Employment, retail and leisure study - West Somerset · Employment, retail and leisure study ii...

On behalf of

Project Ref: 41557/001 | Rev: 01 | Date: October2018

Office Address: Lakeside House, Blackbrook Business Park, Blackbrook Park Avenue, Taunton TA1 2PX

T: +44 (0)1823 445 150 E: [email protected]

Employment, retail and leisure study


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Document Control Sheet Project Name: Taunton Deane and West Somerset

Project Ref: 41557

Report Title: Employment, retail and leisure study

Doc Ref: 03

Date: 11.10.2018

Name Position Signature Date

Prepared by:

Charles Winch James Bullough Andrew Lynch

Mary Crew Cathy Hall

Richard Pestell

Graduate Planner Consultant Associate Associate

Senior Associate Director

CW JB AL MC CH RJP

20.04.2018

Reviewed by: Cathy Hall

Richard Pestell Stuart Cook (AV)

Senior Associate Director Director

CH RJP SC

20.04.2018

Approved by: Cristina Howick Partner CH

For and on behalf of Peter Brett Associates LLP

Revision Date Description Prepared Reviewed Approved

01 20.04.2018 Draft CW/MC CH

02 23.04.2018 Draft AL/RP CH/MC

03 11.10.2018 Final AL RP CH

This report has been prepared by Peter Brett Associates LLP (‘PBA’) on behalf of its client to whom this report is addressed (‘Client’) in connection with the project described in this report and takes into account the Client's particular instructions and requirements. This report was prepared in accordance with the professional services appointment under which PBA was appointed by its Client. This report is not intended for and should not be relied on by any third party (i.e. parties other than the Client). PBA accepts no duty or responsibility (including in negligence) to any party other than the Client and disclaims all liability of any nature whatsoever to any such party in respect of this report.

© Peter Brett Associates LLP 2018


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Contents

1 Introduction ................................................................................................................................. 1

1.1 Introduction .................................................................................................................... 1

2 Planning policy context .............................................................................................................. 3

2.1 Introduction .................................................................................................................... 3

2.2 National policy context .................................................................................................. 3

2.3 Taunton Deane policy and strategy context .................................................................. 6

2.4 West Somerset policy and strategy context .................................................................. 9

3 Economic geography ................................................................................................................ 11

3.1 Introduction .................................................................................................................. 11

3.2 Functional economic market area ............................................................................... 19

4 Commercial property market context ..................................................................................... 21

5 Future demand for employment floorspace ........................................................................... 42

5.1 Introduction .................................................................................................................. 42

5.2 Past employment trends .............................................................................................. 42

5.3 Economic forecasting data based future employment projections .............................. 44

5.4 Source: Experian data (Sept 2017 edition) and PBA analysis Future floorspace demand ..................................................................................................................................... 46

5.5 Conclusions ................................................................................................................. 53

6 Retail and leisure trends .......................................................................................................... 56

6.1 Introduction .................................................................................................................. 56

6.2 Polarisation .................................................................................................................. 56

6.3 Restructuring of the convenience sector ..................................................................... 57

6.4 Growth of the commercial leisure sector ..................................................................... 58

6.5 Effects of digital technology ......................................................................................... 59

6.6 Rightsizing: repurposing existing floorspace ............................................................... 60

6.7 What this means in the context of Taunton Deane and West Somerset .................... 61

7 Quantitative retail and leisure needs ...................................................................................... 64

7.1 Introduction .................................................................................................................. 64

7.2 Household survey ........................................................................................................ 64

7.3 Spending patterns ....................................................................................................... 65

7.4 Quantitative needs....................................................................................................... 71

7.5 Conclusions ................................................................................................................. 75

8 Town centre health checks and qualitative needs ................................................................ 77

8.1 Introduction .................................................................................................................. 77

8.2 Taunton Deane town centres ...................................................................................... 77

8.3 West Somerset town centres ...................................................................................... 79

8.4 Implications for qualitative needs ................................................................................ 81

8.5 Conclusions ................................................................................................................. 82


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9 Conclusions and recommendations ....................................................................................... 83

9.1 Introduction .................................................................................................................. 83

9.2 Employment ................................................................................................................. 83

9.3 Retail and leisure ......................................................................................................... 84

Figures

Figure 3.1 Taunton Deane - workforce jobs 2016 by broad sector ....................................................... 11

Figure 3.2 West Somerset - workforce jobs 2016 by broad sector ....................................................... 12

Figure 3.3 Proportional job change 2000-16 ......................................................................................... 13

Figure 3.4 Taunton Deane business strengths, 2016 ........................................................................... 14

Figure 3.5 West Somerset business strengths, 2016 ........................................................................... 14

Figure 3.6 Office floorspace change – 2000-2016 ................................................................................ 17

Figure 3.7 Industrial floorspace change – 2000-2016 ........................................................................... 18

Figure 4.1 South West office rents ........................................................................................................ 22

Figure 4.2 Examples of Taunton office stock ........................................................................................ 25

Figure 4.3 Examples of Taunton out-of-town office stock ..................................................................... 26

Figure 4.4 Examples of Taunton Rural office stock .............................................................................. 27

Figure 4.5 Example of West Somerset office stock .............................................................................. 28

Figure 4.6 South West headline industrial rents.................................................................................... 32

Figure 4.7 Examples of industrial stock in Taunton Town ..................................................................... 36

Figure 4.8 Examples of industrial stock in Rural Taunton Deane ......................................................... 37

Figure 4.9 Examples of industrial stock in West Somerset ................................................................... 39

Figure 5.1 Taunton Deane population change 2014-36 (thousands) ................................................... 48

Figure 6.1 UK grocery operators’ growth 2013-2018 ............................................................................ 58

Figure 7.1 Household survey area ........................................................................................................ 64

Figure 7.2 Comparison spending market shares by zones within TDWS (2017) ................................. 66

Figure 7.3 Trade draw for Taunton Deane town centres ...................................................................... 66

Figure 7.4 Comparison trade draw for the West Somerset centres ...................................................... 67

Figure 7.5 Convenience spending patterns........................................................................................... 68

Figure 7.6 Convenience spending patterns........................................................................................... 69

Figure 7.7 Share of leisure spending in TDWS centres ........................................................................ 70

Figure 7.8 Breakdown of leisure destinations’ market shares by category ........................................... 71

Figure 8.1 PPG town centre vitality and viability key indicators ............................................................ 77


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Tables

Table 3.1 Taunton Deane jobs change by land use class (2000-2016) ................................................ 15

Table 3.2 West Somerset jobs change by land use class (2000-2016) ................................................ 15

Table 4.1 Annual office take-up, Taunton Town, 2013-2016 ................................................................ 23

Table 4.2 Office take-up, Taunton Town, 2013-2017 by unit size ........................................................ 23

Table 4.3 Annual office take-up, Taunton Rural, 2013-2016 ................................................................ 24

Table 4.4 Office take-up, Taunton Rural, 2013-2017 by unit size ......................................................... 24

Table 4.5 Annual office take-up, West Somerset, 2002-2011 ............................................................... 25

Table 4.6 Availability of Taunton Town office space ............................................................................. 26

Table 4.7 Taunton Town stock and availability ..................................................................................... 26

Table 4.8 Availability of Taunton Rural office space ............................................................................. 27

Table 4.9 Taunton Rural stock and availability ..................................................................................... 28

Table 4.10 Availability of West Somerset office space ......................................................................... 28

Table 4.11 Annual industrial take-up 2013-17, Taunton Town ............................................................. 33

Table 4.12 Industrial take-up 2013-17 by unit size Taunton Town ....................................................... 33

Table 4.13 Annual industrial take-up 2013-17, Taunton Rural.............................................................. 34

Table 4.14 Industrial take-up 2013-17 by unit size, Taunton Rural ...................................................... 34

Table 4.15 Annual industrial take-up, 2013-17, West Somerset ........................................................... 35

Table 4.16 Industrial take-up 2013-17 by unit size West Somerset ...................................................... 35

Table 4.17 Availability of Taunton Town industrial space ..................................................................... 36

Table 4.18 Taunton Town stock and availability ................................................................................... 36

Table 4.19 Availability of Taunton rural industrial space ....................................................................... 38

Table 4.20 Taunton rural stock and availability ..................................................................................... 38

Table 4.21 Availability of West Somerset industrial space .................................................................... 39

Table 4.22 Industrial stock and availability ............................................................................................ 39

Table 5.1 Taunton Deane – floorspace gains and losses ..................................................................... 43

Table 5.2 West Somerset – floorspace gains and losses ..................................................................... 44

Table 5.3 Taunton Deane – job numbers and change 2016-32 ........................................................... 45

Table 5.4 West Somerset - job numbers and change 2016-32............................................................. 45

Table 5.5 Taunton Deane - gross demand for office floorspace – 2016-32 .......................................... 46

Table 5.6 West Somerset - gross demand for office floorspace – 2016-32 .......................................... 46

Table 5.7 Taunton Deane - gross demand for industrial floorspace – 2016-32 .................................... 46

Table 5.8 West Somerset - gross demand for industrial floorspace – 2016-32 .................................... 47

Table 5.9 Taunton Deane – gross demand – office .............................................................................. 49

Table 5.10 West Somerset – gross demand – office ............................................................................ 49

Table 5.11 Taunton Deane – gross demand – industrial ...................................................................... 50


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Table 5.12 West Somerset – gross demand – industrial ...................................................................... 50

Table 5.13 Taunton Deane - office supply ............................................................................................ 51

Table 5.14 West Somerset - office supply ............................................................................................. 51

Table 5.15 Taunton Deane - industrial supply....................................................................................... 51

Table 5.16 West Somerset - industrial supply ....................................................................................... 52

Table 5.17 Taunton Deane - office balance .......................................................................................... 52

Table 5.18 West Somerset - office balance .......................................................................................... 52

Table 5.19 Taunton Deane - industrial balance .................................................................................... 52

Table 5.20 West Somerset - industrial balance .................................................................................... 52

Table 6.1 Venuescore ranking of study area and competing centres ................................................... 61

Table 6.2 Direct visitor spending West Somerset (2015) ...................................................................... 62

Table 7.1 Town centres within the study area ....................................................................................... 65

Table 7.2 Leisure spending patterns summary ..................................................................................... 69

Table 7.3 Population growth in the study area 2017-37 ........................................................................ 72

Table 7.4 Available expenditure growth (£m) in Taunton Deane and West Somerset (2017-37) ........ 73

Table 7.5 Comparison capacity in Taunton Deane and West Somerset (2017-37) .............................. 74

Table 7.6 Convenience capacity in Taunton Deane and West Somerset (2017-37) ............................ 74

Table 7.7 Cumulative food and drink capacity (sq m gross) ................................................................. 75

Table 7.8 Cinema screen capacity for TDWS ....................................................................................... 75

Table 9.1 Retail and leisure needs summary ........................................................................................ 85

Appendices

Appendix A Experian economic forecasts

Appendix B Sector to land use mapping

Appendix C Commercial market assessment sources and definitions

Appendix D Retail capacity analysis

Appendix E Leisure capacity analysis

Appendix F Quantitative capacity method

Appendix G Retail and leisure economic trends

Appendix H Town centre health checks

Appendix I Employment sites’ assessments

Appendix J Employment sites’ assessment – criteria and scoring

Volumne 2 Household survey tabulated results


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1 Introduction 1.1 Introduction

1.1.1 This report has been prepared to has been prepared on behalf of Taunton Deane Borough Council and West Somerset Council.

1.1.2 The work was commissioned jointly reflecting the strong economic linkages between the two authority areas and the economy of scale that a joint evidence base brings. Since commissioning the work, the authorities have committed to forming a new council. At this time, it is unclear how the plan making process will work across the combined area and so, in this report, we consider the two areas separately.

1.1.3 Our method is drafted to respond to the current (April 2018) National Planning Policy Framework and associated guidance. National Policy is being reviewed but for this report the proposed changes are not significant. The main area of change relates to housing.

1.1.4 In the rest of this report we look at how much land or floorspace both authorities need to meet their economic needs. This report looks at the main employment land uses (the ‘B’ class and associated Sui Generis), retail (Use Class A1) and commercial leisure.

1.1.5 The report does not seek to present or make the case for a higher, ‘policy on’, or aspirational outlook for the Councils. As such the report finds limited need for additional land for economic needs. This is partly because this report is one of the first steps whereby the client authorities understand their ‘business as usual’ future and start to look at how they may wish to influence it going forward. It is not for PBA, in our report, to conclude that the client authorities should adopt a more aspirational scenario than we have here. This may be a matter for a subsequent economic development strategy, and it is noted that both authorities have recently signed up to the Hotsw Productivity Strategy, with an ambition to double the size of their economies by 2036.

1.1.6 The report is structured as follows:

In Chapter 2 we outline the local planning policy context, including the adopted local plans in both districts. We also look at national policy both the 2012 and new 2018 versions of the NPPF.

In Chapter 3 we look at the economic geography of the area setting out how the economy has changed over time and its structure.

In Chapter 4 we look at the need for employment land (within the B class and associated Sui Generis uses). This is compared to the supply of land to meet needs in both areas.

Chapter 5 looks at trends in the retail and leisure market space including looking at how the retail sector is changing and implications for town centres.

Chapter 6 looks at quantitative retail and leisure need informed by a new household survey.

Chapter 7 sets out the qualitative findings includes a health check of the town centres in Taunton Deane and West Somerset.

Conclusions are found in Chapter 8.


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1.1.7 All employment sites and town centre were visited in late 2017. A full audit of the employment sites is found in the appendices.


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2 Planning policy context 2.1 Introduction

2.1.1 This section sets the policy context for the study, starting with the national context (both the 2012 NPPF and that updated in 2018), then considers the adopted emerging Local Plans, strategies and evidences base documents.

2.2 National policy context

National Planning Policy Framework, 2012

2.2.1 The National Planning Policy Framework (NPPF) describes the Government’s vision for building a strong, competitive economy. In respect of economic development, as for all other land uses, the guiding principle is that local plans should positively seek opportunities to meet the development needs of their areas.

2.2.2 Key paragraphs from the NPPF include:

Planning should do all it can positively to support sustainable economic growth. It should not act as an impediment to such growth (paragraph 19).

To help achieve economic growth, local planning authorities should plan proactively to meet the development needs of business (paragraph 20).

Local Plans should inter alia (paragraph 21):

o set out a clear economic vision and strategy for their area;

o identify strategic sites, or set criteria to help identify other sites, for development in line with that strategy;

o support existing business sectors and where possible plan for new or emerging sectors likely to locate in their area;

o plan positively for clusters or networks of knowledge-driven, creative or high-technology industries;

2.2.3 In respect of sites allocated for employment use, the Framework (paragraph 22) makes it clear that:

planning policies should avoid long term protection where there is no reasonable prospect of a site being used for that purpose; and

land allocations should be regularly reviewed.

Local authorities should work strategically across local boundaries and, in particular:

o In building evidence bases, collaborate with neighbouring and county authorities and Local Enterprise Partnerships (paragraph 160)

o In policy-making, co-ordinate strategic priorities across boundaries and accommodate the needs of neighbouring authorities that do not have enough sustainable capacity in their own areas (paragraphs 179-180).


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2.2.4 Local Plans should be supported by an evidence base that (paragraph 160/1):

Assesses needs for land and floorspace, both quantitative and qualitative, for all foreseeable types of economic activity over the plan period;

Reflects a clear understanding of business needs; and

Is based on close working with the business community to understand their needs and also identify and address any barriers to investment, including lack of housing, infrastructure or viability.

2.2.5 The NPPF is clear that Local Plans should work proactively to identify and meet the development needs of businesses, including business sectors likely to locate in the area. It is clear from this that business demand should be the major driver directing local strategy. Cooperation with the LEP is important in respect of developing the evidence base, which is considered further later in this section and in the proposed employment growth that covers the Heart of the South West (HotSW) LEP area that includes Taunton Deane and West Somerset.

2.2.6 Allocations should be reviewed on a regular basis, and strategic needs (and storage and distribution comes into this category) should be considered across local boundaries.

2.2.7 Of relevance for this post-Brexit world is the NPPF's advice to Local Authorities to plan positively for growth and not to act to impede growth. Given that the effects of Brexit cannot be predicted with any level of assurance, and the timescales for any effect are also unknown, to prepare a 15-year plan on the basis of a Brexit-led economic downturn would be contrary to the NPPF.

National Planning Policy Framework 2018

2.2.8 In July 2018 Government published a new NPPF but without the associated Guidance (PPG).

2.2.9 At the moment, we don’t see significant changes for how the Council plans for its economic needs. As with NPPF 2012 the Council is still required to regularly review sites, plan to meet economic needs in full and demonstrate that allocated sites have a ‘reasonable’ prospect of coming forward for development. Without any new supporting guidance, we can only assume that methods to derive economic needs and address them in development plans remain unchanged from the previous PPG and established practice.

2.2.10 There are however a small number of areas where policy has changed we would briefly highlight.

2.2.11 Firstly, the deletion of the Housing Market Area and Functional Economic Market Area as a policy concept. However, without guidance there remains uncertainly over how any ‘unmet’ need should be addressed between neighbouring councils.

2.2.12 Secondly paragraph 121 of the new NPPF makes it easier for ‘unallocated’ sites to be lost to housing. This may suggest that the Council needs to formally ‘allocate’ more of the established stock of land so that the Council has increased control over its stock of sites.

2.2.13 Lastly; there is national policy thrust to make all viability evidence publicly available. While the main focus is on planning contributions (and affordable housing) viability evidence has a role to play when applicants seek to release sites from employment use. As part of the ‘reasonable’ prospect tests it is generally considered proportionate to request evidence of marketing of land or buildings and also viability evidence to support the applicants case. It is also the case than many mixed-use sites rely on some form of internal cross subsidy between the homes and commercial elements. The move to more open and accessible viability evidence should be welcomed.


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2.2.14 Although not explicitly related to employment land needs the new NPPF does promote ‘exception’ rural housing sites. This reflects the difficulty traditional plan making has with estimating very local needs and proactively allocating land. The same logic could be extended to small rural employment sites. Traditional development plans struggle to pre-empt the needs of rural firms and make appropriate land allocations to match.

Planning Practice Guidance

2.2.15 On ‘Housing and Economic Land Availability Assessment’ (March 2014), the Planning Policy Guidance (PPG) states that the assessment forms a key component of the evidence base to underpin policies in development plans for housing and economic development, including supporting the delivery of land to meet identified need for these uses. From the assessment plan makers will then be able to plan proactively by selecting sites to go forward into their development plan documents to meet objectively assessed needs.

2.2.16 The PPG on ‘Housing and Economic Development Needs Assessments’ (updated March 2015) set out a general method for assessing land availability, but focused primarily on the assessment of housing and provides comparatively little guidance for assessments of employment land. This part of the PPG is currently being re-drafted. The old (2015) version has been withdrawn but a new version not yet published. Given this void we comment on the old version below.

2.2.17 The PPG requires local planning authorities to work with other local authorities within the functional economic market area when assessing availability of land in line with the duty to cooperate. The PPG expands on the question of cross-boundary working, advising authorities where possible to join forces with neighbours, in line with the duty to co-operate, so that assessments of development needs cover market areas that straddle local authority boundaries. 'This is because such needs are rarely constrained precisely by administrative boundaries.'1

2.2.18 The PPG states that local economies often overlap local administrative boundaries, but regional economies are too large to be helpful for individual boroughs, and states:

2.2.19 ‘The geography of commercial property markets should be thought of in terms of the requirements of the market in terms of the location of premises, and the spatial factors used in analysing demand and supply – often referred to as the functional economic market area.’2

2.2.20 The PPG refers to a number of data sources that are key to identifying discrete economic areas, referred to as functional economic market areas (FEMAs); chief amongst them are travel to work areas.

2.2.21 Where joint assessments are not practical due to different plan-making timetables, single-authority assessments may be acceptable; in that case authorities should refer to neighbours' evidence bases; and future timetables should be co-ordinated so that assessments are undertaken jointly.

2.2.22 In relation to the planning evidence base, unlike for housing, the PPG does not set out a method for assessing future employment needs. The PPG says that the purpose of an assessment of land availability is to identify a future supply of land which is suitable, available and achievable for economic development uses over the Plan period3, but is not prescriptive as to how this should be achieved. The PPG also requires plan makers to be proactive in

1 PPG paragraph 2a-007-20150320 (20 March 2015) 2 Ibid paragraphs 8 and 12. 3 3-001-20140306 (3 March 2014)


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identifying as wide a range of sites as possible, including existing sites that could be improved, intensified or changed.

2.2.23 The PPG provides a 'shopping list' of factors that the evidence should cover - which includes demand (business requirements, recent take-up), supply (the existing stock of employment land, recent development, employment land lost to other uses, physical / ownership constraints) and the balance between the two (rental values, land values, evidence of oversupply and market failure).

2.2.24 The PPG adds that the evidence should estimate the future demand for land and floorspace, based on projections or forecasts; these forecasts should be both quantitative and qualitative and they should be broken down into sectors or market segments. It also lists other information that should be considered, including consultations.

Plan makers should consider forecast scenarios4 based on:

sectoral and employment forecasts and projections (labour demand);

demographically derived assessments of future employment needs (labour supply techniques);

analyses based on the past take-up of employment land and property and/or future property market requirements; and

consultation with relevant organisations, studies of business trends, and monitoring of business, economic and employment statistics.

2.2.25 The PPG refers to the need for councils to use economic forecasts that they rely on, account for the locally distinct employment conditions, which may differ from national economic trends.

2.2.26 PPG on ‘Ensuring the Vitality of Town Centres’ (March 2014) states that a positive vision or strategy for town centres, articulated through the local plan, is key to ensuring successful town centres which enable sustainable growth. Strategies should establish an appropriate and realistic role, function and hierarchy of town centres over the plan period and this will involve auditing existing centres to assess their role, vitality and potential to accommodate new development and different types of development.

2.3 Taunton Deane policy and strategy context

Taunton Deane Core Strategy 2011-2028 (2012)

2.3.1 The Taunton Deane Core Strategy was adopted in September 2012. The plan sets out the overarching framework for the Borough and its long-term development over the period up to 2028.

Policy CP2: Economy

2.3.2 Aims to meet the forecast growth of around 11,900 net additional jobs in Taunton Deane. It states that to enable the Borough to reach its full economic potential the Core Strategy must provide sufficient, deliverable land in the right place and at the right time to enable sustainable growth (para 3.24). Consideration of a strategic employment site should be taken forward through the Site Allocation DPD and includes the Junction 25 site (para 3.36). Provision will be made for:

4 2a-032-20140306 (6 March 2014)


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Around 36.5 ha of land for Class B1 (b) (c), B2, B8 and Sui Generis uses within the Taunton urban area

Around 49,500 sq. m of additional Class B1a. office space, focused on Taunton town centre

Around 93,150 sq.m. of additional retail floorspace focused on Taunton town centre, with complementary provision at Monkton Heathfield and Wellington;

Around 35,150 sq.m. of additional assembly and leisure space, focused on Taunton town centre

Policy CP3: Town and other centres

2.3.3 States that town and other centres will be promoted and enhanced as the primary location for main town centre uses including retail, leisure, cultural and office development. The policy sets out a hierarchy of centres to support development appropriate to their role and function with Taunton town centre the first preference in the Borough for main town centre uses.

2.3.4 The policy states that Wellington town centre and the proposed district centre at Monkton Heathfield will provide a complementary secondary focus for main town centre uses in the Borough, functioning as important service centres for the needs of their respective localised catchment areas;

2.3.5 Local and rural centres will provide for the daily retail needs of their local populations in a range of small shops, public houses, surgeries and other community services and facilities; and within the rural areas proposals for new rural services including shops, public houses, Post Offices and surgeries will be permitted within the defined settlement limits.

Policy SP1: Sustainable development locations

2.3.6 Proposals should promote principles of sustainable development by: minimising and/or mitigating pressures on the natural and historic environment and valuable natural resources; ensuring that sufficient utilities and infrastructure can be provided to support new development; and directing development away from areas of greatest flood risk wherever possible.

2.3.7 The Taunton Urban Area will remain the strategic focus for growth, accommodating at least 9,500 jobs in the Plan period. Key growth sectors are identified and include education and health, business services and distribution.

Policy SP2: Realising the vision for Taunton

2.3.8 Concerned with realising the forecast growth in the local economy, focusing on health, education and the retail and the promotion of the green economy as well as securing improvement to Junction 25 of the M5.

Policy SP3: Realising the vision for Wellington

2.3.9 Wellington is identified as the secondary focus for growth within Taunton Deane and the policy states that the Wellington Urban Area will provide the bulk of new employment growth outside of the Taunton Urban area principally within the large sites allocated and permitted at Chelston.


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Policy SS1: Monkton Heathfield

2.3.10 Development of a new sustainable neighbourhood including a district centre with retail and office provision, and 22.5 Ha (plus a further 10 Ha in reserve) for other B class uses.

Taunton Town Centre Area Action Plan (2008)

2.3.11 This sets out the strategy for the regeneration of Taunton town centre, Including, a number of mixed use allocation comprising significant amounts of new office and commercial development.

Site Allocation and Development Management Plan (SADMP) (2016)

2.3.12 The purpose of the SADMP is to set out a range of smaller allocations across the Borough consistent with the Core Strategy and to define development management policies.

Emerging policy

2.3.13 Work on a new local plan which will bring together existing planning policies from the existing local plan, Taunton Town Centre Area Action Plan, Core Strategy and Site Allocations and Development Management Plan as well is now underway. This Plan encompasses West Somerset.

Garden Town

2.3.14 Taunton was awarded Garden Town Status in January 2017, as a result of a bid by TDBC. As a Garden Town, TDBC is committed to making Taunton more prosperous and sustainable with better transport links, better services and facilities, and conserving valuable green space for future generations. The overall aim is to ensure that communities have the very best of both town and country.

Heart of the South West (HotSW) LEP Productivity Strategy

2.3.15 The 2018 Productivity Strategy sets out to double the size of the HotSW economy over the next twenty years, and to raise productivity levels which on average are currently lower than the UK. The Strategy will focus on three key themes i) business leadership and ideas, ii) improving housing, connectivity and infrastructure and iii) improving the skills of the work force. The Strategy will help frame each Local Authority’s own aspirations when they come to prepare their individual Prosperity Strategy.

Growth Prospectus for Taunton – Growing our Garden Town

2.3.16 This document was approved in Spring 2018, out the growth ambitions for Taunton as a recently designated Garden Town, with an emphasis on infrastructure, business investment, a thriving town and housing. It will support bids for funding and galvanise action to boost growth and productivity in line with the Hotsw Productivity Strategy. It also paves the way for a more detailed Garden Town plan that is being prepared in the year ahead.

Nexus 25 LDO

2.3.17 The Nexus 25 LDO was prepared by public and private sector partners to deliver a new strategic employment site at Junction 25 of the M5 motorway. The development will provide a green campus setting with space for a variety of uses including research and development and high quality offices, alongside light industrial units and warehouses providing a range of flexible premises suitable for many types of business. More than 3,500 jobs could be created at the site, boosting Taunton’s role as a major growth centre in the South West.


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2.3.18 Following the granting of planning permission for the Somerset County Council scheme to improve M5 Junction 25 including the provision of access to the Nexus 25 site on the 8th March 2018, the LDO was adopted on the 14th March 2018

2.4 West Somerset policy and strategy context

West Somerset Local Plan to 2032 (2016)

2.4.1 Following consideration of the Inspector’s Report on the Examination of the Plan, West Somerset adopted the West Somerset Local Plan to 2032 in November 2016.

2.4.2 Two-thirds of the District’s area is within the Exmoor National Park, which has its own local planning authority.

Policy SC1: Hierarchy of settlements

2.4.3 New development will be concentrated in the District’s main centre, Minehead/Alcombe, and in the rural centres of Watchet and Williton.

Policy MD1: Minehead/Alcombe development

2.4.4 Development proposals at Minehead/Alcombe must support and strengthen the settlement’s role as the main service and employment centre in West Somerset.

Policy MD2: Key strategic development allocation at Minehead/Alcombe

2.4.5 The site South of the A39, Hopcott Road is allocated for approximately 750 dwellings and a minimum of 3ha of appropriate and compatible, non-residential uses.

Policy WA1: Watchet development

2.4.6 Development proposals at Watchet must support and strengthen the settlement’s role as a local service and employment centre for the north eastern part of West Somerset District.

Policy WA2: Strategic development allocation at Parsonage Farm, Watchet

2.4.7 The site at Parsonage Farm is identified for approximately 290 dwellings and approximately 3 hectares of appropriate and compatible, non-residential uses at the farm building complex.

Policy WI1: Williton development

2.4.8 Development proposals at Williton must support and strengthen the settlement’s role as a local service, administrative and employment centre for the north eastern part of West Somerset District.

Policy WI2: Key strategic development allocations and Williton

2.4.9 Within the areas identified on the policies map to the west and north of Williton, mixed use development will be delivered including approximately 3 hectares of appropriate and compatible non-residential uses.

Policy EC1: Widening and strengthening the local economy

2.4.10 Proposals which will make the West Somerset economy stronger and more diverse and that are likely to increase the proportion of higher paid jobs locally will be supported. Development for all types of employment generating activities will be encouraged.


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Policy EC2: Major employment site

2.4.11 The employment site at Mart Road is identified with a focus on B1, B2 and B8 uses.

Policy EC12: Minehead primary retail area and central areas for Alcombe, Watchet and Williton

2.4.12 Business activities are restricted to retail and retail-relates activities in the A Class Uses (excluding A2) at ground floor level.


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3 Economic geography 3.1 Introduction

3.1.1 We start our analysis with a brief review of the resident and workplace economies. This is useful because it will show whether we are, at the start of our analysis, starting from a position where intervention or correction is needed.

3.1.2 In this section, we review the workplace economy. The data is largely provided by Experian Economics. We firstly analyse total jobs within each district at the sector level, later on we assess jobs by use class.

Total jobs

3.1.3 The following two charts identify the number and proportion of sector level jobs in each authority area at the baseline year 2016.

Figure 3.1 Taunton Deane - workforce jobs5 2016 by broad sector

Source: Experian data (Sept 2017 edition)

3.1.4 Of the 67,200 total jobs in Taunton Deane, by far the highest proportion are found in the public sector (approx 14,000 in health and residential care & social work and 11,000 in education and public administration) followed by professional and private services (solicitors, accountants etc) and warehousing and retail third highest, with no other sector achieving a double digit share. Manufacturing accounts for a relatively small proportion of total jobs6.

5 Experian’s workforce jobs is a count of jobs (not people) by place of work, and includes employees, self-employed, Government sponsored trainees and HM Forces. The Experian data is derived from official statistics published by the ONS, and disaggregated to sector level by utilising data from the Annual Business Inquiry (ABI), the Business Register & Employment Survey (BRES) and the Labour Force Survey (LFS). 6 The Experian forecast data at broad sector level (as shown in the figure) and disaggregated category level are set out at Appendix A.


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Figure 3.2 West Somerset - workforce jobs7 2016 by broad sector

Source: Experian data (Sept 2017 edition)

3.1.5 West Somerset has a much smaller economy with just 16,500 jobs, which is a quarter of the jobs in Taunton Deane. The largest sector is accommodation, food and recreation, reflecting the importance of tourism in the District. The public sector accounts for 20% of all jobs and the share of professional and private services, wholesale and retail and construction are all 10% or above. The comparatively high construction jobs figure will be boosted by jobs in the supply chain for Hinkley Point C, where construction did not commence until 2017, but local construction businesses will have been building capacity in readiness. As is the case in Taunton & Deane manufacturing accounts for a relatively small proportion of total jobs.

Job change

3.1.6 The chart below shows how the workplace economies of the planning areas have changed in recent years (2000-16) relative to the region. The data shows percentage job change by broad job sector, and is ordered according to the level of job change at the regional level. Change for all jobs in each area is also shown.

3.1.7 Growth over this period for Taunton Deane’s economy overall has lagged behind the region, and only exceeded the proportional growth for the region in the accommodation, food and recreation and public services sectors. Growth in professional and other private services (the key office sector) has been well below that achieved across the region and transport and storage has declined, which bucks the local and regional trend for high levels of warehousing growth. Manufacturing jobs have declined in accordance with the regional rate.

3.1.8 West Somerset has a much lower base position, but notwithstanding this over the first 16 years of the millennium its rate of jobs growth exceeded the region, and was particularly high in the transport and storage (warehousing jobs) and construction sectors (generating demand for industrial premises), which may be related to supply chain jobs related to the Hinkley Point B Power Station. The Power Station itself employs approximately 500 workers, which boosts

7 ibid


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the number and ratio of utility jobs in West Somerset. Unlike the region and Taunton Deane jobs in manufacturing did not decline over this period, albeit that the sector is relatively small.

Figure 3.3 Proportional job change 2000-16

Source: Experian, Sept 2017 edition

3.1.9 The charts below compare jobs at broad sector level in the two authorities compared with the region. They show where sectors at 2016 were larger or smaller compared to the region (horizontal axis), and which sectors over the 2000-2016 period have grown or shrunk (vertical axis). Sectors with above average representation and that have grown in the past are shown in the top right hand quadrant, whilst sectors with lower than the regional average representation and that have declined in the past are found in the bottom left quadrant.

3.1.10 Several sectors in Taunton Deane are to be found in the under-represented/declining quadrant, with only the public services sector firmly in the above average/growing quadrant. Indeed, the figure demonstrates the importance of public service jobs to the local economy, with the majority of jobs in the health and residential care & social work sectors that are likely to grow in the future. The sectors in the bottom left hand quadrant are all underperforming the regional average and are sectors that have declined over the period since 2000. The size of the circles shows that compared to wholesaling/retail, professional services and public services the manufacturing sector in Taunton Deane is relatively small.


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Figure 3.4 Taunton Deane business strengths, 2016

Source: Experian data (Sept 2017 edition) and PBA analysis

Figure 3.5 West Somerset business strengths, 2016


3.1.11 The profile for West Somerset is very different to Taunton Deane with the majority of sectors at or close to the regional average. But the accommodation, food and recreation (comfortably the biggest sector in the district), agriculture, forestry and fisheries and utilities sectors (that includes power generation) are all well above the regional average representation. The data compares district with region at 2016 which is just before construction at Hinkley Point C commenced, hence the location quotient for construction is only marginally above the regional average. Public services that is a sector that includes health and education as well as local government is just about matching the regional average in terms of jobs, and has grown


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marginally since 2000. The scales on the chart are much larger than that for Taunton Deane reflecting the small scale of the overall economy and the disproportionate effect changes in the numbers can have.

Job change by use class sector

3.1.12 The economic forecasting houses (such as Experian) do not provide job forecasts for the land use classes needed for land use planning. To convert the sector and job category data provided by the forecasters we have developed a sector to land use mapping method (the details of which are set out in Appendix B). Using our method, we have grouped the sector level job numbers discussed above into the B class sectors, as well as an aggregate non-B class figure.

Table 3.1 Taunton Deane jobs change by land use class (2000-2016)

Source: Experian data (Sept 2017 edition) and PBA analysis The figures above differ from those in the earlier tables/charts due to rounding.

3.1.13 From the table above we can see the relative size of the B class and non-B class sectors, with non-B now accounting for two-thirds of the jobs in the Borough. Over the period the overall 15% increase in Taunton Deane jobs has been almost entirely as a result of growth in non-B class, with virtual stagnation in B class jobs over the period.

Table 3.2 West Somerset jobs change by land use class (2000-2016)

Source: Experian data (Sept 2017 edition)8 and PBA analysis

8 The Experian data is at 38 category level, which because of ONS disclosure rules restricting disclosure of data to categories of >200, provides different job numbers to the Experian broad sectors data – that

2000 2016 Total change Change pa

Office (B1a) 1,102 1,402 299 27.1% 19 1.7%

Industrial (B1b, B1c & B2) 1,023 1,231 208 20.3% 13 1.3%

Warehousing (B8) 534 673 138 25.9% 9 1.6%

All B class 2,659 3,305 646 24.3% 40 1.5%

Non-B class 9,641 12,595 2,954 30.6% 185 1.9%

All Jobs 12,300 15,900 3,600 29.3% 225 1.8%


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3.1.14 The table shows the comparative importance of the non-B class sectors in the West Somerset economy, where the ratio to B class is more extreme than for Taunton Deane. However, from its much lower base the West Somerset economy has shown comparatively strong office and industrial growth, and a similar proportional change for warehousing. It is unusual for a Local Authority area to see B class jobs growth at broadly comparable rates to non-B, but as we stress the small size of the economy, with such a large industrial activity as Hinkley Point with its complex supply chain, means small changes can have a disproportionate effect.

Floorspace change

3.1.15 The data below reports the change in floorspace calculated from business rate taxation data (published by the Valuation Office Agency). Because this data is a by-product of taxation records, our view is that it is likely to be a reliable and comparable data set. The charts that follow compare floorspace change in Taunton Deane and West Somerset with the five neighbouring authorities.

