Retail and Leisure Capacity Study Final Report North West Leicestershire District Council February 2019 © 2019 Nathaniel Lichfield & Partners Ltd, trading as Lichfields. All Rights Reserved. Registered in England, no. 2778116. 14 Regent’s Wharf, All Saints Street, London N1 9RL Formatted for double sided printing. Plans based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A 16460/02/PW/TS 16154628v8 Retail and Leisure Capacity Study : Final Report Contents 1.0 Introduction 1 Overview 1 Report structure 1 2.0 Policy context 3 National planning policy 3 Local planning policy 6 3.0 Current provision and trends 9 Introduction 9 Retail trends 9 Expenditure growth 9 Centres in North West Leicestershire District and the surrounding area 14 4.0 The need for retail uses 21 Introduction 21 Methodology and base data 21 Existing spending patterns 25 Capacity for future convenience goods floorspace 28 Capacity for future comparison goods floorspace 29 The Retail Study Update 2015 30 Qualitative need for retail floorspace 31 5.0 The need for food / beverage uses 37 Introduction 37 Mix of uses 37 Food and beverage expenditure 38 Future capacity for food and beverage floorspace 39 Qualitative need 41 Conclusions 42 6.0 The need for other town centre uses 43 Introduction 43 Commercial leisure uses 43 7.0 Centre health check assessments 52 Retail and Leisure Capacity Study : Final Report Coalville town centre 52 Ashby de la Zouch town centre 58 Local centres 63 8.0 Planning policy analysis 72 Introduction 72 The hierarchy of centres 72 Impact thresholds 74 Town centre boundary and primary shopping area 74 The appropriate mix of uses 75 9.0 Accommodating growth 78 Introduction 78 Floorspace projections 78 Vacant units 79 Development opportunities 79 10.0 Conclusions and Recommendations 82 Meeting North West Leicestershire District’s needs 82 Strategy for accommodating growth 84 Policy review 84 Future monitoring 84 Retail and Leisure Capacity Study : Final Report Figures Figure 3.1 Real GDP Growth Fan Chart (November 2017) 10 Figure 3.2 Main Centres in North West Leicestershire District 15 Figure 3.3 Study Area Zones (see Appendix 1 for larger plan) 16 Figure 3.4 Venuescore 2016/17 Rankings 18 Figure 4.1 Methodology for Estimating Future Requirements for Retail Floorspace 21 Figure 4.2 Non-Food Shopping (main destinations named by respondents) 28 Figure 4.3 Mix of Class A Uses in North West Leicestershire District’s Main Centres 32 Figure 4.4 Comparison Goods Retail Sales Floorspace in Ashby de la Zouch (sq. m net) 34 Figure 4.5 Comparison Goods Retail Sales Floorspace in Coalville (sq. m net) 35 Figure 5.1 Restaurant / Cafe Destinations (destination named by respondents) 39 Figure 5.2 Pub / Beverage Destinations (destination named by respondents) 39 Figure 5.3 Class A3 to A5 Food and Beverage Outlets in Ashby de la Zouch and Coalville 42 Figure 6.1 Leisure Participation (% of Respondents) 43 Figure 6.2 Cinema Destinations (cinema destination named by respondents) 45 Figure 6.3 Health and Fitness Destinations (health and fitness destination named by respondents) 47 Figure 6.4 Ten pin bowling Destinations (Ten pin bowling destination named by respondents)48 Figure 6.5 Bingo Destinations (bingo destination named by respondents) 49 Figure 6.6 Trampoline Centre Destinations (trampoline centre destination named by respondents) 50 Tables Table 2.1 North West Leicestershire District Settlement Hierarchy 7 Table 3.1 Venuescore UK Shopping Index and UK Rank 17 Table 4.1 Post-Brexit Growth Forecasts 23 Table 4.2 Adjusted Estimates for the UK 24 Table 4.3 Main Food Shopping Destinations Most Used by Respondents by Zone 26 Table 4.4 Convenience Goods Actual/Benchmark Turnover at 2018 27 Table 4.5 Summary of Convenience Goods Floorspace Projections on a Cumulative Basis (sq.m gross) 29 Table 4.6 Summary of Comparison Goods Floorspace Projections on a Cumulative Basis (sq.m gross) 30 Table 4.7 Convenience and Comparison Sales Floorspace (in and out of centre) 31 Retail and Leisure Capacity Study : Final Report Table 4.8 Comparison Goods Expenditure Retention in North West Leicestershire District (% of respondents) 35 Table 5.1 Mix of Class A / Food and Beverage Uses in the Main Centres in North West Leicestershire District 38 Table 5.2 Summary of Food and Beverage Floorspace Projections (sq.m gross) 41 Table 6.1 Main Theatre Trip Destinations 46 Table 6.2 Health and Fitness Clubs (Sport England/Active Places Data, 2018) 47 Table 7.1 Coalville - Mix of Uses 53 Table 7.2 Coalville - Mix of Uses 55 Table 7.3 Coalville - National Multiples 55 Table 7.4 Coalville - Mix of Uses 56 Table 7.5 Ashby de la Zouch - Mix of Uses 59 Table 7.6 Ashby de la Zouch - Mix of Uses 60 Table 7.7 Ashby de la Zouch - National Multiples 60 Table 7.8 Ashby de la Zouch - Mix of Uses 61 Table 7.9 Local Centres - Mix of Uses 63 Table 7.10 Castle Donington - Mix