units. Given the form and scale of these centres, the identified vacant units are all very small in area and substantially beneath the minimum requirements for Lidl to operate its business model.
4.120 At St James’ End, we observed only two vacant units. The first of these was at the end of the small parade of shops that lies south of Abbey Street and west of St James Road. The second unit was the former Bath Store unit at the junction of St James Road and Stenson Street. GOAD mapping data for these units is not available, but we estimate that the Bath Store unit, which is the larger of the two, has a gross area of 320 sqm. This is a scale that is substantially beneath the minimum requirements for Lidl to operate its business model and so is sufficient for it to be discounted from the assessment on the grounds of suitability. That being so, it follows that the smaller unit south of Abbey Street can also be discounted.
4.121 At Kingsthorpe District Centre, the largest vacant unit we identified was Unit F, Kingsthorpe Centre, Harborough Road, which, according to data provided by GOAD, has a gross floorspace of 220 sqm. For the same reasons we have discounted the units at St James’ End, we also discount the aforementioned unit at Kingsthorpe because it is significantly too small to accommodate Lidl’s minimum requirements (even applying reasonable flexibility). Given that other vacant units in Kingsthorpe were smaller than Unit F, Harborough Road, it follows that they too can be discounted on the grounds of suitability.
4.122 On the basis of the above, we conclude that there are no opportunities to accommodate the broad form of development proposed in vacant premises within the District and Local Centres that fall within the catchment of the proposed foodstore.
4.123 Beyond existing premises, we have, though, identified one vacant site at Wellingborough Road Local Centre, that requires further consideration.
Emerging Sustainable Urban Extensions (SUEs)
4.124 The hierarchy in JCS Policy S9 also refers to new Local Centres being provided in new SUEs. Consequently, we also comment on the availability / suitability of sites that might be emerging as part of new SUEs.
4.125 We have already described the SUE that is being promoted at Dallington Grange, in our commentary on impact on planned investment. We have noted that although Members of the Council’s Planning Committee have resolved to grant planning permission, a S.106 agreement has not been signed and so a Decision Notice has not yet been issued.
4.126 Even once permission is granted, it will be necessary for planning conditions to be discharged, other technical consents obtained, and Reserved Matters approved, before Phase 1 can begin. That in itself is a process that is likely to take a handful of years. That the local centre isn’t due to be delivered until Phase 2C suggests a potentially even longer period before the retail element of Dallington Grange might be delivered. Consequently, we are of the view that the site is not likely to be available in a reasonable period of time, and so should be discounted.
4.127 Northampton West SUE lies to the west of the urban edge of Northampton. We understand that it straddles authority boundaries, but from our research it appears that Daventry District Council has assumed the role of
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lead authority for approving the SUE. We understand that two outline applications were submitted to Daventry DC in 2017: one for development of up to 1,750 homes and other facilities, including a Local Centre (DA/2017/0889); and another for up to 600 homes and a Local Centre within the first phase of the wider site (DA/2017/0890). Both applications were reported to Members of Daventry District Council’s Planning Committee in September 2019. Whilst we understand that Members resolved to grant planning permission subject to a S.106 agreement, no agreements have yet been signed and so planning permission has not yet been granted. That renders the availability of a Local Centre uncertain, and so we conclude that there is no evidence that it will be available in a reasonable period.
4.128 In any event, the Policy in the JCS which governs the SUE, Policy N4, states that any local centre provided within the development should accommodate a “small convenience store”. The description of development for both applications refer to “a mixed use local centre” to accommodate A1 to A5 uses. A Planning Statement prepared by Savills in support of the applications states that, “It is proposed that the local centre will comprise of A1-A5, D1 uses providing the opportunity for a small convenience store, health care services, and community facilities.” Neither the JCS nor the application documents refer to a quantum of floorspace within the local centre (the application says only that it will cover an area of 1.71 hectares). However, our judgement is that ‘small convenience store’ is more likely to mean a small neighbourhood shop serving a walk- in catchment that wants to undertake ‘top-up’ shopping, rather than a foodstore aimed at bulk shopping requirements. That being so, then it would not be suitable to accommodate the broad form of development proposed by Lidl and can be discounted.
4.129 Upton Lodge SUE is also being promoted to the west of Northampton. Like the aforementioned proposals, an outline planning application (N/2017/0091) has been submitted to Northampton Borough and benefits from a resolution to grant planning permission subject to a S.106 agreement, without an agreement having yet been signed.
4.130 Whilst that in itself challenges the availability of the site in a reasonable period, it is also the case that a Planning Statement prepared by WYG on behalf of the applicant confirms that the Local Centre that is proposed within the development would have a floorspace of just 294 sqm. In other words, that would be a small convenience store aimed at ‘top-up’ purchases. It is plainly too small to accommodate a foodstore geared towards bulk shopping requirements, and so can be discounted on the basis of its suitability.
Retail Policy Assessment – Summary
4.131 In this Section we have established the likely catchment area for the proposed foodstore and identified the existing centres within it, having regard to the hierarchy established in the JCS. We have commented on the health and composition of those centres in qualitative terms and explained why, with reference to the Lidl business model, the potential for adverse impacts on those centres is limited.
4.132 We have then set out the outcomes of our quantitative impact assessment, which has corroborated our expectation that the proposed development will not give rise to significant, adverse impacts on centres, or on planned investment in centres.
4.133 Finally, we have carried out a sequential assessment in accordance with Policy S9 of the JCS. This has demonstrated that there are no opportunities, either in, or on the edge of, Northampton Town Centre, or in,
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or on the edge of, the relevant District and Local Centres, to accommodate the broad form of development proposed by Lidl. This leads us to conclude that both the sequential and impact tests are passed.
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5. Planning Assessment – Other Matters
5.1 In Section 4, we examined the proposed development with reference to the sequential and impact tests that are engaged as a consequence of the site’s out-of-centre location. In this Section, we assess the proposals against other relevant policies in the Development Plan, and reach judgements on whether the proposals accord with policy. We also review whether there are other material considerations that would indicate whether development should be determined other than in accordance with the Development Plan.
Loss of Employment Land
5.2 We have explained in Section 3 our reading of Policy E1 of the JCS and the distinction it makes between ‘employment-generating non-B-class uses’, which the Policy says are acceptable in areas of existing employment (i.e. B-class) use, and non-employment generating uses, proposals for which engage three tests in the second limb of Policy E1.
5.3 Retail floorspace, which falls within the new Use Class E, is not a B-class use. However, the creation of retail floorspace does generate employment through the roles that need to be filled in the new store. By definition, retail uses are therefore ‘employment-generating’. The first limb of Policy E1 supports employment-generating, non-B-class uses, in existing employment areas provided they are ‘appropriate’. No definition of ‘appropriate’ is given in the policy, and so, in our view, it is open to applicants to demonstrate that such a use is ‘appropriate’. A straightforward definition would be to demonstrate that a proposal for retail floorspace satisfies the sequential and impact tests, and is technically sound (with the corollary being that if the sequential or impact tests were failed, or there were some technical barrier which gave rise to a policy conflict, then development would not be appropriate for the purposes of Policy E1).
5.4 Applying that approach, then we have explained in the previous Section of this Statement why the sequential and impact tests are satisfied, and in the following paragraphs in this Section, we demonstrate that there are no technical barriers to development. On this basis we conclude that the proposed development is ‘appropriate’ and accords with the first limb of Policy E1.
5.5 If Officers disagree with that interpretation though, then we also provide analysis of the proposals against the second limb of Policy E1, notwithstanding that the wording of the Policy says that it applies explicitly to non- employment generating uses.
5.6 The second limb of Policy E1 says that development within the scope of that part of the Policy will be acceptable where either: a) the site is not economically viable for employment uses in the long term; b) there is a “clear conflict” with adjoining uses; or c) development would provide “significant benefits to the local area”. As we have noted in Section 3, the Policy is structured in such a way that only one of the criteria needs to be satisfied in order for the Policy to be complied with.
5.7 Lidl has instructed Chown Commercial to review the viability of the existing premises for ongoing occupation by B-class occupiers. Chown Commercial is a Northampton-based agency. Advice has been given to Lidl by Simon Chown, a Director of the business and chartered surveyor with over 30 years’ experience. We have included at Appendix VII a letter from Mr Chown to Lidl, which records his commentary on the viability of the existing premises.
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5.8 Chown Commercial reach the following principal conclusions with respect to the existing premises.
• The building is approximately 50 years old, and is now reaching the end of its life-cycle,
• To facilitate its re-occupation through re-letting, a series of works are required, including:-
o replacement of approximately two thirds of the roof;
o replacement of single-glazed windows with double glazing;
o replacement of three roller shutter doors (out of a total of five);
o replacement of heating and lighting throughout the building; and
o re-fitting of the office suites,
• Carrying out such reinstatement works would be “wholly uneconomic” and even if they were undertaken, it is Chown Commercial’s view that an EPC rating would still be poor because it would remain the case that the building is not insulated (and an EPC would be required to facilitate an open-market letting of the property).
• These matters indicate that the building is in a “neglected condition”.
• It is also of a configuration that is, in Chown Commercial’s view, “unfavourable” from a market perspective (since the marker would normally expect an industrial building to contain raised floors, suspended ceiling, LED lighting, air conditioning and multiple loading doors, including at least two dock-level loading bays).
• Furthermore, these matters are reflected in a low rating assessment for the property by the District Valuer.
5.9 Our reading of Chown Commercial’s conclusions are that they indicate that the building is in a poor condition and that substantial works are required to remedy the existing deficiencies, and bring it into a state that would be market-facing. Noting that Chown Commercial conclude that such works would be ‘uneconomic’ and would still result in a poor EPC rating, then this, in our view, leads to a conclusion that the existing site is not viable for employment uses in the long term, thereby satisfying the first test in the second limb of Policy E1.
5.10 To supplement that conclusion, it is important to bear in mind, firstly, that Travis Perkins has obtained the prior approval of the local planning authority to demolish the existing buildings, and that it is free to implement these works until 26 July 2024. Consequently, Travis Perkins could undertaken demolition without any further approvals being granted by the Council. If demolition took place, then the existing use of the building would fall away, and a logical conclusion is that there would be no premises to be occupied by a B-class use. This is, in our view, material to the way in which Policy E1 is to be applied to these proposals (notwithstanding that we have demonstrated that the development could accord with both limbs of the Policy), because, in the absence of planning permission being granted to Lidl, an alternative outcome is that the existing buildings (and use) is lost through the demolition for which prior approval has already been granted.
5.11 Further still, it is also relevant that, as we have noted earlier in the statement, the buildings no longer form part of Travis Perkins’ operations, and have instead been primarily used as a car parking facility associated with its premises elsewhere in Lodge Farm. Consequently, there is, generally, no jobs supported within the existing building that would be lost as a consequence of the proposed development.
5.12 On the other hand, Lidl would provide new employment opportunities through the delivery of the proposed foodstore. The application forms note that the store could provide 20 full-time equivalent roles (FTEs).
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Consequently, the outcome of the proposals will be a net gain in jobs. A net gain in jobs will contribute to the delivery of the 28,500 net additional jobs that JCS Policy S7 says must be achieved by 2029. Importantly, that Policy does not limit itself only to B-class jobs, so that any job creation opportunities can contribute to the target. That means that it is entirely relevant that the proposals will result in a net gain in jobs. We conclude that contribution to the target in Policy S7 must attract weight in the determination of this application.
Design
5.13 We have described the development generally within this Statement and have explained that Lidl’s operational model drives a particular approach to the size, configuration and internal layout of its stores.
5.14 The Design and Access Statement concludes that the proposals accord with the emphasis of Section 12 of the NPPF and that they provide a modern, well-designed development that incorporates high quality design, materials and landscaping. The site layout is orientated so that a glazed frontage will be visible from Harlestone Road. Like the existing building on the site, the proposed foodstore will sit below grade and will not introduce significant additional height or mass into the streetscene. In addition to vehicular access, a pedestrian access is also provided in the form of both steps and a ramp. This entrance is located close to the junction of Lodge Way and Harlestone Road, so that pedestrians travelling from the south do not have to take a circuitous route to use it. The pedestrian access leads into a zebra crossing, that deposits pedestrians safely at the store entrance.
5.15 The design and layout of the scheme has been revised to respond to comments from Officers during pre- application discussions, through: i) the incorporation of wider footways around the store, to enable navigation by customers; ii) the repositioning of the store so that it is placed closer to the southern boundary; and iii) the repositioning and realignment of the bank of Parent and Child spaces, so that there is no potential for conflict between users leaving / returning to their vehicles and vehicles using the egress ramp to leave the site.
5.16 Additionally, the development would deliver the positive regeneration of a brownfield site. The existing buildings are not of architectural merit and, as intimated above, are of declining condition. By contrast, the development proposed by Lidl would delivery a modern building that incorporates a high quality palette of materials. Moreover, the Energy and Sustainability Report prepared by DDA confirms that the building is designed with longevity in mind. The development also retains the existing grass verges that enclose the site on its Harlestone Road and Lodge Way boundaries, meaning that existing green areas will be retained. These will also be supplemented by new landscaping within the Lidl scheme, that will help tie the development into these green verges, and to mitigate the loss of existing trees (see below).
5.17 Taking these points together, the proposals therefore accord with saved Policy E20 of the Northampton Local Plan.
Amenity
5.18 A Noise Impact Assessment has been undertaken by Acoustic Consultants Ltd to test whether the proposed development would generate noise from plant and deliveries that might have an unacceptable impact on existing sensitive receptors.
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5.19 The Assessment concludes that plant and delivery noise would be of low impact at sensitive receivers, having regard to existing background levels. Consequently, we conclude that the development would not give rise to negative impacts on amenity through noise generation.
Traffic and Transportation
5.20 The Transport Assessment, prepared by SCP, which supports this application confirms that the site is accessible by pedestrians and cyclists, and by those travelling by public transport. The accessibility diagram at Figure 4.1 of the Transport Assessment confirms that a considerable residential properties are located between 0.2 and 1 miles of the site, and so within a suitable walking distance. The Assessment also confirms that there are bus stops located within 100m of the site, on Harlestone Road, that are served by two routes (the 9/9A and 96). The Assessment reports that route 9 operates at a frequency of 30 minutes in the day-time from Monday to Saturday, and provides a direct public transport route to Northampton railway station and the Town Centre.
5.21 Vehicular access for customers, staff and delivery vehicles will be taken from a new access from Lodge Way. A separate pedestrian access will be formed from Lodge Way, as described in preceding paragraphs.
5.22 The Transport Assessment explains that the most recent five-year safety record indicates that the area near the proposed store does not have any significant highway safety problems. The Assessment explains that swept path analyses indicate that a maximum length articulated HGV will be able to satisfactorily enter and service the site, turn within it, and then exit onto the highway in a forward gear.
5.23 A total of 129 car parking spaces are proposed including 8 spaces for disabled users, 7 spaces dedicated to ‘parent & child’ users, and 2 spaces equipped with electric vehicle charging facilities. In addition, 12 cycle spaces, in the form of 6 Sheffield hoops, are provided adjacent to the store entrance under the canopy, so that they are covered and protected from the elements.
