Planning Statement Including Retail Assessment and Employment Land Assessment Aldi Stores Limited

United Kingdom | April 2019

Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire Contents

1 Introduction 3

2 Description of Site and Planning History 5

3 Proposed Development 6

4 Pre-Application Advice 14

5 Planning Policy 16

6 Retail Assessment 22

7 Employment Land Assessment 36

8 Planning Considerations 42

9 Conclusions 47

Appendix 1 – Catchment Area Plan 49

Appendix 2 – Retail Assessment Tables 50

Appendix 3 – Household Survey Questionnaire 51

Appendix 4 – Marketing Particulars 52

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 1 Introduction

1.1.1 JLL has been instructed by Aldi Stores Limited (‘Aldi’) to prepare a hybrid planning application for a new foodstore and employment development on land off the A525 (Lon Gwernydd), Ruthin, Denbighshire. The description of development as set out on the application form is as follows:

■ Description of Site and Planning History; ■ Proposed Development and Aldi Concept; ■ Pre-Application Discussions; ■ Planning Policy Context; ■ Retail Assessment comprising Retail Assessment and Loss of Employment Land; ■ Employment Land Statement; ■ Planning Considerations and Compliance; and ■ Conclusions 1.1.3 In support of the planning application, the following documents have been submitted. The list of supporting documents has been agreed with planning officers at Denbighshire County Council during pre-application discussions:

■ Application form and certificates prepared by JLL; ■ Supporting Plans and Drawings prepared by The Harris Partnership including: - Location Plan 13850-100B; - Existing Site Plan 13850-101B; - Proposed Site Plan (which shows split over full and outline elements) 13850-102D; - Proposed Foodstore elevation plans 13850-104B; - Proposed Foodstore general arrangement plan 13850-103B; - Proposed Foodstore roof plan 13850-105B; - Proposed Foodstore Shutters plan 13850-106B; - Proposed Unit 1 Employment building elevations plans (full application only) 13850-111D; - Proposed Unit employment GA plan 13850-110B; - Proposed Unit 1 employment roof plan 13850-112B; - Proposed Sub Station 13850-108B; - Proposed Boundary Treatment plan 13850-107C; and - Proposed Landscape Plan V13850_L01D; ■ Supporting Visualisations (for information only) prepared by The Harris Partnership including: - Proposed Site Plan 13580-V102D;

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

- Proposed Elevations 1 V111D; - Proposed Elevations 2 V104B; - CGI 01A; and - CGI 02A ■ Planning Statement including Retail and Employment Land Assessments prepared by JLL; ■ Design and Access Statement prepared by The Harris Partnership; ■ Transport Assessment prepared by Cameron Rose Associates; ■ Extended Phase One Ecological Assessment prepared by Cambrian Ecology; ■ Flood Consequences Assessment prepared by JBA Consulting; ■ Drainage Strategy prepared by SWF Consulting; ■ Statement of Community Involvement including details of statutory pre-application consultation period prepared by BECG; ■ Employment Land Viability Statement prepared by JLL; and ■ Welsh Language Impact Statement prepared by JLL.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 2 Description of Site and Planning History

2.1 Description of Site

2.1.1 The application site is located adjacent to the town of Ruthin which lies within the administrative boundaries of Denbighshire County Council (DCC) which is the Local Planning Authority (LPA) for the County. The site lies on the fringe of the town, adjacent to an industrial estate and Ruthin Farmers Market which play important roles within the town.

2.1.2 The application site extends to 3.63Ha (8.97 acres) of land currently in agricultural use (improved grazing). The site is approximately rectangular in shape and is bounded by the A525 (known locally as Lon Gwernydd) to the west, Lon Cae Brics (Brickfield Lane) to the north, a minor watercourse to the east and farmland and the Ruthin Famers Market to the south. The wider area is dominated by employment and agricultural uses to the north, east and west and residential and educational uses to the south of the site. A three-arm roundabout is located a short distance to the south of the site which distributes traffic between the Ruthin North Link Road (A525) running east into the north of Ruthin and the town centre, Denbigh Road running south to the west of Ruthin, the town centre and settlements to the west of the town such as Llanfwrog and A525 (Lon Gwernydd) running north from Ruthin to Denbigh.

2.1.3 The application site is generally flat and lies below the level of the A525 which runs along the top of an embankment. There is a difference in land levels of circa 2.5m to 3m. The site is clear of vegetation with the exception of the improved grazing land however the eastern boundary includes mature vegetation following the line of a small watercourse. The southern, northern and part of the western boundaries are formed by mature hedgerows. The northern and southern boundaries also include a number of mature trees. A telegraph line runs along the western boundary. Access to the site is currently provided by a small field gate at the junction of the A525 and Brickfield Lane and a second field access providing access to the fields to the south of the site.

2.1.4 As detailed above, this hybrid application seeks part full and part outline consent for a range of retail and employment uses. Part A of the application relates to the elements for which full permission is sought and includes a foodstore (use class A1) an employment unit and an estate road into the site. (use class B1/B2/B8). Part B of the application seeks outline consent for a range of employment units falling within use classes B1/B2/B8with all matters reserved.

2.2 Planning History

2.2.1 On review of the Denbighshire County Council online planning register, it was found that there are no records of previous applications on this site and therefore there is no planning history relevant to this proposal.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 3 Proposed Development

3.1 Proposal

3.1.1 This planning application seeks a hybrid consent for part full and part outline permission, set out on the application form as follows:

■ At Plot 1, a new A1 foodstore comprising of: - A new A1 foodstore extending to 1,864sq.m gross external area, providing 1,786sq.m gross internal area and providing 1,315sq.m gross sales area, entrance area and canopy, trolley bay, plant area, back of house areas and loading bay; - 135 parking spaces including eight disabled spaces and nine parent and child spaces with associated circulation areas, pedestrian routes and ancillary parking infrastructure; - 12 cycle hoops offering parking provision for 24 bicycles; - Vehicular and pedestrian site access to internal estate road; - A service yard incorporating a 25m diameter turning area for HGVs and six staff parking spaces; - A totem sign, details of which will be addressed in a subsequent application for advertisement consent; and - Landscaping and boundary treatments ■ At Plot 2, a new B2/B8 unit comprising of: - A single building extending to 716sq.m gross external area divided into three units which has the potential to be amalgamated to allow one or two units dependent on occupier interest: ▪ Unit 1A offering 281sq.m to fall within use classes B1/B2/B8; ▪ Unit 1B offering 186sq.m to fall within use classes B1/B2/B8; ▪ Unit 1C offering 186sq.m to fall within use classes B1/B2/B8; - A communal parking and servicing area comprising of a 25m diameter service spin, 10 parking spaces including two disabled spaces; - Six cycle hoops providing storage for 12 bicycles; - A retaining structure to the rear of the units allowing for pedestrian access and bin store; - Vehicular and pedestrian access; and - Landscaping and boundary treatments ■ Ancillary development consisting of: - A new vehicular and pedestrian access to the (A525); - Internal estate road, pedestrian routes and pedestrian crossings to allow future access to areas of the site to be developed at later stages (currently forming the outline element of the application);

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

- Site levelling works; and - Landscaping and boundary treatments.

3.1.3 Part 2 of the application will consist of the development of circa seven further employment units to be occupied within uses B1/B2/B8. This phase of the development is proposed in outline with all matters reserved however the applicant has provided an indicative site layout in order to demonstrate that the proposed outline elements are feasible within the site. The indicative layout allows for B1/B2/B8 use class accommodation as follows:

■ Unit 2 GIA – 570sq.m GEA – 620sq.m ■ Unit 3 GIA – 423sq.m GEA – 460sq.m ■ Unit 4 GIA – 893sq.m GEA – 954sq.m ■ Unit 5 GIA – 661sq.m GEA – 716sq.m ■ Unit 6 GIA – 376sq.m GEA – 416sq.m ■ Unit 7 GIA – 1110sq.m GEA – 1,197sq.m ■ Unit 8 GIA – 466sq.m GEA – 507sq.m

3.1.4 The above indicative layout would yield a total of 4,870sq.m GEA or 4,499 sq.m GIA. The final floorspace will be fixed in a future reserved matters application.

3.1.5 Part B will consist of outline consent for B1, B2 and B8 uses on the remaining site with all matters reserved with the exception of access which is addressed in this application.

3.2 Site Layout

3.2.1 The site has been divided to accommodate a foodstore and eight employment units served by a communal new estate road which forms part of the full planning permission and internal estate roads which will be reserved as part of the outline application. Unit1 is located in the south-west corner of the site and will accommodate the proposed foodstore, offering good visibility from the A525 Lon Gwernydd, an important factor for a convenience retail operator such as Aldi. To the north, the first employment unit is proposed. Its position is fundamental to the delivery and prominence of the wider site as it will, along with the proposed foodstore define new development and promote the site fronting the A525.

3.2.2 The above-mentioned estate road will cut through the site off the A525 between the proposed Aldi store and employment unit 1. The road will then provide the opportunity for the rest of the site to be opened up to the proposed employment units as set out in the outline element of the application

3.3 Foodstore Design

3.3.1 The proposed Aldi store has been designed using a simple palette of materials and in a crisp, contemporary style in order to complement the surrounding area and to ensure that the store makes a modern addition to the local vernacular. This has been achieved by using a mix of brickwork, white render, anthracite grey components and glazing.

3.3.2 Furthermore, a mono pitch roof is considered an appropriate roof design as this will provide some height to the front elevation of the store and give some prominence. The site is challenging in terms of visibility due to the land sitting lower than the A525 therefore the proposed roof design will help to overcome this constraint.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

3.3.3 Additional details are set out within the Design and Access Statement prepared by The Harris Partnership which accompanies the application submission.

3.3.4 A separate service yard including 6no. staff parking spaces and a 25m HGV turning area will be provided to the rear of the store to segregate customers and delivery vehicles.

3.3.5 During pre-application discussions with the Council, the applicant was asked to consider using red sandstone as part of the construction materials in order that the store fits in with local vernacular. On consideration however, it was found that the inclusion of red sandstone would be prohibitively expensive and due to the levels of the site, the relevant elevation would not be seen from the road and would therefore not contribute to the local vernacular. The site is also adjacent to an existing employment site which is more prominent and does not include materials such as red sandstone. The design of the proposed store is considered to be of a considerably higher quality than the adjacent industrial estate.

3.3.6 The site is a significant distance from the Clwydian Range AONB which, when viewed form the A525 would be behind the site, some distance away. The application site lies significantly below the level of the A525 and is buffered to the rear by a line of mature trees beyond which lies significant commercial development. CGI 02A submitted in support of this application demonstrates that the AONB is visible from the road over the proposed development and will remain visible between the various elements of the development. As such, the site has no relationship with the AONB and does not impact on the setting or perception of the AONB.

3.4 Access

3.4.1 The existing site is accessed by means of a field access to the north-west of the site at the junction of A525 Lon Gwernydd and Lon Cae Brics however this access is sufficient only for the existing agricultural use of the site. A second access along the southern boundary provides access to and from the agricultural field to the south which is also only sufficient for occasional agricultural access. Neither access is considered to be sufficient for the proposed site uses.

3.4.2 As such, a new dedicated site access is proposed to the site from Lon Gwernydd (A525). The A525 runs along an embankment and as such, some levelling works are required to allow safe access and egress from the application site to the A525. The new access will comprise of a two-lane exit allowing for traffic to split into those turning right (north) or left (south) from the site access. For traffic turning into the site from the A525 form the south, a new filter lane will be installed to allow traffic to wait safely in the centre of the road before turning across the southbound lane of traffic into the site. A new traffic island will be installed to the north of this filter lane to separate the proposed filter lane from the existing filter lane relating to the Lon Cae Brics junction to the north. In order to facilitate the new filter lane, additional carriageway will be required, extending to approximately 470sq.m of new surface.

3.4.3 A dedicated cycle and pedestrian route runs alongside the A525 adjacent to the application site. This will form the pedestrian and cycle access to the site and will be incorporated into the design of the highway in order to ensure that safe pedestrian and cycle access to and past the site is maintained at all times.

3.4.4 Further detail of the highways design, highways safety and highways impact are included in the Transport Statement prepared by Cameron Rose Associates and submitted in support of this application.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

3.5 Servicing and Deliveries

3.5.1 As detailed above, a new access onto the A525 will be created to serve the application site and traffic will be distributed through new internal estate roads. Each plot to be developed will be served by a single access for deliveries, servicing, employees and customers (where relevant).

3.5.2 Aldi seeks unrestricted delivery hours for this development.

3.5.3 Aldi operates a unique delivery system from a dedicated transport fleet. The company operates a closely managed servicing arrangement for each store with approximately 3-4 articulated vehicle deliveries per day, comprising fresh food and ambient goods. There will also be a daily delivery for fresh milk and two waste collections per week via a rigid vehicle.

3.5.4 This allows deliveries to be made throughout the day and night, allowing for the efficient and economic operation of the store and the wider regional business while limiting impact on the local highway network by making deliveries outside of normal working hours.

3.5.5 The remainder of the site including full and outline elements for employment uses also required unrestricted delivery hours to maximise the potential for the proposed units and attract prospective tenants.

3.5.6 There are no noise sensitive receptors in the vicinity and thus unrestricted delivery hours are considered to be appropriate in this case.

3.6 Designing Out Crime

3.6.1 The design of the proposed development includes crime prevention measures which are outlined in more detail in the Design and Access Statement that supports this application. The design adopts principles of secure design to provide a secure building and site. Some of the measures for the external layout and building design of the foodstore and employment unit 1 are summarised below:

3.7 External Layout

■ The general layout of the development is relatively simple and easy for customers to understand and it is clear where they should and shouldn’t be. Management of the site is also made easier. There are relatively few areas where criminal activity could occur unobserved. ■ Most of the car parking area is well overlooked from the frontage of the building and is readily visible from the A525 and the internal estate road, allowing a good level of natural surveillance. ■ Glazed areas to the side of the building are protected with anti-ram raid bollards. ■ Cycle parking for customers will be close to the store entrance, overlooked by the shop front glazing. ■ The proposal will introduce new lighting columns across the site which will have LED lights fitted to give a uniform level to the car park and service area. Lights will be operated by a time clock and photocell override. Lights will be protected with covers against vandalism. ■ Bin stores will be fully enclosed in the bin cage to the service yard. ■ Shopping trolleys are controlled on a coin operated system and will be secured at night to prevent theft/miss-use. ■ The site boundaries will be secure to prevent access into neighbouring properties. ■ Planting and vegetation in vulnerable areas will be kept to a maximum height of 1m.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

3.8 Building design

■ Windows will be installed to BS7950 with perimeter steel door and frame sets. The windows will be fixed glazing. Windows will have laminated double-glazed units. ■ External security shutters over the entrance / exit doors out of hours. ■ Doors and windows are manufactured from steel with no visible external ironmongery. ■ An intruder alarm will be installed to the building (Monitored). ■ The entrance to the store for customers is in an obvious position and clearly visible from the car park ■ There are no recesses to the ground floor of the building exterior. ■ There are no areas to the roof that are accessible

3.9 Sustainability

3.9.1 Aldi are committed to achieving sustainable development across their estate. The business operates a detailed sustainability plan across all UK development and includes a range of measures including:

■ Reducing energy usage ■ Using sustainable materials and construction methods ■ Promoting the use of sustainable and ensuring stores are accessible ■ Reducing and managing waste

3.9.2 Further detail of the sustainability measures undertaken by Aldi and for employment unit 1 are included in Section 6.3 of the Design and Access Statement submitted in support of this application.

3.9.3 The proposal will incorporate a heat recovery system to heat the proposed building. In order to minimise energy demand in stores, the appellant seeks to re-use and re-cycle any waste energy where possible. The greatest area to recover energy in the store is the ‘Waste Heat’ generated by the refrigeration system and this is recovered to heat the proposed building which would otherwise be discharged into the atmosphere. The waste heat is harnessed via a CO2 refrigerant lead heat recovery system that rejects the waste heat into a low temperature hot water heating circuit which in turn provides heat to an underfloor heating array. This system provides 100% (115,000 kWh per year) of the total building’s heating demand. The heat recovery system has totally removed the need for an independent gas heating system. The underfloor heating system provides heat to the store with a high percentage of radiant heat, minimising the negative affect that the sales floor chillers have on the store heating.

3.9.4 Total energy consumption for a typical store is approximately 270,000 kWh per year. Heating provides approximately 40% of the proposed building’s overall energy demand. The combination of reusable and renewable sources, circa 40% of energy, provide an excellent sustainable approach to the operation of the proposed building.

3.9.5 The appellant applies a local sourcing policy for its construction phase that reduces the environmental pollution of long distance transportation. The proposed store would be sourced from the Neston regional distribution centre (RDC) which is the closest Aldi RDC to the site in the UK which also reduces delivery mileage of stock to its stores on a daily basis.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

3.10 Trading Hours

3.10.1 Aldi seeks unrestricted trading hours in line with the existing store operations and indeed national legislation. Likewise, unrestricted trading hours for the proposed employment units falling within the full and outline elements of the application are proposed. There are no sensitive receptors in the vicinity and as such there will be no detrimental impact on neighbouring sites.

3.11 Aldi Store Concept

3.11.1 Aldi offers a modest sized supermarket range primarily selling its high quality, brand-matched products at heavily discounted prices. It was named the UK’s Favourite Supermarket by Which? In 2018 and awarded the Which? Best Supermarket on numerous occasions including in 2018. Aldi has become not only the leading discount operator, but an established presence in the UK market.

3.11.2 The majority of the products on offer are Aldi’s exclusive own brands supported by a small range of branded goods. This ensures highly competitive pricing for the customer. Each Aldi store carries the same range of around 1,800 core lines, in stark contrast to a large Tesco or Asda store which will carry in excess of 50,000 lines.

3.11.3 While Aldi’s business model is designed for efficiency in order to keep prices low, the quality of the own-brand products is exceptionally high and matched with the best brands. This is highlighted by the number of awards Aldi has received in recent years from established sources such as The Grocer, the Quality Food Awards, the Retail Industry Awards and the International Wine and Spirits Challenge.

3.11.4 Aldi does not provide a ‘one-stop-shop’ – with no facilities such as an in-store butchers, fishmonger, pharmacy, tobacco counter, café or other concessions– and thus encourages linked trips with existing facilities. Rather than harm local trade, as the introduction of a large format supermarket operator may do, Aldi can encourage the use of local businesses, keeping shoppers’ spend in the local area and promoting sustainable shopping patterns rather than travelling further afield. A representation of Aldi’s offer is set out below:

■ Selection of fresh seasonal fruit and vegetable lines; ■ Limited range of exclusively own label tinned, bottled and pre-packed groceries; ■ Frozen and chilled products; ■ “Specially Selected” range which offers premier quality, luxury foods hand-picked from around the world; ■ Own label beers, wines and spirits; ■ Pre-packed bread, morning goods and cakes; ■ Everyday non-food household items e.g. toiletries and cleaning items; ■ Twice weekly, non-food, limited availability, special purchase products within the categories of sports and outdoor activities, textiles, electronics, DIY and home improvements.

3.12 Job Creation

3.12.1 An Aldi store would expect to employ up to 40 members of staff on a range of basis and roles. Roles include full time and part time positions. A range of roles are required in Aldi’s stores including store managers, store assistants, caretakers and warehouse staff. Aldi provides a successful and highly regarded apprenticeship scheme and graduate scheme which provide extensive opportunities. As more stores open, Aldi is required to recruit and train additional area managers and distribution staff including delivery drivers and logistics staff.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

3.12.2 Thus, the benefits of a new store are significant to a local area and to the region. Furthermore, Aldi pays above average wages at all levels within the retail sector and has introduced a new £9.10 minimum rate for all UK staff. This is above former Chancellor George Osborne’s £7.20 national living wage requirement for over-25s, higher than the Living Wage Foundation’s voluntary £8.25 per hour and higher than any of Aldi’s rivals.

3.12.3 Additional employment opportunities will also be created for the local area through employment of local contractors and labour during the construction stage, plus further employment opportunities for servicing and maintenance etc.

3.12.4 The proposed employment unit will also create jobs. At this stage it is not known who the end operator/s will be. Over recent years (as expanded upon later in this statement), the site has attracted interest from individual occupiers however, all require a serviced site. It is therefore expected that the employment unit will attract existing and new businesses to add to the growth of the local economy and create at least ten, but probably more jobs. Furthermore, once delivered the later outline phase will also create additional jobs providing a range of skills and support local business growth.

3.12.5 Using the floorspaces included in the full planning permission element of this application along with the indicative floorspaces provided as part of the outline element of the scheme, JLL has projected the number of jobs expected to be created as a result of the employment elements of the proposed development.

3.12.6 The employment densities from the Employment Densities Guide (3rd Edition) published by the Homes and Communities Agency in 2015 have been applied (JLL is not aware of more up to date or relevant data) and are summarised in the table below. These figures are considered to be objective and fair and are accepted as an appropriate source for such projections.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

Table 3.A 2015 Density Use Class Sub-Category Sub-Sector (sq.m)

Corporate 13

Professional Services 12

General Offices Public Sector 12 B1a Tech 11

Finance & Insurance 10

Call Centres 8

B1b R&D 50*

B1c Light Industrial 47

B2 Industrial and Manufacturing 36

National Distribution Centre 95

B8 Storage & Distribution Regional Distribution Centre 77

Final Mile Distribution Centre 70

Average 36.75

*B1b R&D use employment densities are quoted as 40-60 and as such a figure of 50 has been applied. 3.12.7 The application seeks consent for all B-class uses (B1/B2/B8) and as such, employment densities for all corresponding uses have been included above. The employment density figures applied above relate to number of square metres per job. In order to determine the number of jobs to be created, the total floorspace (GIA/NIA) is divided by the average B-class employment density (36.75 sq.m per job). The table below outlines the number of jobs to be created.