Offices

3.1.16 Taunton Deane’s office market; is the largest of these neighbouring authorities. The sharp dip for Taunton Deane in 2004/5 is likely to have resulted from a re-evaluation of business rate premises, a process that is undertaken periodically. Between revaluation years the VoA estimates change and, where these estimates have been imperfect it is not unusual to see a sudden spike the data. The Council is not aware of any one-off loss of this scale and so it is most likely that these losses occurred in the years up to 2004/5.

3.1.17 The last 10 years has seen a steady rise in floorspace, more pronounced than most of the neighbouring authorities. But this increase only brings the stock back into alignment with the early 2000s. In 2000 the stock was around 140,000 sq m, as it was in 2016. We note that over the period there has been some growth in the number of office jobs (20%), but this is very likely to be the product of the improved employment densities whereby over the past 16 years’ firms have taken to occupying their stock more efficiency, hence the overall stock has changed very little. The office market in Taunton Deane and indeed the other districts in the chart below are very modest in comparison to the main regional centre, Bristol which has nearly ten times as much office floorspace compared to Taunton Deane.

3.1.18 The chart shows West Somerset’s comparative weakness as an office economy, its strengths are clearly in other sectors as shown on the location quotient above. The addition of the two hundred jobs over this period (see table above) has had no impact on the quantum of office floorspace, most likely because of the trend to higher office worker densities. As will be explored later in this report the West Somerset office market is largely restricted to local business and consumer related service needs such as finance, insurance and legal.

identified a 2016 total jobs figure of 16,500 (para 3.1.5). We have assessed the difference, and find it spread across the categories and not to affect either B or non-B -class disproportionately. It is also the case that Experian are aware of this issue and the forecasts of change in job numbers are not unduly affected.


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Figure 3.6 Office floorspace change – 2000-2016

Source: VOA

Industrial

3.1.19 The VOA data provides floorspace data for all industrial/manufacturing and warehousing premises, and for land use comparison purposes it is unfortunate that the data are not provided separately.

3.1.20 The largest industrial markets in the area are South Somerset and Sedgemoor that both have at least twice as much floorspace as all the other districts, and ten times more than West Somerset. West Somerset has very little industrial floorspace, but in line with its tourism and specialist rural activities theme, we note that the District does have a healthy number of small niche specialist activities that fall below the VoA monitoring ‘radar’, but are nevertheless in evidence.

3.1.21 In Taunton Deane, the size of the industrial sector in terms of floorspace is much larger than that for offices, with industrial floorspace in Taunton Deane being approximately three times larger than office space, and the difference is a factor of ten in respect of West Somerset. Whilst there are some fluctuations in the data, some of which undoubtedly stem from rating revaluations, Taunton Deane is the only authority which has experienced decline over the period, albeit the overall quantum of floorspace has remained unchanged over the past decade. The reduction in floorspace in Taunton Deane 2006/7 comes two years after a corresponding reduction in jobs (circa 1,000 jobs), and may be linked to a closure of one or more large-scale businesses.

3.1.22 From investigations with Council officers the most likely explanation is the redevelopment of the Taunton Trading Estate. Permission was granted in 2002 to redevelop the (c10ha) site for housing which resulted in the loss of 7.5ha of land (the balance was retained in employment use). This permission was implemented in April 2006 (25/02/0018OA) which would align with the loss of jobs in the years before and the drop in floorspace. The


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application form records a loss of 57,000 sq m of space with 10,500 sq m provided. So around 46,000 sq m net loss or around 10-11ha of industrial land (equivalent).

3.1.23 At around the same time the Council also lost the former Cider Factory (25/06/0020). This site was 8.6ha and the site was cleared before the application was made and so the quantum of lost floor space is not cited. The application made provision for replacement of 3,330 sq m of office space. So it would appear as though around 7.5ha (equivalent) of industrial land was lost from this scheme.

3.1.24 We note that neither of these losses were picked up in the Council’s monitoring data. The Trading Estate appears to have been an omission given that the floorspace data had been provided on the application forms; the Cider factory is most likely to be because the agents did not report the quantum of floor space on the application and the loss was implemented using permitted development and never reported to the Council planners. We return to this point later because it has a bearing on estimate net to gross land requirements.

Figure 3.7 Industrial floorspace change – 2000-2016

Source: VOA

Summary

3.1.25 The client authorities are very different in terms of the scale of their economies, but with some common traits – reliance on the public sector and a very small manufacturing sector.

3.1.26 Taunton Deane’s economy is broadly typical of the sub-region, but over the past decade and a half has experienced weaker growth than other districts despite the locational advantages provided by junctions on the motorway network (M5). It has significant reliance on public sector jobs, which are wholly non-B class. The lack of growth in the warehousing sector is surprising.


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3.1.27 In summary, Taunton Deane’s past performance has shown little change in either overall job numbers or floorspace. The Borough’s employment is heavily dependent on public services, Taunton being the County town and administrative centre. Whilst there has been little change in the overall public sector job numbers, this has masked a large reduction in office based local government jobs and increases in non-B class education and healthcare jobs. Since 2000 office floorspace fell in the recession but has returned to 2000 levels, but the office market is modest compared to the regional centre, Bristol. The Borough’s industrial stock reduced significantly in 2006, and this does not appear to have been replaced. The industrial sector is on a par with most of the neighbouring authorities, but well behind South Somerset and Sedgemoor that are home to Leonardo helicopter manufacturer and Morrisons foodstore regional distribution facility that provide substantial employment floorspace and jobs that underpin the economies of these districts.

3.1.28 West Somerset’s economy has considerably less B class activity and floorspace compared to the neighbouring authorities. This reflects the District’s relative remoteness and the lack of an established hub of B class activity, as compared to for example Taunton Deane that hosts the county town and consequently has an office sector, and South Somerset that has the long established links with aerospace. The biggest job sectors in West Somerset are the non-B classes – tourist related accommodation, food and recreation and the public sector, albeit the strongest growth since 2000 has been in the B class sectors, but growth was of a modest order.

3.1.29 In the case of both authorities were past trends to be reflected forward this would deliver continued stagnation for the size of Taunton Deane’s B class economy (in jobs and floorspace terms) and continued low growth for West Somerset. The future of course may not fully reflect the past as lots of other macro and micro-economic factors will be at play. However, it is a useful starting point to see how the economy would change if it simply projected the past forward.

3.2 Functional economic market area

3.2.1 The client authorities are the two most westerly of the five local authorities that comprise the county of Somerset. Somerset lies in the South West of England, to the south of Bristol and north of Exeter the two principal centres in the sub-region.

3.2.2 The M5 motorway runs north to south through Taunton Deane with access provided at junction 25 and 26. West Somerset lies to the west of the Taunton Deane Borough. West Somerset is constrained to the north by the Bristol Channel and to the west by Exmoor National Park.

3.2.3 The M5 is the major motorway network in the south west, it provides access to Birmingham to the north and Exeter to the south. Access to the M4 motorway is provided via the M5 to the north of Bristol. The M4 provides access to London and South Wales. London can also be accessed from the borough and district via the A303 and M3. Journey times to London is around 2 hours by train and 3.5 hours by road. The main regional city of Bristol is around 30 mins by train and 1 hour by car.

3.2.4 The largest settlement across Taunton Deane and West Somerset is the town of Taunton, followed by Wellington and then Minehead. The balance of the Borough and district is rural in nature.

3.2.5 Taunton Deane and West Somerset do not have a single dominant industry or industrial sector although in the case of the latter, the tourism industry and Hinkley Point are significant employers. However, generally the majority of businesses in both authority areas are orientated towards serving the immediate surrounding communities. This differs from neighbouring South Somerset which benefits from being home to a significant aerospace


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manufacturer and Sedgemoor, which has become a preferred location for the logistics industry in the recent past especially around Bridgwater.


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4 Commercial property market context Introduction

4.1.1 This chapter reviews the property market for employment space in the client authorities. This relates only to the commercial (employment) aspects of the market and not employment.

4.1.2 For both offices and general industrial/distribution space we consider in turn demand, supply and the balance of the market. The main purpose of the analysis is to identify where there is potential demand for new floorspace, and hence a need for development land to be identified in the emerging plan.

4.1.3 In relation to demand, we identify the types of businesses that are taking space in the Borough and West Somerset or may consider doing so, and what property they are looking for in terms of size and quality. In relation to supply and market balance, we analyse the stock which is; currently available, recently developed and in the pipeline, and the rental values and capital values that properties in the area are achieving. The purpose of our analysis is to determine:

How far the existing floorspace stock is meeting current and foreseeable occupier requirements;

Hence, how far there is likely to be demand for more or different space, now or in the future;

Conversely, if property and land are oversupplied, overall or in particular sections of the market.

4.1.4 These findings will help assess the potential demand for new employment floorspace, and hence the quantity and qualitative mix of development sites that the new Local Plans should identify for employment uses.

4.1.5 A strength of the market-facing analysis is that it considers real-life property transactions, including the values (rents and prices) realised in such transactions, and whether these values are enough to support viable development. This provides evidence of effective, or viable, demand – which means that potential occupiers will pay enough, and (where relevant) have enough covenant strength to support financially viable development. This is important because only sites that are viable will be delivered in practice, and in line with national planning policy Local Plans should be identified for employment only if they are likely to be delivered. Thus, the NPPF advises that plans should be deliverable (para 173) and planning should avoid safeguarding employment sites that have no reasonable prospect of being used for that purpose (para 22).

4.1.6 A summary of sources and definitions for the commercial market analysis is provided at Appendix C.

Office market

National context

4.1.7 Typically, new office development is only financially viable in major towns and cities. Generally, new development requires a pre-let in place to a blue-chip covenant – i.e. on a long lease to a high-quality tenant that is likely always to pay its rent and adhere to its obligations. This structure gives sufficient security to the investment to enable funding to be obtained.


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4.1.8 There is evidence of speculative office building in London and key regional centres where there is very strong office demand. Key regional centres where speculative office building has occurred is in the Thames Valley and cities such as Birmingham and Manchester.

4.1.9 In recent years the main drivers of demand for new office space has been from finance, professional services and Technology, Media and Telecommunications (TMTs). Since the referendum to leave the European Union there has been a slight cooling of office demand from finance and professional services, but demand from TMTs remains robust.

South West context

4.1.10 The South West office market is primarily focused in Bath and Bristol, both of which attract international and national occupiers as well as regional and local companies. These cities have relatively good links with London compared to the rest of the region and a range of quality of office stock. The strength of the Bristol office market is highlighted through the size of the office deals that occur here; “2016 recorded the largest deal seen in 9 years. As part of the current GPU consolidation programme, HMRC pre-let 3 Glass Wharf (107,000 sq ft) securing a 25-year lease at a rental level of £28 psf.”

4.1.11 Figure 4.1 shows that the office rent achieved on the HMRC letting is just below the headline rent for Bristol of £32.50 psf. The headline office rents for Bristol is higher than that of Bath; currently £31 psf; with Bristol being the highest headline rent for the region. Away from these two main cities rents fall away; Swindon and Exeter are the next highest at £17.75 psf and £17.50 psf respectively for in-town rents.

Figure 4.1 South West office rents

Source: Alder King Market Monitor (2018)

West Somerset & Taunton Deane as an office location

4.1.12 West Somerset and Taunton Deane are not main office centres for the region. The main office locations across the area are found in Taunton, with a smaller market in Wellington.

4.1.13 Larger occupiers in the area include engineers W S P Parsons Brinckerhoff (61,000 sq ft, Department for Works and Pensions (41,000 sq ft), and Clarke Wilmot Solicitors (27,000 sq ft).

Demand

4.1.14 Demand for offices is typically from micro business and small and medium enterprises (SMEs). There a small number of international, national and large regional companies located in the borough and district but this does not form the majority of office demand.


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Taunton Town

4.1.15 Taunton Town is the most attractive office location across area due to the availability of a range of office stock (age, type and location) along with its good road and rail connectivity. Demand for office space ranges between 1,500 sq ft and 3,000 sq ft. Demand for office space in the town is on a small scale and tends to be from existing businesses. Agents report that the town does not tend to pick-up footloose regional or national requirements.

4.1.16 There is a preference from occupiers to locate to the east of the town; benefitting from good access to the motorway and wider region a long without being constrained by congestions issues in and around the town. Occupiers also require office space that has sufficient car parking for staff.

4.1.17 Table 4.1 shows that since 2013 annual office take-up is on average just 19 units which total just under 40,000 sq ft in size. Despite Taunton Town being the largest office location across the Borough and wider area this level of take-up indicates the office market is relatively small.

Table 4.1 Annual office take-up, Taunton Town, 2013-2016

Source: EGi (2017)

4.1.18 Table 4.2 shows that the majority of the office take-up in Taunton Town since 2013 has been for small units of less than 5,000 sq ft, representing around 95% of all transactions during this period. Letting activity during this period included; Claims Consortium (insurance claim handling service) taking 9,000 sq ft at Nightingale House; McCarthy & Stone (specialist elderly housing developer) taking 5,200 sq ft at Blackbrook Gate; and Unison (trade union) taking 3,800 sq ft at Tangier Central.

Table 4.2 Office take-up, Taunton Town, 2013-2017 by unit size

Source: EGi (2017)

Taunton District (rural)

4.1.19 Taunton Rural comprises a relatively small office market. The main office area in this part of the district is around Wellington. Demand for office space in the rural areas is on a small scale and tends to be from existing businesses; with space taken by local business such as solicitors and accountants.


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4.1.20 There is a preference from occupiers in the rural area to locate around Wellington; this area benefits from ease of access to the M5 motorway allow good access to the wider south west region.

4.1.21 Table 4.3 shows that since 2013 annual office take-up is on average just 3 units which total around 5,400 sq ft in size – this level of take-up reinforces the small nature of the office market in the Taunton Rural area.

Table 4.3 Annual office take-up, Taunton Rural, 2013-2016

Source: EGi (2017)

4.1.22 Table 4.4 shows that the majority of the office take-up in the rural area since 2013 has been for small units of less than 5,000 sq ft, representing around 90% of all transactions during this period. The largest transaction was a unit of 1,078 sq m (11,604 sq ft), in Creech Court Mill Lane in 2013. Other transactions during this period include Cream Care (care home provider) taking 1,600 sq ft at Comeytrowe Lane.

Table 4.4 Office take-up, Taunton Rural, 2013-2017 by unit size

Source: EGi (2017)

West Somerset

4.1.23 The West Somerset has a very small office market, with demand here for space very weak. The district does not have any major office occupiers.

4.1.24 Table 4.5 illustrates how few office transactions occur across the district. There are no recent office transactions recorded on EGi therefore we have looked at transactions since 2002. The data shows that between 2002 and 2017 there was on average one transaction per year of an average unit size of around 2,400 sq ft. The small nature of the market means it is difficult to assess any trends from the take-up data.


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Table 4.5 Annual office take-up, West Somerset, 2002-2011

Source: EGi

Supply and market balance

Taunton Town

4.1.25 Figure 4.2 shows that the town centre stock typically comprises small suites in older converted premises with a few larger purpose-built buildings. There is a concentration of offices on the western edge of the town centre around the regeneration area of the Firepool, the Cultural Quarter and Tangier. Occupiers in these locations include IT company, Metron recruitment company, Viridor, Setsquare and trade union, Unison.

Figure 4.2 Examples of Taunton office stock

Tangier Central, Castle Street (EGi) The Crescent (EGi)

4.1.26 To the east of the town, close to Junction 25, M5 there are purpose built out-of-town offices e.g. Blackbrook Business Park and Heron Gate. Examples of these offices are contained in Figure 4.3. These offices have dedicated on-site car parking and provide easy access to the motorway network and surrounding areas. Occupiers at Blackbrook Business Park include accountant’s PKF Francis Clark, international law firm Kennedys and retirement living


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specialist McCarthy & Stone. The balance of the office stock is found in the industrial areas or sites where there have been historic occupiers.

Figure 4.3 Examples of Taunton out-of-town office stock

Blackbrook Business Park (EGi) Heron Gate Office Park (EGi)

4.1.27 Table 4.6 shows that there are 29 units available which equates to a total of 267,092 sq ft. This is against a total stock of 590 units /1.48 million sq ft registered on VOA. Therefore, there is a current vacancy rate of 18% of floor space and 5% of number of units.

Table 4.6 Availability of Taunton Town office space

4.1.28 If we cross reference the availability in Table 4.6 with annual take-up in Table 4.1; the availability across the district equates to 1.5 years supply in relation to number of units and 6 years and 8 months’ supply in relation to floorspace. In unit numbers terms the vacancy rate is low, but in floorspace terms it is high. This indicates that the balance of supply is distorted towards much larger floorspace, with a relatively low number of smaller units available. This is shown in Table 4.7 whereby vacancy rates in unit numbers is much higher for larger units of above 5,000 sq ft, but very little availability for smaller units indicating strong demand.

Table 4.7 Taunton Town stock and availability

Source: EGi, VOA, AspinallVerdi (2017)


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Taunton Rural

4.1.29 The office market in the rural area is smaller than the Taunton Town area. The main office areas in the rural area is around Wellington at junction 26, M5, which has some new build offices at Westpark. Westpark is an out of town business park with warehouse units, trade counter units, Travelodge, public house and Shell Petrol Station.

Figure 4.4 Examples of Taunton Rural office stock

Landacre House, Summerfield Way, Wellington (EGi) Hawkridge House, Chelston Business Park (EGi)

4.1.30 Table 4.8 shows that there are 3 units available which equates to a total of 19,225 sq ft. This is against a total stock of 165 units /19,225 sq ft of floorspace registered on VOA. Therefore, there is a current vacancy rate of 1.8% of floorspace and 7.9% of number of units.

Table 4.8 Availability of Taunton Rural office space

4.1.31 If we cross reference the availability in Table 4.8 with annual take-up in Table 4.3; the availability across the Taunton Rural equates to 1 years supply in relation to number of units and 3.5 years supply in relation to floorspace. Similar to Taunton Town, in unit numbers terms the vacancy rate is low but in floorspace terms it is high. This indicates that the balance of supply is distorted to having relatively too much larger units and not sufficient number of smaller units. Table 4.9 shows that there are just two units available under 5,000 sq ft, a vacancy rate of 1.3%. Given that demand in Taunton Rural is for smaller units then this would indicate the vacancy rate is low. For units above 5,001 sq ft the total number of units is just seven, with one vacant unit - a vacancy rate of 14%. The market is more in balance for the larger units.


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Table 4.9 Taunton Rural stock and availability


West Somerset

4.1.32 The office market in West Somerset is relatively small. The district has only a small handful of large offices located here due to a few single large occupiers e.g. West Somerset District Council (circa 14,000 sq ft) and Hinkley Point C. The main concentration of offices is found in Minehead.

Figure 4.5 Example of West Somerset office stock

West Somerset House, Killick Way, Williton 6 Bancks St, Minehead (Google street view) (Google images)

4.1.33 Table 4.10 shows that there is just 1 unit of 2,410 sq ft available. This is against a total stock of 86 units/2,410 of floorspace registered on VOA. Therefore, there is a current vacancy rate of 1.8% of floorspace and number of units. This level of vacancy rate appears low, but given the low level of take-up identified in Table 4.5 this would indicate that the market appears in balance.

Table 4.10 Availability of West Somerset office space


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Development opportunities

4.1.34 There are a few development opportunities for new build offices within the area and borough. Primarily modern space is being delivered through the refurbishment of existing office buildings.

Priory Bridge (Firepool): Priory Bridge is part of the Council’s major town centre mixed-use regeneration scheme. The first phase of development included a 27,000 sq ft headquarters office for renewable energy company Viridor. There is around a further 70,000 sq ft of office space to be built across three blocks.

Blackbrook Business Park: Blackbrook Business Park is an existing office park adjacent to the M5 at Junction 25. The estate compromises over 300,000 sq ft of office accommodation with existing occupiers including Somerset County Council, Kennedys Law and Peter Brett Associates. Summerfield, the developer, is currently marketing design and build opportunities on a final phase of office development. Offices are being marketed as Grade A quality bespoke buildings from 5,000 sq ft of up to 35,000 sq ft. Office are available to occupiers on a Freehold ownership or leasehold basis.

Victoria House, Victoria Street: Victoria House is located in Taunton, adjacent to Viney Court. It is well located, being approximately half a mile from Taunton Town Centre. There is also reasonable road connectivity with J25 of the M5 online 2.5 miles to the east. The office building has been refurbished. It has had internal works undertaken to a modern specification, to make it more attractive to occupiers and more energy efficient. Offices unit range from 175 sq ft to 3,000 sq ft. The scheme benefits from allocated car parking. The developer, Summerfield, is currently marketing the scheme to occupiers on flexible lease terms.

Viney Court, Viney Street: Viney Court is located adjacent to Victoria House in Taunton Town centre. Like Victoria House it has been refurbished to provide offices to a modern specification. Units vary in size from 400 sq ft to 2,035 sq ft. Whole floors can be let to provide areas for single business up to 10,000 sq ft. Again, the development benefits from an appropriate amount of car parking and is being marketed to occupiers on flexible lease terms.

Wellington – Westpark 26 Business Zone: Westpark 26 is a mixed-use business area with B1, B2 and B8 development opportunities. The site has already seen a Shell petrol station developed, along with a Costa Coffee, Budgens, Travel loge and Marston’s. The developer is currently marketing the site for build to suit opportunities from 3,000 – 13,000 sq ft. This is the only build to suit opportunity for office currently being marketed outside of Taunton Town.

Rents

4.1.35 As stated in Figure 4.1, rents in the area are lower than achieved in Bath and Bristol. The rents of circa £30 psf that are achieved in Bath and Bristol means that development is generally viable if let on institutional lease terms to a blue-chip covenant.

4.1.36 Good quality second-hand office space in the borough and district, which are let on traditional lease terms, range as follows:

Taunton Town – good quality modern space circa £17 psf poorer quality space can be circa £8 psf. Lease lengths of 10 years are being agreed on Tangier Central with short term leases of 3 years on more secondary space.

Taunton rural – good quality modern space circa £16 psf poorer quality space can be circa £8 psf. Lease length’s in the rural areas tend to be shorter than Taunton Town.


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West Somerset – there is very little transactional evidence in the district, agents indicate that rents are difficult to estimate as it varies between the quality, location and size. But rents are generally between £6 psf and £12 psf.

4.1.37 At the rents currently being achieved in the area new build office is not viable. We would expect rents to be in excess of £25 psf to enable viable development but even then, a pre-let on institutional lease terms to a blue-chip covenant would be required to ensure viable development. Rents would need to be closer to £30 psf to try and stimulate a speculative market. However, current rents are sufficient to stimulate refurbishment of existing stock.

Conclusion: the office market

4.1.38 Office development is generally unviable in all areas. Currently office rents are too low and occupier demand too weak, meaning that in the short to medium term public sector intervention and/or cross-subsidies with higher value uses is required to bring forward new office space.

4.1.39 The short to medium focus for office growth should be refurbishment of existing stock, as is currently occurring. This provides the most cost-effective solution in bringing more modern space into the market. There are also a number of build to suit opportunities currently being marketed. The sites are located in Taunton Town, the area most in demand from occupiers. These should satisfy occupiers demand in the short to medium term.

4.1.40 Longer term, new build development is only likely to work as part of a town centre scheme within Taunton Town, most likely on the eastern side of the town, close to the motorway. However, these sites will need to provide sufficient levels of on-site car parking to capture demand.

Industrial market

Introduction

4.1.41 For our market analysis we combine industrial and distribution uses (B1c, B2 and B8) into one property market sector. This is because these different uses generally occupy the same types of building, and are difficult to distinguish in practice.

4.1.42 Typically, for studies of this nature we seek to split our analysis of the industrial market into the following two sub sectors:

General industrial uses – including production space (factories and workshops) also small to medium-sized warehousing

Large-scale strategic warehousing, in units of around 100,000 sq ft or more, typically provided as new build on specialist logistics parks

4.1.43 The reason why we seek to distinguish these two sub-sectors because they are driven by different factors on the demand side, as discussed later. However, the industrial market across the district and borough does not comprise any large-scale strategic warehousing. Therefore, separating the analysis in this way does not provide for any meaningful analysis. Thus, in this study, we consider both in our analysis and do not separate out.

National context

4.1.44 Across both sub-sectors, the national industrial market remains healthy. In the global economic crisis, speculative development came to a halt. At that point in time there was sufficient supply to meet demand due weakening occupier demand and the wave of


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speculative development that had occurred pre-financial crisis (driven by easy access to finance).

4.1.45 In recent years, supply has tightened, this is due to; improvement in the economy, changing shopping patterns (increase in online sales), and some units being lost to higher value residential uses. Most recently, the devaluation of the pound, has supported growth in the UK manufacturing sector, by making exports more competitive.

4.1.46 In some areas of the country supply of industrial units have not kept pace with demand due to the lack of new build development occurring. With developers finding it much harder to fund development then compared to pre-financial crisis. Due to the tight nature of the funding markets, speculative development has generally only occurred in “super prime” areas (e.g. parts of the M1 corridor, Heathrow etc.). These areas have very strong occupier demand from blue-chip covenants, therefore the perceived risk is low. The general lack of speculative development has led to an imbalance in the market; some occupiers having to wait for build to suit opportunities, taking second-hand space to satisfy immediate requirements or operating from multiple units rather than a single unit.

4.1.47 The current imbalance in the market is starting to improve, with property agent’s Cushman & Wakefield stating that ‘despite significant regional variance, Class A availability across the UK totalled to 20.6 million square feet in Q4, reaching a six-year high’. But in some locations, there is still a supply/demand imbalance putting upward pressure on rents and tightening yields, with Cushman & Wakefield stating that ‘In some regions, the demand/supply imbalance continued to put pressure on prime rents and in particular, for larger sheds […] Prime yields continued to tighten last year across most UK markets’.9

South West context

4.1.48 The South West industrial market is primarily focused along the motorway corridors of the M4 and M5 and where there are large historic occupiers. As a common emerging trend across the south of England and the Midlands there is a growing scarcity of immediately available industrial units in the South West which has resulted in rental growth. The combination of decreasing vacancy rate and increasing rents has led recently to speculative build occurring. Knight Frank that:

‘For the first time in this cycle, developers are confident to start developing on a speculative basis. The most robust market of the region, Bristol, now has over 650,000 sq ft of units under 50,000sq ft under construction, with completion due throughout H2 2017 and H1 2018. This market movement has allowed rental growth at the prime end of the market for the first time in six to eight years.

There are signs of speculative development in the big shed market, with DB Symmetry at Swindon being the first to break cover with a 211,000 sq ft unit.’

4.1.49 Figure 4.6 shows that highest industrial rent in the region are £9 psf achieved in Truro. Rents in Bristol and Bath are slightly lower at £8.75 psf. Rents in Taunton lower at £7.50 psf.

9 Cushman & Wakefield, Research UK Industrial & Logistics Regional Outlook, Winter 2018


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Figure 4.6 South West headline industrial rents

Source: Alder King Market Monitor, 2018

West Somerset & Taunton Deane as an industrial location

4.1.50 The study area does not have a long heritage of manufacturing or industry as a result there is not one single sector or sectors that drive demand for space. The M5 corridor through the Borough has not seen the demand pressure for large-scale distribution that has been experienced elsewhere. For larger strategic warehousing accommodation agents report that occupiers prefer to be located further north in Bristol, and will only come as far south as Bridgwater to be able to still service the Bristol area. But motorway junctions further south will attract ‘last mile’ consumer facing smaller scale warehousing.

4.1.51 Demand for accommodation across the study area includes trade counter, local automotive mechanics, small scale manufacturing and distribution.

4.1.52 The industrial market comprises a mix of age and quality of buildings. There are a number of purpose built industrial estates that have been developed over a number of years and some specific sites that have/or had single large occupiers. There are very few large units found across the district or borough, with the majority of the stock under 5,000 sq ft.

Demand

4.1.53 Demand for industrial space in the study area is typically from micro business and small and medium enterprises (SMEs). There a small number of international, national and large regional companies located in the Borough but this does not form the majority of the demand.

Taunton town

4.1.54 Taunton Town is the largest industrial area across the district and Borough. There are a range of different occupiers including high tech manufacturing and local automotive repairs. In general, Taunton Town is the preferred location for occupiers because it is where the majority of the workforce is located and it benefits from access onto the M5. Recent transactions in Priorswood Industrial Estate include Rotec Hydraulics taking two units 7,600 sq ft and 7,459 sq ft respectively. Kings Road Tyres and Repairs have also recently taken a unit of 7,459 sq ft.

4.1.55 Table 4.11 shows that between 2013 and 2016 the annual industrial take-up averaged 47,000 sq ft across 11 transactions. Current take-up for 2017 is just 14,000 sq ft which is below recent trends.


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Table 4.11 Annual industrial take-up 2013-17, Taunton Town

Source: EGi

4.1.56 Table 4.12 shows that since 2013 the spread of unit sizes take-up is primarily small units of below 5,000 sq ft. This reflects the size of stock which currently exists in Taunton Town.

Table 4.12 Industrial take-up 2013-17 by unit size Taunton Town

Source: EGi


4.1.57 Demand for industrial space in the rural area is focused on Wellington and Wiveliscombe. Here, the demand is generally for small units from local and national occupiers. These locations are preferable as they have better connectivity and are where the majority of stock is located.

4.1.58 Table 4.13 shows that between 2013 and 2016 the annual industrial take-up in Taunton Rural averaged 130,000 sq ft across 32 transactions. Current take-up for 2017 is 21,000 sq ft across 12 units which is below the average.


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Table 4.13 Annual industrial take-up 2013-17, Taunton Rural

Source: EGi

4.1.59 Table 4.14 shows that since 2013 the majority of activity has been for small units of below 5,000 sq ft, with 42% of take up for units between 1,000 – 2,000 sq ft.

Table 4.14 Industrial take-up 2013-17 by unit size, Taunton Rural

Source: EGi

West Somerset

4.1.60 Compared to neighbouring areas, general occupier demand in West Somerset is weak. It has no economic centre like Taunton Deane Borough and does not benefit from direct motorway transport links. The limited exciting industrial areas comprises small stock and almost all occupiers are local occupiers serving the West Somerset market.

4.1.61 Table 4.15 shows that between 2013 and 2016 the annual industrial take-up averaged 16,000 sq ft across three transactions. Take-up for 2017 is 47,275 sq ft which is one single unit. This single transaction this year illustrates how one or two transactions distort the analysis due to the low volume of activity.


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Table 4.15 Annual industrial take-up, 2013-17, West Somerset

Source: EGi

4.1.62 Table 4.16 shows that since 2013 that the majority of activity has been for smaller units under 2,000 sq ft, but this is just across eight units.

Table 4.16 Industrial take-up 2013-17 by unit size West Somerset

Source: EGi

Supply and Market Balance

Taunton Town

4.1.63 Taunton Town has a number of established industrial estates located throughout. These estates have typically been developed over a number of years and comprise smaller units, as a result the stock is diverse. Larger estates include:

Priorswood Industrial Estate, located north of the town centre with good access to good access to Junction 25, M5. There is a mix of local and national occupiers here, including manufacturing and trade counter. The units are a mix of ages but are reasonable quality. The estate currently has low vacancy.

Crown Industrial Estate is a large employment site to the north east of Taunton Town centre. There is a mix of occupiers including car sales, storage and distribution and trade counters. The units are a mix of ages but are reasonable quality. The estate currently has no vacancy.

4.1.64 There are a number of smaller estates in Taunton town including:

Galmington Trading Estate is located on Cornish Way to the west of Taunton town centre. Occupiers are predominately trade counters. The units are mix of quality but are some of the oldest in Taunton Town. There is currently no vacancy and, or land available for expansion.


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Bindon Road is a collection of small estates located to the north west of the town centre. The cluster of industrial estates includes; car sales, storage and distribution and office occupiers. The quality of building is generally good. There is a number of units currently vacant.

Figure 4.7 Examples of industrial stock in Taunton Town

Source: PBA (2018)

4.1.65 Table 4.17 shows that there are 6 units available which equates to a total of 17,404 sq ft. This is against a total stock of 314 units/1.6m sq ft of floorspace registered on VOA. Therefore, there is a current vacancy rate of 1% in floorspace terms and 1.9% in number of units.

Table 4.17 Availability of Taunton Town industrial space

4.1.66 If we cross reference the availability in Table 4.18 with annual take-up in Table 4.11, the

availability across Taunton Town equates to 0.5 years supply in relation to number of units and four months’ supply in relation to floorspace – both indicators show vacancy is very low.

4.1.67 Table 4.18 shows that the vacancy is contained in the small units of less than 10,000 sq ft where there is the most market activity. The bulk of demand is for units of this size. But with only a few units available there is not enough supply to satisfy occupier demand.

Table 4.18 Taunton Town stock and availability


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4.1.68 The main industrial estates in the rural Taunton area are found in Wellington and Wiveliscombe. Wellington is able to attract large occupiers due the availability of suitable sites/buildings in close proximity to Junction 26, M5. Occupiers include automotive and industrial acoustic insulation manufacturer PRITEX (32,000 sq ft), packaging manufacturing specialist Rigid Containers (13,000 sq ft), and beauty product manufacture Swallowfield (9,000 sq ft). This location has seen new build development occurring at West Park. Examples of the type of stock in the rural area is shown in Figure 4.8.

Figure 4.8 Examples of industrial stock in Rural Taunton Deane

Source: Google images (2018)

4.1.69 There is one larger estate located to the east of Wellington town centre; Chelston Business Park. This estate has a mix of size of units, with a majority being smaller units. Occupiers include trade counters, manufacturing and distribution. The largest unit in the estate circa 178,000 sq ft was previously occupied by Co-operative Estates, this is currently let to the packaging manufacturer Rigid Containers. All units in the estate are good quality and there is very low vacancy.

4.1.70 There are a number of smaller estates in rural Taunton Deane, these include:

Ryelands Business Park is located to the south west of the Wellington town centre. The units here are all small but are all good quality and well occupied. Vacancy is in the business park is low.

Foxmoor Business Park is located to the south east of Wellington town centre. It is a small park with a single unit subdivided in to small units. The units are of reasonable quality and attractive to local occupiers. There is currently no vacancy at Foxmoor Business Park.

Poole Industrial Estate is located to the north east of Wellington town centre. There are range of unit sizes on the estate, with the largest occupier Tradestock – a homeware manufacture. The rest of the estate comprises small to medium sized units which are dated but in a reasonable condition. The estate is well occupied, with low vacancy.

Swallowfield and Reylon sites. Two single occupier sites located next to each other to the north west of Wellington town centre. Swallowfield is a cosmetic manufacturer; and Relyon is a bed manufacturer. The Core Strategy identifies the Longforth strategic site in Wellington for the relocation of these two key occupiers, releasing the existing sites for residential.


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4.1.71 Table 4.19 Availability of Taunton rural industrial space shows that there are 24 units available which equates to a total of 121,000 sq ft. This is against a total stock of 507 units/2.5m sq ft of floorspace registered on VOA. Therefore, a current vacancy rate of just under 5% both in floorspace and number of units.

Table 4.19 Availability of Taunton rural industrial space

4.1.72 If we cross reference the availability in Table 4.19 with annual take-up in Table 4.14; the

availability across Taunton Rural equates to 1.3 years’ supply in relation to number of units and 11 month’s supply in relation to floorspace – both indicators show vacancy is very low.

4.1.73 Table 4.20 shows that the vacancy is contained in the small units of less than 10,000 sq ft where there is the most market activity. The units most in demand are in this size range, but vacancy is low.

Table 4.20 Taunton rural stock and availability


West Somerset

4.1.74 The main industrial estates in the West Somerset are found in Minehead and Williton. The industrial estates are generally small and there are few corporate occupiers in the area. Historically the largest occupier in West Somerset was St Regis Paper company who occupied a site in Watchet. This is site has been vacated and is currently being marketed. Current occupiers in West Somerset include engineering company Deso Engineering, Minehead Sawmills and Minehead Motor Factors. Almost all occupiers occupy small units, suitable to serve the local West Somerset market.

4.1.75 There are not many industrial estates within West Somerset. The two largest are:

Minehead Enterprise Park, located to the east of Minehead town centre. The industrial estate comprises a mix of units but the majority are small. The stock is dated and in some cases is coming to the end of its economic life. But the stock is well occupied and there is almost no vacancy.

Williton Industrial Estate is located to the north east of Williton. The estate is small, with the majority of the units under 5,000 sq ft. The estate has been developed on a


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piecemeal basis and there is a varying quality of buildings. The majority are of reasonable quality but there are some dated units that are coming to the end of their economic life.

Figure 4.9 Examples of industrial stock in West Somerset

Source: Google street view (2018)

4.1.76 Table 4.21 shows that there are two units available which equates to a total of 30,000 sq ft. This is against a total stock of 283 units/ 723,000 sq ft of floorspace registered on VOA. Therefore, a current vacancy rate of just under 4% in floorspace and less than 1% in number of units. The above data and calculations do not include the Watchet Paper Mill that closed in 2015 and has now been demolished, but the sites future is currently unclear and it is not being marketed for industrial use, nor is it classified as industrial by the VOA, where it is identified in the separate ‘other’ class.