of Uses 64 Table 7.11 Castle Donington - Mix of Uses 64 Table 7.12 Castle Donington - Mix of Uses 65 Table 7.13 Ibstock - Mix of Uses 66 Table 7.14 Ibstock - Mix of Uses 66 Table 7.15 Ibstock - Mix of Uses 67 Table 7.16 Kegworth - Mix of Uses 68 Table 7.17 Kegworth - Mix of Uses 68 Table 7.18 Kegworth - Mix of Uses 69 Table 7.19 Measham - Mix of Uses 70 Table 7.20 Measham - Mix of Uses 70 Table 7.21 Measham - Mix of Uses 71 Table 8.1 North West Leicestershire District Settlement Hierarchy 73 Table 9.1 North West Leicestershire District Floorspace Projections (sq.m Gross) 79 Table 9.2 Ashby de la Zouch Floorspace Projections (sq. m Gross) 81 Table 9.3 Coalville Floorspace Projections (sq. m Gross) 81 Table 10.1 Convenience Goods Floorspace Projections on a Cumulative Basis (sq.m gross) 82 Table 10.2 Comparison Goods Floorspace Projections on a Cumulative Basis (sq.m gross) 83 Retail and Leisure Capacity Study : Final Report Table 10.3 Food and Beverage Floorspace Projections on a Cumulative Basis (sq. m gross) 83 Table 10.4 North West Leicestershire District Retail Hierarchy 84 Retail and Leisure Capacity Study : Final Report Appendices Appendix 1: Study area Appendix 2: Convenience goods capacity Appendix 3: Comparison goods capacity Appendix 4: Food / beverage capacity Appendix 5: Household survey results Appendix 6: Potential development sites Retail and Leisure Capacity Study : Final Report Glossary Benchmark turnover Expected turnover of existing retail floorspace based on national averages which the identified available expenditure can be measured against. Class A1 Commercial units classed as retail or shop uses within the Use Classes Order. Class A1 services Non-retail uses classed as A1 in the Use Classes Order, e.g. hairdressers, travel agents, dry cleaners. Class A2 Commercial units classed as financial or professional services, e.g banks and building societies, within the Use Classes Order. Class A3 Commercial units classed as restaurants and café food outlets within the Use Classes Order. Class A4 Commercial units classed as public houses or bars within the Use Classes Order. Class A5 Commercial units classed as fast food or takeaway food outlets selling cooked hot food. Class C3 residential “Dwelling house”, as a principal or secondary residence. Convenience goods Consumer goods purchased on a regular basis such as food/groceries and cleaning materials. Comparison goods Durable goods such as clothing, household goods, furniture, DIY and electrical goods. Experian A data consultancy widely used for retail planning information. Retail and Leisure Capacity Study : Final Report Food and beverage Class A3, A4 and A5 food and drink outlets, eating and drinking away from the home, i.e. not food, grocery or convenience shopping. GPDO The Town and Country Planning (General Permitted Development) (England) Order 2015/596. Goad Plans Town centre plans prepared by Experian, which are based on occupier surveys of over 1,250 town centres across the country. Gross floorspace Total external floorspace including exterior walls. Higher order comparison goods Durable goods which tend to be high value, bought on an occasional basis and/or where customers are most likely to shop around and compare products in different shops e.g. adult fashion items, high value electrical goods, jewellery, furniture etc. Customers are usually prepared to travel further to purchase these items. Javelin Venuescore A database of retail locations that enables the user to rank and sort the UK’s shopping venues against a range of different criteria incl. market size, location type, market position and sector. Lower order comparison goods Durable goods which tend to be lower value, bought on a regular basis and/or where customers are less likely to shop around e.g. small household goods, books, pharmaceuticals and toiletries. Customers are less likely to travel long distances to purchase these items. Market share/Penetration rate The proportion of total consumer expenditure within a given area taken by a particular town centre or shopping facility. Multiple traders/outlets National or regional ‘chain store’ retailers. Net (sales) floorspace Retail floorspace devoted to the sale of goods, excluding backstage/storage space and other areas not accessible to customers. Retail and Leisure Capacity Study : Final Report The Requirements List A published source of information providing known retail and leisure operators’ space requirements in towns across the country. Zone A Rent The annual rental charge per square foot for the first 20-foot depth of a shop unit, which is the most suitable measure for standardising and comparing rental levels. Retail and Leisure Capacity Study : Final Report 1.0 Introduction Overview 1.1 Lichfields was commissioned by North West Leicestershire District Council to prepare a Retail and Leisure Capacity Study.