Table 3.B Proposed GIA Number of Jobs Full Application (Unit 1) B-Class Floorspace 653 18 Outline Application B-Class Floorspace 4,499 122 Total 5,152 140

3.12.8 The proposed development is anticipated to generate 18 jobs as a result of employment unit 1 of the full planning application and approximately 122 as a result of the development covered by the outline application. These figures are a projection based on average employment densities arising from B-class uses and in part, from approximate floorspaces included as indicative in the outline element of this application.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 4 Pre-Application Advice

4.1.1 Aldi’s project team met with officers of Denbighshire County Council on two occasions: 31 July 2017 and 25 September 2018, to discuss the proposed development. Both meetings included the Council’s planning development management and policy colleagues, highways and economic development officers. The second meeting also included the council’s ecologist. Aldi’s project team included planners, architects, transport consultants as well as Aldi’s property director and Liberty Properties who form part of the project team. The first meeting also included development consultancy in regard to loss of employment land. The meetings were productive and allowed the appellant’s project team to develop its proposals.

4.1.2 From the outset (meeting of July 2017), Aldi has proposed a hybrid planning application which would in the first instance deliver full planning permission for an Aldi foodstore with the main estate road to service the wider site. The application would also seek outline planning permission for the rest of the site for traditional B1, B2 and B8 uses. For reference, details of the proposal are presented in the submitted Design and Access Statement.

4.1.3 Overall, the Council’s officers accepted the principle of the proposal but required further clarity on various aspects largely focussing on the retail element which would result in the loss of employment land; and understanding the timescales for delivery. It’s main concern at its meeting of July 2017 related to the employment element of the proposal being fully in outline. No significant issues were raised in regard to design or highways matters.

4.1.4 At the meeting of September 2018, Aldi presented an advanced proposal which would incorporate the proposed Aldi foodstore as well as two industrial plots within the full planning element of the hybrid application. The latter would comprise an industrial unit and an outdoor storage area taken off the proposed new estate road. Officers welcomed the new industrial unit to form part of the full element of the application although required greater certainty of its implementation and were less encouraging regarding the proposed storage area. Matters including design, highways and ecology were considered largely satisfactory. The policy officer raised the matter that the site is located close to the Clwydian AONB. It was acknowledged that the proposal would address this relationship within the forthcoming planning application.

4.1.5 Following the 2018 meeting, the project team made amendments to the proposal. The foodstore and estate road element of the proposal have remained largely the same. The proposed industrial unit which will form part of the full application has been pulled to the front of the site overlooking the A525. This will provide prominence to the main road and promote the wider site to eventually allow the outline element of the proposal to come forward. The open storage element discussed in September 18 has been removed from the proposal as the scheme is not sufficiently advanced enough at this stage. The outline element shows an indicative layout of a range of plots with potential for seven further buildings to be delivered. Details of these plots would be approved as reserved matter applications.

4.1.6 The landowner is also prepared to release a 4m wide strip running along the northern boundary of the site abutting Brickfield Lane to the Council to allow the local highway authority to upgrade the road leading into the neighbouring industrial estate. A Unilateral Undertaking is submitted with this planning application to provide the Council with the opportunity to upgrade Brickfield Lane. However, if after five years, the Council does not progress, the landowner can withdraw from the opportunity.

4.1.7 Furthermore, the Unilateral Undertaking confirms that the landowner will deliver the full planning permission (if granted) for the industrial unit following completion of the proposed Aldi store with flexibility to begin works sooner.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

4.1.8 Telephone and email correspondence between JLL as Aldi’s planning consultants and the Council’s case officer for the application have taken place during 2019. The case officer has raised a query in regard to materials of the Aldi store and pedestrian/cycle access to the site.

4.1.9 Regarding materials, it was highlighted that red sandstone is considered within the design of the Aldi store. This would however introduce an increased cost to the proposal. Furthermore, the site is located next to an industrial estate, immediately to the north which includes an array of materials largely within a band of grey tones. The proposal will introduce a crisp, modern store that sits low into the site. There would be little visual benefit from introducing such materials but importantly, the proposal has a much greater objective, i.e. to deliver a viable scheme which can unlock the wider site for employment uses. Additional costs would eat into that viability.

4.1.10 From the outset, Aldi’s architects and transport consultants have worked to make the site as accessible as possible by foot and bicycle. This has also been discussed with highway officers during the pre-application meetings. Due to the change in levels from the highway into the site which vary from 2.5m-3m, significant works to design the road and ensure any footpath is DDA compliant, means that it is not possible to introduce a ramp into the site from the southern end of the site as it would only extend to the proposed estate road to achieve what is already proposed.

4.1.11 JLL has also agreed the wording of the description of development and all documents required to validate the planning application.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 5 Planning Policy

5.1 Introduction

5.1.1 When determining any planning application, the relevant authorities (in this case the Denbighshire Council) are under a statutory obligation as imposed by section 54A of the Town and Country Planning Act, repeated in Section 38(6) of the Planning and Compulsory Purchase Act 2004, to make their determination in accordance with the development plan, unless material considerations indicate otherwise.

5.1.2 In this instance the relevant development plan comprises the Denbighshire Local Development Plan, adopted June 2013. The Development Plan is supported by a range of Supplementary Planning Guidance. Planning Policy Wales (PPW) and the relevant Technical Advice Notes (TANs) are also a material consideration.

5.2 The Development Plan

5.2.1 Denbighshire’s Local Development Plan comprises of the Local Development Plan 2006 – 2021 adopted in June 2013. Denbighshire County Council approved the Local Development Plan Review Report for submission to Welsh Government in December 2017. The Delivery Agreement, which will guide the production of a new Local Development Plan, was agreed by Welsh Government on 22nd May 2018 but progress of the Review is at an early stage and holds no weight in considering this planning application.

Key

Site

PSE 2 ‘Employment Areas’

5.2.2 The following policies are considered relevant to the application:

5.2.3 Policy RD 1 ‘Sustainable development and good standard design’ set out that development will be supported within development boundaries provided that all the following criteria are met:

■ Respects the site and surroundings in terms of the siting, layout, scale, form, character, design, materials, aspect, micro-climate and intensity of use of land/buildings and spaces around and between buildings; and ■ Does not unacceptably affect prominent public views into, out of, or across any settlement or area of open countryside; and

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

■ Does not unacceptably affect the amenity of local residents, other land and property users or characteristics of the locality by virtue of increased activity, disturbance, noise, dust, fumes, litter, drainage, light pollution, etc and provides satisfactory amenity standards itself; and ■ Provides safe and convenient access for disabled people, pedestrians, cyclists, vehicles and emergency vehicles together with adequate parking, services and manoeuvring space. ■ Does not have an unacceptable effect on the local highway network as a result of congestion, danger and nuisance arising from traffic generated and incorporates traffic management/calming measures where necessary and appropriate. ■ Incorporates suitable landscaping treatment, the creation and/or protection of green and blue corridors, mature landscaping, and arrangements for subsequent maintenance. Landscaping should create a visually pleasant, sustainable and biodiversity rich environment that protects and enhances existing landscape features and also creates new features and areas of open space that reflect local character and sense of place.

5.2.4 Policy PSE 2 ‘Land for employment uses’ sets out that within employment areas use classes B1, B2 and B8 will be supported. Hazardous development and development of other land uses in close proximity to existing hazardous developments will only be permitted where there are no unacceptable risks to the public, other land uses or the environment.

5.2.5 L E Jones Ltd, Lon Gwernydd (located 110m north east of the site) in Ruthin is a hazardous installation around which is an identified Health and Safety Executive consultation zone.

5.2.6 Denbighshire has 3 hazardous installations around which are identified Health and Safety Executive consultation zones. Policy PSE 2 sets out that these installations carry an element of risk, however small, which may cause a degree of hazard beyond the site itself. The Health and Safety Executive (HSE) have identified consultation zones around each of the installations, within which the HSE must be notified of proposals for development. Where the HSE considers the risk of development is unacceptable they will object to the proposal. In such circumstances planning permission will be refused Hazardous development.

5.2.7 Policy PSE 3 – ‘Protection of employment land and buildings’ sets out that proposals which would result in the loss of employment land or buildings will only be supported provided that:

■ There are no other suitable sites available for this development; and ■ A continuous marketing process of 1 year, alongside all practical attempts possible to retain the employment use, has demonstrated that the site or premises is no longer capable of providing an acceptable standard of accommodation for employment purposes; and ■ The loss of the site or premises would not prejudice the ability of an area to meet a range of local employment needs or the proposal involves the satisfactory relocation of a non-conforming use from an unsuitable site.

5.2.8 Policy PSE 6 ‘Retail Economy’ sets out that proposals for new retail development will be directed towards defined town centres in the first instance, provided that they are of a scale and type appropriate to the size, character and function of the centre.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

5.2.9 Policy PSE 7 ‘Proposals for new retail development’ identifies areas within Rhyl, Prestatyn, Denbigh and Llangollen for retail development however no sites in Ruthin have been identified.

5.2.10 Policy PSE 9 ‘Out of centre retail development’ sets out that proposals for small scale retail uses within development boundaries will be permitted outside town centres provided they:

■ Are less than 500m2 gross area; and ■ Serve the local area; and ■ Do not form part of an industrial estate; and ■ Do not jeopardise the viability and vitality of town or district centres.

5.2.11 Proposals that are outside of the main town centre will be determined using the sequential approach outlined in Chapter 10 of Planning Policy Wales. Where proposals are of a scale that is found to be unacceptable they will be refused. The Council will direct any new supermarket provision either within or on the edge of existing town centres as defined on the proposals map. Proposals for retail on industrial estates will be not be permitted to prevent incremental change in the overall use of the site.

5.2.12 Policy PSE 10 ‘Local shops and services’ sets out that proposals or new local shops and local services within settlements will be supported provide they satisfy Policy PSE 9. Proposals to combine a number of services within a single location to ensure their overall continued viability will be looked upon favourably.

5.2.13 Policy ASA 1 ‘New Transport Infrastructure’ sets out that development proposals for the provision of new transport infrastructure and improvements to existing infrastructure facilities will be supported providing that the following criteria are met:

■ There is a need and justification for the proposals on economic and/ or social grounds; and ■ There are no unacceptable effects on the natural and built environment; and ■ Provision is made for safe access by all users, including, cyclists, pedestrians and the mobility impaired.

5.2.14 Policy ASA 3 ‘Parking Standards’ sets out that development proposals, including change of use, will be expected to provide appropriate parking spaces for cars and bicycles. If the use of a property or premises requires parking infrastructure for mobility impaired people, these facilities will be taken into account when determining the amount of parking spaces required.

5.3 National Planning Policy and Guidance

5.3.1 Planning Policy Wales (PPW) (Edition 10, December 2018)

5.3.2 Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government. It is supplemented by a series of Technical Advice Notes (TANs) Welsh Government Circulars, and policy clarification letters, which together with PPW provide the national policy framework for Wales.

5.3.3 The PPW sets out (paragraph 12) that the primary objective of planning is to contribute towards the delivery of sustainable development and improves the social, economic, environmental and cultural well-being of Wales, as required by the Planning (Wales) Act 2015, the wellbeing of Future Generations (Wales) Act 2015 and other key legislations.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

5.3.4 Paragraph 1.11 highlights that the principles of sustainable development have been at the heart of planning policy since PPW was first published in 2002. However, the concept has been expanded under the Well-being Act and it requires an improvement in the delivery of all four aspects of well-being: social, economic, environmental and cultural’.

5.3.5 Paragraph 1.14 states:

‘In order to demonstrate that appropriate consideration has been given to the Well-being goals and sustainable development principle in the decision making process, public bodies are required to have regard to the ‘five ways of working’ contained in the Well-being Act. These require consideration of: involvement; collaboration; integration; prevention; and long term factors’. 5.3.6 Paragraph 2.12 sets out the 5 key principles that should underpin the guiding vision for all development plans. The following principles support the culture change needed to embrace placemaking and ensure that planning facilitates the right development in the right place:

■ Growing our economy in a sustainable manner ■ Making best use of resources ■ Facilitating accessible and healthy environments ■ Creating & sustaining communities ■ Maximising environmental protection and limiting environmental impact.

5.3.7 Paragraph 3.37 outlines that where there is a need for sites, but it has been clearly demonstrated that there is no previously developed land or underutilised sites (within the authority or neighbouring authorities), consideration should then be given to suitable and sustainable greenfield sites within or on the edge of settlements.

5.4 Retail

5.4.1 National policies that will be considered are set out in Planning Policy Wales (PPW) (Edition 10, December 2018) along with the relevant Technical Advice Notes (TAN 4 ‘Retail and Commercial Development’ November 2016).

5.4.2 For major new retail proposals, local planning authorities should consider not only the incremental effects of that proposal, but also the likely cumulative effects of recently completed development, together with outstanding planning permissions and development plan commitments, in the catchment areas of defined retail and commercial centres.

5.4.3 The PPW states that the three test of retail need, sequential test and retail impact assessments may apply to new retail developments.

5.4.4 TAN 4 ‘Retail and Commercial Development (November 2016) should be read in conjunction with PPW. Paragraph 6 notes that the test of retail need is the starting point for planning for new retail development and requires any application relating to an out-of-centre location which is not in accordance with an adopted development plan, to consider need.

5.4.5 Within TAN 4 ‘Retail and Commercial Development’ the sequential location of development plan allocations or planning application should be considered in the following order:

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

■ Firstly, within retail and commercial centres. ■ If no suitable sites are available in retail and commercial centres then edge-of centre locations should be considered, with preference given to brownfield sites that are well connected to the existing centre and accessible by a variety of means of transport. ■ Only when retail and commercial centres and edge of centre locations have been considered and found to be unsuitable can out-of-centre options within, and outside, a settlement area be considered. Preference to brownfield out-of-centre sites should be given, which are or will be served by a choice of means of transport and are close to established retail and commercial centre.

5.4.6 In regard to suitability, where a developer favours a development on the edge or outside a retail centre, evidence will need to be provided to explain why potential sites or building within the centre are unable to accommodate the format, scale and design of a proposed development.

5.4.7 Retailers should be flexible and innovative about the format, design and scale of the proposed development and the amount of car parking needed.

5.4.8 The TAN guidance for retail development requires retail development over 2,500 sqm gross floorspace to be supported by an impact assessment. However smaller retail planning applications may also be assessed where local planning authorities believe it will have a significant impact on a retail and commercial centre.

5.4.9 TAN 4 advises that in addition to the need and sequential tests, planning applications for retail development outside a retail centre that are not in accordance within the development plan should be assessed against a range of impact criteria, including:

■ Impact of the proposal on existing, committed and planned public and private investment in a centre or centre in the catchment area. ■ Impact of the proposal on centre vitality and viability, including local consumer choice and range and quality of the comparison and convenience retail offer. ■ Consideration of the cumulative effects of the development proposal in relation to any outstanding planning permissions. ■ The impact of the proposal on allocated sites outside centres being developed in accordance with the development plan. ■ Impact of the proposal on in centre trade and turnover in the centre and other centres in the wider area, taking account of current and future consumer expenditure capacity in the catchment area. ■ Assessment of the proportion of customers using the development travelling by different modes of transport. ■ Impact on travel patterns over the catchment area. ■ Any significant environmental impacts.

5.5 Employment

5.5.1 Economic Development is addressed in Chapter 5 of Planning Policy Wales. Paragraph 5.4.1, of PPW defines economic development as “the development of land and buildings for activities that generate sustainable long term prosperity, jobs and incomes”. PPW adds that “the planning system should ensure that the growth of output and employment in Wales as a whole is not constrained by a shortage of land for economic uses”.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

5.5.2 At Paragraph 5.4.2 PPW notes that in addition to B-class uses, a range of other types of development including retail, leisure and public services, can be considered to be economic development.

5.5.3 PPW, paragraph 5.4.4 notes that local planning authorities should encourage and support developments which generate economic property and regeneration. Technical Advice Note 23 ‘Economic Development’ notes that local planning authorities should apply judgement depending on the nature of the economic use and its applicability to a particular location. They should give first preference to sites within the boundaries of settlements (including planned new settlements and urban extensions). As a second preference, they should consider edge-of-settlement sites. As a third preference, they should consider identifying land in the open countryside.

5.6 Other Material Considerations

Supplementary Planning Guidance – Planning and the Welsh Language (2014) 5.6.1 This Guidance, jointly with local and national planning policies, will provide a means of:

■ Raising awareness amongst prospective developers of the need to fully consider the links between development and the character of communities; ■ Identify development proposals that will at the outset maintain or enrich the social, linguistic and cultural pattern of communities; ■ Identify development proposals that can be modified as a result of discussions to ones that maintain or enrich the social, linguistic and cultural pattern of communities; ■ Identify exceptions where the evidence shows that there is no opportunity to modify the proposal in a manner that will reduce the impact on the social, linguistic and cultural pattern of the community and that there are justifiable reasons for recommending the planning application’s refusal.

Denbighshire Retail Study 2018 Retail Capacity 5.6.2 The report explores the retail supply from five main retail centres recognised by GOAD; Rhyl, Prestatyn, Denbigh, Ruthin and Llangollen. It identifies and assesses the primary and secondary catchment areas for each centre and explores the interactions between each centre and their competitors in North Wales and the North West of England.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 6 Retail Assessment

6.1 Retail Proposal

6.1.1 A Retail Assessment is required in support of a planning application for:

■ Gross External Area – 1,864sq.m ■ Gross Internal Area – 1,786sq.m ■ Sales Area – 1,315sq.m

6.1.3 The proposed Aldi foodstore will provide a local supermarket selling predominantly convenience foods at 80% of the sales area and limited comparison goods such as seasonal and promotional goods, occupying 20% of the sales floorspace.

6.1.4 The application site sits within an out-of-centre location. The proposed store is intended to primarily serve the local community of Ruthin and the surrounding rural hinterland.

6.2 Policy Discussion

6.2.1 The development plan for Denbighshire comprises of the Denbighshire Local Development Plan (LDP) adopted in 2013 and comprises of a policy document supported by a policy map.

6.2.2 Policy PSE6 ‘Retail Economy’ seeks to steer retail development to sites within defined centres, such as Ruthin Town Centre. Policy PSE7 identifies a number of specific sites for retail development however these are located in Rhyl, Prestatyn, Denbigh and Llangollen. The LDP policy map shows the site as lying in an out of centre location and therefore Policy PSE9 ‘Out of Centre Retail Development’ is relevant. The justification to Policy PSE9 states ‘Proposals that are outside of the main town centre will be determined using the sequential approach outlined in Chapter 10 of Planning Policy Wales. Where proposals are of a scale that is found to be unacceptable they will be refused’. Planning Policy Wales has since been redrafted and retail planning policy is now found in Chapter 4 and in Technical Advice Note 4. Policy relating to the Needs Test is located form Para 4.3.13, the Sequential Assessment from Para 4.3.18 and Retail Impact Assessments from Para 4.3.25.

6.3 Scope of Retail Assessment, Catchment Area and Evidence

6.3.1 The scope of this Retail Assessment has been agreed with the Local Planning Authority in advance as part of the detailed pre-application discussions undertaken by JLL, the applicant and the Council.

6.3.2 The most up to date retail information provided by the Council, the Denbighshire Retail Study 2018 - Retail Capacity document focusses on capacity and provides limited information on catchments, expenditure and

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population. As a result, the applicant has prepared a bespoke assessment following standard industry practices.

6.3.3 The catchment for the Retail Assessment recognises the rural nature of Ruthin and the surrounding area and comprises of five full and one partial local authority wards as follows and as shown at Appendix 1:

■ Ruthin ■ Llandyrnog (partial ward) ■ Llanbedr Dyffryn Clwyd/Llangynhafal ■ Llanarmon-yn-Ial/Llandegla ■ Llanfair Dyffryn Clwyd/Gwyddelwern ■ Efenechtyd

6.3.4 Given the lack of information relating to expenditure and population available in the Denbighshire Retail Study or other documents provided by the Council, the applicant commissioned a bespoke Household Survey of shopping patterns. This survey was undertaken by NEMS in January 2019. The survey asked those usually responsible for the household convenience shop where they usually shop for the main food shop and for any further top-up shopping trips. The survey also asked a number of additional questions around the shopping trip, including method of travel, propensity for linked trips and the reason for choosing a destination. A copy of the survey questionnaire is attached at Appendix 3 of this document.

6.3.5 The shopping patterns identified in the household survey allow an understanding of current shopping habits which underpins the assessments of both need and impact.

6.3.6 Further demographic information including convenience expenditure, population and population growth rates were provided by CACI.

6.4 Ruthin Town Centre Health Check

6.4.1 The Denbighshire Local Development Plan outlines a hierarchy of centres Policy PSE 6 - Retail Economy. The policy identifies Rhyl as Sub-Regional Centre; Prestatyn, Denbigh, Ruthin and Llangollen as Town Centres and Rhuddlan, St Asaph and Corwen as Regional Centres. Only Ruthin falls within the defined catchment area outlined earlier in this chapter.

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6.4.2 Ruthin Town Centre is defined by Policy PSE8 – Development Within Town Centres and is shown on the Ruthin Proposals Map, an excerpt of which is included below.

Ruthin Town Centre (blue) - Denbighshire Local Development Plan 2006–2021 Proposals Maps (Main Centres)

6.4.3 Experian last surveyed Ruthin Town Centre for the purposes of updating the Goad Plan for the town on 7th June 2016. This was used as a basis for JLL’s site visits undertaken in August 2017 and in November 2018 during which the Goad information was updated accordingly. In addition, the boundary of the Town Centre Goad Plan prepared by Experian Goad does not directly relate to the Town Centre boundary as defined on the above Proposals Map; the Goad Plan includes the western extent of Clwyd Street around the former Ruthin Gaol and the eastern extent of Well Street around the Rhos Street/Llanrhydd Street/Llanfair Rod junction. These areas have been discounted from the analysis below and are considered to fall in edge of centre locations. A summary of the town centre uses within the defined town centre boundary are shown in Table A below.

