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Northampton Town Centre Health Check

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Northampton Town Centre Health Check 1 Northampton Town Centre Health Check 1.1 In this Section, we undertake a health check in order to assess the vitality and viability of Northampton town centre, drawing on indicators set out in paragraph 4.4 of ‘PPS6: Planning for Town Centres’. 1.2 To undertake the health check, we have used Experian Goad data, combined with observations from site visits. We have also relied upon available in-house data and other research sources, such as Promis and Focus Centre reports. The extent of the health check covers the area surveyed by the Experian Goad report. It should be noted that the Experian Goad data does not cover the entire central area of Northampton, which is the focus of this study. The data does, however, cover the vast majority of the central area and all of the main retail offer. A map outlining the extent of the area surveyed is attached as an Appendix to this section. Northampton Town Centre – An Overview 1.3 Northampton performs a sub-regional centre role. In that respect, its town centre is fairly large and offers a broad range of retail, leisure and other attractions. It’s primary function is to meet longer term shopping needs rather than day-to-day requirements. 1.4 The core of the town centre is Market Square, with the main shopping streets spreading out from this location. A brief summary of Northampton’s key shopping areas is provided in the table below. Area Retail Mix Gold Street/Marefair Mostly independent retailers with a good representation of restaurants/take-aways and value retailers. A major leisure development (Sol Central) provides an anchor at the western end of Marefair. Bridge Street Strong representation of estate agents, bars and restaurants and take-aways. Typically small units. Mercers Row/George Predominantly high street multiple retailers along Mercers Row Row with George Row characterised by professional service outlets. Bradshaw Street/Sheep A broad mix of independent retailers. Reasonable Street representation of comparison outlets and restaurants/take- aways. Small retail units. The Drapery Strong representation of high street multiples, including Debenhams department store. Market Square Dominance of high street multiple retailers with some professional service and banking outlets. This Square also accommodates a daily market. Peacock Place Small covered shopping centre on two levels. Accommodates national multiples retailers. Grosvenor Centre Prime shopping area and Northampton’s largest covered mall. Dominated by national multiples. Generally large units. St Peter’s Square, St A small retail park with large unit occupied by national Peter’s Walk multiples. Smaller units located along St Peter’s Walk. Predominantly comparison goods retailers. Abington Street Mostly national comparison goods retailers in the west, and a C:\Documents and Settings\LSanders\Local Settings\Temporary Internet Files\OLKF\Northampton Town Centre Health Check MH - 20 02 06.doc 2 growing number of professional services/offices moving east. Abington Broad mix of independent retailers, specialist outlets and Square/Kettering Road/ restaurants/bars. Small retail outlets. Wellingborough Road/York Road Fish Street/Ridings Predominantly smaller independent retailers offering luxury Arcade/St Giles Street/St comparison goods. Small units. Giles Square Derngate Street, Mixture of independent restaurants, professional Castilian Street/Guildhall services/offices and a few bars/restaurants. Small units. Road Diversity of Uses 1.5 The Experian Goad report for Northampton town centre (October 2005) identifies a total of 122,724 sq m (1.32m sq ft) of existing retail and service floorspace, based on the ground floor footprint of units. In total, 518 shop units are identified. The table below sets out the occupancy of these units in terms of the retail categories for convenience, comparison, service and vacant units. This is set against the national average for town centres to provide a comparison. Retail No. of Units % of Total National Variance Category Average % % Convenience 33 6.37 9.14 -2.77 Comparison 237 45.75 47.35 -1.60 Service 164 31.66 32.07 -0.41 Vacant 62 11.97 10.08 -1.89 Source: Experian Goad Centre Report, Northampton, October 2005 1.6 The table above indicates that the mix of uses in Northampton town centre is broadly consistent with the UK average. However, given Northampton’s role as the main shopping destination for the area, then possibly an increase in the number of comparison retailers would be desirable. Similarly, there may be a case to improve the convenience offer in the town centre. Presently, Sainsbury provides the only main full price food offer in the centre. A large Morrisons foodstore lies at an edge of centre location, but is separated from the centre by the busy ring road. 1.7 In addition to the above analysis, we attach, at Addendum C, a detailed breakdown of the current uses and unit sizes within the town centre. Based on the Goad