Stoke-on-Trent City Council and Newcastle-under-Lyme Borough Council

Joint Local Plan Issues Consultation

City, Town and Other Centres Technical Paper

Contents

1.0 What we are required to do: ...... 4 National Planning Policy ...... 4

2.0 Our approach in the Past: ...... 4 Local Planning Policy ...... 4 Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy 2009 to 2026...... 4 Figure 1 - Retail Hierarchy – Core Spatial Strategy 2009 ...... Error! Bookmark not defined. Figure 2 - Stoke-on-Trent – Location of Centres ...... 6 Figure 3 - Newcastle-under-Lyme – Location of Centres ...... 7

3.0 Other Strategies: ...... 9 Local and sub-regional plans, policies and programmes ...... 9

4.0 Past Trends: ...... 12 Completions Data ...... 12 Stoke-on-Trent Retail Completions ...... 12 Table 1 – Stoke-on-Trent Retail Completions 2004-15 ...... 12 Newcastle-under-Lyme Retail Completions ...... 12 Table 2 – Newcastle-under-Lyme Retail Completions 2004-15 ...... 12 Stoke-on-Trent Office Completions ...... 13 Table 3 – Stoke-on-Trent Office Completions ...... Error! Bookmark not defined. Newcastle-under-Lyme Office Completions ...... 13 Table 4 – Newcastle-under-Lyme Office Completions ...... 13 Stoke-on-Trent Leisure Completions...... 14 Table 5 Stoke-on-Trent Leisure Completions ...... 14 Stoke-on-Trent & Newcastle-under-Lyme - Retail Commitments (gross figures) ...... 14 Table 6 Total Retail (A1 Commitments) ...... 15 Table 7 Breakdown of Retail Commitments within Centres ...... 15 Table 8 - Total Office Commitments in Stoke-on Trent ...... 15 Table 7 – Leisure Commitments ...... 16 Vacancy rates (units) ...... 16 Newcastle-under-Lyme Vacancy Rates ...... 16 Table 8 – Newcastle-under-Lyme Vacancy Information ...... 16 Stoke-on-Trent Vacancy Information...... 17 Table 9 – Stoke-on-Trent Vacancy Information ...... 17 Graph 4 – Stoke-on-Trent Vacancy Information ...... 17

5.0 What we are doing now: ...... 18

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Evidence Base: ...... 18 Stoke-on-Trent City Council ...... 18 Table 10 - Summary of Convenience Goods Capacity by Zone ...... 19 Table 11- Summary of Comparison Goods Capacity by Zone (with & without planning consent) ...... 20 Newcastle-under-Lyme ...... 20 Table 12- Newcastle-under-Lyme Capacity Information ...... 21

6.0 City, Town and Local Centres Strengths and Weaknesses ...... 22 Table 13 – General Retail Industry - Strengths & Weaknesses ...... 22 The City Centre of Stoke on Trent ...... 22 Table 14 – The City of Stoke-on-Trent Strengths & Weaknesses ...... 23 Newcastle Town Centre ...... 23 Table 15 – Newcastle Town Centre - Strengths & Weaknesses ...... 24 Longton Town Centre ...... 24 Table 16 – Longton Town Centre - Strengths & Weaknesses ...... 24 Tunstall Town Centre ...... 25 Table 17 – Tunstall Town Centre - Strengths & Weaknesses ...... 25 Stoke Town Centre ...... 26 Table 18 – Stoke Town Strengths & Weaknesses ...... 26 Kidsgrove Town Centre ...... 26 Table 19 – Kidsgrove Town Centre - Strengths & Weaknesses ...... 26 Burslem Town Centre ...... 27 Table 20 – Burslem Town Centre - Strengths & Weaknesses ...... 27 Fenton Town Centre ...... 27 Table 21 – Fenton Town Centre - Strengths & Weaknesses ...... 27 Meir Town Centre ...... 28 Table 22 – Meir Town Centre - Strengths & Weaknesses ...... 28

7.0 Appendix ...... 29 Appendix A – list of Neighbourhood and Local Centres in Stoke-on-Trent ... 29 Appendix B – list of Centres in Newcastle-under-Lyme ...... 30

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1.0 What we are required to do:

National Planning Policy

1.1 The National Planning Policy Framework (NPPF) requires local authorities to ensure the vitality of town centres and develop policies that are positive and promote competitive town centre environments. As part of the Local Plan process we need to set out a strategy which supports the management and growth of centres over the plan period and therefore as part of developing an overall strategy, local planning authorities should:

 Recognise town centres as the heart of their communities and pursue policies to support the viability and vitality;  Define a network and hierarchy of centres that is resilient to future economic changes  Define the extent of town centres and primary shopping areas, based on a clear definition of primary and secondary frontages in designated centres, and set policies that make clear which uses will be permitted in such locations;  Promote competitive town centres that provide customer choice and a diverse retail offer and which reflect the individuality of town centres;  Retain and enhance existing markets and, where appropriate, reintroduce or create new ones, ensuring that markets remain attractive and competitive;  Allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community and residential development needed in town centres;  Allocate appropriate edge of centre sites for main town centre uses that are well connected to the town centre where suitable and viable town centre sites are not available. If sufficient edge of centre sites cannot be identified, set policies for meeting the identified needs in other accessible locations that are well connected to the town centre;  Set policies for the consideration of proposals for main town centre uses which cannot be accommodated in or adjacent to town centres;  Recognise that residential development can play an important role in ensuring the vitality of centres and set out policies to encourage residential development on appropriate sites; and  Where town centres are in decline, local planning authorities should plan positively for their future to encourage economic activity

1.2 The NPPF defines ‘main town centre uses’ as including retail, leisure, entertainment, offices, arts, culture and tourism development. Specific types of leisure and cultural uses referred to include cinemas, restaurants, bars and pubs, nightclubs, casinos, health and fitness centres, theatres, museums, hotel and conferencing facilities.

2.0 Our approach in the Past:

Local Planning Policy

Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy 2009 to 2026.

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2.1 There are a number of strategic aims and policies within the adopted Core Spatial Strategy (2009) that relate to the City, Towns and Local Centres.

