Retail Assessment

Eryri Local Development Plan

Background Paper 12

Retail Assessment

May 2017

Background Paper 12: Retail Assessment – May 2017

1.0 Introduction

1.1 The purpose of this document is to examine retailing in the National Park’s main towns in order to inform policy formulation for the Local Development Plan Revision. This background paper is an update on the 2008 version, based on the results of the Summer 2015 retail survey, and draw comparisons to the retail survey undertaken during the Summer months of 2014.

1.2 The Eryri Local Development Plan sets out the National Park Authority’s current planning policy on retailing (see Appendix 1). The main policy thrust is to maintain and strengthen the Local Service Centres of Bala and Dolgellau by allowing, subject to certain conditions, large retail developments.

1.3 Furthermore the main retail areas of Bala and Dolgellau as well as Aberdyfi, Betws y Coed and Harlech service settlements were identified, and indicated on Inset Maps. In order to protect the vitality of these retail areas the ELDP policy seeks to prevent the loss of ground floor retail premises to non- retail use. That is the loss of Class A1 [Town and Country Planning (Use Classes) Order 1987] to other use classes such as financial services, offices, residential or cafes.

1.4 The main question is whether the policy approach adopted in the ELDP is still appropriate and fit for purpose. To answer this it is necessary to examine the national policy context and the retailing opportunities provided.

2.0 Policy Background

2.1 The Welsh Government’s objectives for retailing and town centres are set out in TAN 4 (Retailing) and Chapter 10 of Planning Policy Wales.

2.2 The objectives are to:

• secure accessible, efficient, competitive and innovative retail provision for all the communities of Wales, in both urban and rural areas; • promote established town, district, local and villages centres as the most appropriate locations for retailing, leisure and for other functions complementary to it; • enhance the vitality, attractiveness and viability of town, district, local and village centres; and to • promote access to these centres by public transport, walking and cycling.

2.3 Wherever possible this provision should be located in proximity to other commercial businesses, facilities for leisure, community facilities and employment. Town, district, local and village centres are the best locations for such provision at an appropriate scale. Such co-location of retail and other

Background Paper 12: Retail Assessment – May 2017 services in existing centres, with enhancement of access by walking, cycling and public transport, to provide the opportunity to use means of transport other than the car, will provide the greatest benefit to communities. This complementary mix of uses should also sustain and enhance the vitality, attractiveness and viability of those centres as well as contributing to a reduction of travel demand.

2.4 Vitality is reflected in how busy a centre is at different times and in different parts, and attractiveness in the facilities and character which draw in trade. Viability on the other hand refers to the ability of the centre to attract investment, not only to maintain the fabric but also to allow for improvement and adaptation to changing needs.

2.5 Local planning authorities should develop through their Development Plans a clear strategy and policies for retail development, and for the future of town, district, local and village centres in their area, which promote a successful retailing sector supporting existing communities and centres.

2.6 These plans should establish the existing hierarchy of centres, identify those which fulfil specialist functions and be clear about their future roles. They should identify changing pressures and opportunities and devise appropriate responses to them. In some situations it may be necessary to take pro-active steps to identify town or city centre locations for expansion or in others manage the decline in relative importance of a centre as other centres expand. Dealing with change may mean redefining the boundaries of centres or identifying acceptable changes of use.

2.7 Development Plan Policies should:-

• encourage a diversity of uses in centres. Mixed use developments, for example, combining retailing with entertainment, restaurants and housing should be encouraged to promote lively centres as well as reducing the need to travel to visit a range of facilities. Leisure uses can benefit town and district centres and, with adequate attention to safeguarding amenities, can contribute to a successful evening economy.

• encourage the provision of good access to town and other centres for walkers, cyclists and for public transport, including bus priority measures and public transport facilities. They should also encourage easy access to and within centres, and appropriate facilities, for people with limited mobility.

• distinguish between primary and secondary frontages in town centres and consider their relative importance to the character of the centre. Primary frontages are characterised by a high proportion of retail uses, while secondary frontages are areas of mixed commercial development including, for example, restaurants, banks and other financial institutions.