figures, we set out below the percentage breakdown on a Use Class basis. Use % of Units A1 56% A2 12% A3 5% A4 7% A5 2% A5G 2% B1 5% Others 13% Source: Goad C:\Documents and Settings\LSanders\Local Settings\Temporary Internet Files\OLKF\Northampton Town Centre Health Check MH - 20 02 06.doc 3 1.8 The floorspace figures by retail sector (see table below) underlines the weakness in the convenience offer in Northampton town centre. Although this is somewhat expected given Northampton’s prime role as a comparison retail destination, any increment in foodstore provision would be welcome. It should, however, be noted that a daily market held at Market Square does accommodate some food goods stall holders (especially greengrocers). The market’s offer is not included in the floorspace figures above. 1.9 Read in conjunction with the table above, the comparison floorspace figures indicate that these operators are typically located in larger retail units. This is a continuing requirement trend of high street retailers, who are continuing to diversify their product range and therefore require larger units. Retail Floorspace % of Total National Variance Category (sq m) Average % % Convenience 6,780 5.53 16.76 -11.23 Comparison 78,870 64.27 52.84 11.43 Service 25,080 20.44 21.10 -0.66 Vacant 9,380 7.65 8.10 -0.45 Source: Experian Goad Centre Report, Northampton, October 2005 1.10 A more detailed breakdown of the retail categories is appended to this section. For the convenience goods offer, this indicates that Northampton has an under- representation in all of the sub-categories. For example, Northampton town centre has no butchers or off-licence outlets. In terms of the comparison goods sub- sectors, Northampton performs extremely well in respect of variety, department and catalogue stores. Northampton has two department stores – Debenhams and Beatties (which has recently been taken over by House of Fraser). Department stores are known as being key shopper attractors, and were another department store operator enticed to locate in Northampton, this would be very beneficial. 1.11 A detailed examination of service sub-sectors shows that Northampton is broadly comparable with the UK average. If, however, the strategy were to improve the evening economy, then it may be desirable to increase the number of restaurants and cafes in the town centre along with other associated cultural and leisure pursuits. 1.12 Northampton town centre already has a reasonable range of entertainment facilities. A multiplex cinema and casino are located in Sol Central at Marefair. Derngate Theatre and the Royal Theatre lie in the south-western quadrant of the town centre. Several nightclubs are also located in the town centre. In addition, the centre accommodates a museum. Improvements to the restaurant/café offer would help to support – and feed off – these entertainment attractions. 1.13 There are also several health and fitness/leisure centres in Northampton. These include Derngate Gym, Top Notch Health Club, and Fitness First. These leisure and cultural facilities increase the diversity of the centre, and help add to the attractiveness of Northampton. 1.14 Northampton town centre is also an important employment location. The town does not however possess a well defined office core, and the out of town market is C:\Documents and Settings\LSanders\Local Settings\Temporary Internet Files\OLKF\Northampton Town Centre Health Check MH - 20 02 06.doc 4 now the key office location. Generally, the office stock within Northampton town centre is inferior to its out of centre stock. However, some of the largest outdated office blocks have been replaced by leisure and retail development in the town centre. According to the ODPM’s Town Centre Activity Statistics (2002), the central area of Northampton, offers a total office floorspace supply of 146,630 sq m (1.58 million sq ft) and employs 3,540 staff. Retailer Representation 1.15 Another good indicator of the strength of the centre is to examine multiple retailer representation. According to the Experian Goad report, a multiple retailer is defined as being part of a network of 9 or more outlets. The presence of multiple outlets can enhance the appeal of a centre to shoppers. In October 2004, 230 of 518 shop units in Northampton were occupied by multiple retailers, equating to 42% of available stock. This figure is considerably in excess of the national average of 34.08%. Experian Goad highlights 27 key retail attractors, as a benchmark against which to judge centres. Northampton has 21 (78%) of these key retail attractors, as indicated in the table below. Key Retailers No. in Northampton Argos 1 BhS 1 Boots 1 Burton 1 Clarks 1 Debenhams 1 Dixons 0 Dorothy Perkins 1 H&M 1 House of Fraser (Beatties) 1 John Lewis 0 Marks & Spencer 1 New Look 1 Next 1 River Island 1 Sainsburys 1 Superdrug 1 Tesco 0 Topman 0 Topshop 1 Virgin Megastore 1 WH Smith 1 Waitrose 0 Waterstones 1 Wilkinson 1 Woolworths 1 NB – Beatties department store in the Grosvenor Centre has recently been acquired by House of Fraser.
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