 Strategic Aim 7 (SA7) – To enhance the City Centre of Stoke-on-Trent’s role as a sub-regional commercial centre; to help Newcastle Town Centre to continue to thrive as a strategic centre, both within a network of accessible and complementary, vital, vibrant and distinctive North Staffordshire town Centres.

 Strategic Aim 11 (SA11) - To focus development within the communities of Loggerheads, Madeley and Audley Parish to support their function as rural service centres which meet the needs of people locally.

2.2 The Core Spatial Strategy identified the hierarchy of the network of centres as a key element to ensure that an appropriate balance of development will continue towards enhancing the vitality and viability of all centres. The hierarchy as set out in the Core Spatial Strategy is as follows:

Figure 1 - Retail Hierarchy – Core Spatial Strategy 2009

Strategic Centres

City of Stoke-on-Trent & Newcastle- under-Lyme

Significant Urban Centres

(Longton, Tunstall, Stoke, Burslem, Fenton, Meir, Kidsgrove, Wolstanton, Chesterton, Silverdale)

Local Urban Centres

Appendix 5 (Core Spatial Strategy) (See Appendix A of

this document)

Rural Service Centres

Madeley, Loggerheads, Audley Parish

Villages

(Betley, Mow Cop, Keele, Madeley Heath, Baldwins Gate, Ashley, Whitmore)

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2.3 The maps below identify the location of the centres in both Stoke-on-Trent and Newcastle-under-Lyme.

Figure 2 - Stoke-on-Trent – Location of Centres

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Figure 3 - Newcastle-under-Lyme – Location of Centres

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2.4 The policies in the Core Spatial Strategy relevant to the city, towns and local centres include:

2.5 Policies SP1 & SP2 which seek to direct retail and office development towards the City Centre and Newcastle Town Centre. The diversification and modernisation of centres for new business investment, particularly in terms of retailing, education, leisure, entertainment, culture, office development and residential development that is appropriate to the scale and nature to their respective position and role within the retail hierarchy.

2.6 Policy ASP1 (City Centre of Stoke-on-Trent Area Spatial Policy) Sets out that over the plan period (2006 – 2026) mixed use proposals will provide for 80,000 sqm of additional gross comparison retail floorspace to 2021 and a further 40,000 sqm to 2026 plus 85,000 sqm of additional gross office floorspace within or on the edge of the core City Centre. The City Centre is identified as the largest retail destination in North Staffordshire and South Cheshire and therefore the centre has a primary role at a sub-regional level in attracting large scale shopping development. Policy ASP1 therefore seeks to promote a broad spectrum of uses, attractions and facilities, encompassing commercial development, shopping, leisure and cultural attractions to ensure that the City centre retains the focus for city centre uses with new floorspace providing a complementary rather than competing role and recognising the individuality of other centres set out in the retail hierarchy.

2.7 Policy ASP2 – Identifies the area spatial policies for the Inner Urban Core. The policy sets out transformation of the Inner Urban Core and the regeneration priorities. Burslem is identified as providing opportunities for a wide range of new uses and the importance of improving the town’s image by enhancing conservation standards, public realm and design. Provision has been made for a sustainable mixed use scheme for approximately 2000sqm of additional retail floorspace. Stoke is also included and the policy seeks to enhance the quality of the centre, whilst not competing with the City Centre. In order to increase the attractiveness in the centre, the policy makes provision for at least 4000 sqm of retail floorspace.

Policy ASP 3 (Stoke-on-Trent Outer Urban Area Spatial Policy) The policy sets out the area spatial policy for strategic centres in the Outer Urban Core. This includes Longton, the third largest retail destination in North Staffordshire and principally serves the Southern part of the city, Tunstall and its role to serve the local catchment in the northern part of the city, Fenton offering a limited retail provision to serve a localised catchment however providing a sport and leisure focus for the city and Meir, which provides the eastern gateway to the City.

2.8 Policy ASP 4 (Newcastle Town Centre Area Spatial Policy) The policy sets out that over the plan period 25,000sqm of additional gross comparison retail floorspace to 2021 and a further 10,000sqm to 2026. In addition 60,000sqm of additional gross office floorspace within, or on the edge of the town centre, to accommodate new employment of a type in keeping with the role of the Town

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Centre. The unique historic market town character and ambience will be enhanced to improve the attractiveness and viability of the Open Market, Town Centres public realm and open spaces.

2.9 The Policies in the Core Spatial Strategy were informed by the now revoked Regional Spatial Strategy and Savills Retail and Leisure Study completed in 2005. These policies and the evidence that underpins them is now considered to be out of date in the context of changes in national policy and the changing economic and retail markets. This paper therefore presents new evidence that will provide a clear basis in which to move forward.

2.10 In addition there are a number of policies from the Newcastle-under-Lyme Local Plan 2011 that have been saved from deletion. These relate to development of retail, non-retail and leisure uses in Kidsgrove Town Centre and development in district centres.

3.0 Other Strategies:

Local and sub-regional plans, policies and programmes

Stoke-on Trent & Staffordshire Strategic Economic Plan March 2014

3.1 The Strategic Economic Plan sets out a number of priorities up to 2030 and is clear that the goal is to develop competitive urban centres to significantly enhance growth opportunities from the city of Stoke-on-Trent City and other towns across Staffordshire where people are eager to live, work and enjoy themselves.

Stoke Town Masterplan (2011)

3.2 The Masterplan was completed in October 2011 and outlines a 20 year strategic vision for the regeneration of the town centre. Although the Masterplan has not formally been through the statutory Local Plan process, it does establish a broad framework to improve the former Spode Works site and the wider town centre. It identifies that Stoke Town is in decline and that in order to address this it needs to adapt to a new role as the recognised station and university quarter of the City of Stoke-on-Trent. The study makes reference to the adverse impact of the closure of the former Spode works in 2009, noting that it now offers an opportunity to attract people into the town and reanimate the site. It identifies that a new medium-sized foodstore could be built on the open land to the rear of the site and this would also help to fund a new footbridge over the A500. The masterplan emphasises the opportunities which are available to consolidate activity into the heart of the town centre and create new facilities which will attract people back into Stoke Town.

