Ipswich Borough & Suffolk Coastal District Retail and Commercial Leisure Town Centre Study October 2017 Volume 1 of 3 – Main Report FINAL DRAFT WYG, 90 Victoria Street, Bristol, BS1 6DP Tel: +44 (0) 117 9254393 Email: [email protected] www. wyg .com www.wyg.com creative minds safe hands Contents 1.0 Introduction ..................................................................................................................................... 1 1.1 Instruction ................................................................................................................................................ 1 1.2 Structure of Study ..................................................................................................................................... 2 2.0 Planning Policy Context ................................................................................................................... 4 2.1 Introduction .............................................................................................................................................. 4 2.2 National Planning Policy Framework (NPPF) ................................................................................................. 4 2.3 Ensuring the Vitality of Town Centres Planning Practice Guidance ................................................................. 6 2.4 Housing and Economic Development Needs Assessment Planning Practice Guidance ..................................... 7 2.5 Local Planning Policy Context ..................................................................................................................... 8 2.6 Summary ................................................................................................................................................ 18 3.0 Current & Emerging Trends ........................................................................................................... 19 3.1 Introduction ............................................................................................................................................ 19 3.2 Polarisation of Retailing ............................................................................................................................ 19 3.3 The End of the ‘Big Four’ Space Race and the Rise of the Discounter .......................................................... 21 3.4 Growth in Internet & Multichannel Retailing .............................................................................................. 23 3.5 Leisure and the Appetite for More Food and Drink ..................................................................................... 24 3.6 The Hotel Sector ‘To Stay or not to Stay’ ................................................................................................... 25 3.7 Brexit ...................................................................................................................................................... 27 3.8 Potential Impact of Trends on Ipswich & Suffolk Coastal Town Centres ....................................................... 28 4.0 Original Market Research .............................................................................................................. 31 4.1 Introduction ............................................................................................................................................ 31 4.2 Telephone Household Survey ................................................................................................................... 31 4.3 Hotel Managers Survey ............................................................................................................................ 34 4.4 Key Stakeholder Workshop/Engagement ................................................................................................... 34 5.0 Retail Patterns and Market Share Analysis ................................................................................... 36 5.1 Introduction ............................................................................................................................................ 36 5.2 Socio Demographic Context of the Council Areas ....................................................................................... 36 5.3 Sub-Regional Centre Rankings .................................................................................................................. 40 5.4 Existing Retail & Leisure Provision in Ipswich & Suffolk Coastal area ........................................................... 41 5.5 Shopping Patterns ................................................................................................................................... 47 5.6 Surrounding Main Large Centres & Pipeline Developments ......................................................................... 62 5.7 Summary ................................................................................................................................................ 66 6.0 Qualitative Assessment - Ipswich Town Centre & District Centres Health Checks ....................... 68 6.1 Introduction ............................................................................................................................................ 68 6.2 Ipswich Town Centre ............................................................................................................................... 69 6.3 District Centres ........................................................................................................................................ 95 7.0 Qualitative Assessment - Suffolk Coastal Town Centre Health Checks ......................................... 98 7.1 Introduction ............................................................................................................................................ 98 7.2 Woodbridge Town Centre ......................................................................................................................... 99 7.3 Felixstowe Town Centre ......................................................................................................................... 109 7.4 Saxmundham Town Centre .................................................................................................................... 120 7.5 Aldeburgh Town Centre ......................................................................................................................... 129 7.6 Framlingham Town Centre ..................................................................................................................... 138 7.7 Leiston Town Centre .............................................................................................................................. 146 7.8 Wickham Market District Centre .............................................................................................................. 155 8.0 Retail Needs Assessment ............................................................................................................. 158 8.1 Introduction .......................................................................................................................................... 158 8.2 Retail Capacity ....................................................................................................................................... 158 8.3 Qualitative Need .................................................................................................................................... 182 9.0 Commercial Leisure Needs Assessment ...................................................................................... 190 9.1 Introduction .......................................................................................................................................... 190 9.2 Participation Leisure Activities ................................................................................................................. 190 9.3 Restaurant & Cafés/Coffee Shops ........................................................................................................... 192 9.4 Health and Fitness ................................................................................................................................. 201 9.5 Cinema ................................................................................................................................................. 203 9.6 Tenpin Bowling ...................................................................................................................................... 207 9.7 Bingo .................................................................................................................................................... 210 9.8 Arts and Cultural Activities ...................................................................................................................... 211 10.0 Hotel Needs Assessment ........................................................................................................... 215 10.1 Introduction .......................................................................................................................................... 215 10.2 Economic and Tourist Bodies/Stakeholders Influencing the Hotel Market in the Two Council Areas ............. 215 10.3 Current Hotel Supply .............................................................................................................................. 218 10.4 Recent Hotel Development ....................................................................................................................