Background Paper 12: Retail Assessment – May 2017

• support management of town centres and, where appropriate, of smaller centres. Such management involving enhancement and promotion can be an important factor in achieving vitality, attractiveness and viability of town, district, local and village centres.

2.8 In a statement during October 2014, Carl Sargeant noted that there is a need to review and refresh retail planning policy and advice in Wales. This has resulted in the minister instructing officials to commence a refresh of Planning Policy Wales and TAN 4, on retailing and town centres, to ensure they are up-to-date and take into account the needs and requirements of 21st century town and retailing centres.

3.0 Existing SNPA Policy

3.1 The existing policy on retail developments in Snowdonia is set out in the Eryri Local Development Plan (2007-2022) - see Appendix 1

4.0 Retail Assessment

Methodology and Definition

4.1 Completing the survey involved visiting each Local Service Centre and Service Settlement (excluding Trawsfynydd and Llanberis) within the National Park. Retail units were registered by their name, town, category and type. Categories included; • Convenience - e.g. supermarkets, bakeries, butchers, newsagents/convenience, greengrocers • Comparison - e.g. gift shops, clothing, chemist, household, electrical, antiques • Services - e.g. restaurants/cafes, public houses, takeaway, banks/building societies, estate agents • Vacant units • Other units

4.2 The information gathered is presented, by town/village, in the tables and maps on the following pages.

5.0 Location and context

5.1 The following map shows the location of the main retailing centres in the National Park and beyond. Many of the retailing centres in the National Park serve as both a local community and tourist function. These centres are strongly influenced by centres outside the park which have much larger retail areas for example Bangor, Llandudno & Wrexham. The ability to travel to these centres has a significant influence on the overall level of retail provision within the national park. All the towns in the National Park have a relatively

Background Paper 12: Retail Assessment – May 2017

small population, this however does increase substantially during the tourist season, especially in the summer months. The number of retail units that are open also varies between the winter and the summer months.

Retail Hierarchy

5.2 Dolgellau and Bala have been identified as top of the retail hierarchy and they are Local service centres in the emerging Local Development Plan. Below them lie Harlech, Aberdyfi and Betws y Coed, which have been identified as Service Settlements in the LDP1.

1 Trawsfynydd and Llanberis are also recognised as Service Settlements in the LDP however for the purpose of this retail assessment they have not been included as they have a very small retail centre.

Background Paper 12: Retail Assessment – May 2017

6.0 Dolgellau

6.1 Dolgellau is a small market town located at the foot of Cader Idris in the southern area of the park with an estimated population of around 2400. The town supports a number of functions and supports a range of services and facilities. The main shopping streets are Llys Owain;Stryd Fawr; Porth Canol; Felin Isaf; Ffos Y Felin; Heol Y Bont; Lion Street and Eldon Square.

6.2 Dolgellau has two supermarkets, Eurospar, off Ffordd Bala and CO-OP, off Pont yr Arran which lie outside the identified commercial area however they have been included in this assessment due to the service they provide to the town and area.

6.3 The table below shows that most of Dolgellau’s commercial area is made up of either services uses for example cafes’ restaurant and banks, and shops selling comparison goods for example clothing, furniture or gift shops. Only 10.5 % sell convenience goods for example bakers, butchers, greengrocers and supermarkets.

No of Units % Total 'A' Use Class 76 100 Total Convenience 8 10.5 Total Comparison 35 46.1 Total Services 33 43.4 Total Vacant 15 Total Other 1

6.4 The number of occupied retail units in Dolgellau has decreased since the 2014 survey. There has been a slight reduction in the number of convenience units and a decrease in terms of comparison and service units.

6.5 A high percentage of comparison units (31.4%) were classed as being ‘Gift/Craft Shops’

6.6 There were 6 more vacant units in the Local Service Centre during the 2015 retail survey than there were during the 2014 assessment (both conducted during summer months)

6.7 Non A1 retail uses accounted for 36.8% of all retail units within Dolgellau

The map on the next page shows the retail area of Dolgellau and identifies different commercial uses.

