Town Centre Capacity Assessment for Stafford Borough 2019 Main Report
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Town Centre Capacity Assessment for Stafford Borough 2019 Main Report On behalf of Stafford Borough Council Project Ref: 46336/001 | Rev: - | Date: December 2019 Registered Office: Buckingham Court Kingsmead Business Park, London Road, High Wycombe, Buckinghamshire, HP11 1JU Office Address: 61 Oxford Street, Manchester, M1 6EQ T: +44 (0)161 245 8900 E: [email protected] Draft Report Town Centre Capacity Assessment for Stafford Borough 2019 Document Control Sheet Project Name: Town Centre Capacity Assessment for Stafford Borough 2019 Project Ref: 46336/001 Report Title: Main Report Date: December 2019 Name Position Signature Date Prepared by: Tom Smith Principal Planner TS December 2019 Reviewed by: Bernard Greep Director BG December 2019 Approved by: Bernard Greep Director BG December 2019 For and on behalf of Peter Brett Associates LLP This report has been prepared by Peter Brett Associates LLP (‘PBA’) on behalf of its client to whom this report is addressed (‘Client’) in connection with the project described in this report and takes into account the Client's particular instructions and requirements. This report was prepared in accordance with the professional services appointment under which PBA was appointed by its Client. This report is not intended for and should not be relied on by any third party (i.e. parties other than the Client). PBA accepts no duty or responsibility (including in negligence) to any party other than the Client and disclaims all liability of any nature whatsoever to any such party in respect of this report. © Peter Brett Associates LLP 2019 J:\46000 to 46999\46336 Stafford Main Town Centre ii Uses Study\4501 Planning\Reps-Tech Notes\Final Report\Final Draft Report TCCA for Stafford Borough Contents 1 INTRODUCTION ........................................................................................................................... 1 1.1 Purpose of the Study ..................................................................................................... 1 1.2 Structure of the Report .................................................................................................. 1 2 POLICY CONTEXT ....................................................................................................................... 3 2.1 National Planning Policy Framework ............................................................................. 3 2.2 Local Planning Policy .................................................................................................... 5 2.3 Policy Response ............................................................................................................ 6 2.4 Implications for Stafford Borough ................................................................................ 10 3 CURRENT PROVISION AND TRENDS ..................................................................................... 11 3.1 Market Trends ............................................................................................................. 11 3.2 Centres in Stafford Borough and the Surrounding Area ............................................. 15 4 CENTRE HEALTH CHECK ASSESSMENTS ............................................................................ 19 4.1 Introduction .................................................................................................................. 19 Stafford Town Centre ............................................................................................................... 19 4.2 Performance of Stone Town Centre ............................................................................ 24 4.3 Performance of Eccleshall Local Centre ..................................................................... 27 4.4 Stakeholder Engagement ............................................................................................ 29 5 CURRENT RETAIL AND LEISURE EXPENDITURE PATTERNS ............................................ 32 5.1 Introduction .................................................................................................................. 32 5.2 Household Survey Methodology ................................................................................. 32 5.4 Composite Patterns of Spend on Comparison Goods ................................................ 33 5.5 Current Patterns of Spending on Convenience Goods ............................................... 37 5.6 Current Patterns of Spending on Leisure Services and Cultural Activities ................. 41 6 ASSESSMENT OF RETAIL NEEDS .......................................................................................... 45 6.1 Introduction .................................................................................................................. 45 6.2 Quantitative Assessment ............................................................................................. 45 6.3 Qualitative Assessment ............................................................................................... 51 7 ASSESSMENT OF NEEDS FOR LEISURE AND OTHER MAIN TOWN CENTRE USES ....... 52 7.1 Introduction .................................................................................................................. 52 7.2 Leisure Uses ................................................................................................................ 52 7.3 Other Main Town Centre Uses .................................................................................... 55 7.4 Conclusions ................................................................................................................. 57 8 CONCLUSIONS AND RECOMMENDATIONS .......................................................................... 58 8.1 Introduction .................................................................................................................. 58 8.2 The Performance of Stafford Borough’s Town and Local Centres ............................. 58 8.3 Retail Needs over the Study Period ............................................................................ 59 8.4 Need for Leisure and Other Main Town Centre Uses over the Study Period ............. 60 8.5 Meeting Needs and Other Recommendations ............................................................ 60 8.6 Town and Local Centre Boundaries ............................................................................ 62 8.7 Local Impact Floorspace Threshold ............................................................................ 62 8.8 Monitoring & Review.................................................................................................... 63 J:\46000 to 46999\46336 Stafford Main Town Centre iii Uses Study\4501 Planning\Reps-Tech Notes\Final Report\Final Draft Report TCCA for Stafford Borough Figures Figure 3.1 All Food Retailers Year-on-Year Growth ............................................................................. 13 Figure 3.2 New forms of Leisure Development ..................................................................................... 14 Figure 3.3 Study Area Zones ................................................................................................................ 16 Tables Table 2.1 Stafford Borough Retail Hierarchy ........................................................................................... 6 Table 3.1 Venuescore UK Shopping Index and UK Rank ..................................................................... 16 Table 4.1 Diversity of Uses Table for Stafford Town Centre ................................................................. 20 Table 4.2 Diversity of Uses Table for Stone Town Centre .................................................................... 25 Table 4.3 Diversity of Uses Table for Eccleshall Service Centre .......................................................... 28 Table 5.1 Postcode Sectors by Survey Zone ........................................................................................ 32 Table 5.2 Broad Destinations for Comparison Goods Expenditure ...................................................... 34 Table 5.3 Comparison Goods Expenditure Retained Within the Study Area ........................................ 34 Table 5.4 Main Destinations for Comparison Goods Expenditure Leakage ......................................... 35 Table 5.5 Comparison Goods Centres / Retail Parks of Dominant and Subsidiary Influence .............. 37 Table 5.6 Broad Destinations for Convenience Goods Expenditure ..................................................... 38 Table 5.7 Main Destinations for Convenience Goods Expenditure Retained within the Study Area .... 39 Table 5.8 Main Destinations for Convenience Goods Expenditure Leakage ........................................ 39 Table 5.9 Localised Convenience Goods Retention Rates ................................................................... 40 Table 5.10 Dominant Convenience Goods Stores, and Stores with Subsidiary Influence ................... 40 Table 5.11 Most Popular Destinations for Expenditure on Leisure Services and Culture .................... 42 Table 6.1 Summary of ONS-Based Population Growth ........................................................................ 45 Table 6.2 Convenience Expenditure Growth Summary ........................................................................ 46 Table 6.3 Comparison Expenditure Growth Summary .......................................................................... 46 Table 6.4 Summary of Expenditure Retention in Stafford