Table 6.A- town centre representation 2018 Number of National Number of % of Total Number Use Category Total Operators Independent Operators of Units Convenience 2 6 8 8% Comparison 1 36 37 35% Food, Beverage & Leisure 4 10 14 13% Services 6 28 34 32% Charity 2 0 2 2% Vacant 11 10% Total 15 80 106 100%

% National Operators 14%

% Independent 86% Operators

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6.4.4 Experian, through Goad, publish vacancy rates for all major centres in the UK on a regular basis based on floorspace (as opposed to number of units). The average vacancy rate in October 2018 (i.e. the total amount of vacant retail floorspace against the total occupied retail floorspace) in the UK was 12.3% which was equal to the average for Wales. Elsewhere in the UK vacancy rates ranged from 17.4% in Northern Ireland to 9.4% in East Anglia. The average vacancy rates in Welsh towns and cities is equal to that of the UK as a whole (12.3%). Goad’s October 2018 data found Ruthin to have a vacant floorspace rate of 5.6%, dramatically below the UK and Wales averages (as mentioned above, the Ruthin town centre boundary presented by Goad is different to the local plan town centre boundary but provides a good indicator). Of the 1,397 cities, towns and centres listed in the Goad vacancy data, Ruthin has the 233rd lowest proportion of retail floorspace lying vacant and falls within the top 20% performing centres based on this metric. Ruthin can therefore be considered to be performing strongly.

6.4.5 JLL found there to be 106 units within the defined town centre of which 95 were occupied, the remaining 11 being vacant. Of these units, a relatively small number of nine units were occupied by convenience retailers representing 8% of the total number of units. These retailers included independent butchers and bakers in addition to two large format national operators at the east of the town centre; B&M and Co Op. It should however be noted that B&M is a variety store which sells a limited range of convenience goods.

6.4.6 In addition to these town centre stores, three further convenience operators were found on the edge of the town centre in the form of a large Tesco store to the north-east, a wholefood store to the south-east and a confectionary store to the west of the town centre. A further ‘stand-alone’ convenience store operated by McColl’s (formerly operated by the Co Op) is located to the west of the town centre on Denbigh Road. This store is over 500m from the town centre boundary and is therefore in an out of centre location. B&M and Tesco represented the only national/chain convenience operators in Ruthin and comprised 13% of the total national/chain representation in the settlement area.

6.4.7 Comparison operators represented the largest proportion of town centre occupiers totalling 37 units, comprising 35% of the total town centre units. These operators are predominantly independent operators offering gifts, clothing, books and art with the sole exception being Boots. The second largest occupier type of Ruthin Town Centre is service providers including banks, estate agents and hairdressers. Again, the majority (28) of the 34 units are occupied by independent operators, supported by national/chain operators such as HSBC, the Post Office, Corbett Sports betting office and NFU Mutual insurance brokers.

6.4.8 Food and Beverage operators are also well represented in the town centre, making up 13% of total units across 14 units. Four of these operators are national/chain operators including Wetherspoons, Costa Coffee and Chatwin’s.

6.4.9 Ruthin Town Centre is considered to be functioning well as an important local centre providing retail, food and beverage, leisure, service and employment provision to the town and the significant rural hinterland. The town centre benefits from a good mix of strong independent retailers and national chains such as Costa and Boots. The large format Co Op and B&M stores attract significant custom to their locations to the south of the town centre however these stores largely turn their back on the town centre and do not promote linkages into the main High Street area of the town. While these stores clearly form a significant part of the retail

6.4.10 offering in Ruthin, to all intents and purposes these stores do not form a key part of the town centre. In contrast, while the historic traditional town centre accommodates smaller format stores supported by leisure, service and food and beverage outlets. Vacancy rates sit below the regional average indicating that the centre is resilient and performing well.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

6.5 Need Assessment

Quantitative Need 6.5.1 A quantitative need assessment is based on identifying if there is expenditure capacity within the Catchment Area to accommodate the turnover of the proposed store.

6.5.2 Table 1 of Appendix 2 shows how the estimated turnover of the proposed store is derived. Given the proposal is convenience goods led, the estimated convenience turnover is identified to establish if there is available convenience goods expenditure.

6.5.3 The store is anticipated to turnover £10.72m at 2019 rising to £10.84 in 2021 (the design year). The turnover is calculated based on the following methodology. The average sales density for Aldi has been obtained from Mintel and adjusted down by 10% to reflect average performance of stores in Wales and in rural areas which generally trade below benchmark levels. This figure, £10,190/sq.m revised down from £11,322/sq.m, is multiplied by the convenience goods floorspace of the proposed Aldi (80%) to reach the total anticipated convenience goods sales in 2019 of £10.72m. Sales density growth forecasts from the Experian Retail Planner Note 16 are applied to inflate this figure to £10.84m in 2021 (the design year).

6.5.4 As set out above, the assessment of quantitative need is based upon a number of factors including a bespoke household survey of local shopping patterns, up-to-date population and spending data provided by CACI and estimated turnover of the proposed store. The assessment of quantitative need is contained within the tables in Appendix 2.

6.5.5 Table 2 of Appendix 2 sets out the anticipated population for the Catchment Area by ward as provided by CACI and is based on census data from the Office of National Statistics (ONS). The population of the area is anticipated to grow at a modest rate, below that of the UK average. Population growth rates are shown in Table 2.1 as provided by CACI. Table 3 outlines the per capita convenience goods expenditure in the Catchment Area and growth rates at Table 3.1. These growth rates make an allowance for the growth in non store-based internet shopping. The household survey identifies local levels of internet shopping in the base year.

6.5.6 Table 4 of Appendix 2 multiplies the population and per capita convenience expenditure to provide total convenience goods expenditure arising from the Catchment Area. The total convenience good expenditure in the Catchment Area increases by £0.6m from £34.89 in 2019 to £35.49m in 2021.

6.5.7 Table 5 outlines the shopping patterns of residents in the Catchment Area based on the results of the household survey, total population, convenience good expenditure per capita and shopping habits. It is anticipated that main-shopping forms the majority (66%) of a household’s expenditure, the remaining 34% being top-up shops. Furthermore, it is anticipated that 70% of main-food shopping is undertaken at the first choice store identified in the household survey and 30% at the second choice destination. This pattern is mirrored in top-up shopping patterns. The distribution of each individual’s expenditure is weighted accordingly resulting in 46% of each individual’s expenditure being spent at the first choice main food store (66% of 70%), 20% (66% of 30%) at the second choice main food store, 24% (34% of 70%) at the first choice top-up store and 10% (34% of 30%) at the second choice top-up store. The total expenditure is distributed according to the results of the household survey and allocated as turnover to each store based on the main food/top up and first choice/second choice preference of store explained above. One exception to this, as noted as a footnote to the tables, is within Zone 4 in which no respondents identified a second choice top-up store and as a result, all top-up shopping is reallocated to the first choice store.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

6.5.8 Turnover by store is outlined in Table 6 of Appendix 2 and shows turnover of all stores within and outside the Catchment Area at 2019. Table 7 of Appendix 2 shows a summary of shopping patterns at 2019 and 2021.

6.5.9 The greatest proportion of turnover (40% at £13.22m in 2019) was found to be spent at the Tesco in Ruthin followed by outflow i.e. expenditure spent outside the catchment area (34% at £11.35m at 2019) followed by Ruthin Town Centre stores (20% at £6.56m at 2019).

6.5.10 This analysis shows a significant proportion of expenditure leaking out of the catchment area to a range of destinations including Denbigh, Mold and Wrexham. The two most significant draws of trade were Aldi and Lidl stores in Denbigh of £2.36m and £1.48m respectively or £3.84m total in 2019.

6.5.11 Based on 2019 expenditure figures therefore, the total outflow from the catchment area (£11.35m) is above the total estimated convenience turnover of the proposed store at 2019 of £10.72m and 2021 of £10.84m. Taking account inflow of 20%, the proposed store is anticipated to draw £8.67m from the catchment area in 2019 and £8.72m in 2021.

6.5.12 Table B below shows total available convenience expenditure within the Catchment Area (£33.36m); leakage (£11.35m) and the estimated convenience turnover of the store (£8.67m) in 2021 not including inflow. Currently 34% of expenditure is leaking out of the Catchment Area. The proposal will significantly increase retention levels from 63% which is very low and unsustainable to 75%. Ruthin and its Catchment Area is located in a relatively isolated location whereby residents have to travel significant distances to carry out shopping which is evident from the household survey results. As a result, the increase of retention from 63% to 75% results in more sustainable shopping patterns, contributing towards sustainable development and is considered to be appropriate for a rural area such as Denbighshire where it will not ever be possible for all residents to shop within their immediate vicinity.

Table 6.B - Convenience Retail Capacity in Catchment Area £ % Total Expenditure £33.36m 100% Total Expenditure spent in Catchment Area (excl. SFT) £21.01m 62.89% Total Leakage £11.35m 34.02% Total Clawback/Capacity £3.98m 11.93% Total Estimated Turnover Aldi (derived from Catchment Area) £8.67m 25.99% Total Turnover spent in Study Area (derived from Catchment Area) post Aldi £24.99m 74.91% Capacity post Aldi £7.31m 21.91% The above table does not include Special Forms of Trading, such as online or catalogue shopping, which are not anticipated to change as a result of the proposed development. 6.5.13 In 2021 the total anticipated outflow (leakage) equates to £11.35m. The proposal seeks to clawback £3.98m of that expenditure thus demonstrating there is capacity to accommodate the proposed development. In addition, some trade will be diverted from stores within Ruthin Town Centre which are projected to be overtrading and will continue to trade over benchmark levels following the opening of the proposed store.

6.5.14 The capacity table above demonstrates that 100% of turnover of the proposed store could be drawn from existing outflow however this is not considered to be feasible or a realistic prospect as some residents will continue to shop outside the catchment area for practical reasons.

6.5.15 It can therefore be demonstrated that there is sufficient capacity and therefore a quantitative need for an additional retail store within the defined catchment area.

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Qualitative Need 6.5.16 The catchment area does not include a discounter operator, convenience provision being limited to a ‘Big Four’ operator in the form of the Tesco Lon Parcwr, a large format Co Op at Station Road and a range of smaller convenience stores stocking a small range of basic items.

6.5.17 Discount supermarkets increasingly compete with the ‘Big 4’ operators and offer a broad but not complete range of convenience items at a dramatically reduced cost. This national trend is borne out by the evidence of the household survey which shows that 57% (£6.50m of £11.35m) of expenditure leaking out of the Catchment Area is spent in the discount supermarkets (i.e. the Aldi stores in Llangollen, Chester, Mold, Wrexham, and Denbigh and the Lidl stores in Mold, Wrexham and Denbigh).

6.5.18 This clearly demonstrates that there is customer demand resulting in a qualitative requirement by residents of the catchment area to shop at a discount supermarket particularly as they are currently willing to travel significant distances to shop at such a store.

6.5.19 Not only would a discount store provide high quality produce as heavily discounted prices, but it would also reduce travel costs for those shoppers currently travelling out of the catchment area. Therefore, local residents will both save money by shopping in the proposed discount store and by reducing travel costs. The qualitative need for the proposal is therefore highly important to support the local and hinterland communities of Ruthin.

6.6 Sequential Assessment

6.6.1 As a proposal which includes retail development in an out of centre location, a Sequential Assessment is required in order to justify that no other sequentially preferable sites are available.

6.6.2 The requirements for a discount foodstore are a minimum site area of 0.75 ha (1.85 acres) to accommodate a single store development. This allows for accommodation of the food store, servicing and at least 100 car parking spaces. A site must be regular in shape to provide the most efficient use of land. Irregular shape sites can be less efficient requiring even more land to accommodate the proposal.

6.6.3 A prominent position on the highway is also required. Lack of visibility from the highway detracts from a viable business. The acquisition costs and any costs associated with physical constraints are taken into account when identifying a site such as remediation, topographical levels, ecological measures and diversion of services.

6.6.4 Development costs are an integral part of the site selection process and affect the overall price of goods sold. It is therefore essential that sites are viable so that the price of goods on the shop floor remain low in line with the company’s business format. Only prominent and viable sites of the required size are considered further by deep discounters in terms of their suitability.

6.6.5 Discounters are modest in size as they sell a limited number of lines. The size of store also means they serve a local catchment area with a population of up to 25,000 people. Typically, within urban areas, a deep discounter store will serve a five minute drivetime as its catchment area. In more rural areas that catchment area extends to serve hinterland communities as population is generally sprawled as in the case of the proposed development.

6.6.6 A discount foodstore’s store format is designed to provide an efficient operation which includes providing sufficient floorspace for its stores to accommodate the sales floorspace, warehouse, amenity and other back of house uses, servicing, car park and access. There are two operators within the UK discount food market. In recent years their new stores have increased in size providing a sales area upwards of 1,254 sq.m to

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

accommodate its range of produce, refrigeration, freezer and other display equipment, spacious aisles for customer movement and sufficient tills to manage queues.

6.6.7 Aldi is seeking to meet an identified gap in discounter provision in mid-Denbighshire. As set out below, the applicant has sought to identify a site to accommodate a new store in meeting its requirements for Ruthin.

6.7 Results of Sequential Assessment

6.7.1 Ruthin Town Centre

6.7.2 Pre-application discussions with Council officers confirmed that there are no available development sites within Ruthin and further research online (including the nationally used online property database CoStar) and during site visits have not identified any vacancies within the town centre boundary as identified by the blue line on the excerpt of the policies map below.

6.7.3 The Town Centre boundary is drawn tightly around the historic town centre and is extended to the east to include the more modern Co Op store, B&M store and Denbighshire County Council offices and car park at Market Street and Wynnstay Road.

6.7.4 There are no vacant buildings or development plots of sufficient size to accommodate the retail element of the proposed development.

6.7.5 Edge of Centre Sites

6.7.6 As the application site is in an out-of-centre location, it is appropriate to consider any potential sites located on the edge of Ruthin Town Centre.

6.7.7 Detailed research including online searches (including CoStar), discussions with local agents, discussions with planning policy officers and site visits have not identified any vacant buildings or development sites.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

6.8 Sequential Assessment Conclusion

6.8.1 A Sequential Assessment has been undertaken in relation to the proposed foodstore on land at the A525.

6.8.2 As an application which includes town centre development in an out of centre location, a Sequential Assessment is necessary. The application site lies in an out of centre location and therefore in centre and edge of centre location must be considered.

6.8.3 Having undertaken significant research including consulting local agents, officers at Denbighshire County Council, online resources and carried out site visits, no sequentially preferable sites in in centre or out of centre locations have been identified. The application site is therefore sequentially preferable. The Sequential Assessment is therefore passed.

6.9 Trade Diversion Assessment

6.9.1 Policy PSE9 outlines the circumstances in which small scale retail proposals will be permitted outside defined town centres, specifically where the proposal is under 500q.m, where the proposal will serve the local area, where the proposal will not be located on an industrial estate and where the proposals ‘do not jeopardise the viability and vitality of town or district centres’.

6.9.2 The proposed development exceeds 500sq.m, will serve the local community and will not be located on industrial estate. In order to determine whether the proposed development will impact on the vitality and viability of a town centre, in this case Ruthin Town Centre, a Retail Impact Assessment has been undertaken.

6.9.3 The Retail Impact Assessment draws upon a number of sources of data. As detailed at length in the Need Assessment section of this chapter, a detailed assessment of shopping patterns has been undertaken based on ONS census data, CACI demographic data and a Household Survey commissioned by the applicant and undertaken by NEMS. The resultant data demonstrates the current distribution of expenditure by the residents of the defined catchment area and turnover of existing stores within the catchment.

6.9.4 Table 1 of Appendix 2 shows how the estimated turnover of the proposed store is derived. Given the proposal is convenience goods led, the estimated convenience turnover is identified to establish if there is available convenience goods expenditure.

6.9.5 The estimated convenience turnover of the proposed store is £10.72m at 2019 rising to £10.84 in 2021 (the design year). The turnover is calculated based on the following methodology. The average sales density for Aldi has been obtained from Mintel and adjusted down by 10% to reflect average performance of stores in Wales and in rural areas which generally trade below benchmark levels. This figure, £10,190/sq.m revised down from £11,322, is multiplied by the convenience goods floorspace of the proposed Aldi (80%) to reach the total anticipated convenience goods sales in 2019 of £10.72. Sales density growth forecasts from the Experian Retail Planner Note 16 are applied to inflate this figure to £10.84m in 2021 (the design year).

6.9.6 Table 8 estimates the pattern of trade draw of the proposed Aldi store. That is, the table sets out where in the Catchment Area the spend to the new store will come from. Given the location of the site on the outskirts of Ruthin on an important regional road linking Ruthin with Denbigh and the north of Wales and the importance of Ruthin and a key rural service centre, it is considered that the store will derive around 20% of its trade from the inflow of shoppers living outside the Catchment Area. For consistency and in the interests of a robust assessment, this principle has also been applied to other stores in Ruthin as described later in this Assessment.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

6.9.7 Table 8 estimates the proportional trade diversion, by zone, to the proposed development. That is, the table estimates from which stores the new Aldi store will divert trade. The pattern of diversion set out in Table 8 is based upon the main food and top-up shopping patterns identified in the household survey which have been adjusted manually to reflect that supermarkets mainly compete with other supermarkets (known as the like- competes-with-like principle). In this instance, the main stores with which the proposed store is anticipated to compete with is the edge of centre Tesco store and the large format town centre Co Op store in Ruthin.

6.9.8 The main food shopping patterns have been taken as the basis for this exercise as typically, Aldi caters to a larger, weekly food shop; stores derive between 80% and 90% of their turnover from main food shopping trips.

6.9.9 Typically, Aldi stores divert trade from like for like stores which are existing Aldi stores and Lidl stores within and outside of the defined catchment area. However, Aldi is increasingly competing directly with the big four supermarket operators. Given the limited range of convenience shopping destinations in the surrounding area, it is a reasonable assumption that trade will be diverted from existing supermarkets in the area, particularly the Tesco and Co Op stores.

6.9.10 Furthermore, shoppers are changing their convenience shopping patterns. They are increasingly visiting Aldi as part of a shared trip. Given the range of products on offer at an Aldi store, shoppers buy quality products at low prices that are available at the store and continue their shop at a larger format store for other products including branded products (or vice versa). Given the limited range of products in an Aldi store (they sell circa 1,800 lines compared with over 20,000 – 40,000 lines in the larger format stores) shoppers are encouraged to continue to use local, independent and specialist retailers therefore linked trips are common to and from Aldi stores.

6.9.11 Importantly, any impact on edge of centre stores such as Tesco is unlikely to have any material impact on the health of the town centre. As set out above, an Aldi store is not a one stop shop, rather it provides a complementary shopping offer with local independent and specialist retailers; and with the larger format stores. Of particular note, Aldi does not provide fresh meat, deli or fish counters, nor does it provide tobacco or pharmacy counters. There are no concessions or cafes within an Aldi store. All these offers are absent and reduce the dwell time within an Aldi store, which encourages customers to use their town centre stores to provide such goods and services. As such, a trip to an Aldi store is likely to be accompanied by an onward, linked trip to Ruthin Town Centre.

6.9.12 This benefit was accepted recently by an Inspector when considering a similar out-of-centre Aldi store in nearby Whitchurch. At paragraph 11 of the decision letter, the Inspector concluded:

“In terms of linked trips, in my view, those choosing to shop at the proposed ALDI store would still be likely to make onward trips into the town centre to purchase other types of goods to those offered by ALDI. They would also use the various other facilities such as banks, public houses and cafés. Indeed, there are many town centre businesses that have completely different offers to a store such as ALDI and I see no reason why it would divert shoppers away from using those other businesses.” 6.9.13 Additionally, it is expected that the proposed store will claw-back some of the spending currently leaking to other stores and centres outside the Catchment Area. A total of £6.50m of expenditure leaks from the catchment area to discounter stores outside the catchment area, representing 53% of total leakage. Given this, the estimated claw-back to the store (£3.98m) is considered to be a reasonable assessment. This equates to 61% of existing leakage to discount retailers outside the catchment area which is considered to be appropriate given the importance of Ruthin as a service centre and the accessibility of the store. Furthermore, the largest proportion of expenditure leakage to discounters outside the catchment area originate in the Ruthin ward. The

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

addition of a discounter on the outskirts of Ruthin will clearly result in a shorter journey for Ruthin residents, further supporting the projection of clawback by the proposed store.

6.9.14 The Impact Assessment table estimates the impact of the proposed development on the turnover of Ruthin Town Centre and other supermarkets and convenience stores in the Catchment Area. The table also compares, for the larger national retailers, the expected benchmark turnover, based on national average sales densities in order to provide an indication of the relative performance of those stores.

6.9.15 As detailed above, due to the importance of Ruthin as a rural service centre and given the number of employers within the town, such as the County Council, employers at Lon Cae Brics and the Ruthin Farmers Auction, it is considered appropriate to apply inflow to the stores in and on the edge of the town centre to present a more realistic turnover for existing stores.

6.10 Results of Trade Diversion Assessment

6.10.1 Ruthin Town Centre stores are anticipated to generate a turnover of £1.36m in 2019 based on shopping patterns derived from the household survey. This rises to £1.38m in 2021 and rising further to £1.66m once inflow of 20% is taken into account. The trade diversion from the independent stores within Ruthin Town Centre is anticipated to be low, equating to £0.08m giving rise to an impact of -4.87%.

6.10.2 Although Co Op stores are generally used as a top-up facility by consumers, the scale of the Co Op in Ruthin means that the store acts more akin to a small supermarket than a ‘corner shop’ as is the case of the majority of Co Op stores. The Co Op is anticipated to have a turnover of £4.87m at 2019 and £4.96m at 2021 based on shopping patterns, rising to £5.96m once inflow is taken into account against a 2021 benchmark of £4.60m. Trade diversion from this store to the proposed foodstore is anticipated to be limited to £0.85m leaving a residual turnover of £5.11m and resulting in an impact of -14.28%. However, it should be noted that the Co Op will continue to trade above its 2021 benchmark of £4.60m and thus the impact of the proposed Aldi is considered acceptable.

