Retail and Town Centres Study 2013 Main Report London Borough of Haringey April 2013 11604/04 This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2012. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A LB Haringey : Retail and Town Centres Study 2012 Contents 1.0 Introduction 3 Study Objectives 3 2.0 Planning Policy Context 5 National Planning Policy Framework (NPPF) 5 Development Plan Policy 7 3.0 The Shopping Hierarchy and Catchment Area 13 Shopping Centres in Haringey and the Surrounding Area 13 Socio-Economic Characteristics within Haringey 16 4.0 Household Survey Results 20 Survey Structure 20 Scope of Analysis 20 Key Messages from the Household Survey Results 21 5.0 In-Centre Visitor Surveys 22 Survey Structure 22 Key Messages from the On-Street Survey Results 22 6.0 Wood Green Metropolitan Centre 24 Introduction 24 Mix of Uses and Occupier Representation 25 Centre Audit 27 Summary 32 7.0 Muswell Hill District Centre 33 Introduction 33 Mix of Uses and Occupier Representation 33 Centre Audit 36 Summary 41 8.0 Crouch End District Centre 43 Introduction 43 Mix of Uses and Occupier Representation 43 Centre Audit 46 Summary 50 9.0 Green Lanes District Centre 52 Introduction 52 Mix of Uses and Occupier Representation 53 4553780v2 LB Haringey : Retail and Town Centres Study 2012 Centre Audit 55 Summary 59 10.0 Tottenham Hale 61 Introduction 61 Background 62 Mix of Uses and Occupier Representation 62 Centre Audit 64 Summary 68 11.0 Tottenham High Road 69 12.0 Local Shopping Provision 71 Introduction 71 Local Needs Index 71 Local Needs Index Summary 72 13.0 Assessment of Retail Needs 76 Introduction 76 Retail Trends 78 Population and Expenditure 80 Existing Retail Floorspace 2012 81 Existing Spending Patterns 2012 81 Quantitative Capacity for Convenience Goods Floorspace 83 Quantitative Capacity for Comparison Goods Floorspace 84 Qualitative Need for Retail Floorspace 86 14.0 Strategy for Accommodating Growth 89 Floorspace Projections 89 Accommodating Future Growth 89 Potential Retail Development Opportunities 90 15.0 Conclusions & Recommendations 92 Meeting Shopping Needs in the LB Haringey 92 Convenience Goods Development 92 Comparison Goods Development 92 The Designation and Role of Centres in the Borough 93 Town Centre Boundary and Frontage Review 95 Clustering of Uses 95 Implementation and Monitoring 96 P2 4553780v2 LB Haringey : Retail and Town Centres Study 2012 Figures3 Figure 13.1 Methodology for Estimating Future Requirements for Retail Floorspace 77 Tables3 Table 3.1 Retail UK Shopping Index 2008 14 Table 3.2 Retail Yields in Haringey and Other Centres 15 Table 3.3 Retail Rents in Haringey and Other Centres 16 Table 3.4 Car Ownership 2001 17 Table 3.5 Economic Activity 2001 17 Table 3.6 Age Structure 2011 18 Table 3.7 Ethnic Group 2001 18 Table 6.1 Wood Green Metropolitan Centre Use Class Mix by Unit 26 Table 6.2 Wood Green Metropolitan Centre Analysis of Selected Service Uses 27 Table 7.1 Muswell Hill Use Class Mix by Unit 34 Table 7.2 Muswell Hill Analysis of Selected Service Uses 35 Table 8.1 Crouch End Use Class Mix by Unit 44 Table 8.2 Crouch End Analysis of Selected Service Uses 45 Table 9.1 Green Lanes Use Class Mix by Unit 53 Table 9.2 Green Lanes Analysis of Selected Service Uses 54 Table 10.1 Tottenham Hale Use Class Mix by Unit 63 Table 10.2 Tottenham Hale Analysis of Selected Service Uses 64 Table 12.1 Local Needs Index Summary 73 Table 13.1 Defined Centres Comparison Average Sales Densities 82 Table 13.2 Convenience Goods Floorspace Projections 84 Table 13.3 Comparison Goods Floorspace Projections 85 4553780v2 Glossary3 Class A1Class A1 Commercial units classed as retail or shop uses within the Use Classes Order. Class A1 Services Non-retail uses classed as A1 within the Use Classes Order, such as hairdressers, travel agents and dry cleaners. Class A2Class A2 Commercial units classed as financial or professional services, for example banks and building societies, within the Use Classes Order. Class A3/A4/A5 Commercial units classed as food or drink outlets, for example pubs, restaurants and takeaways, within the Use Classes Order. Convenience Goods Consumer goods purchased on a regular basis, including food and groceries and cleaning materials. Comparison Goods Durable goods such as clothing, household goods, furniture, DIY and electrical goods. ExperianExperianExperian A data consultancy who are widely used for retail planning information. Goad Plans Town centre plans prepared by Experian, which a based on occupier surveys of over 1,200 town centres across the country. Gross floorspace Total external floorspace including exterior walls. Higher order comparison goods Durable goods which tend to be high value, bought on an occasional basis and/or where customers are most likely to shop around and compare products 4553780v2 P1 in