Town Centre and Retail Study 2016 STAGE 1: BASELINE REPORT Prepared on behalf of: Wealden District Council DECEMBER 2016 QA Wealden Retail and Town Centre Study 2016 STAGE 1: BASELINE REPORT The signatories below verify that this document has been prepared in accordance with our Quality Manual requirements. These procedures do not affect the content and views expressed by the originator. The document must be treated as a draft unless it has been approved and signed by a Partner. Date: Originators: Approved: December 2016 Carter Jonas Dr Steven Norris Partner CONTENTS 1 INTRODUCTION & SCOPE OF STUDY .............................................................................................................. 1 2 POLICY & STUDY CONTEXT .............................................................................................................................. 3 National Planning Policy Framework (NPPF) ....................................................................................................... 3 Planning Practice Guidance (PPG) ....................................................................................................................... 5 Local Planning Policy Context .............................................................................................................................. 6 Review of Existing Retail Capacity Studies ........................................................................................................ 13 Review of Town Centre Visions, Masterplans and Strategies ............................................................................ 15 Summary ............................................................................................................................................................. 17 3 THE CHANGING RETAIL, LEISURE AND URBAN LANDSCAPE .................................................................... 18 Retail Trends ....................................................................................................................................................... 18 Special Forms of Trading and Internet Shopping ............................................................................................... 19 Floorspace ‘Productivity’ Growth ........................................................................................................................ 21 Impact of Out-of-Centre Retailing ....................................................................................................................... 22 Changing Retailer Requirements ........................................................................................................................ 22 Vacancy Levels ................................................................................................................................................... 24 Trends in Retail-led Investment and Development ............................................................................................. 25 Independents and Markets ................................................................................................................................. 27 Summary ........................................................................................................................................................... 28 4 STUDY AREA AND SHOPPING PATTERNS .................................................................................................... 31 Study Area and Zones ........................................................................................................................................ 31 Household Survey ............................................................................................................................................... 32 Convenience Goods - Market Share Analysis .................................................................................................... 32 Comparison Goods- Market Share Analysis ....................................................................................................... 35 Summary ............................................................................................................................................................. 38 5 SUB-REGIONAL CONTEXT ............................................................................................................................... 40 Town Centre Ranking ......................................................................................................................................... 40 Royal Tunbridge Wells ........................................................................................................................................ 41 Eastbourne Town Centre .................................................................................................................................... 42 Lewes Town Centre ............................................................................................................................................ 43 Brighton City Centre ............................................................................................................................................ 44 Haywards Heath .................................................................................................................................................. 45 East Grinstead .................................................................................................................................................... 46 Summary ............................................................................................................................................................. 46 6 HAILSHAM TOWN CENTRE: HEALTH CHECK ................................................................................................ 47 Changes in District-wide Town Centre Uses ...................................................................................................... 47 Context ................................................................................................................................................................ 47 Retail Composition .............................................................................................................................................. 49 Vacancies ............................................................................................................................................................ 51 Multiple and Independent Retail Representation ................................................................................................ 52 Street Market ....................................................................................................................................................... 53 Market Demand Assessment .............................................................................................................................. 53 Prime Zone A Rents ............................................................................................................................................ 54 Accessibility & Pedestrian Flows ........................................................................................................................ 54 Environmental Quality ......................................................................................................................................... 55 Out of Centre Provision ....................................................................................................................................... 55 Customer Perceptions......................................................................................................................................... 56 New Investment & Potential Development Opportunities ................................................................................... 57 Summary ............................................................................................................................................................. 60 7 UCKFIELD TOWN CENTRE: HEALTH CHECK ................................................................................................ 62 Retail Composition .............................................................................................................................................. 63 Vacancies ............................................................................................................................................................ 65 Multiple and Independent Retail Representation ................................................................................................ 65 Street Market ....................................................................................................................................................... 66 Market Demand Assessment .............................................................................................................................. 66 Prime Zone A Rents ............................................................................................................................................ 67 Accessibility & Pedestrian Flows ........................................................................................................................ 67 Environmental Quality ......................................................................................................................................... 68 Out of Centre Provision ......................................................................................................................................