5.24 The Transport Assessment explains that the parking accumulation assessment has demonstrated that there will be sufficient parking to accommodate demand at even the busiest periods of the year.
5.25 The Transport Assessment includes an assessment of the impacts of the development on the highway network. It concludes that the junction of the new site access and Lodge Way would not be over-capacity in the 2031 assessment year. The Assessment notes that although the analysis indicates a slight reduction in the operation of the Lodge Way / Harlestone Road / Firsview Drive, junction, there are mitigating factors that lead to a conclusion that such impacts would not be severe (which is the relevant test in the NPPF). Those factors include: i) that no account has been taken of the MOVA system that is already installed at the junction, and which would enable light cycles to be adjusted to accommodate changes in usage of the junction; and ii) that robust assumptions have been adopted in the Assessment regarding the number of ‘new’ trips that would be generated by a Lidl store in this location (with SCP having assumed that more new trips would be generated for the purposes of its assessment than it expects to be the case in reality).
5.26 Having regard to these points. it is considered that the proposals are in accordance with Policies C1 and C2 of the Joint Core Strategy and the relevant provisions of the NPPF.
Flood Risk and Drainage
5.27 The application is supported by a Flood Risk Assessment and Drainage Strategy, prepared by Baynham Meikle.
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5.28 The Assessment confirms that the site is in Flood Zone 1 and the proposed development does not pose any increased flood risk to the site or adjacent developments. The Assessment explains that the surface water drainage system will comprise of a below-ground cellular storage system, equipped with a ‘hydrobrake’ system that will attenuate surface water discharge as required. Ultimately, surface water will be discharged into an existing storm water sewer in Hill Close.
5.29 The Assessment explains that foul water will discharge into an foul sewer in Hill Close (with no need for any additional capacity of that infrastructure to be created).
5.30 As such, it is considered that the development proposals provide an appropriate surface water and foul drainage system and are in accordance with Policy BN7 of the Joint Core Strategy.
Sustainability
5.31 The application is accompanied by a BREEAM Pre-Assessment Report and an Energy Use and Sustainability Statement, both prepared by DDA.
5.32 The BREEAM Pre-Assessment concludes that the a BREEAM rating of Very Good is considered viable for the site. This satisfies the requirement of Policy S11 of the Joint Core Strategy
5.33 The Energy Use and Sustainability Statement explains how the site incorporates passive design and active design strategies to substantially reduce the energy requirements of the store and consequently limit carbon emissions. This includes the installation of photovoltaic panels on the store roof. In summary, the Statement notes that there is a 172.72% carbon dioxide reduction and 168.61% energy reduction when the store is assessed against the relevant Building Regulations.
5.34 As such, it is considered that the proposals accord with the requirements of Policies S10 and S11 of the Joint Core Strategy.
5.35 In addition, the development of the site enables the reuse of a vacant, brownfield site in a sustainable location. The proposals accord with the broad aims of Policy N1 of the Joint Core Strategy which seek to regenerate Northampton.
Ground Conditions
5.36 The Ground Conditions report prepared by Applied Geology confirms, with reference to investigations undertaken, that the site has a negligible to low risk to human health and controlled waters. Consequently, it concludes that no remediation measures are required. On this basis, we conclude that there are no ground condition issues that would give rise to a conflict with Policy BN9 of the Joint Core Strategy.
Ecology and Arboriculture
5.37 The application is accompanied by an Ecological Appraisal. The Appraisal confirms that there was no evidence of bats using the existing building as a habitat, and that the site has negligible potential to support nesting birds and no potential to support Great Crested Newts. Moreover, the Appraisal confirms that the site presents no evidence of it being populated by any other protected species, and, although it is within 1km of six non-statutorily designated sites, the distance between the site and those areas means that the proposed development will almost certainly not have harmful impacts on those designated locations.
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5.38 The Appraisal goes on to include recommendations which, if implemented, FPCR conclude will contribute to ecological enhancement.
5.39 The application is also accompanied by an Arboricultural Impact Assessment and Tree Protection Plan, both prepared by RPS.
5.40 The Assessment and Plan suggest that no existing trees on site are covered by a Tree Preservation Order and that the site is not within a Conservation Area. The Assessment and Plan explain that four Category B (moderate quality) trees, and three Category C (low quality) trees will require removal as part of the development proposals. However, the Landscape Proposals prepared by FPCR confirm that Lidl will plant new trees on site as part of its landscaping strategy, in order to mitigate the loss of those trees.
5.41 Taking into account the recommendations of the Ecological Appraisal, the outcomes of the Arboricultural Impact Assessment and the proposed Landscaping Scheme, it is considered that the proposals will respond to the existing biodiversity conditions of the site and mitigate the impact of development, in accordance with Policy BN2 of the Joint Core Strategy.
Summary
5.42 In this Section, we have demonstrated that the development proposals are in accordance with the relevant policies of the JCS. The loss of the existing use can be justified with reference to the analysis undertaken by a well-established local agent, that illustrates that the site is not viable for long-term occupation by B-class uses without substantial works being undertaken. Against that backdrop, we have also concluded that the proposals will achieve a net gain in employment, and will therefore contribute to the targets set out in Policy S7 of the JCS.
5.43 Further still, we have demonstrated that there are no technical barriers to development, and that the proposals accord with relevant policies relating to various technical matters.
5.44 When that is taken with our preceding conclusions in respect of the sequential and impact tests, we conclude that the proposed development is wholly in accordance with the Development Plan.
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6. Community Infrastructure Levy
6.1 Northampton Borough Council is a Community Infrastructure Levy (CIL) charging authority. The Borough Council starting charging CIL on planning applications submitted to the LPA on or after 1 April 2016.
6.2 The application site is outside of the central zone, and so any new retail floorspace is liable to an index-linked charge of £100 per sqm (rate at adoption in 2016).
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7. Summary and Conclusions
7.1 Avison Young is instructed by Lidl to prepare this Planning and Retail Statement in support of an application for full planning permission for the development of a new Class E Lidl foodstore, car parking, access and landscaping on a site at Lodge Way / Hill Close / Harlestone Road, Northampton. The proposals are described within the Design and Access Statement and by the Proposed Site Plan and Elevation drawings that accompany this Statement.
7.2 The application site extends to 1.4 hectares, with the development comprising a discount foodstore of 2,175 sqm GIA and 1,414sqm net sales area.
7.3 The site comprises previously developed land and currently accommodates a warehouse building with supporting office floorspace. The site is owned by Travis Perkins, although the premises have long been surplus to the freeholder’s requirements. The warehouse building is now principally used for the parking of staff vehicles, although Travis Perkins has made arrangements for when it disposes of the site to Lidl.
7.4 Operations previously carried out from the building have already been subsumed within sites elsewhere within Travis Perkins’ portfolio in Northampton, so that there are no jobs to be lost as a consequence of the disposal of this site to Lidl. Indeed, Lidl will create new roles on-site. The proposals will therefore lead to a net gain in employment.
7.5 The design of the foodstore is simple and modern. The proposals also include 129 parking spaces, which will be accessed via a new access from Lodge Way. One of the existing accesses from Hill Close will be closed. A dedicated pedestrian access from Lodge Way will also be formed. This store will sit below the grade of the roadside, consistent with the existing building. Existing grass verges that separate the site from the surrounding roads will be retained, and new landscaping provided by Lidl will tie the development into those existing green areas.
7.6 Having regard to the policies of the Development Plan and the accompanying Policies Map, the site is considered to be out-of-centre for the purpose of the application of retail policy. As a consequence, the sequential test has been applied to the proposals. Moreover, the Joint Core Strategy sets a floorspace threshold of 1,000sqm (gross) above which there is a requirement to provide a retail impact assessment. Such an assessment has been undertaken and our conclusions in respect of both this and the sequential test are provided at Section 4 of this Statement.
7.7 To support our impact and sequential assessments we visited Northampton Town Centre and the relevant Local and District Centres in September 2020. In relation to impact matters, we have made observations on the health of centres, focussing on St James’ End, which we have identified the principal centre in the expected primary catchment of the store. In making those observations we have had regard also to the findings of the 2018 Retail and Leisure Study, and available GOAD Maps. Our findings were broadly consistent with the 2018 Study and the GOAD Maps and found relevant centres to be performing well against vitality and viability indicators.
7.8 Having established that baseline, we have carried out a quantitative assessment of impact, which has demonstrated that the proposed foodstore will derive 90% of its turnover from 7 existing facilities in the western
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and north-western part of Northampton. Importantly, we have shown that those facilities can absorb the level of expected trade diversion to the proposed Lidl foodstore, and that, as a result, there will not be any significant adverse impacts on the vitality and viability of centres arising. Furthermore, there are no planned investment schemes in centres within the catchment of the store that would be undermined by proposed development.
7.9 In relation to the sequential test, we have concluded that there are no more centrally located sites that could accommodate the development that is proposed, even adopting a flexible approach, such that the sequential test is passed.
7.10 In Section 5 of the Statement, we have commented on other policy matters. We have demonstrated, with reference to advice provided by well-established local agent, Chown Commercial, that the existing premises are not viable for occupation by industrial or office uses in the long-term, so that the loss of the existing use is compliant with Policy E1 of the JCS. In that context, we have also noted that: a) the buildings could be demolished at any time (so that the existing ‘use’ would be lost); and b) that the development will contribute to a net gain in employment.
7.11 We have also concluded that there are no technical considerations relating to drainage, highways, noise, ecology, ground conditions, energy performance or BREEAM that would impact on the deliverability of the proposals.
7.12 Having regard to the compliance of the proposals with the relevant policies of the Development Plan, and with relevant policy in the NPPF, together with the lack of technical, environmental or amenity based reasons why the development may not proceed, we conclude that the proposals are for sustainable development and that, in accordance with the ‘presumption’, planning permission should be granted without delay.
Date: December 2020 Page: 43
Northampton Borough Council Retail and Leisure Study Study Area
A1 Narborough Barwell M69 A6 Countesthorpe
Hinckley A6003 A43
A5 Zone 12 A6 A6086 A427 Corby Oundle Market Harborough A6003 A5 M1 A605 Lutterworth A6003 A6116 Desborough M6 A6 A605 Zone 1 Rothwell Zone 14 Zone 15 M6 Zone 13 Kettering Thrapston Barton Seagrave A5 A508 A43
Rugby A509 Zone 3 A428 A45 Crick Finedon Raunds M45 Dunchurch Brixworth Irthlingborough Zone 16
Zone 8 Long Buckby A43 Wellingborough A45 Rushden
Zone 2 Zone 17 Zone 5 A6 Zone 6 Earls Barton Daventry Southam Zone 4 A5123 Zone 18
A4500 A5076 Northampton Sharnbrook
M1 A428 Zone 7 A509
Grange Park Zone 10 A43 A6
A428 Olney Zone 19 Bromham A5 A509 Bedford Zone 9 Towcester A423 A508 A421
A413 A509
A508 Banbury A43 A509 A422 Milton Keynes Zone 11 A5 A421 Maulden A361 A507 Brackley Adderbury Bloxham Flitwick Buckingham Croughton A421
A43 A4146 A413 A6 A5 Upper Heyford A4146 Leighton Buzzard A418 A5228 A505 A5 A5065
Legend 1 | Market Harborough 6 | Northampton East & Weston Favell 11 | Brackley & Buckingham 16 | Wellingborough 2 | West of Northampton 7 | Northampton South 12 | Rothwell & Desborough 17 | Rushden & Raunds 3 | North of Northampton 8 | Daventry 13 | Kettering Hinterland 18 | South of Wellingborough 4 | Northampton West 9 | Towcester 14 | Kettering Town 19 | Newport Pagnell & Olney 5 | Northampton Central & North 10 | South of Northampton 15 | Thrapston Northampton Borough
0 2.5 5 10 Miles N.B. Study Area Zone definitions adapted from the 'West Northamptonshire Retail Study' (2009)
LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 1: POPULATION WITHIN STUDY AREA, BY ZONE
YEAR ZONE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2020 31,112 23,525 26,081 45,422 75,998 70,902 52,718 49,910 25,607 12,488 49,436 31,067 28,349 52,976 15,308 68,153 59,464 12,129 38,461 2025 32,360 24,369 27,017 48,840 81,718 76,238 56,685 51,702 26,644 12,993 51,439 32,461 29,597 55,043 15,815 70,054 61,617 12,523 40,365
Notes: Population levels taken from 2018 retail study. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 2: CONVENIENCE GOODS PER CAPITA EXPENDITURE WITHIN STUDY AREA, BY ZONE
YEAR ZONE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2020 £2,252 £2,456 £2,400 £2,107 £2,084 £2,118 £2,154 £2,187 £2,416 £2,441 £2,381 £2,380 £2,359 £2,102 £2,375 £2,110 £2,214 £2,379 £2,467 2025 £2,124 £2,316 £2,264 £1,987 £1,965 £1,998 £2,032 £2,063 £2,279 £2,303 £2,246 £2,245 £2,225 £1,983 £2,240 £1,990 £2,089 £2,244 £2,327