Background Paper 12: Retail Assessment – May 2017

*please note that unit totals from the map might not correspond totally to figures shown in the relevant table. This is due to some instances of more than one units in the same building, for example ‘Arced Idris’

Background Paper 12: Retail Assessment – May 2017

7.0 Bala

7.1 Bala is situated on the banks of Llyn Tegid and the town has a function as both a tourist centre and a service centre for the surrounding area, it has an estimated population of 1938The Stryd Fawr (High Street) is the main commercial area in Bala.

No of Units % Total 'A' Use Class 62 100 Total Convenience 9 14.5 Total Comparison 25 40.3 Total Services 28 45.2 Total Vacant 10 Total Other 2

7.2 The number of occupied retail units in Bala has increased slightly since the previous survey conducted in 2014.

7.3 There was also a slight increase in the number of convenience and service units but a decrease (by two) in the number of comparison units

7.4 Bala has a higher percentage of convenience shops than Dolgellau (although the actual number is roughly the same) at 14.5 % and a lower percentage of comparison shops at 40.3%. Bala has a higher percentage of service related commercial uses than Dolgellau.

7.5 25% of all service units in Bala were classed as ‘Public Houses’, whilst 21.4% of all service units were ‘restaurants/ cafes. 28% of all comparison units were classed as ‘gift / craft shops’

7.6 There were 10 vacant units within the town which was double the amount seen in 2014

7.7 Non A1 uses accounted for 35.5% of all retail units in Bala

The map on the next page identifies the location of the retail area in Bala and the different commercial uses within that area.

Background Paper 12: Retail Assessment – May 2017

*please note that unit totals from the map might not correspond totally to figures shown in the relevant table. This is due to some instances of more than one units in the same building

Background Paper 12: Retail Assessment – May 2017

8.0 Harlech

8.1 Harlech is situated on the western coast of the National Park and servers as both a tourist attraction with its Edward the 1st castle and as a service centre for its estimated population of 1242 and surrounding villages. The main retail area is located around Y Stryd Fawr (High Street).

No of Units % Total 'A' Use Class 32 100 Total Convenience 3 9.4 Total Comparison 12 37.5 Total Services 17 53.1 Total Vacant 11

8.2 There has been a decrease in the number of occupied units within Harlech, when compared with the 2014 survey figures. The greatest decrease seen was within the comparison category.

8.3 Harlech has a low number of convenience shops at 9.4%, and it doesn’t have a supermarket like Bala and Dolgellau, the closest supermarket is in Porthmadog 10 miles away. Half of the commercial uses are service related for example cafes and restaurants.

8.4 52.9% of all service units within Harlech were classed as being ‘Restaurants/Cafes’. Within the comparison category, the most common type of shops were ‘Gift/Craft Shops’, which accounted for 41.7% of all comparison units in the service settlement.

8.5 Local people have commented that some of the decrease in retail units can be attributed to the closure of St Davids Hotel and the closure and redevelopment of Pont Briwet, which has affected visitor numbers to the service settlement.

8.6 Harlech had 11 vacant units which is a substantial increase from the 4 seen in the 2014 survey

8.7 Non A1 retail units accounted for 50% of all retail units in Harlech

The map on the next page identifies the location of the retail area in Harlech and the different commercial uses within that area.

Background Paper 12: Retail Assessment – May 2017

9.0 Aberdyfi

9.1 Aberdyfi is a seaside town located on the southern coast of the national park with an estimated population of 640; this number however grows significantly in the summer months at the height of the tourist season. The retail area is concentrated on the beach front with most of the shop located on Sea View Terrace and New Street.

9.2 There is a significant difference in this Service Settlement’s population between the summer and winter months, which is also reflected in the number of retail units open during these seasons.

No of Units % Total 'A' Use Class 37 100 Total Convenience 1 2.7 Total Comparison 19 51.4 Total Services 17 45.9 Total Vacant 5

9.3 There has been an increase (by one unit), in the number of occupied retail units in Aberdyfi since the 2014 retail survey.