Table 4.21 Availability of West Somerset industrial space

4.1.77 If we cross reference the availability in Table 4.21 with annual take-up in Table 4.16, the availability across West Somerset equates to 0.6 years supply in relation to number of units and one year and 10 months’ supply in relation to floorspace – both indicators show vacancy is very low.

4.1.78 Table 4.22 shows that the vacancy is distorted by one large unit over 20,000 sq ft this is the former Brook Processing Plant in Minehead of 26,455 sq ft. There is only one other unit available, between 2,000 – 5,000 sq ft. Though there is less demand in West Somerset than other areas there is still requirements for small units of 5,000 sq ft; there is currently no available units in this size range.

Table 4.22 Industrial stock and availability

Source: EGi, VOA, AspinallVerdi


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Development opportunities

4.1.79 There are limited existing development opportunities across the district and borough. In Taunton Deane, there are development opportunities around Junction 26, M5 at Westpark 26. The developer Summerfield has already delivered earlier phases of development which contained small new build industrial units. Given its proximity to the motorway future phases would be suitable for industrial uses.

4.1.80 In and around the existing industrial estates there is currently limited development opportunities. Development opportunities can occur where single large occupiers vacate. These sites/existing buildings provide the opportunity for re-use (existing unit sub-divided) e.g. Foxmoor Business Park or demolished (e.g. on part of the Watchet Paper Mill site).

Rents and capital values

4.1.81 Figure 4.6 shows that rents in the borough and district are lower than achieved in Truro, Bath and Bristol. The rents of between £8.75 psf and £9 psf that are achieved in these locations means that development is generally viable if let on institutional lease terms to a blue-chip covenant. The lower prime rents of £7.50 psf in Taunton means that development is marginally viable.

4.1.82 Due to the general good quality of the industrial stock across the district and borough there is little evidence of very low rents being achieved i.e. below £2 psf. Therefore, the majority of rents, achieved is sufficient to maintain the existing stock.

4.1.83 One sector of the market where there are clear signs of high, viable and deliverable demand is the freehold light industrial market. This is for smaller flexible units which can be used across the B1 use class although we would expect demand to be strongest for b1(c). The development economics for this type of site is unlike that in the investor market. A freehold owner is motivated to purchase and invest in their property in a different way, often taking a much longer term view than the Investor. They will often pay a premium for the flexibility that freehold ownership brings over leasehold. Many business owners chose to invest in their properties for tax reasons associated with self-invested pension funds.

4.1.84 Despite high demand for such property land to meet this need is often undersupplied. This is especially the case where employment sites have been promoted alongside housing sites. Housing developers prefer to control the associated employment sites because of the risk that a freehold property may not be as compatible as they may like with the nearby residential. Also potential owners of freehold plots rarely engage in the plan making process and in any event their need for property, perhaps because they have won new orders, does not always fit with a plan review cycle.

Conclusions

4.1.85 The industrial market across the study area is currently performing well with generally low vacancies. New build development is marginally viable in the prime areas e.g. along the M5 corridor, and sufficient elsewhere to maintain the existing stock.

4.1.86 The preference for occupiers is to have good access to the motorway, but the constrained nature of the area means there are limited development opportunities along the M5 corridor except through some of the strategic urban extensions identified in the Core Strategy.

4.1.87 The quality of the stock, low vacancy rates and rents achieved means that all of the industrial areas need to be protected and are viable to maintain for their existing uses. The only challenge are those sites which are currently occupied by a large single occupier. In these areas, if the existing building cannot be split to provide smaller units, more suited to the local


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market, the alternative of demolition and re-build is more challenging. This is due to the rents achievable not being sufficient to support viable development.

4.1.88 For unbuilt out allocations it is questionable that they are viable to deliver at the moment, except those highly accessible sites which pick up a motorway premium. But there is frustrated and viable demand for some of this land to be offered to the market as freehold. As freehold sites there is a reasonable prospect that some of the land will be taken up. A pragmatic approach is needed – most likely allowing a reduction in the quantum of land in exchange for the supply of serviced and readily available freehold plots for small and medium sized units.


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5 Future demand for employment floorspace 5.1 Introduction

5.1.1 In this section, we look at the quantitative future demand for floorspace and land. In accordance with Government Guidance we undertake both an economic forecast and an analysis of past trends to project a long-term view of demand for both office floorspace and industrial land.

5.1.2 Once the net demand by these two approaches has been estimated, we then move on to consider:

The demand, supply and market balance for offices and R&D space (B1a an B1b), and

The demand supply and market balance for industrial uses (B1c, B2 & B8)

5.2 Past employment trends

Taunton Deane

5.2.1 The first approach supported in the Guidance is to project forward past take-up. The past take-up projection differs in just one respect from the forecast based approach we discuss later, in that it shows the gross flow of land, gains and losses whereas the forecast approach shows net (job change), and so needs a further adjustment to turn the gross to a net number.

5.2.2 The past take-up figure is based on starts and completions data supplied by the client – for the period 2008/9- 2016/7.

5.2.3 For office completions, the data shows that over the nine years a total of 13,500 sq m was developed (1,500 sq m pa). Over the plan period this means 24,000 sq m of new space will be delivered. This would need, at most 6ha, if we assume it comes forward at a low plot ratio of 40%.

5.2.4 In addition, we know that some losses were reported in the period (400 sq m per annum) and this land could be re-used to reduce the amount of new land needed going forwards. But here we assume that the land is lost to other uses; which is a pragmatic conclusion given we cannot control office to residential conversions at the moment and so it may be challenging to force the reuse of office sites.

5.2.5 As a sense check, assuming that only 1,000 sq m (net) is added per year broadly agrees with the VoA data discussed above. This showed that from 2008 a similar amount of net additional space was added to the stock

5.2.6 For industrial take-up the data shows around 7,400 sq m of gross gains per year, which needs 1.85 ha of land at a 40% plot ratio, this translates to 30 ha over the 16-year plan period.

5.2.7 This data does not exactly echo the VoA data, and the most likely reason is that the Council’s data has not fully recorded the losses. The Council recorded almost no industrial losses over the period, and so their data suggests that almost all of the 1.85 ha was net additional to the stock. But the VoA shows almost no change in the stock between 07/08 and 15/16, only net additional 1,000 sq m per annum (0.25 ha).

5.2.8 We know that two major losses were omitted from the Council’s data around 2006, and given the VoA is taxation based it would suggest that further losses were omitted post 2006. This does not influence our conclusion that 30 ha of land is needed because planning data is


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generally good quality when it comes to recording gains, but would suggest that around 1.6 ha per annum has been lost from the supply and not recorded, to balance with the 0.25 ha gain per annum (the land equivalent to the 1,000 sq m pa increase recorded during the 2008/9-15/16 period) reported in the VoA data.

5.2.9 Only gaining 0.25 ha per annum (net) would also reasonably align with past job change, which we found was almost negligible in the industrial and warehouse sectors.

5.2.10 This does not mitigate the need for 30 ha of new land, but shows that a very similar quantity may be lost via windfalls over the plan period. For any calculations where the job/land change is expressed as a net change (i.e. the job forecasts based on net change in jobs which we discuss below) we need to make an allowance for these losses to the replaced.

Table 5.1 Taunton Deane – floorspace gains and losses

Source: data supplied by TDBC and the HELAS 2017

West Somerset

5.2.11 B class development activity in West Somerset has been confined to the industrial class over the past decade, with no office development above the district’s 200 sq m threshold.

5.2.12 As summarised in the table below, industrial gains stand at 2.29 ha over the period, averaging 0.25 ha per annum. On a past trends projection basis over the 16-year plan period this translates to a gain of 4 ha.

5.2.13 Recorded losses stand at just 0.74 ha over the period, averaging just 0.08 ha pa, and in West Somerset’s case the net change 0.17 ha pa corresponds with the VoA data that averages to a gain of 0.17 ha pa (625 sq m pa) over the period. Thus for West Somerset, we do not factor in an uplift to account for likely future losses because the past trends data suggests this will not be justified. The trend based net change projection therefore translates to a 2.75 ha requirement over the 16-year plan period.

OFFICE INDL

Ye a r Gain Loss Net change Gain Loss Net change

Sq m Sq m Sq m Sq m Sq m Sq m

2008/09 4,604 0 4,604 11,737 0 11,737

2009/10 1,970 459 1,511 8,654 0 8,654

2010/11 1,131 535 596 5,942 1,230 4,712

2011/12 1,153 0 1,153 3,175 0 3,175

2012/13 2,711 1,318 1,393 2,368 0 2,368

2013/14 160 1,110 -950 299 1,078 -779

2014/15 120 247 -127 4,095 0 4,095

2015/16 1,433 127 1,306 26,802 795 26,007

2016/17 166 280 -114 3,504 301 3,203

T o ta l 13,448 4,076 9,372 66,576 3,404 63,172

Average 1,494 453 1,041 7,397 378 7,019


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Table 5.2 West Somerset – floorspace gains and losses

Source: West Somerset AMR data, and PBA analysis

Summary

5.2.14 The past trends assessment shows that Taunton Deane needs to provide around 30ha of new land for industrial uses over the plan period and a further 6ha of offices. This provides no additional allowance for flexibility or market choice and is therefore a ‘raw’ number. We adjust this further later in this section.

5.2.15 For West Somerset, the corresponding figure for industrial is 4 ha, and past trends does not justify any allocation for office space.

5.3 Economic forecasting data based future employment projections

5.3.1 As referred to above we use data supplied by one of the three leading economic forecasting houses – Experian Economics.

5.3.2 The method we use to identify the future need for floorspace and land is to calculate the job change at land use class level over the Plan period using our sectors to land use mapping method described above and at Appendix B), and to convert this to floorspace/land by applying employment densities and plot ratios. The process is explained in full at Appendix B.

5.3.3 The tables below set out the job change at land use class level over the Plan period, and show that for both Districts there is very little change (the net job demand) forecast over the Plan period, continuing the trend seen since 2000, but at even slower rates of change.

5.3.4 For Taunton Deane the overall B class job change averages to +41pa, which albeit up from the +2pa for the 2000/16 period, is none-the-less a very low rate of job growth, and continues to be less than one tenth of the growth in non-B class jobs. The differences compared to the 2000/16 period (see Table 3.1) are that job growth in offices halves, but the loss of industrial jobs, that had been the counter-balance to office jobs growth, almost stops completely.


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Warehousing jobs, that did not grow in the 2000/16 period are forecast to grow over the 2016/32 period.

5.3.5 Our opinion is that the data shows such limited job change then for all practical purposes we conclude that the forecast show no job growth in the B class sectors (and so net additional floorspace growth) over the whole plan period. The margin of error and uncertainly in forecasting is such that it would be wrong to draw conclusions about sector changes from such small numbers and shifts in numbers.

5.3.6 What is however apparent is that job growth based on economic forecast data, will take place almost exclusively outside the B class sectors.

Table 5.3 Taunton Deane – job numbers and change 2016-32


5.3.7 In West Somerset, we see a similar picture. The net demand for B class jobs (demand generated by economic change) in West Somerset that was very low in the 2000/16 period, reduces in the 2016/32 period, with very minor growth in office and warehouse jobs and virtually zero for industrial. The forecast growth in non-B class jobs is about one-third the rate seen in the 2000/16 period.

Table 5.4 West Somerset - job numbers and change 2016-32

2016 2032 Total change Change pa

Office (B1a) 1,402 1,492 90 6.4% 6 0.4%

Industrial (B1b, B1c & B2) 1,231 1,235 4 0.3% 0 0.0%

Warehousing (B8) 673 742 69 10.3% 4 0.6%

All B class 3,305 3,468 163 4.9% 10 0.3%

Non-B class 12,595 13,832 1,237 9.8% 77 0.6%

All Jobs 15,900 17,300 1,400 8.8% 88 0.6%


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5.4 Source: Experian data (Sept 2017 edition) and PBA analysis Future floorspace demand

Office

5.4.1 The forecast net demand generates a floorspace requirement in Taunton Deane for just over 8,000 sq m of office space, and the allowance for replacement of future losses (projecting forward the past trend) almost doubles the requirement to a gross requirement of a little over 15,000 sq m. This is more than the 5,000 sq m increase in floorspace recorded in the preceding 16 years up to 201610. It should be noted that both past and future demand are relatively modest.

Table 5.5 Taunton Deane - gross demand for office floorspace – 2016-32

Source: PBA analysis

5.4.2 The requirement for West Somerset is much lower at just 1,300 sq m.

Table 5.6 West Somerset - gross demand for office floorspace – 2016-32


Industrial

5.4.3 The forecast net demand generates a land requirement in Taunton Deane for just 2.7 ha, but with the allowance for replacement of future losses (projecting forward the past trend) the requirement increased 10-fold to 28 ha.

Table 5.7 Taunton Deane - gross demand for industrial floorspace –

2016-32

10 VoA floorspace statistics - see Figure 3.6 above


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5.4.4 The requirement for West Somerset is much lower at just 2.7 ha.

Table 5.8 West Somerset - gross demand for industrial floorspace –

2016-32


Why is growth forecast to be so low?

5.4.5 Before looking at supply it is worth considering why growth may be forecast to be so low, and whether this is of concern.

5.4.6 It is useful to understand that any job forecast is informed by past trends, although moderated by the forecasting houses opinion, and in this case neither district has had high employment growth in the past. In this regard, it is also worth noting, a point we return to later, that part of the reason for low growth performance could be a lack of available and deliverable land or market attractive sites. Should this constraint be overcome then it is possible that the area could outperform the forecast.

5.4.7 However, in addition to looking at past trends and the forecasters opinion about how these may be moderated in the future, all credible forecasts can only provide for jobs where there is a known labour supply to take them up. In this regard a lack of labour over the forecast period is likely to act as a constraint to growth. The population structure of both districts is ageing and while older people may be expected to work longer, and economic activity rates increase, there is only so much that these improvements can make to the supply of labour.

5.4.8 This is a complex and often adversarial element of planning evidence bases – with objectors to plans seeking to increase housing need citing economic ‘need’ and a lack of labour supply to meet this need. We cannot, in this work, open what is technically a ‘can of worms’ but we note:

5.4.9 Unemployment is low in both Taunton Deane and West Somerset over the plan period. There is no evidence that additional jobs are ‘needed’ to provide for a quantitative deficit in the supply of jobs. As of 2016 Experian estimate that unemployment in both districts is below the national (4.89%) and regional rates (3.9%). Unemployment in West Somerset is only 3% and Taunton Deane 3.8%.

5.4.10 Even with this very low level of forecast job growth the rates remain similar. West Somerset increases to 3.8% by 2036. This is not significant given the very small size of the economy, and still below regional (4%) and national rates (4.69%). In Taunton Deane the rate falls slightly to 3.4%.

5.4.11 The likely reason is the demographic ageing of the population and lack of labour supply growth (working age population).

5.4.12 The chart below shows how, with full delivery of the 2014 based household projections the age structure of Taunton Deane shifts; there is almost no growth in the traditional working

DEMAND Ha

a Demand (net change) - 2016-32 1.4

bAllowance to replace future losses (based on past trends) 1.3

c = Gross demand (a+b) 2.7


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ages and all population growth is in those above 70 years old. Even with increases in older age working this age group is unlikely to result in a significant increase in labour supply.

5.4.13 This shifting age structure is also likely to explain why almost all the job growth is outside the ‘B’ use classes. The non ‘B class’ sectors are normally associated with people servicing activities including health, social care, education and retail. These tend to grow wherever the population is seen to increase because additional population directly consumes the various services and so generates employment. Indeed, both authorities will see an ageing demographic profile in future years, that increases the demand for services but does not provide increases in labour.

5.4.14 For the client authorities, this means that in quantitative terms a low job growth scenario is not unsurprising and given unemployment is low there is no compelling reason to promote strategies simply seeking net additional jobs. Instead the focus may need to be looking to improve the qualitative offer available to residents, in the way that the recent Nexus allocation at Taunton seeks to achieve.

5.4.15 As an obvious alternative, a policy choice for the Councils could be to pursue a much more aggressive housing strategy, coupled with a trend breaking economic strategy could shift the economy into a much higher growth trajectory.

Figure 5.1 Taunton Deane population change 2014-36 (thousands)

Source: ONS

Additional adjustments to demand

5.4.16 The numbers discussed above are ‘raw’. That is that should land be taken up in line with the scenarios there will be no allocations remaining at the end of the plan. It is common for most studies to therefore provide more land that needed to ensure that, at all times, the market has sufficient land to provide ‘market choice, churn and friction’.

5.4.17 How to provide for this is a matter of judgement. In this case the need for new land is largely influenced by the assumption past losses will continue.


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5.4.18 Although policy seeks to prevent losses (where sites remain viable for ongoing employment use) there is a risk that sites are still lost in excess of past trends. This may be because, on balance the Council considers a site may be best redeveloped for an alternative use. In some areas, where the 5-year land supply fails (or the delivery test), losses can speed up as planners re-evaluate the weight to be given to policies. This would suggest a large margin is needed.

5.4.19 But weighing against this is the Government move to introduce compulsory 5-year plan reviews, which should mean Councils are better able to respond and correct, in a planned way, should employment land losses exceed those anticipated.

5.4.20 This suggests we ought to allow the margin to be an additional 5 years’ worth at most. So, in Table 5.9 (row d) we add in five years’ supply.

5.4.21 The other adjustment made is an allowance where needed to provide for a vacancy rate (referred to as the frictional vacancy rate) that will allow for the efficient operation of the property market – providing an element of choice in the market for occupiers. The rule of thumb figure for frictional vacancy rate is 7.5% of total office or industrial stock should be available for rent. Where vacancy is below 7.5% an adjustment is made to increase the demand figure to equate to 7.5%. Where vacancy is higher no adjustment is needed to demand, but the excess surplus is factored in to the supply as we shall in due course.

5.4.22 For Taunton Deane the five-year allowance adds almost 5,000 sq m to the demand figure. Vacancy is currently well above (at 16.8%) the 7.5% benchmark for frictional vacancy, and therefore no allowance is needed. Gross demand to 2032 stands at a little over 20,000 sq m.

Table 5.9 Taunton Deane – gross demand – office


5.4.23 The same approach for West Somerset adds 400 sq m to the requirement for the 5-year buffer and 1,200 sq m to return current vacancy rate (1.2%) to the 7.5% frictional rate, producing a gross need for 3,000 sq m over the Plan period.

Table 5.10 West Somerset – gross demand – office


5.4.24 For industrial uses, following the method used for office we add in a buffer to allow for 5 years’ overprovision, and an additional allowance to provide for a vacancy rate that will allow for the efficient operation of the property market (7.5%).


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5.4.25 For Taunton Deane the five-year allowance adds almost 9 ha. Industrial vacancy is currently 3.4%, below the 7.5% frictional vacancy benchmark and an adjustment is therefore justified, and this increased the gross demand by a further 4 ha.

Table 5.11 Taunton Deane – gross demand – industrial


5.4.26 The same approach for West Somerset adds 1.5 ha to the net demand plus allowance for losses calculation, producing a need for 4.1 ha over the Plan period.

Table 5.12 West Somerset – gross demand – industrial


Supply to meet need

5.4.27 We have assessed the potential supply of land for office development. This is drawn from the client authorities’ starts and completions monitoring and the Taunton Deane Housing & Employment Land Availability Report (March 17).

5.4.28 Supply is in three parts – i) a proportion of the vacancy where this is above the level needed for effective operation of the market (7.5%), ii) permissions for office development that are in the pipeline, and iii) allocated but yet to be implemented sites.

5.4.29 Taunton Deane has high office vacancy, EGi data shows that of the 158,000 sq m total office stock at the end of 2017 26,600 sq m was vacant, 16.8% of the total. After accounting for the quantum of vacancy needed for effective market operation, 14,000 sq m is surplus vacancy that can contribute to the supply. There are 23,000 sq m of planning permissions for office development currently in the pipeline, but not yet implemented, and a further 54,000 sq m of space on the un-built allocations. So total available supply stands at 92,000 sq m.

DEMAND Ha

c = Gross demand (a+b) 2.7

d Buffer of 5-years' additional supply 0.9

e Allowance to increase vacant stock to the frictional vacancy rate 0.6

f = Gross demand (c+d+e) 4.1


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Table 5.13 Taunton Deane - office supply

Source: g PBA analysis and h and i the Taunton Deane Housing & Employment Land Availability Report (March 17).

5.4.30 West Somerset is a much smaller market with only 18,000 sq m of office space, almost ten times smaller than Taunton Deane’s office market. Vacancy rates are very low signalling a very constrained supply, but the permissions pipeline is also very low.

Table 5.14 West Somerset - office supply

Source: e PBA analysis, and f and g AMR 2015/16.

5.4.31 As we did for office, we have assessed the potential supply of land for industrial development. Drawing on the Councils’ starts and completions monitoring, the Taunton Deane Housing & Employment Land Availability Report (March 17) and for West Somerset the AMRs.

5.4.32 As referred to above there is no justification for a vacancy adjustment for Taunton Deane because of the low industrial vacancy. However, there is a comparatively large stock of planning permissions and allocations for industrial development in the pipeline. So total available supply stands at 77 ha.

Table 5.15 Taunton Deane - industrial supply

Source: g PBA analysis and h and i the Taunton Deane Housing & Employment Land Availability Report (March 17).

5.4.33 West Somerset is a much smaller market with according to the EGi approximately 67,000 sq m of industrial space, which at a 40% plot ratio equates to 17ha, much less than the estimated 95ha in Taunton Deane. The 5ha allocation figure is largely the Hopcott Road that identifies a


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minimum of 3 ha for non-residential uses, and the Mart Road, Minehead site that accounts for 1 ha.

Table 5.16 West Somerset - industrial supply

Source: g PBA analysis, and h and i AMR 2015/16.

Balance

5.4.34 Turning to the balance between demand and supply, in the case of Taunton Deane we have a large oversupply (72,000 sq m), and a very minor requirement of 2,000 sq m for West Somerset.

Table 5.17 Taunton Deane - office balance


Table 5.18 West Somerset - office balance


5.4.35 For industrial turning to the balance between demand and supply, in the case of Taunton Deane we have a large oversupply (36 ha), and a much smaller over-supply in the case of West Somerset (0.8 ha).

Table 5.19 Taunton Deane - industrial balance


Table 5.20 West Somerset - industrial balance


FORECAST BALANCE - 2016-2032 Ha

= Balance (f-j) (+ve = oversupply, -ve = undersupply) +0.8


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Summary

5.4.36 Both authorities have an oversupply of land to meet economic needs.

5.4.37 For West Somerset, this oversupply is less critical given the very small economy in the area and the huge margin for error in such small numbers. Erring on the side of caution, and even making some small additional allocations to meet qualitative need could be justified. In our assessment we have made an additional ‘flexibility’ allowance in line with industry norms. In this case, five years’ additional supply; but five years of almost nothing is still very little and so further adjustments could be justified.

5.4.38 For Taunton Deane, the oversupply is of a scale to justify releasing some of the proposed sites. Demand for industrial is half the supply and demand for offices even less. There is scope to reconfigure assumptions about delivery, especially where office sites could meet light industrial needs but the message is generally that there is twice the amount of land needed11.

5.5 Conclusions

5.5.1 In quantitative terms, there is too much land allocated in both districts. Neither of the approaches used to derive employment land needs, past trends or an economic forecast, show a high level of demand in either district. Net demand for land and floor space is almost nil before we allow for the loss of sites over the plan period.

5.5.2 The main reason for this is twofold.

5.5.3 Firstly, both approaches are heavily influenced by the past, and we have seen that recent past performance in both areas has been sluggish. Agents and our consultations would suggest that one reason for this is that the area failed to deliver or make available sites which were market attractive. Not all sites were in the correct location and, on occasion, not offered to the market in a way that would make them commercially attractive. Most obviously as serviced, freehold development plots for light industrial uses; or high-quality, motorway accessible sites that can compete on the regional level. The recent allocation of additional land at Nexus, a highly accessible site designed to tap into the regional market may help address the latter qualitative point (at least for Taunton Deane).

5.5.4 The failure of allocated sites to come forward for development requires a review of the existing stock of development sites. Given the oversupply of land in total, one logical approach is to renegotiate the mix of outstanding allocations and allow higher value uses onto the sites in return for the servicing and sale of land.

5.5.5 Such a model is not always favoured by developers because allowing freehold development within mixed use schemes introduces risk that they lose control over the employment land, which could (if developed unsympathetically) be detrimental to the development of the wider site. Hence why the market segment is often undersupplied. So it may be pragmatic for owners to instead fully develop existing sites for residential, but offer a mechanism to secure employment land nearby (which is serviced and available freehold).

5.5.6 Ideally this process should be undertaken via a plan review; where the Councils are best able to consider reconfiguring the portfolio across the whole district, but until this is completed land can only be lost via development management process because the oversupply position cannot support full (quantitative) retention.

11 Note – we do not include Nexus in our balance assessment. This is because Nexus is promoted to ‘change trends’ and as such it would be inappropriate to compare it to either a trend based approach or the forecasts (which are informed by past trends).


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5.5.7 Although that above applies in general across the two districts we note that Minehead, despite being the main town in West Somerset appears to lack a supply of new land. That is despite the existing large employment area being (almost) fully occupied. There is qualitative scope for some small additional land here, again preferably light industrial and ideally freehold.

5.5.8 We note that new units provided at the Minehead Enterprise Centre are almost all used for some form of small scale industrial and distribution activity (including the upper floors which would not generally be suitable for distribution). So this suggests new development should focus on low specification (and affordable) B1c units. Also that there is a reasonably poorly performing cluster of workshops and garages in the town centre (e.g. Quirke Street) which suggests there may be scope for new affordable workshop and repair type space on a new site.

5.5.9 Secondly we cannot ignore the fact that the demographic profile here is unfavourable to growing the supply of labour. The links between jobs and housing are complicated and outside our scope in this this study. But here we note that the demographic profile could be unfavourable because young people do not feel that this area provides the correct mix of employment opportunities to the retain them (or bring them back post university elsewhere). The successful delivery of Nexus and a growing employment offer could help address this. But this then has implications for the housing market and the supply of new homes.

5.5.10 We would suggest further work is needed to better understand the demographic impact of the new standardised method housing numbers, including work that sensitivity tests the impact of Nexus and a possible younger migration flow than has been previously the case. The work should also explore the scope for a higher housing number (as a policy choice) to support additional job growth – over and above need.

5.5.11 This task is not as easy as it may first appear because while the Government is increasing the supply of housing, over and above the current household projections, national policy does not adjust the size of the UK population. So the economic impact of new housing could be weakened should the homes simply aid additional household formation (i.e. the same number or people, but more able to afford their own home).

5.5.12 For planning we suggest that the client authorities use the Experian balance tables above. They show a similar level of demand as the past take up approach but the underlying forecast provides more details about the drivers of demand. This detail may be useful to better understand what land is needed and why.

5.5.13 Regardless of our conclusion that there is too much land allocated in Taunton Deane it is important that the client authorities continue to protect their built stock of property. Development land is no substitute for built stock and while vacancy rates are low there is no justification to release property that remains viable to occupy.

5.5.14 Where applicants seek to release property, this should only be allowed following extensive market testing, at least 12 months with (ideally) the marketing strategy agreed with the Planning Authority beforehand. It is important that sites are marketed for both leasehold and freehold to allow future owners scope to redevelop sites for new employment uses. Rents should be realistic for the area and type of property – noting that in many parts of the area the market wants cheap, affordable and flexible space and does not wish for ‘quality’ space. Our market review chapter provides additional evidence to help guide the Council in what type of space is in demand, and viable where.

5.5.15 Flowing from the analysis and the conclusions our recommendations are:

Continue to protect the existing stock of floorspace unless a case can be made that both the property and the land (for redevelopment) is not in demand. This would include


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evidence of marketing (12 months), at rents reflective of the location and quality of property concerned. Sites should be offered for freehold sale in addition to leasehold.

Through the plan review process seek to reduce the quantum of allocated land in Taunton Deane to better meet expectations of future demand.

- Where a new mix of uses can improve viability and secure delivery of a remaining employment parcel then such a reconfiguration should be encouraged.

- As a guide the quantum of total provision of allocated sites could reduce by half, firstly by removing sites which are undeliverable and unavailable due to their constraints. But to maintain market attractiveness the smaller (employment) parcels should be at least 3.00 ha in size to provide some critical mass and market presence; or 1ha in smaller villages.

- In reducing the quantum of land allocated preference should be given to those sites which can commit to offering freehold land and/or units for sale.

- The market review chapter should be used to help guide the size and type of units to be provided across the districts.

Where applications are made in Taunton Deane in advance of the plan review the above principles should be followed (B) and at least 50% of the space retained. A site should not be dismissed as having ‘no reasonable prospect’ unless it has been realistically and appropriately marketed for 12 months including for freehold sale in whole or part.

For market balance purposes the Nexus development should be excluded. This is because this site is justified by the Council to ‘break the trend’ and offer something new to the area. As such at cannot be applied against the past trends or Experian forecast derived demand estimates.

In West Somerset the data shows a small oversupply. But the market is very small and this oversupply is very modest. So there is less rationale to reduce the supply; conversely there is merit in considering a new, small allocation (<10 ha) in or around Minehead. This is justified solely for qualitative purposes to provide additional flexibility in the towns market. As with the wider area preference should be given for a least some of this space (~3ha) to be offered freehold.

Further work is needed to understand the role additional new homes can play to boost the local economy. This is outside our scope here and a very complex issue given that Government is boosting the supply of new homes, compared to the household and population projections, but maintaining the size and structure of the population in the national population projections. There is no guarantee that providing more new homes will automatically provide more working age people.


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6 Retail and leisure trends 6.1 Introduction

6.1.1 The traditional role of town centres has been undermined by the continued attraction of out-of-town retail and leisure locations, the growth in popularity of multi-channel shopping, the recent economic downturn and associated decline in expenditure growth. This section reviews the key trends in respect of retail and town centre uses that are considered likely to have the most significant implications for Taunton Deane and West Somerset’s town centres, namely:

Polarisation of town centres

Restructuring of the convenience (food) sector

Growth of commercial leisure sector

Effects of digital technology

Rightsizing

6.2 Polarisation

6.2.1 Since the last economic downturn a number of factors have created a need for retailers to rapidly adapt their business strategies and store formats to economic changing circumstances. These factors include:

Reduced consumer expenditure growth;

Changes in customer requirements; and

Growth of internet and ‘multi-channel’ retailing.

6.2.2 The culmination of these factors resulted in a ‘polarisation trend’ in the comparison sector whereby retailers have increasingly concentrated trading activities within larger retail centres and out of town retail parks. Thus, there is a growing disparity between the comparison retail offer in larger centres (which generally continues to improve) and that within smaller centres (which generally experience decline in comparison retail provision).

6.2.3 Retailers have altered their business models in this way to compete with internet based retailers which have significantly lower overhead costs. Operating a strategic network of large stores in larger centres with capacity to stock full product ranges provides greater efficiency compared to a network of smaller-format stores which offer a limited range of products. The growing popularity of multi-channel retailing means that many retailers now require fewer stores than before to reach their customer base. In 2011, Deloitte estimated that the polarisation trend could result in portfolio reductions of between 30 to 40% in the short to medium term in certain retail categories12. While click and collect purchases in town centres assist in providing activity in physical stores, this has not reversed the polarisation trend amongst multiple comparison retailers.

6.2.4 National retailers have become increasingly concentrated within the larger regional ‘top 100’ centres and the share of comparison retail sales conducted through town centre shops

12 Deloitte LLP, The Changing Face of Retail (2011)


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declined from 64% in 2002 to just over 40% by 201313. The main beneficiaries of this trend have been out of town retail parks.

6.2.5 Retailers are increasingly looking to out-of-town retail parks to meet the demand for large format units. The retail warehousing market has seen increasing demand from traditional high street retailers since these units are considered best placed to serve the multi-channel customer. Key anchor retailers have continued to invest in new large format stores in out of centre locations such as John Lewis at Home and Next Home. These larger stores display their full range of products and provide click and collect facilities in accessible locations. Retail unit floorplates in town centres are generally more constrained due to their historic nature.

6.2.6 Increased demand for out-of-centre floorspace has reduced vacancy levels down to pre-recession levels. Due to a shortage in new space, landlords are focusing on improving the quality of existing retail parks through refurbishment and the introduction of a greater range of uses, including leisure. As a result, retail parks are becoming destinations in their own right offering customers an enhanced shopping experience14.

6.2.7 The retail development pipeline has slowed in recent years; 2012 saw the lowest quantum of new floorspace delivered in the UK since the 1990s. However, since 2012, a number of major retail schemes have opened including Trinity Shopping Centre in Leeds (Land Securities) in 2013; Old Market in Hereford (British Land) in 2014; and, Grand Central in Birmingham (Birmingham City Council) in late 201515. Openings in 2017 include the Lexicon in Bracknell (Bracknell Regeneration Partnership), Victoria Gate in Leeds (Hammerson) and Bond Street in Chelmsford (Aquila Holdings)16.

6.2.8 The scale and type of investment is different to that experienced during the ‘golden age’ of shopping centre development, between 1997 and 2007. In line with the polarisation trend, investment in new comparison retail floorspace is becoming increasingly concentrated in the larger city centres and regional shopping centres.

6.3 Restructuring of the convenience sector

6.3.1 During the economic downturn, the convenience goods sector was a key driver of growth. This sector has traditionally been dominated by the ‘Big Four’ supermarket operators: Asda, Morrison’s, Tesco and Sainsbury’s and large foodstores (2,300 sq m net) were the primary driver of growth in the sector. However, structural changes have taken place in the sector, as follows:

Discount food operators: operators such as Aldi and Lidl have increased their market share of the grocery market significantly and are continuing to expand

‘C-format’ stores: major grocery retailers have expanded their network of smaller convenience stores to increase their market share (Tesco Express, Sainsbury’s Local and Little Waitrose)

Online shopping: the ‘race for space’ over the last decade has resulted in major operators investing in online grocery shopping to increase market shares.

13 Peter Brett Associates, Investing in the High Street: Town Centre Investment Management (2013) 14 Colliers International, Heading out of town-the changing landscape of the retail warehousing market (2016) 15 BCSC (2013) Shopping Centre Development Pipeline Report 16 Cushman and Wakefield (2016) UK Shopping Centre Development Report


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Figure 6.1 UK grocery operators’ growth 2013-2018

Source: Planet Retail, European Grocery Retailing (2016)

6.3.2 Discount retailers are important forces in the convenience goods market and are expected to continue to take market share from the Big Four supermarket operators. As shown in Figure 6.1, between 2013 and 2018 the compound annual growth rate (CAGR) of discount retailers (such as Aldi and Lidl) and convenience (C-format stores) is expected to reach 11% and almost 7% respectively whereas the growth rate among supermarkets is forecast at just 2%.

6.3.3 Verdict expects that the proportion of floorspace accounted for by ‘smaller stores’ will increase from 37.6% in 2007 to 41.6% by 2017. This shift has been driven by a shift in consumer behaviour; shoppers are undertaking an increased number of smaller ‘top-up shopping’ or ‘basket shopping’ trips instead of a weekly food shop to a large out of centre foodstore. This is trend has been exacerbated by the growth of online grocery shopping, as customers undertake top-up shopping to supplement the main grocery delivery.

6.3.4 Convenience operators’ business models have shifted towards the expansion of smaller ‘C-format’ stores. Both Sainsbury’s and Tesco now have more ‘C-stores’ than large supermarkets. In January 2015, Tesco announced they would abandon the development of 49 ‘very large’ foodstores and close 43 unprofitable stores. Both Sainsbury’s and Morrison’s have also withdrawn from a number of large development schemes.

6.4 Growth of the commercial leisure sector

6.4.1 Most commentators predict that commercial leisure, such as cafes, bars, restaurants and cinemas, will constitute a growing share of town centre floorspace. These key trends include17:

Cinema sector: expected to expand via acquisition and diversification of the market despite falling attendance figures over the last two years. The big three cinema operators (Vue, Odeon and Cineworld) are focusing on larger markets where there is limited competition. The second-tier boutique operators and independent operators are focusing on the qualitative difference in their offer to enable them to create specialist markets.

Restaurant sector: contributed significantly to the continued growth of the leisure sector throughout and since the recession. There is some suggestion that demand in the mainstream occupiers has slowed as leisure spending growth also slows; there is some evidence of over-saturation with several large operators (Jamie’s Italian, Strada, Prezzo

17 Savills (2015) UK Commercial Market in Minutes, Savills World Research


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and Byron) scaling back their portfolios in response to rising food and staff costs, rents and business rates.

Health and fitness: the market is expected to experience continued growth in market value with annual memberships increased from 12.6% to 13.2% and 177 new facilities opened in the year up to 2014 predominantly in the budget sector.

Children’s play (Class D2 leisure use): resurgence from the large format D2 leisure operators since the last economic downturn. Operators are offering increasingly diverse activities (e.g. laser combat, climbing and trampolining) because of consumers’ spending more disposable income on leisure-based activities.