Notes: Base 2016 per capita convenience goods expenditure taken from 2018 retail study and projected forwards using forecasts in Experian's Retail Planner Briefing Note 18 (October 2020). Spending levels exclude special forms of trading. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 3: TOTAL CONVENIENCE GOODS EXPENDITURE WITHIN STUDY AREA, BY ZONE
YEAR ZONE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Total 2020 £70.1 £57.8 £62.6 £95.7 £158.4 £150.2 £113.6 £109.2 £61.9 £30.5 £117.7 £73.9 £66.9 £111.4 £36.4 £143.8 £131.7 £28.9 £94.9 2025 £68.7 £56.4 £61.2 £97.0 £160.6 £152.3 £115.2 £106.7 £60.7 £29.9 £115.5 £72.9 £65.9 £109.2 £35.4 £139.4 £128.7 £28.1 £93.9
Main Food 2020 £52.51 £43.36 £46.97 £71.74 £118.77 £112.60 £85.15 £81.88 £46.46 £22.89 £88.23 £55.46 £50.08 £83.59 £27.27 £107.86 £98.70 £21.64 £71.11 2025 £51.52 £42.36 £45.89 £72.75 £120.46 £114.20 £86.36 £80.00 £45.60 £22.47 £86.59 £54.66 £49.32 £81.92 £26.57 £104.58 £96.47 £21.08 £70.39
Top-UP Food 2020 £17.54 £14.42 £15.62 £23.95 £39.59 £37.57 £28.42 £27.29 £15.41 £7.59 £29.48 £18.49 £16.80 £27.79 £9.09 £35.92 £32.97 £7.21 £23.78 2025 £17.21 £14.08 £15.26 £24.29 £40.15 £38.10 £28.82 £26.67 £15.13 £7.45 £28.94 £18.22 £16.55 £27.23 £8.86 £34.82 £32.23 £7.03 £23.54
Notes: Total convenience goods expenditure levels calculated by multiplying population and per capita expenditure levels, by zone. Split between main and top-up food shopping expenditure taken from 2018 retail study. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 4: CONVENIENCE GOODS MARKET SHARES
STORE / CENTRE ZONES 12 34 5 6 7 8 9 1011 12 13 14 15 16 17 18 19 MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU
Zone 4 Aldi, Harlestone Road, Northampton 0.0% 0.0% 3.3% 1.2% 0.8% 0.0% 18.0% 16.3% 2.1% 0.0% 3.7% 3.5% 7.4% 9.0% 0.0% 0.0% 0.0% 0.0% 0.7% 1.2% 1.1% 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% 0.0% 0.0% 0.0% 0.0% Co-op, Pond Farm Close, Main Road, Duston, 0.0% 0.0% 0.0% 5.9% 0.0% 0.0% 0.5% 5.1% 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% 0.0% 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% 0.0% 0.0% 0.0% Northampton Iceland, Harlestone Road, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 6.5% 5.1% 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% 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% 0.0% 0.0% 0.0% Lidl, Gambrel Road, Northampton 0.0% 0.0% 3.2% 1.8% 0.0% 0.0% 2.3% 1.9% 1.9% 0.0% 1.8% 0.0% 0.7% 1.8% 0.0% 2.4% 0.8% 1.0% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Marks & Spencer Simply Food, Sixfields Retail Park, 0.0% 0.0% 0.8% 5.6% 0.0% 0.0% 2.0% 3.7% 3.5% 0.0% 0.0% 1.1% 0.0% 1.8% 0.0% 0.0% 0.9% 0.8% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Bambrel Road, Nort Sainsbury's Superstore, Gambrel Road, Westgate 0.0% 0.0% 28.9% 12.8% 1.9% 0.0% 27.8% 15.0% 5.1% 1.5% 3.2% 0.0% 3.2% 3.6% 1.4% 0.0% 1.9% 0.0% 3.6% 1.4% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Industrial Estate, North Tesco Express, Bordeaux Close, Alsace Park, Duston, 0.0% 0.0% 0.0% 1.5% 0.0% 0.0% 0.5% 5.8% 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% 0.0% 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% 0.0% 0.0% 0.0% Northampton Tesco Express, Limehurst Square, Off Cotswold 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% 6.5% 0.0% 0.0% 0.0% 6.1% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Avenue, Duston, Northam Others - Zone 4 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 21.8% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 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% 0.0%
Zone 5 Aldi, Kensington Close, Northampton 0.0% 0.0% 3.3% 2.5% 6.3% 2.0% 0.0% 0.0% 14.4% 6.9% 1.8% 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% 0.0% 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% Aldi, Towcester Road, Northampton 0.0% 0.0% 1.5% 0.0% 0.0% 2.0% 2.5% 1.1% 1.1% 0.0% 3.6% 0.0% 4.4% 3.7% 0.0% 0.0% 0.0% 0.8% 6.2% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Harborough Road, Kingsthorpe, Northampton 0.0% 0.0% 1.0% 0.0% 7.9% 1.4% 3.1% 1.4% 11.6% 24.5% 0.0% 0.9% 0.6% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Thornton Road, Kingsthorpe, Northampton 0.0% 0.0% 0.7% 0.0% 0.0% 0.0% 0.0% 0.0% 3.4% 6.8% 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% 0.0% 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% 0.0% Co-op, Barry Road, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.5% 3.1% 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% 0.0% 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% 0.0% Co-op, Newnham Road, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 1.4% 0.0% 0.0% 0.0% 0.0% 0.0% 2.6% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Semilong Road, Semilong, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.6% 2.8% 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% 0.0% 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% 0.0% Iceland, St Peters Way Shopping Centre, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.2% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Gaslight Road, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 1.2% 1.2% 0.0% 0.0% 0.0% 0.0% 0.0% 4.0% 0.8% 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% 1.1% 0.0% 0.0% 0.0% Marks & Spencer Simply Food, Abington Street, 0.0% 0.0% 0.0% 0.0% 0.8% 0.0% 0.0% 1.4% 0.7% 1.9% 0.5% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.2% 1.2% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Northampton Morrisons, Victoria Parade, Northampton 0.0% 0.0% 1.6% 1.2% 0.0% 0.0% 8.3% 1.0% 10.5% 0.0% 0.9% 1.1% 5.9% 0.8% 0.0% 0.0% 0.0% 0.0% 10.5% 4.7% 0.0% 0.0% 0.0% 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% 0.0% Sainsbury's Local, Wellingborough Road, Northampton 0.0% 0.0% 0.7% 0.0% 1.1% 0.0% 1.1% 0.0% 0.0% 0.0% 0.5% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.9% 0.0% 0.0% 0.8% 0.0% 0.0% 0.0% 0.0%
Sainsbury's Superstore, Princes Walk, Northampton 0.0% 0.0% 0.7% 0.0% 1.1% 0.0% 1.9% 0.0% 0.0% 0.0% 0.0% 2.0% 0.0% 2.0% 0.0% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Portland Place, Wellingborough 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% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% Northampton Tesco Esso Express, Wellingborough Road, Abington, 0.0% 0.0% 2.2% 0.0% 0.0% 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% 0.0% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Northampton Waitrose, Kingsthorpe Centre, Harborough Road, 0.0% 0.0% 0.7% 3.3% 11.0% 1.4% 0.6% 1.4% 7.8% 23.2% 1.1% 0.9% 0.7% 1.0% 0.0% 0.0% 0.0% 0.0% 1.1% 1.2% 0.0% 0.0% 0.0% 2.8% 0.6% 0.0% 0.0% 0.0% 1.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Northampton Local shops, Kingsley Park Terrace, Kingsley 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.6% 0.0% 1.5% 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% 0.0% 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% 0.0% Local shops, Northampton Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.2% 0.0% 2.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.4% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 5 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.1% 0.0% 13.1% 0.0% 3.7% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton 0.0% 0.0% 0.0% 0.0% 2.0% 1.4% 2.1% 0.0% 2.8% 0.0% 13.7% 5.1% 6.6% 0.0% 0.0% 0.0% 0.0% 0.0% 4.4% 2.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0%
Co-op, Birchfield Road East, Northampton 0.0% 0.0% 0.0% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 1.5% 0.0% 0.9% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Field Mill Road, Bellinge, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 13.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.4% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Octagon Way, Weston Favell, Northampton 0.0% 0.0% 0.0% 0.0% 3.2% 0.0% 0.0% 3.2% 0.7% 0.0% 5.6% 1.7% 2.5% 0.0% 0.0% 0.0% 0.0% 0.0% 9.9% 2.4% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Morrisons, Kettering Road, Northampton 0.0% 0.0% 1.3% 1.2% 9.8% 5.6% 1.6% 0.0% 12.5% 6.3% 4.8% 6.3% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 3.7% 1.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 0.0% Tesco Express, Coppice Drive, Spinney Hill, 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.5% 0.0% 0.0% 1.9% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Northampton Tesco Extra, Weston Favell Centre, Northampton 0.0% 0.0% 0.0% 4.1% 9.6% 0.0% 0.0% 1.4% 10.6% 0.0% 43.8% 19.7% 6.1% 0.0% 0.0% 0.0% 0.0% 0.0% 3.8% 2.6% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Local shops, Weston Favell District Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 6 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 0.0% 10.8% 0.0% 1.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.2% 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% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 7 Asda, London Road, Far Cotton, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.8% 0.0% 0.0% 0.0% 0.8% 0.0% 0.7% 12.3% 0.0% 0.0% 0.0% 0.0% 0.7% 1.4% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Rothersthorpe Road, Far Cotton, Northampton 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% 1.0% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Co-op, Wootton Fields Centre, Wootton Hope Drive, 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% 3.9% 0.0% 0.0% 0.0% 0.0% 0.0% 5.2% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Wootton Tesco Express, Butts Road, East Hunsbury, 0.0% 0.0% 1.3% 0.0% 0.0% 0.0% 0.0% 1.0% 0.0% 0.0% 0.0% 0.0% 7.3% 6.9% 0.0% 0.0% 0.0% 0.0% 1.1% 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Northampton Tesco Extra, Clannell Road, Northampton 0.0% 0.0% 4.9% 0.0% 0.9% 0.0% 15.6% 0.0% 2.1% 0.0% 5.8% 0.0% 43.1% 29.6% 0.0% 0.7% 2.9% 0.0% 23.6% 24.3% 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% 0.0% 0.0% 0.0% 0.0% 0.0% Waitrose, Newport Pagnell Road, Wootton, Northampton 0.0% 0.0% 1.3% 0.0% 8.5% 1.4% 1.8% 3.2% 1.1% 0.0% 1.3% 1.1% 2.8% 14.7% 0.0% 0.0% 0.0% 0.0% 6.8% 11.6% 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% 0.0% 0.0% 0.0% 0.0% 0.0%
Others - Zone 7 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.5% 0.0% 4.7% 0.0% 0.0% 0.0% 1.0% 0.0% 5.2% 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% 0.0% 0.0% 1.4% 0.0% 0.0%
Sub-total Zones 4, 5, 6 and 7 0.0% 0.0% 57.3% 41.1% 65.8% 16.5% 99.2% 99.0% 96.0% 98.7% 93.2% 95.3% 97.0% 100.0% 1.4% 3.2% 7.8% 3.5% 80.1% 75.0% 1.9% 0.0% 0.0% 2.8% 0.6% 0.0% 0.0% 8.5% 1.2% 0.0% 6.5% 0.0% 0.6% 0.8% 1.1% 1.4% 1.4% 0.0%
Other ##### ##### 46.7% 58.9% 34.2% 83.5% 0.8% 1.0% 4.0% 1.3% 6.8% 4.7% 3.0% 0.0% 98.6% 96.8% 92.2% 96.5% 19.9% 25.0% 98.1% ##### ##### 97.2% 99.4% ##### ##### 91.5% 98.8% ##### 93.5% ##### 99.4% 99.2% 98.9% 98.6% 98.6% #####
Notes: Market share levels taken from 2018 retail study. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 5a: CONVENIENCE GOODS STUDY AREA DERIVED TURNOVER, 2020
STORE / CENTREZONES TOTAL 12345678910 11 12 13 14 15 16171819 (£m) MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU
Zone 4 Aldi, Harlestone Road, Northampton £0.0 £0.0 £1.4 £0.2 £0.4 £0.0 £12.9 £3.9 £2.5 £0.0 £4.2 £1.3 £6.3 £2.6 £0.0 £0.0 £0.0 £0.0 £0.2 £0.1 £1.0 £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 £0.0 £0.0 £0.0 £0.0 £36.9 Co-op, Pond Farm Close, Main Road, Duston, £0.0 £0.0 £0.0 £0.9 £0.0 £0.0 £0.4 £1.2 £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 £0.0 £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 £0.0 £0.0 £0.0 £2.4 Northampton Iceland, Harlestone Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £4.7 £1.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £6.2 Lidl, Gambrel Road, Northampton £0.0 £0.0 £1.4 £0.3 £0.0 £0.0 £1.6 £0.5 £2.3 £0.0 £2.0 £0.0 £0.6 £0.5 £0.0 £0.7 £0.4 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £10.3 Marks & Spencer Simply Food, Sixfields Retail Park, £0.0 £0.0 £0.3 £0.8 £0.0 £0.0 £1.4 £0.9 £4.2 £0.0 £0.0 £0.4 £0.0 £0.5 £0.0 £0.0 £0.4 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.1 Bambrel Road, Nort Sainsbury's Superstore, Gambrel Road, Westgate £0.0 £0.0 £12.5 £1.8 £0.9 £0.0 £19.9 £3.6 £6.1 £0.6 £3.6 £0.0 £2.7 £1.0 £1.1 £0.0 £0.9 £0.0 £0.8 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £55.8 Industrial Estate, North Tesco Express, Bordeaux Close, Alsace Park, Duston, £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.4 £1.4 £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 £0.0 £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 £0.0 £0.0 £0.0 £2.0 Northampton Tesco Express, Limehurst Square, Off Cotswold £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £1.6 £0.0 £0.0 £0.0 £2.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £4.2 Avenue, Duston, Northam Others - Zone 4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2 £0.0 £0.0 £0.7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £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 £0.0 £6.2
Zone 5 Aldi, Kensington Close, Northampton £0.0 £0.0 £1.4 £0.4 £3.0 £0.3 £0.0 £0.0 £17.1 £2.7 £2.0 £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 £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 £0.0 £26.9 Aldi, Towcester Road, Northampton £0.0 £0.0 £0.7 £0.0 £0.0 £0.3 £1.8 £0.3 £1.3 £0.0 £4.1 £0.0 £3.7 £1.1 £0.0 £0.0 £0.0 £0.1 £1.4 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £14.7 Asda, Harborough Road, Kingsthorpe, Northampton £0.0 £0.0 £0.4 £0.0 £3.7 £0.2 £2.2 £0.3 £13.8 £9.7 £0.0 £0.3 £0.5 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £31.2 Asda, Thornton Road, Kingsthorpe, Northampton £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £4.0 £2.7 £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 £0.0 £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 £0.0 £7.0 Co-op, Barry Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.0 £1.2 £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 £0.0 £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 £0.0 £4.2 Co-op, Newnham Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 £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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £1.2 Co-op, Semilong Road, Semilong, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.9 £1.1 £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 £0.0 £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 £0.0 £3.0 Iceland, St Peters Way Shopping Centre, Northampton £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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 Lidl, Gaslight Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.7 £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 £0.2 £0.0 £0.0 £0.0 £3.2 Marks & Spencer Simply Food, Abington Street, £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.0 £0.3 £0.8 £0.8 £0.6 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.5 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.8 Northampton Morrisons, Victoria Parade, Northampton £0.0 £0.0 £0.7 £0.2 £0.0 £0.0 £6.0 £0.2 £12.5 £0.0 £1.0 £0.4 £5.0 £0.2 £0.0 £0.0 £0.0 £0.0 £2.4 £0.4 £0.0 £0.0 £0.0 £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 £0.0 £29.6 Sainsbury's Local, Wellingborough Road, Northampton £0.0 £0.0 £0.3 £0.0 £0.5 £0.0 £0.8 £0.0 £0.0 £0.0 £0.6 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.4 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £8.8