9.4 Comparison units accounted for 51.4% of all units and ‘Gift/Craft Shops’ accounted for 47.4% of all units within the comparison category

9.5 The closure of ‘Londis’ in the centre of the service settlement left only 1 convenience retail unit within central Aberdyfi, which is a butchers. Residents would have to travel to Tywyn or Machynlleth for the nearest supermarket. However there is a Spar garage on the outskirts of Aberdyfi

9.6 52.9% of all service units were classed as ‘Restaurants/Cafes’.

9.7 There were 5 vacant units in Aberdyfi during the time of the summer 2015 retail survey

9.8 Non A1 retail use accounted for 40.5% of all retail units within Aberdyfi.

The map on the next page identifies the location of the retail area in Aberdyfi and the different commercial uses within that area.

Background Paper 12: Retail Assessment – May 2017

10.0 Betws y Coed

10.1 Betws y Coed is situated in the north eastern area of the National Park with an estimated population of 420. The retail area is concentrated around Ffordd Caergybi and Ffordd yr Orsaf.

No of Units % Total 'A' Use Class 50 100 Total Convenience 4 8 Total Comparison 28 56 Total Services 18 36 Total Vacant 3

10.2 There has been an increase in the number of retail units in Betws y Coed between the 2014 and 2015 retail surveys, with increases seen in comparison and service units.

10.3 The village is a busy visitor attraction all year round and therefore has a high number of comparison shops to cater for this market. 56% of the shops sell comparison goods with a high concentration of shops selling outdoor clothing and equipment.

10.4 55.6% of all service units in the service settlement were classed as being ‘ Restaurants/Cafes’

10.5 There were 3 vacant retail units in Betws y Coed at the time of survey.

10.6 Non A1 retail uses accounted for 32% of all retail units within Betws y Coed.

The map on the next page identifies the location of the retail area in Betws y Coed and the different commercial uses within that area.

Background Paper 12: Retail Assessment – May 2017

11.0 General retail sector issues

11.1 According to the ‘Retail Research Centre’, 2012 was the worst affected year since 2008 in the UK, with more than 48,000 employees, 4,000 stores and 52 retailers affected. The table below details the impact seen since 2007

Time Period Companies Stores Affected Employees Failing Affected 2012 (12 52 3,936 48,080 months) 2011 (12 31 2,469 24,025 months) 2010 (12 26 944 10,930 months) 2009 (12 37 6,536 26,688 months) 2008 (12 54 5,793 74,539 months) 2007 (12 25 2,600 14,083 months)

11.2 Even though there has been evidence that the retail sector had slightly recovered in 2013, recent studies by the Research Centre for Wales noted that there were 14,500 stores in 2012, which is forecasted to decrease by 29% by 2018.

11.3 The ‘Retail Trends’ report by ‘GVA’ notes that an increase in internet and online shopping has had a significant effect on retail centres. As the retail sector has suffered, online expenditure has grown by 15% per annum to £21 billion by 2009.

11.4 Benefits of businesses setting up online shopping methods include;

• Direct selling to customers cuts out expensive overheads such as rent and staffing costs which keeps prices lower • Online expenditure was forecasted to account for 70% of the electrical, music and video game sector by 2013. • So far sectors such as clothing, footwear and food/grocery haven’t been as greatly affected due to the fact customers prefer to view these items in store before purchase.

12.0 Issues in SNPA retail areas

12.1 In keeping with the Wales and UK retail sector trends, the number of shops in these centres has fallen over the years with some premises being converted to residential or other non-retail use. Betws y Coed and Aberdyfi were the only two centres to see a slight growth in the number of retail units.

Background Paper 12: Retail Assessment – May 2017

However the number of retail units open in Aberdyfi varies greatly between the summer and winter months.

12.2 An area of concern is the Town and Country Planning (Use Classes) Order 1987. Changes of use within a specific class do not require planning permission provided that the use subsists, the planning permission has been implemented and no restrictive condition is attached.

12.3 Shops fall into Class A1, a change of use between uses which are both within the same use class is permitted development. A village general store may therefore be changed to an antique shop or art gallery with the concomitant loss of convenience to the local residents.