Hotels (Class C1 use): Brexit and the consequent weakness of the pound has strengthened demand from overseas for hotel accommodation with PWC18 forecasting a 2.4% growth in the average daily rate for hotel rooms and a 0.9% growth in room occupancy across Greater London. However, the level of growth is modest and further potential growth is dependent on future economic growth of the UK in relation to domestic hotel visits. Recent growth in hotel accommodation has concentrated on national and international operators such as Travelodge, Premier Inn, Holiday Inn and the Ramada Group of hotels, in many cases as part of wider mixed use developments with good accessibility to key transport nodes.

6.4.2 When considering leisure expenditure available to households, spending on food and drink typically accounts for more than 50% of total leisure spending, compared to around 15% on ‘cultural services’ (e.g. going to the cinema, theatre, art galleries or live music) and under 10% on hotels, ‘games of chance’19 and recreation/sporting services.

6.4.3 There is scope for town centres to capitalise on this trend, redefining their function as leisure ‘destinations’ in their own right. The development of a strong commercial leisure offer can help to increase footfall, particularly outside traditional retail opening hours, and visitors undertaking ‘linked trips’ between retail, leisure and other uses also spend increased dwell-time in centres.

6.4.4 However, there is also increasing competition from out-of-town stores and retail parks within the commercial sector, with numerous extensions being planned for A3, A4 and D2 uses. The market remains challenging, particularly in secondary markets outside London and the south east, as evidenced by Crown Estate and TH Real Estate pulling out the planned leisure-led extension to Princesshay shopping centre in Exeter in October 2017.

6.5 Effects of digital technology

6.5.1 The rapid uptake of digital technology in the retail sector has facilitated the growth of online sales which has had a noticeable impact on the built environment in terms of the ways in which retailers utilise physical floorspace.

6.5.2 The threat posed by internet retailing has prompted many national retailers to adopt new business strategies. In the non-food sector, the most competitive retailers have rationalised their property portfolios and focused new investment in online retailing (web development, mobile retailing and click and collect including Amazon Lockers and Doddle shops) in order to boost the efficiency of their operations.

18 PWC, UK hotels forecast 2017 and 2018. 19 Games of chance covers a wide range of games whose outcome depends upon an element of chance, even though skill of the contestants may also be a factor influencing the outcome. A game that involves anything of monetary value, or upon which contestants may wager money is considered to be gambling.


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6.5.3 Property portfolio rationalisation or ‘rightsizing’ i.e. fewer stores in more strategic locations, has resulted in many retailers closing smaller less profitable stores, typically in smaller district centres and concentrating investment in building a smaller network of large stores in larger shopping destinations from major centres upwards, together with substantial new out-of-centre shopping centres.

6.5.4 However, the rate of growth in online retail has slowed in recent years and the overwhelming majority of retail expenditure is transacted through stores. While there may be initial online research, certain sectors (health and beauty, homewares and luxury fashion) remain very focused in physical stores.

6.5.5 Experience has shown that retailers who have invested in multi-channel retailing have proved most successful in recent years. Multi-channel retailing includes a digital online retail presence complemented by physical stores located in a range of accessible and attractive locations. Some retailers are increasingly using digital technology in order to drive footfall and in-store purchases. Examples of such practices include:

in-store handheld internet devices: to provide customers with detailed product information and enable online ordering;

geo-referencing: sending information to customers’ mobiles about offers and promotions when they pass close to a store; and,

mobile loyalty card programmes: allow offers to be tailored to individuals shopping habits.

6.5.6 The corollary to this is that some pure-play online retailers have now started going from ‘clicks to bricks’ by operating physical stores: women’s fashion retailer Missguided opened a flagship store at Westfield Stratford in late 2016; Amazon had a pop-up store in central London on Black Friday. Savills research refers to 17 previously solely online retailers now operating standalone physical stores since 201220.

6.5.7 These developments help to ensure that town centres remain a focus for retailing uses despite the significant rise in online sales and other out of centre shopping centres and standalone stores. Innovative approaches to fulfilment of customer orders and other retail needs is essential to maintaining footfall which otherwise be lost.

6.6 Rightsizing: repurposing existing floorspace

6.6.1 The consequence of portfolio rationalisation and retailer administrations has been surplus floorspace in both town centres and out-of-town retail parks. For the main part, these spaces have been re-occupied by the food and beverage sector; however, other alternative uses include:

Leisure and assembly uses including boutique cinemas, gyms in foodstores (e.g. Puregym) and conference space (Beales in Bournemouth)

Residential in locations where demand and cost of conversion make this viable. This is more relevant to town centres than retail park locations, and has the benefit of increasing footfall in town centres outside normal shopping hours.

Meanwhile uses: curated temporary shopping and leisure experiences in vacant buildings. While to date, this has mainly been focused in London, this is a model that could

20 Spotlight Retail Revolutions 2018 Outlook


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Employment uses: while this has yet to be taken forward, the property press indicates that John Lewis are considering partnering with a co-working/shared office provider to drive income from vacant floorspace.

6.7 What this means in the context of Taunton Deane and West Somerset

6.7.1 Taunton is the main town centre within the study area, with Minehead playing a lesser role in the sub-regional network of competing centres. The table below, drawing on VENUESCORE data, shows the relative ranks of the two centres within the sub-regional network of centres. The method used evaluates each centre in terms of the provision of multiple retailers, with weighted scores attributed to different retailers e.g. a John Lewis major department store is scored at 30, a Debenhams department store scores 10, M&S is treated as a local anchor (4), down to a leisure goods destination retailer like Sports Direct (2) or other multiple like Clarks or 99ps Stores (1). These make up the VENUESCORE for each centre.

6.7.2 The table clearly shows the higher-order roles played by Bristol and Exeter as major retail locations; Taunton does however feature in the top 100 ranked centres. Minehead can be seen to play a similar retail role to Burnham-on-Sea. The table also provides some insight into the quality of the offer: while Bristol and Exeter cater to the upper middle market, Taunton is identified as middle market, with retailers focusing on the older demographic. Similarly, Minehead’s offer is focused to the older demographic. However, this is not uncommon for the sub-region.

Table 6.1 Venuescore ranking of study area and competing centres

Centre Local authority

Location grade

Venue-score21

Venue-score rank

Market position22

Fashion position

Age position

Bristol Bristol, City of Major City 419 13 Upper Middle

Fashion Forward Mid

Exeter Exeter Major Regional 336 24 Upper

Middle Fashion Moderate Old

Cribbs Causeway Shopping Centre

South Gloucestershire Mall 168 134 Upper

Middle Fashion Moderate Mid

Taunton Taunton Deane Regional 196 92 Middle Updated

Classic Old

Yeovil South Somerset Regional 143 170 Middle Fashion

Moderate Mid

Barnstaple North Devon Sub-Regional 133 189 Middle Updated

Classic Mid

Weston-super-Mare North Somerset Sub-

Regional 118 215 Middle Traditional Old

Bridgwater Sedgemoor Sub-Regional 87 322 Lower

Middle Traditional Old

Wells Mendip District 39 803 Upper Middle Traditional Old

21 Weighted count of multiple retailer presence by venue 22 Position from high-end retailer focus or discount-oriented retailer focus


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Centre Local authority

Location grade

Venue-score21

Venue-score rank

Market position22

Fashion position

Age position

Chard South Somerset District 31 1047 Lower

Middle Progressive Mid

Burnham-on-Sea Sedgemoor Minor

District 28 1151 Middle Updated Classic Mid

Minehead West Somerset

Minor District 25 1281 Lower

Middle Traditional Old

Street Mendip Minor District 22 1429 Middle Fashion

Moderate Mid

Glastonbury Mendip Local 16 1908 Middle Traditional Old

Ilminster South Somerset Local 10 3152 Middle n/a Old

Source: Venuescore 2016

6.7.3 In line with the polarisation trend, while there has been significant investment in Bristol’s retail (and leisure) offer, other centres in the sub-region have not experienced a comparable level and the high-profile stagnation of a major retail and leisure scheme in Exeter underlines the difficulties in bringing forward viable town centre schemes outside the handful of largest centres. With respect to the centres in TDWS, Taunton, rather than the smaller, more locally-focused centres, is of a scale that will have been most susceptible to the effects of the polarisation on retail and leisure investment.

6.7.4 In addition to the main centres, there are a number of out-of-centre destinations in the wider area which exert influence on TDWS. As shown in the table above, Cribbs Causeway ranks highly in the region and it is likely that the perceived attraction of the extended retail parks in the area will increase this. There is a current application for substantial expansion of the retail and leisure offer which received a resolution to grant from South Gloucestershire but is now awaiting a decision from the Secretary of State. This has the potential to increase the level of leakage from TDWS in the future.

6.7.5 As a result of limited in-centre investment, many traditional town centres suffer from a lack of the large-format floorplates which modern retailers require. This is a consideration for Taunton Deane and West Somerset. Not least because in addition to competing town centres, there a number of out-of-centre facilities which compete with the main centres assessed and it is these locations that larger-format retail units are more readily available or are easier to develop. Existing out-of-centre provision is primarily located around Taunton at Riverside Retail Park, St Johns Retail Park, Priory Fields Retail Park, Heron Gate Retail Park and includes both retail and leisure facilities, including the main cinema provision in TDWS.

6.7.6 In leisure terms, it is important to note that the economy is boosted by tourist spending. This is particularly relevant to West Somerset, given the proximity of Exmoor National Park and also the Butlins in Minehead. The Value of Tourism report quantifies direct visitor spending as in 2015 as £175m, of which £110m is within the leisure sectors:

Table 6.2 Direct visitor spending West Somerset (2015)

UK staying visitors

Overseas staying visitors Day visitors Total

Accommodation £49.6m £3.1m £52.7m


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Shopping £16.9m £2.6m £13.7m £33.2m

Food and drink £28.5m £2.1m £34.1m £64.7

Attractions/entertainment £14.6m £0.7m £9.1m £24.4

Source: Value of Tourism West Somerset

6.7.7 This is likely to mean that the West Somerset economy is more capable of sustaining greater retail and leisure facilities than the resident population would suggest, albeit that this may be subject to seasonal variation which brings with it separate challenges.


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7 Quantitative retail and leisure needs 7.1 Introduction

7.1.1 This section sets out our quantitative findings on retail and leisure capacity in Taunton Deane and West Somerset. This comprises review of the household survey undertaken in support of this study; analysis of spending patterns; and quantitative capacity analysis for convenience and comparison goods, including an overview of the method adopted, data inputs and assumptions and finally identifying retail need over the period to 2037.

7.1.2 The range of commercial leisure uses assessed are defined in Annex 2 of the NPPF as follows: ‘cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls’. This section identifies spending growth in these main categories and presents the quantitative need assessment for food and drink uses (Class A3-A5).

7.2 Household survey

7.2.1 The results from the 1,000-response household telephone survey, carried out by NEMS in August 2017, have been used to identify patterns of comparison and convenience retail and leisure spending in Taunton Deane and West Somerset.

7.2.2 In defining the study area, we have had regard to the administrative geography of Taunton Deane and West Somerset, and the extent of ENPA. As shown on the figure below, the study area has been split into 10 zones based on postal sectors. Zones 1 to 4 broadly align with Taunton Deane; zone 5 relates to the part of West Somerset outside ENPA; zones 6 to 10 extend into a number of neighbouring authorities in order to understand the wider influence of provision within Taunton Deane and West Somerset.

Figure 7.1 Household survey area


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7.2.3 The table identifies the main centres in each zone and the relevant local authorities. In addition, because in reporting we look at three different geographies (Taunton urban, Taunton rural and West Somerset excluding ENPA), we identify those zones which make up each reporting geography.

Table 7.1 Town centres within the study area

Reporting geography Zone Centres Local authority

Taunton urban 1 Taunton Taunton Deane

Taunton rural

2 - Taunton Deane

3 Wellington Taunton Deane

4 Bishops Lydeard Wiveliscombe Taunton Deane

West Somerset exc. Exmoor National

Park Authority (ENPA)

5 Minehead Watchet Williton

West Somerset

Outside TDWS

6 Dulverton West Somerset/Exmoor National Park Authority

7 Tiverton Mid Devon

8 Chard Ilminster South Somerset

9 Langport South Somerset

10 Bridgwater Sedgemoor

7.2.4 Within the study area, completed surveys were obtained from 1,600 households across the sixteen study zones. Questions were asked on convenience, comparison and leisure spending. The raw survey data is provided at Appendix A . Weightings are applied to the answers to derive a composite market share for spending on convenience and comparison goods. This informs our quantitative assessment of needs provided at Appendix D and Appendix E

7.3 Spending patterns

7.3.1 The data for spending patterns is set out in Tables 4a and 4b for comparison and convenience goods in Appendix D , and for leisure usage in Table L3-7 in Appendix E based on the household survey results.

Comparison goods

7.3.2 Figure 7.2 summarises the comparison spending market shares firstly by zones within TDWS and secondly by reporting geography within TDWS. It is clear that comparison retention in Taunton urban (zone 1) is very high. In contrast, retention in Taunton rural (zones 2-4) is very low; however, much of this spending is retained in the TDWS zones. This is reflected in the high level of overall retention in TDWS (87%). Within West Somerset (zone 5), while the level of leakage to outside TDWS is highest in this zone (19%), nearly a third of comparison expenditure is retained within the zone itself with the residual being spent in locations within Taunton Deane (zones 1-4).


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Figure 7.2 Comparison spending market shares by zones within TDWS

(2017)

7.3.3 The following figures show the trade draw of the main centres within TDWS. Taunton exerts influence over the whole study area, including drawing just over a third of its trade from neighbouring authorities (zones 6-10). Wellington’s catchment is more locally focused, drawing nearly 70% of its trade from its home zone (zone 3). It does exert a degree of influence outside TDWS, including taking 11% of its draw from zone 7 (Mid Devon, including Tiverton). We do not show the trade draw for Bishops Lydeard as its influence does not extend beyond its home zone (zone 4).

Figure 7.3 Trade draw for Taunton Deane town centres

Source: Appendix D Table 4a

7.3.4 The figures below show the more limited influence of West Somerset’s town centres. In all cases, zone 5 as the home zone for all these centres, accounts for more than 66% of spending drawn to the centres. Only Minehead achieves significant influence outside the

91%

2%

22%

4%

32%

2%

83%

65%

80%

49%

7%15% 13% 16% 19%

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5

Retained expenditure

Other TDWS and WS exc. ENPA zones

Leakage to outside TDWS & WS exc. ENPA

91%

10%

32%

87%

9%

90%

68%

13%

Tauntonurban (zone

1)

Taunton rural(zones 2-4)

WestSomerset exc.ENPA (zone

5)

TDWS exc.ENPA (zones

1-5)

Zone 129%

Zone 214%

Zone 37%

Zone 48%

Zone 510%

Zone 63%

Zone 73%

Zone 814%

Zone 95%

Zone 10 9%

Taunton Zone 14%

Zone 28%

Zone 369%

Zone 45%

Zone 51%

Zone 6 1%

Zone 711%

Zone 81%Wellington


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TDWS zones, drawing nearly a third from zone 6 (ENPA); which is unsurprising given this zone only includes one small centre at Dulverton.

7.3.5 Because of the limited role played by Wiveliscombe, which only draws trade from its home zone (zone 4), we have not shown it below.

Figure 7.4 Comparison trade draw for the West Somerset centres

Source: Appendix D Table 4a

7.3.6 High levels of comparison goods spending are retained within TDWS. The survey results confirm Taunton’s role as the main comparison shopping destination within TDWS and, in part because of the primacy of Taunton, none of the West Somerset centres exert significant influence in Taunton Deane. Minehead and Wellington perform a subordinate role to Taunton, while the other centres have only a limited comparison function so their influence remains very local.

Convenience goods

7.3.7 The figure below summarises convenience spending patterns in the TDWS zones. On the left, we show spending patterns on a zonal basis in terms of the proportion of convenience spending that is retained in the zone, what available spending in that zone is spent in other TDWS zones and the proportion of resident-generated expenditure leaking to destinations outside the TDWS zones. On the right, we set out retention and leakage terms of the different

Zone 11%

Zone 566%

Zone 632%

Minehead

Zone 410%

Zone 590%

Watchet

Zone 598%

Zone 62%

Williton


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reporting geographies: Taunton urban, Taunton rural, West Somerset excluding ENPA and then in total for the three geographies (i.e. zones 1-5).

7.3.8 This shows that overall convenience retention across TDWS is high at 93%, but that there is variation within TDWS. Namely:

Residents of Taunton rural (zones 2-4) look primarily to Taunton urban (zone 1) to meet their needs, reflecting the location of convenience store provision

Residents in West Somerset exc. ENPA meet a more limited proportion of their overall convenience needs in their home zone (zone 5) and while some look to Taunton Deane zones to meet their needs (14%), there is leakage to destinations outside both authority areas, primarily Bridgwater (within zone 10).

Figure 7.5 Convenience spending patterns

Source: Appendix D

7.3.9 In terms of convenience spending by centre, as with comparison shopping, Taunton exerts influence across the study area but has the strongest influence in zones 1 and 2. Minehead shows a more localised function, with nearly three quarters of trade coming from home zone residents. The other town centres exert little or no influence beyond their home zones.

99%

7%

58%

17%

69%

1%

79%

36%

80%

14%14%6% 3%

17%

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5

Retained Expenditure Other TDWS zones

Leaked outside of TDWS

99%

28%

69%

93%

1%

72%

31%

7%

Tauntonurban (zone

1)

Tauntonrural (zones

2-4)

WestSomersetexc. ENPA

(zone 5)

TDWS exc.ENPA

(zones 1-5)


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Figure 7.6 Convenience spending patterns

Leisure spending patterns

7.3.10 The range of commercial leisure uses assessed are defined in Annex 2 of the NPPF as follows: ‘cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls’. The third part of this section presents the quantitative need assessment for food and drink uses (Class A3-A5) and cinemas.

7.3.11 The table below summarises the proportion of leisure spending in the main categories by TDWS residents which retained and conversely the proportion of spending which is made in competing destinations outside the two authorities. It also provides a split of leisure spending in the TDWS area in terms of the proportion which is derived from TDWS residents and the proportion which is inflow from people living outside the TDWS. This does not include any adjustment for tourism inflow.

Table 7.2 Leisure spending patterns summary

Resident

expenditure retention in

TDWS

Resident expenditure

leakage from TDWS

Residential expenditure as a

proportion of total

Inflow expenditure as a proportion of

total

Food and drink (A3-5) 90% 10% 79% 21%

Cinema and theatres 88% 12% 71% 29%

Recreation 95% 5% 80% 20%

Games of chance 92% 2% 72% 28%

Source: Appendix E

7.3.12 This shows that leisure expenditure retention is high in all categories. While there is some inflow in all cases, it is highest for cinema and theatre and games of chance. Of the expenditure that is currently leaking outside the TDWS area, closer examination of the data shows that:


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Food and drink: Bridgwater, Exeter and Portishead are the main destinations outside the TDWS area chosen by residents.

Cinema and theatres: the small proportion of leakage is dispersed over a wide area. Bridgwater exerts some attraction over Zone 1 (Taunton urban) and 5 (West Somerset) residents but this is only 3% of available spending.

Recreation: retention is very high, reflecting the local nature of recreation consumption. Very modest leakage to areas immediately adjoining the TDWS zones including to Bridgwater and Chard.

Games of chance: as with recreation, retention is very high with only Bridgwater attracting any real spending and this is confined to zone 5 (West Somerset) residents.

7.3.13 In relation to how the key centres perform, the figures below, which include inflow spending from zones outside TDWS (but not including tourism inflow), show that Taunton is the main leisure destination in the TDWS, accounting for almost three quarters of spending in the area. Minehead and Wellington perform a more limited role. Further to this, it is clear that for most centres, leisure facilities are confined to food and drink, with some recreation offer. The exceptions to this are Taunton, Wellington and the out-of-centre offer which attract spending in all the leisure categories.

Figure 7.7 Share of leisure spending in TDWS centres

Source: Appendix E


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Figure 7.8 Breakdown of leisure destinations’ market shares by category

Source: Appendix E

7.4 Quantitative needs

7.4.1 This section should be read in conjunction with the tables contained at Appendix D and Appendix E which set all the information referred to below, together with full details of relevant data sources. An overview of the method is set out in Appendix F . Appendix G summarises the headline economic forecasts which feeds into this quantitative assessment of retail and other town centre needs.

7.4.2 Capacity forecasts should, in line with the PPG, be subject to regular review throughout the plan period in order to ensure an up-to-date evidence base which is based on accurate economic and market trends. PBA also advise that longer-term quantitative forecasts set out in this assessment (post 2022) should be treated as indicative.

Population growth

7.4.3 The population data used in the study is derived from Experian MMG3; this is aligned with ONS 2014-based sub-national population projections (SNPP). The table below shows that over the period, there is forecast to be an additional 37,330 residents in the study area; with approximately half of this growth in Taunton Deane and West Somerset.


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Table 7.3 Population growth in the study area 2017-37

Zone 1 Taunton urban

Zone 2-4 Taunton rural

Zone 5 West Somerset

(exc. ENPA)

Zones 6-10 Outside

TDWS

Zones 1-10 Study

area

2017 61,577 58,156 26,691 163,990 310,414

2022 63,864 60,265 27,256 169,731 321,116

2027 65,776 62,346 27,659 175,091 331,153

2032 67,526 64,063 28,584 179,477 339,650

2037 69,389 65,539 29,085 183,731 347,744

Growth 2017-37 7,812 7,383 2,394 19,741 37,330

Source: Appendix D

Claims on expenditure

7.4.4 As part of our capacity assessment, we take account of a number of factors which act as potential claims on available expenditure. These are:

Special forms of trading (SFT): as set out in Appendix G , SFT such as online shopping has been removed from the baseline expenditure forecasts, in line with current forecasts of growth in this sector. The deduction (adjusted for sales in stores) made for SFT which is derived from the December 2017 Experian Retail Planner Briefing Note 15 (ERPBN) and held constant after 2035. Over the period 2017-36, in line with the trends identified in Appendix D, the proportion of SFT is forecast to continue steadily increase from 13.5% in 2016 to 18.0% in 2036. The total expenditure figures summarised in Table 7.3 and Table 7.4 make allowance for this.

Committed developments: account needs to be taken of commitments for new retail and leisure floorspace (schemes implemented but not yet trading at the time of the household survey, or extant planning permissions which would result in additional retail floorspace) and sales density growth (which is the growth in turnover for existing retailers within the study area). Four commitments have been identified and are set out at Table 2 Appendix D :

o the mixed-use redevelopment of the Firepool site, which includes a new foodstore and comparison retail floorspace, as well as food and drink space, in Taunton

o the leisure-led Coal Orchard scheme in Taunton which includes some comparison retail floorspace

o a new edge-of-centre foodstore in Williton

o an out-of-centre convenience-led retail development at Bridgwater Road, Bathpool.

It is estimated these schemes will turnover at £100m (£45m convenience and £55m comparison) in 2017; in the case of the approved comparison floorspace, we then make allowance for sales efficiency growth in line with our assumptions set out in Appendix G .

Sales density growth: or floorspace productivity or efficiency growth is the amount of expenditure which is ‘ring fenced’ for existing floorspace to improve its turnover each year. Allowances for sales density growth are linked to expenditure growth; expenditure


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growth rates of 1.9% per annum has been used for the period from 2017 onwards. Because of the low level of expenditure growth forecast up to 2017, no allowance for improvement in densities is made in the first year of the study. Although different types of floorspace will have different abilities to absorb expenditure growth, with more modern floorspace being able to accommodate growth than more historic floorspace. However, given there is a mix of floorspace types within the study area, this average approach is considered to be robust.

Expenditure growth

7.4.5 Over the study period, available comparison and convenience expenditure (excluding an allowance for SFT) is expected to grow by £410m. Within the leisure categories, where SFT is not relevant, available spending is forecast to grow by 39% from 2017 levels, with the majority focused in the A3-5 uses.

Table 7.4 Available expenditure growth (£m) in Taunton Deane and West

Somerset (2017-37)

Comparison retail

Convenience retail

A3-A5 Cinema & theatre

Recreation Games of chance

2017 £398 £312 £302 £17 £35 £115

2037 £786 £334 £420 £23 £48 £159

Growth £388 £22 £118 £7 £13 £44

Growth as a % of 2017

97% 7% 39%

Source: Tables 3a and 3b. Zones 1-5 only (Taunton Deane and West Somerset)

Inflow expenditure

7.4.6 Value of Tourism for West Somerset (2015) indicates that for West Somerset as a whole, shopping expenditure (covering convenience and comparison goods) totalled £33m. While, this figure includes part of ENPA, because the study area also includes ENPA, and the TDWS area specifically only accounts for a proportion of this district-wide spending.

7.4.7 Because of the greater retail provision outside the national park boundary, we have assumed that 75% of tourism inflow will go to West Somerset outside ENPA, in line with its function but have made modest allowance for additional inflow to Taunton Deane.

Comparison needs

7.4.8 The table below summarises quantitative comparison needs in the TDWS over the study period. This shows that in short term there is no requirement because of existing commitments. However, over the medium term some need begins to emerge. By the end of period, there is a requirement of 13,750 sq m net; however, we recommend caution in considering figures from 2027 onwards because of the uncertainties of long-term forecasts.


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Table 7.5 Comparison capacity in Taunton Deane and West Somerset

(2017-37)

2017 2022 2027 2032 2037

£M

Taunton Deane -£43 -£39 £2 £54 £125

West Somerset exc. ENPA -£2 -£3 £0 £5 £11

Taunton Deane & West Somerset exc. ENPA

-£45 -£43 -£1 £55 £130

Floorspace (sq m net)

Taunton Deane -7,142 -5,804 209 6,431 13,199

West Somerset exc. ENPA -350 -411 46 565 1,141


-7,492 -6,428 -113 6,515 13,750

Source: Table 6a

7.4.9 Looking at the different geographies, most need is concentrated within Taunton Deane which reflects its more substantial retail offer in TDWS.

Convenience needs

7.4.10 In convenience terms, because capacity is primarily driven by population growth and because of the recent commitments in Williton and Taunton, there is no quantitative scope for additional provision. Again, we recommend caution in relying on long-term forecasts.

Table 7.6 Convenience capacity in Taunton Deane and West Somerset

(2017-37)

2017 2022 2027 2032 2037

£M

Taunton Deane -£39 -£32 -£24 -£16 -£7

West Somerset exc. ENPA -£16 -£16 -£16 -£15 -£13


-£55 -£49 -£40 -£31 -£21

Floorspace (sq m net)

Taunton Deane -3,228 -2,685 -2,004 -1,321 -592

West Somerset exc. ENPA -1,350 -1,361 -1,301 -1,210 -1,105


-4,578 -4,056 -3,322 -2,554 -1,723

Source: Table 6b


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Leisure needs

7.4.11 In quantifying leisure needs, we focus on food and drink uses, as the most significant component of leisure spending, and cinema uses in identifying the scope for additional floorspace.

7.4.12 The capacity calculations below are only indicative because food and drink businesses’ turnovers differ greatly. For example, national chains are expected achieve much greater turnovers than smaller independent businesses. Nonetheless a high-level capacity figure has been identified at Appendix E

Table 7.7 Cumulative food and drink capacity (sq m gross)

2017 2022 2027 2032 2037

Taunton Deane 0 1,384 3,218 5,091 7,036

West Somerset exc. ENPA 0 155 405 671 929


0 1,522 3,597 5,729 7,919

Source: Appendix E

7.4.13 In considering the above figures, it is important to also consider the commitment for up to 2,600 sq m gross food and drink uses as part of the Firepool development in Taunton. This would absorb all quantitative capacity in the period to 2022.

7.4.14 A high-level capacity assessment for cinema screens has also been undertaken. The cumulative findings are summarised below for the combined TDWS area. While we have analysed this at a lower geography, given the leisure market analysis set out in the preceding sections, it should be recognised as a higher-order function. Based on existing levels of retention, there is little quantitative need for further cinema screens in the area over the period.

Table 7.8 Cinema screen capacity for TDWS

2017 2022 2027 2032 2037

Total population 146,424 151,385 155,781 160,173 164,013

Retention rate 88% 88% 88% 88% 88%

Potential catchment 129,275 133,655 137,536 141,413 144,803

Cinema screen potential 9 9 9 9 10

Existing cinema screen 9 9 9 9 9

Cinema screen capacity 0 0 0 0 1

Source: Appendix volume 2

7.5 Conclusions

7.5.1 In overall terms, the existing network of retail provision largely caters to meeting its own residents’ needs, with 87% of comparison and 93% convenience expenditure retained in Taunton Deane and West Somerset.


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7.5.2 In comparison goods terms, the proportion of residents’ need met within Taunton Deane is significantly higher than West Somerset (88% vs 32%). This reflects the more limited comparison provision in West Somerset, with many residents meeting their comparison shopping needs in Taunton Deane or, to a lesser extent, Sedgemoor (particularly Bridgwater). Both areas experience inflow from the surrounding area: in the case of the Taunton Deane locations, this inflow accounts for 37% of total turnover; in West Somerset, this inflow (which is bolstered by tourist spending) accounts for over half of turnover.

7.5.3 Convenience goods expenditure retention in Taunton Deane is very high at 95%; as with comparison goods, the proportion of expenditure retained in West Somerset is lower at 69%. Again, this lower share of retention in West Somerset is compensated for by outflows to Taunton Deane and Sedgemoor. While inflow overall is limited, as is typical of what are generally more localised shopping patterns, just over 30% of West Somerset’s convenience destinations turnover is accounted for by inflow spending. This is primarily driven by flows from those living in ENPA where provision is very limited.

7.5.4 In leisure terms, retention of leisure expenditure within Taunton Deane and West Somerset is high, at over 85% across all the leisure categories. Only 10% of available food and drink (A3-5) expenditure, which accounts for the majority of leisure spending, leaks to destinations outside the study area (Exeter and Bridgwater); this is more than balanced by inflow from the client authorities. In relation to the destinations with Taunton Deane and West Somerset, all attract some food and drink expenditure. Conversely, only Taunton (games of chance), Wellington (recreation) and out-of-centre destinations (primarily cinema) attract expenditure in other leisure categories. However, Taunton is by far the most significant leisure destination; it is noted that Minehead’s leisure role is likely to be bolstered by tourist spending which is not factored into this analysis but even taking account of this, it is unlikely to displace Taunton’s role.

7.5.5 Taunton is the key shopping and leisure destination in the study area. The other larger centres of Wellington and Minehead retain and attract some spending, this is limited in the context of the role and function of Taunton. The rural centres of Bishops Lydeard, Watchet, Williton and Wiveliscombe, all of which have a limited retail and leisure offer, provide a purely local role and do not exert influence beyond their home zones.

7.5.6 In terms of quantitative need, there are substantial convenience, comparison and leisure commitments in Taunton (notably Firepool) and Williton which serve to absorb capacity in the short to medium term. While comparison and leisure need does emerge in the medium to longer term, caution should be exercised when relying on forecasts beyond five years.

7.5.7 In the case of convenience goods needs, there is negative capacity for the whole study period because of static per capita spending levels. However, population is forecast to grow and there may be qualitative justification for additional convenience floorspace tied to strategic housing growth.


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8 Town centre health checks and qualitative needs

8.1 Introduction

8.1.1 This section considers the role and function of the hierarchy of centres in Taunton Deane and West Somerset.

8.1.2 The retail hierarchy for Taunton Deane consists of Taunton as providing a sub-regional role; Wellington is identified as a secondary town centre and a future district centre is identified at Monkton Heathfield. Wiveliscombe and Bishop’s Lydeard are identified as major rural centres which the Core Strategy states ‘will provide the focus for essential facilities within rural communities’23. The hierarchy for West Somerset has Minehead as the main centre, with Watchet and Williton identified as rural service centres. The town centre health check data is provided at Appendix H.

8.1.3 For the three main centres (Taunton, Wellington and Minehead), full health check assessments are provided against the National Planning Practice Guidance (PPG) indicators set out in the figure below. Monitoring the health of centres provides a benchmark of current performance; it identifies opportunities for growth and warning signs where centres or specific areas may be in decline.

Figure 8.1 PPG town centre vitality and viability key indicators

Key indicators of town centre vitality and viability:

▪ Diversity of uses ▪ Proportion of vacant street level property ▪ Commercial yields on non-domestic property ▪ Customer views and behaviour ▪ Retailer representation and intentions to change representation ▪ Commercial rents ▪ Pedestrian flows ▪ Accessibility ▪ Perception of safety and occurrence of crime ▪ State of town centre environmental quality

Source: PPG (2014)

8.2 Taunton Deane town centres

Taunton

8.2.1 Taunton town centre is the main centre in Taunton Deane. The convenience offer is just below the national average, and includes a selection of supermarkets and convenience stores as well as local independent butchers, bakers and greengrocers. The centre also offered daily market stalls selling a variety of goods. The centre has a significant proportion of comparison retail, dominated by national multiples in large units. The food and drink offer is a well-balanced mix of national multiples and independent cafes and restaurants.

8.2.2 The proportion of vacant units in the centre is below the national average.

23 Policy SP1


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8.2.3 The town centre does not have a particularly distinct character, and some buildings are poorly maintained. The area surrounding the Parade is generally attractive, with trees and many cafes and restaurants. The High Street is pedestrianised and generally safe.

8.2.4 There are several site allocations in Taunton town centre which provide options for retail development. These include:

Firepool: Located in the north of the town centre, this site could provide a mix of office, retail and leisure uses, and approximately 400 dwellings. A mixed-use development on the site now has a resolution to grant planning for a range of uses including a new large foodstore, comparison retail floorspace, food and drink space, as well as 200 dwellings, office floorspace and a hotel.

Station Approach: The site could improve access between the rail station and the town centre, enhancing the public realm at the same time.

Cricket Club, Coal Orchard and Morrisons: These sites are a regeneration opportunity which has the potential to provide improved leisure facilities, enhanced public space, retail, office and residential development. Permission on the Coal Orchard site is included as a commitment in this study.

Tangier, Tesco and Wood Street: These development sites located along the River Tone will be developed primarily for residential use, although some commercial and leisure floorspace is expected.

8.2.5 Drawing this together, Taunton is considered to be vital and viable. Its health will however need to be monitored closely to understand the impact of the edge-of-centre development Firepool which, while it may draw trade back to the town, has the potential to dilute existing expenditure in the town centre. Similarly, there are out-of-centre threats in the form of enhancements at Cribbs Causeway, the potential for improvement in Exeter’s out-of-centre offer and the potential allocation in the emerging Mid Devon local plan for the development of an outlet village outside at Junction 27 which have the potential to impact on shopping patterns in the future.

Wellington

8.2.6 Wellington town centre is located at a crossroads, and has a range of small independent shops and restaurants. The convenience offer is significantly higher than the national average, with national retailers such as Waitrose and the Co-operative, as well as smaller independent operators which form part of the centre’s identity as a ‘Food town’. Although the comparison retail offer is below the national average, the stores are small independent retailers which offer high quality good catering to the middle to luxury market. There is a wide range of food and drink facilities, with a few independent pubs.

8.2.7 Although the number of vacant units in the centre has decreased in recent years, the proportion is higher than the national average. There are no pedestrianised areas in Wellington, but there is ample street furniture on the wider streets to cater to the local shoppers. Many buildings are Listed and the retail area has an attractive setting.

8.2.8 There is ample parking which is at present subject to a low charging regime. While the centre is served by a network of buses, people continue to access the centre primarily by private car. It is therefore important that the charging regime remains attractive to those shopping and using the town centre.

8.2.9 Overall, the centre is considered to be healthy and performing its role in the retail hierarchy. However, there is scope for improvement, particularly in terms of enhancing the public realm to encourage people using the town centre to increase dwell time and potentially also spend in


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the centre. There is also some evidence that peripheral streets in the centre would benefit from maintenance so that the overall environment is more akin to the quality of retail and leisure offer in the centre.

Wiveliscombe

8.2.10 The centre has 30 units in the centre of the village and serves a rural catchment. The centre is anchored by a Co-operative store, with several other convenience stores. The service offer is focused on day-to-day needs and includes several takeaways, an estate agent, surgery, library and laundrette.

8.2.11 Activity in the centre is focused on The Square which is well maintained and has pleasant public realm. However, on the High Street there are a number of vacancies, indicating that there is of an oversupply of floorspace in the centre such that it would be benefit from the centre boundaries being more closely focused. It is important to note that the vitality and viability of centres is enhanced by the resident and working population; therefore, conversion to alternative uses of poor quality retail stock at the fringes of the centre may be beneficial.

8.2.12 As a rural centre with no rail access, the town is served by two car parks which both appeared to be well-occupied at the time of the survey. There is no charging regime therefore it is possible that residents and workers may account for a significant proportion of occupiers; this is not necessarily a point of concern but in the event that there is a move to additional homes within the centre (particularly at upper storey above shops), the parking implications will need to be monitored to ensure that the remains sufficient opportunity for those using town centre facilities to access the Wiveliscombe.

Bishops Lydeard

8.2.13 Bishops Lydeard, while having the same role as Wiveliscombe as a Major Rural Centre in the adopted plan, has only a very small retail and leisure offer with only nine units in total. This offer is dispersed along the High Street such that there is no clear focus to the centre, beyond the Co-operative foodstore as the most significant element of the offer.

8.2.14 Footfall in the centre was low at the time of survey; in contrast to this, the High Street is heavily trafficked and there is only limited parking.