Sainsbury's Superstore, Princes Walk, Northampton £0.0 £0.0 £0.3 £0.0 £0.5 £0.0 £1.4 £0.0 £0.0 £0.0 £0.0 £0.8 £0.0 £0.6 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.9 Tesco Express, Portland Place, Wellingborough 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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.4 Northampton Tesco Esso Express, Wellingborough Road, Abington, £0.0 £0.0 £1.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.6 Northampton Waitrose, Kingsthorpe Centre, Harborough Road, £0.0 £0.0 £0.3 £0.5 £5.2 £0.2 £0.4 £0.3 £9.3 £9.2 £1.2 £0.3 £0.6 £0.3 £0.0 £0.0 £0.0 £0.0 £0.3 £0.1 £0.0 £0.0 £0.0 £0.5 £0.3 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £29.3 Northampton Local shops, Kingsley Park Terrace, Kingsley £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.6 £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 £0.0 £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 £0.0 £1.0 Local shops, Northampton Town Centre £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.9 £0.0 £1.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.0 Others - Zone 5 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £5.2 £0.0 £1.4 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.8
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton £0.0 £0.0 £0.0 £0.0 £0.9 £0.2 £1.5 £0.0 £3.3 £0.0 £15.4 £1.9 £5.6 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 £0.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £30.8
Co-op, Birchfield Road East, Northampton £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.0 £0.0 £0.0 £0.6 £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 £0.0 £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 £0.0 £1.4 Co-op, Field Mill Road, Bellinge, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.3 Lidl, Octagon Way, Weston Favell, Northampton £0.0 £0.0 £0.0 £0.0 £1.5 £0.0 £0.0 £0.8 £0.8 £0.0 £6.3 £0.6 £2.1 £0.0 £0.0 £0.0 £0.0 £0.0 £2.3 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £14.6 Morrisons, Kettering Road, Northampton £0.0 £0.0 £0.6 £0.2 £4.6 £0.9 £1.1 £0.0 £14.8 £2.5 £5.4 £2.4 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.8 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £36.7 Tesco Express, Coppice Drive, Spinney Hill, £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £1.6 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.2 Northampton Tesco Extra, Weston Favell Centre, Northampton £0.0 £0.0 £0.0 £0.6 £4.5 £0.0 £0.0 £0.3 £12.6 £0.0 £49.3 £7.4 £5.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.9 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £81.0 Local shops, Weston Favell District Centre £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 Others - Zone 6 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.8 £0.0 £4.1 £0.0 £0.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2
Zone 7 Asda, London Road, Far Cotton, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.3 £0.0 £0.0 £0.0 £0.9 £0.0 £0.6 £3.5 £0.0 £0.0 £0.0 £0.0 £0.2 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.6 Co-op, Rothersthorpe Road, Far Cotton, Northampton £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 £0.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3
Co-op, Wootton Fields Centre, Wootton Hope Drive, £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 £1.1 £0.0 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.5 Wootton Tesco Express, Butts Road, East Hunsbury, £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.0 £0.0 £6.2 £2.0 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.2 Northampton Tesco Extra, Clannell Road, Northampton £0.0 £0.0 £2.1 £0.0 £0.4 £0.0 £11.2 £0.0 £2.5 £0.0 £6.5 £0.0 £36.7 £8.4 £0.0 £0.2 £1.3 £0.0 £5.4 £1.8 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £76.7 Waitrose, Newport Pagnell Road, Wootton, Northampton £0.0 £0.0 £0.6 £0.0 £4.0 £0.2 £1.3 £0.8 £1.3 £0.0 £1.5 £0.4 £2.4 £4.2 £0.0 £0.0 £0.0 £0.0 £1.6 £0.9 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £19.0
Others - Zone 7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.2 £0.0 £1.3 £0.0 £0.0 £0.0 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.1 £0.0 £0.0 £5.2
Sub-total Zones 4, 5, 6 and 7 £0.0 £0.0 £24.8 £5.9 £30.9 £2.6 £71.2 £23.7 £114.0 £39.1 £104.9 £35.8 £82.6 £28.4 £1.1 £0.9 £3.6 £0.5 £18.3 £5.7 £1.7 £0.0 £0.0 £0.5 £0.3 £0.0 £0.0 £2.4 £0.3 £0.0 £7.0 £0.0 £0.6 £0.3 £0.2 £0.1 £1.0 £0.0 £608.6
Other £52.5 £17.5 £20.2 £8.5 £16.1 £13.0 £0.6 £0.2 £4.8 £0.5 £7.7 £1.8 £2.6 £0.0 £80.7 £26.4 £42.8 £14.9 £4.6 £1.9 £86.6 £29.5 £55.5 £18.0 £49.8 £16.8 £83.6 £25.4 £26.9 £9.1 £100.9 £35.9 £98.1 £32.7 £21.4 £7.1 £70.1 £23.8 £1,108.4
Notes: Study area derived turnover levels calculated by applying market shares in Table 4 to available convenience goods retail expenditure in Table 3. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 5b: CONVENIENCE GOODS STUDY AREA DERIVED TURNOVER, 2020 - SUMMARY
YEAR ZONE TOTAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 (£m)
Zone 4 Aldi, Harlestone Road, Northampton £0.0 £1.6 £0.4 £16.8 £2.5 £5.5 £8.9 £0.0 £0.0 £0.3 £1.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £36.9 Co-op, Pond Farm Close, Main Road, Duston, Northampton £0.0 £0.9 £0.0 £1.6 £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 £0.0 £0.0 £2.4 Iceland, Harlestone Road, Northampton £0.0 £0.0 £0.0 £5.9 £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 £0.0 £6.2 Lidl, Gambrel Road, Northampton £0.0 £1.6 £0.0 £2.1 £2.3 £2.0 £1.1 £0.7 £0.5 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £10.3 Marks & Spencer Simply Food, Sixfields Retail Park, Bambrel Road, Nort £0.0 £1.2 £0.0 £2.3 £4.2 £0.4 £0.5 £0.0 £0.5 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.1 Sainsbury's Superstore, Gambrel Road, Westgate Industrial Estate, North £0.0 £14.4 £0.9 £23.5 £6.7 £3.6 £3.7 £1.1 £0.9 £0.9 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £55.8 Tesco Express, Bordeaux Close, Alsace Park, Duston, Northampton £0.0 £0.2 £0.0 £1.7 £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 £0.0 £0.0 £2.0 Tesco Express, Limehurst Square, Off Cotswold Avenue, Duston, Northam £0.0 £0.0 £0.0 £1.9 £0.0 £2.3 £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 £4.2 Others - Zone 4 £0.0 £0.0 £0.0 £5.2 £0.0 £0.7 £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 £6.2
Zone 5 Aldi, Kensington Close, Northampton £0.0 £1.8 £3.3 £0.0 £19.8 £2.0 £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 £26.9 Aldi, Towcester Road, Northampton £0.0 £0.7 £0.3 £2.1 £1.3 £4.1 £4.8 £0.0 £0.1 £1.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £14.7 Asda, Harborough Road, Kingsthorpe, Northampton £0.0 £0.4 £3.9 £2.6 £23.5 £0.3 £0.5 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £31.2 Asda, Thornton Road, Kingsthorpe, Northampton £0.0 £0.3 £0.0 £0.0 £6.7 £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 £0.0 £7.0 Co-op, Barry Road, Northampton £0.0 £0.0 £0.0 £0.0 £4.2 £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 £0.0 £4.2 Co-op, Newnham Road, Northampton £0.0 £0.0 £0.2 £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 £0.0 £0.0 £1.2 Co-op, Semilong Road, Semilong, Northampton £0.0 £0.0 £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 £0.0 £0.0 £0.0 £3.0 Iceland, St Peters Way Shopping Centre, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 Lidl, Gaslight Road, Northampton £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £1.4 £0.0 £0.0 £0.3 £0.7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 £0.0 £3.2 Marks & Spencer Simply Food, Abington Street, Northampton £0.0 £0.0 £0.4 £0.3 £1.6 £0.9 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.8 Morrisons, Victoria Parade, Northampton £0.0 £0.9 £0.0 £6.2 £12.5 £1.4 £5.3 £0.0 £0.0 £2.8 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £29.6 Sainsbury's Local, Wellingborough Road, Northampton £0.0 £0.3 £0.5 £0.8 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.4 £0.3 £0.0 £0.0 £8.8 Sainsbury's Superstore, Princes Walk, Northampton £0.0 £0.3 £0.5 £1.4 £0.0 £0.8 £0.6 £0.0 £0.0 £0.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.9 Tesco Express, Portland Place, Wellingborough Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £0.4 Tesco Esso Express, Wellingborough Road, Abington, Northampton £0.0 £1.0 £0.0 £0.0 £0.0 £0.0 £0.7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.6 Waitrose, Kingsthorpe Centre, Harborough Road, Northampton £0.0 £0.8 £5.4 £0.8 £18.4 £1.6 £0.9 £0.0 £0.0 £0.3 £0.0 £0.5 £0.3 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £29.3 Local shops, Kingsley Park Terrace, Kingsley £0.0 £0.0 £0.0 £0.4 £0.6 £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 £0.0 £1.0 Local shops, Northampton Town Centre £0.0 £0.0 £0.0 £0.0 £0.9 £1.0 £0.0 £0.0 £0.0 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.0 Others - Zone 5 £0.0 £0.0 £0.0 £0.3 £5.2 £1.4 £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 £6.8
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton £0.0 £0.0 £1.2 £1.5 £3.3 £17.3 £5.6 £0.0 £0.0 £1.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £30.8 Co-op, Birchfield Road East, Northampton £0.0 £0.0 £0.4 £0.0 £0.6 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.4 Co-op, Field Mill Road, Bellinge, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £5.2 £0.0 £0.0 £0.0 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.3 Lidl, Octagon Way, Weston Favell, Northampton £0.0 £0.0 £1.5 £0.8 £0.8 £6.9 £2.1 £0.0 £0.0 £2.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £14.6 Morrisons, Kettering Road, Northampton £0.0 £0.7 £5.5 £1.1 £17.3 £7.8 £0.0 £0.0 £0.3 £1.0 £0.0 £0.0 £0.0 £2.4 £0.0 £0.0 £0.0 £0.0 £0.6 £36.7 Tesco Express, Coppice Drive, Spinney Hill, Northampton £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £1.6 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.2 Tesco Extra, Weston Favell Centre, Northampton £0.0 £0.6 £4.5 £0.3 £12.6 £56.7 £5.2 £0.0 £0.0 £1.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £81.0 Local shops, Weston Favell District Centre £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 £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 £0.7 Others - Zone 6 £0.0 £0.0 £0.0 £0.0 £0.8 £4.1 £0.3 £0.0 £0.0 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2
Zone 7 Asda, London Road, Far Cotton, Northampton £0.0 £0.0 £0.0 £1.3 £0.0 £0.9 £4.1 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.6 Co-op, Rothersthorpe Road, Far Cotton, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 Co-op, Wootton Fields Centre, Wootton Hope Drive, Wootton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.1 £0.0 £0.0 £0.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.5 Tesco Express, Butts Road, East Hunsbury, Northampton £0.0 £0.6 £0.0 £0.2 £0.0 £0.0 £8.2 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.2 Tesco Extra, Clannell Road, Northampton £0.0 £2.1 £0.4 £11.2 £2.5 £6.5 £45.1 £0.2 £1.3 £7.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £76.7 Waitrose, Newport Pagnell Road, Wootton, Northampton £0.0 £0.6 £4.2 £2.1 £1.3 £1.9 £6.6 £0.0 £0.0 £2.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £19.0 Others - Zone 7 £0.0 £0.0 £0.0 £0.0 £0.0 £3.2 £1.3 £0.0 £0.2 £0.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 £0.0 £5.2
Sub-total Zones 4, 5, 6 and 7 £0.0 £30.8 £33.5 £94.9 £153.1 £140.7 £111.0 £2.0 £4.2 £24.0 £1.7 £0.5 £0.3 £2.4 £0.3 £7.0 £0.9 £0.3 £1.0 £608.6
Other £70.1 £28.7 £29.1 £0.8 £5.3 £9.4 £2.6 £107.2 £57.7 £6.5 £116.0 £73.4 £66.6 £109.0 £36.0 £136.8 £130.8 £28.5 £93.9 £1,108.4
Notes: Turnover levels taken from Table 5a. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 5c: CONVENIENCE GOODS STUDY AREA MARKET SHARES - SUMMARY
YEAR ZONE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
Zone 4 Aldi, Harlestone Road, Northampton 0.0% 2.8% 0.6% 17.6% 1.6% 3.6% 7.8% 0.0% 0.0% 0.8% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Pond Farm Close, Main Road, Duston, Northampton 0.0% 1.5% 0.0% 1.7% 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% 0.0% 0.0% Iceland, Harlestone Road, Northampton 0.0% 0.0% 0.0% 6.1% 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% 0.0% Lidl, Gambrel Road, Northampton 0.0% 2.9% 0.0% 2.2% 1.4% 1.3% 1.0% 0.6% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Marks & Spencer Simply Food, Sixfields Retail Park, Bambrel Road, Nort 0.0% 2.0% 0.0% 2.4% 2.6% 0.3% 0.5% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Sainsbury's Superstore, Gambrel Road, Westgate Industrial Estate, North 0.0% 24.9% 1.4% 24.6% 4.2% 2.4% 3.3% 1.1% 1.4% 3.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Bordeaux Close, Alsace Park, Duston, Northampton 0.0% 0.4% 0.0% 1.8% 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% 0.0% 0.0% Tesco Express, Limehurst Square, Off Cotswold Avenue, Duston, Northam 0.0% 0.0% 0.0% 2.0% 0.0% 1.5% 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% Others - Zone 4 0.0% 0.0% 0.0% 5.5% 0.0% 0.4% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 5 Aldi, Kensington Close, Northampton 0.0% 3.1% 5.2% 0.0% 12.5% 1.3% 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% Aldi, Towcester Road, Northampton 0.0% 1.1% 0.5% 2.1% 0.8% 2.7% 4.2% 0.0% 0.2% 4.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Harborough Road, Kingsthorpe, Northampton 0.0% 0.8% 6.3% 2.7% 14.8% 0.2% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Thornton Road, Kingsthorpe, Northampton 0.0% 0.5% 0.0% 0.0% 4.3% 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% 0.0% Co-op, Barry Road, Northampton 0.0% 0.0% 0.0% 0.0% 2.7% 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% 0.0% Co-op, Newnham Road, Northampton 0.0% 0.0% 0.3% 0.0% 0.0% 0.7% 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% Co-op, Semilong Road, Semilong, Northampton 0.0% 0.0% 0.0% 0.0% 1.9% 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% 0.0% Iceland, St Peters Way Shopping Centre, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Gaslight Road, Northampton 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 1.2% 0.0% 0.0% 1.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 0.0% Marks & Spencer Simply Food, Abington Street, Northampton 0.0% 0.0% 0.6% 0.4% 1.0% 0.6% 0.0% 0.0% 0.0% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Morrisons, Victoria Parade, Northampton 0.0% 1.5% 0.0% 6.5% 7.9% 1.0% 4.6% 0.0% 0.0% 9.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% Sainsbury's Local, Wellingborough Road, Northampton 0.0% 0.5% 0.8% 0.8% 0.0% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 4.4% 0.2% 0.0% 0.0% Sainsbury's Superstore, Princes Walk, Northampton 0.0% 0.5% 0.8% 1.4% 0.0% 0.5% 0.5% 0.0% 0.0% 1.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Portland Place, Wellingborough Road, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% Tesco Esso Express, Wellingborough Road, Abington, Northampton 0.0% 1.7% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Waitrose, Kingsthorpe Centre, Harborough Road, Northampton 0.0% 1.3% 8.6% 0.8% 11.7% 1.0% 0.8% 0.0% 0.0% 1.1% 0.0% 0.7% 0.4% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% Local shops, Kingsley Park Terrace, Kingsley 0.0% 0.0% 0.0% 0.4% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Local shops, Northampton Town Centre 0.0% 0.0% 0.0% 0.0% 0.6% 0.7% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 5 0.0% 0.0% 0.0% 0.3% 3.3% 0.9% 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%
