Blackpool Borough Council Retail, Leisure and Hotel Study June 2018 Final Report Prepared on behalf of WYG Environment Planning Transport Limited. Quay West at MediaCityUK, Trafford Wharf Road, Trafford Park, Manchester, M17 1HH Tel: +44 (0)161 872 3223 Fax: +44 (0)161 872 3193 Email: [email protected] Website: www.wyg.com WYG Environment Planning Transport Limited. Registered in England & Wales Number: 03050297 Registered Office: Arndale Court, Otley Road, Headingley, Leeds, LS6 2UJ Blackpool Retail, Leisure and Hotel Study Contents Executive Summary ........................................................................................................ 2 1.0 Introduction ........................................................................................................ 17 1.1 Instruction ................................................................................................................17 1.2 Structure of Report ....................................................................................................18 2.0 Current and Emerging Retail, Leisure and Hotel Trends ........................................... 20 2.1 Introduction ..............................................................................................................20 2.2 Polarisation and the Decline of Secondary Centres .......................................................20 2.3 The End of the ‘Big Four Space Race’ and the Rise of the Discounter ............................22 2.4 Special Forms of Trading ...........................................................................................24 2.5 Leisure and the Appetite for Additional Food and Drink ................................................25 2.6 The Hotel Sector .......................................................................................................27 2.7 Brexit ........................................................................................................................27 2.8 Implications for Blackpool ..........................................................................................28 3.0 Planning Policy Context ........................................................................................ 32 3.1 Introduction ..............................................................................................................32 3.2 National Planning Policy Framework............................................................................32 3.3 Ensuring the Vitality of Town Centres Planning Practice Guidance.................................34 3.4 Relaxation of Permitted Development Rights ...............................................................35 3.5 Blackpool Council Development Plan Policy .................................................................38 4.0 Original Market Research ...................................................................................... 49 4.1 Introduction ..............................................................................................................49 4.2 Household Survey......................................................................................................49 4.3 Study Area ................................................................................................................50 4.4 Assessment of Retail Shopping Patterns ......................................................................52 4.5 Convenience Goods Shopping Patterns .......................................................................54 4.6 Comparison Goods Shopping Patterns .........................................................................69 4.7 Customer Behaviour ..................................................................................................86 4.8 In Street Surveys.......................................................................................................88 5.0 Health Check Assessments .................................................................................... 94 5.2 Defining Types of Sub-Regional Retail Hierarchy..........................................................95 5.3 Blackpool Town Centre ..............................................................................................97 5.4 District Centres ........................................................................................................ 105 www.wyg.com creative minds safe hands Blackpool Retail, Leisure and Hotel Study 6.0 Population and Expenditure ................................................................................ 113 6.1 Introduction ............................................................................................................ 113 6.2 Study Area Population ............................................................................................. 113 6.3 Retail Expenditure ................................................................................................... 114 6.4 Convenience Goods Expenditure ............................................................................... 117 6.5 Comparison Goods Expenditure ................................................................................ 119 6.6 Inflow of Expenditure .............................................................................................. 120 7.0 Retail Capacity in Blackpool Borough ................................................................... 123 7.1 Introduction ............................................................................................................ 123 7.2 Capacity Formula ..................................................................................................... 123 7.3 Future Capacity for Convenience Goods Floorspace ................................................... 124 7.4 Future Capacity for Comparison Goods Floorspace ..................................................... 131 7.5 Qualitative Need ...................................................................................................... 136 8.0 Commercial Leisure Needs .................................................................................. 144 8.1 Introduction ............................................................................................................ 144 8.2 Participation Rates ................................................................................................... 144 8.3 Bingo ...................................................................................................................... 145 8.4 Cinema ................................................................................................................... 147 8.5 Ten Pin Bowling ...................................................................................................... 149 8.6 Health and Fitness Centres ....................................................................................... 151 8.7 Food and Drink........................................................................................................ 154 8.8 Other Leisure Uses .................................................................................................. 156 9.0 Hotel Needs Assessment ..................................................................................... 158 9.1 Introduction ............................................................................................................ 158 9.2 Economic and Tourist Bodies / Stakeholders Influencing the Hotel Market in the Council Area ....................................................................................................................... 159 9.3 Marketing Lancashire ............................................................................................... 160 9.4 Current Hotel Supply ............................................................................................... 161 9.5 Pipeline Hotels ........................................................................................................ 162 9.6 Origins of Hotels Guests / Demand for Rooms ........................................................... 164 9.7 Hotel Performance / Capacity ................................................................................... 164 9.8 Occupancy Levels .................................................................................................... 165 9.9 Seasonal Comments on Occupancy ........................................................................... 165 9.10 Denials ................................................................................................................... 166 9.11 Purposes of Visitors Stays ........................................................................................ 166 9.12 Length of Stay ......................................................................................................... 166 www.wyg.com creative minds safe hands Blackpool Retail, Leisure and Hotel Study 9.13 Wedding and Conference Facilities............................................................................ 167 9.14 Future Plans ............................................................................................................ 167 9.15 Key Attractors ......................................................................................................... 168 9.16 Hotel Demand ......................................................................................................... 169 10.0 Key Findings and Policy Recommendations ........................................................... 172 10.1 Introduction