8.2.15 The centre clearly plays a role in meeting residents’ day-to-day needs; however, as confirmed by the household survey, this is limited to its home zone. The Co-op plays an important role in anchoring the limited offer and if the store closed and was not reoccupied by another national convenience operator, it is likely that the role of the centre would be further reduced. It should therefore be protected as a rural centre.

8.3 West Somerset town centres

Minehead

8.3.1 Minehead is the largest town centre in West Somerset. The convenience offer is lower than the national average and consists of a Co-operative and a good range of independent bakeries and shops. The comparison offer is above the national average, but with very few fashion retailers. Instead the comparison offer is dominated by non-fashion retailers, with a variety of national multiples and independent retailers. The overall food and drink offer is lower than the national average, but there appears to be a good balance between national multiples and independent offerings.


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8.3.2 Minehead’s offer also caters to well-established tourist population, with Butlins located on the edge of the town and as the most significant centre in proximity of the National Park. Despite this, Minehead’s leisure offer is limited with very few national food and drink operators.

8.3.3 Although the number of vacant units was below the national average, there is evidence of a high turnover of retail units on certain streets. There is no pedestrianisation in Minehead; however, the streets with the primary retail offer are wide and easily accessible, and the centre is also well signposted. The overall appearance of Minehead is very appealing, with some architecturally interesting buildings, as well as hanging baskets, tress and street furniture, which create a pleasant shopping and visitor experience.

8.3.4 Overall, the centre is performing in line with its role; however, there is scope for it to capture a greater share of visitor expenditure if the service and retail offer were bolstered. This is however a challenge because of the inevitable seasonal variation associated with tourist spending. In the context of what is effectively highly discretional spending, as visitors will readily substitute for a more attractive alternative, the introduction of a BID is likely to be beneficial to the centre so that the environment continues to be well-maintained.

Watchet

8.3.5 Watchet is a secondary service centre in the adopted plan. As well as playing an important role for residents, it is also catering visitors and tourists.

8.3.6 It has just under 40 units, with approximately half being occupied by services and leisure uses, including a relative high proportion of food and drink operators. In terms of the retail offer, convenience provision is focused on a Co-operative foodstore. In relation to comparison shopping, this is characterised by both day-to-day lower value independent shops catering to leisure uses and also gift/souvenir shops catering to visitors.

8.3.7 The town centre environment is characterised by narrow streets with limited pavement space; however, because the town is not located on the major road network, traffic does not dominate. Furthermore, the sea front has been pedestrianised creating an attractive focal point.

8.3.8 Vacancy levels are current low; however, it will be important to monitor the health of the centre given the recent closure of the Wansborough Paper Mill as a large employer in the town which is likely to have reduced the daytime expenditure in the centre. While this was now three years ago, the effects can take time to be fully felt. While the centre appears to be healthy at present, there is a balance to be struck in terms of catering to both residents/workers and tourists/visitors.

Williton

8.3.9 As with Watchet, Williton is a secondary service centre. However, in contrast to Watchet, the centre is heavily trafficked by virtue of its location on the strategic road network.

8.3.10 The centre has just under 30 units; however, the level of vacancy in the centre means that only 24 units are currently in use. The convenience offer is underpinned by Co-op and Spar store, together with a butcher.

8.3.11 The centre is in moderate health but there are reasons for concern in addition to the vacancy levels: evidence of vandalism of vacant buildings, low footfall levels at the time of survey, plenty of unoccupied parking and the impact of the busy road network on the town centre environment.

8.3.12 The retail offer in Williton may be subject to change in the short term with the commitment for a new supermarket (allowed on appeal) on the edge of the centre. The effects of the new


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store on the existing role and function of the centre will need to be closely monitored; there is opportunity in terms of improving the level of expenditure retention in the centre from the current level as fewer people leak to larger centres (or out-of-centre destinations) to meet their convenience needs. This may be at the expense of the existing convenience offer, particularly the Co-op; however, provided those shopping continue to use the rest of the services in Williton, this may not undermine the function of the centre.

8.4 Implications for qualitative needs

8.4.1 There is no formal guidance against which to assess qualitative needs but typical (and overlapping) factors considered are: gaps in local provision; consumer choice and competition; overtrading; location-specific issues; and, quality of existing provision.

8.4.2 Gaps in provision are ultimately subjective; what one particular shopper may consider a gap in provision may not be of particular concern to another. Ultimately, centres need to be able to meet as many day-to-day shopping needs of local residents as much as possible, to help minimise expenditure leakage and promote sustainable patterns of shopping.

8.4.3 While there is competition and choice, Taunton’s retail and leisure offer is currently focused on the value end of the market; this means that it struggles to compete with the higher end offer provided in Exeter, Bristol and Cribbs Causeway. While it may benefit from improvement to reduce this leakage, this must be viewed in the context of what is achievable in the current market, polarisation and the increased role of the internet in meeting particularly higher-order comparison shopping needs.

8.4.4 Taunton’s ability to attract new tenants will depend on new modern floorspace; the Firepool scheme, while outside the centre, may mean this happens. The focus should be on ensuring existing town centre tenants do not simply relocate to a less accessible location as this will not serve to address any gaps or increase choice, particularly if those existing premises are not re-let.

8.4.5 Improvement to the quality of a number of centres in TDWS, particularly Taunton and Minehead, will increase the role those centres play as a destination for visitors, acting as a gateway destination to the West Country and to the National Park. The key issue is such expenditure is discretionary so that visitors will choose to continue to destinations which they perceive as better able to meet their needs as leisure destinations. Improvement to the quality food and drink offer as well as gift/holiday-focused comparison goods and town centre environment are key factors here.

8.4.6 Wellington’s offer meets the need across the quality spectrum, including having a strong ‘brand’ as a Food Town which caters to both locals and visitors. However, while this wider role means that the level of choice is greater than would typically be expected for a centre of its size, because some shops and services are more visitor-focused and at the higher end of the value scale, there is some leakage of local spending to Taunton to meet value shopping needs.

8.4.7 The rural centres are largely fulfilling their role and function; thus, while there are gaps in offer and quality, this is not uncommon for the day-to-day top-up role these centres play. Having regard to the guidance in the NPPF on ensuring that local facilities are retained and allowed to modernise, and that local authorities should plan positively to support the provision of local shops and other community facilities, it is considered that the LPAs should, subject to ensuring the scale of provision is appropriate, support improvements to the day-to-day convenience retail offer. Choice in Williton will be improved by the new foodstore; however, choice will only remain as long as the existing shops remain.


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8.5 Conclusions

8.5.1 In quantitative terms, there are significant commitments on spending which absorb all need in the short term. With regard to comparison goods, quantitative need for further floorspace is identified from 2027 onwards. However, the way in which this floorspace is delivered must be considered carefully, particularly given the current commitments may dilute spending in particularly Taunton and there is the risk of increased out-of-centre competition at Cribbs Causeway, Tiverton and Exeter.

8.5.2 While the existing comparison offer is adequate, there are noted deficiencies in particularly the quality of the offer. There is a requirement to improve the quality of retail stock within Taunton in order to provide the type of floorspace that modern, higher-quality comparison goods retailers would consider. Such additional retailers would enhance the attraction of the town centre as a destination. Improving the existing retail stock may include modernisation and reconfiguration of existing floorspace to provide modern large-footprint stores alongside the development of new modern large-footprint stores on suitable town centre opportunity sites.

8.5.3 In quantitative terms, no requirement has been identified for further convenience floorspace in the TDWS during the study period. Applications for the development of additional convenience facilities should therefore be considered on their own merits and in accordance with relevant national planning guidance.

8.5.4 A key consideration for a number of the town centres is their joint role for both residents and visitors. This is particularly relevant to Minehead and Watchet, as well as Taunton and Wellington. Wellington performs well in both sectors and underlines the importance of strong branding to promote the visitor offer of TDWS’s centres so that they benefit from the available tourist spending. Food and drink, as well as quality and independent retail, are key components.

8.5.5 No quantitative need is identified in relation to the rural centres. In qualitative terms though, growth should be directed towards supporting, maintaining and, where possible, the modest enhancement of current village services and facilities, as part of the wider service offer across TDWS.


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9 Conclusions and recommendations 9.1 Introduction

9.1.1 This study has assessed the need for additional land or floor space across all the main economic land uses. This includes employment land, retail and leisure space.

9.1.2 There is a common theme through all the various elements of work – neither district requires significant quantities of additional floorspace. The main reason being the low population growth over the plan period.

Employment: the current available workforce is fully employed and over time the ability to grow the workforce is challenging as the population ages. With very low unemployment there is no quantitative need for more jobs to support the population.

Retail: the low population growth, slower expenditure forecasts and significant commitments on expenditure in particularly in Taunton combine to show little need for floor space in the short to medium term.

9.1.3 For employment land there is merit in assessing the allocated sites to ensure provision of suitable, available and deliverable sites to meet the aspirations of the Council and in releasing excess undeveloped land for other uses; especially in Taunton Deane where the supply of land exceeds the likely demand by a considerable margin – and the recent LDO (justified for qualitative reasons) provides even more possible supply.

9.1.4 It is important to note that this report is prepared to examine ‘business as usual’ scenarios. It is not an economic development prospectus, and does not examine possible ‘policy on’ scenarios that the Councils may wish to explore. Most obviously by providing more homes and so labour supply to further boost the economy. In considering a future ‘policy on’ position, it will be critical to present a credible view of the impact of policy choices on future demand.

9.1.5 The links between homes, population and labour supply is complex and it does not automatically follow that providing additional homes will secure a new supply of labour. In national policy the size of the nation’s population is fixed and so any council wishing to grow its population and labour supply has to compete to increase its share relative to others. A higher growth ‘policy on’ scenario needs to look at how to make the area attractive for the types and profile of population in addition to simply providing homes. So how to make the retail, leisure and employment offer attractive and so giving people the reason to move into the area.

9.2 Employment

9.2.1 We have looked at two ways to estimate future demand for employment land and space. Firstly, projecting forward past trends and secondly an economic forecast.

9.2.2 Both methods show very little net additional demand for land or floor space in the area. This is partly due to limited (working age) population growth, but also the low growth seen in the past. This low growth past is directly reflected in the past trends approach, but it also influences the economic forecasts. Taunton Deane recognises this and hence allocated Nexus (via a LDO) in an attempt to offer something new to the market and break out of this trend. We don’t include Nexus in our ‘balance’ equations because we recognise that this trend breaking development cannot be justified looking at the past.

9.2.3 With so little growth, but substantial (unbuilt out) allocations the data suggests that Taunton Deane should release some of its allocated land for other uses. This should ideally be done


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through the plan review process where the Council can consider the competing merits of the allocated sites for other uses.

9.2.4 However, while there is an oversupply in quantum, there are some qualitative gaps in the Taunton supply. This is where the development industry has not released allocated land to meet demand. This is mainly related to freehold property for small and medium sized firms. In return for reducing the scale of some allocations the Council could consider accepting a smaller quantity offered as small, serviced, freehold plots for development.

9.2.5 For West Somerset the data is very hard to interpret because of the very small size of the local economy. The data suggests a small surplus - but this is of the order of a few hectares over a whole plan period. Our qualitative opinion is that a new small allocation could be supported around Minehead – simply to ensure that a range of land options are available to occupiers. As with Taunton Deane to priority would be to secure land for freehold in favour of leasehold.

9.2.6 For any development management decisions taken between now and a plan review it is our opinion that should land be offered freehold then there is a ‘reasonable’ prospect that it would be taken up. When seeking to release landowners should be encouraged to explore what they can do to help meet this need either on the land released or elsewhere. Also no built industrial floor space should be released. Undeveloped land is no substitute for a firm seeking property in either of the client authorities and at the moment there is a shortage of built space.

9.3 Retail and leisure

9.3.1 The NPPF (para. 85) requires LPAs to ‘allocate a range of suitable sites in town centres to meet the scale and type of development likely to be needed’ for retail and leisure uses. To identify the scale and type of development, this study has considered by quantitative and qualitative needs over the plan period. Quantitative need refers to how much floorspace is required whereas qualitative need introduces a requirement to consider what type of floorspace is required. Both elements have been considered in order to understand policy formulation.

9.3.2 As set out in the preceding sections, having regard to the prevailing trends in the retail and leisure sector towards polarisation of town centres, the client authorities play a role in meeting needs in the wider South West economy, with Taunton as the largest centre, competing with Exeter and Bristol, as well as out-of-centre facilities at Cribbs Causeway (existing and proposed), which will continue to limit the proportion of expenditure retained within the authority area. Added to these trends in the market, it is relevant that a large proportion of additional available expenditure is expected to come from new population, particularly focused towards Taunton garden settlement.

Retail hierarchy

9.3.3 The NPPF requires the definition of a network and hierarchy of centres that is resilient to anticipated future economic change. In view of the future merging of the two authorities, we recommend that the hierarchy should be defined as follows:

Principal town centre: Taunton

Secondary town centres: Wellington, Minehead

Rural service centres: Bishops Lydeard, Watchet, Williton, Wiveliscombe

9.3.4 We do not consider it appropriate to include Monkton Heathfield as part of the retail hierarchy at present but recommend that this is monitored following receipt of a planning application i.e. when more clarity is known on the scale and types of uses proposed as part of any centre.


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The designation should be kept under review subsequently when construction begins on a new settlement.

9.3.5 There are no longer any formal definitions of what town centres should contain following the revocation of PPS4. However, we consider that it remains a useful starting point for how the client authorities might define the roles of the different centres. As such, we suggest that the following definitions:

Principal town centres: will function as important service centres, providing a range of facilities, including national multiple and independent convenience and comparison retailers, and a wide range of non-retail and leisure services, for extensive rural catchment areas.

Secondary town centres: will comprise groups of shops often containing at least one supermarket24 or superstore25, and a range of non-retail services, such as banks, building societies and restaurants, as well as local public facilities such as a library.

Rural service centres: include a range of small shops of a local nature, serving a small catchment. Typically, rural service centres might include, amongst other shops, a small supermarket, a newsagent, a sub-post office and a pharmacy. Other facilities could include a hot-food takeaway and launderette.

Need

9.3.6 A summary of the quantitative need for retail and commercial leisure (A3-5) floorspace in the client authorities is set out in the table below.

Table 9.1 Retail and leisure needs summary

2017 2022 2027 2032 2037

Convenience retail (sqm net)

Taunton Deane

-3,228 -2,685 -2,004 -1,321 -592

West Somerset exc. ENPA

-1,350 -1,361 -1,301 -1,210 -1,105

Comparison retail (sqm net)

Taunton Deane

-7,142 -5,804 209 6,431 13,199


-350 -411 46 565 1,141

Food and drink (sqm gross)

Taunton Deane

0 1,384 3,218 5,091 7,036


0 155 405 671 929

Cinema screen capacity

TDWS exc. ENPA

0 0 0 0 1

Source: PBA

24 Defined as less than 2500 sqm net 25 Defined as greater than 2500 sqm net


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9.3.7 In terms of quantitative need, there are substantial convenience, comparison and leisure commitments in Taunton (notably Firepool) and Williton which serve to absorb capacity in the short to medium term. While comparison and leisure need does emerge in the medium to longer term, caution should be exercised when relying on forecasts beyond five years.

9.3.8 In the case of convenience goods needs, there is negative capacity for the whole study period because of static per capita spending levels. However, population is forecast to grow and there may be qualitative justification for additional convenience floorspace tied to strategic housing growth.

9.3.9 It is important to note that while retail needs include quantitative commitments, the food and drink figures do not. The Firepool development is likely to absorb much short-term capacity.

9.3.10 Given the lack of short to medium quantitative need, it is considered that there is no need for any further retail or leisure allocations in either Taunton Deane or West Somerset. However, there are place-making benefits associated with small-scale convenience, comparison and leisure uses including food and drink as part of new settlements/extensions which should be considered in their merits as proposals come forward.

Policy recommendations and monitoring

9.3.11 The NPPF is clear in its requirement for the sequential test to be applied and impact assessment to be undertaken when considering applications for main town centres uses that are not in an existing centre and not consistent with an up-to-date Local Plan. However, the NPPF also provides local authorities with flexibility to set its own policies ‘for the consideration of proposals for main town centre uses that are not in an existing centre and not in accordance with an up-to-date Local Plan. In PBA’s view, the client authorities should take this opportunity to set its own policies taking into account some of the local circumstances we have identified in this study.

9.3.12 The established NPPF tests for a sequential test and impact assessment should be included in policy, as set out in paragraphs 24 and 26 in the NPPF. However, it is also considered that a further local impact test should be introduced into policy. Thus, as well as the NPPF impact test, the policy should require impact assessments for proposals outside town centres to consider the following:

The extent to which the market profile of the development proposed will compete with existing facilities in town centres

The potential for relocation of businesses currently trading in town centre to locations out of centre

The impact on linked trip spending between different town centre uses or businesses

The cumulative effect of more than one development coming forward at the same time

The impact through trade diversion on the role and function of a town centre

9.3.13 This study provides the client authorities with floorspace needs requirements to 2037. To establish whether the requirements for new floorspace (by type) are being met and more generally to monitor the performance, particularly with the expected changes to the nature of retail and leisure provision in Taunton if the Firepool development is brought forward, the authorities should monitor:

planning permissions for retail and leisure floorspace - by type, amount (sq m gross and net), location and retailer. This should include monitoring when unimplemented planning permissions expire;


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completions of retail floorspace - by type, amount, location and retailer;

mix of uses, including vacancies; and

health checks of designated centres

9.3.14 The monitoring recommended above is relatively straightforward and should be conducted on a rolling basis for the first two items and annually or every two years for the latter two items. Time series data can thus be produced and continually updated, starting with this study or possibly with earlier work undertaken by the authorities.

9.3.15 This report provides a robust indication of the current position. The recommendations set out in this report may need to be adjusted, in the future, due to changing market conditions, demographic changes and the impact of developments elsewhere. They may also need to be adjusted if standard assumptions, those relating to expenditure growth and e-tailing, change. The role of monitoring is crucial in highlighting changes in the assumptions that underpin this study and we recommend regular monitoring.


Appendix A Experian economic forecasts

EXPERIAN ECONOMIC FORECAST - BROAD SECTORS AND CATEGORIESPAGE 1 TAUNTON DEANEPAGE 2 WEST SOMERSET

LA/UA/Borough Workforce jobs Sector / category (jobs in 000s) 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

Taunton Deane broad sectors Accommodation, Food Services & Recreation 4.20 4.40 4.50 4.70 4.80 4.60 4.60 4.80 4.80 5.10 5.20 5.00 5.10 5.40 5.60 5.60 5.90 5.80 5.90 6.00 6.00 6.10 6.10 6.20 6.30 6.30 6.40 6.50 6.60 6.60 6.70 6.70 6.80

Taunton Deane broad sectors Agriculture, Forestry & Fishing 1.00 1.10 1.00 0.80 0.90 1.00 1.00 0.90 1.20 1.20 1.50 1.40 1.30 1.20 1.30 1.30 1.40 1.60 1.60 1.60 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50

Taunton Deane broad sectors Construction 3.30 3.30 3.40 3.10 3.70 3.80 3.80 4.00 4.10 4.20 3.70 3.90 3.90 3.90 4.20 4.20 4.10 4.20 4.20 4.30 4.30 4.30 4.40 4.40 4.40 4.40 4.50 4.50 4.60 4.60 4.60 4.60 4.60

Taunton Deane broad sectors Extraction & Mining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane broad sectors Finance & Insurance 1.50 1.50 1.50 1.40 1.40 1.30 1.20 1.20 1.20 1.20 1.10 1.10 1.20 1.20 1.20 1.20 1.10 1.10 1.10 1.10 1.10 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.30 1.30 1.30 1.30 1.30

Taunton Deane broad sectors Information & communication 1.30 1.30 1.40 1.30 1.20 1.10 1.20 1.10 1.10 1.10 1.10 1.10 1.10 1.00 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.20

Taunton Deane broad sectors Manufacturing 5.00 4.90 4.70 4.50 4.40 4.20 4.10 4.00 3.90 3.80 3.70 3.60 3.80 3.80 3.70 3.70 3.70 3.70 3.70 3.70 3.60 3.60 3.50 3.40 3.40 3.30 3.20 3.20 3.10 3.10 3.10 3.00 3.00

Taunton Deane broad sectors Professional & Other Private Services 9.40 10.00 10.10 10.50 11.00 11.30 11.60 11.80 11.80 10.80 10.70 11.00 10.60 10.70 11.90 11.90 12.00 12.10 12.20 12.20 12.20 12.30 12.30 12.40 12.50 12.50 12.60 12.70 12.80 12.90 12.90 13.00 13.00

Taunton Deane broad sectors Public Services 19.70 19.80 20.90 21.70 22.10 22.70 23.70 23.50 23.40 24.10 24.50 24.40 23.90 25.00 25.00 24.90 25.00 25.50 25.70 25.90 26.20 26.50 26.90 27.30 27.60 27.90 28.20 28.60 28.90 29.30 29.60 29.90 30.20

Taunton Deane broad sectors Transport & storage 1.60 1.60 1.50 1.40 1.30 1.30 1.30 1.20 1.20 1.20 1.20 1.20 1.00 1.00 1.00 1.30 1.40 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.60 1.60 1.60 1.60 1.60 1.60

Taunton Deane broad sectors Utilities 0.80 0.80 0.80 0.80 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.80 0.80 0.70 0.60 0.60 0.60 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70

Taunton Deane broad sectors Wholesale & Retail 10.40 10.70 11.00 11.30 11.30 11.40 11.30 11.50 11.60 11.30 11.10 10.80 10.70 10.50 10.50 10.70 10.90 10.80 10.80 10.80 10.80 10.80 10.80 10.90 10.90 11.00 11.00 11.00 11.00 11.00 11.00 11.00 11.00

Taunton Deane categories Accommodation & Food Services 3.20 3.30 3.40 3.50 3.50 3.30 3.20 3.30 3.20 3.40 3.40 3.40 3.40 3.50 3.60 3.40 3.70 3.70 3.80 3.80 3.90 3.90 3.90 4.00 4.10 4.10 4.20 4.20 4.30 4.30 4.40 4.40 4.40

Taunton Deane categories Administrative & Supportive Services 3.00 3.20 3.30 3.40 3.70 3.80 3.80 4.10 4.00 3.80 3.80 4.00 4.00 3.90 4.30 4.10 4.00 4.10 4.10 4.10 4.10 4.10 4.20 4.20 4.20 4.30 4.30 4.30 4.40 4.40 4.50 4.50 4.60

Taunton Deane categories Agriculture, Forestry & Fishing 1.00 1.10 1.00 0.80 0.90 1.00 1.00 0.90 1.20 1.20 1.50 1.40 1.30 1.20 1.30 1.30 1.40 1.60 1.60 1.60 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50

Taunton Deane categories Air & Water Transport 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Chemicals (manufacture of) 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.40 0.40 0.40 0.40 0.40 0.40 0.40

Taunton Deane categories Civil Engineering 0.50 0.50 0.50 0.40 0.50 0.50 0.50 0.50 0.50 0.50 0.30 0.30 0.30 0.30 0.30 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.30 0.30 0.30 0.30

Taunton Deane categories Computer & Electronic Products (manufacture of) 0.50 0.50 0.50 0.40 0.40 0.40 0.40 0.40 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20

Taunton Deane categories Computing & Information Services 0.40 0.40 0.40 0.40 0.40 0.50 0.50 0.50 0.50 0.50 0.50 0.60 0.50 0.50 0.60 0.60 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70

Taunton Deane categories Construction of Buildings 1.20 1.20 1.20 1.20 1.40 1.40 1.50 1.60 1.50 1.90 1.70 1.80 1.70 1.70 1.90 1.80 1.70 1.80 1.80 1.80 1.80 1.80 1.80 1.80 1.80 1.90 1.90 1.90 1.90 1.90 1.90 1.90 1.90

Taunton Deane categories Education 4.60 4.70 4.80 5.00 5.00 5.10 5.20 5.20 5.20 5.30 5.30 5.30 5.40 5.40 5.30 5.50 5.50 5.60 5.60 5.70 5.80 5.80 5.90 6.00 6.10 6.10 6.20 6.30 6.30 6.40 6.40 6.50 6.50

Taunton Deane categories Extraction & Mining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Finance 1.00 1.00 1.00 1.00 1.00 1.00 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 1.00 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.10

Taunton Deane categories Food, Drink & Tobacco (manufacture of) 0.70 0.70 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40

Taunton Deane categories Fuel Refining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Health 6.00 5.90 6.60 6.80 6.90 7.20 7.40 7.60 7.70 8.00 8.20 8.20 8.10 8.90 9.00 8.80 8.90 9.20 9.30 9.40 9.60 9.70 9.80 10.00 10.10 10.20 10.30 10.50 10.60 10.80 10.90 11.00 11.10

Taunton Deane categories Insurance & Pensions 0.50 0.50 0.40 0.40 0.40 0.30 0.30 0.30 0.30 0.30 0.20 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30

Taunton Deane categories Land Transport, Storage & Post 1.60 1.60 1.50 1.40 1.30 1.30 1.30 1.20 1.20 1.20 1.20 1.20 1.00 1.00 1.00 1.30 1.40 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.60 1.60 1.60 1.60 1.60 1.60

Taunton Deane categories Machinery & Equipment (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Media Activities 0.60 0.60 0.60 0.60 0.50 0.40 0.40 0.40 0.40 0.30 0.40 0.40 0.40 0.30 0.30 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20

Taunton Deane categories Metal Products (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Non-Metallic Products (manufacture of) 0.50 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.20 0.20

Taunton Deane categories Other Manufacturing 1.30 1.30 1.30 1.20 1.10 1.10 1.10 1.10 1.10 1.20 1.20 1.10 1.30 1.20 1.20 1.30 1.30 1.30 1.30 1.30 1.20 1.20 1.20 1.20 1.20 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10

Taunton Deane categories Other Private Services 1.90 2.00 2.00 1.90 1.80 1.70 1.70 1.70 1.70 1.60 1.50 1.40 1.30 1.40 1.40 1.30 1.40 1.40 1.40 1.40 1.40 1.40 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50

Taunton Deane categories Pharmaceuticals (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Printing and Recorded Media (manufacture of) 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Professional Services 4.00 4.10 4.20 4.50 4.80 5.00 5.20 5.20 5.20 4.70 4.80 4.90 4.50 4.60 5.20 5.80 5.80 5.80 5.90 5.90 5.90 5.90 5.90 5.90 6.00 6.00 6.00 6.00 6.10 6.10 6.10 6.10 6.20

Taunton Deane categories Public Administration & Defence 5.90 6.00 6.10 6.40 6.60 6.70 7.10 6.60 6.50 6.70 6.50 6.10 5.70 5.60 5.50 5.20 5.20 5.20 5.10 5.00 5.00 4.90 4.90 4.90 4.90 4.90 4.90 4.90 4.90 4.80 4.80 4.80 4.80

Taunton Deane categories Real Estate 0.60 0.60 0.60 0.70 0.70 0.70 0.80 0.90 0.90 0.70 0.70 0.70 0.80 0.80 0.90 0.80 0.70 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80

Taunton Deane categories Recreation 1.00 1.10 1.10 1.20 1.20 1.30 1.40 1.50 1.60 1.70 1.90 1.70 1.70 1.90 2.00 2.20 2.20 2.10 2.20 2.20 2.20 2.20 2.20 2.20 2.20 2.20 2.20 2.30 2.30 2.30 2.30 2.30 2.30

Taunton Deane categories Residential Care & Social Work 3.20 3.10 3.40 3.50 3.60 3.70 4.00 4.10 4.00 4.20 4.40 4.80 4.80 5.10 5.30 5.40 5.40 5.60 5.70 5.80 5.90 6.10 6.20 6.40 6.50 6.70 6.80 7.00 7.10 7.30 7.40 7.60 7.70

Taunton Deane categories Retail 7.40 7.70 7.90 8.20 8.10 8.20 8.00 8.10 8.20 8.10 7.90 7.70 7.70 7.60 7.40 7.50 7.70 7.50 7.50 7.50 7.50 7.50 7.50 7.50 7.60 7.60 7.60 7.60 7.60 7.60 7.60 7.60 7.60

Taunton Deane categories Specialised Construction Activities 1.60 1.60 1.60 1.60 1.80 1.90 1.90 2.00 2.10 1.90 1.70 1.80 1.90 1.90 2.10 2.10 2.10 2.20 2.20 2.20 2.20 2.30 2.30 2.30 2.30 2.30 2.40 2.40 2.40 2.40 2.40 2.50 2.50

Taunton Deane categories Telecoms 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Textiles & Clothing (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Transport Equipment (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

Taunton Deane categories Utilities 0.80 0.80 0.80 0.80 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.80 0.80 0.70 0.60 0.60 0.60 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70

Taunton Deane categories Wholesale 3.00 3.10 3.10 3.20 3.20 3.20 3.20 3.30 3.30 3.20 3.20 3.00 2.90 2.90 3.10 3.10 3.30 3.30 3.30 3.30 3.30 3.30 3.30 3.30 3.40 3.40 3.40 3.40 3.40 3.40 3.40 3.40 3.40

Taunton Deane categories Wood & Paper (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

All jobs 57.40 58.40 59.70 60.90 61.90 61.80 62.90 63.50 63.60 63.80 63.60 63.40 62.30 63.20 65.20 65.30 66.20 67.30 67.70 67.90 68.20 68.50 68.90 69.50 70.10 70.60 71.00 71.70 72.20 72.70 73.10 73.50 74.00

EXPERIAN ECONOMIC FORECAST - BROAD SECTORS AND CATEGORIESPAGE 1 TAUNTON DEANEPAGE 2 WEST SOMERSET

LA/UA/Borough Workforce jobs Sector / category (jobs in 000s) 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

West Somerset broad sectors Accommodation, Food Services & Recreation 2.80 3.00 3.10 3.30 3.40 3.10 3.10 3.20 3.20 3.30 3.40 3.40 3.50 3.60 3.70 3.60 3.80 3.80 3.90 3.90 3.90 4.00 4.00 4.10 4.10 4.10 4.10 4.20 4.20 4.20 4.30 4.30 4.30

West Somerset broad sectors Agriculture, Forestry & Fishing 0.70 0.80 0.80 0.70 0.80 0.90 0.90 0.80 1.10 1.00 1.30 1.30 1.10 0.90 1.00 0.90 1.00 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10

West Somerset broad sectors Construction 0.70 0.70 0.70 0.70 0.90 0.90 0.90 1.00 1.10 1.10 1.10 1.20 1.30 1.40 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.70 1.70 1.70 1.70 1.70 1.70 1.80 1.80 1.80 1.80 1.80

West Somerset broad sectors Extraction & Mining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset broad sectors Finance & Insurance 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset broad sectors Information & communication 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset broad sectors Manufacturing 0.90 0.90 0.90 0.90 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.90 0.90 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70

West Somerset broad sectors Professional & Other Private Services 1.60 1.70 1.70 1.70 1.70 1.70 1.80 1.90 2.00 1.90 1.80 1.90 1.80 2.00 2.20 2.10 2.20 2.20 2.20 2.20 2.20 2.20 2.20 2.20 2.30 2.30 2.30 2.30 2.30 2.30 2.30 2.30 2.30

West Somerset broad sectors Public Services 3.10 3.00 3.10 3.20 3.20 3.20 3.30 3.30 3.20 3.30 3.30 3.40 3.30 3.40 3.40 3.40 3.30 3.40 3.40 3.40 3.50 3.50 3.60 3.60 3.60 3.70 3.70 3.70 3.70 3.80 3.80 3.80 3.90

West Somerset broad sectors Transport & storage 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.40 0.40 0.30 0.40 0.40 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60

West Somerset broad sectors Utilities 1.00 1.10 1.00 0.90 0.90 0.80 0.80 0.80 0.90 0.90 1.00 1.00 1.10 1.00 1.00 1.00 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20

West Somerset broad sectors Wholesale & Retail 2.00 2.00 2.10 2.20 2.20 2.20 2.20 2.20 2.20 2.10 2.10 2.10 2.10 2.10 2.00 2.10 2.10 2.10 2.10 2.10 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00

West Somerset categories Accommodation & Food Services 2.40 2.50 2.70 2.80 2.80 2.60 2.60 2.70 2.60 2.70 2.80 2.90 2.90 3.10 3.10 3.00 3.20 3.20 3.30 3.30 3.30 3.40 3.40 3.50 3.50 3.50 3.50 3.60 3.60 3.60 3.60 3.70 3.70

West Somerset categories Administrative & Supportive Services 0.30 0.40 0.40 0.40 0.40 0.40 0.40 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50

West Somerset categories Agriculture, Forestry & Fishing 0.70 0.80 0.80 0.70 0.80 0.90 0.90 0.80 1.10 1.00 1.30 1.30 1.10 0.90 1.00 0.90 1.00 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10 1.10

West Somerset categories Air & Water Transport 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Chemicals (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Civil Engineering 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Computer & Electronic Products (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Computing & Information Services 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Construction of Buildings 0.20 0.20 0.20 0.20 0.30 0.30 0.30 0.40 0.40 0.50 0.60 0.70 0.70 0.80 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00

West Somerset categories Education 1.00 1.00 1.10 1.10 1.10 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30 1.30

West Somerset categories Extraction & Mining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Finance 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Food, Drink & Tobacco (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Fuel Refining 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Health 0.70 0.70 0.80 0.80 0.80 0.80 0.80 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.80 0.80 0.80

West Somerset categories Insurance & Pensions 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Land Transport, Storage & Post 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.40 0.40 0.30 0.40 0.40 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60

West Somerset categories Machinery & Equipment (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Media Activities 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Metal Products (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Non-Metallic Products (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Other Manufacturing 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Other Private Services 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.70 0.80 0.70 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80

West Somerset categories Pharmaceuticals (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Printing and Recorded Media (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Professional Services 0.50 0.50 0.50 0.50 0.50 0.50 0.60 0.60 0.60 0.50 0.50 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.70 0.70 0.70 0.70 0.70 0.70

West Somerset categories Public Administration & Defence 0.40 0.40 0.40 0.40 0.40 0.40 0.40 0.30 0.30 0.40 0.40 0.40 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30

West Somerset categories Real Estate 0.20 0.20 0.20 0.20 0.20 0.20 0.30 0.30 0.30 0.20 0.20 0.20 0.20 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30

West Somerset categories Recreation 0.40 0.50 0.50 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60

West Somerset categories Residential Care & Social Work 0.90 0.90 0.90 0.90 0.90 0.90 1.00 1.00 1.00 1.00 1.00 1.10 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.30 1.30 1.30 1.30 1.30 1.40 1.40 1.40 1.40 1.50 1.50 1.50

West Somerset categories Retail 1.40 1.50 1.50 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.60 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40

West Somerset categories Specialised Construction Activities 0.40 0.40 0.40 0.40 0.50 0.50 0.50 0.50 0.50 0.50 0.40 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70

West Somerset categories Telecoms 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Textiles & Clothing (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Transport Equipment (manufacture of) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

West Somerset categories Utilities 1.00 1.10 1.00 0.90 0.90 0.80 0.80 0.80 0.90 0.90 1.00 1.00 1.10 1.00 1.00 1.00 1.10 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20 1.20

West Somerset categories Wholesale 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.50 0.50 0.50 0.50 0.50 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60

West Somerset categories Wood & Paper (manufacture of) 0.30 0.30 0.30 0.30 0.30 0.30 0.20 0.20 0.20 0.20 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20

All Jobs 12.30 12.90 13.20 13.20 13.50 13.30 13.70 13.70 14.00 13.90 14.60 14.90 14.70 15.00 15.60 15.40 15.90 16.10 16.30 16.30 16.30 16.50 16.50 16.70 16.70 16.70 16.80 17.00 17.00 17.00 17.20 17.30 17.30


Appendix B Sector to land use mapping Economic statistics and forecasts tell us nothing directly about employment space, because

they do not classify jobs according to the type of space they occupy. Rather, the statistics split jobs into economic sectors (industries and services), according to the Standard Industrial Classification (SIC). To estimate how many jobs will be based in offices and industrial space, and how many in ‘non-B’ spaces such as retail premises, schools and hospitals, we need to translate sectors into land uses.

As the starting point for this translation we recommend a method developed by Roger Tym & Partners (now PBA) over a series of employment land reviews and tested in a large-scale study of the Yorkshire and Humber region in 201026. To our knowledge there is no other published empirical research on the relationship between activity sectors and land uses.

The tables below show the sectors that are classified to industrial space and offices respectively. The names and numbers that identify each activity sector are from the UK Standard Classification of Economic Activities 2007 (SIC 2007)27.