different shops e.g. adult fashion items, high value electrical goods, jewellery, furniture etc. Customers are usually prepared to tend to travel further to purchase these items. Lower order comparison goods Durable goods which tend to be lower value, bought on a regular basis and/or where customers are less likely to shop around e.g. small household goods, books, pharmaceutical and toiletries. Customers are less likely to travel long distances to purchase these items. Market shareshare////PenetrationPenetration rate The proportion of total consumer expenditure within a given area taken by a particular town centre or shopping facility. Multiple traders National or regional ‘chain store’ retailers. Net floorspace Retail floorspace devoted to the sale of goods, excluding storage space. Zone A Rent The annual rental charge per square foot for the first 20 foot depth of a shop unit, which is the most suitable measure for standardising and comparing rental levels. P2 4553780v2 1.0 Introduction Study Objectives 1.1 Nathaniel Lichfield & Partners (NLP) was commissioned by the London Borough of Haringey to prepare a retail and town centres study; including an assessment of the Metropolitan and District Centres within the authority area, in line with the requirements of the National Planning Policy Framework (NPPF) (March 2012). 1.2 NLP was previously commissioned by the London Borough of Haringey to prepare a Retail Study in 2008 and subsequently prepared a retail audit/health check of Tottenham High Road (including the two district centres at Tottenham High Road/Bruce Grove and Seven Sisters/West Green Road) in 2011. 1.3 This study focuses on the following centres: 1 Wood Green Metropolitan Centre; 2 Crouch End District Centre; 3 Muswell Hill District Centre; 4 Green Lanes District Centre; and 5 Retail parks and local centres in the borough 1.4 The Council is developing an Investment Framework and Regeneration Strategy for Tottenham in partnership with the GLA and has commissioned ARUP to take forward this work. As a result, this Study does not focus on Tottenham apart from the quantitative analysis which considers retail capacity across all the centres within the borough. 1.5 A key objective of this study is to provide a robust and credible evidence base to inform the Council’s work on emerging policy documents, based on changes since the 2008 Study, including the publication of the London Plan in 2011 and National Planning Policy Framework (NPPF) in 2012. 1.6 The key objectives of the study will be to: • assess changes in circumstances and shopping patterns since the previous study was undertaken; • assess the future need and capacity for retail floorspace distributed by town centre for the period up to 2031; • review the existing retail hierarchy and identify any deficiencies in the network including, where appropriate, the scope for extending/reducing the primary shopping area and/or town centre; • provide advice as to whether an Article 4 Direction should be employed to control the clustering of betting shops, payday loan shops and hot food takeaways; and 4553780v2 P3 • provide advice on policies to be included in development plan documents to address future needs, including advice on an appropriate floorspace level for local impact assessments. P4 4553780v2 2.0 Planning Policy Context National Planning Policy Framework (NPPF) 2.1 The NPPF sets out the Government’s planning policy for England superseding the majority of earlier National Planning Policy Guidance and Statements (including PPS4). The Practice Guidance relating to PPS4 has not been cancelled by publication of the NPPF and retains its role as guidance in so far as it does not conflict with the NPPF. 2.2 The NPPF seeks to provide a “framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities.” (para 1) 2.3 The NPPF emphasises (para 6) that the purpose of the planning system is to contribute to the achievement of sustainable development. It notes (para 7) that “there are three dimensions to sustainable development: economic, social and environmental.” 2.4 The NPPF states (para 12) that it does not change the statutory status of the development plan as the starting point for decision making and that “it is highly desirable that local planning authorities should have an up-to-date plan in place.” 2.5 Within this context (para 14), the “presumption in favour of sustainable development… should be seen as a golden thread running through both plan- making and decision-taking.” 2.6 For plan-making this means that: • Local planning authorities should positively seek opportunities to meet the development needs of their area; • Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: - Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or - Specific policies in this Framework indicate development should be restricted.