3.3 A copy of the full Masterplan is available following the link below: www.stoke.gov.uk/ccm/content/regeneration/city-regeneration/stoke-town- regeneration.en

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Longton Town Masterplan (2011)

3.4 The Masterplan was completed in 2011 and provides a long-term strategy to improve the town centre. It emphasises the importance of introducing more activity into Longton, creating new employment opportunities and re-using vacant buildings and improving the town’s image. The Masterplan proposals included enhancing the shopping setting and the local environment and identifies that owners of the indoor Longton Exchange would be encouraged to invest in the shopping centre. There are also opportunities to improve the local streetscape through the resurfacing of footways and the introduction of new street furniture, lighting and planting. It also identifies the potential to create two new public spaces, improving connections through the town centre to the Gladstone Pottery Museum and also enhancing the links from the Tesco store, indoor market and Longton Exchange.

Newcastle-under-Lyme Business Improvement District

3.5 Market evidence provided by CACI indicates that Newcastle town currently suffers from extensive leakage in retail expenditure to Stoke-on-Trent (22.29%) Crewe (9.32%) and Stafford (4.73%). To address this, the town has seen recent improvements in its public realm, and new market stalls. A major scheme to regenerate the Ryecroft area and develop a new public sector hub on the site of the site of the former St Giles’ and St George’s school is also underway. These twin schemes will lead to the creation of a multi- million pound shopping development, new student accommodation and public sector organisations working together in a modern building. Complementary facilities that help to maintain activity and economic development have also been invested in, including the new Newcastle-under-Lyme College Buildings incorporating a brand new arts centre, and the Jubilee 2 Leisure Centre. These investments are set to be complemented by a 2.1 million local sustainable transport package.

3.6 Complementary to these projects, in July 2015 businesses in Newcastle- under-Lyme voted 63% in favour of forming a Business Improvement District (BID) for the town centre and adjoining areas. Under this initiative, businesses will pay between 1% and 1.5% of their rateable value to generate around £280,000 a year for the next five years (2015-2020). This will be used to fund activities such as developing a ‘brand’ to promote the town centre, improve the appearance of derelict sites and vacant buildings, improved signage and legibility of the townscape, improvements to car parking, support for and promotion of the professional services sector and the cultural and leisure offer, better links between the town and college/university students, and the promotion and hosting of town centre events and markets. The BID and its activities for the next five years began to be implemented from 1st October 2015.

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Newcastle Town Centre Supplementary Planning Document (2009)

This SPD supports and adds detail to the relevant Core Spatial Strategy policies for Newcastle Town Centre. Its vision aims to improve the public realm of the town centre and increase activity. Seven themes are identified to implement this vision, including the centre’s role as a university town, the role as a market town, maintenance and enhancement of the attractive heritage townscape, ensuring high quality new developments, having high quality shops, services and businesses to act as a focal point for the local economy, encouraging appropriate residential development, and ensuring that the environment is pedestrian friendly and welcoming for all. To guide these principles into the development of sites and areas, the town centre is sub-divided in to six zones relating to the Historic Core, Live-Work Office Quarter, Pool Dam Waterside Quarter, Northern Quarter, Northern Gateway and College Approaches. Four key development sites are also identified at Blackfriars, Georgia Pacific, Brunswick Street/Barracks Road, Ryecroft. All of these sites have now either already undergone development or have forthcoming proposals which will be implemented over the next few years.

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4.0 Past Trends:

Completions Data

Stoke-on-Trent Retail Completions

Table 1 – Stoke-on-Trent Retail Completions 2004-15

Retail Monitoring Retail Floorspace Breakdown Floorspace Year Completed SQM In Centre Edge/ Out of Centre 2004/05 8735 4105 4,630 2005/06 11226 9124 2,102 2006/07 3,095 137 2,958 2007/08 3,108 0 3,108 2008/09 6,604 1,056 5,548 2009/10 1,541 0 1,541 2010/11 10,717 0 10,717 2011/12 5,698 0 5,698 2012/13 1,698 0 1,698 2013/14 3,874 101 3,773 2014/15 2,054 554 1,500 Total 58,350 15,077 43,273

Newcastle-under-Lyme Retail Completions

Table 2 – Newcastle-under-Lyme Retail Completions 2004-15

Net Retail Net Retail Floorspace Breakdown (SQM) Monitoring Floorspace Newcastle Kidsgrove Other Rural Edge/Out Year Completed Town Town Urban Service of Centre (SQM) Centre Centre Centre Centre 2004/05 259 50 0 0 0 209 2005/06 2,181 0 0 23 52 2,106 2006/07 -248 -364 -105 -103 0 324 2007/08 682 -28 -66 -47 -20 843 2008/09 124 0 28 -24 0 120 2009/10 -460 -494 0 0 0 34 2010/11 6,582 440 0 -143 0 6,285 2011/12 -906 -470 0 -106 0 -330 2012/13 -2,863 -750 -64 93 -27 -2,115 2013/14 -2,758 -412 0 -460 0 -1,886 2014/15 157 -4,920 0 -356 60 5,373 Total 2,750 -6,948 -207 -1,123 65 10,963

4.1 There has clearly been a long term trend of retail floorspace being developed in edge or out of centre locations in both Stoke-on-Trent and Newcastle-under-Lyme. Whilst retail floorspace has been in decline in urban centres, especially within Newcastle town centre. It should be noted that these figures are heavily influenced

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by the relocation of Sainsburys from Ryecroft in Newcastle town centre (-4,525m2, demolished in 2014/15) to Liverpool Road, just outside the town centre (+4,645m2, completed in 2010/11), and also the completion of the new Marks & Spencer store at Wolstanton Retail Park (+5,162m2, completed in 2014/15). The rural services centres have seen a small increase in the quantity of retail floorspace since 2004

Stoke-on-Trent Office Completions

Table 3 – Stoke-on-Trent Office Completions

Office Monitoring Floorspace Office Floorspace Year Completed SQM B1a A2 In Edge/ Out In Edge/ Out

Centre of Centre centre of Centre 2006/07 2,400 2400 648 1752 0 0 0 2007/08 4,236 1,580 0 1580 2,656 106 2550 2008/09 166 116 0 116 0 0 0 2009/10 12,086 12,086 0 12,086 0 0 0 2010/11 6,241 5899 219 5680 342 192 150 2011/12 5,826 5614 0 5614 212 212 0 2012/13 3,253 2737 351 2386 516 516 0 2013/14 1,987 1714 843 871 273 215 58 2014/15 1,231 825 765 60 406 302 104 Total 37,426 32971 2826 30145 4405 1543 2862

4.2 Office completions in Stoke-on- Trent have been predominately delivered in edge and out of centre locations across the city. Since 2012/13 records show that there has been an increase in office space completed within existing centres (1,959 sqm – 37%) and therefore this is an improvement based on previous years reported figures. Notable office completions recorded since 2006/07 includes the new Vodafone offices at Etruria Valley that were completed in 2009/10 and accounted for 7,514sqm of new office floorspace. Whilst office floorspace completions have decreased in the last couple of years, 2014/15 monitoring recorded a significant amount of floorspace under construction and therefore this will feed into future monitoring years (further information can be found below).