6.10.3 The B&M Bargains store located in the Town Centre is considered within the assessment as although the convenience food offering of B&M is limited, it is appropriate that the store is included within the assessment. B&M is anticipated to have convenience turnover of £0.327m in 2019, of £0.334m in 2021 rising to £0.400m once inflow is taken into account. The proposed store is anticipated to draw approximately £0.04m from this store, resulting in an impact of -9.48%. B&M is anticipated to continue to generate a convenience goods turnover of £0.36m once the Aldi store is trading which is in excess of the 2021 benchmark of the store of £0.29m in 2021.

6.10.4 The total convenience goods turnover of Ruthin Town Centre is anticipated to be £6.68m in 2021 based on shopping patterns derived from the household survey. With inflow, the 2021 turnover of the Town Centre is anticipated to be £8.02m. The proposed Aldi store is anticipated to divert £0.97m from the Town Centre, resulting in an overall impact of -12.09%. As detailed above, the impact on smaller independent stores is limited to -4.87%, the greater impact being on the Co Op and B&M stores however these stores will continue to trade in excess of benchmark levels and as such this level of impact is considered to be acceptable.

6.10.5 The Tesco store located on Station Road is located in an edge of centre location. The store offers a comprehensive retail offering and can be used as a one-stop shop allowing customers to purchase all goods required for a weekly shop in one store. As such, it is not anticipated that the presence of the Tesco store on the edge of the town centre is likely to generate a significant volume of linked trips, particularly as the town centre is a significant walk from the store including the need to cross the Park Road roundabout.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

6.10.6 The Tesco store is anticipated to generate a convenience goods turnover of £13.47m in 2021 rising to £16.17m once inflow is taken into account against a benchmark of £14.84m. It is anticipated that the proposed Aldi store will divert £3.66m from this store, resulting in an impact of -22.63%. The Tesco store is not located within a defined centre and therefore does not benefit from policy protection and this degree of impact is considered to be acceptable.

6.10.7 The proposed Aldi store is anticipated to result in minor amounts of trade diversion from a number of small out of centre stores such as the McColl’s at Denbigh Road, Ruthin and other local stores within the catchment. The total trade diversion form all such stores is limited to £0.06m resulting in an impact of –9.01% however this is considered to be acceptable for out of centre stores.

6.10.8 The shopping patterns derived from the household survey found that a significant proportion of convenience goods expenditure originating from inside the catchment area is leaking to stores outside the catchment area, equating to £11.57m in 2021, i.e. 34% of total expenditure originating within the catchment. Furthermore, a significant proportion of this, £6.50m or 57% of total leakage is to discount foodstores (£4.72m to Aldi and £1.79m to Lidl in 2019). It is considered appropriate that a significant proportion of this current leakage is clawed back into the Catchment Area by the proposed Aldi. The trade diversion assessment shows that £3.98m of turnover will be clawed back and increasing the level of expenditure retained in the Catchment Area.

6.10.9 As detailed above, the nature of Ruthin as an important service centre is anticipated to result in a robust level of inflow i.e. turnover originating outside the defined catchment area. It is considered reasonable that a figure of 20% inflow is used, accounting for £2.17m of the proposed store turnover.

6.11 Impact on Investment

6.11.1 JLL are no aware of any existing, committed or planned investment, either public or private, planned for Ruthin Town Centre and no such investment has been highlighted during pre-application discussions with Officers at the Council. The proposed development is therefore not anticipated to have an impact on investment within Ruthin.

6.12 Other: Qualitative Impacts

6.12.1 The proposed scheme will bring a number of qualitative benefits to the local area.

Consumer Choice 6.12.2 Aldi stores sell limited lines, therefore there is only one range of most products, e.g. one type of baked beans, digestive biscuits, cornflakes, washing up liquid etc. This means that shoppers are selective and if they require a similar but branded product they will continue to shop at competing stores as well. This keeps competition strong and reduces impact on town centre convenience goods offers, as shoppers will always continue to shop at other stores.

6.12.3 There is currently no Aldi store in Ruthin or within the Catchment Area. Residents within the catchment area are currently travelling to the existing Aldi stores in other towns as outlined in the Need Assessment above; currently £6.50m of convenience goods expenditure originating in the Catchment Area is currently leaking out to Aldi and Lidl stores outside the Catchment Area. The proposal will therefore provide a local Aldi store, improving choice, providing high quality produce at low prices and competition within Ruthin.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

Accessibility 6.12.4 The application site lies on the A525 and is easily accessible to residents by foot, bicycle and car.

6.12.5 The proposed development will allow the local population to carry out shorter journeys and positively impact on travel patterns. The proposal is located in an area dominated by residential and commercial uses and is within walking distance of much of Ruthin. Therefore, residents and workers alike can easily access the site.

6.12.6 An important objective of the proposal is to divert trade from Aldi’s existing stores and generally shoppers going to other towns including Denbigh, Mold and Wrexham. As such, it anticipated that the location of the store will allow local residents and commuters to carry out shorter, more localised shopping trips thus reducing fuel and public transport costs; allowing customers to save money; and reduce carbon emissions all of which contribute to sustainable travel patterns.

6.12.7 Further consideration of sustainable travel patterns including the ability to switch to more sustainable modes of travel is likely to be achieved and is set out in the Transport Assessment prepared by Cameron Rose Associates which supports this planning application.

Price 6.12.8 The proposal will fill a qualitative gap in convenience goods shopping by providing a high quality convenience offer at low competitive prices. Typically, shoppers are saving 30-40% on their shopping compared to other larger supermarket operators. Aldi’s products are 95% own brand which helps to keep prices low, whilst quality remains high.

6.12.9 Aldi shoppers come from all sectors of the community and increasingly are showing that it is important to them to spend less whilst buying quality products. A store in this location will therefore allow more people within the local community to access low priced shopping whilst not losing out on quality.

Job Creation 6.12.10 Aldi stores aim to employ staff from within the local community, ranging from sales assistants to store managers and from care takers to deputy managers. Often general managers live within the community. The benefit of employing local staff is that they create a community environment, are more familiar with customers and staff are able to access their place of work easily.

6.12.11 The store aims to employ up to 40 staff. As the stores have become more popular following increased recognition by shoppers of the excellent offer provided, staff numbers have increased significantly per store in recent years.

6.12.12 A mix of staff are employed on full time and part time contracts. Part time contracts are popular with staff who require flexibility thus they can work to a range of shifts to accommodate their lifestyles and circumstances.

6.12.13 A range of apprenticeship and graduate programmes form an important part of Aldi’s training and recruitment process. Apprentices and graduates within each region train and work in Aldi’s stores, thus benefitting from career progression and secure employment.

6.12.14 Staff are paid above average wages within the retail sector and above the Living Wage rates. A typical Aldi store incurs an annual wage bill of circa £1m which benefits staff within the community. This shows Aldi’s recognition of its staffs’ commitment and respect for its staff.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

Awards 6.12.15 Aldi has won an array of awards in recent years in regard to the quality of its produce and value for money as well as overall wards as a supermarket. Indeed, in 2018 alone it has received ‘Grocer of the Year’ at the Grocer Gold Awards; and ‘Best Value Retailer’ at the Retail Week Awards. These are a reflection of customer satisfaction and quality at value prices. Aldi’s new stores, as with this application, are a response to customer demand and providing quality produce at discounted prices in local communities.

6.13 Conclusion

6.13.1 The assessment of the retail policy implications of the proposed Aldi store has been informed by a bespoke household survey of shopping patterns, an up-to-date assessment of the health of Ruthin Town Centre and a thorough consideration of potential alternative sites within and on the edge of Ruthin Town Centre as part of the Sequential Assessment.

6.13.2 The assessment concludes that there is a need for the proposed development, both in quantitative and qualitative terms, that there are no available and suitable sequentially preferable sites and that there will not be any significantly adverse impact on the vitality and viability of Ruthin Town Centre. As such, it is concluded that the proposed development fully accords with retail polices within PPW, the provisions of TAN 4 and policies included within the Development Plan for Denbighshire.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 7 Employment Land Assessment

7.1 Introduction

7.1.1 As detailed above, the application site lies within an area allocated for employment use within the Local Development Plan (LDP) for Denbighshire. The site, as shown below in the context of the surrounding area, lies within an area covered by LDP Policy PSE 2 ‘Land for Employment Uses’.

7.2 Local Development Plan Policy PSE3

7.2.1 Policy PSE2 is clear that development falling within B1/B2/B8 uses within the Use Class Order will be supported on existing employment sites and sites allocated for employment uses, such as the application site.

7.2.2 This application seeks hybrid consent comprising of full planning permission for employment, retail and enabling access development and outline consent for further employment development. Under this proposal, the majority of the site (68%) would achieve consent for B1/B2/B8 uses either as full or outline consent and the reminder as retail use which although not falling within a B-class use nonetheless generates significant employment in its own right. As such, the majority of the proposed development is considered to be compliant with LDP Policy PSE2.

7.2.3 LDP Policy PSE3 ‘Protection of Employment Land and Buildings’ addresses the instances in which land and buildings allocated for employment uses can be used for alternative uses, such as retail. The policy provides three criteria which must be met in order for non-employment development to be supported on employment land:

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

i. There are no other suitable sites for the proposed development; ii. A marketing process covering at least one year has demonstrated that there is no demand for the site to be developed for B-class employment uses; iii. The development of the site for a non-employment use would not jeopardise the ability of the area to meet the employment land demand of the area. 7.2.4 In regard to Criterion 1, a detailed Sequential Assessment has been undertaken as required by retail planning policy and is set out in detail in Chapter 6 of this report. The findings of the Sequential Assessment, of which the Local Planning Authority has not identified any sites, finds that there are no sequentially preferable sites available in Ruthin and the Sequential Assessment is therefore passed. Criterion 1 does not define what is considered to be ‘other suitable sites’ however local and national retail policy is clear that retail development should, where possible, be located within or adjacent to a retail centre. Only where this is not possible will retail development be permitted elsewhere. It is considered that the having passed the Sequential Assessment and demonstrated that there are no sequentially preferable and suitable sites, that the proposed development meets the requirements of Criterion 1.

7.2.5 Turning to Criterion 2 relating to the marketing of the site, the application site as a whole has been marketed extensively since 2014 but has received limited enquiries. A marketing board was erected on the site for over 12 months including September 2016 as shown in the extract from Google Streetview shown below however this has since been removed.

Excerpt from historic Google Streetview (Sept 2016) retrieved April 2019 https://www.google.com/maps/@53.1198567,- 3.3268796,3a,30y,23.45h,89.77t/data=!3m6!1e1!3m4!1spjeHVRFYhl7N02MbdR8UoQ!2e0!7i13312!8i6656 7.2.6 An excerpt of the marketing particulars, published on the Celt Rowland website since June 2015 are included below and included in full in Appendix 4. These details have been circulated to a range of organisations since 2014 including local and national agents, public sector organisations and local businesses however interest in the site has been extremely limited.

7.2.7 Much of the interest in relation to the site has been from small-scale operators and start-up SMEs. Such interest is based on a requirement for small B1/B2/B8 units on a turn-key basis i.e. ready built unit which can be easily occupied by a small business with limited upfront costs. The application site is however a large undeveloped

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

greenfield site absent of a dedicated access and as a result, significant investment would be required to open the site for development. The landowner and the majority of enquirers recorded by the site agents have not been in a position to invest the significant costs of installing the required access to the site, let alone finance the construction of an appropriate unit for their requirements.

7.2.8 Finally, the Inward Investment team at Denbighshire County Council have been aware of the site’s availability throughout the marketing process and are understood to have prompted the site to local businesses and businesses considering relocating to or investing in the area where appropriate however limited interest has been recorded with no enquiries taken any further.

7.2.9 The landowner has proactively marketed the site for a considerable period however no formal offers have been forthcoming, and interest has generally been limited for a number of factors including significant alternative supply, limited demand from existing or prospective local businesses and most relevant the significant costs associated with opening up the site for development. Given the length of time the site has been marketed (circa five years) and the further period (including the period in which the site was allocated in the previous Unitary Development Plan adopted in 2002)during which the site has been allocated for employment use and the lack of genuine and feasible interest shown from the market, Criterion 2 is considered to have been met.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

7.2.10 Finally, Criterion 3 seeks to ensure that the loss of the employment building or land in question would not jeopardise the ability of an area to meet the employment needs of the area. It is unclear whether the text of the policy relates to the ability of Denbighshire as a whole to meet its employment need or for an undefined sub- market, such as ‘Ruthin’ or ‘Central Denbighshire’. It has been assumed for the purposes of this assessment that the policy intends the latter as were the intention for this criterion to relate to Denbighshire as a whole, it is assumed that the policy would be explicit and would have been worded as such.

7.2.11 As detailed at length above, the applicant seeks a hybrid application for full planning permission for a B1/B2/B8 unit, an A1 retail foodstore and ancillary development and outline planning permission for further B1/B2/B8 development. By definition, therefore, the proposal will enable the delivery of employment development on the site which, to date, has not come forward and as demonstrated above has limited prospect of being forthcoming in the foreseeable future.

7.2.12 The application site lies considerably below the level of the A525 road and as such significant access works are required in order to provide access to the site. The associated highway works, including works to the highway to provide a filter lane for northbound traffic, is a commonly cited reason for potential occupiers not being able to take the site forward. The proposed development, as part of the full planning permission, will deliver the highways works, access ramp to the site and the initial internal highway works to open the site up to development.

7.2.13 A draft Unilateral Undertaking has been issued by the landowner which commits the landowner to developing the first phase of employment development following the opening of the retail foodstore as follows:

7.2.14 ‘The Land Owner and Developer will commence the development of speculative industrial units, extending to approximately 7-8,000 sq.ft, with 25m turning circle’.

7.2.15 The above clause therefore commits the delivery of the first element of employment land on a speculative scheme for proposed employment unit 1 within six months of the opening of the foodstore. The proposed estate road will be delivered by Aldi stores as part of its commitment to the site. This will ‘pump prime’ the site such that it will provide the first substantive steps towards the development of the site for employment uses since the site was first allocated for employment uses.

7.2.16 In addition, the developer has agreed to a separate Unilateral Undertaking with the LPA which commits the developer to transfer a 4m strip of land adjoining Brickfield Lane in order that, subject to separate consents and funding being sought, Brickfield Lane can be widened to improve access to existing employment developments located in this area.

7.2.17 It is therefore concluded that the requirement of Criterion 3 of LDP Policy PSE3 is met and indeed exceeded; the proposed development will lead to the opening up of the wider application site and will in the first instance deliver small B1/B2/B8 units for which there is a demonstrated market demand, will pump-prime the wider application site by delivering the main highways access, highways works and the first element of the internal estate road and will further support local employment development by transferring a 4m strip of land adjacent to Brickfield Lane to the council to facilitate the widening of Lon Cae Brics in order to support existing businesses. The proposal therefore supports the ability of the local area to meet existing and future employment demand rather than hinder its ability to do so. There also remains a significant area of further employment land of 5.5 ha in Ruthin which remains undeveloped if the proposal is approved.

7.2.18 It is therefore considered that the requirements of Policy PSE3, individually and as a whole, are met and the proposed development therefore complies with this element of the development.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

7.3 Other Policy Considerations

7.3.1 Planning Policy Wales (PPW) Edition 10 (December 2018) provides national planning policy regarding Economic Development at Chapter 5.

7.3.2 PPW recognises that economic development can include a range of traditional uses such as offices, industrial development and warehousing but also recognises that uses such as retail are a form of economic development (Para 5.4.2).

7.3.3 At Para 5.4.4 PPW states that LPAs should ‘support developments which generate economic property and regeneration’. As detailed above, the proposed development will in the first instance deliver a B1/B2/B8 unit for which there is a demonstrable demand, will support the delivery of the wider site by delivering access developments and will further support existing employment development by transferring land to the council for the widening of Lon Cae Brics.

7.3.4 PPW para 5.4.2 encourages LPAs to include employment land provision targets which are higher than anticipated need in order to ensure that potential unforeseen opportunities are not missed however the PPW goes on to note that ‘persistent oversupply’ of employment land may cause harm insofar as allocated employment sites lie vacant for extended periods and effectively blocking other important developments. Para 5.4.7, supported by Technical Advice Note 23, requires that evidence and employment land reviews should be kept up to date should be based on local and sub-regional evidence relating to the suitability of allocations. The application site has been allocated since 2013 in the current Local Development Plan and since 2002 in the previous Unitary Development Plan and has been consistently marketed since the adoption of the LDP. Interest has been limited to a requirement for smaller units, which the scheme will deliver, however the cost of the necessary highways access and highways works has been prohibitive. The proposed development will offer an opportunity to deliver the majority of the site for B-class employment uses and the entirety of the site for ‘economic development’ as defined in Para 5.4.2 of PPW. It is therefore fundamental that the Council supports the proposal such that both traditional employment uses can be delivered and does not block other ‘important developments’.

7.3.5 Furthermore, the Council recognises the importance of releasing sites allocated for employment uses (either as a whole or in this case in part) where they have remained undeveloped for a substantial period as its release can bring other benefits. An appeal was allowed (ref APP/R6830/A/16/3147438) whereby the inspector recognised the need for housing on a site that had been clearly marketed for employment uses in Prestatyn. the appellant had clearly demonstrated it had met the criteria set out within Policy PSE3 for the loss of employment land as the applicant, Aldi, had demonstrated as part of this proposal. It is therefore considered that this proposal meets the requirements of PSE3’s criteria but also preserves a substantial part of that employment land allocation. The proposal therefore meets the tests of Policy PSE3.

7.3.6 The proposed development will result in the majority of the application site being brought forward for employment uses in line with the site allocation in the LPD. Only a relatively small proportion, 2.9acres or 32%, will be for non B-class uses of the overall application site; and 7.4% of the overall wider Glasdir allocation, Site 22 (as presented in the 2015 Employment Land Review) which covers a site area of to 48.86 gross hectares (120.7 acres) in which 38.94 hectares (96.22 acres) is available. This equates to 1.93% of total employment land allocations in Denbighshire as set out in policy PSE2 of the LDP, which does not include the application site, and does not impact on the formal allocation of 5.5Ha of employment land at Lon Parcwr included in Policy PSE2.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

7.4 Conclusions

7.4.1 This planning application seeks full planning permission for employment and retail uses and outline permission for further employment uses on land off the A525, Ruthin which is allocated for employment uses.

7.4.2 As established in this chapter, the majority of the proposed development is compliant with the allocation of the site and planning policies of the Denbighshire Local Development Plan. The remainder of the site, 1.17Ha, will be developed as a retail foodstore. Although retail is considered to be ‘economic development’ in PPW, the LDP requires that use of employment land for non B-class uses must be justified. This chapter has demonstrated that although the application site has received some interest from potential developers/occupiers, none have pursued their enquiries further and the majority of interest has been from smaller operators requiring small units ready to occupy.

7.4.3 The application is greenfield and previously undeveloped and as result requires significant access works to open the site including a large access ramp to allow access to the site from the A525 which is considerably higher than the site level. As such, to date, no prospective occupier has been in a position to bring the site forward.

7.4.4 The inclusion of the proposed foodstore will subsidise the creation of the highways access which will unlock the site for development. Furthermore, the applicant has committed, through a Unilateral Undertaking, to provide the internal spine road and three commercial units on a speculative basis following the opening of the foodstore.

7.4.5 The site has been marketed since 2014; and allocated for at least 17 years.

7.4.6 The proposed use of part 1.17Ha of a total of 4.01Ha site for a non-employment use is considered to have been justified through a detailed marketing exercise, has demonstrated that the proposal will not jeopardise the ability of the remainder of the site to deliver development, indeed the proposal commits to unlock the site and bring forward employment development, and the loss of employment land equates to less than 2% of Denbighshire’s employment land allocations.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 8 Planning Considerations

8.1 Planning Considerations

8.1.1 This section assesses the proposed development against the requirements of national planning policy set out in PPW 10 and accompanying Technical Advice Notes and the Development Plan, as set out in Chapter 5. This section draws upon the conclusions of the suite of technical assessments submitted in support of the planning application.

8.2 Sustainable Development

8.2.1 The Denbighshire County Council (DCC) through the Denbighshire Local Development Plan (LDP) and with regard to national planning policy contained within Planning Policy Wales (PPW) seek to deliver sustainable development.

8.2.2 LDP Policy RD1 states that development within development boundaries will be supported subject to a number of criteria being met. The application site lies within the development boundary for Ruthin and it is considered that the criteria outlined in the policy are met as follows.

■ Respects the Site and Surroundings – this is addressed in detail above and in the Design and Access Statement submitted in support of the application. However, in summary, the proposed development seeks to maximise development on the site without leading to overdevelopment; makes use of the site topography leading to a less visible site and clean, modern palette of materials which is considered appropriate and compatible for the nature of the site and surrounding uses; ■ Makes the Most Efficient Use of Land – the applicant has sought to maximise the use of land in the first phases of development for which full planning is sought. The proposed spine road and employment units will be laid out so as to maximise opportunities for future development covered by the outline consent; ■ Protects the Historic Environment – there are no known designated or non-designated heritage assets on or adjacent to the application site. Landscaping and the setting of the site in relation to the Clwydian Range and Dee Valley AONB are addressed in detail below; ■ Does Not Impact on Views across the Countryside – the application site lies substantially below the road level and as such views across the site from the road will be limited as far as possible, moreover the site is located within the Ruthin settlement boundary and allocated for development; ■ Incorporates Existing Landscape Features – the boundary landscape features of the site will be retained and incorporated into the landscaping scheme wherever possible; ■ Does Not Result in a Negative Impact on Local Residents – there are no local residents in the immediate vicinity of the site; ■ Provides Safe and Convenient Access for All – access is addressed in detail in this chapter however access to the site by, car, HGV, cycle, foot and by those with restricted mobility has been considered throughout the site design; ■ Does Not Have an Unacceptable Impact on the Highways Network – this planning application is supported by a detailed Transport Assessment and is addressed in detail in this chapter however the Assessment concludes that the proposed development promotes sustainable transport, reduces the need to travel, would not result in a negative impact on the highways network and is compliant with national and local policy relating to highways;

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

■ Has Regard to Public Facilities and Services – the Retail Assessment included within this document considered the facilities available in Ruthin and concludes there will not be an unacceptable impact on these facilities. The proposed development will provide a new discount foodstore as a facility for Ruthin and the proposed employment units will support local businesses which will in turn support local services and facilities; ■ Does Not Prejudice Land or Buildings Safeguarded for Other Uses – this application seeks full consent for employment units and a retail store and outline consent for further employment uses on a site allocated for employment uses. The majority of the proposed development is therefore compliant with the site allocation and the proposed retail use, as outlined in the Employment Land chapter of this document demonstrates that the exception to this policy is met; ■ Satisfies Physical or Natural Environmental Considerations – this application is supported by a Flood Consequences Assessment, Drainage Strategy and Site Investigation report which demonstrate that the site is capable of accommodating the proposed development safely without impacting on the natural environment on the site or elsewhere; ■ Takes Account of Personal Safety – the proposed development has been designed to maximise natural surveillance and includes perimeter fencing to ensure the site is secure in order to limit the occurrence and fear of crime on the site; ■ Incorporates Appropriate Landscaping Measures – this application is supported by a landscaping plan which incorporates ornamental and naïve planting and enhanced pedestrian routes through the site; and ■ Has Regard to Waste – as outlined in the Design and Access Statement submitted as part of this application, waste will be managed on a ‘reduce, reuse, recycle’ basis seeking in the first instance to eliminate waste wherever possible, reusing items to avoid waste being generated and recycling waste wherever possible.