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton 0.0% 0.0% 1.9% 1.6% 2.1% 11.5% 4.9% 0.0% 0.0% 4.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 0.0% 0.0% Co-op, Birchfield Road East, Northampton 0.0% 0.0% 0.7% 0.0% 0.4% 0.2% 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% Co-op, Field Mill Road, Bellinge, Northampton 0.0% 0.0% 0.0% 0.0% 0.0% 3.5% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Octagon Way, Weston Favell, Northampton 0.0% 0.0% 2.4% 0.8% 0.5% 4.6% 1.9% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Morrisons, Kettering Road, Northampton 0.0% 1.3% 8.8% 1.2% 11.0% 5.2% 0.0% 0.0% 0.5% 3.2% 0.0% 0.0% 0.0% 2.1% 0.0% 0.0% 0.0% 0.0% 0.6% Tesco Express, Coppice Drive, Spinney Hill, Northampton 0.0% 0.0% 0.0% 0.0% 0.4% 0.0% 1.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Extra, Weston Favell Centre, Northampton 0.0% 1.0% 7.2% 0.4% 8.0% 37.8% 4.6% 0.0% 0.0% 3.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Local shops, Weston Favell District Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% 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% Others - Zone 6 0.0% 0.0% 0.0% 0.0% 0.5% 2.7% 0.3% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 7 Asda, London Road, Far Cotton, Northampton 0.0% 0.0% 0.0% 1.3% 0.0% 0.6% 3.6% 0.0% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Rothersthorpe Road, Far Cotton, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Wootton Fields Centre, Wootton Hope Drive, Wootton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.0% 0.0% 0.0% 1.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Butts Road, East Hunsbury, Northampton 0.0% 1.0% 0.0% 0.3% 0.0% 0.0% 7.2% 0.0% 0.0% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Extra, Clannell Road, Northampton 0.0% 3.7% 0.7% 11.7% 1.6% 4.3% 39.7% 0.2% 2.2% 23.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Waitrose, Newport Pagnell Road, Wootton, Northampton 0.0% 1.0% 6.7% 2.2% 0.8% 1.2% 5.8% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 7 0.0% 0.0% 0.0% 0.0% 0.0% 2.1% 1.2% 0.0% 0.2% 1.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 0.0%
Sub-total Zones 4, 5, 6 and 7 0.0% 53.3% 53.5% 99.1% 96.7% 93.7% 97.8% 1.9% 6.7% 78.8% 1.4% 0.7% 0.4% 2.1% 0.9% 4.9% 0.7% 1.2% 1.0%
Other 100.0% 49.7% 46.5% 0.9% 3.3% 6.3% 2.2% 98.2% 93.3% 21.2% 98.6% 99.3% 99.6% 97.9% 99.1% 95.1% 99.3% 98.8% 99.0%
Notes: market share levels calculated by applying turnover levels in Table 5b to available convenience goods expenditure per zone. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 5d: CONVENIENCE GOODS STUDY AREA DERIVED TURNOVER, 2025
STORE / CENTREZONES TOTAL 12345678910 11 12 13 14 15 16171819 (£m) MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU MF TU
Zone 4 Aldi, Harlestone Road, Northampton £0.0 £0.0 £1.4 £0.2 £0.4 £0.0 £13.0 £3.9 £2.5 £0.0 £4.2 £1.3 £6.4 £2.6 £0.0 £0.0 £0.0 £0.0 £0.2 £0.1 £0.9 £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 £0.0 £0.0 £0.0 £0.0 £37.1 Co-op, Pond Farm Close, Main Road, Duston, £0.0 £0.0 £0.0 £0.8 £0.0 £0.0 £0.4 £1.2 £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 £0.0 £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 £0.0 £0.0 £0.0 £2.4 Northampton Iceland, Harlestone Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £4.7 £1.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £6.2 Lidl, Gambrel Road, Northampton £0.0 £0.0 £1.3 £0.3 £0.0 £0.0 £1.7 £0.5 £2.3 £0.0 £2.0 £0.0 £0.6 £0.5 £0.0 £0.6 £0.4 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £10.3 Marks & Spencer Simply Food, Sixfields Retail Park, £0.0 £0.0 £0.3 £0.8 £0.0 £0.0 £1.4 £0.9 £4.2 £0.0 £0.0 £0.4 £0.0 £0.5 £0.0 £0.0 £0.4 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.1 Bambrel Road, Nort Sainsbury's Superstore, Gambrel Road, Westgate £0.0 £0.0 £12.2 £1.8 £0.9 £0.0 £20.1 £3.6 £6.1 £0.6 £3.6 £0.0 £2.8 £1.0 £1.1 £0.0 £0.9 £0.0 £0.8 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £55.6 Industrial Estate, North Tesco Express, Bordeaux Close, Alsace Park, Duston, £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.4 £1.4 £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 £0.0 £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 £0.0 £0.0 £0.0 £2.0 Northampton Tesco Express, Limehurst Square, Off Cotswold £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £1.6 £0.0 £0.0 £0.0 £2.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £4.2 Avenue, Duston, Northam Others - Zone 4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.3 £0.0 £0.0 £0.7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £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 £0.0 £6.2
Zone 5 Aldi, Kensington Close, Northampton £0.0 £0.0 £1.4 £0.4 £2.9 £0.3 £0.0 £0.0 £17.3 £2.8 £2.0 £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 £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 £0.0 £27.0 Aldi, Towcester Road, Northampton £0.0 £0.0 £0.6 £0.0 £0.0 £0.3 £1.8 £0.3 £1.3 £0.0 £4.1 £0.0 £3.8 £1.1 £0.0 £0.0 £0.0 £0.1 £1.4 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £14.8 Asda, Harborough Road, Kingsthorpe, Northampton £0.0 £0.0 £0.4 £0.0 £3.6 £0.2 £2.2 £0.3 £13.9 £9.8 £0.0 £0.3 £0.5 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £31.4 Asda, Thornton Road, Kingsthorpe, Northampton £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £4.1 £2.7 £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 £0.0 £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 £0.0 £7.1 Co-op, Barry Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.0 £1.2 £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 £0.0 £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 £0.0 £4.2 Co-op, Newnham Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 £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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £1.2 Co-op, Semilong Road, Semilong, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.9 £1.1 £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 £0.0 £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 £0.0 £3.0 Iceland, St Peters Way Shopping Centre, Northampton £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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 Lidl, Gaslight Road, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.7 £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 £0.2 £0.0 £0.0 £0.0 £3.2 Marks & Spencer Simply Food, Abington Street, £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.0 £0.3 £0.8 £0.8 £0.6 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.5 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.8 Northampton Morrisons, Victoria Parade, Northampton £0.0 £0.0 £0.7 £0.2 £0.0 £0.0 £6.0 £0.2 £12.6 £0.0 £1.0 £0.4 £5.1 £0.2 £0.0 £0.0 £0.0 £0.0 £2.3 £0.3 £0.0 £0.0 £0.0 £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 £0.0 £29.7 Sainsbury's Local, Wellingborough Road, Northampton £0.0 £0.0 £0.3 £0.0 £0.5 £0.0 £0.8 £0.0 £0.0 £0.0 £0.6 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.1 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £8.6
Sainsbury's Superstore, Princes Walk, Northampton £0.0 £0.0 £0.3 £0.0 £0.5 £0.0 £1.4 £0.0 £0.0 £0.0 £0.0 £0.8 £0.0 £0.6 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.9 Tesco Express, Portland Place, Wellingborough 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 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.4 Northampton Tesco Esso Express, Wellingborough Road, Abington, £0.0 £0.0 £0.9 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.6 Northampton Waitrose, Kingsthorpe Centre, Harborough Road, £0.0 £0.0 £0.3 £0.5 £5.0 £0.2 £0.4 £0.3 £9.4 £9.3 £1.3 £0.3 £0.6 £0.3 £0.0 £0.0 £0.0 £0.0 £0.2 £0.1 £0.0 £0.0 £0.0 £0.5 £0.3 £0.0 £0.0 £0.0 £0.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £29.3 Northampton Local shops, Kingsley Park Terrace, Kingsley £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.6 £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 £0.0 £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 £0.0 £1.0 Local shops, Northampton Town Centre £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.9 £0.0 £1.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.0 Others - Zone 5 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £5.2 £0.0 £1.4 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.9
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton £0.0 £0.0 £0.0 £0.0 £0.9 £0.2 £1.5 £0.0 £3.4 £0.0 £15.6 £1.9 £5.7 £0.0 £0.0 £0.0 £0.0 £0.0 £1.0 £0.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £0.0 £0.0 £0.0 £31.0
Co-op, Birchfield Road East, Northampton £0.0 £0.0 £0.0 £0.0 £0.4 £0.0 £0.0 £0.0 £0.0 £0.6 £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 £0.0 £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 £0.0 £1.4 Co-op, Field Mill Road, Bellinge, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.3 Lidl, Octagon Way, Weston Favell, Northampton £0.0 £0.0 £0.0 £0.0 £1.5 £0.0 £0.0 £0.8 £0.8 £0.0 £6.4 £0.6 £2.1 £0.0 £0.0 £0.0 £0.0 £0.0 £2.2 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £14.6 Morrisons, Kettering Road, Northampton £0.0 £0.0 £0.5 £0.2 £4.5 £0.9 £1.2 £0.0 £15.0 £2.5 £5.5 £2.4 £0.0 £0.0 £0.0 £0.0 £0.3 £0.0 £0.8 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.3 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £36.6 Tesco Express, Coppice Drive, Spinney Hill, £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.6 £0.0 £0.0 £1.6 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £2.2 Northampton Tesco Extra, Weston Favell Centre, Northampton £0.0 £0.0 £0.0 £0.6 £4.4 £0.0 £0.0 £0.3 £12.7 £0.0 £49.8 £7.5 £5.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.8 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £81.5 Local shops, Weston Favell District Centre £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.7 Others - Zone 6 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.8 £0.0 £4.1 £0.0 £0.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £5.2
Zone 7 Asda, London Road, Far Cotton, Northampton £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.3 £0.0 £0.0 £0.0 £0.9 £0.0 £0.6 £3.5 £0.0 £0.0 £0.0 £0.0 £0.2 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £6.6 Co-op, Rothersthorpe Road, Far Cotton, Northampton £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 £0.3 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3
Co-op, Wootton Fields Centre, Wootton Hope Drive, £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 £1.1 £0.0 £0.0 £0.0 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £1.5 Wootton Tesco Express, Butts Road, East Hunsbury, £0.0 £0.0 £0.5 £0.0 £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.0 £0.0 £6.3 £2.0 £0.0 £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £9.3 Northampton Tesco Extra, Clannell Road, Northampton £0.0 £0.0 £2.1 £0.0 £0.4 £0.0 £11.3 £0.0 £2.5 £0.0 £6.6 £0.0 £37.0 £8.5 £0.0 £0.2 £1.3 £0.0 £5.3 £1.8 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £77.0 Waitrose, Newport Pagnell Road, Wootton, Northampton £0.0 £0.0 £0.5 £0.0 £3.9 £0.2 £1.3 £0.8 £1.3 £0.0 £1.5 £0.4 £2.4 £4.2 £0.0 £0.0 £0.0 £0.0 £1.5 £0.9 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £18.9
Others - Zone 7 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.2 £0.0 £1.3 £0.0 £0.0 £0.0 £0.2 £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 £0.0 £0.0 £0.0 £0.0 £0.1 £0.0 £0.0 £5.2
Sub-total Zones 4, 5, 6 and 7 £0.0 £0.0 £24.2 £5.8 £30.1 £2.5 £71.8 £23.9 £115.1 £39.4 £105.9 £36.1 £83.4 £28.7 £1.1 £0.8 £3.5 £0.5 £17.9 £5.6 £1.6 £0.0 £0.0 £0.5 £0.3 £0.0 £0.0 £2.3 £0.3 £0.0 £6.8 £0.0 £0.6 £0.3 £0.2 £0.1 £1.0 £0.0 £610.4
Other £51.3 £17.1 £19.7 £8.3 £15.6 £12.7 £0.6 £0.2 £4.8 £0.5 £7.7 £1.8 £2.6 £0.0 £78.5 £25.7 £41.8 £14.5 £4.4 £1.9 £84.5 £28.8 £54.4 £17.6 £48.8 £16.5 £81.5 £24.8 £26.1 £8.8 £97.3 £34.7 £95.4 £31.8 £20.7 £6.9 £69.1 £23.4 £1,081.1
Notes: Study area derived turnover levels calculated by applying market shares in Table 4 to available convenience goods retail expenditure in Table 3. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 6: TRADE DRAW TO PROPOSED FOODSTORE, HARLESTONE ROAD, KETTERING
YEAR ZONE TOTAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
Total net sales area (sq m net) 1,410 Convenience goods sales area (sq m net) 1,128 Comparison goods sales area (sq m net) 282
Convenience goods sales density (£/sq m) £10,103 Comparison goods sales density (£/sq m) £5,905
Convenience goods turnover (£m) £11.4 Comparison goods turnover (£m) £1.7
Trade draw (%) 0% 21% 0% 64% 15% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 100% Trade draw (£m) £0.0 £2.4 £0.0 £7.3 £1.7 £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 £0.0 £11.4
Notes: Total net sales area figure taken from submitted planning application documents. Sales density information provided by GlobalData. Pattern of trade draw to proposed store based up a range of factors including location of the application site, existing shopping patterns and scale of proposed retail floorspace. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 7: PATTERN OF TRADE DRAW TO PROPOSED STORE - %
YEAR ZONE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19
Zone 4 Aldi, Harlestone Road, Northampton 0.0% 12.6% 6.8% 47.2% 8.7% 25.1% 44.2% 0.0% 0.0% 9.0% 24.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Pond Farm Close, Main Road, Duston, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Iceland, Harlestone Road, Northampton 0.0% 0.0% 0.0% 2.1% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Gambrel Road, Northampton 0.0% 12.9% 0.0% 5.9% 7.9% 9.3% 5.5% 16.7% 19.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Marks & Spencer Simply Food, Sixfields Retail Park, Bambrel Road, Nort 0.0% 2.3% 0.0% 1.6% 3.6% 0.5% 0.6% 0.0% 4.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Sainsbury's Superstore, Gambrel Road, Westgate Industrial Estate, North 0.0% 56.4% 8.0% 33.0% 11.6% 8.3% 9.4% 14.6% 16.1% 16.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Bordeaux Close, Alsace Park, Duston, Northampton 0.0% 0.2% 0.0% 0.5% 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% 0.0% 0.0% Tesco Express, Limehurst Square, Off Cotswold Avenue, Duston, Northam 0.0% 0.0% 0.0% 0.5% 0.0% 1.1% 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% Others - Zone 4 0.0% 0.0% 0.0% 0.4% 0.0% 0.1% 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%
