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Hackney Retail and Leisure Study Main Report

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Hackney Retail and Leisure Study Main Report London Borough of Hackney HACKNEY RETAIL AND LEISURE STUDY MAIN REPORT Final Report May 2005 ROGER TYM & PARTNERS Fairfax House 15 Fulwood Place London WC1V 6HU t 020 7831 2711 f 020 7831 7653 e [email protected] w www.tymconsult.com CONTENTS 1 INTRODUCTION.......................................................................................................... 1 The Study Aims ..............................................................................................................1 The Study Approach .......................................................................................................1 Report Structure .............................................................................................................6 Technical Reports...........................................................................................................7 2 POLICY CONTEXT...................................................................................................... 9 National Guidance ..........................................................................................................9 The London Plan ..........................................................................................................10 London Borough of Hackney UDP ................................................................................11 3 REVIEW OF CENTRES IN THE RETAIL HIERARCHY .............................................. 13 Household Survey Key Findings...................................................................................13 Dalston .........................................................................................................................16 Hackney Mare Street ....................................................................................................19 Stoke Newington...........................................................................................................22 4 THE IMPACT OF FUTURE COMPARISON GOODS RETAIL DEVELOPMENT......... 27 Baseline Position ..........................................................................................................28 The Calculation of Retail Impact ...................................................................................29 5 COMPARISON GOODS RETAILING NEED ASSESSMENT...................................... 35 Convenience Goods Retailing Need Assessment ........................................................38 Leisure Retailing Need Assessment .......................................................................................40 6 THE PHYSICAL CAPACITY FOR GROWTH.............................................................. 43 Site 1 - Dalston Town Centre North Site (Cantor Scheme) ...........................................43 Site 2 - Dalston Town Centre South Site (Chelverton Scheme)....................................44 Site 3 – East London Line Extension Site, Dalston Lane ...............................................45 Site 4 – Architectural Salvage Site, 25-27 Dalston Lane................................................46 Site 5 – Thames House, 20-23 Tyssen Passage, Hartwell Street..................................47 Site 6 – Kingsland Shopping Centre, Kingsland High Street..........................................47 Site 7 – Blockbusters, 130 Kingsland High Street..........................................................48 Site 8 – Gillett Square, Dalston......................................................................................48 Site 9 – Former Gibbons Building, 5-19 Amhurst Road .................................................49 Site 10 - Bus Garage, Bohemia Place ..........................................................................50 Site 11 – Former HSBC Bank, 354 Mare Street.............................................................51 Site 12 – 280 Mare Street ..............................................................................................51 Site 13 – Land at Wilmer Place......................................................................................52 7 POLICY OPTIONS..................................................................................................... 55 Draft Strategic Policies .................................................................................................55 Suggested Draft Policies for Dalston ............................................................................57 Suggested Draft Policies for Hackney Mare Street .......................................................58 Suggested Draft Policies for Stoke Newington .............................................................59 Suggested Draft Policies for Brownswood ....................................................................60 APPENDICES 1 National Retail Trends 2 Comparison Goods Technical Impact Assessments 3 The Need for Additional Retail and Leisure Floorspace 4 Retail Impact Tabulations 5 Retail Need Tabulations Hackney Retail and Leisure Study – Main Report Final Report 1 INTRODUCTION 1.1 The London Borough of Hackney (LB Hackney) commissioned Roger Tym & Partners in April 2004 to carry out a Borough-wide Retail and Leisure Capacity Study to provide background information to inform the forthcoming preparation of the Local Development Framework (which will replace the existing UDP), and to provide baseline information for the development of Area Action Plans and regeneration strategies for Dalston Kingsland and Hackney (Mare Street) town centres. 1.2 The Study comprises four separate reports, as follows: Main Report (this document); Visitor Survey Report; Household Survey Report; and Healthcheck Report. The Study Aims 1.3 LB Hackney’s brief comprises five discrete aims for the study as a whole: 1. To assess the future retail and leisure needs of the Borough and to advise on the most appropriate means of accommodating any identified need; 2. To consider Hackney’s current and potential retail and leisure position in the retail and town centre network in the East London Sub-region; 3. To assess Hackney’s competitive retail advantage and to develop overall strategies for promoting and improving both the retail offer and the vitality and viability of the town centres; 4. To assess the likely impact of developments proposed outside the Borough (in particular at Stratford) on the Borough’s town centres; and 5. To advise on the appropriate car parking levels for any proposed new retail and leisure development, and location and management strategy. 1.4 This Main Report deals with all of the study aims. Firstly, we set the overall context for the study and its policy basis, and set out the key findings from the visitor, household and healthcheck surveys. Then, using the results of the surveys, we identify the need for retail and leisure development in LB Hackney and the impact of developments on LB Hackney’s centres. Having established the need, we then identify development sites which could accommodate new retail and leisure development. Finally, we suggest policy options. The Study Approach 1.5 The first and second study objectives required a number of baseline surveys and assessments to be undertaken - specifically household and visitor surveys to determine current shopping and leisure patterns and to assess current levels of satisfaction with the Borough’s centres, healthcheck assessments of the vitality and viability of the Borough’s three town centres and a quantitative modelling exercise for need. Roger Tym & Partners May 2005 1 Hackney Retail and Leisure Study – Main Report Final Report Task 1: Determine current shopping and leisure patterns in the Study Area (reported separately in Household Survey Report) 1.6 The first task is to establish current shopping and leisure patterns in the Borough and in areas beyond that could be important in the context of the LB Hackney centres. This task was achieved through the analysis of a survey of a representative sample of households in the defined Study Area (that being defined as all of Hackney and a small number of wards in Islington and Tower Hamlets). The Study Area was chosen to cover an area from which the LB Hackney centres were considered to be likely to draw the majority of their trade. Shopping patterns do not generally comply with local authority boundaries and so it was necessary to cast the Study Area boundary beyond LB Hackney to develop a full understanding of the shopping flows to centres in the Borough, and perhaps more critically those beyond the Borough. The Study Area was divided into 12 sub areas (referred to as zones) that each comprised of two or three Local authority wards and were reasonably balanced in terms of population. The Study Area is defined below, and is identified in Figure 1 on the next page of this report. 1.7 Nine of the zones (zones 1 to 9) are wholly within the LB Hackney, two are in LB Islington (zones 10 and 11) and the final zone (zone 12) is within LB Tower Hamlets. 1.8 The nine LB Hackney zones are: zone 1: covering Dalston and De Beauvoir wards (Dalston’s local zone) zone 2: covering Hackney Central and Chatham wards (Hackney Mare Street’s local zone) zone 3: covering Hoxton and Haggerston wards zone 4: covering Queensbridge and Victoria wards zone 5: covering King’s Park and Wick wards zone 6: covering Hackney Downs and Leabridge wards zone 7: covering Springfield and Cazenove wards zone 8: covering New River, Lordship and Brownswood wards zone 9: covering Clissold and Stoke Newington Central wards 1.9 Unlike Dalston and Hackney Mare Street town centres, Stoke
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