8.2.3 Based on the above, it is considered that the proposed development is considered to be sustainable development as defined by the LDP. Furthermore, the proposed development is considered to constitute positive economic investment, securing benefits across all dimensions of sustainable development (social, economic, environmental and cultural well-being) as set out in the PPW. Accordingly, it is concluded that the proposed development comprises sustainable development for the purposes of planning policy.

8.3 Retail

8.3.1 The above Retail Assessment demonstrates that there is both a quantitative and qualitative need for the proposed foodstore. Significant levels of convenience expenditure (34%) is leaking out of the catchment area. The proposal addresses the level of leakage which will deliver sustainable shopping patterns within the catchment. The catchment area is also absent of a local discount foodstore which is reflected in the quantum of expenditure leaking out to other towns. Local people will benefit from good quality produce at discounted prices which will help them to save money. There is a clear gap in such provision which is needed in Ruthin.

8.3.2 No sequentially preferable sites have been identified within the catchment area therefore the sequential test is passed.

8.3.3 JLL is not aware of any existing, committed or planned investment, either public or private, planned for Ruthin Town Centre and no such investment has been highlighted during pre-application discussions with Officers at the Council. The proposed development is therefore not anticipated to have an impact on investment within Ruthin.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

8.3.4 The impact assessment demonstrates that the proposal would not lead to significant adverse impact on Ruthin town centre. An impact of -12.09% is identified. The greatest impact is expected to be on the edge of centre Tesco store which warrants no policy protection. Moreover, as recognised by the inspector of the Whitchurch Appeal, referenced above, Ruthin town centre will continue to thrive with the proposed Aldi foodstore as the proposal does not offer all the services that a town centre can offer. Ruthin is an important service centre which includes cafes, salons, post office, medical clinics, non-food shops and other services which the local community will continue to use. The impact test is therefore passed.

8.4 Employment

8.4.1 As detailed in this report, the proposed development is located on a site allocated for employment uses and predominantly comprise of employment development. 2.9 acres (1.17Ha) of the proposed development relates to retail development which although considered to be economic development in the PPW is not B-class employment use and therefore, subject to policies in the LDP, must be justified.

8.4.2 A detailed marketing exercise has been undertaken and it has been demonstrated that there is no possibility of the site being brought forward as present as demand is limited to smaller potential occupiers seeking small scale units. Such occupiers cannot afford to bring forward the site due to the cost of construction of a new access to the A525 and the cost of construction of the necessary buildings. The Sequential Assessment undertaken as part of the Retail Assessment demonstrates that there are no other appropriate sites on which to locate the proposed retail use and the loss of the employment land required to accommodate the proposed retail unit will not prejudice the ability of the area to meet demand for land for other employment uses. The proposed development is therefore considered to meet the criteria as set out in the policy and the proposed development is therefore in accordance with Policy PSE3.

8.5 Highways & Transport

8.5.1 The application site consists of a previously undeveloped greenfield site currently used for agricultural grazing. Site access is limited to a small agricultural access from the junction of the A525 and Brickfield Lane and a second access from the neighbouring agricultural field. As such a new dedicated site access is required and given the scale of proposed development, a Transport Assessment is required to demonstrate that there will not be a detrimental impact on the local highways network or on highways safety and that the site will be accessible to all potential users in accordance with LDP Policies ASA 1, ASA 2 and ASA 3 and national planning policy.

8.5.2 Cameron Rose Associates (CRA) were instructed to undertake a Transport Assessment (TA) which has been submitted in support of this application. The scope of the TA was agreed in advance with the Local Highway Authority and considers the location of the site in relation the local transport network, outlines the proposals in detail, sets out the baseline highways conditions, considers trip generation arising from the proposed scheme, considers the operational performance of the local highways network and summarises the findings of the Assessment.

8.5.3 The TA finds that the application site benefits from good accessibility from all modes of transport being located adjacent to a major local road which incorporates a footway and cycleway and being a short distance from bus stops. The TA finds that the proposed development will provide sufficient customer and staff parking at the retail unit and sufficient staff parking at the employment units and an overall appropriate provision of accessible parking, cycle parking and servicing areas and is in accordance with LPD Policy ASA3 Parking Standards.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

8.5.4 The TA assessed the existing baseline usage of the A525 at the site access and the A525/Ruthin Link Road/Denbigh Road junction as agreed with the Local Highway Authority. No trends in accident data were identified. The TA then modelled the projected trip generation resulting from the proposed development and projects that the discounter foodstore of the scale proposed would result in 31 two-way movements during the weekday AM peak, 135 two-way movements during the weekday PM peak and 257 during the Saturday peak period. The employment unit is anticipated to generate four two-way vehicle movements during the weekday AM and PM peak periods and two two-way movements during the Saturday peak period. Chapter 6 of the TA found that there is sufficient capacity in the local highway network to accommodate the proposed development and the proposed development ‘will not have a material impact on the operational performance of the local highway network’.

8.5.5 The propose development is therefore considered to comply with LDP policies ASA 1 ‘New transport infrastructure’, ASA 2 ‘Provision of sustainable transport facilities’ and ASA 3 ‘Parking standards’.

8.6 Landscape and AONB

8.6.1 The application site lies on a previously undeveloped greenfield site and is bounded by a range of uses including the Ruthin Farmers Auction, the A525 and employment uses on Lon Cae Brics.

8.7 Ecology

8.7.1 The proposal is supported by an Extended Phase 1 Ecological Survey by Cambrian Ecology. The proposal does not result in harm to any protected species and is considered acceptable.

8.8 Flood Risk & Drainage

8.8.1 Policy VOE 6 of the LPD relates to Water Management and requires that all development the management of water into consideration including drainage and flood risk.

8.8.2 A Flood Consequence Assessment (FCA) has been prepared by JBA Consulting and submitted in support of this planning application. The FCA has been prepared in accordance with Policy VOE3 of the LPD and with TAN15 ‘Development and Flood Risk’.

8.8.3 The FCA considers the site in context, the surrounding topography and the proposed development before addressing flood risk. The FCA finds that the site does not fall within an area known to have experienced historic surface water flooding, is at low risk from flooding from reservoirs, is not at risk from groundwater flooding or from canals. However, part of the site falls within Zone B of the Development Advice Map (DAM) published by Natural Resources Wales (NRW). Zone B indicates a precautionary measure and requires that site levels be checked against the worst case scenario for flooding. The FCA found the site to be at approximately 55.1m AOD against the Flood Zone 2 maximum level of 51.3m AOD and therefore above the worst case scenario for flooding in the area. The FCA therefore concludes that the site is not at risk from any form of flooding including fluvial flooding.

8.9 Drainage

8.9.1 A drainage scheme has been prepared by SWF Consulting which factors in surface and foul water solutions to service the site. The scheme is considered appropriate and meets SUDS requirements in line with Policy VOE6.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

8.10 Welsh Language

8.10.1 In line with LDP Policy RD5 ‘The Welsh language and the social and cultural fabric of communities’ and national planning policy, a Welsh Language Statement has been prepared in order to demonstrate that the proposed development will not have a detrimental impact on the Welsh Language. This assessment is submitted as a separate report in support of this application.

8.11 Conclusion

8.11.1 On the basis of the relevant planning policies set out above, it is considered that the proposal is acceptable and on balance, taking account of the material considerations and evidence provided in support of the planning application, the proposal complies with objectives of the Development Plan.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire 9 Conclusions

9.1.1 This Planning Statement is submitted in support of an application for

“Hybrid planning consent for: 1) full planning permission for the construction of a foodstore (use class A1), an employment unit (use classes B1/B2/B8) and associated car parking, landscaping, servicing and access; and 2) outline planning permission for the development of employment units (use class B1/B2/B8) with all matters reserved” 9.1.2 The application site is allocated for employment uses in the Denbighshire Local Development Plan (LDP). The application predominantly relates to employment development within both the full and outline elements of the application. The employment related development is anticipated to generate 18 jobs as part of the full application and a further 122 jobs (estimated) as a result of the outline element of the application. The proposed retail element of the application will generate up to 40 jobs across a range of roles and skill levels, although it is not considered to be an employment use. However, Policy PSE3 of the LDP permits the use of land and buildings allocated for employment use subject to a number of criteria being met. The criteria are met as demonstrated in Chapter 7 confirming that there are no other suitable sites for the proposed retail element of the proposal; the site has been continuously marketed for in excess of one year (it has been marketed for at least four years); and the loss of the part of the site for the retail element of the proposal will not prejudice the ability of the area to meet a range of local employment needs, indeed it will encourage the delivery of the wider site for employment uses. As such the proposed development has been shown to be compliant with Policy PSE3.

9.1.3 The application site is located in an out of centre location in retail policy term and as such, Planning Policy Wales and policies of the Denbighshire Local Development Plan require a need assessment; an assessment of sequentially preferable sites and an impact assessment are provided. The assessment of retail need demonstrates that there is a quantitative and qualitative need for the proposed development. An assessment of sequentially preferable sites has therefore been undertaken. No sequentially preferable sites were identified. Therefore, the application site passes the sequential test.

9.1.4 Additionally, the assessment of potential impact demonstrates that the development will not undermine the vitality, and viability of Ruthin Town Centre and will not have an impact on ongoing, planned or committed retail investment.

9.1.5 Overall, the retail proposal will provide a sustainable development which will promote sustainable shopping patterns to benefit the local community, particularly allowing those already using a discount supermarket outside the catchment (and indeed in some cases outside Denbighshire) to shop locally as well as increasing choice to local shoppers. Thus, the proposed development accords with policies of the Development Plan and PPW.

9.1.6 The proposed development has been assessed against a range of further planning policies and material considerations such as sustainable development, management of water resources, landscape impact, highways and ecology. As demonstrated in Chapter 8 of this report, the application is considered to be compliant with all relevant policies of the LDP, of the Development Plan as a whole and with national planning policy and guidance.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire

9.1.7 The proposal will provide a sensitively designed development which is compatible with and complementary to the surrounding uses. A significant quantum of jobs will be introduced as a result of the proposal. It is estimated that over 150 jobs will be created over the three phases of development for a range of skills and industry types.

9.1.8 Importantly, for the first time. the proposal will unlock this application site which has been allocated for employment development for at least 17 years thus allowing the Council to continue to deliver on the objectives of its development plan.

9.1.9 Overall, it is concluded that the proposed development will deliver a sustainable development which meets all relevant policy tests set out in the Development Plan, PPW and its accompanying Technical Advice Notes. Accordingly, it is concluded that the proposed development is in accordance with the Development Plan and should be granted consent.

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire Appendix 1 – Catchment Area Plan

Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire Appendix 2 – Retail Assessment Tables

Table 1 - New Store Turnover Sales Floorspace (sq m) Sales Density Turnover (£ m)

Total Floorspace Sales Floorspace Comparison Convenience Sales Density Mintel Sales Density Amended 2019 2020 2021 2022 2023 2024

1,786 1,315 263 1,052 £11,322 £10,190 £10.72 £10.79 £10.84 £10.86 £10.88 £10.90

Assumes convenience goods sold from 80% of sales floorspace Sales Density Derived from Mintel Retail Rankings and adjusted downwards by 10% in line with performance of foodstores in Wales

Table 2 - Population Zone 2018 2019 2020 2021 Ruthin 1 5,694 5,714 5,733 5,753 Llandyrnog (partial) 2 742 746 750 754 Llanbedr Dyffryn Clwyd/Llangynhafal 3 1,499 1,507 1,514 1,522 Llanarmon-yn-Ial/Llandegla 4 2,485 2,489 2,493 2,497 Llanfair Dyffryn Clwyd/Gwyddelwern 5 2,320 2,325 2,330 2,335 Efenechtyd 6 1,655 1,658 1,661 1,664 Total 14,395 14,438 14,481 14,525

Table 2.1 Population Growth Rates Average Annual Average Annual Population Growth Population Growth Ward Zone Population Growth Population Growth 2018-2023 2018-2028 2018-2023 2018-2028 Ruthin 1 1.72% 2.93% 0.34% 0.29% Llandyrnog (partial) 2 2.60% 2.40% 0.52% 0.24% Llanbedr Dyffryn Clwyd/Llangynhafal 3 2.54% 2.87% 0.51% 0.29% Llanarmon-yn-Ial/Llandegla 4 0.80% 1.85% 0.16% 0.19% Llanfair Dyffryn Clwyd/Gwyddelwern 5 1.08% 1.59% 0.22% 0.16% Efenechtyd 6 0.91% 0.91% 0.18% 0.09%

Table 3 Personal Convenience Goods Expenditure Zone 2018 2019 2020 2021 Ruthin 1 £2,322 £2,322 £2,338 £2,347 Llandyrnog (partial) 2 £2,308 £2,308 £2,324 £2,333 Llanbedr Dyffryn Clwyd/Llangynhafal 3 £2,533 £2,533 £2,550 £2,561 Llanarmon-yn-Ial/Llandegla 4 £2,561 £2,561 £2,579 £2,589 Llanfair Dyffryn Clwyd/Gwyddelwern 5 £2,494 £2,494 £2,512 £2,522 Efenechtyd 6 £2,361 £2,361 £2,377 £2,387

Table 3.1 Convenience Spending Growth Rates Year 2018 2019 2020 2021-25 All Wards 0.0% 0.7% 0.4% 0.2%

Table 4 Total Convenience Goods Expenditure Zone 2018 2019 2020 2021 Ruthin 1 £13.22 £13.27 £13.40 £13.50 Llandyrnog (partial) 2 £1.71 £1.72 £1.74 £1.76 Llanbedr Dyffryn Clwyd/Llangynhafal 3 £3.80 £3.82 £3.86 £3.90 Llanarmon-yn-Ial/Llandegla 4 £6.36 £6.37 £6.43 £6.47 Llanfair Dyffryn Clwyd/Gwyddelwern 5 £5.79 £5.80 £5.85 £5.89 Efenechtyd 6 £3.91 £3.91 £3.95 £3.97 Total £34.79 £34.89 £35.24 £35.49

Table 5 Expenditure by Destination Choice Main Food Shop Top Up Main Food: Top Up Split 66% 34% First Choice 70% 70% Second Choice 30% 30% First Choice 46% 24% Second Choice 20% 10%

Population Data from CACI based on ONS census data Expenditure per Capita from CACI based on ONS data Population Growth Rates from CACI based on ONS projections Convenience Spending Growth Rates from CACI Table 6 - Shopping Patterns Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Ruthin Llandyrnog (partial) Llanbedr Dyffryn Clwyd/Llangynhafal Llanarmon-yn-Ial/Llandegla Llanfair Dyffryn Clwyd/Gwyddelwern Efenechtyd

1st Choice 2nd Choice 1st Choice 2nd Choice 1st Choice 2nd Choice 1st Choice 2nd Choice 1st Choice 2nd Choice 1st Choice 2nd Choice Top Up 1st Top Up 2nd Top Up 1st Top Up 2nd Top Up 1st Top Up 2nd Top Up 1st Top Up 2nd Top Up 1st Top Up 2nd Top Up 1st Top Up 2nd Store/Centre Location Main Food Main Food Total Main Food Main Food Total Main Food Main Food Total Main Food Main Food Total Main Food Main Food Total Main Food Main Food Total Option Option Option Option Option Option Option Option Option Option Option Option Shop Shop Shop Shop Shop Shop Shop Shop Shop Shop Shop Shop

46% 20% 24% 10% 46% 20% 24% 10% 46% 20% 24% 10% 46% 20% 10% 46% 20% 24% 10% 46% 20% 24% 10% B&M Bargains, Station Road, Ruthin In Catchment £0.04 £0.05 £0.10 £0.09 £0.28 £0.00 £0.00 £0.00 £0.05 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Co-op, Station Road, Ruthin In Catchment £0.56 £0.21 £0.89 £0.47 £2.13 £0.02 £0.00 £0.08 £0.00 £0.11 £0.14 £0.04 £0.37 £0.00 £0.55 £0.00 £0.00 £0.00 £0.00 £0.00 £0.63 £0.10 £0.48 £0.30 £1.50 £0.06 £0.12 £0.15 £0.26 £0.59 McColls, Denbigh Road, Ruthin In Catchment £0.00 £0.00 £0.02 £0.19 £0.21 £0.00 £0.00 £0.04 £0.02 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Ruthin Town Centre In Catchment £0.00 £0.05 £0.32 £0.29 £0.66 £0.00 £0.00 £0.00 £0.03 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.10 £0.00 £0.10 £0.00 £0.05 £0.00 £0.30 £0.35 £0.09 £0.00 £0.04 £0.08 £0.22 Tesco Superstore, Lon Parcwr, Ruthin In Catchment £3.51 £0.42 £1.75 £0.15 £5.83 £0.43 £0.13 £0.20 £0.07 £0.83 £0.95 £0.15 £0.27 £0.39 £1.76 £0.87 £0.00 £0.00 £0.00 £0.87 £1.25 £0.38 £0.61 £0.00 £2.24 £1.04 £0.23 £0.43 £0.00 £1.70 Llanarmon-yn-Ial Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.11 £0.00 £0.11 £0.00 £0.00 £0.03 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llandegla Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.13 £0.00 £0.13 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Local shops, Treuddyn Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Spar, Loggerheads Garage, A494, Mold In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.19 £0.00 £0.19 £0.00 £0.00 £0.24 £0.00 £0.24 £0.00 £0.00 £0.00 £0.00 £0.00 Local shops, Clawddnewydd Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.07 Local shops, Clocaenog Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.07 Local shops, Pwllglas Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.06 Aldi, Berwyn Street, Llangollen Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.33 £0.00 £0.00 £0.00 £0.33 £0.00 £0.00 £0.00 £0.00 £0.00 Aldi, Chester Road, Broughton, Bretton, Chester Outside Catchement £0.08 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.12 £0.00 £0.00 £0.12 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.00 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 Aldi, Chester Street, Mold Outside Catchement £0.13 £0.14 £0.00 £0.00 £0.27 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.06 £0.72 £0.33 £0.00 £0.00 £1.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Aldi, Ruthin Road, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.23 £0.11 £0.00 £0.00 £0.34 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.06 Aldi, Station Road, Denbigh Outside Catchement £0.75 £0.62 £0.00 £0.03 £1.39 £0.24 £0.05 £0.00 £0.00 £0.28 £0.08 £0.04 £0.00 £0.00 £0.12 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.15 £0.00 £0.00 £0.22 £0.18 £0.15 £0.00 £0.00 £0.34 Asda, Aston Road, Queensferry Outside Catchement £0.06 £0.03 £0.00 £0.00 £0.08 £0.00 £0.02 £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Asda, Holt Road, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.16 £0.00 £0.00 £0.16 Co-op (Petrol Station), High Street, Coedpoeth, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Co-op, Regent Street, Llangollen Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.07 Costco, Dunkirk Trading Estate, Chester Gates, Chester Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Home Bargains, High Street, Prestatyn Outside Catchement £0.00 £0.00 £0.00 £0.02 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Home Bargains, Station Road, Denbigh Outside Catchement £0.00 £0.03 £0.02 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Iceland, New Street, Mold Outside Catchement £0.00 £0.04 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.19 £0.00 £0.00 £0.00 £0.19 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Lidl, Denbigh Road, Mold Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Lidl, Old Mold Road, Gwersyllt, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.04 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14 £0.00 £0.05 £0.00 £0.19 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Lidl, Vale Street, Denbigh Outside Catchement £0.13 £0.46 £0.00 £0.00 £0.59 £0.07 £0.05 £0.06 £0.00 £0.18 £0.12 £0.10 £0.00 £0.00 £0.21 £0.00 £0.07 £0.00 £0.00 £0.07 £0.11 £0.20 £0.00 £0.00 £0.31 £0.00 £0.12 £0.00 £0.00 £0.12 Local shops, Llanrhaeadr-ym-Mochnant Village Centre Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.07 M&S Foodhall, Chester Road, Broughton Park Foodhall, Chester Outside Catchement £0.00 £0.00 £0.00 £0.04 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Marks & Spencer, Eagles Meadow, Wrexham Outside Catchement £0.00 £0.03 £0.00 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Marks & Spencer, Foregate Street, Chester Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 Mold Town Centre Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.09 £0.00 £0.03 £0.00 £0.13 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Morrisons, Ffordd Llanarth, Connah's Quay Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.11 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Morrisons, Ruthin Road, Wrexham Outside Catchement £0.00 £0.16 £0.00 £0.00 £0.16 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14 £0.11 £0.00 £0.00 £0.25 £0.00 £0.05 £0.00 £0.00 £0.05 £0.00 £0.00 £0.04 £0.00 £0.04 Morrisons, Smithfield Road, Denbigh Outside Catchement £0.28 £0.26 £0.00 £0.00 £0.54 £0.00 £0.02 £0.00 £0.00 £0.02 £0.11 £0.21 £0.00 £0.00 £0.33 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 Sainsbury's Superstore, Caldy Valley Road, Great Boughton, Chester Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Sainsbury's Superstore, Retail Park, Plas Coch Road, Wrexham Outside Catchement £0.24 £0.00 £0.00 £0.00 £0.24 £0.00 £0.03 £0.00 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 £0.00 £0.17 £0.00 £0.00 £0.17 £0.00 £0.00 £0.00 £0.00 £0.00 Sainsbury's Superstore, Rhyl Road, Rhuddlan, Rhyl Outside Catchement £0.00 £0.03 £0.00 £0.03 £0.06 £0.00 £0.02 £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Tesco Extra, Broughton Retail Park, Chester Road, Bretton, Broughton Outside Catchement £0.00 £0.05 £0.00 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Tesco Superstore, Chester Street, Ponterwyl, Mold Outside Catchement £0.08 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.16 £0.00 £0.16 £0.56 £0.15 £0.00 £0.00 £0.71 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Tesco Superstore, Plas Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Outside Catchement £0.00 £0.03 £0.00 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.17 £0.00 £0.00 £0.00 £0.17 £0.00 £0.23 £0.00 £0.00 £0.23 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Wrexham Town Centre Outside Catchement £0.00 £0.00 £0.05 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Internet / delivery Other £0.28 £0.04 £0.00 £0.00 £0.32 £0.04 £0.00 £0.00 £0.00 £0.04 £0.06 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.22 £0.00 £0.00 £0.00 £0.22 £0.37 £0.00 £0.00 £0.00 £0.37 Total £6.13 £2.63 £3.16 £1.35 £13.27 £0.80 £0.34 £0.41 £0.18 £1.72 £1.76 £0.76 £0.91 £0.39 £3.82 £2.94 £1.26 £0.64 £0.00 £4.84 £2.68 £1.15 £1.38 £0.59 £5.80 £1.81 £0.78 £0.93 £0.40 £3.91