Newcastle-under-Lyme Office Completions

Table 4 – Newcastle-under-Lyme Office Completions

Net Office Floorspace (SQM) Net Office Monitoring Floorspace B1a A2 Year Completed Newcastle Kidsgrove Newcastle Kidsgrove (SQM) Edge/Out Edge/Out Town Town Town Town of Centre of Centre Centre Centre Centre Centre 2006/07 1,758 0 0 1,519 175 47 17 2007/08 3,886 -97 0 3,531 142 0 310

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Net Office Floorspace (SQM) Net Office Monitoring Floorspace B1a A2 Year Completed Newcastle Kidsgrove Newcastle Kidsgrove (SQM) Edge/Out Edge/Out Town Town Town Town of Centre of Centre Centre Centre Centre Centre 2008/09 330 -672 0 407 440 0 155 2009/10 243 0 0 49 413 0 -219 2010/11 95 0 0 95 0 0 0 2011/12 670 0 0 670 0 0 0 2012/13 456 0 0 422 0 0 34 2013/14 1,262 0 0 1,262 0 0 0 2014/15 67 -282 0 225 124 0 0 Total: 8,767 -1,051 0 8,180 1,294 47 297

4.3 As with retail, there has clearly been a lot of edge or out of centre B1a office development taking place between 2006 and 2015, whilst at the same time the B1a floorspace in Newcastle town centre has seen an overall decline. There has however been a significant increase in A2 floorspace in Newcastle town centre over the same period, as well as a notable increase in edge or out of centre locations and a small increase in Kidsgrove town centre.

Stoke-on-Trent Leisure Completions

Table 5 Stoke-on-Trent Leisure Completions

Leisure Floorspace Breakdown

Total Leisure Edge/ Out of Centre Monitoring Year Floorspace In Centre (sqm) C1 (Hotels, (sqm) Completed boarding and D2 Assembly and guest houses) leisure (Bedrooms

2178 (Part) 0 2178 0 2006/07 2007/08 651 0 651 0 651

2008/09 3,594 0 3594 0 3594

2009/10 0 0 0 0 0

2010/11 750 0 750 0 750

2011/12 2,431 362 2069 0 2431

2012/13 470 0 470 0 470

2013/14 3,061 929 2132 96 3061

*Please note that Newcastle-under-Lyme Leisure completion data is not yet available.

Stoke-on-Trent & Newcastle-under-Lyme - Retail Commitments (gross figures)

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Table 6 Total Retail (A1 Commitments)

Total A1 Total A1 Commitments Edge of Local Authority: In Centre Out Of Centre Commitments Under Centre Construction

Stoke-on-Trent 43,621 sqm 6054 sqm 9,494 sqm 24,571 sqm 9,556 sqm

Newcastle- 4,037 sqm 1,897 sqm 786 sqm 1,534 sqm 1,717 sqm under-Lyme

Table 7 Breakdown of Retail Commitments within Centres

Total Commitments (In Floorspace (Not Floorspace Under Number of Sites Centre Centre) Commenced) Construction under Construction

Hanley City Centre 13,497 10,997 2,500 1

Newcastle Town 671 308 363 1 Centre Longton Town Centre 7168 7168 0 0

Stoke Town Centre 1071 60 1011 1

Burslem Town Centre 154 0 154 1

Tunstall Town Centre 10574 10574 0 0

Meir Town Centre 1078 0 1078 0

Fenton Town Centre 13 0 13 1

Kidsgrove Town 0 0 0 0 Centre

Table 8 - Total Office Commitments in Stoke-on Trent

Total Office B1a A2 Commitments

Edge/ Out of In Centre In Centre Edge/ Out of Centre Centre

95,782 sqm 55 sqm 52,232 sqm 43,550 sqm 0

Total Office Floorspace Under 49,426 sqm 29,622 sqm 0 0 Construction

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Total Office Development Not 2806 sqm 13,928 sqm 0 0 Started

4.4 2014/15 monitoring in Stoke-on-Trent recorded that 38,341sqm of office floorspace is currently under construction across the city. The floorspace under construction includes the office development at the Former Sentinel Newspaper Site (Bet 365) and Etruria Valley (Phase 2A) and will feed into future monitoring completions. It is therefore likely that office completions will increase based on recent monitoring years reported.

4.5 Newcastle-under-Lyme has no B1a office floorspace currently committed (as of 1st April 2015), however there are four commitments for A2 floorspace totalling 495 square metres. Three of these (425 sqm) are in Newcastle town centre, all of which involve the change of use of retail (A1) units to A2 use. One commitment (70 sqm) is in Porthill and involves the change of use from residential to A2 use.

Table 7 – Leisure Commitments

Total Hotel & Leisure D2 (Assembly and C1 (Hotels, boarding and guest Commitments leisure) houses)

19,684 sq.m 15,596 4,088

Under Construction 2,924 0

Development Not Started 11,380 4,088

*Please note that Newcastle-under-Lyme Leisure completion data is not yet available.

Vacancy rates (units)

4.6 Vacancy rates refer to the proportion of commercial units within each centre that are not occupied by an operating business. Only street level businesses are included in this calculation, so it does not take account of vacant business premises above shops for example, unless there is an entrance to that premises at street level.

4.7 Some vacancy is required in order for centres to operate successfully, for example to provide units for businesses that are starting up, or are relocating or expanding from elsewhere. For comparison purposes, typical average vacancy rates nationally are around 10%.