26 Roger Tym & Partners with King Sturge for Yorkshire Forward, Planning for Employment Land: Translating Jobs into Land, March 2010 27 http://www.businessballs.com/freespecialresources/SIC-2007-explanation.pdf


Industrial sectors

Manufacturing

Manufacturing and repairs 10-33 All manufacturing

95.00 Repair of computers and personal and household goods

Other industrial

Construction 43.2 Electrical, plumbing and other construction installation activities

43.3 Building completion and finishing

43.9 Other specialised construction activities not elsewhere specified (nec)

Motor vehicle activities 45.2 Maintenance and repair of motor vehicles

45.4 Sale, maintenance and repair of motor cycles and related parts and accessories

Sewage and refuse disposal 37 Sewage

38 Waste collection, treatment and disposal activities

Employment activities (part) 78

Warehousing

Wholesale trade except of motor vehicles and motorcycles 46

Freight transport by road 49.41

Removal services 49.42

Storage and warehousing 52.10

Other supporting land transport activities 52.21

Cargo handling 52.24

Post and courier activities 53.00

Packaging activities 82.92


Note

SIC 78, Employment Activities, covers workers employed through agencies in all activity sectors. They should be redistributed across the whole economy, both to B-class sectors and other sectors, in proportion to each sector’s share of total employment.


Office sectors

Office sectors

Publishing 58 Motion picture production activities

Motion picture, video and TV programme activities 59.11 Motion picture, video and TV programme

production activities

59.12 Motion picture, video and TV programme post-production activities

59.13 Motion picture, video and TV programme distribution activities

59.20 Sound recording and music publishing activities

Programming and broadcasting activities 60

Computer programming, consultancy and related activities 62

Information service activities 63

Financial service activities except insurance and pension funding 64

Insurance, reinsurance and pension funding except compulsory social security

65

Activities auxiliary to financial services and insurance activities 66

Real estate activities 68

Legal and accounting activities 69

Activities of head offices, management consultancy activities 70.

Architectural and engineering activities, technical testing and analysis 71

Scientific research and development 72

Advertising and market research 73

Other professional, scientific and technical activities 74

Renting and leasing activities 77.40 Leasing of intellectual property and similar products


Security and investigation activities 80

Office admin, office support and other business support activities 82

Public administration and defence; compulsory social security 84.1

Administration of the State and the economic and social policy of the community

84.3 Compulsory social security activities

Note

SIC 78, Employment Activities, covers workers employed through agencies in all activity sectors. They should be redistributed across the whole economy, both to B-class sectors and other sectors, in proportion to each sector’s share of total employment


On a technical note, most economic forecasts show around 20-30 broad activity sectors, a much coarser-grained classification than the SIC sectors in the table above. For example, the table counts as a B-space activity only part of the Construction industry (SIC 43.2, 43.3 and 43.9), whereas forecasts typically show only Construction as a whole (SIC 43). To estimate future employment in sub-sectors such as SIC 43.2, we assume that the share of each sub-sector’s employment in its ‘parent’ sector stays constant.

There are two further technical difficulties with the relationship of sectors to land uses. The first is that the line between production space (factories and workshops) and warehousing is blurred. This is not surprising, because manufacturing and warehousing largely occupy the same kinds of buildings, many units combine both functions in proportions that vary over time, and smaller buildings are allowed to shift between the two without planning permission.

In setting total land provision targets, therefore, factories, workshops and warehouses, should be merged into a single ‘industrial’ category. This should not cause any problems, because these uses operate in similar buildings and at similar employment densities, except for very large units including strategic warehousing. In areas where they form a significant part of the stock, these large units should be allowed for separately.

The other problem with the tables is that some of the jobs which the table allocates to industrial space are in fact in offices. These jobs are probably in administration, sales and marketing functions of industrial and related businesses. A construction or plumbing business, for example, will often have an office that deals with orders, appointments, record-keeping and the like. In some cases, this will be ancillary to an industrial unit and therefore not count as office space, but in other cases it will be free-standing. If the business is small, the office may be its only premises.

In total, the Yorkshire and Humber survey found that around one tenth of the jobs which our method allocates to industrial space (factories, workshops and warehouses) are in fact in offices. For a large area such as the region, this is too small a proportion to distort land provision targets. But in some local authority areas, especially the more highly urbanised, it is likely that the distortion is significant. Employment land reviews should aim to correct these distortions, using local knowledge to adjust the relationships shown in the tables above.

There are many other, place-specific factors why the sector-to-land-use relationships in the tables above may be invalid. For example, in some places large business units are assigned to the wrong sector or the wrong side of the local authority boundary. In other places, particular sectors are untypical and do not occupy the kinds of space that one would normally expect. In one local authority area in England, for example, there are many jobs classified to Other Supporting Land Transport Activities, SIC 52.21, which normally would occupy warehousing in the local authority area. But in this case most of the SIC 52.21 jobs relate to railway maintenance and the people concerned work all over the country, mostly outdoors.

Where such anomalies arise, close inspection of the numbers, combined with local knowledge, should help correct the statistics and customise the sector-to-land-use assumptions.

However, it is inevitable that sector-to-land-use relationships are less reliable for small than larger areas. As the Yorkshire and Humber survey illustrated, the relationships shown in our tables work very well for whole regions. But they are not reliable for individual buildings or employment areas, and may not be reliable at local authority level. This is one of the reasons why demand forecasts are more robust for regions that individual local authority areas.

The Yorkshire and Humber report provides further information and advice on sector-to-land-use relationships.


Appendix C Commercial market assessment sources and definitions

Our property market research draws on the following sources: property market database Estates Gazette Interactive (EGi) and commercial property research reports for evidence of take-up, availability and values, both for the market overall and individual properties.

Total stock figures are derived from analysis of Valuation Office Agency (VOA) data on business rate assessments. We cross-reference this data with the EGi data to provide an indication of vacancy rates. Cross referencing the EGi and VOA data does have limitations as the sources are different therefore not guaranteeing the description on unit type or size being the same. The reason why there may be discrepancies with the unit type is that the VOA data has 117 description codes, of which we have used 24 in our analysis whereas agents may list property on EGi for industrial/warehouse or office purposes that do not fall in the VOA categories that we have used in our analysis. Part of the reason the size data may not correlate is that the EGi may provide a total floor area for a single building whereas the VOA data may list this into various suites and vice versa. Due to the volume of data it has not been possible to iron out these discrepancies.

For greater qualitative understanding of the market, we have consulted with agents active in the borough and district. The consultation has been by telephone. Each allocated employment site has been visited and assessed.

The main market indicators we have consider are rental values, yields, capital values, recent take-up and floorspace availability (vacancy). In a property market context, ‘take-up’ means the occupation of business floorspace. Take-up covers both new-build and second-hand space (second-hand being the larger share of the market). When we consider availability, we consider all space being currently marketed. This covers both new and second-hand space.

In this study, we make reference to three different geographical areas, these are defined as follows and shown in a series of figures:

‘Taunton Town’ – this area comprises the town of Taunton and its main urban area of industrial estates and business parks. The area is defined in the figure below.

‘Taunton District (rural)’ – this comprises the balance of the Taunton Deane Borough out-with the urban area described above. The main settlements in the rural areas include Wellington and Wiveliscombe. The borough boundary is set out in the figure below.

‘West Somerset (excluding National Park)’ – separate analysis is undertaken of the West Somerset District excluding the area which falls in Exmoor National Park, again this is shown below.


Location and administrative boundary

Source: Ordnance Survey, Open Street Map, ONS, AspinallVerdi

Taunton town study area boundary

Source: Ordnance Survey, Open Street Map, ONS, AspinallVerdi


Appendix D Retail capacity analysis

Table 1: Population

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total2016 61,915 24,031 20,023 15,240 27,057 11,458 28,715 43,078 19,477 62,746 313,7402017 62,358 24,196 20,173 15,358 27,082 11,464 28,886 43,295 19,631 63,425 315,8682018 62,816 24,366 20,333 15,470 27,119 11,473 29,047 43,538 19,773 64,083 318,0182019 63,297 24,521 20,499 15,590 27,168 11,499 29,220 43,789 19,915 64,754 320,2522020 63,781 24,685 20,654 15,725 27,245 11,504 29,401 44,033 20,075 65,409 322,5122021 64,245 24,874 20,821 15,845 27,320 11,525 29,579 44,279 20,223 66,089 324,8002022 64,721 25,056 20,970 15,961 27,404 11,557 29,727 44,547 20,378 66,744 327,0652023 65,159 25,224 21,122 16,102 27,499 11,583 29,900 44,808 20,535 67,392 329,3242024 65,566 25,413 21,279 16,235 27,576 11,635 30,061 45,088 20,682 68,004 331,5392025 65,978 25,568 21,408 16,377 27,668 11,672 30,247 45,355 20,795 68,630 333,6982026 66,339 25,726 21,569 16,512 27,775 11,691 30,382 45,591 20,939 69,235 335,7592027 66,732 25,884 21,703 16,637 27,887 11,715 30,536 45,818 21,066 69,833 337,8112028 67,106 26,033 21,848 16,753 27,984 11,750 30,676 46,051 21,184 70,385 339,7702029 67,461 26,193 21,988 16,885 28,088 11,778 30,837 46,269 21,320 70,900 341,7192030 67,836 26,334 22,117 17,000 28,215 11,784 30,985 46,462 21,433 71,447 343,6132031 68,215 26,452 22,238 17,106 28,320 11,813 31,131 46,663 21,534 71,998 345,4702032 68,626 26,553 22,357 17,204 28,434 11,824 31,270 46,844 21,617 72,507 347,2362033 69,028 26,673 22,474 17,292 28,561 11,824 31,412 47,038 21,707 73,026 349,0352034 69,399 26,814 22,599 17,386 28,655 11,842 31,545 47,221 21,798 73,524 350,7832035 69,784 26,930 22,727 17,466 28,762 11,853 31,680 47,356 21,880 74,016 352,4542036 70,124 27,038 22,859 17,554 28,859 11,858 31,788 47,508 21,967 74,534 354,0892037 70,464 27,146 22,991 17,642 28,956 11,863 31,896 47,660 22,054 75,052 355,724

Growth 2017-36 8,106 2,950 2,818 2,284 1,874 399 3,010 4,365 2,423 11,627 39,856

Source:Experian MMG3 2016 (2014-based SNPP)

Table 2: Commitments - turnover in 2017

ComparisonZone Total floorspace Net floorspace (sqm) Turnover (£M)

5 2 Bank Street, Williton, Taunton, TA4 4NH 350 £2.102 Land at Bridgwater Road, Bathpool, Taunton, TA2 8BA 1,254 251 £2.061 Firepool 6,368 £38.201 Coal Orchard, Taunton 518 £2.59

Total 7,487 £44.95Turnover 6000

Convenience

Zone Total floorspace Net floorspace (sqm) Turnover (£M)5 2 Bank Street, Williton, Taunton, TA4 4NH 1,350 £16.202 Land at Bridgwater Road, Bathpool, Taunton, TA2 8BA 1,254 1,003 £9.841 Firepool 2,083 £28.90

Total 4,436 £54.94

Notes

Source: TDBC & WSDC records

Assumptions: 70:30 net to gross ratio applied unless stated otherwise in planning application documents

Threshold of 250sq.m adopted for the consideration of planning commitments

2016 price base

Turnover and net floorspace for the 'Land at Bridgwater Road' taken from Retail assessment for application 48/16/0005Turnover and net floorspace for Firepool derived from GVA retail assessment

Table 3a: Comparison expenditure (£M)

Per capita comparison expenditure

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 102016 £2,803 £3,733 £3,036 £3,454 £2,859 £3,310 £2,946 £3,120 £3,502 £2,750

Exc. SFT £2,425 £3,229 £2,626 £2,988 £2,473 £2,863 £2,549 £2,698 £3,030 £2,378

2017 £2,444 £3,255 £2,647 £3,012 £2,493 £2,886 £2,569 £2,720 £3,054 £2,397

2022 £2,685 £3,575 £2,907 £3,308 £2,738 £3,170 £2,822 £2,988 £3,354 £2,633

2027 £3,133 £4,173 £3,393 £3,861 £3,196 £3,700 £3,293 £3,487 £3,915 £3,074

2032 £3,664 £4,880 £3,968 £4,516 £3,737 £4,327 £3,851 £4,078 £4,579 £3,594

2037 £4,302 £5,729 £4,659 £5,301 £4,387 £5,080 £4,521 £4,788 £5,375 £4,220

Comparison expenditure £M

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 102016 £150.13 £77.60 £52.58 £45.54 £66.91 £32.81 £73.18 £116.25 £59.01 £149.24

2017 £152.41 £78.76 £53.40 £46.26 £67.51 £33.09 £74.21 £117.77 £59.95 £152.06

2022 £173.75 £89.58 £60.97 £52.80 £75.03 £36.64 £83.88 £133.09 £68.36 £175.76

2027 £209.10 £108.01 £73.65 £64.24 £89.12 £43.35 £100.57 £159.78 £82.48 £214.64

2032 £251.47 £129.58 £88.72 £77.69 £106.26 £51.17 £120.43 £191.03 £98.97 £260.62

2037 £303.13 £155.52 £107.11 £93.52 £127.04 £60.27 £144.22 £228.17 £118.54 £316.70

Growth 2017-2036 £150.72 £76.76 £53.71 £47.27 £59.53 £27.18 £70.01 £110.41 £58.59 £164.64

NotesSource: Experian MMG3 & Retail Planner Briefing Note 152016 price base

Table 3b: Convenience expenditure (£M)

Per capita convenience expenditure

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 102016 £1,975 £2,438 £2,150 £2,382 £2,211 £2,470 £2,142 £2,292 £2,415 £2,031

Exc. SFT £1,918 £2,367 £2,088 £2,313 £2,146 £2,398 £2,080 £2,225 £2,345 £1,972

2017 £1,912 £2,360 £2,082 £2,306 £2,140 £2,391 £2,073 £2,219 £2,338 £1,966

2022 £1,885 £2,327 £2,053 £2,274 £2,110 £2,358 £2,045 £2,188 £2,306 £1,938

2027 £1,876 £2,315 £2,042 £2,263 £2,100 £2,346 £2,034 £2,177 £2,294 £1,929

2032 £1,874 £2,313 £2,040 £2,261 £2,098 £2,344 £2,032 £2,175 £2,292 £1,927

2037 £1,880 £2,320 £2,046 £2,267 £2,104 £2,351 £2,038 £2,181 £2,299 £1,933

Convenience expenditure £M

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 102016 £118.73 £56.88 £41.81 £35.26 £58.08 £27.48 £59.72 £95.86 £45.68 £123.71

2017 £119.22 £57.10 £41.99 £35.42 £57.96 £27.41 £59.89 £96.06 £45.90 £124.68

2022 £122.02 £58.30 £43.04 £36.30 £57.83 £27.25 £60.78 £97.45 £46.98 £129.37

2027 £125.18 £59.93 £44.33 £37.65 £58.55 £27.48 £62.12 £99.73 £48.33 £134.68

2032 £128.60 £61.42 £45.62 £38.89 £59.64 £27.71 £63.55 £101.87 £49.54 £139.70

2037 £132.44 £62.98 £47.05 £40.00 £60.92 £27.89 £65.02 £103.95 £50.70 £145.04

Growth 2017-2036 £13.22 £5.88 £5.06 £4.58 £2.96 £0.47 £5.12 £7.90 £4.79 £20.36

NotesSource: Experian MMG32015 price base

Table 4a: Comparison market shares

Zone Centre/location Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total1 Taunton town centre 62% 57% 45% 52% 44% 25% 15% 37% 26% 19% 38%

Hankridge Farm Retail Park 17% 15% 14% 16% 3% 3% 2% 8% 4% 3% 8%Taunton out of centre 1% 0% 1% 3% 0% 0% 0% 0% 0% 0% 0%Priory Fields Retail Park 5% 4% 3% 5% 0% 0% 0% 2% 1% 1% 2%St Johns Retail Park 4% 5% 1% 2% 0% 0% 0% 0% 0% 2% 2%Taunton edge of centre 1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Other zone 1 2% 0% 1% 1% 1% 0% 0% 0% 0% 0% 1%

1 Total 91% 81% 64% 78% 48% 29% 17% 48% 31% 24% 51%

2 Taunton out of centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Other zone 2 0% 2% 0% 0% 0% 0% 0% 0% 0% 0% 0%

2 Total 0% 2% 0% 0% 0% 0% 0% 0% 0% 0% 0%

3 Wellington town centre 0% 2% 22% 2% 0% 0% 2% 0% 0% 0% 2%Wellington edge of centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Other zone 3 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%

3 Total 1% 2% 22% 2% 0% 0% 2% 0% 0% 0% 2%

4 Bishops Lydeard 0% 0% 0% 1% 0% 0% 0% 0% 0% 0% 0%Other zone 4 0% 0% 0% 3% 0% 0% 0% 0% 0% 0% 0%

4 Total 0% 0% 0% 4% 0% 0% 0% 0% 0% 0% 0%

5 Minehead town centre 0% 0% 0% 0% 28% 27% 0% 0% 0% 0% 3%Minehead edge of town centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Minehead out of centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Seaward Way/Vulcan Road Retail Park 0% 0% 0% 0% 1% 2% 0% 0% 0% 0% 0%Watchet town centre 0% 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Williton town centre 0% 0% 0% 0% 2% 0% 0% 0% 0% 0% 0%Other zone 5 0% 0% 0% 0% 0% 1% 0% 0% 0% 0% 0%

5 Total 0% 0% 0% 1% 32% 30% 0% 0% 0% 0% 4%

6 Dulverton 0% 0% 0% 0% 0% 2% 0% 0% 0% 0% 0%Other zone 6 0% 0% 0% 0% 0% 5% 0% 0% 0% 0% 0%

6 Total 0% 0% 0% 0% 0% 7% 0% 0% 0% 0% 0%

7 Tiverton town centre 0% 0% 0% 0% 0% 3% 14% 0% 0% 0% 2%South Molton 0% 0% 0% 0% 0% 0% 8% 0% 0% 0% 1%Tiverton out of centre 0% 0% 0% 0% 0% 0% 1% 0% 0% 0% 0%Other zone 7 0% 0% 0% 0% 0% 1% 0% 0% 0% 0% 0%

7 Total 0% 0% 1% 0% 0% 4% 24% 0% 0% 0% 4%

8 Chard town centre 0% 0% 0% 0% 0% 0% 0% 17% 0% 0% 2%Chard out of centre 0% 0% 0% 0% 0% 0% 0% 1% 0% 0% 0%Ilminster town centre 0% 1% 0% 0% 0% 0% 0% 5% 0% 0% 1%Ilminster edge of centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Ilminster out of centre 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Other zone 8 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%

8 Total 0% 1% 0% 0% 0% 0% 0% 24% 0% 0% 3%

9 Langport 0% 1% 0% 0% 0% 0% 0% 0% 3% 0% 0%Other zone 9 0% 0% 0% 0% 0% 0% 0% 0% 1% 0% 0%

9 Total 0% 1% 0% 0% 0% 0% 0% 0% 5% 0% 0%

10 Bridgwater town centre 0% 0% 0% 0% 9% 0% 0% 0% 13% 39% 8%Bridgwater edge of centre 0% 0% 0% 0% 0% 0% 0% 0% 2% 3% 1%Bridgwater out of centre 0% 0% 0% 0% 1% 0% 0% 0% 1% 3% 1%Bridgwater Retail Park 0% 0% 0% 0% 0% 0% 0% 0% 2% 9% 2%Other zone 10 0% 1% 0% 0% 1% 0% 0% 0% 0% 1% 0%

10 Total 0% 1% 0% 1% 11% 0% 0% 0% 18% 55% 12%

Study area total 92% 89% 87% 86% 93% 72% 43% 73% 54% 79% 77%

Outside study area Barnstaple 0% 0% 0% 0% 0% 18% 32% 0% 0% 0% 6%Bristol 3% 2% 3% 4% 2% 1% 1% 1% 4% 6% 3%Burnham-on-Sea 0% 0% 0% 0% 0% 0% 0% 0% 1% 1% 0%Exeter 3% 3% 4% 5% 1% 4% 14% 6% 0% 1% 5%Glastonbury 0% 0% 1% 0% 0% 0% 0% 0% 1% 0% 0%Street 1% 2% 1% 1% 1% 0% 0% 2% 14% 7% 3%Wells 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Weston-Super-Mare 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Yeovil 0% 0% 0% 0% 0% 0% 0% 6% 20% 0% 2%Other outside study area 1% 3% 4% 3% 3% 5% 9% 11% 7% 5% 5%

Outside study area 8% 11% 13% 14% 7% 28% 57% 27% 46% 21% 23%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

Table 4b: Convenience market shares

Zone Centre/location Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total1 Taunton town centre 22% 8% 3% 5% 3% 0% 2% 2% 1% 1% 6%

Taunton edge of centre 11% 6% 2% 14% 6% 0% 0% 0% 2% 0% 4%Hankridge Farm retail park 9% 28% 9% 4% 1% 0% 3% 3% 2% 1% 6%Taunton out of centre 54% 35% 21% 48% 2% 1% 8% 5% 5% 1% 19%Other zone 1 3% 1% 0% 0% 0% 0% 0% 0% 0% 0% 1%

1 Total 99% 78% 36% 71% 12% 2% 14% 9% 9% 3% 35%

2 Other zone 2 0% 7% 0% 0% 0% 0% 0% 0% 0% 0% 1%2 Total 0% 7% 0% 0% 0% 0% 0% 0% 0% 0% 1%

3 Wellington town centre 0% 1% 57% 7% 1% 0% 5% 0% 0% 0% 5%Other zone 3 0% 0% 1% 0% 0% 0% 0% 0% 0% 0% 0%

3 Total 0% 1% 58% 7% 1% 0% 5% 0% 0% 0% 5%

4 Bishops Lydeard town centre 0% 0% 0% 8% 0% 0% 0% 0% 0% 0% 0%Other zone 4 0% 0% 0% 10% 1% 0% 0% 0% 0% 0% 1%

4 Total 0% 0% 0% 17% 1% 0% 0% 0% 0% 0% 1%

5 Minehead town centre 0% 0% 0% 0% 10% 6% 0% 0% 0% 0% 1%Minehead edge of centre 0% 0% 0% 0% 1% 2% 0% 0% 0% 0% 0%Minehead out of centre 0% 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Watchet town centre 0% 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Williton town centre 0% 0% 0% 0% 4% 0% 0% 0% 0% 0% 0%Seaward Way/Vulcan road retail park 0% 0% 0% 1% 49% 51% 0% 0% 0% 0% 6%Other zone 5 0% 0% 0% 0% 3% 0% 0% 0% 0% 0% 0%

5 Total 0% 0% 0% 2% 69% 60% 0% 0% 0% 0% 8%

6 Dulverton 0% 0% 0% 0% 0% 9% 0% 0% 0% 0% 0%Other zone 6 0% 0% 0% 0% 0% 12% 0% 0% 0% 0% 0%

6 Total 0% 0% 0% 0% 0% 21% 0% 0% 0% 0% 1%

7 Tiverton 0% 0% 1% 0% 0% 9% 19% 2% 0% 0% 4%Other zone 7 0% 0% 0% 0% 1% 0% 5% 0% 0% 0% 1%South Molton town centre 0% 0% 0% 0% 0% 0% 21% 0% 0% 0% 3%

7 Total 0% 0% 1% 0% 1% 9% 45% 2% 0% 0% 7%

8 Chard out of centre 0% 0% 0% 0% 0% 0% 0% 30% 0% 0% 4%Chard town centre 0% 0% 0% 0% 0% 0% 0% 25% 0% 0% 3%Ilminster edge of centre 0% 2% 0% 0% 0% 0% 0% 10% 1% 0% 1%Ilminster town centre 0% 1% 0% 0% 0% 0% 0% 4% 0% 0% 1%Other zone 8 0% 0% 0% 0% 0% 0% 0% 3% 0% 0% 0%

8 Total 0% 3% 0% 0% 0% 0% 0% 71% 1% 0% 9%

9 Langport town centre 0% 7% 0% 0% 0% 0% 0% 0% 31% 0% 2%Other zone 9 0% 0% 0% 0% 0% 0% 0% 0% 3% 1% 0%

9 Total 0% 7% 0% 0% 0% 0% 0% 0% 34% 1% 3%

10 Bridgwater town centre 0% 1% 0% 0% 1% 0% 0% 0% 2% 15% 3%Bridgwater edge of centre 0% 0% 0% 0% 1% 0% 0% 0% 8% 12% 3%Bridgwater out of centre 0% 0% 0% 1% 14% 0% 0% 0% 17% 53% 12%Other zone 10 0% 0% 0% 0% 0% 0% 0% 0% 0% 5% 1%

10 Total 0% 1% 0% 1% 16% 0% 0% 0% 27% 86% 18%

Study area total 100% 99% 96% 99% 100% 93% 64% 82% 72% 90% 88%

Outside study area 0% 1% 4% 1% 0% 7% 36% 18% 28% 10% 12%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

Table 5a : Comparison turnover 2017 (£M)

Zone Centre/location Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total1 Taunton town centre £94.02 £45.06 £23.76 £24.17 £30.02 £8.38 £11.14 £44.15 £15.47 £28.83 £325.00

Hankridge Farm Retail Park £25.33 £11.77 £7.29 £7.24 £1.91 £1.00 £1.12 £9.80 £2.29 £4.08 £71.84Taunton out of centre £1.11 £0.12 £0.48 £1.24 £0.00 £0.00 £0.00 £0.00 £0.13 £0.00 £3.08Priory Fields Retail Park £7.13 £2.82 £1.67 £2.09 £0.06 £0.16 £0.00 £2.25 £0.68 £0.82 £17.69St Johns Retail Park £6.27 £4.07 £0.56 £0.85 £0.27 £0.09 £0.03 £0.32 £0.15 £2.69 £15.30Taunton edge of centre £1.42 £0.10 £0.08 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.69Other zone 1 £3.57 £0.10 £0.47 £0.25 £0.43 £0.00 £0.08 £0.42 £0.00 £0.00 £5.32

1 Total £138.86 £64.03 £34.32 £35.95 £32.70 £9.63 £12.36 £56.94 £18.72 £36.42 £439.92

2 Taunton out of centre £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Other zone 2 £0.03 £1.65 £0.09 £0.08 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £1.87

2 Total £0.03 £1.65 £0.09 £0.08 £0.00 £0.03 £0.00 £0.00 £0.00 £0.00 £1.87

3 Wellington town centre £0.62 £1.39 £11.64 £0.85 £0.12 £0.08 £1.72 £0.15 £0.05 £0.00 £16.62Wellington edge of centre £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02Other zone 3 £0.16 £0.14 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.35

3 Total £0.78 £1.52 £11.72 £0.85 £0.12 £0.08 £1.72 £0.15 £0.05 £0.00 £16.99

4 Bishops Lydeard £0.00 £0.00 £0.00 £0.47 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.47Other zone 4 £0.00 £0.00 £0.07 £1.50 £0.02 £0.05 £0.00 £0.00 £0.13 £0.15 £1.93

4 Total £0.00 £0.00 £0.07 £1.97 £0.02 £0.05 £0.00 £0.00 £0.13 £0.15 £2.39

5 Minehead town centre £0.42 £0.00 £0.00 £0.11 £19.12 £9.04 £0.00 £0.00 £0.00 £0.00 £28.69Minehead edge of town centre £0.00 £0.00 £0.00 £0.00 £0.02 £0.01 £0.00 £0.00 £0.00 £0.00 £0.03Minehead out of centre £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Seaward Way/Vulcan Road Retail Park £0.00 £0.00 £0.00 £0.00 £0.65 £0.61 £0.00 £0.00 £0.00 £0.00 £1.26Watchet town centre £0.00 £0.00 £0.00 £0.07 £0.62 £0.00 £0.00 £0.00 £0.00 £0.00 £0.69Williton town centre £0.00 £0.00 £0.00 £0.00 £1.36 £0.03 £0.00 £0.00 £0.00 £0.00 £1.40Other zone 5 £0.00 £0.26 £0.00 £0.15 £0.04 £0.36 £0.16 £0.18 £0.00 £0.38 £1.54

5 Total £0.42 £0.26 £0.00 £0.33 £21.81 £10.05 £0.16 £0.18 £0.00 £0.38 £33.60

6 Dulverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.77 £0.16 £0.00 £0.00 £0.00 £0.93Other zone 6 £0.00 £0.00 £0.00 £0.00 £0.09 £1.56 £0.00 £0.00 £0.00 £0.00 £1.65

6 Total £0.00 £0.00 £0.00 £0.00 £0.09 £2.33 £0.16 £0.00 £0.00 £0.00 £2.58

7 Tiverton town centre £0.16 £0.21 £0.25 £0.10 £0.08 £1.09 £10.29 £0.25 £0.00 £0.00 £12.43South Molton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £6.25 £0.00 £0.00 £0.00 £6.25Tiverton out of centre £0.00 £0.03 £0.08 £0.01 £0.00 £0.05 £1.02 £0.00 £0.00 £0.00 £1.18Other zone 7 £0.00 £0.00 £0.00 £0.00 £0.00 £0.30 £0.06 £0.00 £0.00 £0.02 £0.38

7 Total £0.16 £0.23 £0.34 £0.11 £0.08 £1.44 £17.62 £0.25 £0.00 £0.02 £20.24

8 Chard town centre £0.00 £0.08 £0.00 £0.00 £0.03 £0.00 £0.00 £20.29 £0.00 £0.13 £20.53Chard out of centre £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.69 £0.02 £0.00 £1.71Ilminster town centre £0.00 £0.77 £0.00 £0.00 £0.00 £0.00 £0.14 £6.10 £0.09 £0.00 £7.09Ilminster edge of centre £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.00 £0.11Ilminster out of centre £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.46 £0.00 £0.00 £0.46Other zone 8 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.26 £0.00 £0.00 £0.26

8 Total £0.00 £0.93 £0.00 £0.00 £0.03 £0.00 £0.14 £28.79 £0.13 £0.13 £30.16

9 Langport £0.00 £0.79 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.07 £0.00 £2.86Other zone 9 £0.00 £0.16 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.65 £0.04 £0.85

9 Total £0.00 £0.95 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.72 £0.04 £3.71

10 Bridgwater town centre £0.13 £0.23 £0.00 £0.08 £5.99 £0.08 £0.00 £0.00 £7.84 £59.54 £73.89Bridgwater edge of centre £0.00 £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £1.22 £4.04 £5.32Bridgwater out of centre £0.03 £0.02 £0.01 £0.06 £0.57 £0.00 £0.00 £0.04 £0.38 £4.75 £5.86Bridgwater Retail Park £0.54 £0.00 £0.00 £0.19 £0.28 £0.00 £0.00 £0.00 £1.03 £13.13 £15.16Other zone 10 £0.02 £0.46 £0.04 £0.05 £0.70 £0.00 £0.00 £0.02 £0.13 £1.97 £3.39

10 Total £0.71 £0.71 £0.05 £0.37 £7.60 £0.08 £0.00 £0.07 £10.60 £83.43 £103.62

Study area total £140.96 £70.29 £46.58 £39.65 £62.45 £23.70 £32.15 £86.38 £32.34 £120.57 £655.09

Outside study area Barnstaple £0.00 £0.00 £0.00 £0.08 £0.27 £5.84 £24.02 £0.00 £0.00 £0.00 £30.21Bristol £4.22 £1.82 £1.79 £1.98 £1.40 £0.47 £0.58 £1.47 £2.38 £9.74 £25.84Burnham-on-Sea £0.33 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.42 £1.91 £2.67Exeter £4.01 £2.46 £2.29 £2.24 £0.81 £1.34 £10.66 £7.13 £0.00 £1.37 £32.30Glastonbury £0.00 £0.00 £0.31 £0.00 £0.00 £0.00 £0.00 £0.00 £0.45 £0.37 £1.13Street £1.51 £1.40 £0.46 £0.67 £0.80 £0.14 £0.20 £2.42 £8.18 £10.69 £26.46Wells £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.02Weston-Super-Mare £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.51 £0.51Yeovil £0.00 £0.21 £0.05 £0.12 £0.00 £0.00 £0.00 £7.51 £11.94 £0.00 £19.84Other outside study area £1.38 £2.59 £1.91 £1.52 £1.77 £1.59 £6.59 £12.86 £4.24 £6.90 £41.35

Total Outside study area £11.45 £8.47 £6.81 £6.60 £5.05 £9.39 £42.05 £31.38 £27.61 £31.49 £180.31

Total £152.41 £78.76 £53.40 £46.26 £67.51 £33.09 £74.21 £117.77 £59.95 £152.06 £835.40

Table 5b: Convenience turnover 2017 (£M)

Zone Centre/location Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total1 Taunton town centre £25.64 £4.47 £1.19 £1.74 £1.61 £0.11 £1.19 £1.49 £0.40 £1.19 £39.04

Taunton edge of centre £13.04 £3.18 £0.94 £5.10 £3.47 £0.00 £0.00 £0.00 £0.69 £0.00 £26.42Hankridge Farm retail park £11.15 £16.27 £3.81 £1.33 £0.51 £0.09 £2.09 £3.10 £1.05 £0.86 £40.26Taunton out of centre £64.78 £20.11 £9.00 £16.95 £1.36 £0.32 £5.06 £4.40 £2.07 £1.78 £125.81Other zone 1 £3.16 £0.46 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.64

1 Total £117.77 £44.48 £14.96 £25.12 £6.95 £0.52 £8.34 £8.99 £4.21 £3.83 £235.17

2 Other zone 2 £0.58 £4.12 £0.00 £0.00 £0.04 £0.00 £0.00 £0.14 £0.07 £0.00 £4.952 Total £0.58 £4.12 £0.00 £0.00 £0.04 £0.00 £0.00 £0.14 £0.07 £0.00 £4.95

3 Wellington town centre £0.45 £0.73 £23.84 £2.52 £0.37 £0.04 £2.98 £0.00 £0.00 £0.39 £31.32Other zone 3 £0.00 £0.00 £0.59 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.59

3 Total £0.45 £0.73 £24.43 £2.52 £0.37 £0.04 £2.98 £0.00 £0.00 £0.39 £31.91

4 Bishops Lydeard town centre £0.00 £0.06 £0.00 £2.73 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £2.84Other zone 4 £0.16 £0.00 £0.19 £3.44 £0.54 £0.00 £0.00 £0.00 £0.00 £0.20 £4.53

4 Total £0.16 £0.06 £0.19 £6.16 £0.60 £0.00 £0.00 £0.00 £0.00 £0.20 £7.38

5 Minehead town centre £0.00 £0.00 £0.00 £0.16 £5.78 £1.75 £0.00 £0.00 £0.06 £0.00 £7.75Minehead edge of centre £0.00 £0.00 £0.00 £0.00 £0.70 £0.68 £0.00 £0.00 £0.00 £0.00 £1.38Minehead out of centre £0.00 £0.00 £0.00 £0.00 £0.69 £0.05 £0.00 £0.00 £0.00 £0.00 £0.73Watchet town centre £0.00 £0.00 £0.00 £0.00 £0.60 £0.00 £0.00 £0.00 £0.00 £0.00 £0.60Williton town centre £0.00 £0.00 £0.10 £0.16 £2.23 £0.00 £0.00 £0.00 £0.00 £0.00 £2.48Seaward way/Vulcan road retail park £0.00 £0.00 £0.00 £0.42 £28.15 £14.09 £0.00 £0.00 £0.12 £0.00 £42.78Other zone 5 £0.00 £0.00 £0.00 £0.00 £1.86 £0.00 £0.00 £0.00 £0.00 £0.00 £1.86

5 Total £0.00 £0.00 £0.10 £0.73 £40.01 £16.57 £0.00 £0.00 £0.18 £0.00 £57.58

6 Dulverton £0.00 £0.00 £0.00 £0.00 £0.00 £2.33 £0.17 £0.00 £0.00 £0.00 £2.50Other zone 6 £0.00 £0.00 £0.00 £0.09 £0.00 £3.41 £0.00 £0.00 £0.00 £0.00 £3.50

6 Total £0.00 £0.00 £0.00 £0.09 £0.00 £5.74 £0.17 £0.00 £0.00 £0.00 £6.01

7 Tiverton £0.00 £0.00 £0.56 £0.00 £0.00 £2.52 £11.33 £1.72 £0.00 £0.12 £16.25Other zone 7 £0.00 £0.00 £0.00 £0.00 £0.45 £0.07 £3.19 £0.00 £0.00 £0.00 £3.70South Molton town centre £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £12.43 £0.00 £0.00 £0.00 £12.43

7 Total £0.00 £0.00 £0.56 £0.00 £0.45 £2.58 £26.95 £1.72 £0.00 £0.12 £32.39

8 Chard out of centre £0.00 £0.19 £0.00 £0.00 £0.00 £0.00 £0.00 £28.55 £0.00 £0.00 £28.74Chard town centre £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £23.94 £0.00 £0.00 £23.97Ilminster edge of centre £0.00 £1.10 £0.00 £0.00 £0.00 £0.00 £0.00 £9.38 £0.63 £0.00 £11.10Ilminster town centre £0.00 £0.56 £0.00 £0.00 £0.00 £0.00 £0.00 £3.41 £0.00 £0.00 £3.96Other zone 8 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £3.05 £0.00 £0.00 £3.09

8 Total £0.00 £1.88 £0.02 £0.00 £0.00 £0.00 £0.00 £68.33 £0.63 £0.00 £70.87

9 Langport town centre £0.00 £4.12 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £14.15 £0.00 £18.28Other zone 9 £0.00 £0.14 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.29 £1.15 £2.58