Zone 5 Aldi, Kensington Close, Northampton 0.0% 3.5% 14.7% 0.0% 17.3% 2.3% 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% Aldi, Towcester Road, Northampton 0.0% 1.3% 1.4% 1.4% 1.1% 4.6% 6.0% 0.0% 1.1% 12.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Harborough Road, Kingsthorpe, Northampton 0.0% 0.9% 17.7% 1.8% 20.5% 0.4% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Asda, Thornton Road, Kingsthorpe, Northampton 0.0% 0.6% 0.0% 0.0% 5.9% 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% 0.0% Co-op, Barry Road, Northampton 0.0% 0.0% 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% 0.0% 0.0% 0.0% Co-op, Newnham Road, Northampton 0.0% 0.0% 0.1% 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% 0.0% 0.0% Co-op, Semilong Road, Semilong, Northampton 0.0% 0.0% 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% 0.0% 0.0% 0.0% Iceland, St Peters Way Shopping Centre, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Gaslight Road, Northampton 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.9% 0.0% 0.0% 1.4% 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 4.0% 0.0% Marks & Spencer Simply Food, Abington Street, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Morrisons, Victoria Parade, Northampton 0.0% 0.2% 0.0% 0.4% 1.1% 0.2% 0.7% 0.0% 0.0% 2.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% Sainsbury's Local, Wellingborough Road, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Sainsbury's Superstore, Princes Walk, Northampton 0.0% 0.1% 0.2% 0.1% 0.0% 0.1% 0.1% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Portland Place, Wellingborough Road, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Esso Express, Wellingborough Road, Abington, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Waitrose, Kingsthorpe Centre, Harborough Road, Northampton 0.0% 0.8% 12.1% 0.3% 8.0% 0.9% 0.5% 0.0% 0.0% 1.5% 0.0% 3.4% 2.2% 0.0% 4.3% 0.0% 0.0% 0.0% 0.0% Local shops, Kingsley Park Terrace, Kingsley 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Local shops, Northampton Town Centre 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 5 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton 0.0% 0.0% 2.6% 0.5% 1.5% 9.9% 3.5% 0.0% 0.0% 5.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.2% 0.0% 0.0% Co-op, Birchfield Road East, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Field Mill Road, Bellinge, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Lidl, Octagon Way, Weston Favell, Northampton 0.0% 0.0% 2.7% 0.2% 0.3% 3.2% 1.1% 0.0% 0.0% 8.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Morrisons, Kettering Road, Northampton 0.0% 0.6% 9.9% 0.3% 6.1% 3.6% 0.0% 0.0% 1.0% 3.5% 0.0% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 0.0% 2.4% Tesco Express, Coppice Drive, Spinney Hill, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Extra, Weston Favell Centre, Northampton 0.0% 0.5% 8.1% 0.1% 4.4% 26.0% 2.6% 0.0% 0.0% 3.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Local shops, Weston Favell District Centre 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 6 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zone 7 Asda, London Road, Far Cotton, Northampton 0.0% 0.0% 0.0% 0.1% 0.0% 0.1% 0.5% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Rothersthorpe Road, Far Cotton, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Co-op, Wootton Fields Centre, Wootton Hope Drive, Wootton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Express, Butts Road, East Hunsbury, Northampton 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Tesco Extra, Clannell Road, Northampton 0.0% 1.7% 0.8% 3.1% 0.9% 3.0% 22.5% 0.5% 4.9% 26.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Waitrose, Newport Pagnell Road, Wootton, Northampton 0.0% 0.1% 1.9% 0.1% 0.1% 0.2% 0.8% 0.0% 0.0% 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Others - Zone 7 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% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Sub-total Zones 4, 5, 6 and 7
Other 100.0% 5.6% 13.1% 0.1% 0.5% 1.1% 0.3% 68.2% 52.5% 5.8% 73.3% 96.6% 97.8% 92.0% 95.7% 99.5% 97.8% 96.0% 97.6%
Notes: Pattern of % trade diversion based upon location and function of proposed store and also location and function of competiting stores. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 8: PATTERN OF TRADE DRAW TO PROPOSED STORE - £m
YEAR ZONE TOTAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 (£m)
Zone 4 Aldi, Harlestone Road, Northampton £0.0 £0.3 £0.0 £3.4 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £3.9 Co-op, Pond Farm Close, Main Road, Duston, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Iceland, Harlestone Road, Northampton £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 Lidl, Gambrel Road, Northampton £0.0 £0.3 £0.0 £0.4 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.9 Marks & Spencer Simply Food, Sixfields Retail Park, Bambrel Road, Nort £0.0 £0.1 £0.0 £0.1 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 Sainsbury's Superstore, Gambrel Road, Westgate Industrial Estate, North £0.0 £1.3 £0.0 £2.4 £0.2 £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 £0.0 £4.0 Tesco Express, Bordeaux Close, Alsace Park, Duston, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Express, Limehurst Square, Off Cotswold Avenue, Duston, Northam £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Others - Zone 4 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0
Zone 5 Aldi, Kensington Close, Northampton £0.0 £0.1 £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 £0.0 £0.0 £0.0 £0.4 Aldi, Towcester Road, Northampton £0.0 £0.0 £0.0 £0.1 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 Asda, Harborough Road, Kingsthorpe, Northampton £0.0 £0.0 £0.0 £0.1 £0.4 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.5 Asda, Thornton Road, Kingsthorpe, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 Co-op, Barry Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Co-op, Newnham Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Co-op, Semilong Road, Semilong, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Iceland, St Peters Way Shopping Centre, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Lidl, Gaslight Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Marks & Spencer Simply Food, Abington Street, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Morrisons, Victoria Parade, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 Sainsbury's Local, Wellingborough Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Sainsbury's Superstore, Princes Walk, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Express, Portland Place, Wellingborough Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Esso Express, Wellingborough Road, Abington, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Waitrose, Kingsthorpe Centre, Harborough Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.2 Local shops, Kingsley Park Terrace, Kingsley £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Local shops, Northampton Town Centre £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Others - Zone 5 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 Co-op, Birchfield Road East, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Co-op, Field Mill Road, Bellinge, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Lidl, Octagon Way, Weston Favell, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Morrisons, Kettering Road, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 Tesco Express, Coppice Drive, Spinney Hill, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Extra, Weston Favell Centre, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1 Local shops, Weston Favell District Centre £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Others - Zone 6 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0
Zone 7 Asda, London Road, Far Cotton, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Co-op, Rothersthorpe Road, Far Cotton, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Co-op, Wootton Fields Centre, Wootton Hope Drive, Wootton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Express, Butts Road, East Hunsbury, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Tesco Extra, Clannell Road, Northampton £0.0 £0.0 £0.0 £0.2 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.3 Waitrose, Newport Pagnell Road, Wootton, Northampton £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 Others - Zone 7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0
Sub-total Zones 4, 5, 6 and 7 £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0
Other £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 £0.0 £0.0 £0.0 £0.0 £0.0 £0.0 £0.1
Notes: Pattern of £m trade diversion calculated by applying % trade diversion levels to trade draw forecasts, by zone. LIDL PROPOSED FOODSTORE, HARLESTONE ROAD, NORTHAMPTON
TABLE 9: FORECAST CONVENIENCE GOODS IMPACT OF PROPOSED STORE
YEAR PRE-IMPACT DIVERSION TO RESIDUAL IMPACT TURNOVER, 2025 (£m) PROPOSED STORE (£m) TURNOVER (£m) (%)
Zone 4 Aldi, Harlestone Road, Northampton £37.1 £3.9 £33.2 -10.5% Co-op, Pond Farm Close, Main Road, Duston, Northampton £2.4 £0.0 £2.4 0.0% Iceland, Harlestone Road, Northampton £6.2 £0.2 £6.1 -2.4% Lidl, Gambrel Road, Northampton £10.3 £0.9 £9.4 -8.5% Marks & Spencer Simply Food, Sixfields Retail Park, Bambrel Road, Nort £9.1 £0.2 £8.9 -2.6% Sainsbury's Superstore, Gambrel Road, Westgate Industrial Estate, North £55.6 £4.0 £51.7 -7.1% Tesco Express, Bordeaux Close, Alsace Park, Duston, Northampton £2.0 £0.0 £1.9 -2.0% Tesco Express, Limehurst Square, Off Cotswold Avenue, Duston, Northam £4.2 £0.0 £4.2 -0.9% Others - Zone 4 £6.2 £0.0 £6.2 -0.4%
Zone 5 Aldi, Kensington Close, Northampton £27.0 £0.4 £26.6 -1.4% Aldi, Towcester Road, Northampton £14.8 £0.2 £14.6 -1.1% Asda, Harborough Road, Kingsthorpe, Northampton £31.4 £0.5 £30.9 -1.6% Asda, Thornton Road, Kingsthorpe, Northampton £7.1 £0.1 £7.0 -1.6% Co-op, Barry Road, Northampton £4.2 £0.0 £4.2 -0.1% Co-op, Newnham Road, Northampton £1.2 £0.0 £1.2 0.0% Co-op, Semilong Road, Semilong, Northampton £3.0 £0.0 £3.0 -0.1% Iceland, St Peters Way Shopping Centre, Northampton £1.0 £0.0 £1.0 0.0% Lidl, Gaslight Road, Northampton £3.2 £0.0 £3.2 -0.5% Marks & Spencer Simply Food, Abington Street, Northampton £3.8 £0.0 £3.8 0.0% Morrisons, Victoria Parade, Northampton £29.7 £0.1 £29.7 -0.2% Sainsbury's Local, Wellingborough Road, Northampton £8.6 £0.0 £8.6 0.0% Sainsbury's Superstore, Princes Walk, Northampton £3.9 £0.0 £3.9 -0.2% Tesco Express, Portland Place, Wellingborough Road, Northampton £0.4 £0.0 £0.4 0.0% Tesco Esso Express, Wellingborough Road, Abington, Northampton £1.6 £0.0 £1.6 0.0% Waitrose, Kingsthorpe Centre, Harborough Road, Northampton £29.3 £0.2 £29.2 -0.6% Local shops, Kingsley Park Terrace, Kingsley £1.0 £0.0 £1.0 0.0% Local shops, Northampton Town Centre £2.0 £0.0 £2.0 0.0% Others - Zone 5 £6.9 £0.0 £6.9 0.0%
Zone 6 Aldi, Wellingborough Road, Weston Favell, Northampton £31.0 £0.1 £30.9 -0.2% Co-op, Birchfield Road East, Northampton £1.4 £0.0 £1.4 0.0% Co-op, Field Mill Road, Bellinge, Northampton £5.3 £0.0 £5.3 0.0% Lidl, Octagon Way, Weston Favell, Northampton £14.6 £0.0 £14.6 -0.1% Morrisons, Kettering Road, Northampton £36.6 £0.1 £36.5 -0.4% Tesco Express, Coppice Drive, Spinney Hill, Northampton £2.2 £0.0 £2.2 0.0% Tesco Extra, Weston Favell Centre, Northampton £81.5 £0.1 £81.5 -0.1% Local shops, Weston Favell District Centre £0.7 £0.0 £0.7 0.0% Others - Zone 6 £5.2 £0.0 £5.2 0.0%
Zone 7 Asda, London Road, Far Cotton, Northampton £6.6 £0.0 £6.6 -0.1% Co-op, Rothersthorpe Road, Far Cotton, Northampton £0.3 £0.0 £0.3 0.0% Co-op, Wootton Fields Centre, Wootton Hope Drive, Wootton £1.5 £0.0 £1.5 0.0% Tesco Express, Butts Road, East Hunsbury, Northampton £9.3 £0.0 £9.3 0.0% Tesco Extra, Clannell Road, Northampton £77.0 £0.3 £76.7 -0.4% Waitrose, Newport Pagnell Road, Wootton, Northampton £18.9 £0.0 £18.9 -0.1% Others - Zone 7 £5.2 £0.0 £5.2 0.0%
Other £0.1
Notes: Trade diversion taken from Table 3. 225 pre-impact turnover levels taken from Table 5d.
Appeal Decision Hearing held on 5 November 2013 Site visit made on 5 November 2013 by Martin Whitehead LLB BSc(Hons) CEng MICE an Inspector appointed by the Secretary of State for Communities and Local Government
Decision date: 27 November 2013
Appeal Ref: APP/H0520/A/13/2198872 Land south of Fern Court, Stukeley Road, Huntingdon, Cambridgeshire PE29 6HG • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a failure to give notice within the prescribed period of a decision on an application for part full and part outline planning permission. • The appeal is made by Lidl UK GmbH against Huntingdonshire District Council. • The application Ref 1200633OUT, is dated 6 June 2012. • The development proposed is a hydrid application comprising full planning permission for the demolition of existing buildings and erection of a Lidl foodstore with associated parking, servicing and construction of both access points; and outline application for the erection of 14 apartments (for social rent) which will be developed as Phase 2 of the construction works.
Decision
1. The appeal is allowed and planning permission is granted for a hydrid application comprising full planning permission for the demolition of existing buildings and erection of a Lidl foodstore with associated parking, servicing and construction of both access points; and outline application for the erection of 14 apartments (for social rent) which will be developed as Phase 2 of the construction works on land south of Fern Court, Stukeley Road, Huntingdon, Cambridgeshire PE29 6HG in accordance with the terms of the application, Ref 1200633OUT, dated 6 June 2012, subject to the conditions in the attached schedule.
Preliminary Matters
2. The part of the application for the erection of 14 apartments was submitted in outline form with all matters of detail, except access, reserved for later consideration.
3. Following the submission of this appeal, the Council’s Development Management Panel (DMP) resolved on 17 June 2013 that it would have refused planning permission for the following reason: ‘ The applicant has failed to provide an adequate and robust sequential assessment and as such has failed to demonstrate that the proposal could not be located within Huntingdon Town Centre. The scheme benefits do not add sufficient weight to outweigh this conflict. The development is therefore contrary to the National Planning Policy Framework, Core Strategy Policies CS1 and CS8, Policy S2 of the Local Plan and draft Policies LP1 and LP8 of the Draft Huntingdonshire Local Plan to 2036: Stage 3’.
www.planningportal.gov.uk/planninginspectorate Appeal Decision APP/H0520/A/13/2198872
4. Following the close of the hearing, the appellant has submitted a certified copy of a Section 106 unilateral undertaking to secure the provision of affordable housing. It consists of 4 documents that are identical except for the signatures, which represent the different parties. An e-mail from the appellant’s legal adviser, dated 4 November 2013, suggests that this does not affect the enforceability. I have been given no reason to doubt that the planning obligation in the submitted documents would be enforceable, particularly as the Council has confirmed that it is content with the wording. I am satisfied that it meets the tests in Community Infrastructure Levy Regulation 122, as it is necessary to make the development accord with that applied for. I have therefore taken account of the affordable housing provision in my determination of this appeal.
Main Issue
5. The main issue is the effect of the proposal on the vitality and viability of Huntingdon Town Centre, with particular regard to the sequential test given in the National Planning Policy Framework (Framework).
Reasons
6. The appeal site consists of a triangular shaped area of land that is about 0.77 hectares in size. It includes 3 bungalows, 2 semi-detached houses, a single storey retail unit, which I understand was used by a florist, and a garage. The appellant has suggested that parts of the site were formerly occupied by a nursery. It fronts onto the B1044 Stukeley Road, which is one of the main routes from the north west into Huntingdon Town Centre.
7. The appeal proposal would include a Lidl foodstore together with 78 car parking spaces and residential development consisting of 14 units that would be for affordable housing, to be secured by a S106 unilateral undertaking. The proposed foodstore and associated car parking would be designed to meet the requirements of the Lidl business model.