Newcastle-under-Lyme Vacancy Rates

Table 8 – Newcastle-under-Lyme Vacancy Information

2003 2004a 2004 2005 2006 2007 2008 2009 2010 2011

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Newcastle town centre 10.1% 5.9% 6.33% 6.31% 6.31% 6.94% 8.06% 12.8% 12.5% 11.28%

Kidsgrove town centre - 11.1% - - - 10.81% 7.23% - - 8.43%

2003 figures from ‘Newcastle-under-Lyme Town Centre Market Positioning Study’ (NLP, 2003) 2004a figures taken from the North Staffordshire Retail & Leisure Study (Savills, 2005) 2004-2010 figures taken from NULBC AMRs 2011 figures taken from Newcastle-under-Lyme Retail & Leisure Study (NLP, 2011)

4.8 Newcastle town centre’s rate of vacant units increased following the onset of the recession in 2008, reaching a peak of 12.8% in 2009. By 2011 this had reduced to 11.28%. In contrast, Kidsgrove’s vacancy rate had traditionally been higher before the recession but has decreased since 2007.

Stoke-on-Trent Vacancy Information

Table 9 – Stoke-on-Trent Vacancy Information

North Staffordshire Retail & White Young Green Retail &

Leisure Study 2005 Leisure Study July 2013 Total Vacant % Total Vacant % Number of Units Number of Units % Difference Units Units Recorded Recorded Stoke City 555 100 18% 564 111 19.7% 1.7% Centre Burslem 138 36 26.1% 176 46 26.1% 0% Town Centre Fenton Town 36 3 8.6% 39 11 28.2% 19.6% Centre Longton 203 37 18.2% 228 52 22.8% 4.6% Town Centre Meir Town 71 12 16.9% 70 7 10.0% 6.9% Centre Stoke Town 166 9 1.6% 187 58 31.0% 29.4% Centre Tunstall 179 39 21.8% 206 48 23.3% 1.5% Town Centre

Figure 4 – Stoke-on-Trent Vacancy Information

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35

30

25

20

15 % of Vacant Units 2005 % of Vacant Units 2013 10

5

0 Stoke Burslem Fenton Longton Meir Stoke Tunstall City Town Town Town Town Town Town Centre Centre Centre Centre Centre Centre Centre

4.9 The table and graph above shows that the number of vacant units recorded in the 2005 study compared to the study completed in 2013 has increased in Stoke City centre, Fenton, Longton, Stoke and Tunstall Town Centres. Burslem shows that there has been an increase in the number of vacant units however proportionately this is the same as the number of units in the centre has also increased. Meir Town Centre is the only centre that has decreased the number of vacant units between the two surveys.

5.0 What we are doing now:

Evidence Base:

Stoke-on-Trent City Council

5.1 Stoke-on-Trent City Council commissioned White Young Green (WYG) in 2013 to undertake a City- wide Retail and Leisure Study and Health Check. The study explored the need and capacity over the period to 2028 and provides updated information regarding the performance of the main city and town centres across the city. The study is particularly pertinent given the down turn in the economy since the previous retail and leisure study completed by Savills in 2005 which underpinned the Core Spatial Strategy Policies and provides an update regarding the current retail picture. The WYG study made a number of recommendations to be considered through the local plan making process including:

 Focusing the provision of convenience goods retailing on the implementation of the Morrisons (or another operator) at Highgate to help deal with the cumulative over-trading experienced in the area to clawback expenditure currently spent further afield outside the study area.

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 To develop a new foodstore in Stoke town centre and Tunstall, whilst resisting new facilities in out-of-centre locations elsewhere. There is also scope to improve convenience good provision in Stoke City Centre.  To focus new comparison floorspace in Stoke City Centre to enhance the importance of Stoke City Centre in the wider region.  The allocation of the former Spode site as a potential redevelopment site. The site presents an opportunity for further retail development (convenience- led) in the town centre and will help to encourage investment in this part of the town centre.  The opportunity to develop a “unique” themed retail destination in Stoke Town (or other Towns) that is related to the historical ceramic and pottery industry and that can build on the high level of related visitors to the city as whole. This approach is considered to help to diversify and build related business opportunities for the city.  Longton is identified as a potential area for intervention due to the number of vacant properties, lower levels of footfall and the need for environmental improvements.  The development of a holistic strategy to ensure that initiatives are channelled to ensure wide range of land uses are promoted to central locations.  The re-evaluation of the existing retail hierarchy set out in the adopted Core Spatial Strategy and distribution to reflect a more responsive hierarchy with the ability to respond to changing economic conditions and roles of individual centres.  To review the boundary for Stoke City Centre, Longton Town Cenre, Stoke Town Centre and Tunstall Town Centre.  To identify an impact threshold for the scale of edge-of-centre and out-of- centre development which should be subject to an impact assessment.

5.2 The study identifies the potential floorspace that could be supported over the 15 year period (2013 – 2028) for both convenience and comparison floorspace. This is set out by zone which covers the City of Stoke-on-Trent.

Table 10 - Summary of Convenience Goods Capacity by Zone

Year Convenience Goods

2018 2023 2028

Residual Min (sq.m) Max Residual Min Max Residual Min Max (£m) (sq.m) (£m) (sq.m) (sq.m) (£m) (sq.m) (sq.m) Zone 1 (City -13.8 -1,200 -2,000 -2.9 -300 -400 7.7 700 1,100 of Stoke-on- Trent & Fenton Zone 3 9.2 800 1,300 17.4 1,500 2,500 25.4 2,200 3,700 (Longton/ Meir) Zone 4 -13.3 -1,100 -1,900 -18.3 -700 -1,200 -3.5 -300 -500 (Stoke Town) Zone 5 & 6 -1.9 -200 -300 3.2 300 500 8.1 700 1,200 (Burslem & Tunstall)

5.3 The study shows that given the quantum of convenience goods floorspace which would be provided by extant permissions, there is limited capacity over the

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short medium-term, and based on a continuation of the current market share. Capacity is therefore likely to become available beyond 2023 and it is estimated to be between 3,200 sqm and 5,500 sqm.