9 Total £0.00 £4.26 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £15.44 £1.15 £20.85

10 Bridgwater town centre £0.00 £0.54 £0.10 £0.00 £0.42 £0.04 £0.00 £0.00 £0.90 £18.49 £20.50Bridgwater edge of centre £0.00 £0.04 £0.00 £0.02 £0.61 £0.00 £0.00 £0.00 £3.52 £15.57 £19.77Bridgwater out of centre £0.00 £0.04 £0.00 £0.30 £8.28 £0.06 £0.00 £0.00 £7.98 £66.52 £83.18Other zone 10 £0.00 £0.11 £0.00 £0.05 £0.23 £0.00 £0.00 £0.00 £0.17 £6.50 £7.05

10 Total £0.00 £0.74 £0.10 £0.37 £9.54 £0.09 £0.00 £0.00 £12.57 £107.08 £130.49

Study area total £118.96 £56.28 £40.35 £35.00 £57.96 £25.55 £38.44 £79.18 £33.11 £112.78 £597.61

Outside study area £0.26 £0.81 £1.64 £0.43 £0.00 £1.86 £21.45 £16.87 £12.80 £11.90 £68.03

Total £119.22 £57.10 £41.99 £35.42 £57.96 £27.41 £59.89 £96.06 £45.90 £124.68 £665.64

Table 6a: Comparison goods need (£M)


Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £398 £452 £544 £654 £786B Market share of Taunton Deane & West Somerset exc. ENPA (%) 87% 87% 87% 87% 87%C Retained expenditure (£M) £348 £395 £475 £570 £686D Inflow to Taunton Deane & West Somerset from the rest of the study area (%) 37% 37% 37% 37% 37%E Inflow expenditure (£M) £147 £167 £201 £242 £291F Tourist inflow (£M) £12 £14 £16 £20 £23G Total available expenditure (£M) £507 £575 £692 £832 £1,000Claims on expenditureH Turnover of existing floorspace (£M) £507 £568 £637 £713 £799I Turnover of commitments (£M) £45 £50 £56 £63 £71J Total claims on expenditure (£M) £552 £619 £693 £777 £870Quantitative needK Expenditure capacity (£M) -£45 -£43 -£1 £55 £130L Assumed sales density (£ per sqm net) £6,000 £6,722 £7,532 £8,439 £9,455M Net quantitative need (sqm) 7,492- 6,428- 113- 6,515 13,750 N Gross quantitative need (sqm) 10,702- 9,183- 162- 9,307 19,643

Taunton Deane

Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £331 £377 £455 £547 £659B Market share of Taunton Deane (%) 88% 88% 88% 88% 88%C Retained expenditure (£M) £292 £333 £401 £483 £582D Inflow to Taunton Deane from the rest of the study area (%) 51% 51% 51% 51% 51%E Inflow expenditure (£M) £169 £193 £233 £280 £337G Total available expenditure (£M) £461 £526 £634 £763 £919Claims on expenditureH Turnover of existing floorspace (£M) £461 £517 £579 £649 £727I Turnover of commitments (£M) £43 £48 £54 £60 £68J Total claims on expenditure (£M) £504 £565 £633 £709 £794Quantitative needK Expenditure capacity (£M) -£43 -£39 £2 £54 £125L Assumed sales density (£ per sqm net) £6,000 £6,722 £7,532 £8,439 £9,455M Net quantitative need (sqm) 7,142- 5,804- 209 6,431 13,199 N Gross quantitative need (sqm) 10,202- 8,292- 298 9,187 18,856


Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £68 £75 £89 £106 £127B Market share of West Somerset exc. ENPA (%) 32% 32% 32% 32% 32%C Retained expenditure (£M) £22 £24 £29 £34 £41D Inflow expenditure (£M) 17% 17% 17% 17% 17%E Inflow to West Somerset exc. ENPA from the rest of the study area (%) £12 £13 £16 £19 £22

Tourist inflow (£M) £12 £14 £16 £20 £23F Total available expenditure (£M) £46 £51 £61 £73 £87Claims on expenditureG Turnover of existing floorspace (£M) £46 £52 £58 £65 £73H Turnover of commitments (£M) £2 £2 £3 £3 £3I Total claims on expenditure (£M) £48 £54 £60 £68 £76Quantitative needJ Expenditure capacity (£M) -£2 -£3 £0 £5 £11K Assumed sales density (£ per sqm net) £6,000 £6,722 £7,532 £8,439 £9,455L Net quantitative need (sqm) 350- 411- 46 565 1,141 M Gross quantitative need (sqm) 500- 588- 66 807 1,630

Table 6b: Convenience goods need (£M)


Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £312 £317 £326 £334 £343B Market share of Taunton Deane & West Somerset exc. ENPA (%) 93% 93% 93% 93% 93%C Retained expenditure (£M) £291 £296 £304 £311 £320D Inflow expenditure (£M) 15% 15% 15% 15% 15%E Inflow to Taunton Deane & West Somerset from the rest of the study area (%) £46 £47 £49 £50 £51F Total available expenditure (£M) £337 £343 £352 £361 £371Claims on expenditureG Turnover of existing floorspace (£M) £337 £337 £337 £337 £337H Turnover of commitments (£M) £55 £55 £55 £55 £55I Total claims on expenditure (£M) £392 £392 £392 £392 £392Quantitative needJ Expenditure capacity (£M) -£55 -£49 -£40 -£31 -£21K Assumed sales density (£ per sqm net) £12,000 £12,000 £12,000 £12,000 £12,000L Net quantitative need (sqm) 4,578- 4,056- 3,322- 2,554- 1,723- M Gross quantitative need (sqm) 6,540- 5,795- 4,746- 3,648- 2,461-

Taunton Deane

Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £254 £260 £267 £275 £282B Market share of Taunton Deane (%) 95% 95% 95% 95% 95%C Retained expenditure (£M) £242 £247 £254 £262 £269D Inflow expenditure (£M) 15% 15% 15% 15% 15%E Inflow to Taunton Deane from the rest of the study area (%) £38 £39 £40 £41 £42F Total available expenditure (£M) £279 £286 £294 £302 £311Claims on expenditureG Turnover of existing floorspace (£M) £279 £279 £279 £279 £279H Turnover of commitments (£M) £39 £39 £39 £39 £39I Total claims on expenditure (£M) £318 £318 £318 £318 £318Quantitative needJ Expenditure capacity (£M) -£39 -£32 -£24 -£16 -£7K Assumed sales density (£ per sqm net) £12,000 £12,000 £12,000 £12,000 £12,000L Net quantitative need (sqm) 3,228- 2,685- 2,004- 1,321- 592- M Gross quantitative need (sqm) 4,612- 3,835- 2,863- 1,887- 845-


Available expenditure 2017 2022 2027 2032 2037A Total expenditure (£M) £58 £58 £59 £60 £61B Market share of West Somerset exc. ENPA (%) 69% 69% 69% 69% 69%C Retained expenditure (£M) £40 £40 £40 £41 £42D Inflow expenditure (£M) 30% 30% 30% 30% 30%E Inflow to West Somerset exc. ENPA from the rest of the study area (%) £18 £18 £18 £18 £18F Total available expenditure (£M) £58 £57 £58 £59 £61Claims on expenditureG Turnover of existing floorspace (£M) £58 £58 £58 £58 £58H Turnover of commitments (£M) £16 £16 £16 £16 £16I Total claims on expenditure (£M) £74 £74 £74 £74 £74Quantitative needJ Expenditure capacity (£M) -£16 -£16 -£16 -£15 -£13K Assumed sales density (£ per sqm net) £12,000 £12,000 £12,000 £12,000 £12,000L Net quantitative need (sqm) 1,350- 1,361- 1,301- 1,210- 1,105- M Gross quantitative need (sqm) 1,929- 1,944- 1,858- 1,729- 1,578-

Table 7: Convenience benchmark turnovers 2017

Benchmark sales density

Net sales area

Benchmark turnover

Implied turnover Over/undertrading

£ (sqm) £M £M £MTaunton town centre

Marks & Spencer, East Street, Taunton, TA1 3LU £10,156 1,006 £10.22 £3.12 -£7.10Sainsbury's Superstore, Billet Street, Taunton, TA1 3NE £10,764 1,675 £18.03 £15.29 -£2.74

Taunton edge of centreMorrisons, Priory Bridge Road, Taunton, TA1 1DX £10,557 2,189 £23.11 £25.45 £2.34

Hankridge Farm retail parkSainsbury's Superstore, Hankridge Farm Retail Park, Hankridge Way, Taunton, TA1 2LR£10,764 2,847 £30.65 £40.24 £9.59

Taunton out of centreAsda, Creechbarrow Road, Taunton, TA1 2AN £14,180 3,468 £49.18 £41.29 -£7.89Co-op, Cheddon Road, Taunton, TA2 7AH £8,591 252 £2.17 £1.44 -£0.73Co-op, Morse Road, Norton Fitzwarren, TA2 6DG £8,591 214 £1.83 £0.13 -£1.70Lidl, Roman Road, Taunton, TA1 2BD £9,626 897 £8.64 £13.30 £4.67Tesco Express, Comeytrowe Centre, New Galmington Centre, Taunton, TA1 4TY£12,006 113 £1.35 £2.33 £0.98Tesco Express, Lisieux Way Shopping Centre, Severn Drive, Taunton, TA1 2PD£12,006 129 £1.55 £1.88 £0.33Tesco Express, Priorswood Road, Taunton, TA2 7PS £12,006 138 £1.66 £2.43 £0.77Tesco Superstore, Castle Street, Taunton, TA1 4AB £12,006 1,928 £23.14 £36.23 £13.09

Wellington town centreAsda, Longforth Road, Wellington, TA21 8RQ £14,180 633 £8.97 £10.75 £1.78Co-op, Fore Street, Wellington, TA21 8AQ £8,591 450 £3.87 £3.36 -£0.51Waitrose, High Street, Wellington, TA21 8RD £11,592 1,229 £14.25 £12.88 -£1.37

Wiveliscombe town centreCo-op, The Square, Wiveliscombe, TA4 2JT £8,591 137 £1.18 £1.50 £0.32

Minehead town centreIceland, The Avenue, Minehead, TA24 5AZ £7,801 418 £3.26 £2.99 -£0.27

Minehead edge of centreCo-op, The Avenue, The Parade, Minehead, TA24 5AZ £8,591 483 £4.15 £1.41 -£2.74

Minehead out of centreCo-op, Alcombe Road, Minehead, TA24 6BB £8,591 169 £1.46 £0.74 -£0.71Co-op, Liddymore Road, Watchet, TA23 0DR £8,591 106 £0.91 £0.00 -£0.91

Seaward Way/Vulcan Road retail parkLidl, Seaward Way, Minehead, TA24 5BY £9,626 883 £8.49 £9.53 £1.04Morrisons, Vulcan Road, Minehead, TA24 6DG £10,557 1,729 £18.25 £13.93 -£4.32Tesco Superstore, Seaward Way, Minehead, TA24 5BY £12,006 1,347 £16.17 £20.02 £3.85

Watchet town centreCo-op, Swain Street, Watchet, TA23 0AE £8,591 139 £1.19 £0.24 -£0.95

Williton town centreCo-op, Fore Street, Williton, TA4 4PX £8,591 423 £3.63 £1.17 -£2.46

Total 23,001 £257.30 £261.66 £4.35


Appendix E Leisure capacity analysis

Table L1: Leisure expenditure per capita

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10Restaurants, cafes

2017 £728 £888 £750 £824 £723 £801 £710 £762 £829 £6952022 £757 £924 £781 £858 £752 £833 £739 £793 £863 £7242027 £802 £979 £827 £909 £797 £883 £783 £840 £914 £7672032 £852 £1,039 £878 £964 £846 £937 £831 £891 £970 £8142037 £904 £1,103 £932 £1,024 £898 £995 £882 £946 £1,030 £864

Pubs / bars / nightclubs / music venues

2017 £217 £259 £223 £238 £215 £231 £202 £225 £240 £2072022 £226 £270 £232 £247 £223 £240 £210 £234 £250 £2152027 £239 £286 £246 £262 £236 £255 £222 £248 £265 £2282032 £254 £303 £261 £278 £251 £270 £236 £263 £281 £2422037 £269 £322 £277 £295 £266 £287 £251 £279 £298 £257

Cinemas and theatres

2017 £55 £75 £57 £62 £50 £52 £48 £52 £59 £492022 £57 £78 £59 £65 £52 £54 £50 £55 £62 £512027 £60 £83 £63 £69 £55 £57 £53 £58 £65 £542032 £64 £88 £66 £73 £59 £60 £56 £61 £69 £572037 £68 £93 £70 £77 £62 £64 £59 £65 £73 £60

Games of chance

2017 £284 £438 £309 £479 £411 £513 £407 £422 £534 £2692022 £296 £456 £322 £499 £428 £534 £423 £439 £556 £2792027 £313 £483 £341 £529 £453 £566 £449 £466 £589 £2962032 £333 £513 £362 £561 £481 £601 £476 £494 £625 £3142037 £353 £544 £384 £596 £511 £638 £505 £525 £664 £333

Recreational and sporting services

2017 £100 £155 £110 £139 £103 £120 £103 £116 £144 £932022 £104 £161 £114 £144 £107 £125 £107 £121 £150 £972027 £110 £171 £121 £153 £113 £132 £114 £128 £159 £1032032 £117 £181 £128 £162 £120 £140 £121 £136 £169 £1092037 £124 £193 £136 £172 £128 £149 £128 £144 £179 £116

Source: Experian MMG3

Table L2: Available leisure spending (£M)

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 TotalRestaurants, cafes

2017 £45 £21 £15 £13 £19 £9 £20 £32 £16 £43 £2332022 £48 £22 £16 £14 £21 £10 £22 £35 £17 £47 £2512027 £53 £24 £17 £15 £22 £10 £24 £38 £19 £52 £2742032 £58 £26 £19 £16 £24 £11 £26 £41 £21 £57 £2982037 £63 £29 £21 £18 £26 £12 £28 £44 £22 £62 £324

Pubs / bars / nightclubs / music venues

2017 £13 £6 £4 £4 £6 £3 £6 £10 £5 £13 £692022 £14 £7 £5 £4 £6 £3 £6 £10 £5 £14 £742027 £16 £7 £5 £4 £7 £3 £7 £11 £5 £15 £812032 £17 £8 £6 £5 £7 £3 £7 £12 £6 £17 £882037 £19 £8 £6 £5 £8 £3 £8 £13 £6 £18 £95

Cinemas and theatres

2017 £3 £2 £1 £1 £1 £1 £1 £2 £1 £3 £172022 £4 £2 £1 £1 £1 £1 £1 £2 £1 £3 £182027 £4 £2 £1 £1 £2 £1 £2 £3 £1 £4 £202032 £4 £2 £1 £1 £2 £1 £2 £3 £1 £4 £222037 £5 £2 £2 £1 £2 £1 £2 £3 £2 £4 £23

Games of chance

2017 £18 £10 £6 £7 £11 £6 £12 £18 £10 £17 £1152022 £19 £11 £7 £8 £12 £6 £12 £19 £11 £18 £1232027 £21 £12 £7 £9 £13 £7 £14 £21 £12 £20 £1342032 £22 £13 £8 £10 £14 £7 £15 £23 £13 £22 £1462037 £24 £14 £9 £10 £15 £8 £16 £24 £14 £24 £159

Recreational and sporting services

2017 £6 £4 £2 £2 £3 £1 £3 £5 £3 £6 £352022 £7 £4 £2 £2 £3 £1 £3 £5 £3 £6 £372027 £7 £4 £3 £3 £3 £2 £3 £6 £3 £7 £412032 £8 £5 £3 £3 £3 £2 £4 £6 £4 £8 £442037 £9 £5 £3 £3 £4 £2 £4 £7 £4 £8 £48

Source: Experian MMG3

L3a - Restaurants and cafes market share in 2017

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 101

Taunton 94% 75% 50% 64% 18% 3% 10% 28% 22% 24%Zone 1 Total 94% 75% 50% 64% 18% 3% 10% 28% 22% 24%

2North Curry 0% 3% 0% 0% 0% 0% 0% 0% 0% 0%Creech St Michael 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Other - Zone 2 0% 5% 1% 1% 0% 0% 0% 0% 0% 0%Zone 2 Total 0% 8% 1% 1% 0% 0% 0% 1% 0% 0%

3Wellington 2% 1% 30% 2% 0% 0% 1% 0% 0% 0%Other - Zone 3 0% 0% 6% 0% 0% 0% 0% 0% 0% 0%Zone 3 Total 2% 1% 36% 2% 0% 0% 1% 0% 0% 0%

4Bishops Lydeard 0% 0% 0% 4% 0% 0% 0% 0% 0% 0%Wiveliscombe 0% 0% 0% 17% 0% 0% 0% 0% 0% 0%Other - Zone 4 0% 1% 1% 2% 0% 0% 0% 0% 0% 0%Zone 4 Total 0% 1% 1% 24% 0% 0% 0% 0% 0% 0%

5Minehead 0% 0% 0% 1% 46% 30% 0% 0% 0% 0%Blue Anchor 0% 0% 0% 0% 3% 0% 0% 0% 0% 0%Watchet 0% 1% 0% 0% 7% 0% 0% 0% 0% 0%WillIton 0% 0% 0% 0% 5% 0% 0% 0% 0% 0%Other - Zone 5 0% 0% 0% 0% 3% 4% 0% 0% 0% 0%Zone 5 Total 0% 1% 0% 1% 64% 34% 0% 0% 0% 0%

6Dulverton 0% 0% 0% 0% 1% 15% 1% 0% 0% 0%Lynmouth 0% 0% 0% 0% 0% 1% 0% 0% 0% 0%Lynton 0% 0% 0% 0% 0% 11% 0% 0% 0% 0%Porlock 0% 0% 0% 0% 0% 12% 0% 0% 0% 0%Other - Zone 6 0% 0% 0% 0% 1% 3% 0% 0% 0% 0%Zone 6 Total 0% 0% 0% 0% 2% 43% 1% 0% 0% 0%

7South Molton 0% 0% 0% 0% 0% 0% 17% 0% 0% 0%Tiverton 0% 0% 1% 0% 0% 3% 7% 0% 0% 0%Other - Zone 7 0% 0% 1% 0% 0% 0% 12% 0% 0% 0%Zone 7 Total 0% 0% 1% 0% 0% 3% 36% 0% 0% 0%

8Chard 0% 0% 0% 0% 0% 0% 0% 31% 0% 0%Ilminster 0% 2% 0% 0% 0% 0% 0% 12% 0% 0%Other - Zone 8 0% 0% 0% 0% 0% 0% 0% 5% 0% 0%Zone 8 Total 0% 2% 0% 0% 0% 0% 0% 48% 0% 0%

9Langport 0% 0% 0% 0% 0% 0% 0% 0% 22% 0%Other - Zone 9 0% 3% 0% 0% 0% 0% 0% 0% 7% 0%Zone 9 Total 0% 3% 0% 0% 0% 0% 0% 0% 29% 0%

10Bridgwater 1% 1% 0% 3% 6% 0% 0% 0% 17% 58%Other - Zone 10 0% 0% 0% 0% 0% 0% 0% 0% 0% 1%Zone 10 Total 1% 1% 0% 3% 6% 0% 0% 0% 17% 59%

Outside study areaBarnstaple 0% 0% 0% 0% 1% 8% 22% 0% 0% 0%Bath 0% 0% 0% 0% 0% 0% 0% 0% 0% 1%Bristol 0% 0% 1% 1% 0% 0% 0% 0% 6% 5%Bruton 0% 0% 0% 0% 0% 0% 0% 0% 1% 0%Burnham-on-Sea 0% 0% 0% 0% 0% 0% 0% 0% 0% 3%Central London 2% 0% 1% 1% 2% 1% 2% 1% 1% 0%Exeter 0% 2% 6% 1% 0% 1% 13% 9% 0% 0%Exmouth 0% 0% 0% 0% 0% 2% 0% 0% 0% 0%Glastonbury 0% 0% 0% 0% 0% 0% 0% 0% 4% 0%Somerton 0% 0% 0% 0% 0% 0% 8% 0% 0% 0%Torquay 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Weymouth 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Yeovil 0% 0% 0% 0% 0% 0% 0% 1% 2% 1%Other 1% 6% 4% 3% 7% 5% 6% 10% 16% 6%Outside study area total 3% 8% 12% 6% 10% 17% 51% 22% 32% 17%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

Source: NEMS household survey (August 2017) Q35

L3b - Restaurants and cafes turnover 2017 (£M)

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 Total1

Taunton £42.45 £17.00 £7.72 £8.83 £3.64 £0.29 £2.31 £9.90 £3.89 £10.44 £106.46Zone 1 Total £42.45 £17.00 £7.72 £8.83 £3.64 £0.29 £2.31 £9.90 £3.89 £10.44 £106.46

2North Curry £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.35 £0.00 £0.00 £0.35Creech St Michael £0.00 £0.69 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.69Other - Zone 2 £0.00 £1.18 £0.09 £0.10 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.37Zone 2 Total £0.00 £1.87 £0.09 £0.10 £0.00 £0.00 £0.00 £0.35 £0.00 £0.00 £2.42

3Wellington £1.04 £0.22 £4.59 £0.26 £0.00 £0.00 £0.31 £0.00 £0.00 £0.00 £6.43Other - Zone 3 £0.00 £0.00 £0.88 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.88Zone 3 Total £1.04 £0.22 £5.47 £0.26 £0.00 £0.00 £0.31 £0.00 £0.00 £0.00 £7.31

4Bishops Lydeard £0.00 £0.00 £0.00 £0.60 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.60Wiveliscombe £0.00 £0.00 £0.00 £2.35 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.35Other - Zone 4 £0.00 £0.22 £0.11 £0.34 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.66Zone 4 Total £0.00 £0.22 £0.11 £3.29 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.61

5Minehead £0.00 £0.00 £0.00 £0.12 £9.57 £3.04 £0.00 £0.00 £0.00 £0.00 £12.73Blue Anchor £0.00 £0.00 £0.00 £0.00 £0.55 £0.00 £0.00 £0.00 £0.00 £0.00 £0.55Watchet £0.00 £0.22 £0.00 £0.00 £1.47 £0.00 £0.00 £0.00 £0.00 £0.00 £1.68WillIton £0.00 £0.00 £0.00 £0.00 £1.05 £0.00 £0.00 £0.00 £0.00 £0.00 £1.05Other - Zone 5 £0.00 £0.00 £0.00 £0.00 £0.62 £0.43 £0.00 £0.00 £0.00 £0.00 £1.05Zone 5 Total £0.00 £0.22 £0.00 £0.12 £13.27 £3.47 £0.00 £0.00 £0.00 £0.00 £17.08

6Dulverton £0.00 £0.00 £0.00 £0.00 £0.25 £1.57 £0.19 £0.00 £0.00 £0.00 £2.01Lynmouth £0.00 £0.00 £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.00 £0.00 £0.13Lynton £0.00 £0.00 £0.00 £0.00 £0.00 £1.09 £0.00 £0.00 £0.00 £0.00 £1.09Porlock £0.00 £0.00 £0.00 £0.00 £0.00 £1.27 £0.00 £0.00 £0.00 £0.00 £1.27Other - Zone 6 £0.00 £0.00 £0.00 £0.00 £0.21 £0.32 £0.00 £0.00 £0.00 £0.00 £0.53Zone 6 Total £0.00 £0.00 £0.00 £0.00 £0.46 £4.38 £0.19 £0.00 £0.00 £0.00 £5.02

7South Molton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.82 £0.00 £0.00 £0.00 £3.82Tiverton £0.00 £0.00 £0.09 £0.00 £0.00 £0.36 £1.62 £0.00 £0.00 £0.00 £2.07Other - Zone 7 £0.00 £0.00 £0.09 £0.00 £0.00 £0.00 £2.63 £0.00 £0.00 £0.00 £2.72Zone 7 Total £0.00 £0.00 £0.18 £0.00 £0.00 £0.36 £8.07 £0.00 £0.00 £0.00 £8.61

8Chard £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £10.96 £0.00 £0.00 £10.96Ilminster £0.00 £0.36 £0.00 £0.00 £0.00 £0.00 £0.00 £4.28 £0.00 £0.00 £4.64Other - Zone 8 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.60 £0.00 £0.00 £1.60Zone 8 Total £0.00 £0.36 £0.00 £0.00 £0.00 £0.00 £0.00 £16.84 £0.00 £0.00 £17.20

9Langport £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.92 £0.00 £3.92Other - Zone 9 £0.00 £0.65 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.25 £0.00 £1.90Zone 9 Total £0.00 £0.65 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £5.17 £0.00 £5.82

10Bridgwater £0.39 £0.26 £0.00 £0.43 £1.29 £0.00 £0.00 £0.00 £3.13 £25.69 £31.19Other - Zone 10 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.45 £0.45Zone 10 Total £0.39 £0.26 £0.00 £0.43 £1.29 £0.00 £0.00 £0.00 £3.13 £26.14 £31.64

Outside study areaBarnstaple £0.00 £0.00 £0.00 £0.00 £0.21 £0.83 £4.94 £0.00 £0.00 £0.00 £5.97Bath £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.45 £0.45Bristol £0.00 £0.00 £0.09 £0.10 £0.00 £0.00 £0.00 £0.00 £1.09 £2.05 £3.33Bruton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.22 £0.00 £0.22Burnham-on-Sea £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.39 £1.39Central London £1.12 £0.00 £0.15 £0.12 £0.35 £0.11 £0.38 £0.35 £0.22 £0.00 £2.79Exeter £0.00 £0.43 £0.99 £0.12 £0.00 £0.11 £2.86 £2.98 £0.00 £0.00 £7.49Exmouth £0.00 £0.00 £0.00 £0.00 £0.00 £0.18 £0.00 £0.00 £0.00 £0.00 £0.18Glastonbury £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.70 £0.00 £0.70Somerton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.80 £0.00 £0.00 £0.00 £1.80Torquay £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Weymouth £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Yeovil £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.35 £0.43 £0.38 £1.16Other £0.39 £1.40 £0.56 £0.44 £1.49 £0.46 £1.44 £3.41 £2.87 £2.87 £15.33Outside study area total £1.51 £1.83 £1.79 £0.77 £2.04 £1.68 £11.42 £7.81 £5.78 £7.74 £42.39

Total £45.40 £22.63 £15.37 £13.80 £20.69 £10.18 £22.30 £34.90 £17.96 £44.32 £247.56

L4a - Pubs, clubs market share in 2017


Taunton 80% 41% 20% 36% 12% 0% 5% 19% 3% 17%Hankridge Way Retail & Leisure Park 0% 2% 0% 0% 0% 0% 0% 0% 0% 0%Other - Zone 1 0% 3% 0% 0% 0% 0% 0% 0% 2% 0%Zone 1 Total 80% 46% 20% 36% 12% 0% 5% 19% 5% 17%

2Churchinford 0% 2% 0% 0% 0% 0% 0% 1% 0% 0%Creech St Michael 0% 2% 0% 0% 0% 0% 0% 0% 0% 0%North Curry 0% 18% 0% 0% 0% 0% 0% 0% 0% 0%Other - Zone 2 3% 19% 0% 0% 0% 0% 0% 0% 0% 0%Zone 2 Total 3% 41% 0% 0% 0% 0% 0% 1% 0% 0%

3Wellington 4% 2% 62% 3% 0% 0% 0% 2% 0% 0%Other - Zone 3 0% 0% 5% 0% 0% 0% 0% 0% 0% 0%Zone 3 Total 4% 2% 67% 3% 0% 0% 0% 2% 0% 0%

4Bishops Lydeard 0% 0% 0% 17% 1% 0% 0% 0% 0% 0%Cotford St Luke 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Wiveliscombe 0% 0% 1% 16% 0% 0% 0% 0% 0% 0%Other - Zone 4 9% 0% 0% 4% 0% 0% 0% 0% 0% 0%Zone 4 Total 9% 0% 1% 39% 1% 0% 0% 0% 0% 0%

5Minehead 0% 0% 0% 0% 52% 24% 0% 0% 0% 0%Bicknoller 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Blue Anchor 0% 0% 0% 0% 2% 0% 0% 0% 0% 0%Carhampton 0% 0% 0% 0% 0% 0% 2% 0% 0% 0%Crowcombe 0% 0% 0% 8% 0% 0% 0% 0% 0% 0%Washford 0% 0% 0% 0% 1% 0% 0% 0% 0% 0%Watchet 0% 2% 0% 1% 8% 0% 0% 0% 0% 0%WillIton 0% 0% 0% 0% 5% 0% 1% 0% 0% 0%Other - Zone 5 0% 0% 0% 0% 10% 5% 0% 0% 0% 0%Zone 5 Total 0% 2% 0% 10% 78% 29% 3% 0% 0% 0%

6Dulverton 0% 0% 0% 0% 0% 17% 2% 0% 0% 0%Lynmouth 0% 0% 0% 0% 0% 2% 0% 0% 0% 0%Lynton 0% 0% 0% 0% 0% 19% 0% 0% 0% 0%Porlock 0% 0% 0% 0% 0% 24% 0% 0% 0% 0%Other - Zone 6 0% 0% 0% 0% 0% 4% 0% 0% 0% 0%Zone 6 Total 0% 0% 0% 0% 0% 67% 2% 0% 0% 0%

7South Molton 0% 0% 0% 0% 0% 0% 17% 0% 0% 0%Tiverton 0% 0% 0% 0% 0% 2% 5% 0% 0% 0%Other - Zone 7 0% 0% 1% 0% 0% 0% 19% 0% 0% 0%Zone 7 Total 0% 0% 1% 0% 0% 2% 40% 0% 0% 0%

8Chard 0% 0% 0% 0% 0% 0% 0% 37% 0% 0%Ilminster 0% 1% 0% 0% 0% 0% 0% 15% 0% 0%Other - Zone 8 0% 0% 0% 0% 0% 0% 0% 18% 0% 0%Zone 8 Total 0% 1% 0% 0% 0% 0% 0% 70% 0% 0%

9Langport 0% 0% 0% 0% 0% 0% 0% 0% 18% 0%Other - Zone 9 0% 1% 0% 0% 0% 0% 0% 0% 29% 1%Zone 9 Total 0% 1% 0% 0% 0% 0% 0% 0% 47% 1%


Outside study areaBarnstaple 0% 0% 0% 0% 1% 0% 15% 0% 0% 0%Bristol 0% 0% 7% 0% 0% 0% 0% 0% 16% 0%Burnham-on-Sea 0% 0% 0% 0% 0% 0% 0% 0% 3% 5%Central London 0% 0% 0% 1% 0% 0% 0% 0% 2% 0%Crewkerne Misterton 0% 0% 0% 1% 0% 0% 0% 0% 0% 0%Exeter 0% 0% 0% 0% 0% 0% 3% 3% 0% 0%Exmouth 0% 0% 0% 9% 0% 0% 0% 0% 0% 0%Glastonbury 0% 0% 1% 0% 0% 0% 0% 0% 0% 0%Shepton Mallet 0% 0% 0% 0% 0% 0% 0% 1% 2% 0%Weston-Super-Mare 0% 0% 0% 0% 0% 0% 0% 0% 0% 2%Yeovil 0% 0% 0% 0% 0% 0% 0% 0% 2% 0%Other 3% 5% 3% 0% 5% 2% 31% 3% 8% 4%Outside study area total 3% 5% 11% 12% 6% 2% 49% 7% 32% 11%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%


L4b - Pubs, clubs turnover 2017 (£M)


Taunton £12.62 £3.15 £1.06 £1.66 £0.81 £0.00 £0.38 £2.30 £0.19 £2.63 £24.81Hankridge Way Retail & Leisure Park £0.00 £0.14 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14Other - Zone 1 £0.00 £0.22 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.10 £0.00 £0.321 Total £12.62 £3.52 £1.06 £1.66 £0.81 £0.00 £0.38 £2.30 £0.29 £2.63 £25.28

2Churchinford £0.00 £0.14 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14 £0.00 £0.00 £0.28Creech St Michael £0.00 £0.14 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14North Curry £0.00 £1.33 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.33Other - Zone 2 £0.40 £1.47 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.872 Total £0.40 £3.09 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14 £0.00 £0.00 £3.62

3Wellington £0.64 £0.17 £3.28 £0.14 £0.00 £0.00 £0.00 £0.22 £0.00 £0.00 £4.46Other - Zone 3 £0.00 £0.00 £0.24 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.243 Total £0.64 £0.17 £3.52 £0.14 £0.00 £0.00 £0.00 £0.22 £0.00 £0.00 £4.70

4Bishops Lydeard £0.00 £0.00 £0.00 £0.78 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.87Cotford St Luke £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06Wiveliscombe £0.00 £0.00 £0.04 £0.73 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.77Other - Zone 4 £1.40 £0.00 £0.00 £0.19 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.594 Total £1.40 £0.00 £0.04 £1.77 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £3.29

5Minehead £0.00 £0.00 £0.00 £0.00 £3.51 £0.79 £0.00 £0.00 £0.00 £0.00 £4.31Bicknoller £0.00 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04Blue Anchor £0.00 £0.00 £0.00 £0.00 £0.14 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14Carhampton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.00 £0.11Crowcombe £0.00 £0.00 £0.00 £0.37 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.37Washford £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.00 £0.08Watchet £0.00 £0.17 £0.00 £0.06 £0.54 £0.00 £0.00 £0.00 £0.00 £0.00 £0.78WillIton £0.00 £0.00 £0.00 £0.00 £0.33 £0.00 £0.09 £0.00 £0.00 £0.00 £0.42Other - Zone 5 £0.00 £0.00 £0.00 £0.00 £0.70 £0.17 £0.00 £0.00 £0.00 £0.00 £0.865 Total £0.00 £0.17 £0.00 £0.47 £5.30 £0.96 £0.21 £0.00 £0.00 £0.00 £7.11

6Dulverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.56 £0.16 £0.00 £0.00 £0.00 £0.72Lynmouth £0.00 £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.00 £0.08Lynton £0.00 £0.00 £0.00 £0.00 £0.00 £0.65 £0.00 £0.00 £0.00 £0.00 £0.65Porlock £0.00 £0.00 £0.00 £0.00 £0.00 £0.79 £0.00 £0.00 £0.00 £0.00 £0.79Other - Zone 6 £0.00 £0.00 £0.00 £0.00 £0.00 £0.15 £0.00 £0.00 £0.00 £0.00 £0.156 Total £0.00 £0.00 £0.00 £0.00 £0.00 £2.22 £0.16 £0.00 £0.00 £0.00 £2.38

7South Molton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.21 £0.00 £0.00 £0.00 £1.21Tiverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.08 £0.34 £0.00 £0.00 £0.00 £0.42Other - Zone 7 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £1.38 £0.00 £0.00 £0.00 £1.427 Total £0.00 £0.00 £0.04 £0.00 £0.00 £0.08 £2.93 £0.00 £0.00 £0.00 £3.05

8Chard £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £4.40 £0.00 £0.00 £4.40Ilminster £0.00 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £1.79 £0.00 £0.00 £1.88Other - Zone 8 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.12 £0.00 £0.00 £2.128 Total £0.00 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £8.31 £0.00 £0.00 £8.40

9Langport £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.07 £0.00 £1.07Other - Zone 9 £0.00 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.70 £0.18 £1.969 Total £0.00 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.77 £0.18 £3.04

10Bridgwater £0.00 £0.00 £0.00 £0.00 £0.17 £0.00 £0.00 £0.00 £0.89 £7.31 £8.37Other - Zone 10 £0.24 £0.09 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.46 £3.7910 Total £0.24 £0.09 £0.00 £0.00 £0.17 £0.00 £0.00 £0.00 £0.89 £10.78 £12.16

Outside study areaBarnstaple £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £1.11 £0.00 £0.00 £0.00 £1.20Bristol £0.00 £0.00 £0.39 £0.00 £0.00 £0.00 £0.00 £0.00 £0.93 £0.00 £1.32Burnham-on-Sea £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.16 £0.80 £0.96Central London £0.00 £0.00 £0.00 £0.05 £0.00 £0.00 £0.00 £0.00 £0.10 £0.00 £0.14Crewkerne Misterton £0.00 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.06Exeter £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.22 £0.39 £0.00 £0.00 £0.61Exmouth £0.00 £0.00 £0.00 £0.42 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.42Glastonbury £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.04Shepton Mallet £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.14 £0.12 £0.00 £0.25Weston-Super-Mare £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.23 £0.23Yeovil £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.10 £0.00 £0.10Other £0.40 £0.40 £0.17 £0.00 £0.33 £0.08 £2.26 £0.33 £0.49 £0.57 £5.01Outside study area total £0.40 £0.40 £0.60 £0.53 £0.41 £0.08 £3.59 £0.85 £1.89 £1.60 £10.35

