Cornwall Monitoring Report Bodmin Town Report

December 2017

Bodmin Town Report 2017

1 Bodmin Town Centre Survey1.1 The annual survey of town centre uses was undertaken for Bodmin in June 2017. A map and tables detailing the town centre uses along with the health check data by street are appended to this report.

Table 1 Town Centre Uses by Survey Year

Survey Year A1 A2 A3 A4 A5 B1a D1 D2 Vacant Other Total %

Vacant% Vacant Cornwall

2017 85 25 11 6 7 4 10 8 18 9 183 9.8 9.62016 83 25 10 6 7 4 12 8 20 9 184 10.9 9.42015 89 25 10 6 5 4 14 8 15 9 185 8.1 9.12014 83 30 10 6 6 5 17 9 17 6 189 9.0 8.62013 84 31 11 5 7 6 19 9 12 6 190 6.3 8.42012 81 30 8 4 8 6 9 2 17 6 171 9.9 8.7

1.2 The number of units counted in Bodmin town centre was 183; a loss of a further unit since last year. 5 units previously considered to be vacant converted to residential use; 10 in total since 2014. 4 units were added to the survey resulting in the overall net loss of only 1 unit. The gains were from 2 units previously used as storage now being occupied, a new art shop opened at Mount Folly and a vacant unit previously missed adjoining the Domino’s pizza outlet.

1.3 There were 9 newly vacant units counted with closures including HSBC, 2 branches of Bricknells; the stationery and the toy shop, a florist, Bosvenna Restaurant, the Sports Shop and Bodmin Library which has relocated to Chy Trevail. After being 1% above the Cornish average last year Bodmin is now more in line with the average vacancy rate this year. The number of A1 retail units has improved along with A3 uses with 2 new cafes opening.

1.4 Along with other town centres in Cornwall there has been little change in the proportion of units within the Prime Shopping Area that are in A1 use. For Bodmin, the actual proportion increased by 2% to 49% this year although remains below the Cornish average of 53.5%.

1.5 Notable disruption to the town since last September has been due to the extensive road improvement scheme which has seen various streets cordoned off as part of the ‘Building a Better Bodmin’ project which is a series of highway improvements around the town. The aim of the scheme is to improve traffic flows, make it safer for people walking and cycling in the area and to provide a catalyst for the regeneration of the town. A cycle link will be created to link Bodmin to the Camel Trail, Lanhydrock and Cardinham Woods which attracts thousands of visitors every year, expected to boost the town’s economy. The work begun last autumn and is expected to continue for the rest of this year. In acknowledgement of the disruption, shoppers are being given 3 hours free parking to encourage footfall during the construction period.

Church Square (January 2017)

Convenience, Comparison and Service uses within Bodmin Town Centre

1.6 To measure the diversity of a town centre the A Class retail element is split into three main categories; convenience, comparison and service uses. The ‘health’ of a town can then be monitored by tracking the proportion of these sectors over time, and comparisons with other towns can then be made. This method therefore discounts the non-retail premises such as community and leisure facilities (D2), clinics and surgeries (D1) and B1a offices, hence reducing the number of units included. The results from the surveys conducted over the last 6 years can be seen in Table 2 below.

1.7 Bodmin’s convenience sector had maintained an 8% share over the last 4 years in line with the Cornish average. However, this year for the first time, it has risen above average in response to the opening of a grocery and an affordable food store. The comparison sector fell slightly again this year and is now 2.6% below the Cornish average. Conversely, there was a 2.3% increase to the service sector which now has a 42% share. The health check demonstrates that Bodmin is performing more in line with this year’s average in Cornwall after having a difficult year last year. Its performance has improved after reducing its vacancy score- in part helped by the removal of 5 vacant units which converted to residential use.