Table 11- Summary of Comparison Goods Capacity by Zone (with & without planning consent)

Zone Comparison Goods

Extant Planning 2018 2023 2028 Permission Surpl Surplus Min Max Surplus Min Min Max Max (sq.m) us (£m) (sq.m) (sq.m) (£m) (sq.m) (sq.m) (sq.m) (£m) Zone 1 Without 13.5 2,400 4,100 54.5 8,900 14,800 118.0 17,400 29,000 (City of Stoke-on- Trent & With -127.6 -23,000 -38,400 -100.4 -16,400 -27,300 -51.2 -7,600 -12,60 Fenton Without Zone 3 4.1 700 1,200 16.7 2,700 4,500 36.2 5,300 8,900

(Longton/ With Meir) -16.0 -2,900 -4,800 -5.4 -900 -1,500 12.0 1,800 3,000

Without Zone 4 1.0 200 300 3.8 600 1,000 6.3 1,200 2,100

(Stoke With Town) -9.1 -1,600 -2,700 -7.2 -1,200 -2,000 -3.7 -600 -900

Without Zone 5 & 6 1.5 300 400 5.9 1,000 1,600 12.7 1,900 3,100

(Burslem & With Tunstall) -28.8 -5,200 -8,700 -27.3 -4,500 -7,400 -23.5 -3,500 -5,800

Without 20.4 3,700 6,100 82.0 13,400 22,300 177.9 26,300 43,800

Total

With -181.3 -32,700 -54,500 -139.1 -22,700 -37,800 -63.9 -9,400 -15,700

5.4 The results show that without any extant planning permissions, then the capacity for comparison floorspace in the long term (2028) for the city is between 26,300 sq.m (net) and 43,000sq.m (net based on existing market shares being retained). If the market share is increased this is predicted to increase to 36,600sq.m (net) and 61,100 sq.m (net) and allowing for other planning consents this figure would reduce to between 29,400 sq.m (net) and 49,000 sq.m (Net)

5.5 A copy of the full study is available following the following link below

http://www.stoke.gov.uk/planningpolicy

Newcastle-under-Lyme

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5.6 Newcastle-under-Lyme Borough Council completed a Borough wide assessment of the future need for additional retail, commercial leisure facilities and other town centre uses for the main town centres of Newcastle-under-Lyme and Kidsgrove. The study updates the North Staffordshire Retail and Leisure Study (2005 - 2021) for the Newcastle administrative area. The study is informed by:

 a telephone survey of 500 households across the Borough and parts of neighbouring authorities within the catchment area of its retail facilities;  a survey of 150 visitors within Newcastle-under-Lyme and Kidsgrove town centres  a business occupier survey of over 400 commercial businesses in Newcastle- under-Lyme and Kidsgrove town centres; and  a postal canvas of over 300 national/regional multiple retailers and leisure operators, in order to ascertain their potential space requirements in the Borough.

5.7 The study identified that the retail catchment of Newcastle-under-Lyme town centre could support a potential capacity of 14,912 square metres of additional comparison retail floorspace in the town centre over the 15 year period from 2011 to 2026. This compares to the Core Spatial Strategy target of 25,000 square metres of comparison retail floorspace over the 15 year period from 2006 to 2021. This is illustrated in the table below.

Table 12- Newcastle-under-Lyme Capacity Information

Centre: Capacity for Additional Floorspace (m2) Core Spatial identified in 2011 Retail & Leisure Study Strategy Target (2011-2026) (2006-2021) Convenience Comparison Newcastle 25,000 2,154 14,912 (comparison retail) Kidsgrove No target set 393 1,430

Elsewhere No target set 1,366 5,012

5.8 Although the Retail & Leisure Study and the Core Spatial Strategy covered different 15 year periods, it is clear to see that the capacity for additional comparison retail floorspace identified by the study for Newcastle town centre was markedly lower than the target set by the Core Spatial Strategy.

5.9 The study made a number of recommendations & actions that the Council could pursue in order to maintain and enhance the vitality and viability of shopping centres within the borough. These included:

 Taking measures to bring forward development opportunities, particularly the former Sainsbury’s site at Ryecroft to improve the availability of modern premises suitable for new occupiers.  adopt floorspace thresholds for Newcastle-under Lyme (1,000 sq.m gross and above) and Kidsgrove (500 sq. m gross and above), against which the impact of edge-of-centre and out-of-centre applications should be assessed;

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 review the extent of the Newcastle-under-Lyme town centre boundary and condense the primary shopping frontage. Consideration should also be given to the introduction of a secondary shopping frontage to provide stronger guidance over the primary shopping area; and  define locally important impacts on centres which should be tested for all proposals for edge-of-centre and out-of-centre retail. Such locally important impacts could include the potential impact upon the deliverability and viability at Ryecroft and the ‘market town’ character of Newcastle-under-Lyme town centre.

5.10 The full study is available on the Newcastle-under-Lyme Local Plan evidence base page of the website: https://www.newcastle-staffs.gov.uk/all- services/planning/planning-policy/planning-policy-monitoring-and-evidence

6.0 City, Town and Other Centres Strengths and Weaknesses

6.1 The conurbation is polycentric in nature and the plan area contains a number of highly distinctive centres which perform different roles within the retail hierarchy. Each of the centres demonstrates differing characteristics and roles within the conurbation and these are explored in more detail below. The retail sector has undergone significant changes in the last couple of years and therefore retailers have re-considered their presence and format on the high street. The analysis below seeks to draw some of the strengths, weaknesses, opportunities and threats together of the general retail industry.

Table 13 – General Retail Industry - Strengths & Weaknesses

Strengths Weaknesses

General General  Important retail destination in the  High level of vacancies. West Midlands tourism economy, due  The quality of retail floorspace and to the historical context of the ceramic environmental quality of the centres. and pottery industry.  The existing linkages from existing out  Current comparison good market of centre retail developments to town share is considered to be healthy – centres. high retention of expenditure and  Economic conditions have resulted in therefore limited leakage. significant structural changes to the  The diverse and individual role of high street. centres.  There is an increased popularity in online shopping and therefore established retail formats are no longer meeting the requirements of the retail industry.  Retail development in out of centre locations.

