East Staffordshire Retail and Leisure Study Volume 1 – Main Report On behalf of East Staffordshire Borough Council Project Ref: 28227/002 | Final Report| Date: October 2013 Office Address: Peter Brett Associates LLP, Oxford Place, 61 Oxford Street, Manchester, M1 6EQ T: 0161 245 8900 E: [email protected] East Staffordshire Borough Council Retail and Leisure Study Document Control Sheet Project Name: East Staffordshire Retail and Leisure Study Project Ref: 28227 Date: 2 October 2013 Name Position Date Michael Gilbert / Principal Planner/ Prepared by: 29/07/2013 Bernard Greep LLP Director Reviewed by: Bernard Greep LLP Director 29/07/2013 Approved by: Bernard Greep LLP Director 29/07/2013 Revision Date Description Prepared Reviewed Approved A 29/07/2013 Draft Report MG/BG BG BG B 22/08/2013 Final Draft Report MG/BG BG BG C 02/10/2013 Final Report MG/BG MG BG Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. 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Any such party relies upon the report at their own risk. © Peter Brett Associates LLP 2013 28227 Final Report, October 2013 ii East Staffordshire Borough Council Retail and Leisure Study Contents 1 Introduction ................................................................................................................................. 1 1.1 Purpose of the Study ..................................................................................................... 1 1.2 Structure of the Report .................................................................................................. 1 2 National Planning Policy Requirements ................................................................................... 3 2.1 The National Planning Policy Framework ..................................................................... 3 2.2 Planning Policy Statement 4 – Practice Guidance (2009) ............................................ 6 3 Performance Analysis................................................................................................................. 8 3.1 Introduction .................................................................................................................... 8 3.2 Performance Analysis of Burton and Uttoxeter Town Centres ..................................... 8 4 Current Patterns of Retail and Leisure Spending .................................................................. 17 4.1 Household Survey Methodology ................................................................................. 17 4.2 Current Patterns of Spending on Comparison Goods................................................. 19 4.3 Comparison Goods Market Shares ............................................................................. 22 4.4 Overlapping Comparison Goods Catchments ............................................................. 23 4.5 Comparison Goods Sub-Sectors ................................................................................. 24 4.6 Current Patterns of Spending on Convenience Goods ............................................... 28 4.7 Convenience Goods Market Shares ........................................................................... 31 4.8 Conclusions in Relation to Retail Spending Patterns .................................................. 33 4.9 Current Patterns of Spending on Leisure Services and Cultural Activities ................. 34 4.10 Retail Hierarchy ........................................................................................................... 38 5 Quantitative Need for Additional Retail Floorspace in the Study Area ............................... 40 5.1 Methodology for Assessing Quantitative Retail Need ................................................. 40 5.2 Findings in Relation to Retail Expenditure Capacity ................................................... 51 6 Qualitative Need for Additional Retail Facilities in the Study Area ..................................... 53 6.1 Introduction .................................................................................................................. 53 6.2 Assessment of Qualitative Retail Needs ..................................................................... 53 6.3 Conclusion in Relation to Qualitative Retail Needs ..................................................... 56 7 Assessment of Need for Other Town Centre Uses ................................................................ 58 7.1 Need for Additional Commercial Leisure Uses ........................................................... 58 7.2 Scope for Additional Office Uses ................................................................................. 64 8 Local Floorspace Threshold for Impact Assessments ......................................................... 71 8.1 Introduction .................................................................................................................. 71 8.2 Scale of Proposals Relative to Town Centres ............................................................. 71 8.3 Local Floorspace Threshold – Summary .................................................................... 74 9 Summary of Findings and Recommendations ....................................................................... 76 9.1 Introduction .................................................................................................................. 76 9.2 Summary of Performance Analysis ............................................................................. 76 9.3 Summary of Current Shopping Patterns ..................................................................... 77 28227 Final Report, October 2013 iii East Staffordshire Borough Council Retail and Leisure Study 9.4 Summary of Quantitative Need for Retail Floorspace ................................................. 78 9.5 Summary of Qualitative Retail Needs ......................................................................... 79 9.6 Summary of Need for Other Town Centre Uses ......................................................... 80 9.7 Local Floorspace Threshold for Impact Assessment .................................................. 81 9.8 Recommendations and Opportunities ......................................................................... 81 Figures Figure 3.1 Change in the Number of Retailer Requirements – Burton, Uttoxeter and the Comparator Centres, April 2000 to January 2010 ..................................................................................................... 12 Figure 4.1 Survey Area Constituent Postcode Sectors ......................................................................... 17 Tables Table 4.1 Composite Patterns of Comparison Goods Spend ............................................................... 19 Table 4.2 Composite Patterns of Convenience Goods Spend .............................................................. 19 Table 4.3 Broad Destinations for Comparison Goods Expenditure ...................................................... 20 Table 4.4 Comparison Goods Expenditure Retained Within the Study Area ........................................ 21 Table 4.5 Main Destinations for Comparison Goods Expenditure Leakage ......................................... 22 Table 4.6 Dominant Comparison Goods Centres/Retail Parks and Centres/Retail Parks of Subsidiary Influence 24 Table 4.7 Main Destinations for Clothes and Shoes within the Study Area .......................................... 25 Table 4.8 Main Leakage Destinations for Clothes and Shoes .............................................................. 25 Table 4.9 Main Destinations for Electrical Items and Domestic Appliances within the OCA ................ 26 Table 4.10 Main Leakage Destinations for Electrical Items and Domestic Appliances ........................ 26 Table 4.11 Summary of Expenditure Retention and Leakage by Comparison Goods Sub-Sectors .... 27 Table 4.12 Broad Destinations for Convenience Goods Expenditure 2013 .......................................... 28 Table 4.13 Main Destinations for Convenience Goods Expenditure Retained within the Study Area .. 29 Table 4.14 Main Destinations for Convenience Goods Expenditure Leakage ...................................... 30 Table 4.15 Localised Convenience Goods Retention Rates................................................................. 31 Table 4.16 Dominant Convenience Goods Stores, and Stores with Subsidiary Influence ................... 32 Table 4.17 Most Popular Destinations for Expenditure on Leisure Services and Culture .................... 35 Table 5.1 Expenditure Growth Per Capita for each Forecast Period .................................................... 42 Table 5.2 Rates of Floorspace Efficiency Change ................................................................................ 43 Table 5.3 Projected Rates of SFT ......................................................................................................... 44 Table 5.4 Comparison Retail Commitments in the East Staffordshire