13.0 Other Towns and Villages in Snowdonia (not within the retail survey)

13.1 Concern has been expressed about the loss of shops in other towns and villages within the National Park. Although these settlements do not provide the range of services provided by the centres identified in the retail study, they do nevertheless provide valuable functions for their local communities and are important components in maintaining local vitality.

13.2 The Authority will consider whether it is appropriate to prevent the further loss of retail units and will investigate the possible amendment of policies to prevent the decline in the number of shops, through conversion to non-retail uses (particularly residential), in these settlements. The Eryri LDP Strategic Policy Ng: Community services and facilities supports the retention of community facilities and services such as a convenience shops as it provides an essential facility to support the sustainability of National Park communities. Policy Ng states that the change of use from a community service or facility will be refused unless it can be shown that the potential for continued use of the facility is un-viable, or unsuitable. A planning application would need to include further information to demonstrate why it can no longer be used as a shop. The information should include:

• Evidence that the shop has been advertised on the market as a business use. • Evidence of financial viability of business if the facility is deemed unviable. • A Community and Linguistic Statement will also need to be submitted (further information included in the Authority’s Supplementary planning Guidance (Planning and the Welsh Language). The Authority will also be seeking Community Council views on any applications.

14.0 Supermarket delivery areas

14.1 As the provision of supermarkets is limited, home delivery services play an important part in the provision of convenience goods.

Background Paper 12: Retail Assessment – May 2017

14.2 Co-op in both Dolgellau and Bala do have a home delivery service.However the goods need to be purchased at the store and there is a minimum spend of £25.If the spend is below £25 then a delivery charge of £3 is given. If a delivery is requested to an area outside of the designated mile radius then a charge of £5 may be given. The service is not available online.

14.3 Tesco extra in Bangor will deliver goods ordered online to all areas of the National Park, there is a charge for this service which ranges from £3.50 - £6.00 dependant on delivery time.

14.4 A new supermarket was granted planning permission in Bala during November 2013. The new Co-op supermarket will be located at the old Systems Scaffolding site at the Bala Enterprise Park.

15.0 Retail opportunities in North Wales

15.1 There are a number of towns within 1 hour travelling time of the National Park boundary.

15.2 Investment in retail developments in Chester and Wrexham and Llandudno has enhanced their attractiveness as shopping destinations for people residing in the eastern half of the National Park.

15.3 Bangor, and to a lesser extent, Caernarfon, serve those living in the north-west. Aberystwyth provides the attraction to those living in the south- west of the Park.

15.4 The catchment areas of new, large supermarkets in Porthmadog and Machynlleth extend into the National Park and these will increasingly impact on convenience shops in the smaller towns and villages.

15.5 Retailers in the National Park centres must compete with the shopping experience provided in these centres. These centres provide not only a better selection of comparison retail outlets, but also a greater range of convenience outlets in the form of superstores. These can impact adversely on the viability of retail outlets in the National Park.

15.6 Growth in internet shopping and banking is likely to continue as broadband becomes more widespread in more rural areas, this could impact further on comparison shops within the National Park, especially within the electrical goods sector.

15.7 Support should be given to development of opportunities to sell local produce, by encouraging retailers to source locally and producers to sell directly to customers through farmers’ markets. Appropriate specialist and niche goods and services should be encouraged.

Background Paper 12: Retail Assessment – May 2017

16.0 Conclusions

16.1 Dolgellau, Bala and Harlech have experienced a loss of shops over the years.One unit in Aberdyfi has been lost to the retail sector completely through conversion into residential units or holiday accommodation. Betws y Coed and Aberdyfi saw slight increases in the number of occupied retail units. All 5 Local Service Centres/Service Settlements saw decreases in the percentage of convenience stores within their areas, with percentages of comparison and service units increasing. Aberdyfi and Harlech’s vitality and vibrance as retail centres depend on the season. For example, there is a stark difference between the number of occupied/open retail units in these two settlements during the winter and summer months due to contrasting visitor numbers during the seasons.

16.2 Harlech is a settlement which has suffered recently in terms of occupied/open retail units. Anecdotal evidence from local residents attribute the trend to the closure of St David’s Hotel in 2008 and the closure and redevelopment of Pont Briwet for two years between 2013 and 2015.