Table 2 Retail Sectors in Bodmin Town Centre 2012-17

Sector2012 2013 2014 2015 2016 2017 Cornwal

l Average

2017

National

Average 2017

No % No % No % No % No % No %

Convenience 10 6.1 13 8.4 14 8.9 14 8.9 13 8.2 15 9.4 8.2 9.4Comparison 56 34. 64 41. 60 38. 64 41 61 38. 59 36. 39.4  39.0

4 3 2 4 9Service 77 47.

2 64 41.3 64 40.

8 63 40 63 39.6 67 41.

9 40.8  38.3

Vacant 17 10.4 12 7.7 17 10.

8 15 9.5 20 12.6 18 11.

3 10.7  12.1Miscellaneous 3 1.9 2 1.3 2 1.3 2 1.3 2 1.3 1 0.6 0.9  1.2

Total 163 100 15

5 100 157 100 15

8100

159 100 16

0 100 100 100Sources: CC Update 2013-2017 Experian GOAD National Average 2017

1.8 Using the % vacancy scores in Table 2 the graph below illustrates the changes to the vacancy rate over the last 6 years and compares it with the Cornwall average.

2011 2012 2013 2014 2015 2016 20170

5

10

15

20

25

Proportion of Vacant Units in Bodmin Compared to the Cornwall Average

Bodmin

Cornwall Average

Survey Year

% Vacant

1.9 The graph shows how the vacancy rate has fluctuated either side of the Cornwall average having its lowest rate in 2013. It also shows how Bodmin suffered prior to 2011 with a vacancy rate of nearly 20%, and how both Bodmin and the Cornish average improved post-recession. The town has since alternated above and below the average vacancy rate ranging between 9-12% over the last 4 years, with it falling slightly to 11.3% this year.

1.10 Bodmin has shown a slight improvement to the health of its town centre this year reflected in a decrease in vacancies and with its improved performance in the convenience and service sectors. The comparison sector has been on a decline over the last couple of years and is one of 11 towns that has a below average comparison score.

Retailer Representation

1.11 Bodmin has 6 multiple retailers as identified by Experian GOAD after its Vodafone store was replaced by GoMobile in 2016 which happens not to be one

of the identified stores. There are 2 Boots the Chemist, W H Smiths, Dorothy Perkins, Clarks and a Superdrug store. Other multiples present include an Iceland, Millets, M&Co and a Cost Cutters.It also has an Edinburgh Woollen Mill but unfortunately this was having a closing down sale at the time of the survey.

Edge of Centre Areas

1.12 There is an existing Sainsbury store on the western edge of the centre providing 3325sq m floor space along Dennison Road and a Lidl store (1441.8sqm) to the east of the town centre along Priory Road.

Out of Town Centre

1.13 To the east of Bodmin on the A390 is an Asda superstore (6035.8sqm), a Morrison’s superstore (4481.2sqm) and the Bodmin retail park, which is home to Halfords, Carpet Right, Homebase, Pets at Home and a Bensons for Beds. From July of this year Argos will be operating from the Sainsbury store after previously being located within Homebase. This will be the trend nationally after the competition regulator approved the Sainsbury’s 1.4bn takeover of the Home Retail Group which owns Argos, clearing the way for the supermarket chain to become Britain’s biggest seller of general goods.

1.14 Also in this area planning permission was granted in November 2015 PA15/00688 for two retail units on Callywith Retail Park. This has now been completed with B&M opening in October 2016. This has a permitted total floor space of 2598sqm (1630/698 comparison /convenience) and the adjacent unit, Farmfoods provides 745sqm of convenience only. There is also a KFC takeaway with a floor space of 185sqm. B&M is one of the UK's fastest growing retailers with Bodmin having Cornwall’s sixth store after branches opened in Liskeard, Truro, Redruth, St Austell and Penzance during 2016, many within former B&Q stores.

2 Significant Developmental Decisions around Bodmin

2.1 Aldi has currently submitted an application for a food store on land west of Bodmin Police Station with a gross floor area of 1,904sqm under PA17/03614 (pending).

