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Rossendale Town Centre, Retail, Leisure and Tourism Study Rossendale Town Centre, Retail, Leisure and Tourism Study A099977 Rossendale Borough Council April 2017 Quay West at MediaCityUK, Trafford Wharf Road, Trafford Park, Manchester, M17 1HH Tel: +44 (0)161 872 3223 Fax: +44 (0)161 872 3193 Email: [email protected] Website: www.wyg.com Registered Office: Rossendale Town Centre, Retail, Leisure and Tourism Study Document Control Project: Rossendale Town Centre, Retail, Leisure and Tourism Study Client: Rossendale Borough Council Job Number: A099977 File Origin: T:\Job Files - Manchester\A099977 - Rossendale Retail Study\Reports\Final A099977 April 2017 www.wyg.com creative minds safe hands Rossendale Town Centre, Retail, Leisure and Tourism Study Contents 1.0 Introduction 1 2.0 Current and Emerging Retail Trends 4 3.0 Planning Policy Context 14 4.0 Original Market Research 29 5.0 Health Check Assessments 45 6.0 Population and Expenditure 82 7.0 Retail Needs in Rossendale 89 8.0 Leisure Needs in Rossendale 119 9.0 Tourism Needs in Rossendale 132 10.0 Summary and Conclusions 144 Appendices Appendix 1: Map of Study Area and Zones Appendix 2: Diversity of Use Plans Appendix 3: Household Survey Results Appendix 4: Quantitative Capacity (Convenience Goods) Assessment Appendix 5: Quantitative Capacity (Comparison Goods) Assessment Appendix 6: Proposed Centre Boundaries A099977 April 2017 www.wyg.com creative minds safe hands Rossendale Town Centre, Retail, Leisure and Tourism Study 1.0 Introduction Purpose of the Study 1.1 In November 2016 WYG Planning (hereafter referred to as ‘WYG’) was commissioned by Rossendale Borough Council (‘the Council’) to undertake a Town Centre, Retail, Leisure and Tourism Study (hereafter referred to as ‘the TCRLTS’) for Rossendale Borough. The Study acts to update and effectively supersede the previous Rossendale Retail and Town Centre Study Update which reported in September 2009. 1.2 A key purpose of this Study is to provide an assessment of retail, leisure and tourism needs and capacity in the period to 2034, and to review the current performance of Rawtenstall town centre, Bacup and Haslingden district centres, and six further local and neighbourhood centres across the Borough. The Study will act as the evidence base to assist in the formulation of the emerging Local Plan (2019 to 2034), as well as providing baseline information to assist in the determination of planning applications for retail and leisure development. 1.3 The Study draws upon new empirical research, with NEMS Market Research Limited (NEMS) undertaking surveys of 400 households within a defined Study Area in February and November 2016. The Study Area for the household survey comprises four zones which are based on postcode sectors grouped to reflect areas which are likely to exhibit similar patterns of shopping behaviour. The Study also draws upon the most recent Experian population and expenditure base data (published December 2016) in order to establish the up-to-date position regarding both convenience and comparison goods capacity. 1.4 In accordance with the Borough Council’s study brief, the TCRLTS includes: a summary of national and local town centre policy and its interpretation, including a commentary on the degree to which the Core Strategy’s retail policies remain compliant with those at a national level; a review of national trends in retailing and their implications for Rossendale; health check assessments of the Borough’s town, district and local centres in order to understand their current vitality and viability; www.wyg.com creative minds safe hands 1 Rossendale Town Centre, Retail, Leisure and Tourism Study an overview of existing shopping patterns within the defined study area based upon up-to-date survey data. This exercise includes a comparison of current market shares for Rossendale’s defined centres and other shopping destinations with those identified as part of the Borough’s 2009 Study; a quantitative assessment of retail floorspace requirements in both the convenience and comparison goods sectors up to 2034, taking into account the latest population and expenditure base data and growth assumptions; a qualitative assessment of retail needs having regard to the performance of existing centres and stand-alone shopping destinations, as well as any identified requirements to increase consumer choice in parts of the Borough which may be underserved by retail provision; a qualitative examination of the need for additional leisure and tourist development based on an analysis of the Borough’s existing offer, consideration of consumer trends established through survey data, and liaison with relevant stakeholders; and, overall recommendations in respect of how to meet the identified floorspace requirements, including the identification of sites capable of accommodating future retail and leisure development. Consideration will also be given to whether centre boundaries remain appropriate having regard to our up-to-date health check work. Structure of the Report 1.5 In view of the scope of works, our