Cornwall Monitoring Report

Bodmin Town Report

December 2016

Bodmin Town Report 2016

1 Bodmin Town Centre Survey 1.1 The annual survey of town centre uses was undertaken for Bodmin in June 2016. 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

2016 83 25 10 6 7 4 12 8 20 9 184 10.9 9.4 2015 89 25 10 6 5 4 14 8 15 9 185 8.1 9.1 2014 83 30 10 6 6 5 17 9 17 6 189 9.0 8.4 2013 84 31 11 5 7 6 19 9 12 6 190 6.3 8.8 2012 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 184 this year, a loss of a further unit converting to residential; five in total since 2014. There were 13 newly vacant units counted this survey, 8 of them along Fore Street with the west of the town becoming dominated by empty units. Indeed, 11 out of the 20 units vacant are on the main shopping street of Fore Street. 1.3 After being 1% lower than the Cornish average last year Bodmin now has a 1.5% above average vacancy rate this year. The reduction in the number of A1 retail units corresponds to the increase in the number of vacant units. Three of the vacant units have permission to convert to residential use. 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. Although for Bodmin, the actual proportion increased by 4% to 50% last year, but unfortunately, this year it has reduced back to 47% , below the Cornish average of 53.5%. 1.5 Notable additions to the town this year are the opening of a Domino’s Pizza, a GoMobile, replacing Vodafone and the Market House Arcade is now at full occupancy after having 4 vacant units last year. Convenience, comparison and service uses within Town Centres 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 has maintained an 8% share over the last 4 years in line with the Cornish average. The comparison sector fell slightly this year but remains in line with the Cornish average. There was also no change to the service sector which maintains its 39% share. The health check demonstrates that Bodmin is performing in line with this year’s average in Cornwall after having a good year last year. Its performance fell as a result of a combined reduction of 5 units lost from its convenience and comparison sectors corresponding to a gain of 5 units to its vacant score. Overall the last 6 years has seen an increase in the market share for both convenience and comparison stores and a small decline in the share for service stores Table 2 Retail composition of Bodmin town centre 2011-16

Sector 2011 2012 2013 2014 2015 2016 Cornwall

Average 2016

National Average

2016 No % No % No % No % No % No %

Convenience 10 5.8 10 6.1 13 8.4 14 8.9 14 8.9 13 8.2 8.5 9.4 Comparison 57 33 56 34.4 64 41.3 60 38.2 64 40.5 61 38.4 38.9 39.5 Service 71 41 77 47.2 64 41.3 64 40.8 63 39.9 63 39.6 41.2 37.8 Vacant 34 19.7 17 10.4 12 7.7 17 10.8 15 9.5 20 12.6 10.4 12.1 Miscellaneous 1 0.6 3 1.9 2 1.3 2 1.3 2 1.3 2 1.3 1 1.2 Total 173 100 163 100 155 100 157 100 158 100 159 100 100 100

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.

CC data 2012-16 (Health Check Data)

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 maintained a relatively consistent vacancy rate of between 7-10% over the last 5 years, before rising again this year to 12.6%. 1.10 Bodmin has shown a slight decline to the health of its town centre this year reflected in an increase in vacancies and with its average performance in the convenience and comparison sectors. Retailer Representation 1.11 Bodmin now has 6 multiple retailers as identified by Experian GOAD after its Vodafone store was replaced by GoMobile 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. Edge of Centre Areas 1.12 There is an existing Sainsbury’s store on the western edge of the centre providing 3325sq m floor space along Dennison Road and a Lidls 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 Morrisons superstore (4481.2sqm) and the Bodmin retail park, which is home to Halfords, Carpet Right, Homebase and a Furniture Warehouse.

0

5

10

15

20

25

2011 2012 2013 2014 2015 2016

% Vacant

Survey Year

Proportion of Vacant Units in Bodmin Compared to the Cornwall Average

Bodmin

Cornwall Average

1.14 Also in this area planning permission was granted in November PA15/00688 for two retail units on Callywith Retail Park. This has now been completed with Unit 1(B&M) opening this October. This has a permitted total floor space of 2598sqm (1630/698 comparison /convenience) and the adjacent unit, Farmfoods, is to provide 745sqm convenience only. There is also a KFC takeaway with a floor space of 185sqm. The application site is in an out of town location; to the north of the Asda store. B&M is one of the UK's fastest growing retailers with Bodmin having Cornwall’s sixth B&M store after branches opening in Liskeard, Truro, Redruth, St Austell and Penzance.

