WINCHESTER CITY COUNCIL RETAIL AND TOWN CENTRE USES STUDY CL11074/PW/HC/HMo November 2007 Nathaniel Lichfield & Partners Ltd 14 Regent’s Wharf All Saints Street London N1 9RL Offices also in: T 020 7837 4477 Cardiff F 020 7837 2277 Manchester E [email protected] Newcastle-upon-Tyne www.nlpplanning.com CONTENTS GLOSSARY OF TERMS 1.0 INTRODUCTION.......................................................................................................... 2 The Study..................................................................................................................... 2 Content of the Report................................................................................................... 2 2.0 PLANNING POLICY CONTEXT.................................................................................. 3 National Policy ............................................................................................................. 3 Regional Planning Guidance ....................................................................................... 8 RPG9 ........................................................................................................................... 8 The RSS (South East Plan) ......................................................................................... 9 Hampshire Structure Plan 1996-2011 Review (December 2000).............................. 10 Local Planning Context .............................................................................................. 11 3.0 THE SHOPPING HIERARCHY AND CATCHMENT AREA...................................... 13 Major Shopping Centres in Winchester and the Surrounding Area ........................... 13 Summary and Conclusions ........................................................................................ 15 4.0 HOUSEHOLD SURVEY ............................................................................................ 16 Survey Structure ........................................................................................................ 16 Food and Grocery Shopping...................................................................................... 17 Non-Food Shopping................................................................................................... 18 Internet Purchases..................................................................................................... 21 Frequency of Visit ...................................................................................................... 21 Improvements to Town Centres................................................................................. 21 Leisure Activities ........................................................................................................ 23 Key Messages from the Household Survey Results.................................................. 25 5.0 WINCHESTER TOWN CENTRE ............................................................................... 27 Introduction ................................................................................................................ 27 Mix of Uses and Occupier Representation................................................................. 27 The Supply of Commercial Premises and Property Indicators................................... 30 Accessibility and Movement....................................................................................... 32 Environmental Quality................................................................................................ 34 Summary of Winchester Town Centre’s Strengths and Weaknesses........................ 36 6.0 BISHOP’S WALTHAM .............................................................................................. 38 Introduction ................................................................................................................ 38 Mix of Uses and Occupier Representation................................................................. 38 The Supply of Commercial Premises and Property Indicators................................... 39 Accessibility and Movement....................................................................................... 40 Environmental Quality................................................................................................ 41 Summary of Bishop’s Waltham Town Centre’s Strengths and Weaknesses............. 43 7.0 DENMEAD................................................................................................................. 45 Introduction ................................................................................................................ 45 Mix of Uses and Occupier Representation................................................................. 45 The Supply of Commercial Premises and Property Indicators................................... 47 Accessibility and Movement....................................................................................... 47 Environmental Quality................................................................................................ 48 LON2007\R11074-004 -a - Summary of Denmead’s Strengths and Weaknesses................................................ 49 8.0 NEW ALRESFORD ................................................................................................... 51 Introduction ................................................................................................................ 51 Mix of Uses and Occupier Representation................................................................. 51 The Supply of Commercial Premises and Property Indicators................................... 53 Accessibility and Movement....................................................................................... 53 Traffic and Pedestrian Access and Movement........................................................... 53 Environmental Quality................................................................................................ 54 Summary of New Alresford Town Centre’s Strengths and Weaknesses ................... 55 9.0 WHITELEY OUTLET SHOPPING CENTRE ............................................................. 57 Introduction ................................................................................................................ 57 Mix of Uses and Occupier Representation................................................................. 57 The Supply of Commercial Premises and Property Indicators................................... 60 Accessibility and Movement....................................................................................... 60 Traffic and Pedestrian Access and Movement........................................................... 60 Environmental Quality................................................................................................ 60 Summary of Whiteley Outlet Centre’s Strengths and Weaknesses ........................... 62 10.0 WICKHAM ................................................................................................................. 64 Introduction ................................................................................................................ 64 Mix of Uses and Occupier Representation................................................................. 64 The Supply of Commercial Premises and Property Indicators................................... 66 Accessibility and Movement....................................................................................... 66 Traffic and Pedestrian Access and Movement........................................................... 66 Environmental Quality................................................................................................ 67 Summary of Wickham Town/Village Centre’s Strengths and Weaknesses............... 68 11.0 OTHER LOCAL CENTRES/PARADES .................................................................... 70 Local Parades in Winchester Urban Area.................................................................. 70 Outside Winchester Urban Area ................................................................................ 73 12.0 THE NEED FOR NEW RETAIL DEVELOPMENT..................................................... 76 Introduction ................................................................................................................ 76 National Retail Trends ............................................................................................... 76 Methodology and Data............................................................................................... 78 Population and Spending........................................................................................... 79 Impact of Tourism ...................................................................................................... 81 Existing Retail Floorspace ......................................................................................... 81 Existing Spending Patterns 2007............................................................................... 82 The Potential Impact of the Growth in Home Shopping............................................. 84 Quantitative Capacity for Additional Convenience Floorspace .................................. 85 Quantitative Capacity for Additional Comparison Floorspace.................................... 87 Major Residential Development - Sensitivity Analysis ............................................... 89 The Qualitative Need for Retail Development...........................................................