16.3 Changes of use within Class A1 of the UCO have occurred and convenience shops serving local communities have changed to gift shops, primarily aimed at serving visitors. A recent planning application for a change of use of a retail unit to form part of a residential unit in Bala, was granted permission due to the fact that the unit had been vacant and for sale for over 2 years without any real interest due to its limited size. The loss of retail units to other uses can damage the economic vitality and viability of the commercial areas, in addition to affecting the built heritage and on occasion, the aesthetic value’. The policy could be introduced in cases such as the above, where the retail unit has been vacant for a certain amount of time without interest as a vacant retail unit for a prolonged period of time may have negative effects on the built heritage and aesthetic value of a town centre.

16.4 As seen above there are some examples within settlements, such as Aberdyfi and Bala, where there have been retail unit change of use applications, to holiday accommodation or residential units, granted planning permission contrary to policy.

Background Paper 12: Retail Assessment – May 2017

17.0 Implications for the plan 17.1 Current Eryri Local Development Plan policy states that “within the retail areas identified in Aberdyfi, Bala, Betws y Coed, Dolgellau and Harlech, the change of use of ground floor retail premises (A1 shops) to any other use class will be resisted.

17.2 Some cases have seen an A1 use class units change to an A1/A3 split and some units have been lost completely into residential units. Although it is better for a settlement to have occupied A3 or A2 units rather than vacant A1 units, care should be given that settlements don’t become oversubscribed with Class A3/A2 uses (e.g. takeaway, pubs, cafes, banks) which make them less attractive to visitors. A mix of uses needs to be maintained to cater for all needs and ensure vitality and viability of retail centres.

17.3 A revision of the current policy is proposed to specify that ground floor retail unit’s conversion to residential / holiday accommodation purposes shall not be supported in any case, to halt a loss of ground floor retail units seen in some settlements. However to try to decrease the number of vacant units in the settlements the revision could consider specifying that that the change of use of a ground floor retail unit (from A1 to an A2 or A3 use) may be permitted if it can be proven that it is not viable to develop an A1 unit and that the unit has been vacant without interest for two years or more. Additionally the community and settlement need for an additional A2 / A3 unit would need to be proven by the applicant.

17.4 However this revision to policy would require close monitoring to ensure that A1 use retail units do not decrease to a damaging level in these settlements. Current non A1 uses in the retail areas specified are noted below:

• Aberdyfi – 40.5% • Bala – 35.5% • Betws y Coed – 32.0% • Dolgellau – 36.8% • Harlech – 50%

17.5 The policy targets set by Snowdonia National Park Authority (in terms of managing non A1 retail use percentage) is to maintain a rate within 10% to 25% of the 33% rate set out during the Local Development Plan examination. Current percentages suggest that non A1 retail use percentages in Harlech will exceed this maintenance rate.

17.6 Vacant units decrease the vitality of a settlement. A possible positive to this revision in policy would involve a decrease in the current 15.2% retail unit vacancy average within the National Parks five key settlements. Harlech currently has the highest vacancy rate at 25.6%. The current Snowdonia National Park vacancy average of 15.2% is higher than the 12.2% UK town centre average calculated during 2014.

Background Paper 12: Retail Assessment – May 2017

17.7 The current policy states that any retail development (including food supermarkets) intended to serve a wider catchment area than the settlement within which it is proposed is limited to Bala and Dolgellau. It also states that any development here will need to be situated within the main retail area or within reasonable walking distance to the town centre (200m). It is proposed that this buffer of 200m be extended to 300m in order to give more opportunities to developers and promote retail and employment developments within these settlements. There are very few opportunities for development within the current 200m buffer, therefore a new 300m buffer is proposed.