2 Significant Decisions made over the past year 2.1 There is permission to the west of Bodmin 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 (1687 sqm). Home Bargains opened in 2015 within this unit leaving the remaining area undeveloped. Press releases imply Aldi may be interested in the remaining area. 2.2 There is an outline permission PA13/05925 on the former Invensys site for mixed uses including retail, leisure and employment although it is currently being used to store porta cabins as a temporary site storage area. This permission is due to expire unless a detailed application is submitted by the end of the year 2.3 The £15M Cornwall Council office building was completed last year on the former St Lawrence Hospital site. On the adjacent Beacon Technology Park site, an application for 175 homes was approved, PA14/09274, in July 2016, along with 2,600sqm B1 employment space. Further housing is under construction on adjacent land for 45 dwellings under PA13/03199 to include 450 sqm of floor space of use classes A1, A2, A5 & B1. On the adjoining land permission for 235 dwellings under PA14/07891 has also commenced. 2.4 Planning permission was granted (PA12/12115) on 4th June 2015 on the land at Priory Road to the east of the town. The permission includes 500sqm of A1 retail, a hotel, pub and community buildings. This abuts permission for a further 42 homes granted under PA12/10197. On the former MPG Books Site, 57 dwellings were approved July 2016 (PA16/02072).

2.5 A major housing scheme at Scarletts Well Park for 82 dwellings nears completion with 11 dwellings left under construction ( E1/2010/00572)

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. The minus figures indicate Bodmin has provided for more than enough convenience floors pace for over the plan period, potentially having its 5th supermarket if Aldi commits to the site.

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 2030 Convenience -609 -1576 -1113 -591 Comparison -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 the impact of the commitments in Wadebridge and Newquay will have 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.

Appendix Table 1 Use Class by Street

Street A1 A2 A3 A4 A5 B1a D1 D2 Vacant Other Total St Nicholas Street 1 1 2 Mount Folly 2 4 1 2 3 3 15 Turf Street 2 3 1 1 1 1 9 Church Square 1 2 1 4 Honey Street 10 3 2 1 1 1 18 Crockwell Street 1 1 1 1 1 1 6 The Piazza 3 1 4 Fore Street 40 13 3 2 2 2 1 11 4 78 Lower Bore Street 3 1 1 1 1 7 Market House Arcade 12 1 1 14 Chapel Lane 1 1 Market Street 1 1 2 Town Arms Passage 2 2 Norton Court Parade 1 1 2 Bell Lane 3 1 1 1 1 7 Bree Shute Court 1 1 2 Bree Shute Lane 1 1 Bell Yard 2 2 Town Arms Yard 1 1 Hamley Court 1 1 2 Dennison Road 2 1 1 4 Pool Street 1 1 Total 83 25 10 6 7 4 12 8 20 9 184 Percentage 45.1 13.6 5.4 3.3 3.8 2.2 6.5 4.3 10.9 4.9 100

Table 2 Retail Sector by Street

Street Convenience Comparison Service Vacant Miscellaneous Total

St Nicholas Street 1 1 2 Mount Folly 2 5 7 Turf Street 1 7 1 9 Church Square 2 2 Honey Street 9 7 1 17 Crockwell Street 1 3 1 5 The Piazza 4 4 Fore Street 9 28 26 11 1 75 Lower Bore Street 3 2 1 6 Market House Arcade 2 10 2 14 Chapel Lane 0 Market Street 0 Town Arms Passage 2 2 Bell Lane 2 4 6 Bree Shute Court 1 1 Bree Shute Lane 0 Bell Yard 1 1 2 Town Arms Yard 1 1 Hamley Court 1 1 Norton Court 1 1 Dennison Road 3 1 4 Total 13 61 63 20 2 159 Percentage 8.2 38.4 39.6 12.6 1.3 100