8. The Council has referred to policies in its Draft Huntingdonshire Local Plan to 2036: Stage 3. However, this document is at a relatively early stage in its progress towards adoption. As such, I have attached limited weight to these emerging policies but I have used the Town Centre Designations Map in Appendix C to provide an indication of the Primary Shopping Area (PSA), as the Council has suggested at the hearing that there is no adopted map that shows this area. The appellant has not contested the use of this map to define the PSA.
9. The Framework, in paragraph 24, requires new development that is a main town centre use to be located in town centres, then edge of centre locations and, only if suitable sites are not available, out of centre sites should be considered. This is to ensure the vitality of town centres. Paragraph 27 of the Framework states that, if this sequential test is not satisfied, an application for a development for a town centre use should be refused. The sequential test is further explained in Part 6 of the government’s Practice Guidance on Need, Impact and The Sequential Approach (Practice Guide).
10. The appellant has not disputed that the Lidl foodstore would represent a main town centre use and that the appeal site would not be at a town centre or edge of centre location. At the hearing, the Council indicated that it would consider
www.planningportal.gov.uk/planninginspectorate 2 Appeal Decision APP/H0520/A/13/2198872
it to be acceptable for Lidl to move onto the site, subject to the required bus provision, if no suitable town centre or edge of centre sites would be available. The report to the Council’s DMP indicates that the Council considers the existing Waitrose Store at St Benedict’s Court to be a suitable town centre site and that, in making its decision that it would have refused planning permission, it has not considered any other sites as being suitable and available.
11. The Practice Guide requires those promoting development to demonstrate why other sequentially preferable sites are not appropriate in terms of their availability, suitability and viability. The appellant has argued that the existing Waitrose site is not appropriate in terms of its availability and suitability for the proposed Lidl foodstore.
12. In looking at the availability, I have noted that Waitrose are currently operating its foodstore at the St Benedict’s Court site. The Council has suggested in its DMP report that Waitrose are one of the intended occupiers of the Chequers Court redevelopment. This redevelopment has been granted planning permission and demolition has commenced on the site. However, I understand that its construction is dependent upon the completion of a multi-storey car park which would enable part of the existing ground level car park to be used for the redevelopment. The Council has indicated that this redevelopment is sequentially dependent upon Sainsburys vacating its existing store, allowing it to be sub-divided under planning permission granted in April 2012, and moving to a new development to the west of the existing site, for which planning permission has been granted in May 2013.
13. The Council has informed me that Manormaker are the owners of the Chequers Court development and Churchmanor Estates are a joint venture partner of this company, and they have provided an indication of the expected timescales for this redevelopment. This anticipates the development to be available in Spring 2015. I have been provided with very little substantive evidence, such as a programme, to support this date. Taking account of the significant number of pre-commencement planning conditions that still need to be discharged and the possible linkages with other new development, I find that there is a high degree of uncertainty about the date of availability of the Chequers Court development.
14. Whilst the existing Waitrose store could be vacated within the next 3 years, there is very limited evidence to show that this would be the case, particularly as there is nothing before me from Waitrose to confirm that they are intending to relocate to the Chequers Court development. The Council has referred to paragraph 6.39 of the Practice Guide to support its stance that a 3 to 5 year period to assess availability would be appropriate. However, the Practice Guide also suggests that this will depend upon local circumstances, and paragraph 6.37 of the document defines availability as being whether the sites are available now or are likely to become available for development within a reasonable period of time. It further suggests that this should be determined, having regard to the urgency of the need.
15. With respect to the urgency of the need, the Lidl foodstore would be what is described as a ‘Limited Assortment Discount’ (LAD) foodstore, and planning conditions would ensure that its use would meet this definition. The Council has not contested the appellant’s claim that the need for an LAD foodstore in Huntingdon has been identified for about 8 years, including in the retail reports
www.planningportal.gov.uk/planninginspectorate 3 Appeal Decision APP/H0520/A/13/2198872
and studies by Roger Tym & Partners in March 2010 and Deloitte in 2013. As such, I find that an urgent need for such a foodstore has been demonstrated. Therefore, it is unreasonable to delay the provision of the Lidl foodstore in Huntingdon for what could be an uncertain period of time to wait for the Waitrose store to become available. In his respect, I do not consider the Waitrose store to be available for the appeal development.
16. I have considered the representations received on 18 July 2013 on behalf of Manormaker and Churchmanor Estates which suggest that, in the event that Waitrose do not relocate, the Chequers Court scheme would itself represent a sequentially preferable site to the appeal site. This indicates to me further uncertainty about the availability of the Waitrose site. All the previous reports and correspondence have suggested that the Chequers Court development has been designed with Waitrose as the main occupier, and the appellant has indicated at the hearing that its enquiries about this development have not been answered. Also, the Council confirmed at the hearing that, if Waitrose did occupy part of the Chequers Court redevelopment, Lidl would not be able to be accommodated in that development. Therefore, I have not taken this site as being available for the appeal development.
17. Turning to the suitability of the existing Waitrose store for use as a LAD foodstore, Lidl has referred to its requirements in its business model. It has suggested that it is critical to its working arrangement that the store is rectangular with wide enough aisles to be able to control the sales floor, move palettes and keep costs to a minimum. Also, it has indicated that it is not able to function without surface level car parking. It has supported this by reference to its approximately 600 stores, most of which it has suggested conform to its business model requirements. It has indicated that those stores that do not conform do not operate efficiently and the majority are in the process of being extended or replaced with larger stores.
18. The Council has referred to examples of Lidl stores that it considers do not conform to the stated requirements of the business mode. However, I have been given very limited details of these stores to make any direct comparisons with the Waitrose store. The appellant has explained that the Waitrose store does not provide the required surface level car parking or allow a rectangular shaped store of a suitable size and has columns that are too close together to enable the required aisle widths to satisfy the Lidl business model. At my site inspection I observed that it has 2 lifts to roof top car parking, but these are a limited size, and that there are a significant number of columns within the store that would restrict its layout.
19. In this respect, I have noted that the Practice Guide expects an operator to be flexible about its chosen business model. However, in the absence of sufficient expert evidence to demonstrate that the requirements of Lidl’s business model are not essential to ensure that its stores are viable, I find that the Waitrose store would be unsuitable for use by Lidl as a LAD foodstore, particularly as there appears to me to be limited scope or space to make significant changes to the layout or size of the building.
20. With regard to the relative location of the appeal site, I noticed that it is about a 10 minute walk from the edge of the Huntingdon Town Centre PSA. Whilst it is separated from the PSA by the ring road, the new Sainsburys store would
www.planningportal.gov.uk/planninginspectorate 4 Appeal Decision APP/H0520/A/13/2198872
also be located outside the ring road, albeit within the Town Centre Boundary shown on the Town Centre Designations Map in the Draft Local Plan.
21. At my site visit, I observed that there are bus stops near to the site that provide access to regular services into Huntingdon Town Centre. Although Cambridgeshire County Council, as the Highway Authority, has requested contributions to be made towards improvements to the bus stops to the south of the site, I am satisfied that any necessary improvements would be secured by a planning condition. Also, planning conditions would secure a Travel Plan and improvements for access by bicycles. As such, in the absence of a suitable and available site that is within or on the edge of Huntingdon Town Centre, I find that the appeal site would be an acceptable location for the proposed Lidl foodstore, having regard to its accessibility by car, foot, cycle and public transport.
22. In considering the objections to the proposal, I am satisfied that the concerns about highway safety and traffic congestion would be adequately addressed by suitable planning conditions. The Council has not raised these matters as a reason why it would have refused planning permission and the Highway Authority has not objected, subject to securing a number of measures. Furthermore, the Framework indicates in paragraph 32 that development should only be prevented or refused on transport grounds where its residual cumulative impacts are severe. I have no evidence to show that the appeal proposal would result in a severe impact on highway safety or traffic congestion.
23. The appellant has referred to the following benefits of the proposed development, which the Council has accepted. It would help to deliver 14 much needed affordable homes, by way of a S106 unilateral undertaking, even though it is not a requirement for this scale of residential development to provide affordable housing. It would employ the equivalent of 20 full time employees, which would represent a significant increase in employment from that which would be lost due to the development. It would also result in visual improvements to the site and surrounding area. These matters all contribute towards the proposal being a sustainable development in accordance with the Framework.
24. I have considered the Council’s objectives to improve Huntingdon Town Centre, which includes as one of its top priorities the improvements of retail facilities of Chequers Court. In this respect, an LAD foodstore, such as the one proposed, has been identified as being urgently needed in Huntingdon. As I have found that there are no suitable or available sites for the proposed foodstore within or on the edge of Huntingdon Town Centre, the appeal site offers the most sustainable location for it that is available within Huntingdon.
25. The proposal would result in a new foodstore that would increase employment and bring economic benefits to the area. I accept that the relative location of the appeal site would make it unlikely to directly contribute to the vitality and viability of Huntingdon Town Centre, including to the Chequers Court development. However, as it would represent a specialist discount foodstore, I find that there is insufficient evidence to show that it would cause any significant harm to this vitality and viability, particularly as it would not compete directly with the retail premises and would be complementary to the activities within the Town Centre.
www.planningportal.gov.uk/planninginspectorate 5 Appeal Decision APP/H0520/A/13/2198872
26. For the reasons given above, I have found that the proposal would not have an unacceptable harmful effect on the vitality and viability of Huntingdon Town Centre and would accord with the sequential test given in the Framework. As such, it would accord with Huntingdonshire Local Plan 1995 Policy S2, in terms of its accessibility; and Huntingdonshire District Council Core Strategy 2009 Policy CS1, with regard to representing sustainable development; and Policy CS8 in terms of its effect on the vitality and viability of Huntingdonshire’s town centres. It would also represent sustainable development in accordance with the Framework. Therefore, having regard to all matters raised, I conclude that the appeal should succeed.
Conditions
27. I have considered the conditions suggested by the Council should the appeal be allowed, including the standard time for commencement of development for Phase 1 and the submission of reserved matters details and the standard timescales for Phase 2. A condition to ensure compliance with the plans, including the phasing, is necessary for the avoidance of doubt and in the interests of proper planning.
28. Based on the past use of the site and information provided in reports, conditions regarding the investigation and remediation of contamination of the site are necessary for health and safety reasons. A condition to ensure the implementation of flood risk management measures is necessary to reduce the risks from flooding. A condition enabling archaeological work on the site is necessary for heritage interests, based on the history of the area. Conditions regarding the protection of trees, materials and landscaping are necessary to protect the character and appearance of the surrounding area. A condition regarding the provision of fire hydrants is necessary in the interests of safety. A condition to control the use of the store to ensure that it would be used for an LAD is necessary to ensure that it would comply with the terms of the application and to protect the vitality and viability of Huntingdon Town Centre.
29. Conditions to ensure the provision of cycle parking for both phases of the development, improvements to cycling and walking facilities and bus stops and the provision of a Travel Plan are necessary to ensure that the development would be sustainable in providing for alternative forms of transport to the private motor car. A condition regarding the provision of car parking for disabled users is necessary to provide equal access for all and to comply with guidance. Conditions regarding car parking and manoeuvring space, including the drainage, for both phases of development, and loading and unloading space and the provision and closure of vehicular accesses, including off site highway and access works, are necessary in the interests of highway safety and convenience.
30. A condition to control the hours of deliveries to and from the store is necessary to protect the living conditions of local residents. A condition to control the scale of the apartment building is necessary to protect the character and appearance of the area. Conditions regarding landscaping measures to screen the amenity area of the apartments and to provide noise mitigation measures are necessary in the interests of the living conditions of the future residents.
31. A condition regarding energy efficiency/sustainability measures is necessary in the interests of sustainable development. I am satisfied that all these conditions are reasonable and necessary. I have combined some of the
www.planningportal.gov.uk/planninginspectorate 6 Appeal Decision APP/H0520/A/13/2198872
suggested conditions and worded them to reflect the advice in Circular 11/95: The Use of Conditions in Planning Permissions .
M J WhiteWhiteheadhead
INSPECTOR
www.planningportal.gov.uk/planninginspectorate 7 Appeal Decision APP/H0520/A/13/2198872
APPEARANCES
FOR THE APPELLANT:
Nick Hardy BA(Hons) DipTP Director, GVA MRTPI Miles Drew BA(Hons) MPlan Planner, GVA MRTPI Robert Beaumont Property Director, Appellant Company
FOR THE LOCAL PLANNING AUTHORITY:
Andy Brand BSc(Hons) MA Team Leader, Development Management, Huntingdonshire District Council Paul Mumford Planning Officer, Huntingdonshire District Council
INTERESTED PERSONS:
Beryl Stewart Local Resident O J Day Local Resident
DOCUMENTS SUBMITTED AFTER OPENING THE HEARING
1 Signed Section 106 unilateral undertaking, submitted by the appellant. 2 Letter from Huntingdonshire District Council, dated 10 October 2013, regarding the discharge of planning conditions for new foodstore and filling station on land between St Johns Street and George Street, submitted by the appellant. 3 Statement of Beryl Stewart, submitted by Beryl Stewart. 4 Planning Consultation Response from Cambridgeshire County Council Highways Development Control, dated 14/9/12, submitted by the Council after the close of the hearing. 5 Letter, dated 5 November 2012 from Cambridgeshire County Council, submitted by the Council after the close of the hearing. 6 Signed Section 106 unilateral undertaking, submitted by the appellant after the close of the hearing. 7 Certified Section 106 unilateral undertaking, submitted by the appellant after the close of the hearing. 8 E-mail, dated 25 November 2013, from Huntingdonshire District Council regarding the Section 106 unilateral undertaking, submitted by the Council after the close of the hearing.