The City Centre of Stoke on Trent

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6.2 Stoke City Centre is the principal economic and social centre in the administration area. It performs a regional role in the shopping hierarchy and is identified as the largest retail destination in North Staffordshire and South Cheshire. The centre is also an important leisure and business location, acting as the main focus for economic, educational and cultural activities within the local area. The environmental quality of the centre overall is good however there are opportunities to improve areas around the periphery.

Table 14 – The City of Stoke-on-Trent Strengths & Weaknesses

Strengths Weaknesses

 Regional role of Stoke City Centre in  Poor retail performance of the city at the retail hierarchy. the heart of the City Region; S-o-T  Stoke as a city has a very large city centre is currently placed 73rd in primary catchment, with significant the ranking of city centre retail across identified capacity for additional the UK, despite the City being ranked growth. 15th in terms of population.  Important business and leisure  The level of convenience provision is location. below average (no of units and  Intu Potteries Centre acts as a key floorspace). anchor destination for shoppers.  There has been a reduction in the  Stafford Street, Piccadilly and Pall amount of comparison floorspace Mall accommodate a high proportion since November 2012 (Experian of independent retailers. Goad Survey).  The level of comparison goods  Vacancy levels have increased floorspace is reflective of city centre  There is a need to expand the status. cultural offer in the City.  There are a high proportion of national retailers.  The cultural quarter offers a number of theatres.  The presence of national retailers is complimented by the presence of independent retailers.  The City has a variety of modern and traditional buildings, with a majority of the traditional buildings being located within the conservation area boundary.  The historic core is very distinctive and mixed architectural character.

Newcastle Town Centre

6.3 Newcastle town centre possesses a complementary retail offer to that of the city centre. As well as being a strategic centre for comparison and convenience retail it also has a strong evening and night-time economy and strong presence of financial and professional services. It has a distinctive, historic environment and it plays a key role as university town and as a market town. Businesses within and adjoining the town centre recently voted in favour of a Business Improvement District in the area.

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The objectives of this initiative are to promote the town centre, develop its distinctive experience, and to encourage growth, development and investment. Implementation of the Business Improvement District will begin from October 2015.

Table 15 – Newcastle Town Centre - Strengths & Weaknesses

Strengths Weaknesses

 A compact Primary Shopping Area  A number of areas fronting the ring (PSA), with High Street, Ironmarket road contain derelict or poorly and Castle Walk providing a well- maintained buildings, creating an maintained pedestrianised focus for unattractive gateway to the centre. the town centre.  Major foodstores are located outside  Regular markets on High Street the PSA and are poorly connected provide a focal point for the with the centre due to topography community. and the ring road.  A number of vacant sites with  No town centre boundary or potential for development within or at secondary shopping frontages the edge of the town centre. currently defined.  A new Business Improvement District  52% of businesses surveyed as part has been formed to invest in and of the research for the Business promote the town centre. Improvement District felt that Newcastle-under-Lyme had become a worse place to do business over the past five years.  The same survey identified availability and cost of car parking as the biggest issues affecting the town centre. Crime and safety were seen as the biggest issues for their own business.

Longton Town Centre

6.4 Longton is located in the south-eastern part of the City and is situated 2.5 km to the north west of Meir. The centre is recognised as the third largest retail centre in North Staffordshire and is well provided in terms of its convenience foods offer. Buildings are generally commercial buildings that date from the Victorian era. The centre is designated as the Longton Town Conservation Area. The high level of vacancies detracts from the environmental quality of the town centre and there are some elements of the centre that would benefit from modernisation and improvements.

Table 16 – Longton Town Centre - Strengths & Weaknesses

Strengths Weaknesses  Provides an important role  The centre has high vacancy catering for the needs of the levels. population residing in the south  The centre has some areas that eastern part of Stoke-on-Trent. are in need of modernisation.  Comparison retail units – This has

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 Provides a range of convenience decreased since 2005 (47.8% to and comparison goods provision 30.3%). as well as providing an important  Lower level of leisure units. service provision.  The Longton Exchange Shopping Centre is outdated and in need of  Longton Transport interchange is modernisation. located at the northern end of the town centre off Baths Street.

 The majority of comparison goods units are occupied by independent operators.

Tunstall Town Centre

6.5 Tunstall is located in the north western part of the city and is situated approximately 2km to the north west of Burslem. The centre is linear in nature and therefore primarily based around the High Street and Tower Square. Burslem is recognised as an important retail and service destination for residents in the area, including national and local retailers. Buildings within the centre are generally commercial buildings with shops at ground floor, dating back to the Victorian era, focused on the former Town Hall and Market building. The centre also includes Tower Square Conservation area. In recent years the centre has attracted significant private-sector investment.

Table 17 – Tunstall Town Centre - Strengths & Weaknesses

Strengths Weaknesses  Provides an important role catering  Decline in Tunstall’s ranking in the for the needs of the population shopping hierarchy residing in the northern part of Stoke-  High proportion of vacant units in on-Trent. the town centre  Some areas of poor  Provides a range of convenience and environmental quality. comparison goods provision as well as providing an important service provision.

 The Alexandra Park and Highgate retail parks indicate that there is a strong level of private sector led investment in the centre.

 Increase in the number of visitors when compared to the previous study.

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Stoke Town Centre

6.6 Stoke Town Centre plays a number of key roles in the city, including the city’s administrative centre, a university town as well as providing a reasonable convenience offer, leisure and business service provision. The centre is operated by a number of independent retailers; however there is a limited number of national operators present. The current number of vacant units in the centre detracts from the environmental quality of the centre. Buildings include commercial and potteries buildings that date from the Victorian era. The centre includes Church Street Conservation Area.

Table 18 – Stoke Town Strengths & Weaknesses

Strengths Weaknesses  Important role as a university town.  Lack of comparison goods retail offer.  Good level of convenience goods  Limited number of national multiple offer. retailers.  Good level of leisure, financial and  High proportion of vacant units which business service provision. detract from the environmental quality  High proportion of independent of the town centre. retailers.  There are vacant units dispersed  Good accessibility – Stoke mainline throughout the town centre, but there railway station, car parks, bus is a particular concentration of services. vacancies at the northern periphery of  Northern part of the town is the town. designated as a conservation area.  High car parking charges.