2.2 To the west of Bodmin there is permission for 5 units (3356sqm of A1 non-food) under PA10/04919 along Dunmere Road. This permission was amended under PA12/12065 to amalgamate two of the units to create a larger unit (1687sqm) which is now occupied by Home Bargains. Aldi had expressed an interest in the remainder of the site but now has submitted an application to the east of the town within the Priory Road scheme, as mentioned above.

2.3 There was an outline permission PA13/05925 on the former Invensys site on Dunmere Road for mixed uses including retail, leisure and employment which

has now time expired. The brownfield site is temporarily being used to store porta cabins and materials necessary for the replacement works to electricity pylons and overhead power lines.

2.4 The £15M Cornwall Council office building was completed in 2015 within part of the Beacon Technology Park. Known as Chy Trevail it is now also home to Bodmin library. The B1 3600sqm office space was approved along with 175 homes under PA14/09274 on land which includes the former St Lawrence’s Hospital site. This has been part superseded by Phase 1 for 75 affordable homes under PA16/08465. This site forms one of two pilot Council driven house-building projects known as the Contemporary Cornish Living scheme (CCL). The Council is investing in building attractive, high quality homes that people can afford in areas of high demand.  The proposed housing developments will be self-financing, using the money raised from renting and selling the homes to pay back the money it borrows to undertake further developments. The other approved CCL site is in Tolvaddon, Camborne.

2.5 On land NW of Bodmin Hospital, outline permission for 280 homes was granted under PA12/07839. This has been part superseded by Phase I for 45 homes and a local centre to include 450sqm of floor space of use classes A1, A2, A5 & B1 which nears completion. Phase II was granted under PA14/07891 for the remaining 235 homes which itself has now been re-planned into several phases. Phase II(a) for 85 homes (PA15/09811) has commenced, Phase III for 115 homes was approved (PA16/11965) leaving 17 homes in Phase II(b) out of the original Phase II application. The site will now deliver a total of 262 homes for the whole development with 93 of these to be affordable, a reduction of 18 units from the original outline consented scheme PA12/07839.

2.6 Outline planning permission was granted (PA12/12115) on 4th June 2015 on the land at Priory Road to the east of the town for 750 homes. The permission also includes 500sqm of A1 retail, a hotel, pub, community buildings and open space. On the map below this site is shown as split into two sites by Priory Road.

2.7 A housing development for 107 nears completion east of Canyke Fields (PA11/05999) and abuts permission for a further 50 homes granted under PA17/02226 east of Rayleigh Gardens. On land west of Cooksland Road 84 homes have been approved under PA16/00610.

2.8 On the former MPG Books Site, 57 homes were approved July 2016 (PA16/02072).

2.9 The vacant former care home site at Athelstan House is to be demolished to make way for the construction of 32 retirement living apartments, approved under PA14/04481.

2.10 A major housing scheme at Scarletts Well Park for 82 homes nears completion with 10 homes left under construction (E1/2010/00572).

2.11 On land off Boundary Road for 71 homes gained outline approval under PA16/00768. This approval falls within the SE corner of a larger allocated site under Policy Bd-UE3 in the Draft Site Allocations DPD.

2.12 Bodmin opened its new college campus this September built on the former caravan site on Old Callywith Road to the north of ASDA. It will provide higher education opportunities for up to 2000 students for North and East Cornwall.

Callywith College

2.13 Permission was recently granted under application PA17/03892 to convert Bodmin Public Rooms into a multi-screen cinema. The Grade II listed building is split into the main hall which is currently closed due to the need for repair and other rooms which are currently occupied by the Bodmin Town Museum. The proposal will generate social and economic benefits to the town and ensure the restoration of the historic building.

Bodmin Public Rooms

2.14 Lastly, there is a permission pending PA17/00086 for the conversion and restoration of existing derelict buildings at Bodmin Jail to create a 63 bed hotel, the expansion of the existing visitor attraction and new visitor parking. The former prison is now a tourist attraction and enhancements to the site should enable more visitors to stay and visit the town.