PLAN SUBMITTED AT THE HEARING
A Copy of 1:13,500 Scale plan of Huntingdon, submitted by the Council.
www.planningportal.gov.uk/planninginspectorate 8 Appeal Decision APP/H0520/A/13/2198872
SCHEDULE OF CONDITIONS 1) The development hereby permitted shall be carried out in accordance with the following approved plans, other than those details to be approved under reserved matters: 1:1250 Location Plan and Drawing Nos 952/25 Rev Y, 952/27 Rev D, 952/28 Rev F, 952/29 Rev B and 952/30 Rev A and, unless otherwise agreed in writing by the local planning authority, the development shall be implemented and undertaken in accordance with the phasing details on approved plans Drawing Nos 952/32 Rev C and 952/33 Rev C. 2) No development shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site has been submitted to and approved in writing by the local planning authority: (a) A preliminary risk assessment which has identified all previous uses; potential contaminants associated with those uses; a conceptual model of the site indicating sources, pathways and receptors; and potentially unacceptable risks arising from contamination at the site. (b) A site investigation scheme, based on (a) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. (c) The results of the site investigation and the detailed risk assessment referred to in (b) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. (d) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (c) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. The scheme shall be implemented as approved. 3) No part of the development hereby permitted shall be occupied until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation has been submitted to and approved in writing by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (‘long-term monitoring and maintenance plan’) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved. 4) If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until written approval has been obtained from the local planning authority of a remediation strategy detailing how this contamination shall be dealt with. The remediation strategy shall be implemented as approved. 5) No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which
www.planningportal.gov.uk/planninginspectorate 9 Appeal Decision APP/H0520/A/13/2198872
may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details. 6) The development hereby permitted shall include the implementation of flood risk management measures in accordance with Section 6.0 of the site specific flood risk assessment by Richard Jackson, dated January 2012. 7) No development shall take place until the implementation of a programme (including timetable) of archaeological work has been secured in accordance with a written scheme of investigation that has been submitted to and approved in writing by the local planning authority. 8) No development or other operations shall commence on site until the existing trees and/or hedgerows to be retained have been protected in accordance with details that have been submitted to and approved in writing by the local planning authority. The erection of fencing for the protection of any retained tree or hedge shall be carried out before any equipment, machinery, or materials are brought on to the site for the purposes of development or other operations. The fencing shall be retained intact for the full duration of the development until all equipment, materials and surplus materials have been removed from the site. If the fencing is damaged all operations shall cease until it is repaired in accordance with the approved details. Nothing shall be stored or placed in any fenced area in accordance with this condition and the ground levels within those areas shall not be altered nor shall any excavations be made without the written approval of the local planning authority. 9) The Phase 1 development hereby permitted shall begin not later than three years from the date of this decision. 10) The Phase 1 development shall not take place until details of the materials to be used in the construction of the external surfaces of the building hereby permitted in that Phase of the development have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 11) The Phase 1 development shall not take place until the hard and soft landscape details for the area of public realm to the west of the store along Stukeley Road and those areas within the store car park (including the fence to the north-western boundary of the site) have been submitted to and approved in writing by the local planning authority. The landscaping shall be implemented in accordance with the approved details and the hard landscaping shall be provided prior to the opening of the store and the soft landscaping shall be provided during the first planting season after the first use of the store. The fence to the north-western boundary of the site shall be retained thereafter. Should any of the landscaping trees, shrubs or plants be removed, damaged or die within 5 years of being planted then they shall be replaced with others of similar age and species unless otherwise agreed in writing by the local planning authority. 12) The Phase 1 development shall not take place until details of the type and location of fire hydrants have been submitted to and approved in writing by the local planning authority. The fire hydrants shall be installed in accordance with the approved details and made available for use prior to the first use of the store.
www.planningportal.gov.uk/planninginspectorate 10 Appeal Decision APP/H0520/A/13/2198872
13) The building permitted under the Phase 1 development shall be used only for A1 retail use and for no other purpose (including any other purpose in Class A1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 or in any provision equivalent to that Class revoking or enacting that Order). No more than 20% of the permitted retail floor area shall be used for the sale of comparison goods; the number of lines that shall be for sale in the store at any one time shall be limited to a maximum of 1,800; and the store shall not include any post office, pharmacy, butchers or bakery, other than the heating of pre-prepared products. For the purposes of this condition, comparison goods are items not obtained on a frequent basis, including clothing, footwear, household and recreational goods. 14) Notwithstanding the details shown on the approved plans, cycle parking shall be provided prior to the first use of the store hereby permitted in accordance with details that shall have been submitted to and approved in writing by the local planning authority. The cycle parking shall be retained for these purposes thereafter. 15) Notwithstanding the details shown on the approved plans, car parking for disabled users shall be provided prior to the first use of the store hereby permitted in accordance with details that shall have been submitted to and approved in writing by the local planning authority. The parking spaces shall be retained for car parking for disabled users thereafter. 16) Prior to the first occupation of the store hereby permitted, space for vehicles to park, wait and turn and for servicing, loading and unloading shall be laid out, demarcated, levelled, surfaced and drained in accordance with details that shall have been submitted to and approved in writing by the local planning authority. The space shall be retained for these purposes thereafter. 17) The existing accesses to the site shall be permanently and effectively closed and the footway shall be reinstated in accordance with a scheme to be submitted to and approved in writing by the local planning authority within 28 days of the commencement of the first use of either of the new accesses hereby permitted. The new accesses shall be laid out and constructed with drainage measures to prevent surface water run-off onto the adjacent public highway in accordance with a scheme that shall have been submitted to and approved in writing by the local planning authority. 18) The Phase 1 development shall not commence until a detailed engineering scheme for the off site highway and access works in accordance with Drawing No SCP/10038/001 in Appendix 6 of the Transport Assessment by SCP Transport Planning, dated October 2012, have been submitted to and approved in writing by the local planning authority. The store hereby permitted shall not be occupied until the works have been constructed in accordance with the approved details. 19) The store hereby permitted shall not be occupied until a footway/cycleway of minimum width 2.5 metres has been laid out and constructed along the length of the site frontage to Stukeley Road and extended to link with the existing footway network to the north and south and the 2 bus stops on Stukeley Road immediately to the south of the site have been improved in accordance with a detailed engineering scheme that shall have been submitted to and approved in writing by local planning authority.
www.planningportal.gov.uk/planninginspectorate 11 Appeal Decision APP/H0520/A/13/2198872
20) Prior to the first use of the store hereby permitted, a detailed Travel Plan shall be submitted to and approved in writing by the local planning authority. The Travel Plan, which shall include measures to promote the use of public transport, cycles and pedestrian trips for staff and customers, shall be implemented in accordance with the approved details. 21) No deliveries shall be taken at or despatched from the store hereby permitted outside 0700 hours to 2300 hours on any day. 22) Details of the appearance, landscaping, layout, and scale, (hereinafter called ‘the reserved matters’) of the Phase 2 development shall be submitted to and approved in writing by the local planning authority before any of the Phase 2 development begins and the Phase 2 development shall be carried out as approved. 23) Application for approval of the reserved matters shall be made to the local planning authority not later than three years from the date of this permission. 24) The Phase 2 development hereby permitted shall begin not later than two years from the date of approval of the last of the reserved matters to be approved. 25) The Phase 2 building hereby permitted shall not exceed the limits of the height, width and length shown on Drawing No 952/30 Rev A. 26) The landscaping details submitted pursuant to condition 22 shall include details of measures to screen the service yard of the store hereby permitted from the amenity area of the apartments hereby permitted. 27) Prior to the commencement of the Phase 2 development, noise mitigation measures for the residential development (in terms of glazing, acoustic ventilation and sound reduction within the roof) shall be submitted to and approved in writing by the local planning authority. The approved measures shall be provided prior to the first occupation of any apartment and retained thereafter. 28) Prior to the first occupation of any apartment hereby permitted, parking and turning areas shall be provided for the Phase 2 development in accordance with details that shall have been submitted to and approved in writing by the local planning authority and shall thereafter be retained for these purposes. 29) Prior to the commencement of the Phase 2 development, details of the site drainage for that Phase of the development (including within the car park) shall be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. 30) Prior to the commencement of the Phase 2 development, details of energy efficiency/sustainability measures shall be submitted to and approved in writing by the local planning authority. The approved measures shall be incorporated within the development and shall be available for use prior to the first occupation of any apartment hereby permitted. 31) Prior to the commencement of the Phase 2 development, details of cycle storage for that Phase of the development shall be submitted to and approved in writing by the local planning authority. The approved cycle storage areas shall be provided prior to the first occupation of any apartment hereby permitted and thereafter retained for these purposes.
www.planningportal.gov.uk/planninginspectorate 12
10/26/2020 Northampton Forward Towns Fund Consultation
New Sustainable Residential Development, Abington Street – Phase 1
Redevelopment of the site of the disused M&S department store.
• This new residential development in the Town Centre will consist of a mix of 1 and 2 bedroom apartments, with ground floor co-working and leisure spaces for use by residents and the local community.
https://survey.websurveycreator.com/s/nbcnf2 1/2 10/26/2020 Northampton Forward Towns Fund Consultation
• The development will be designed and built to high quality standards with accessible green spaces at its core.
This project would aim to deliver the following:
• New quality housing • Increase the number of visitors to the Town Centre • Make use of a large disused retail store • Create a residential community in heart of the Town
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10/26/2020 Northampton Forward Towns Fund Consultation
New Sustainable Residential Development, Abington Street – Phase 2
Redevelopment of the former BHS and Wood Street buildings. • This project would build on the design principles established during the first phase of the mixed-use development on the M&S site.
• The new residential development will consist of a mix of 1and 2 bedroom apartments and ground floor co-working and leisure spaces for use by residents and the local community.
• The development will be designed and built to high quality standards with accessible green spaces at its core.
• In addition, an improved pedestrian link would be created to the Greyfriars development from Abington St.
https://survey.websurveycreator.com/s/nbcnf12 1/2 10/26/2020 Northampton Forward Towns Fund Consultation
This project would aim to deliver the following:
• New quality housing • Increase the number of visitors to the Town Centre • Make use of a large disused retail store • Create a residential community in heart of the Town
Previous Next
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10/26/2020 Horizon House | Current projects | Northampton Borough Council
Current projects
Horizon House
Horizon House sits on the site of a former large gas holder in the centre of Northampton.
The building and site offer a fantastic development opportunity in a desirable location close to the town centre. We are working towards bringing this site back into use as a new of ce space development.
The site was previously owned by National Grid and formed part of an old gas works that at one time covered a wider area.
The existing Horizon House building will be renovated and extended to create a 25,000sqft of ce space and the remainder of the site will offer landscaping and parking.
We are also looking at further potential options for the remainder of the site for additional of ce space to ensure the site is used to its full potential
Northampton Borough Council © 2020
https://www.northampton.gov.uk/info/592/regeneration/2490/current-projects/4 1/1
12th November 2020
Dear Chloe,
Barn Way, Lodge Farm, Northampton
Further to your instructions, I am pleased to set out my opinion and reasoning regarding the suitability of the current buildings on the site at the above for open market lettings.
I am Chartered Surveyor with over 30 years’ agency experience in the Northampton Commercial Market.
The Site/Location
The site being developed comprises circa 0.9732 hectares (c.2.4 acres) of land adjacent to the A428 Harlestone Road . This is a is a busy arterial road bringing traffic into and out of Northampton. There has been substantial housing development immediately to the north of Lodge Farm in the last 2 years.
The Property
The buildings on site being developed total 5195m2 (c.56,000 sq ft) ground floor plus first floor office space over facing Harlestone Road.
The built GF area of c.56,000 Sq.Ft. represents a site coverage of circa 50% of the site, but in practice, much of the non-built site is landscaping, roadside bank etc and only c.1800 sq yards functions as a level yard for car parking, vehicle loading etc.
The building itself is c.50 years old and nearing the end of its useful life. Conversion is not considered a viable option.
Whilst the eaves height of the building is c.6m and has historically been used for storage and distribution of products and materials, the site has only functioned for the last 10 years in conjunction with other sites operated by the freeholder. A1, B1, B2 and B8 functions ceased several years ago and the site, both inside and out, has been used solely for car parking.
Condition
Before an occupational letting could take place the building would need he following works:
Roof replacement to c2/3rds of the area Single glazed windows would need replacing with modern double glazing 3 of 5 roller shutter doors would need replacing Substantial areas of the car park would require resurfacing The office accommodation would require re-fitting Heating and lighting throughout would require replacing
Chartered Surveyors & Commercial Property Consultants24 Bridge Street, Northampton, NN1 1NT Tel: (01604) 604050 Directors: Stephen Chown MRICS & Simon Chown B.Sc. (Hons) Company Number: 04896836 Registered Office: As Above Regulated by RICS
As per the above, the current condition of the building would preclude any open market letting. Even if these works were undertaken, which would be wholely uneconomic, I would expect the EPC to reflect the lack of insulation within the structure and I would anticipate the rating will still be poor making the building unattractive to a tenant due to the relatively high cost of occupation.
As the property is owner-occupied, it has not been let on the open market and therefore does not have an EPC.
The use of the property as car storage reflects the only use that the property can be put to with such poor roofing and lighting.
We believe that the neglected condition and unfavourable configuration has also been reflected in the District Valuer’s rating assessment at only £28.00 Per M2 i.e.£2.60 psf for the entire site – including the former Harveys Showroom and the offices.
This is well below level we would expect to see. For example, a comparable at 37 Tenter Road is listed as £35 per M2 for the industrial area and £42 for the office element.
See link to: VOA Rating Assessment
Current Demand and Requirements for Harlestone Road, Northampton
Lodge Farm Industrial Estate has offered Industrial occupiers accommodation on the northern fringe of Northampton for many years but Moulton Park and Brackmills have always been considered preferred locations.
Northampton’s “ring road” is missing it’s north-west segment and Lodge Farm’s access is compromised as a result. HGV access is via the non-dualed Harlestone Road into Northampton and Sandy Lane leading out to the M1 or through sections of the town itself.
Access to the recognised business centre of Moulton Park, which is sited less than 2 miles to the east, is significantly better with dual carriageway access to and from the M1. As a result it offers and continues to develop a mix of industrial and office properties.
We would consider the subject site to be distinct from the rest of Lodge Farm Industrial Estate given its wide main road frontage and mix of surrounding uses, including retail at Best Buys Cash & Carry next door and Supercrafts at Pan Freight depot immediately north of Lodge Farm. The previous use of part of the property for furniture retail by Harvey’s Furniture is noted also.
The subject site offers frontage and access to a main arterial which has particular value to retail occupiers. However, the condition and configuration means that the current buildings would not meet the requirements of that market.
Configuration
Should a non retail occupier consider the subject property we believe that the current configuration would not attract a quality user.
Chartered Surveyors & Commercial Property Consultants24 Bridge Street, Northampton, NN1 1NT Tel: (01604) 604050 Directors: Stephen Chown MRICS & Simon Chown B.Sc. (Hons) Company Number: 04896836 Registered Office: As Above Regulated by RICS
To meet a modern requirement specification a 50-60,000 sq ft industrial building will typically include the following:
5% offices with raised floors and suspended ceilings, LED lighting and air conditioning Multiple loading doors and at least two dock-level loading bays Sufficient turning for HGV’s – ideally with separate in/out to and from the site. An EPC to reflect the occupier’s CSR
In my experience, looking at current requirements I am instructed on, the building would not be shortlisted for consideration because of both its location and configuration.
Conclusions
The site itself fronts a busy road. Therefore, this would be of interest to specialist roadside operators such as retail users who would not occupy the traditional business location of Moulton Park or Brackmills 6 miles to the south.
However, the current layout and condition of the existing buildings are not suitable for such retail occupiers. They would need new purpose-built properties meeting modern trading standards with clear visibility from Harlestone Road.
The existing buildings are tired and configured in a ratio that the market does not readily recognise.
The condition and low energy efficiency would mean that open market lettings would be uneconomic after the level of works required to bring the accommodation up to the standard the market would expect. Any likely tenants would have their requiremets met at a recognised business park e.g. Moulton Park or Brackmills.
Please do not hesitate to get in touch should you require any further information
Kind regards
Stephen Chown MRICS Director Chown Commercial Ltd Regulated by RICS Tel: 07739 808009
Chartered Surveyors & Commercial Property Consultants24 Bridge Street, Northampton, NN1 1NT Tel: (01604) 604050 Directors: Stephen Chown MRICS & Simon Chown B.Sc. (Hons) Company Number: 04896836 Registered Office: As Above Regulated by RICS
Contact Details
Enquiries Miles Drew 0121 609 8847 [email protected]
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