report is structured as follows: Section 2 provides a context for the Retail Study by providing an analysis of key retail trends; Section 3 considers the up-to-date position in respect of relevant national retail and town centre planning policy; Section 4 sets out a review of the survey research and considers changes in shopping behaviour that have occurred since the undertaking of the previous Study; Section 5 sets out an overview of the vitality and viability of the Borough’s town, district, local and neighbourhood centres; Section 6 identifies current and future population and expenditure levels within the Study Area; www.wyg.com creative minds safe hands 2 Rossendale Town Centre, Retail, Leisure and Tourism Study Section 7 provides our assessment of the quantitative and qualitative need for further convenience and comparison goods retail floorspace over the assessment period; Section 8 considers the need for additional leisure development; Section 9 examines the quantitative and qualitative requirements for additional development to support the Borough’s tourism sector; and, Section 10 sets out our recommendations in respect of Rossendale’s future retail and town centre policies and plan designations. www.wyg.com creative minds safe hands 3 Rossendale Town Centre, Retail, Leisure and Tourism Study 2.0 Current and Emerging Retail Trends Introduction 2.1 The retail property landscape across the UK has evolved significantly over the past 50 years, from post-war redevelopment in town centres, through to the emergence of retail warehouse parks and out-of-town regional shopping malls. For most of this period, the retail sector has experienced considerable expenditure growth, which has been attributed to a number of factors, including greater disposable income, availability of credit, new technology and a general overall increase in our standard of living. However, recent economic conditions have had a clear impact on expenditure and per capita convenience goods spending has actually reduced in recent years. The way in which goods are purchased has also altered due to the increased popularity of ‘e-tailing’, which now claims more than one in every ten pounds spent in the UK. 2.2 In order to set out the wider context for the Study, we provide an overview of prevailing retail and leisure trends below. Polarisation and the Decline of Secondary Centres 2.3 In recent years, shoppers have been increasingly prepared to travel in order to access a greater choice of shops and the type of leisure facilities which are more commonly available in larger towns and cities. As a consequence, larger retail venues (with a regional or sub- regional role) have tended to perform relatively strongly, but a number of smaller towns (particularly those proximate to larger centres) have fared less well. The performance of many smaller towns has also been particularly impacted upon by the recession and the growth of internet shopping, which has resulted in many operators believing that they can achieve appropriate nationwide coverage with a smaller number of stores. The same can also be said in the financial services sector, with the rise of online account management resulting in a reduction in the branch portfolio of all the UK’s major banks and building societies. 2.4 Colliers1 reports that many retailers are focused on a much smaller portfolio of stores to cover main markets and to complement online sales. As such, Colliers indicates that new and emerging retailers frequently target no more than 50 stores in key locations and, as a consequence, this trend is having an impact on take-up levels in shopping centres. www.wyg.com creative minds safe hands 4 Rossendale Town Centre, Retail, Leisure and Tourism Study 2.5 It is also evident that certain operators – including the Arcadia Group, through its Outfit format which incorporates Topshop, Topman, Miss Selfridge and others – are sometimes prepared to close stores in smaller centres in favour of representation on a retail park. We also note the increasing preference of fast food operators to incorporate ‘drive thru’ restaurants, which has resulted in the closure of ‘in centre’ McDonald’s restaurants in some centres. Furthermore, in November 2016, Marks & Spencer announced its intention to close up to 30 stores and relocate or downsize several others. The changes will result in clothing being sold in a lesser number of Marks & Spencer stores. 2.6 Such changes can result in particularly significant impacts at smaller town centres, which have tended to be the subject of higher vacancy rates, and which have also often suffered related reductions in rental levels and footfall in recent years. As a consequence, a greater proportion of comparison goods expenditure is being claimed by a smaller number of centres of sub-regional or regional importance. 2.7 However, such changes have also brought forward opportunities for different types of retailer. Some available units in smaller centres have been re-occupied by household discounters such as B&M Bargains, Poundland, Poundstretcher and Wilko.
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