17.8 Some changes are proposed to the retail areas within the settlements. This is noted per settlement below;

• Aberdyfi – Proposed change includes shortening the western side of the retail area as some units have been lost to residential uses. The creation of a satellite retail area further west down Bodfor Terrace is proposed as there are units occupied there currently. • Bala – Amendments to Bala retail area involves the slight reduction of the area. Areas taken out include Aran Buildings frontage on the High Street, and units on Heol Tegid which are now residential. There will also be a reduction to the retail area to the northern end of the retail area on Station Road, which will involve the area ending after T.J.Roberts & Sons’ butchers. • Betws y Coed – There are proposed increases to the retail area in Betws y Coed. This involves including the Caban Coed on Station Road, including the Garden Nursery on Ffordd Caergybi and including two units to the south of the current retail area at Pendyffryn. • Dolgellau – Slight extension on the south west and south east corners of the retail area to include and protect current retail units. • Harlech – Slight extension on the north western side of the retail area, which will involve including units on Maesgwyn street towards the castle as there are current units defined under retail at this location.

Background Paper 12: Retail Assessment – May 2017

APPENDIX 1

Retail Policy - Eryri Local Development Plan 2007 - 2022

Retail development is important to the enjoyment and needs of local residents and visitors to the Park. When guiding retail development it is important that a balance is met between local and visitor need.

Within the National Park, the towns of Y Bala and Dolgellau have more diverse retail areas, with Aberdyfi. Betws y Coed and Harlech having a smaller, more tourist based retail core.

Developments e.g. supermarkets should be located within the two larger settlements of Y Bala and Dolgellau as they are most suitable and sustainable locations and accessible by most means of transport.

The main retail areas for Y Bala, Dolgellau, Aberdyfi, Betws y Coed & Harlech are identified in the inset maps for these towns. It is important that retail development is confined to these areas as they are the most sustainable locations for retailing development; they can be accessed by most modes of transport and are within reach of other services provided in the town centre.

In some town centres retail units have been lost to other uses. This can damage the economic vitality and viability of the commercial areas, in addition to affecting the built heritage and on occasion, the aesthetic value. To try and combat this trend the authority will resist proposals for change of use of A1 (shop) to other uses.

In other towns and villages within the authority, retail development will be permitted on a small scale provided it is located within the main built up areas.

Development Policy 24: Retail

Proposals for new retail development within the National Park will be supported provided;

1. That any retail convenience development (including food supermarkets) intended to serve a wider catchment area than the settlement within which it is proposed is limited to Bala and Dolgellau. Any development will need to be situated within the main retail area or within reasonable walking distance of the town centre (200m), with good access for pedestrians and all modes of transport.

2. The development strengthens the retailing economy of the settlement and contributes to its vitality and viability

3.The development is located within the main built up areas of other service settlements and secondary settlements, the scale should be appropriate to its setting and the proposal is primarily for and of benefit to the local community.

Background Paper 12: Retail Assessment – May 2017

Within the retail areas identified in Aberdyfi, Bala, Betws y Coed, Dolgellau and Harlech, the change of use of ground floor retail premises (A1 Shops) to any other use class will be resisted

Background Paper 12: Retail Assessment – May 2017

Appendix 2

Retail assessment Summary

Use Class Dolgellau - August 2015 Categories

Total retail units occupied 76 A1 48 Total Convenience 8 A2 12 Total Comparison 35 A3 15 Total Services 33 D1 1 Total Vacant 15 Total Other 0

Convenience Stores

Bakers 1 Butchers 1 Newsagents/ Convenience 3 Supermarket 2 Greengrocer 1

Comparison Stores

General (mixed clothing, outdoor) 6 Furniture, Carpets, Household, DIY, Hardware 5 Chemist 2 Charity shop 2 Electrical / Mobile phones 1 Gift Shop 11 Bike Shop 1 Florist 2 Jewellers 1 Delicatessen 1 Vapour shop 1 Art 2

Service Stores

Restaurant/café 8

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Hot Food takeaway 3 Hairdressers/Beauty 3 Banks / Building Societies / Solicitors / Post Office 12 Estate Agents/Valuers 2 Public Houses 4 Opticians 1

Vacant rotary dolgellau Dolgellau Vacant books under flats - Central Buildings Dolgellau Vacant vacant agau Dolgellau Vacant jewellers moncrieffe Dolgellau Vacant hairdressers Dolgellau Vacant ex hairdressers Dolgellau Vacant ex crafts Dolgellau Vacant hairdressers whittingham ridell Dolgellau Vacant account siop stationary Dolgellau Vacant stationary n diy siop iach Dolgellau Vacant x ex beauty Dolgellau Vacant x dylanwad da Dolgellau Vacant moved chinese cottage Dolgellau Vacant food takeaway ty brics Dolgellau Vacant sweets aber cottage Dolgellau Vacant tea room n b n b