Kidsgrove Town Centre

6.7 Kidsgrove town centre is the second largest town centre in Newcastle-under- Lyme borough, after Newcastle town centre. The Retail & Leisure Study 2011 identified that the town centre has a diverse range of uses including public services, retail services and food and drink. It also identified that it has a lower than average proportion of comparison retail units and floorspace.

Table 19 – Kidsgrove Town Centre - Strengths & Weaknesses

Strengths Weaknesses

 A diverse range of public services  The centre is divided by a greenway including the Town Hall and library which currently acts as a barrier, are provided within a compact area. although this could be improved  Low vacancy rate, with a low upon. proportion of vacant units and  There is no anchor foodstore in the floorspace. town centre, although Tesco operates  High business confidence in the town a bulk foodstore on the outskirts of centre – only 5% of businesses the town. surveyed for the Retail & Leisure  Lower than average proportion of Study 2011 intended to move out. comparison retail units and

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 Kidsgrove Railway Station is located floorspace. at the edge of the town centre and  Public safety at night time and provided direct train services locally improvements to the town centre and nationally. environment were identified as issues by a street survey undertaken for the Retail & Leisure Study 2011.

Burslem Town Centre

6.8 Burslem town centre is located approximately 2.5km to the north of Stoke city centre and is compact in nature with a majority of the centre formed around the Market Place, Queen Street and St John’s Square. Historically Burslem has been at the heart of the local regions ceramic industry, although a number of these factories has now closed and have either been demolished or remain vacant. There is a high presence of independent traders however there is a clear shortage in the provision of convenience goods stores in the town centre. The Burslem Townscape Heritage initiative will improve the centre and the quality of some of the historic buildings although it is recognised that further investment is required to successfully regenerate the wider town centre.

Table 20 – Burslem Town Centre - Strengths & Weaknesses

Strengths Weaknesses  A strong presence of independent  Limited convenience provision retailers. within the centre.  Burslem has a strong heritage  Limited presence of national retail presence and has historically operators. been seen as being at the heart  Limited provision of retail service of the ceramics industry. facilities.  The Burslem Townscape Heritage  High rental figures in Burslem Initiative has received £8m of may be the reason for the high funding to renovate some of the vacancies. historic buildings.  High proportion of buildings boarded up and not in active use.

Fenton Town Centre

6.9 Fenton Town centre has derived as a town centre designation because of its historic role rather that its retailing provision.

Table 21 – Fenton Town Centre - Strengths & Weaknesses

Strengths Weaknesses  Good level of top-up convenience  The centre has a limited retail provision. function and is known for its

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 A strong presence of independent historic role and designation. retailers  High level of vacancies  Poor environmental quality  Low levels of pedestrian activity

Meir Town Centre

6.10 Meir town centre is located within the eastern gateway of the City of Stoke- on-Trent and performs an important retail and service role for local communities.

Table 22 – Meir Town Centre - Strengths & Weaknesses

Strengths Weaknesses  The centre is small scale meeting  Limited amount of comparison the needs of the local community. floorspace.  Good provision of convenience  Limited variety of shops. and retail service operators.  Small provision of facilities.  Meir has the lowest level of  High car parking charges – vacancies of the seven centres disproportionate to the scale and (proportion of units and function of the centre. floorspace)  Meir doesn’t have a train or bus  There are a number of national station. retailers operating in the town.  There are concentrations of  The general physical condition of vacant units ( Weston Road) the centre is good.

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7.0 Appendix

Appendix A – list of Neighbourhood and Local Centres in Stoke-on-Trent

 Goldenhill, High Street  Great Chell, Biddulph Road  Chell Heath, Chell Heath Road  Norton, Kynpersley Road  Norton, Pinfold Avenue  Bank Top, High Lane  Stanfield, Haywood Road  Bradley, Joyce Avenue  Smallthorne, Ford Green Road  Baddeley Green, Baddeley Green Lane  Newford, Community Drive  Milton, Leek Road/ Millrise Road  Middleport, Newcastle Street  Sneyd Green, Milton Road  Abbey Hulton, Abbots Road  Cobridge, Waterloo Road  Birches Head, Diana Road  Abbey Hulton, Leek Road  Northwood, Keelings Road  Bucknall, Werrington Road  Bucknall, Causeley Road  Etruria, Etruria Old Road  Berry Hill, Twigg Street  Basford Etruria Road  Bentilee, Beverley Drive  Eaton Park, Southall Way  Bentilee, Devonshire Square  Bentilee, Ford Hayes Lane  Hartshill Road  Shelton, Stoke Road  Shelton, College Road  Penkhull, Manor Court Road  Fenton, Victoria Road  King Street  Sandford Hill, Heathcote Street  Harpfield, Woodberry Close  West End, London Road  Oakhill, London Road  Heron Cross, Heron Street/ Grove Road  Meir Hay, Amison Street  Weston Coyney, Westonfields Drive  Weston Coyney Coalville Place

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 Weston Coyney, New Kingsway  Hollybush, Blurton Road  Blurton, Nashe Drive  Blurton, Blurton Road  Dresdon, Trentham Road  Dresdon, Carlise Street  Normacot, Uttoxeter Road  Hanford, Mayne Street  Trentham Werburgh Drive  Trentham, The Lea  Blurton, Finstock Avenue  Blurton Wimbourne Avenue  Meir Park, Lysander Road  Lightwood, Belgrave Road  Trentham Lakes, Stanley Matthews Way  Norton Park, Leek New Road

Appendix B – list of Centres in Newcastle-under-Lyme

 Harriseahead, Chapel Lane/ Harriseahead Lane  Rookery, High Street  Kidsgrove, Whitehill Road  Butt Lane, Congleton Road  Waterhayes, Barbridge Road  Crackley, Birch House Road  Bradwell, Hanbridge Avenue  Porthill, Watlands View  May Bank, High Street  May Bank Oxford Road  Parksite, Bath Road  High Street, Knutton Lane  Wolstanton, Dimsdale Parade East  Cross Heath, Liverpool Road  Newcastle, George Street (eastern end)  Thistleberry, Paris Avenue  Clayton, Windermere Avenue  Clayton, Tyne Way  Clayton, Cambridge Drive

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