Shopping Patterns from Household Survey multiplied by 2019 Expenditure (CACI) to determine Survey Derived Turnover. NB - No respondents in Zone 4 reported a second choice Top Up shopping destination so all Top Up shopping allocated to first choice shop. Table 7 - Shopping Patterns Summary 2019 Turnover 2021 Turnover Store/Centre Location Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6Total Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6Total B&M Bargains, Station Road, Ruthin In Catchment £0.28 £0.05 £0.00 £0.00 £0.00 £0.00 £0.33 £0.29 £0.05 £0.00 £0.00 £0.00 £0.00 £0.33 Co-op, Station Road, Ruthin In Catchment £2.13 £0.11 £0.55 £0.00 £1.50 £0.59 £4.87 £2.17 £0.11 £0.56 £0.00 £1.53 £0.60 £4.96 McColls, Denbigh Road, Ruthin In Catchment £0.21 £0.06 £0.00 £0.00 £0.00 £0.00 £0.28 £0.22 £0.06 £0.00 £0.00 £0.00 £0.00 £0.28 Ruthin Town Centre In Catchment £0.66 £0.03 £0.00 £0.10 £0.35 £0.22 £1.36 £0.67 £0.03 £0.00 £0.10 £0.35 £0.22 £1.38 Tesco Superstore, Lon Parcwr, Ruthin In Catchment £5.83 £0.83 £1.76 £0.87 £2.24 £1.70 £13.22 £5.94 £0.85 £1.79 £0.88 £2.28 £1.73 £13.47 Llandyrnog Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llanynys Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Rhewl Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Gellifor Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Hendrerwydd Local Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llangynhafal Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Rhos Local Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llanarmon-yn-Ial Village Centre In Catchment £0.00 £0.00 £0.11 £0.03 £0.00 £0.00 £0.14 £0.00 £0.00 £0.11 £0.03 £0.00 £0.00 £0.14 Llandegla Village Centre In Catchment £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.13 £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.13 Llanferres Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Local shops, Treuddyn Village Centre In Catchment £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 Spar, Loggerheads Garage, A494, Mold In Catchment £0.00 £0.00 £0.00 £0.19 £0.24 £0.00 £0.43 £0.00 £0.00 £0.00 £0.19 £0.25 £0.00 £0.44 Tafarn-y-Gelyn Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llanbedr Dyffryn Clwyd Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Llanfair Dyffryn Clwyd Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Efenechtyd Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Local shops, Clawddnewydd Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 Local shops, Clocaenog Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 Local shops, Pwllglas Village Centre In Catchment £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06 £0.06 Aldi, Berwyn Street, Llangollen Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.33 £0.00 £0.33 £0.00 £0.00 £0.00 £0.00 £0.33 £0.00 £0.33 Aldi, Chester Road, Broughton, Bretton, Chester Outside Catchement £0.08 £0.00 £0.12 £0.00 £0.05 £0.00 £0.25 £0.08 £0.00 £0.12 £0.00 £0.05 £0.00 £0.25 Aldi, Chester Street, Mold Outside Catchement £0.27 £0.00 £0.06 £1.05 £0.00 £0.00 £1.38 £0.28 £0.00 £0.06 £1.07 £0.00 £0.00 £1.41 Aldi, Plas Coch Retail Park, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Aldi, Ruthin Road, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.34 £0.00 £0.06 £0.40 £0.00 £0.00 £0.00 £0.35 £0.00 £0.06 £0.41 Aldi, Station Road, Denbigh Outside Catchement £1.39 £0.28 £0.12 £0.00 £0.22 £0.34 £2.36 £1.42 £0.29 £0.12 £0.00 £0.23 £0.34 £2.40 Asda, Aston Road, Queensferry Outside Catchement £0.08 £0.02 £0.00 £0.00 £0.00 £0.00 £0.10 £0.08 £0.02 £0.00 £0.00 £0.00 £0.00 £0.10 Asda, Holt Road, Wrexham Outside Catchement £0.00 £0.00 £0.06 £0.00 £0.00 £0.16 £0.22 £0.00 £0.00 £0.06 £0.00 £0.00 £0.16 £0.22 B&M Bargains, Station Road, Denbigh Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Co-op (Petrol Station), High Street, Coedpoeth, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.05 £0.00 £0.00 £0.05 £0.00 £0.00 £0.00 £0.05 £0.00 £0.00 £0.05 Co-op, Regent Street, Llangollen Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 Costco, Dunkirk Trading Estate, Chester Gates, Chester Outside Catchement £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.04 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.04 Denbigh Town Centre Outside Catchement £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.03 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.03 Home Bargains, High Street, Prestatyn Outside Catchement £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 Home Bargains, Station Road, Denbigh Outside Catchement £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 Iceland, Island Green Shopping Park, Watery Road, Wrexham Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Iceland, New Street, Mold Outside Catchement £0.04 £0.00 £0.00 £0.19 £0.00 £0.00 £0.23 £0.04 £0.00 £0.00 £0.20 £0.00 £0.00 £0.24 Lidl, Denbigh Road, Mold Outside Catchement £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 £0.00 £0.00 £0.00 £0.07 £0.00 £0.00 £0.07 Lidl, Old Mold Road, Gwersyllt, Wrexham Outside Catchement £0.04 £0.00 £0.00 £0.19 £0.00 £0.00 £0.23 £0.04 £0.00 £0.00 £0.19 £0.00 £0.00 £0.23 Lidl, Vale Street, Denbigh Outside Catchement £0.59 £0.18 £0.21 £0.07 £0.31 £0.12 £1.48 £0.61 £0.19 £0.22 £0.07 £0.31 £0.12 £1.51 Llangollen Town Centre Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Local shops, Llanrhaeadr-ym-Mochnant Village Centre Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 £0.00 £0.00 £0.00 £0.00 £0.00 £0.07 £0.07 M&S Foodhall, Chester Road, Broughton Park Foodhall, Chester Outside Catchement £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04 Marks & Spencer, Eagles Meadow, Wrexham Outside Catchement £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.03 £0.03 £0.00 £0.00 £0.00 £0.00 £0.00 £0.03 Marks & Spencer, Foregate Street, Chester Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.05 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.05 £0.00 £0.05 Mold Town Centre Outside Catchement £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.13 £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.13 Morrisons, Ffordd Llanarth, Connah's Quay Outside Catchement £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.11 £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.11 Morrisons, Ruthin Road, Wrexham Outside Catchement £0.16 £0.00 £0.00 £0.25 £0.05 £0.04 £0.50 £0.16 £0.00 £0.00 £0.25 £0.05 £0.04 £0.51 Morrisons, Smithfield Road, Denbigh Outside Catchement £0.54 £0.02 £0.33 £0.00 £0.07 £0.00 £0.95 £0.55 £0.02 £0.33 £0.00 £0.07 £0.00 £0.97 Ruabon Town Centre Outside Catchement £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Sainsbury's Superstore, Caldy Valley Road, Great Boughton, Chester Outside Catchement £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.08 Sainsbury's Superstore, Retail Park, Plas Coch Road, Wrexham Outside Catchement £0.24 £0.03 £0.00 £0.07 £0.17 £0.00 £0.52 £0.25 £0.03 £0.00 £0.07 £0.17 £0.00 £0.52 Sainsbury's Superstore, Rhyl Road, Rhuddlan, Rhyl Outside Catchement £0.06 £0.02 £0.00 £0.00 £0.00 £0.00 £0.07 £0.06 £0.02 £0.00 £0.00 £0.00 £0.00 £0.07 Tesco Extra, Broughton Retail Park, Chester Road, Bretton, Broughton Outside Catchement £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 Tesco Superstore, Chester Street, Ponterwyl, Mold Outside Catchement £0.08 £0.00 £0.16 £0.71 £0.00 £0.00 £0.95 £0.08 £0.00 £0.16 £0.73 £0.00 £0.00 £0.97 Tesco Superstore, Plas Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Outside Catchement £0.03 £0.00 £0.17 £0.23 £0.00 £0.00 £0.42 £0.03 £0.00 £0.18 £0.23 £0.00 £0.00 £0.43 Waitrose, Boughton, Chester Outside Catchement £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.03 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £0.03 Wrexham Town Centre Outside Catchement £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 £0.05 £0.00 £0.00 £0.00 £0.00 £0.00 £0.05 Internet / delivery Other £0.32 £0.04 £0.06 £0.00 £0.22 £0.37 £1.00 £0.32 £0.04 £0.06 £0.00 £0.22 £0.38 £1.02 £13.27 £1.72 £3.82 £4.84 £5.80 £3.91 £33.36 £13.52 £1.75 £3.89 £4.94 £5.91 £3.99 £33.99 Table 8 Trade Draw 111 222 333 444 555 666 InflowInflow Total Llanbedr Dyffryn Llanarmon-yn- Llanfair Dyffryn Ruthin Llandyrnog (partial) Efenechtyd Clwyd/Llangynhafal Ial/LlandeglaIal/Llandegla Clwyd/Gwyddelwern (%) 35.00% 3.00% 9.00% 4.00% 20.00% 9.00% 20.00% 100.00% 2021 £3.79 £0.33 £0.98 £0.43 £2.17 £0.98 £2.17 £10.84 2024 £3.82 £0.33 £0.98 £0.44 £2.18 £0.98 £2.18 £10.90

Table 9 Trade Diversion in 2021 Trade Diversion (%) Trade Diversion (£ m) Store or Centre 111 222 333 444 555 666 111 222 333 444 555 666 Total Zone 1 - Ruthin B&M Bargains, Station Road, Ruthin 1.0% 0.0% 0.0% 0.0% 0.0% 0.0% £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04 Co-op, Station Road, Ruthin 8.5% 2.0% 6.5% 0.0% 18.0% 7.0% £0.32 £0.01 £0.06 £0.00 £0.39 £0.07 £0.85 McColls, Denbigh Road, Ruthin 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% £0.01 £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 Ruthin Town Centre 0.5% 0.0% 0.0% 0.0% 1.5% 3.0% £0.02 £0.00 £0.00 £0.00 £0.03 £0.03 £0.08 Tesco Superstore, Lon Parcwr, Ruthin 43.0% 48.0% 42.0% 19.0% 42.0% 48.0% £1.63 £0.16 £0.41 £0.08 £0.91 £0.47 £3.66 Other Stores Zones 2-6 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 Other Stores Zones 2-6 0.0% 0.0% 0.5% 3.0% 1.3% 1.0% £0.00 £0.00 £0.00 £0.01 £0.03 £0.01 £0.05 Total Within Study Area 53.3% 50.0% 49.0% 22.0% 62.8% 59.0% £2.02 £0.16 £0.48 £0.10 £1.36 £0.58 £4.69 Outside Study Area 46.8% 50.0% 51.0% 78.0% 37.3% 41.0% £1.77 £0.16 £0.50 £0.34 £0.81 £0.40 £3.98 InflowInflow £2.17 Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% £3.79 £0.33 £0.98 £0.43 £2.17 £0.98 £10.84

Sales Density for Aldi from Mintel Retail Rankings 2018 Convenience goods turnover growth from Experian Retail Planner Note 16 Comparison goods turnover growth applied at 2% annually based on Experian Retail Planner Note 16 projections. Price base 2019 to match CACI and Mintel data. Assumed inflow of turnover from outside catchment of 20% Table 10 Impact Assessment Convenience Sales Convenience Sales Sales Density Mintel Benchmark Turnover Survey Derived Benchmark Turnover Survey Derived Adjusted with Inflow Trade Diversion by Residual Turnover at Net Sales Area Impact at 2021 Area % Area 2019 at 2019 Turnover 2019 at 2021 Turnover 2021 2021 Aldi at 2021 2021 Ruthin Town Centre Co-op, Station Road, Ruthin 671 85% 570 £7,986 £4.55 £4.87 £4.60 £4.96 £5.96 £0.85 £5.11 -14.28% B&M Bargains, Station Road, Ruthin 482 20% 96 £2,971 £0.29 £0.33 £0.29 £0.33 £0.40 £0.04 £0.36 -9.48% Ruthin Town Centre £1.36 £1.38 £1.66 £0.08 £1.58 -4.87% Total Ruthin Town Centre £6.56 £6.68 £8.02 £0.97 £7.05 -12.09%

Ruthin Edge of Centre Tesco Superstore, Lon Parcwr, Ruthin 1,653 75% 1,240 £11,836 £14.67 £13.22 £14.84 £13.47 £16.17 £3.66 £12.51 -22.63%

Out of Centre McColl's, Denbigh Road, Ruthin £0.28 £0.28 £0.28 £0.01 £0.27 -3.37% Other Stores Out of Centre £0.81 £0.97 £0.97 £0.05 £0.92 -5.63% Total Out of Centre £1.91 £2.08 £2.08 £0.06 £2.02 -9.01%

Outflow/Clawback £11.35 £11.57 £3.98 £7.59 -

Inflow £2.17

Total £10.84 Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire Appendix 3 – Household Survey Questionnaire

Total Zone 1 – Secondary Zone 2 – Zone 3 – Zone 4 – Zone 5 – Zone 6 – Ruthin Catchment – Llandyrnog Llanbedr Llanarmon?y Llanfair Efenechtyd (Primary) Zones 2-6 (Secondary) Dyffryn n?Ial / Dyffryn (Secondary) Clwyd / Llandegla Clwyd / Llangynhafal (Secondary) Gwyddelwern (Secondary) (Secondary)

Q01 In which store or centre do you normally do most of your households main food shopping?

Zone 1 B&M Bargains, Station 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Ruthin Co-op, Station Road, Ruthin 9.0% 18 10.0% 10 8.0% 8 5.0% 1 10.0% 2 0.0% 0 20.0% 4 5.0% 1 McColls, Denbigh 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 Ruthin Ruthin Town Centre 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Tesco Superstore, Lon 55.0% 110 62.0% 62 48.0% 48 55.0% 11 50.0% 10 20.0% 4 50.0% 10 65.0% 13 Parcwr, Ruthin Zone 2 Llandyrnog Village 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 Llanynys Village 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 Rhewl Village 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 Zone 3 Gellifor Village 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 Hendrerwydd Local 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 Llangynhafal Village 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 Rhos Local 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 Zone 4 Llanarmon-yn-Ial Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Llandegla Village 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 Llanferres Village 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 Local shops, Treuddyn 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Spar, Loggerheads Garage, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 A494, Mold Tafarn-y-Gelyn Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Zone 5 Llanbedr Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Llanfair Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Zone 6 Efenechtyd Village 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 Local shops, Clawddnewydd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Clocaenog 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Pwllglas 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Other Outside Study Area Aldi, Berwyn Street, 1.0% 2 0.0% 0 2.0% 2 0.0% 0 0.0% 0 0.0% 0 10.0% 2 0.0% 0 Llangollen Aldi, Chester Road, 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Broughton, Bretton, Chester Aldi, Chester Street, Mold 3.5% 7 2.0% 2 5.0% 5 0.0% 0 0.0% 0 25.0% 5 0.0% 0 0.0% 0 Aldi, Plas Coch Retail Park, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham Aldi, Ruthin Road, Wrexham 1.5% 3 0.0% 0 3.0% 3 0.0% 0 0.0% 0 10.0% 2 0.0% 0 5.0% 1 Aldi, Station Road, Denbigh 9.5% 19 10.0% 10 9.0% 9 25.0% 5 5.0% 1 0.0% 0 5.0% 1 10.0% 2 Asda, Aston Road, 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Queensferry Asda, Holt Road, Wrexham 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 B&M Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Co-op (Petrol Station), High 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Coedpoeth, Wrexham Co-op, Regent Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Costco, Dunkirk Trading 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Estate, Chester Gates, Chester Denbigh 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 Home Bargains, High Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Prestatyn

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 2 For JLL January 2019

Home Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Iceland, Island Green 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Shopping Park, Watery Road, Wrexham Iceland, New Street, Mold 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Lidl, Denbigh Road, Mold 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, Old Mold Road, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Gwersyllt, Wrexham Lidl, Vale Street, Denbigh 3.0% 6 2.0% 2 4.0% 4 10.0% 2 5.0% 1 0.0% 0 5.0% 1 0.0% 0 Llangollen 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 Local shops, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llanrhaeadr-ym-Mochnant Village Centre M&S Foodhall, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Broughton Park Foodhall, Chester Marks & Spencer, Eagles 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Meadow, Wrexham Marks & Spencer, Foregate 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Chester Mold Town Centre 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Morrisons, Ffordd Llanarth, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Connah's Quay Morrisons, Ruthin Road, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Wrexham Morrisons, Smithfield Road, 4.0% 8 5.0% 5 3.0% 3 0.0% 0 10.0% 2 0.0% 0 5.0% 1 0.0% 0 Denbigh Ruabon 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 Sainsbury's Superstore, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 Caldy Valley Road, Great Boughton, Chester Sainsbury's Superstore, 1.0% 2 2.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Plas Coch Road, Wrexham Sainsbury's Superstore, Rhyl 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Rhuddlan, Rhyl Tesco Extra, Broughton 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Chester Road, Bretton, Broughton Tesco Superstore, Chester 3.0% 6 1.0% 1 5.0% 5 0.0% 0 0.0% 0 25.0% 5 0.0% 0 0.0% 0 Street, Ponterwyl, Mold Tesco Superstore, Plas 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Waitrose, Boughton, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham 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 Others Internet / delivery 4.0% 8 3.0% 3 5.0% 5 5.0% 1 5.0% 1 0.0% 0 5.0% 1 10.0% 2 Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't do main food 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 shopping) Base: 200 100 100 20 20 20 20 20

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 3 For JLL January 2019

Q02 How does your household normally travel to (STORE / LOCATION MENTIONED AT Q01)? Excluding those who do their main food shopping via the Internet at Q01:

Car / van (as driver) 73.4% 141 60.8% 59 86.3% 82 84.2% 16 94.7% 18 90.0% 18 78.9% 15 83.3% 15 Car / van (as passenger) 10.9% 21 11.3% 11 10.5% 10 15.8% 3 0.0% 0 10.0% 2 15.8% 3 11.1% 2 Bus, minibus or coach 2.1% 4 2.1% 2 2.1% 2 0.0% 0 5.3% 1 0.0% 0 5.3% 1 0.0% 0 Motorcycle, scooter or 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 moped Walk 7.8% 15 15.5% 15 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Taxi 1.6% 3 3.1% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Train 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bicycle 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Disability vehicle (scooter, 1.0% 2 2.1% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 wheelchair etc.) Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 3.1% 6 5.2% 5 1.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.6% 1 Base: 192 97 95 19 19 20 19 18

Mean Score: visits per week

Q03 How often do you visit (STORE / LOCATION MENTIONED AT Q01)?

Everyday 2.5% 5 3.0% 3 2.0% 2 0.0% 0 10.0% 2 0.0% 0 0.0% 0 0.0% 0 4 to 6 times a week 5.5% 11 6.0% 6 5.0% 5 15.0% 3 0.0% 0 5.0% 1 0.0% 0 5.0% 1 2 or 3 times a week 29.5% 59 28.0% 28 31.0% 31 30.0% 6 20.0% 4 20.0% 4 50.0% 10 35.0% 7 Once a week 49.5% 99 48.0% 48 51.0% 51 40.0% 8 60.0% 12 65.0% 13 40.0% 8 50.0% 10 Once a fortnight 10.5% 21 12.0% 12 9.0% 9 15.0% 3 5.0% 1 5.0% 1 10.0% 2 10.0% 2 Once a month 1.0% 2 2.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Less frequently 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 1.0% 2 1.0% 1 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Mean: 1.76 1.77 1.74 1.98 1.83 1.50 1.70 1.68 Base: 200 100 100 20 20 20 20 20

Q04 What is the main reason you choose to use (STORE / LOCATION MENTIONED AT Q01)?