3 Local Plan Retail Capacity Targets

3.1 The Local Plan retail floor space capacity targets for Bodmin are shown in Table 3 for the Local Plan period. These were prepared by GVA within the Cornwall Retail Study Update 2015. Their assessment indicates an oversupply of convenience goods floor space becoming greater due to the impact of the additional retail floor space permitted on Dunmere Road, in respect to Aldi’s interest in the site. This would still apply but in relation to Aldi’s current application on the former Police station site. The minus figures indicate Bodmin has provided for more than enough convenience floorspace for over the plan period, potentially having its 5th supermarket if the Aldi application is succesful.

3.2 However, the B&M and Farmfoods site north of Asda is not included within the capacity targets as this permission appears to supersede their assessment. A further 698sqm in Unit 1 and 745sqm in Unit 2 of convenience floor space will therefore have to be taken into account.

Table 3 Local Plan Retail Capacity Targets (sqm net sales area)

Bodmin 2014 2019 2024 2030Convenience -609 -1576 -1113 -591Comparison -480 -1154 -58 1364

3.3 The GVA study finds the comparison capacity has fallen due to the potential of the Dunmere Road commitment (1669 sqm non-food) but again appears not to have included the additional 1630 sqm within the B&M store, as previously discussed. GVA has taken into consideration commitments in

Wadebridge and Newquay that will have an impact on expenditure levels within Bodmin. It assumes the potential for comparison goods capacity in Bodmin is eliminated until 2030 unless Bodmin’s market share in the wider catchment can be raised.

The map below shows the existing and proposed retail provision surrounding Bodmin town centre and the major housing schemes with permission.The map also shows the location of the newly completed Callywith College, the new Council offices at Chy Trevail, the approved town centre multi-screen cinema proposal and the enhancements to the Bodmin Jail visitor attraction.

AppendixTable 1 Use Class by Street

Street A1 A2 A3 A4 A5 B1a D1 D2 Vacant

Other Total

St Nicholas Street 1 1Mount Folly 3 4 2 3 3 1 16Turf Street 2 3 1 1 1 8Church Square 1 2 1 4Honey Street 8 4 2 1 1 2 18Crockwell Street 1 1 1 1 1 5The Piazza 3 1 4Fore Street 42 13 4 2 2 2 1 7 4 77Lower Bore Street 3 1 2 1 7Market House Arcade 12 1 1 14Chapel Lane 1 1Market Street 1 1Town Arms Passage 2 2Norton Court Parade  1  1  1 1 1 4Bell Lane 3 1 1 1 7Bree Shute Court  1 1 2Bree Shute Lane 1 1Bell Yard 2 2Town Arms Yard 1 1Hamley Court 1 1 2Dennison Road 2 1 1 1 5Pool Street 1 1Total 85 25 11 6 7 4 10 8 18 9 183Percentage 46.4 13.7 6.0 3.3 3.8 2.2 5.5 4.4 9.8 4.9 100

Table 2 Retail Sector by StreetStreet Convenience Compariso

n Service Vacant

Miscellaneous Total

St Nicholas Street 1 1Mount Folly 2 5 1 8Turf Street 1 7 8Church Square 2 2Honey Street 8 7 2 17Crockwell Street 1 3 4The Piazza 4 4Fore Street 10 29 27 7 1 74Lower Bore Street 3 2 2 7Market Hse Arcade 2 9 3 14Chapel Lane 0Market Street 0Town Arms Passage 2 2Bell Lane 2 4 1 7Bree Shute Court 1 1Bree Shute Lane 0Bell Yard 1 1 2Town Arms Yard 1 1Hamley Court 1 1 2Norton Court  1 1 2

Dennison Road 2 1 1 4Total 15 60 66 18 1 160Percentage 9.4 37.5 41.3 11.3 0.6 100