Background Paper 12: Retail Assessment – May 2017

Bala - August 2015 Use Class Categories

Total retail units occupied 62 A1 40 Total Convenience 9 A2 6 Total Comparison 25 A3 16 Total Services 28 Total Vacant 10 Total Other 2

Convenience Stores

Newsagents/Convenience 4 Supermarket 2 Butcher 2 Greengrocers 1

Comparison Stores

Bookshop 1 Charity 2 Chemist 1 Gifts and Crafts 7 Furniture/carpets/household 3 Art Gallery 1 General (Mixed Clothing) 4 Bike shop 1 Fishing 1 Mechanical / Vehicle parts 1 Electricals 1 Sweet Shop 1 Alcohol shop 1

Service Stores

Restaurant/Café 6 Hot food Takeaway 3 Estate Agent / Valuers 3

Banks / Building Soc / Solicitors / Post Office 4 Public House 7 Hairdressers / Beauty 5

Background Paper 12: Retail Assessment – May 2017

Use Class Aberdyfi - August 2015 Categories

Total retail units occupied 37 A1 22 Total Convenience 1 A2 2 Total Comparison 19 A3 13 Total Services 17 Total Vacant 5

Convenience Stores

Butcher 1

Comparison Stores

General (Mixed Clothing) 6 Gifts and Crafts 9 Chemist 1 Art Gallery 2 Household Goods 1

Service Stores

Restaurant / Café 9 Hot food Takeaway 2 Estate Agent / Valuers 2 Public House 2 Hairdressers 2

Vacant Units Aberdyfi Vacant ex bank Aberdyfi Vacant unknown ex londis Aberdyfi Vacant ex l0ndis Aberdyfi Vacant ex londis westhaven Aberdyfi Vacant ex pub n food

Background Paper 12: Retail Assessment – May 2017

Harlech - August 2015 Use Class Categories

Total retail units occupied 32 A1 16 Total Convenience 3 A2 2 Total Comparison 12 A3 14 Total Services 17 Total Vacant 11 Total Other 0

Convenience Stores Newsagents/ Convenience 3

Comparison Stores General (mixed clothing, outdoor) 1 Furniture, Carpets, Household 1 Antiques 2 Gift Shop 5 Charity shop 1 Sweet Shop 1 Art 1

Service Stores

Restaurant/café 9 Hot Food takeaway 2 Hairdressers 1 Banks / Building Societies / Solicitors / Post Office 1 Estate Agents/Valuers 1 Public Houses 3

Vacant queens hotel Harlech Vacant pub and food Harlech Vacant Unknown harlech technivision Harlech Vacant Tv little betty bakery Harlech Vacant Bakery case of harlech Harlech Vacant post office guthrie jones Harlech Vacant . ex tic Harlech Vacant ex tic Harlech Vacant Unknown b ootup Harlech Vacant computer Harlech Vacant ex restaurant rowlands Harlech Vacant pharmacy

Background Paper 12: Retail Assessment – May 2017

Betws y Coed - August 2015 Use Class Categories

Total retail units occupied 50 A1 34 Total Convenience 4 A2 1 Total Comparison 28 A3 15 Total Services 18 Total Vacant 3 Total Other 0

Convenience Stores

Newsagents/Convenience 3 Bakers 1

Comparison Stores

General (mixed clothing, outdoor) 13 Art Gallery 2 Gift Shop 8 Bookshop 1 Bike Shop 2 Florist/Nursery 1 Household/Ceramics 1

Service Stores

Restaurant/café 10 Banks / Building Societies / Solicitors / Post Office 2 Hairdressers 1 Public House 4 Hot food takeaway 1

Vacant

Betws y ultimate outdoor Coed Vacant clothes and outdoor Betws y Coed Vacant antique Betws y Coed Vacant unknown