Near to home 28.5% 57 28.0% 28 29.0% 29 30.0% 6 25.0% 5 20.0% 4 25.0% 5 45.0% 9 Choice of food goods 16.5% 33 18.0% 18 15.0% 15 15.0% 3 20.0% 4 20.0% 4 15.0% 3 5.0% 1 available Lower prices 13.5% 27 14.0% 14 13.0% 13 30.0% 6 0.0% 0 25.0% 5 5.0% 1 5.0% 1 Good service / friendly staff 7.5% 15 10.0% 10 5.0% 5 0.0% 0 10.0% 2 5.0% 1 5.0% 1 5.0% 1 No other local main 6.0% 12 5.0% 5 7.0% 7 5.0% 1 0.0% 0 5.0% 1 15.0% 3 10.0% 2 alternative Quality of food goods 6.0% 12 5.0% 5 7.0% 7 5.0% 1 20.0% 4 0.0% 0 5.0% 1 5.0% 1 available Value for money 5.5% 11 4.0% 4 7.0% 7 0.0% 0 5.0% 1 5.0% 1 15.0% 3 10.0% 2 Internet shopping is 3.0% 6 2.0% 2 4.0% 4 5.0% 1 0.0% 0 0.0% 0 5.0% 1 10.0% 2 convenient Near to work 1.5% 3 1.0% 1 2.0% 2 0.0% 0 5.0% 1 5.0% 1 0.0% 0 0.0% 0 Car parking provision 1.5% 3 1.0% 1 2.0% 2 5.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Preference for the retailer 1.0% 2 2.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Good internal layout 1.0% 2 2.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Loyalty card / points scheme 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Good opening hours 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Accessibility by public 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 5.0% 1 0.0% 0 transport Habit / always use it 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Staff discount / work there 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 In-store café 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Pleasant atmosphere 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Delivery serviceA"$Q02 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Quiet / not too busy 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Good special offers 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 In-store bakery 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 (Don't know / no reason in 3.0% 6 3.0% 3 3.0% 3 5.0% 1 5.0% 1 0.0% 0 5.0% 1 0.0% 0 particular) Base: 200 100 100 20 20 20 20 20

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 4 For JLL January 2019

Q05 When you undertake your main food and grocery shopping at (LOCATION MENTIONED AT Q01), do you or other members of your household usually visit other shops, services, or leisure facilities on the same shopping trip? [MR] Excluding those who do their main food shopping via the Internet at Q01:

No 55.2% 106 63.9% 62 46.3% 44 36.8% 7 47.4% 9 35.0% 7 47.4% 9 66.7% 12 Yes - non-food shopping 20.3% 39 16.5% 16 24.2% 23 21.1% 4 36.8% 7 20.0% 4 26.3% 5 16.7% 3 Yes - other food shopping 14.6% 28 12.4% 12 16.8% 16 26.3% 5 21.1% 4 10.0% 2 15.8% 3 11.1% 2 Yes - visiting café / pub / 5.2% 10 4.1% 4 6.3% 6 5.3% 1 5.3% 1 10.0% 2 5.3% 1 5.6% 1 restaurant Yes - visiting financial 3.1% 6 0.0% 0 6.3% 6 0.0% 0 5.3% 1 5.0% 1 10.5% 2 11.1% 2 service such as bank, building society, Post Office Yes - travelling to / from 3.1% 6 2.1% 2 4.2% 4 0.0% 0 5.3% 1 15.0% 3 0.0% 0 0.0% 0 work Yes - leisure activity 2.6% 5 2.1% 2 3.2% 3 10.5% 2 0.0% 0 5.0% 1 0.0% 0 0.0% 0 (excludes visiting swimming pool) Yes - visiting other service 2.6% 5 1.0% 1 4.2% 4 10.5% 2 0.0% 0 5.0% 1 0.0% 0 5.6% 1 such as laundrette, hairdresser, recycling Yes - visiting health service 2.6% 5 0.0% 0 5.3% 5 5.3% 1 5.3% 1 0.0% 0 10.5% 2 5.6% 1 such as doctor, dentist, hospital Yes - visiting family / friends 2.1% 4 2.1% 2 2.1% 2 0.0% 0 0.0% 0 5.0% 1 5.3% 1 0.0% 0 Yes - dog walking 1.6% 3 2.1% 2 1.1% 1 0.0% 0 5.3% 1 0.0% 0 0.0% 0 0.0% 0 Yes - buying fuel 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - window shopping / 0.5% 1 0.0% 0 1.1% 1 5.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 browsing Yes - travelling to / from 0.5% 1 0.0% 0 1.1% 1 5.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 school / college / university (Don’t know) 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 192 97 95 19 19 20 19 18

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 5 For JLL January 2019

Q06 Apart from (STORE / LOCATION MENTIONED AT Q01), which other store or centre do you normally do most of your households main food shopping?

Zone 1 B&M Bargains, Station 1.0% 2 2.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Ruthin Co-op, Station Road, Ruthin 5.5% 11 7.0% 7 4.0% 4 0.0% 0 5.0% 1 0.0% 0 10.0% 2 5.0% 1 McColls, Denbigh 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 Ruthin Ruthin Town Centre 1.5% 3 2.0% 2 1.0% 1 0.0% 0 0.0% 0 0.0% 0 5.0% 1 0.0% 0 Tesco Superstore, Lon 11.5% 23 11.0% 11 12.0% 12 20.0% 4 15.0% 3 0.0% 0 15.0% 3 10.0% 2 Parcwr, Ruthin Zone 2 Llandyrnog Village 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 Llanynys Village 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 Rhewl Village 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 Zone 3 Gellifor Village 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 Hendrerwydd Local 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 Llangynhafal Village 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 Rhos Local 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 Zone 4 Llanarmon-yn-Ial Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Llandegla Village 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 Llanferres Village 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 Local shops, Treuddyn 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Spar, Loggerheads Garage, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 A494, Mold Tafarn-y-Gelyn Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Zone 5 Llanbedr Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Llanfair Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Zone 6 Efenechtyd Village 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 Local shops, Clawddnewydd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Clocaenog 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Pwllglas 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Other Outside Study Area Aldi, Berwyn Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Aldi, Chester Road, 1.0% 2 0.0% 0 2.0% 2 0.0% 0 5.0% 1 0.0% 0 5.0% 1 0.0% 0 Broughton, Bretton, Chester Aldi, Chester Street, Mold 3.0% 6 2.0% 2 4.0% 4 0.0% 0 5.0% 1 15.0% 3 0.0% 0 0.0% 0 Aldi, Plas Coch Retail Park, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham Aldi, Ruthin Road, Wrexham 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Aldi, Station Road, Denbigh 9.0% 18 12.0% 12 6.0% 6 10.0% 2 5.0% 1 0.0% 0 5.0% 1 10.0% 2 Asda, Aston Road, 1.0% 2 1.0% 1 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Queensferry Asda, Holt Road, Wrexham 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 B&M Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Co-op (Petrol Station), High 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Coedpoeth, Wrexham Co-op, Regent Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Costco, Dunkirk Trading 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 Estate, Chester Gates, Chester Denbigh 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 Home Bargains, High Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 6 For JLL January 2019

Prestatyn Home Bargains, Station 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Iceland, Island Green 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Shopping Park, Watery Road, Wrexham Iceland, New Street, Mold 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Lidl, Denbigh Road, Mold 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Lidl, Old Mold 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 Gwersyllt, Wrexham Lidl, Vale Street, Denbigh 8.0% 16 7.0% 7 9.0% 9 15.0% 3 10.0% 2 5.0% 1 10.0% 2 5.0% 1 Llangollen 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 Local shops, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llanrhaeadr-ym-Mochnant Village Centre M&S Foodhall, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Broughton Park Foodhall, Chester Marks & Spencer, Eagles 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Meadow, Wrexham Marks & Spencer, Foregate 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Chester Mold 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 Morrisons, Ffordd Llanarth, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Connah's Quay Morrisons, Ruthin Road, 2.5% 5 3.0% 3 2.0% 2 0.0% 0 0.0% 0 5.0% 1 5.0% 1 0.0% 0 Wrexham Morrisons, Smithfield Road, 5.5% 11 6.0% 6 5.0% 5 5.0% 1 20.0% 4 0.0% 0 0.0% 0 0.0% 0 Denbigh Ruabon 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 Sainsbury's Superstore, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Caldy Valley Road, Great Boughton, Chester Sainsbury's Superstore, 1.5% 3 0.0% 0 3.0% 3 5.0% 1 0.0% 0 5.0% 1 5.0% 1 0.0% 0 Retail Park, Plas Coch Road, Wrexham Sainsbury's Superstore, Rhyl 1.0% 2 1.0% 1 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Rhuddlan, Rhyl Tesco Extra, Broughton 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Chester Road, Bretton, Broughton Tesco Superstore, Chester 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Street, Ponterwyl, Mold Tesco Superstore, Plas 1.0% 2 1.0% 1 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Waitrose, Boughton, Chester 0.5% 1 0.0% 0 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham 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 Others Internet / delivery 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 1.5% 3 2.0% 2 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 (Nowhere else) 39.5% 79 38.0% 38 41.0% 41 30.0% 6 30.0% 6 45.0% 9 40.0% 8 60.0% 12 Base: 200 100 100 20 20 20 20 20

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 7 For JLL January 2019

Q07 How does your household normally travel to (STORE / LOCATION MENTIONED AT Q06)? Those who do their main food shopping at another location (excluding via the Internet) at Q06:

Car / van (as driver) 76.9% 90 64.4% 38 89.7% 52 85.7% 12 92.9% 13 100.0% 11 83.3% 10 85.7% 6 Car / van (as passenger) 10.3% 12 10.2% 6 10.3% 6 14.3% 2 7.1% 1 0.0% 0 16.7% 2 14.3% 1 Bus, minibus or coach 2.6% 3 5.1% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Motorcycle, scooter or 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 moped Walk 7.7% 9 15.3% 9 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Taxi 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Train 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bicycle 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Disability vehicle (scooter, 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 wheelchair etc.) Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 117 59 58 14 14 11 12 7

Mean Score: visits per week

Q08 How often do you visit (STORE / LOCATION MENTIONED AT Q06)? Those who do their main food shopping at another location at Q06:

Everyday 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 4 to 6 times a week 1.7% 2 3.3% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 2 or 3 times a week 11.0% 13 15.0% 9 6.9% 4 7.1% 1 7.1% 1 9.1% 1 8.3% 1 0.0% 0 Once a week 36.4% 43 40.0% 24 32.8% 19 35.7% 5 42.9% 6 45.5% 5 25.0% 3 0.0% 0 Once a fortnight 28.0% 33 25.0% 15 31.0% 18 28.6% 4 35.7% 5 36.4% 4 25.0% 3 28.6% 2 Once a month 14.4% 17 10.0% 6 19.0% 11 14.3% 2 14.3% 2 9.1% 1 16.7% 2 57.1% 4 Less frequently 5.9% 7 3.3% 2 8.6% 5 7.1% 1 0.0% 0 0.0% 0 25.0% 3 14.3% 1 (Don't know / varies) 1.7% 2 1.7% 1 1.7% 1 7.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Mean: 0.99 1.24 0.73 0.78 0.83 0.89 0.66 0.33 Base: 118 60 58 14 14 11 12 7

Q09 What is the main reason you choose to use (STORE / LOCATION MENTIONED AT Q06)? Those who do their main food shopping at another location at Q06:

Choice of food goods 22.9% 27 23.3% 14 22.4% 13 28.6% 4 35.7% 5 18.2% 2 8.3% 1 14.3% 1 available Value for money 13.6% 16 11.7% 7 15.5% 9 14.3% 2 7.1% 1 9.1% 1 25.0% 3 28.6% 2 Lower prices 12.7% 15 11.7% 7 13.8% 8 21.4% 3 7.1% 1 27.3% 3 0.0% 0 14.3% 1 Near to home 11.9% 14 8.3% 5 15.5% 9 14.3% 2 7.1% 1 9.1% 1 25.0% 3 28.6% 2 Quality of food goods 8.5% 10 13.3% 8 3.4% 2 0.0% 0 0.0% 0 9.1% 1 8.3% 1 0.0% 0 available Good internal layout 2.5% 3 3.3% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 8.3% 1 0.0% 0 Car parking provision 2.5% 3 1.7% 1 3.4% 2 0.0% 0 7.1% 1 0.0% 0 8.3% 1 0.0% 0 Near to work 1.7% 2 1.7% 1 1.7% 1 0.0% 0 7.1% 1 0.0% 0 0.0% 0 0.0% 0 Good service / friendly staff 1.7% 2 3.3% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Has everything I need 1.7% 2 0.0% 0 3.4% 2 7.1% 1 0.0% 0 0.0% 0 8.3% 1 0.0% 0 Close to other facilities 1.7% 2 0.0% 0 3.4% 2 0.0% 0 0.0% 0 18.2% 2 0.0% 0 0.0% 0 Quiet / not too busy 1.7% 2 1.7% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 14.3% 1 Not too many bulk-buy 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 products stocked In-store bakery 0.8% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 9.1% 1 0.0% 0 0.0% 0 Has a deli counter 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Good quality and selection of 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 flowers Delivery service 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Accessibility by public 0.8% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 transport In-store café 0.8% 1 0.0% 0 1.7% 1 7.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Has a fish counter 0.8% 1 0.0% 0 1.7% 1 0.0% 0 7.1% 1 0.0% 0 0.0% 0 0.0% 0 (Don't know / no reason in 10.2% 12 11.7% 7 8.6% 5 7.1% 1 21.4% 3 0.0% 0 8.3% 1 0.0% 0 particular) Base: 118 60 58 14 14 11 12 7

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 8 For JLL January 2019

Q10 When you undertake your main food and grocery shopping at (LOCATION MENTIONED AT Q06), do you or other members of your household usually visit other shops, services, or leisure facilities on the same shopping trip? [MR] Those who do their main food shopping at another location (excluding via the Internet) at Q06:

No 49.6% 58 55.9% 33 43.1% 25 50.0% 7 71.4% 10 18.2% 2 33.3% 4 28.6% 2 Yes - other food shopping 20.5% 24 15.3% 9 25.9% 15 7.1% 1 21.4% 3 9.1% 1 58.3% 7 42.9% 3 Yes - non-food shopping 18.8% 22 15.3% 9 22.4% 13 21.4% 3 14.3% 2 18.2% 2 41.7% 5 14.3% 1 Yes - travelling to / from 6.8% 8 5.1% 3 8.6% 5 14.3% 2 7.1% 1 18.2% 2 0.0% 0 0.0% 0 work Yes - visiting café / pub / 3.4% 4 5.1% 3 1.7% 1 7.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 restaurant Yes - window shopping / 2.6% 3 3.4% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 14.3% 1 browsing Yes - leisure activity 2.6% 3 1.7% 1 3.4% 2 7.1% 1 0.0% 0 9.1% 1 0.0% 0 0.0% 0 (excludes visiting swimming pool) Yes - visiting health service 2.6% 3 1.7% 1 3.4% 2 0.0% 0 0.0% 0 18.2% 2 0.0% 0 0.0% 0 such as doctor, dentist, hospital Yes - visiting family / friends 2.6% 3 1.7% 1 3.4% 2 7.1% 1 0.0% 0 9.1% 1 0.0% 0 0.0% 0 Yes - visiting financial 1.7% 2 1.7% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 14.3% 1 service such as bank, building society, Post Office Yes - buying fuel 1.7% 2 1.7% 1 1.7% 1 7.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - visit swimming pool 0.9% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 9.1% 1 0.0% 0 0.0% 0 Yes - visiting other service 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 such as laundrette, hairdresser, recycling Yes - travelling to / from 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 school / college / university Yes - dog walking 0.9% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don’t know) 0.9% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 8.3% 1 0.0% 0 Base: 117 59 58 14 14 11 12 7

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 9 For JLL January 2019

Q11 Where do YOU normally go for most for your household small scale top-up shopping?

Zone 1 B&M Bargains, Station 1.5% 3 3.0% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Ruthin Co-op, Station Road, Ruthin 16.5% 33 21.0% 21 12.0% 12 10.0% 2 15.0% 3 0.0% 0 20.0% 4 15.0% 3 McColls, Denbigh Road, 1.0% 2 1.0% 1 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Ruthin Ruthin Town Centre 5.5% 11 9.0% 9 2.0% 2 0.0% 0 0.0% 0 5.0% 1 0.0% 0 5.0% 1 Tesco Superstore, Lon 28.5% 57 39.0% 39 18.0% 18 25.0% 5 10.0% 2 0.0% 0 30.0% 6 25.0% 5 Parcwr, Ruthin Zone 2 Llandyrnog Village 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 Llanynys Village 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 Rhewl Village 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 Zone 3 Gellifor Village 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 Hendrerwydd Local 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 Llangynhafal Village 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 Rhos Local 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 Zone 4 Llanarmon-yn-Ial Village 1.0% 2 0.0% 0 2.0% 2 0.0% 0 5.0% 1 5.0% 1 0.0% 0 0.0% 0 Centre Llandegla Village Centre 1.0% 2 0.0% 0 2.0% 2 0.0% 0 0.0% 0 10.0% 2 0.0% 0 0.0% 0 Llanferres Village 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 Local shops, Treuddyn 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Village Centre Spar, Loggerheads Garage, 3.0% 6 0.0% 0 6.0% 6 0.0% 0 0.0% 0 20.0% 4 10.0% 2 0.0% 0 A494, Mold Tafarn-y-Gelyn Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Zone 5 Llanbedr Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Llanfair Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Zone 6 Efenechtyd Village 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 Local shops, Clawddnewydd 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Village Centre Local shops, Clocaenog 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Village Centre Local shops, Pwllglas 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Other Outside Study Area Aldi, Berwyn Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Aldi, Chester 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 Broughton, Bretton, Chester Aldi, Chester Street, Mold 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, Plas Coch Retail Park, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham Aldi, Ruthin Road, Wrexham 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, Station Road, Denbigh 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, Aston 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 Queensferry Asda, Holt Road, Wrexham 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 B&M Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Co-op (Petrol Station), High 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Street, Coedpoeth, Wrexham Co-op, Regent Street, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Llangollen Costco, Dunkirk Trading 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Estate, Chester Gates, Chester Denbigh Town Centre 0.5% 1 0.0% 0 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Home Bargains, High Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Prestatyn

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 10 For JLL January 2019

Home Bargains, Station 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Iceland, Island Green 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Shopping Park, Watery Road, Wrexham Iceland, New Street, Mold 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, Denbigh Road, Mold 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, Old Mold Road, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Gwersyllt, Wrexham Lidl, Vale Street, Denbigh 0.5% 1 0.0% 0 1.0% 1 5.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen 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 Local shops, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Llanrhaeadr-ym-Mochnant Village Centre M&S Foodhall, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Broughton Park Foodhall, Chester Marks & Spencer, Eagles 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Meadow, Wrexham Marks & Spencer, Foregate 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 5.0% 1 0.0% 0 Street, Chester Mold Town Centre 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 0.0% 0 Morrisons, Ffordd Llanarth, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Connah's Quay Morrisons, Ruthin Road, 0.5% 1 0.0% 0 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.0% 1 Wrexham Morrisons, Smithfield 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 Denbigh Ruabon 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 Sainsbury's Superstore, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Caldy Valley Road, Great Boughton, Chester Sainsbury's Superstore, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Plas Coch Road, Wrexham Sainsbury's Superstore, Rhyl 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Rhuddlan, Rhyl Tesco Extra, Broughton 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Chester Road, Bretton, Broughton Tesco Superstore, Chester 0.5% 1 0.0% 0 1.0% 1 0.0% 0 5.0% 1 0.0% 0 0.0% 0 0.0% 0 Street, Ponterwyl, Mold Tesco Superstore, Plas 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Waitrose, Boughton, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham Town Centre 0.5% 1 1.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Others Internet / delivery 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 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 1.5% 3 1.0% 1 2.0% 2 0.0% 0 0.0% 0 0.0% 0 10.0% 2 0.0% 0 (Don't do top-up shopping) 33.0% 66 24.0% 24 42.0% 42 50.0% 10 65.0% 13 40.0% 8 25.0% 5 30.0% 6 Base: 200 100 100 20 20 20 20 20

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 11 For JLL January 2019

Mean Score: visits per week

Q12 How often do you usually do your top-up food shopping? Those who do top-up shopping at Q11:

Everyday 6.0% 8 7.9% 6 3.4% 2 0.0% 0 0.0% 0 16.7% 2 0.0% 0 0.0% 0 4 to 6 times a week 4.5% 6 6.6% 5 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 2 or 3 times a week 43.3% 58 44.7% 34 41.4% 24 40.0% 4 71.4% 5 33.3% 4 46.7% 7 28.6% 4 Once a week 30.6% 41 26.3% 20 36.2% 21 50.0% 5 28.6% 2 25.0% 3 46.7% 7 28.6% 4 Once a fortnight 6.0% 8 6.6% 5 5.2% 3 0.0% 0 0.0% 0 8.3% 1 0.0% 0 14.3% 2 Once a month 4.5% 6 2.6% 2 6.9% 4 0.0% 0 0.0% 0 0.0% 0 6.7% 1 21.4% 3 Less frequently 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 8.3% 1 0.0% 0 0.0% 0 (Don't know / varies) 4.5% 6 5.3% 4 3.4% 2 0.0% 0 0.0% 0 8.3% 1 0.0% 0 7.1% 1 Mean: 2.17 2.43 1.84 2.00 2.07 2.51 1.65 1.22 Base: 134 76 58 10 7 12 15 14

Q13 What is the main reason why you choose (LOCATION MENTIONED AT Q11) for your top-up shopping? Those who do top-up shopping (excluding via the Internet) at Q11:

Near to home 47.0% 63 47.4% 36 46.6% 27 50.0% 5 71.4% 5 58.3% 7 33.3% 5 35.7% 5 Choice of food goods 9.7% 13 10.5% 8 8.6% 5 20.0% 2 0.0% 0 0.0% 0 20.0% 3 0.0% 0 available Quality of food goods 9.0% 12 10.5% 8 6.9% 4 0.0% 0 0.0% 0 16.7% 2 6.7% 1 7.1% 1 available Good service / friendly staff 5.2% 7 2.6% 2 8.6% 5 0.0% 0 14.3% 1 16.7% 2 6.7% 1 7.1% 1 Lower prices 3.0% 4 3.9% 3 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Preference for the retailer 2.2% 3 1.3% 1 3.4% 2 10.0% 1 14.3% 1 0.0% 0 0.0% 0 0.0% 0 Car parking provision 2.2% 3 2.6% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Supporting local business 2.2% 3 2.6% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Easy to get to by car 2.2% 3 2.6% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Pleasant atmosphere 1.5% 2 1.3% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Loyalty card / points scheme 1.5% 2 2.6% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Good special offers 1.5% 2 1.3% 1 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Near to work 1.5% 2 0.0% 0 3.4% 2 0.0% 0 0.0% 0 8.3% 1 6.7% 1 0.0% 0 Good internal layout 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 6.7% 1 0.0% 0 Sells local produce 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Value for money 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Near to family / friends 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Ethical company 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Range of gluten-free 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 products Good opening hours 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Smaller, so easier to get 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 around (Don't know / no reason in 5.2% 7 5.3% 4 5.2% 3 0.0% 0 0.0% 0 0.0% 0 20.0% 3 0.0% 0 particular) Base: 134 76 58 10 7 12 15 14

Q14 How does your household normally travel to (LOCATION MENTIONED AT Q11)? Those who do top-up shopping (excluding via the Internet) at Q11:

Car / van (as driver) 68.7% 92 53.9% 41 87.9% 51 100.0% 10 85.7% 6 66.7% 8 86.7% 13 100.0% 14 Car / van (as passenger) 4.5% 6 5.3% 4 3.4% 2 0.0% 0 0.0% 0 8.3% 1 6.7% 1 0.0% 0 Bus, minibus or coach 1.5% 2 1.3% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 6.7% 1 0.0% 0 Motorcycle, scooter or 0.7% 1 0.0% 0 1.7% 1 0.0% 0 14.3% 1 0.0% 0 0.0% 0 0.0% 0 moped Walk 22.4% 30 36.8% 28 3.4% 2 0.0% 0 0.0% 0 16.7% 2 0.0% 0 0.0% 0 Taxi 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Train 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bicycle 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Disability vehicle (scooter, 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 wheelchair etc.) Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 8.3% 1 0.0% 0 0.0% 0 Base: 134 76 58 10 7 12 15 14

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 12 For JLL January 2019

Q15 When you undertake your top-up shopping at (LOCATION MENTIONED AT Q11), do you or other members of your household usually visit other shops, services, or leisure facilities on the same shopping trip? [MR] Those who do top-up shopping (excluding via the Internet) at Q11:

No 60.4% 81 60.5% 46 60.3% 35 40.0% 4 57.1% 4 50.0% 6 66.7% 10 78.6% 11 Yes - other food shopping 14.9% 20 17.1% 13 12.1% 7 10.0% 1 14.3% 1 16.7% 2 13.3% 2 7.1% 1 Yes - non-food shopping 11.9% 16 14.5% 11 8.6% 5 10.0% 1 0.0% 0 8.3% 1 13.3% 2 7.1% 1 Yes - travelling to / from 6.0% 8 3.9% 3 8.6% 5 20.0% 2 0.0% 0 16.7% 2 6.7% 1 0.0% 0 work Yes - visiting financial 4.5% 6 3.9% 3 5.2% 3 0.0% 0 14.3% 1 0.0% 0 6.7% 1 7.1% 1 service such as bank, building society, Post Office Yes - visiting family / friends 3.0% 4 1.3% 1 5.2% 3 10.0% 1 14.3% 1 0.0% 0 6.7% 1 0.0% 0 Yes - leisure activity 3.0% 4 3.9% 3 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (excludes visiting swimming pool) Yes - window shopping / 2.2% 3 2.6% 2 1.7% 1 0.0% 0 0.0% 0 0.0% 0 6.7% 1 0.0% 0 browsing Yes - visiting other service 1.5% 2 2.6% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 such as laundrette, hairdresser, recycling Yes - travelling to / from 1.5% 2 0.0% 0 3.4% 2 0.0% 0 0.0% 0 16.7% 2 0.0% 0 0.0% 0 school / college / university Yes - visiting café / pub / 1.5% 2 1.3% 1 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 restaurant Yes - dog walking 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - visiting health service 0.7% 1 0.0% 0 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 such as doctor, dentist, hospital (Don’t know) 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 134 76 58 10 7 12 15 14

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 13 For JLL January 2019

Q16 And apart from (LOCATION MENTIONED AT Q11), where else do normally go for most for your household small scale top-up shopping? Those who do top-up shopping at Q11:

Zone 1 B&M Bargains, Station 3.7% 5 5.3% 4 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Ruthin Co-op, Station Road, Ruthin 11.2% 15 15.8% 12 5.2% 3 0.0% 0 0.0% 0 0.0% 0 6.7% 1 14.3% 2 McColls, Denbigh Road, 3.7% 5 5.3% 4 1.7% 1 10.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Ruthin Ruthin Town Centre 8.2% 11 10.5% 8 5.2% 3 10.0% 1 0.0% 0 0.0% 0 6.7% 1 7.1% 1 Tesco Superstore, Lon 4.5% 6 3.9% 3 5.2% 3 20.0% 2 14.3% 1 0.0% 0 0.0% 0 0.0% 0 Parcwr, Ruthin Zone 2 Llandyrnog Village 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 Llanynys Village 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 Rhewl Village 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 Zone 3 Gellifor Village 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 Hendrerwydd Local 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 Llangynhafal Village 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 Rhos Local 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 Zone 4 Llanarmon-yn-Ial Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Llandegla Village 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 Llanferres Village 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 Local shops, Treuddyn 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Spar, Loggerheads Garage, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 A494, Mold Tafarn-y-Gelyn Village 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Centre Zone 5 Llanbedr Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Llanfair Dyffryn Clwyd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Zone 6 Efenechtyd Village 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 Local shops, Clawddnewydd 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Clocaenog 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Village Centre Local shops, Pwllglas 0.7% 1 0.0% 0 1.7% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 7.1% 1 Village Centre Other Outside Study Area Aldi, Berwyn Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Aldi, Chester 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 Broughton, Bretton, Chester Aldi, Chester Street, Mold 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, Plas Coch Retail Park, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham Aldi, Ruthin Road, Wrexham 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, Station Road, Denbigh 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Asda, Aston 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 Queensferry Asda, Holt Road, Wrexham 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 B&M Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Co-op (Petrol Station), High 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Coedpoeth, Wrexham Co-op, Regent Street, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen Costco, Dunkirk Trading 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Estate, Chester Gates, Chester Denbigh 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 Home Bargains, High Street, 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 14 For JLL January 2019

Prestatyn Home Bargains, Station 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Denbigh Iceland, Island Green 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Shopping Park, Watery Road, Wrexham Iceland, New Street, Mold 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, Denbigh Road, Mold 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, Old Mold Road, 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Gwersyllt, Wrexham Lidl, Vale Street, Denbigh 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llangollen 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 Local shops, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Llanrhaeadr-ym-Mochnant Village Centre M&S Foodhall, Chester 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Broughton Park Foodhall, Chester Marks & Spencer, Eagles 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Meadow, Wrexham Marks & Spencer, Foregate 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Chester Mold 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 Morrisons, Ffordd Llanarth, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Connah's Quay Morrisons, Ruthin 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 Wrexham Morrisons, Smithfield 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 Denbigh Ruabon 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 Sainsbury's Superstore, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Caldy Valley Road, Great Boughton, Chester Sainsbury's Superstore, 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Plas Coch Road, Wrexham Sainsbury's Superstore, Rhyl 0.7% 1 1.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Road, Rhuddlan, Rhyl Tesco Extra, Broughton 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Retail Park, Chester Road, Bretton, Broughton Tesco Superstore, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Street, Ponterwyl, Mold Tesco Superstore, Plas 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Kynaston Lane, off Well Street, Cefn-mawr, Ruabon Waitrose, Boughton, Chester 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Wrexham 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 Others Internet / delivery 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 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Nowhere else) 64.2% 86 52.6% 40 79.3% 46 50.0% 5 85.7% 6 100.0% 12 86.7% 13 71.4% 10 Base: 134 76 58 10 7 12 15 14

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 15 For JLL January 2019

Q17 What is the main reason why you choose (LOCATION MENTIONED AT Q16) for your top-up shopping? Those who do top-up shopping (excluding via the Internet) at another location at Q16:

Near to home 29.2% 14 33.3% 12 16.7% 2 20.0% 1 100.0% 1 0.0% 0 0.0% 0 0.0% 0 Choice of food goods 12.5% 6 11.1% 4 16.7% 2 40.0% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 available Quality of food goods 10.4% 5 11.1% 4 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 available Good service / friendly staff 6.3% 3 8.3% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Value for money 6.3% 3 8.3% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Lower prices 4.2% 2 5.6% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Habit / always use it 4.2% 2 5.6% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Quiet / not too busy 4.2% 2 2.8% 1 8.3% 1 0.0% 0 0.0% 0 0.0% 0 50.0% 1 0.0% 0 Near to work 4.2% 2 5.6% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Supporting local business 4.2% 2 2.8% 1 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 Car parking provision 2.1% 1 0.0% 0 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 Preference for the retailer 2.1% 1 0.0% 0 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Cleanliness 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Pleasant atmosphere 2.1% 1 0.0% 0 8.3% 1 0.0% 0 0.0% 0 0.0% 0 50.0% 1 0.0% 0 Good special offers 2.1% 1 0.0% 0 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Has a petrol station 2.1% 1 0.0% 0 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 (Don't know / no reason in 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 particular) Base: 48 36 12 5 1 0 2 4

Q18 How does your household normally travel to (LOCATION MENTIONED AT Q16)? Those who do top-up shopping (excluding via the Internet) at another location at Q16:

Car / van (as driver) 52.1% 25 41.7% 15 83.3% 10 80.0% 4 100.0% 1 0.0% 0 100.0% 2 75.0% 3 Car / van (as passenger) 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bus, minibus or coach 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Motorcycle, scooter or 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 moped Walk 39.6% 19 50.0% 18 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 Taxi 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Train 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bicycle 2.1% 1 0.0% 0 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Disability vehicle (scooter, 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 wheelchair etc.) Other 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Don't know / varies) 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 48 36 12 5 1 0 2 4

Q19 When you undertake your top-up shopping at (LOCATION MENTIONED AT Q16), do you or other members of your household usually visit other shops, services, or leisure facilities on the same shopping trip? [MR] Those who do top-up shopping (excluding via the Internet) at another location at Q16:

Yes - non-food shopping 10.4% 5 13.9% 5 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - travelling to / from 8.3% 4 8.3% 3 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 work Yes - visiting financial 8.3% 4 8.3% 3 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 service such as bank, building society, Post Office Yes - other food shopping 6.3% 3 8.3% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - window shopping / 6.3% 3 8.3% 3 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 browsing Yes - visiting café / pub / 4.2% 2 2.8% 1 8.3% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 25.0% 1 restaurant Yes - buying fuel 4.2% 2 0.0% 0 16.7% 2 20.0% 1 0.0% 0 0.0% 0 0.0% 0 25.0% 1 Yes - visiting family / friends 2.1% 1 0.0% 0 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Yes - visiting other service 2.1% 1 0.0% 0 8.3% 1 20.0% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 such as laundrette, hairdresser, recycling No 52.1% 25 55.6% 20 41.7% 5 20.0% 1 100.0% 1 0.0% 0 100.0% 2 25.0% 1 (Don’t know) 2.1% 1 2.8% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 48 36 12 5 1 0 2 4

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 16 For JLL January 2019

Q20 Do you ever visit Ruthin Town Centre?

Yes 87.0% 174 89.0% 89 85.0% 85 90.0% 18 80.0% 16 85.0% 17 80.0% 16 90.0% 18 No 13.0% 26 11.0% 11 15.0% 15 10.0% 2 20.0% 4 15.0% 3 20.0% 4 10.0% 2 Base: 200 100 100 20 20 20 20 20

Q21 What other shops / services do you use / visit whilst visiting Ruthin town centre? [MR] Those who visit Ruthin Town Centre at Q20:

To use services (e.g. bank, 55.2% 96 59.6% 53 50.6% 43 44.4% 8 75.0% 12 29.4% 5 43.8% 7 61.1% 11 post office, hairdresser etc.) Non-food shopping 54.6% 95 51.7% 46 57.6% 49 72.2% 13 68.8% 11 47.1% 8 37.5% 6 61.1% 11 To visit a restaurant / café / 32.2% 56 33.7% 30 30.6% 26 33.3% 6 37.5% 6 29.4% 5 25.0% 4 27.8% 5 public house Healthcare (e.g. doctor, 14.9% 26 11.2% 10 18.8% 16 16.7% 3 31.3% 5 17.6% 3 12.5% 2 16.7% 3 dentist, optician) Food shopping - John Jones 11.5% 20 13.5% 12 9.4% 8 11.1% 2 6.3% 1 11.8% 2 6.3% 1 11.1% 2 & Son Butchers, Clwyd Street Window shopping 11.5% 20 16.9% 15 5.9% 5 11.1% 2 0.0% 0 0.0% 0 12.5% 2 5.6% 1 Social / leisure reason (e.g. 5.7% 10 4.5% 4 7.1% 6 16.7% 3 0.0% 0 5.9% 1 12.5% 2 0.0% 0 meeting friends, going to gym etc.) To have a walk / stroll 4.6% 8 3.4% 3 5.9% 5 0.0% 0 0.0% 0 11.8% 2 0.0% 0 16.7% 3 around Library 4.0% 7 4.5% 4 3.5% 3 5.6% 1 6.3% 1 0.0% 0 0.0% 0 5.6% 1 Food shopping - Tesco 4.0% 7 1.1% 1 7.1% 6 5.6% 1 0.0% 0 23.5% 4 0.0% 0 5.6% 1 Superstore, Lon Parcwr Work / business purposes 2.3% 4 1.1% 1 3.5% 3 5.6% 1 0.0% 0 0.0% 0 12.5% 2 0.0% 0 Food shopping - Leonardo's 1.7% 3 2.2% 2 1.2% 1 0.0% 0 6.3% 1 0.0% 0 0.0% 0 0.0% 0 Deli, Well Street Food shopping - Ruthin 1.7% 3 2.2% 2 1.2% 1 0.0% 0 0.0% 0 5.9% 1 0.0% 0 0.0% 0 Peoples Market, Market Street Food shopping - Co-op, 1.7% 3 1.1% 1 2.4% 2 0.0% 0 0.0% 0 5.9% 1 6.3% 1 0.0% 0 Station Road Visit swimming pool 1.1% 2 0.0% 0 2.4% 2 0.0% 0 0.0% 0 5.9% 1 6.3% 1 0.0% 0 Food shopping - Eagles 1.1% 2 2.2% 2 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bakery, Clwyd Street Dog walking 1.1% 2 1.1% 1 1.2% 1 0.0% 0 6.3% 1 0.0% 0 0.0% 0 0.0% 0 Food shopping - The Bake 1.1% 2 1.1% 1 1.2% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 5.6% 1 House, Lon Parcwr Food shopping - Chatwyns 0.6% 1 1.1% 1 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Bakery, Well Street Use train station 0.6% 1 0.0% 0 1.2% 1 0.0% 0 0.0% 0 0.0% 0 6.3% 1 0.0% 0 (Don’t know / cant 1.7% 3 1.1% 1 2.4% 2 0.0% 0 0.0% 0 5.9% 1 6.3% 1 0.0% 0 remember ) Base: 174 89 85 18 16 17 16 18

Mean Score: visits per week

Q22 How often do you usually visit Ruthin Town Centre? Those who visit Ruthin Town Centre at Q20:

Everyday 9.2% 16 11.2% 10 7.1% 6 11.1% 2 0.0% 0 0.0% 0 18.8% 3 5.6% 1 4 to 6 times a week 4.6% 8 1.1% 1 8.2% 7 16.7% 3 6.3% 1 0.0% 0 6.3% 1 11.1% 2 2 or 3 times a week 25.3% 44 30.3% 27 20.0% 17 16.7% 3 31.3% 5 11.8% 2 18.8% 3 22.2% 4 Once a week 32.2% 56 37.1% 33 27.1% 23 27.8% 5 31.3% 5 23.5% 4 18.8% 3 33.3% 6 Once a fortnight 10.3% 18 3.4% 3 17.6% 15 11.1% 2 25.0% 4 11.8% 2 25.0% 4 16.7% 3 Once a month 8.6% 15 9.0% 8 8.2% 7 11.1% 2 0.0% 0 23.5% 4 0.0% 0 5.6% 1 Less frequently 8.6% 15 6.7% 6 10.6% 9 5.6% 1 6.3% 1 29.4% 5 6.3% 1 5.6% 1 (Don't know / varies) 1.1% 2 1.1% 1 1.2% 1 0.0% 0 0.0% 0 0.0% 0 6.3% 1 0.0% 0 Mean: 1.94 2.05 1.82 2.40 1.54 0.69 2.57 1.94 Base: 174 89 85 18 16 17 16 18

Column %ges. 030119 NEMS market research by Zone Ruthin Household Survey Page 17 For JLL January 2019

GEN Gender of respondent:

Male 30.0% 60 32.0% 32 28.0% 28 35.0% 7 20.0% 4 45.0% 9 15.0% 3 25.0% 5 Female 70.0% 140 68.0% 68 72.0% 72 65.0% 13 80.0% 16 55.0% 11 85.0% 17 75.0% 15 Base: 200 100 100 20 20 20 20 20

AGE Could I ask how old you are please?

18 – 24 years 3.0% 6 4.0% 4 2.0% 2 5.0% 1 0.0% 0 0.0% 0 5.0% 1 0.0% 0 25 – 34 years 5.0% 10 6.0% 6 4.0% 4 5.0% 1 5.0% 1 0.0% 0 10.0% 2 0.0% 0 35 – 44 years 8.0% 16 6.0% 6 10.0% 10 0.0% 0 10.0% 2 10.0% 2 20.0% 4 10.0% 2 45 – 54 years 21.5% 43 17.0% 17 26.0% 26 15.0% 3 30.0% 6 30.0% 6 20.0% 4 35.0% 7 55 – 64 years 16.5% 33 18.0% 18 15.0% 15 35.0% 7 10.0% 2 20.0% 4 0.0% 0 10.0% 2 65+ years 46.0% 92 49.0% 49 43.0% 43 40.0% 8 45.0% 9 40.0% 8 45.0% 9 45.0% 9 (Refused) 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Base: 200 100 100 20 20 20 20 20

QUOTA Zone

Zone 1 – Ruthin (Primary) 50.0% 100 100.0% 100 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 Zone 2 – Llandyrnog 10.0% 20 0.0% 0 20.0% 20100.0% 20 0.0% 0 0.0% 0 0.0% 0 0.0% 0 (Secondary) Zone 3 – Llanbedr Dyffryn 10.0% 20 0.0% 0 20.0% 20 0.0% 0 100.0% 20 0.0% 0 0.0% 0 0.0% 0 Clwyd / Llangynhafal (Secondary) Zone 4 – Llanarmon-yn-Ial / 10.0% 20 0.0% 0 20.0% 20 0.0% 0 0.0% 0100.0% 20 0.0% 0 0.0% 0 Llandegla (Secondary) Zone 5 – Llanfair Dyffryn 10.0% 20 0.0% 0 20.0% 20 0.0% 0 0.0% 0 0.0% 0100.0% 20 0.0% 0 Clwyd / Gwyddelwern (Secondary) Zone 6 – Efenechtyd 10.0% 20 0.0% 0 20.0% 20 0.0% 0 0.0% 0 0.0% 0 0.0% 0100.0% 20 (Secondary) Base: 200 100 100 20 20 20 20 20

Column %ges. 030119 NEMS market research Including Retail Assessment and Employment Land Assessment Land off the A525 (Lon Gwernydd), Ruthin, Denbighshire Appendix 4 – Marketing Particulars

ZONED INDUSTRIAL LAND FOR SALE OF

APPROXIMATELY 9.38 ACRES (PART SALES CONSIDERED)

A525/LON GWERNYDD RUTHIN, DENBIGHSHIRE

 Prominent main road frontage onto A525 Lon Gwernydd/Denbigh road, adjoining the Livestock Market and other industrial users.

 Greenfield land which can be purchased as a whole, or subject to agreement, smaller parcels.

LOCATION

Ruthin, Denbighshire (resident population approximately 5,250) is situated around 12 miles south of the A55 Expressway linking Chester to Holyhead. This site has a main frontage onto the A525 road to Denbigh. Please see the attached OS plan.

DESCRIPTION

A greenfield site with two road frontages amounting to approximately 9.38 acre. Vehicular access would be obtainable from the main industrial estate road, Lon Brickfield Lane also serving other industrial occupiers.

The site is available as a single entity or, dependent upon purchaser’s needs, consideration will be given to sales of smaller parcels and this may involve arrangements being made for an industrial estate road and servicing.

PLANNING

This site does not have current detailed consent for any particular development but is zoned for employment uses within the Denbighshire County Council adopted plan – June 2013, and subject to details, uses to include business use (B1), general industry (B2) and warehousing and distribution (B8) to include builders and plumbers merchants, timber, plant hire and other outlets providing a wholesale service to the trade are stated as acceptable. It is also stated that any retail which serves the public would be acceptable if it is ancillary to the main use of the premises for example for manufacturing or assembly purposes.

Similarly, as part of a planning consent, Highway approvals would need to be obtained and initial enquiries seem positive in this regard on the basis that the site access would come off Brickfield Lane, serving the other neighbours. Interested parties should make their own detailed enquiries and rely upon these only, to the Planning Department at Denbighshire County Council initially – 01824 706727.

VIEWING, PRICING AND OTHER INFORMATION

Please make contact with the selling agents, of the freehold, to discuss.

VAT

The land is not elected for VAT.

Not to scale and For Identification Purposes only

Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty Stationary Office, Crown Copyright reserved. Celt Rowlands & Co – Licence No: 73838OE0001

JLL JLL 1 Piccadilly Gardens 1 Piccadilly Gardens Manchester M1 1RG Manchester M1 1RG +44 (0)161 828 6440 +44 (0)161 828 6440 +44 (0)161 828 6490 +44 (0)161 828 6490 Joanna Gabrilatsou Tom Robinson Director - Planning and Development Senior Planner 0161 828 6440 0161 828 6440 [email protected] [email protected]

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