Total £15.70 £7.61 £5.27 £4.57 £6.78 £3.33 £7.27 £11.82 £5.84 £15.18 £83.37

L5a - Cinema and theatre market share in 2017


Taunton 14% 3% 10% 11% 6% 3% 0% 2% 4% 2%Heron Gate Retail Park 70% 77% 38% 60% 47% 19% 39% 53% 35% 13%Other 4% 0% 0% 0% 0% 0% 0% 0% 0% 0%Zone 1 Total 87% 80% 47% 71% 53% 22% 39% 55% 39% 15%

22 Total 0% 0% 0% 0% 0% 0% 0% 0% 1% 0%

3Wellington 1% 14% 47% 14% 0% 2% 0% 0% 0% 0%3 Total 1% 14% 47% 14% 0% 2% 0% 0% 0% 0%

6Allerford 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Dulverton 0% 0% 0% 0% 0% 2% 0% 0% 1% 0%Lynton 0% 0% 0% 0% 2% 45% 0% 0% 0% 0%6 Total 0% 0% 0% 0% 2% 47% 0% 0% 1% 0%

7Tiverton 0% 0% 0% 0% 0% 3% 10% 0% 0% 0%7 Total 0% 0% 0% 0% 0% 3% 10% 0% 0% 0%

10Bridgwater 5% 0% 0% 0% 8% 0% 0% 0% 14% 73%10 Total 5% 0% 0% 0% 8% 0% 0% 0% 14% 73%

Outside Study AreaBarnstaple 0% 0% 0% 0% 0% 0% 29% 0% 0% 0%Burnham-on-Sea 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Frome 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%Minehead 0% 0% 0% 0% 0% 3% 0% 0% 0% 0%Street 0% 2% 0% 0% 1% 0% 0% 0% 2% 1%Weston-super-mare 0% 1% 0% 0% 0% 0% 0% 0% 0% 0%Yeovil 0% 1% 0% 0% 0% 0% 0% 31% 37% 0%Other 6% 2% 5% 15% 7% 4% 22% 15% 4% 12%Outside study area total 6% 6% 5% 15% 8% 7% 51% 45% 44% 13%

Total 100% 100% 100% 100% 72% 81% 100% 100% 100% 100%


L5b - Cinema and theatre turnover 2017 (£M)


Taunton £0.45 £0.05 £0.11 £0.11 £0.08 £0.02 £0.00 £0.04 £0.05 £0.05 £0.97Heron Gate Retail Park £2.28 £1.43 £0.43 £0.62 £0.65 £0.12 £0.60 £1.24 £0.47 £0.40 £8.25Other £0.12 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.121 Total £2.86 £1.48 £0.54 £0.73 £0.74 £0.14 £0.60 £1.29 £0.52 £0.44 £9.34

22 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.00 £0.02

3Wellington £0.04 £0.26 £0.54 £0.14 £0.00 £0.01 £0.00 £0.00 £0.00 £0.00 £1.003 Total £0.04 £0.26 £0.54 £0.14 £0.00 £0.01 £0.00 £0.00 £0.00 £0.00 £1.00

6Allerford £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Dulverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 £0.00 £0.00 £0.02 £0.00 £0.03Lynton £0.00 £0.00 £0.00 £0.00 £0.03 £0.29 £0.00 £0.00 £0.00 £0.00 £0.326 Total £0.00 £0.00 £0.00 £0.00 £0.03 £0.30 £0.00 £0.00 £0.02 £0.00 £0.35

7Tiverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.15 £0.00 £0.00 £0.00 £0.177 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.15 £0.00 £0.00 £0.00 £0.17

10Bridgwater £0.17 £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.00 £0.19 £2.22 £2.6910 Total £0.17 £0.00 £0.00 £0.00 £0.11 £0.00 £0.00 £0.00 £0.19 £2.22 £2.69

Outside Study AreaBarnstaple £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.45 £0.00 £0.00 £0.00 £0.45Burnham-on-Sea £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Frome £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00Minehead £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.02Street £0.00 £0.04 £0.00 £0.00 £0.02 £0.00 £0.00 £0.00 £0.03 £0.03 £0.12Weston-super-mare £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02Yeovil £0.00 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.72 £0.50 £0.00 £1.24Other £0.21 £0.04 £0.06 £0.16 £0.10 £0.03 £0.33 £0.35 £0.05 £0.37 £1.70Outside study area total £0.21 £0.12 £0.06 £0.16 £0.12 £0.05 £0.79 £1.07 £0.58 £0.40 £3.55

Total £3.28 £1.86 £1.15 £1.03 £1.00 £0.52 £1.54 £2.36 £1.33 £3.06 £17.12

L6a - Games of chance market share in 2017

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10Zone 1

Taunton 100% 100% 90% 46% 46% 0% 53% 60% 32% 0%Other - Zone 1 0% 0% 0% 54% 0% 0% 0% 0% 0% 0%

Zone 1 Total 100% 100% 90% 100% 46% 0% 53% 60% 32% 0%

Zone 2Other - Zone 2 0% 0% 0% 0% 10% 0% 0% 0% 0% 0%

Zone 2 Total 0% 0% 0% 0% 10% 0% 0% 0% 0% 0%

Zone 3Wellington 0% 0% 10% 0% 0% 0% 0% 0% 0% 0%

Zone 3 Total 0% 0% 10% 0% 0% 0% 0% 0% 0% 0%

Zone 6Porlock 0% 0% 0% 0% 0% 27% 0% 0% 0% 0%

Zone 6 Total 0% 0% 0% 0% 0% 27% 0% 0% 0% 0%

Zone 9Langport 0% 0% 0% 0% 0% 0% 0% 0% 26% 0%

Zone 9 Total 0% 0% 0% 0% 0% 0% 0% 0% 26% 0%

Zone 10Bridgwater 0% 0% 0% 0% 12% 0% 0% 0% 26% 100%

Zone 10 Total 0% 0% 0% 0% 12% 0% 0% 0% 26% 100%

Outside study areaBarnstaple 0% 0% 0% 0% 0% 45% 0% 0% 0% 0%Exeter 0% 0% 0% 0% 0% 0% 18% 0% 0% 0%Somerton 0% 0% 0% 0% 0% 0% 0% 0% 16% 0%

Outside study area total 0% 0% 0% 0% 0% 45% 47% 0% 16% 0%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%


L6b - Games of chance turnover 2017 (£M)

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9 Zone 10 TotalZone 1

Taunton £18.60 £10.59 £5.57 £3.04 £4.54 £0.00 £5.72 £9.92 £3.05 £0.00 £61.03Other - Zone 1 £0.00 £0.00 £0.00 £3.64 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £3.64

Zone 1 Total £18.60 £10.59 £5.57 £6.68 £4.54 £0.00 £5.72 £9.92 £3.05 £0.00 £64.67

Zone 2Other - Zone 2 £0.00 £0.00 £0.00 £0.00 £1.03 £0.00 £0.00 £0.00 £0.00 £0.00 £1.03

Zone 2 Total £0.00 £0.00 £0.00 £0.00 £1.03 £0.00 £0.00 £0.00 £0.00 £0.00 £1.03

Zone 3Wellington £0.00 £0.00 £0.62 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.62

Zone 3 Total £0.00 £0.00 £0.62 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.62

Zone 6Porlock £0.00 £0.00 £0.00 £0.00 £0.00 £1.43 £0.00 £0.00 £0.00 £0.00 £1.43

Zone 6 Total £0.00 £0.00 £0.00 £0.00 £0.00 £1.43 £0.00 £0.00 £0.00 £0.00 £1.43

Zone 9Langport £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.54 £0.00 £2.54

Zone 9 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £2.54 £0.00 £2.54

Zone 10Bridgwater £0.00 £0.00 £0.00 £0.00 £1.23 £0.00 £0.00 £0.00 £2.54 £16.65 £20.41

Zone 10 Total £0.00 £0.00 £0.00 £0.00 £1.23 £0.00 £0.00 £0.00 £2.54 £16.65 £20.41

Outside study areaBarnstaple £0.00 £0.00 £0.00 £0.00 £0.00 £2.37 £0.00 £0.00 £0.00 £0.00 £2.37Exeter £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.91 £0.00 £0.00 £0.00 £1.91Somerton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.53 £0.00 £1.53

Outside study area total £0.00 £0.00 £0.00 £0.00 £0.00 £2.37 £5.10 £0.00 £1.53 £0.00 £8.99

Total £18.60 £10.59 £6.19 £6.68 £9.89 £5.22 £10.81 £16.53 £9.66 £16.65 £110.83

L7a - Health and fitness market shares 2017


Taunton 82% 90% 21% 64% 27% 10% 37% 8% 0% 0%Other zone 1 8% 0% 0% 0% 0% 0% 0% 0% 0% 0%Zone 1 Total 91% 90% 21% 64% 27% 10% 37% 8% 0% 0%

2Other zone 2 0% 7% 0% 0% 0% 0% 0% 4% 0% 4%Zone 2 Total 0% 7% 0% 0% 0% 0% 0% 4% 0% 4%

3Wellington 6% 0% 76% 17% 4% 0% 3% 0% 0% 5%Other zone 3 0% 0% 3% 0% 0% 0% 0% 0% 0% 0%Zone 3 Total 6% 0% 79% 17% 4% 0% 3% 0% 0% 5%

4Wiveliscombe 0% 0% 0% 15% 0% 0% 0% 0% 0% 0%Other zone 4 0% 0% 0% 2% 0% 0% 0% 0% 0% 0%Zone 4 Total 0% 0% 0% 17% 0% 0% 0% 0% 0% 0%

5Minehead 0% 0% 0% 0% 29% 26% 0% 0% 0% 0%Bicknoller 0% 0% 0% 0% 0% 0% 3% 0% 0% 0%Crowcombe 0% 0% 0% 0% 0% 0% 0% 3% 0% 0%Watchet 0% 0% 0% 0% 3% 0% 0% 0% 0% 0%West Quantoxhead 0% 0% 0% 0% 0% 0% 3% 0% 0% 0%Other zone 5 0% 0% 0% 0% 20% 7% 0% 0% 0% 0%Zone 5 Total 0% 0% 0% 0% 52% 33% 6% 3% 0% 0%

6Dulverton 0% 0% 0% 0% 0% 12% 0% 0% 0% 0%Porlock 0% 0% 0% 0% 0% 12% 0% 0% 0% 0%Zone 6 Total 0% 0% 0% 0% 0% 24% 0% 0% 0% 0%



9Langport 0% 0% 0% 0% 0% 0% 0% 0% 66% 0%Other zone 9 0% 0% 0% 0% 0% 0% 0% 0% 5% 0%Zone 9 Total 0% 0% 0% 0% 0% 0% 0% 0% 70% 0%

10Bridgwater 0% 0% 0% 0% 7% 0% 0% 0% 5% 43%Other zone 10 0% 0% 0% 0% 9% 0% 0% 0% 5% 37%Zone 10 Total 0% 0% 0% 0% 17% 0% 0% 0% 9% 80%

Outside study area total 3% 0% 0% 0% 0% 7% 28% 34% 21% 11%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%


L7b - Family entertainment and other recreation market shares 2017


Taunton 60% 71% 53% 60% 50% 58% 52% 48% 64% 61%Hankridge Way Retail & Leisure Park 12% 3% 29% 7% 8% 0% 0% 11% 0% 12%Hollywood Bowl, Heron Gate 15% 7% 0% 9% 0% 0% 0% 15% 4% 0%Other - Zone 1 3% 4% 0% 2% 0% 0% 0% 0% 0% 0%Zone 1 Total 90% 85% 81% 78% 57% 58% 52% 73% 68% 73%

2Other - Zone 2 0% 3% 0% 0% 0% 0% 0% 0% 0% 0%Zone 2 Total 0% 3% 0% 0% 0% 0% 0% 0% 0% 0%

3Wellington 0% 0% 16% 9% 0% 0% 0% 0% 0% 0%Zone 3 Total 0% 0% 16% 9% 0% 0% 0% 0% 0% 0%

4Wiveliscombe 0% 0% 0% 3% 0% 0% 0% 0% 0% 0%Zone 4 Total 0% 0% 0% 3% 0% 0% 0% 0% 0% 0%

5Minehead 0% 0% 0% 0% 18% 8% 0% 0% 0% 0%Watchet 0% 0% 0% 0% 0% 8% 0% 0% 0% 0%Zone 5 Total 0% 0% 0% 0% 18% 16% 0% 0% 0% 0%

6Other - Zone 6 0% 0% 0% 0% 0% 0% 0% 0% 0% 3%Zone 6 Total 0% 0% 0% 0% 0% 0% 0% 0% 0% 3%

7Tiverton 0% 0% 0% 0% 0% 0% 3% 0% 0% 0%Zone 7 Total 0% 0% 0% 0% 0% 0% 3% 0% 0% 0%

8Chard 0% 0% 0% 0% 0% 0% 0% 2% 0% 0%Ilminster 0% 3% 0% 0% 0% 0% 0% 0% 0% 0%Zone 8 Total 0% 3% 0% 0% 0% 0% 0% 2% 0% 0%

9Langport 0% 0% 0% 0% 0% 0% 0% 0% 5% 0%Zone 9 Total 0% 0% 0% 0% 0% 0% 0% 0% 5% 0%


Outside study areaBarnstaple 0% 0% 0% 0% 0% 9% 23% 0% 0% 0%Bristol 0% 3% 0% 2% 16% 0% 0% 3% 0% 12%Central London 3% 7% 0% 2% 5% 9% 0% 0% 6% 4%Exeter 0% 0% 0% 0% 0% 8% 18% 11% 0% 0%Glastonbury 0% 0% 0% 0% 0% 0% 0% 0% 0% 4%Other 7% 0% 3% 6% 0% 0% 4% 6% 5% 0%Yeovil 0% 0% 0% 0% 0% 0% 0% 5% 17% 0%Outside study area total 10% 10% 3% 11% 20% 26% 45% 24% 27% 19%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%


L7c - Recreation turnover 2017 £M


Taunton £5.06 £3.48 £0.54 £1.42 £0.82 £0.20 £1.21 £0.62 £0.19 £0.36 £13.90Hankridge Way Retail & Leisure Park £0.08 £0.01 £0.06 £0.02 £0.02 £0.00 £0.00 £0.06 £0.00 £0.07 £0.31Hollywood Bowl, Heron Gate £0.09 £0.03 £0.00 £0.02 £0.00 £0.00 £0.00 £0.07 £0.01 £0.00 £0.23Other zone 1 £0.48 £0.02 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.501 Total £5.71 £3.54 £0.60 £1.46 £0.84 £0.20 £1.21 £0.75 £0.20 £0.43 £14.94

2Other zone 2 £0.00 £0.26 £0.00 £0.00 £0.00 £0.00 £0.00 £0.16 £0.00 £0.20 £0.622 Total £0.00 £0.26 £0.00 £0.00 £0.00 £0.00 £0.00 £0.16 £0.00 £0.20 £0.62

3Wellington £0.36 £0.00 £1.57 £0.36 £0.11 £0.00 £0.10 £0.00 £0.00 £0.28 £2.76Other zone 3 £0.00 £0.00 £0.06 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.063 Total £0.36 £0.00 £1.62 £0.36 £0.11 £0.00 £0.10 £0.00 £0.00 £0.28 £2.82

4Wiveliscombe £0.00 £0.00 £0.00 £0.31 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.31Other zone 4 £0.00 £0.00 £0.00 £0.04 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.044 Total £0.00 £0.00 £0.00 £0.35 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.35

5Minehead £0.00 £0.00 £0.00 £0.00 £0.79 £0.33 £0.00 £0.00 £0.00 £0.00 £1.12Bicknoller £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.08Crowcombe £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.13 £0.00 £0.00 £0.13Watchet £0.00 £0.00 £0.00 £0.00 £0.06 £0.01 £0.00 £0.00 £0.00 £0.00 £0.07Williton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.08 £0.00 £0.00 £0.00 £0.08Other zone 5 £0.00 £0.00 £0.00 £0.00 £0.51 £0.09 £0.00 £0.00 £0.00 £0.00 £0.605 Total £0.00 £0.00 £0.00 £0.00 £1.36 £0.43 £0.16 £0.13 £0.00 £0.00 £2.08

6Dulverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.15 £0.00 £0.00 £0.00 £0.00 £0.15Porlock £0.00 £0.00 £0.00 £0.00 £0.00 £0.15 £0.00 £0.00 £0.00 £0.00 £0.15Other zone 6 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.026 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.29 £0.00 £0.00 £0.00 £0.02 £0.31

7Tiverton £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 £0.00 £0.00 £0.00 £0.01Other zone 7 £0.00 £0.00 £0.00 £0.00 £0.00 £0.33 £0.72 £0.00 £0.00 £0.00 £1.067 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.33 £0.73 £0.00 £0.00 £0.00 £1.07

8Chard £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 £0.00 £0.00 £0.01Ilminster £0.00 £0.01 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.01Other zone 8 £0.00 £0.11 £0.00 £0.03 £0.00 £0.00 £0.00 £2.32 £0.00 £0.00 £2.478 Total £0.00 £0.12 £0.00 £0.03 £0.00 £0.00 £0.00 £2.34 £0.00 £0.00 £2.49

9Langport £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.79 £0.00 £1.79Other zone 9 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.12 £0.00 £0.129 Total £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £1.91 £0.00 £1.91

10Bridgwater £0.00 £0.00 £0.00 £0.00 £0.18 £0.00 £0.00 £0.00 £0.12 £2.35 £2.65Other zone 10 £0.00 £0.00 £0.00 £0.00 £0.25 £0.00 £0.00 £0.00 £0.12 £1.98 £2.3410 Total £0.00 £0.00 £0.00 £0.00 £0.43 £0.00 £0.00 £0.00 £0.24 £4.32 £5.00

OutsideBarnstaple £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 £0.07 £0.00 £0.00 £0.00 £0.08Bristol £0.00 £0.01 £0.00 £0.00 £0.04 £0.00 £0.00 £0.01 £0.00 £0.07 £0.15Central London £0.02 £0.03 £0.00 £0.00 £0.01 £0.01 £0.00 £0.00 £0.02 £0.02 £0.12Exeter £0.00 £0.00 £0.00 £0.00 £0.00 £0.01 £0.06 £0.05 £0.00 £0.00 £0.12Glastonbury £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.02 £0.02Yeovil £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.00 £0.03 £0.05 £0.00 £0.08Other £0.22 £0.00 £0.01 £0.01 £0.00 £0.09 £0.81 £1.54 £0.57 £0.57 £3.82Outside Total £0.24 £0.04 £0.01 £0.02 £0.06 £0.12 £0.94 £1.64 £0.64 £0.68 £4.39

Total £6.31 £3.96 £2.23 £2.22 £2.79 £1.38 £3.14 £5.02 £3.00 £5.93 £35.97

L8 - Food and drink capacity

Taunton Deane & West Somerset exc. ENPA2017 2022 2027 2032 2037

Available expenditureA Total expenditure (£m) £145 £156 £171 £186 £202B Market share of study area (%) 98% 98% 98% 98% 98%C Retained expenditure (£m) £143 £154 £168 £183 £199D Inflow expenditure (£m) £38 £41 £45 £49 £53E Inflow proportion (%) 27% 27% 27% 27% 27%F Total available expenditure (£) £181 £195 £213 £232 £252Claims on expenditureG Turnover of existing floorspace (£m) £181 £185 £188 £192 £196Quantitative needH Expenditure capacity (£m) £0.00 £10.09 £24.33 £39.54 £55.76I Assumed sales density (£ per sqm gross) £6,500 £6,631 £6,765 £6,901 £7,040J Gross quantitative need (sqm) 0 1,522 3,597 5,729 7,919

Taunton Deane 2017 2022 2027 2032 2037

Available expenditureA Total expenditure (£m) £120 £130 £142 £155 £168B Market share of study area (%) 99% 99% 99% 99% 99%C Retained expenditure (£m) £119 £128 £140 £153 £166D Inflow expenditure (£m) £38 £40.96 £45 £49 £53E Inflow proportion (%) 32% 32% 32% 32% 32%F Total available expenditure (£) £157 £169 £185 £202 £219Claims on expenditureG Turnover of existing floorspace (£m) £157 £160 £163 £166 £170Quantitative needH Expenditure capacity (£m) £0.00 £9.18 £21.77 £35.14 £49.54I Assumed sales density (£ per sqm gross) £6,500 £6,631 £6,765 £6,901 £7,040J Gross quantitative need (sqm) 0 1,384 3,218 5,091 7,036

West Somerset exc. ENPA2017 2022 2027 2032 2037

Available expenditureA Total expenditure (£m) £25 £27 £29 £31 £34B Market share of study area (%) 74% 74% 74% 74% 74%C Retained expenditure (£m) £19 £20 £21 £23 £25D Inflow expenditure (£m) £6 £6 £6 £7 £8E Inflow proportion (%) 30% 30% 30% 30% 30%F Total available expenditure (£) £24 £26 £28 £30 £33Claims on expenditureG Turnover of existing floorspace (£m) £24 £25 £25 £26 £26Quantitative needH Expenditure capacity (£m) £0.00 £1.03 £2.74 £4.63 £6.54I Assumed sales density (£ per sqm gross) £6,500 £6,631 £6,765 £6,901 £7,040J Gross quantitative need (sqm) 0 155 405 671 929

Notes

Source: Experian 2016 for total leisure expenditure and NEMS 2017

Assumptions: 0.4% sales density growth rate per annum applied after 2017

Table L9: Cinema screen capacity

Taunton Deane & West Somerset exc. ENPA 2017 2022 2027 2032 2037Total population 146,424 151,385 155,781 160,173 164,013Retention rate 88% 88% 88% 88% 88%Potential catchment 129,275 133,655 137,536 141,413 144,803Cinema screen potential 9 9 9 9 10Existing cinema screen 9 9 9 9 9Committed cinema screensCinema screen capacity 0 0 0 0 1

Taunton Deane 2017 2022 2027 2032 2037Total population 119,733 124,129 128,122 131,589 134,928Retention rate 100% 100% 100% 100% 100%Potential catchment 119733 124129 128122 131589 134928Cinema screen potential 8 8 9 9 9Existing cinema screen 9 9 9 9 9Committed cinema screens 0 0 0 0 0Cinema screen capacity -1 -1 0 0 0

West Somerset exc. ENPA 2017 2022 2027 2032 2037Total population 26,691 27,256 27,659 28,584 29,085Retention rate 100% 100% 100% 100% 100%Potential catchment 26,691 27,256 27,659 28,584 29,085Cinema screen potential 2 2 2 2 2Existing cinema screen 0 0 0 0 0Committed cinema screens 2 0 0 0 0 0Cinema screen capacity 2 2 2 2 2

NotesAverage density of 6.7 screens per 100,000 population from Dodona Research, Office for National Statistics (ONS), BFI (2016)


Appendix F Quantitative capacity method The method for forecasting convenience (food) and comparison (non-food) retail needs follows a widely-adopted step-by-step methodology. The key steps of this comply with the PPG and are set out below, and should be read alongside the analysis in the main study report.

Step Summary of method

1 Estimate the population growth over the course of the study period for each of the study area zones, using population projections agreed with the Council at the inception of the study. Define appropriate ‘forecast years’ at which to assess quantitative need.

2 Establish the base year per capita (per head) spending on convenience (food) and comparison (non-food) goods, using published data sources. Apply appropriate growth

rates to establish the expenditure per head in the forecast years.

3 Calculate the ‘pot’ of expenditure within the study area at each of the forecast years by combining the population figures (calculated at Step 1) with the expenditure figures (calculated at Step 2), and making an allowance for Special Forms of Trading (SFT) such as internet / mobile shopping, catalogue shopping, and so on. SFT is increased

in the forecast years to reflect the latest economic forecasts.

4 Calculate the study area spending by applying the market share data from the household telephone survey to the overall ‘pot’ of expenditure (calculated at Step 3)

5 Allow for any ‘inflow’ of expenditure from beyond the study area, if appropriate.

6 Calculate the sales densities of existing retail floorspace, to assess turnover performance in the base year, and if appropriate make allowance for over or under-trading of this floorspace (i.e. the difference between the household survey-derived

turnovers and the ‘benchmark’ turnovers)

7 Project the spending forecasts forward to the forecast years.

8 Make allowances for sales density growth (i.e. money ring-fenced to allow for the growth in productivity / turnover of existing retailers), and/or any commitments to new

retail floorspace (i.e. extant planning permissions, or schemes under construction)

9 Draw together steps 1 to 8 to assess whether there is any excess expenditure growth in the forecast years which can be translated into a quantitative need for new retail

floorspace, by applying a typical sales density for new floorspace figure to the excess expenditure figure.

10 Assess alternative policy scenarios, and / or the sensitivity testing of key assumptions.


Appendix G Retail and leisure economic trends

G.1 Introduction

This section provides an overview of key retail and leisure forecasts taken from the latest Experian Retail Planner Briefing Note (ERPBN14) including expenditure growth, multi-channel retailing and floorspace efficiency growth, which inform the estimates of expenditure capacity set out in Section 6.

G.2 Expenditure growth

The UK referendum result, to leave the EU, has created major economic uncertainty in the short-term which is expected to take a toll on investment and hiring plans while the recent decline in sterling will result in higher inflation. According to Experian, this combination of slower employment growth and higher inflation is expected to reduce retail sales growth to just 1% in the short-term (2017-2018).

The table below shows the forecast growth for convenience, comparison and leisure spending per capita for five distinct periods; pre-recession (1997-2007); the recession and its aftermath (2008-2011); the recovery (2012-2015); medium-term forecast (2016-2025) and long-term forecast (2026-2035). This allows for an easy comparison of historic and long-term trends.

Summary of long-term retail growth prospects

Growth per capita Annual average growth (%)

Period 1997-2007 2008-2011 2012-2015 2016-2025 2026-2035

Total retail 5.1 -0.5 2.1 1.8 2.4

Convenience -0.3 -3.2 -1.0 -0.1 0.1

Comparison 8.0 0.6 4.1 2.7 3.2

Leisure -0.9 -3.3 1.7 1.2 1.5

Source: Figures 1 and 2, ERPBN14 (November 2016)

In the short term, retail spending growth will slow sharply as a result of economic uncertainty related to the Brexit vote according to Experian. Convenience retail spending is forecast to slow from 0.0% in 2016 down -0.9% in 2019 and comparison retail spending growth is expected to slow from 3.3% in 2016 down to 1.0% in 2018. Leisure spending is also expected to slow quickly from 1.9% in 2016 down to 0.2% in 2018.

Retail sales volumes are expected to recover in the medium-term as Brexit-related uncertainty subsides which is reflected in the higher retail spending growth rates forecast from 2016-2025 as shown in the table above. It should be noted that this scenario from Experian assumes an orderly transition process with continued access to the EU single market.

In the long-term, forecast growth in retail sales per capita will recover to reach 2.4% although this is well below the historic pre-recession rate of 5.1% for the reasons set out above. The failure of the convenience sector to post a sustained recovery in recent years despite the strengthening of household finances has resulted in Experian’s long-term growth forecasts remaining subdued over the long term (0.1%). Experian’s long term comparison growth forecast will remain significantly lower than the pre-recession period (8.0%) due to the economic constraints posed by Brexit and the ongoing need for fiscal restraint.


Of course medium to longer term trends are difficult to predict and estimates will be revised as updated datasets are published. However considerable uncertainty is still present as Brexit negotiations with the EU are ongoing and will continue throughout 2018 and 2019.

Leisure spending is forecast to perform well in the long-term compared to historic trends as shown the table above. Experian expect that spending will reach 1.5% in the long-term (2026-2035) which is a reversal of the historic trend of declining per capita leisure expenditure.

G.3 Multi-channel retailing

Multi-channel retailing is when a company provides numerous ways for customers to purchase goods and services. This includes sales through traditional brick-and-mortar stores, internet derived sales (including click and collect purchases), shopping channels and sales through mail order/ catalogues.

Special Forms of Trading (SFT), driven by the increasing popularity of internet shopping, has significantly outpaced traditional retail sales in recent years and Experian forecast that it will continue to do so for several years to come. SFT data is collected by the ONS and includes all non-store retail sales (internet, catalogue, outdoor markets, telephone sales and door to door).

SFT now accounts for 15% of all retail sales and the growth of SFT over the last decade has been driven by the increasing popularity of online shopping. Internet sales have been rising much more rapidly than general retail sales in recent years. The share of internet sales as a share of total retail sales increased significantly from 4.7% in June 2008 to 14% in mid-2016 (unadjusted figures).

Experian expect that the growth of SFT retailing will outperform traditional forms of spending. The unadjusted SFT share of retail spending is forecast to reach 18.6% by 2022 and 20.4% by the mid-2030s. The continued growth of internet retailing over this period will be sustained by the uptake of new technology, such as mobile shopping and interactive TV shopping. The table below sets out Experian’s adjusted SFT market share growth forecasts up to 2035, taking into account SFT sales from stores.

Adjusted SFT market shares (%)

2016 2018 2026 2031 2035

Total SFT 9.6 10.6 12.7 13.3 13.8

Comparison 13.2 14.4 16.1 16.3 16.5

Convenience 3.0 3.4 4.6 5.0 5.3

Source: Figure 5, ERPBN14 (November 2016)

The rise of internet retailing has changed how retailers utilise traditional retail outlets and internet retailing is now seen as both a threat and an opportunity to businesses.

The growth in online sales has generally had the most negative impact on those sectors which are more exposed to the digitisation of products and services, such as electrical goods, books and music. As a result, the number of retailers selling these products from ‘bricks and mortar’ stores has reduced over recent years.

The failure of retailers to adapt to new shopping habits and to develop a complimentary online shopping platform has led to the high profile closure of national retailers including Woolworths, Blockbuster and BHS. However, retailers which have adopted a successful multi-channel shopping offer are expected to see increasing demand for ‘bricks and mortar’ stores driven by online sales growth. Multi-channel retailing refers to an integrated shopping offer whereby


retailers utilise traditional stores as a showroom for products, a service location and a collection/drop off point for online orders. Receiving specialised product information and the opportunity to view, compare and test products before purchase is becoming increasingly important to customers and this trend will continue to support demand for retail floorspace.

G.4 Sales density growth

Sales density growth, also referred to as floorspace efficiency growth, refers to the ability of retailers to achieve increases in their turnover year on year that exceed inflation. It is important for retail assessments to take this into account since it allows for a certain amount of expenditure growth to be 'ring-fenced' to be spent within existing businesses. This is also important for retailers to remain viable over time.

Conventionally, retail capacity assessments make an allowance for the year on year growth in average sales densities of existing floorspace as a claim on expenditure growth. Since there is limited evidence on annual turnover growth achieved by retailers it has been necessary to make informed assumptions about sales density growth in the convenience and comparison sector based on data provided by industry bodies, Experian and Pitney Bowes.

The quality and configuration of floorspace will determine its ability to achieve sales density growth. Modern large format retail units have greater potential to grow its sales density year on year compared with small traditional shop units. In the comparison sector, a range of expenditure growth rates are applied from 2016 onwards depending on the nature of the property offer, as follows:

High (2.5%): locations with a significant proportion of modern retail property or a high quality retail offer (i.e. premium retailers);

Medium (1.9%): locations with a mix of modern and older retail properties and a mixed retail offer; and,

Low (1.5%): locations with a significant proportion of older retail properties or a low quality retail offer (i.e. discount stores)

This is a PBA estimate which is considered to be consistent with the long-term year-on-year expenditure growth forecast at around 2.0% by Experian.

The ability for the convenience sector to improve its turnover year or year is restricted due to the high trading levels that already exist relative to the comparison sector. Experian forecast negative growth rates in the convenience sector up to 2024 when growth will resume at just 0.1% from 2024-2035. For these reasons, PBA have not allowed for the existing floorspace to improve its turnover year-on-year.

G.5 Summary

This study has also identified a number of quantitative forecasts which will inform the assessment of need set out in Section 7:

Retail expenditure growth: Experian estimates a growth rate of 3.1% per annum between 2016 and 2035 for comparison goods. Convenience expenditure is expected to grow extremely modestly over the same period (0.1% per annum).

Leisure expenditure growth: Experian forecasts growth rate at 1.4% per annum between 2016 and 2035 for leisure.


Sales density growth: PBA assume a range of efficiency growth rates for existing comparison floorspace from 1.5% to 2.5% per annum but no growth for existing convenience floorspace.

Growth in e-commerce/m-commerce: Experian forecast that growth in non-store retailing will outperform traditional retailing although only moderately after mid-2020. Rapid growth forecast in the short term (2015-2019) will be sustained by new technology, such as purchasing through mobile devices.


Appendix H Town centre health checks

H.1 Introduction

In this section, the role and function of the hierarchy of centres is considered. There are four main town centres: Taunton (TD), Wellington (TD), Minehead (WS) and Watchet (WS); and three smaller village centres: Wiveliscombe (TD), Bishops Lydeard (TD) and Williton (WS).

The PPG key health check indicators are summarised below. These have been taken into consideration in our assessment of the town centres, as well as the brief consideration of out-of-centre floorspace and competition outside of the study area.

NPPG health check indicators

Vitality and viability of town centres: key indicators

Diversity of uses Proportion of vacant street level property

Commercial yields on non-domestic property Customer view’s and behaviour

Retailer representation and intentions to change representation Commercial rents

Pedestrian flows Accessibility

Perception of safety and occurrence of crime State of town centre environmental quality

Source: NPPG Paragraph 005, Reference: 2b-005-20140306 (2014)

Our analysis of the centres is based on the following:

Site visits undertaken by PBA in September 2017

Experian GOAD land use data for Taunton, Wellington and Minehead

Information provided by the client authorities. Experian GOAD undertakes regular land use assessments of centre. PBA updated the GOAD

assessments, for the three centres above, in September 2017 and we refer to this data throughout the health check.

H.2 Taunton

Taunton town centre is considered the principal centre in the borough as identified in the Council’s Core Strategy (2012). Taunton is a comparison and convenience goods shopping and leisure destination, and serves the local and sub-region. Policy CP3 of the Core Strategy states that the centre will be considered as “the first preference in the Borough for main town centre uses”. The policy also states a requirement for 60,100 sq m of comparison floorspace and 1,900 sq m for convenience floorspace over the plan period (to 2028).

The adopted Town Centre Action Plan (2008) identifies Taunton’s primary and secondary shopping area, and the primary shopping frontages. These are shown in the figure below


Taunton town centre as identified in the adopted TCAP (2008)

Source: Taunton Deane Borough Council Town Centre Action Plan (2008)

The centre is focused around the pedestrianised High Street, North Street, Fore Street and East Street. Corporation Street, Paul Street and Hammet Street provide a smaller offer.

Diversity of uses

The table below compares the proportion of different types of units found in Taunton town centre, and their floorspace, against the national average figure, and as such allows us to identify under or over provision in certain areas.

Taunton town centre diversity of uses compared to national average

Use

As a proportion of total number of units

As a proportion of total floorspace (sq m gross)

Taunton UK Taunton UK average

Convenience goods 6.67% 9.41% 13.10% 18.32%

Comparison goods 42.86% 38.96% 48.37% 44.12%

Food and drink 15.24% 17.53% 13.23% 13.06%

Service retailers 23.62% 20.81% 15.55% 12.82%

Miscellaneous 2.10% 1.18% 1.15% 0.91%

Vacant units 9.52% 12.12% 8.59% 10.75%


Source: GOAD/PBA (2017)

Convenience goods

The table shows that there is a relative undersupply of convenience units and floorspace in the centre, both in terms of number and total square metres, when compared to the national level. There is a larger difference between the floorspace percentages, showing that there is a more significant under supply of floorspace for convenience goods due to the prevalence of small scale units in the centre.

The convenience offer comprises five bakers, three butchers, two confectionary shops, four grocers, one greengrocers, three delicatessens, two supermarkets, three health food shops, one off licence, four tobacconists and three convenience stores.

It is also worth stating that the centre had several temporary market stalls, many of which sold convenience goods such as fruit and vegetables. These were particularly focussed around the pedestrianised areas, such as High Street.

Comparison goods

There is a relatively higher proportion of comparison retail units and floorspace within Taunton town centre, accounting for 43% of units, or 48% of the floorspace (compared to the national levels of 39% of units and 44% of floorspace).

Most comparison floorspace is in the centre of town, particularly along the High Street, Fore Street, North Street and East Street. The area surrounding the monument and the orchard area are dominated by comparison stores, with smaller units mainly locating near the orchard area.

There are many national multiples including Primark, New look, TK Maxx, Next, WH Smith, Marks and Spencer’s and Debenhams. These are predominantly located in the centre of town, around the monument, occupying the larger shops.

Services

Though the number of units is lower than the national level, the proportion of floorspace is considered broadly in line, indicating a smaller number of larger premises.

The food and drink offer is varied, with many takeaways, coffee shops, cafes and restaurants. There is a mix of national multiples, such as Nando’s, Costa and Weatherspoon’s, but also independent retailers. There are many independent restaurants with large premises.

In terms of service retailers, which includes uses such as hairdressers, travel agents, banks and estate agents, the data shows that these services are slightly higher than the national average, both in terms of floorspace and units.

Leisure facilities within the centre include Taunton Pool Leisure Centre, located on Belvedere Road. Shakees Play Café is the only other leisure facility in town.

Proportion of vacant street level property

The number of vacant units in Taunton is lower than the UK national average for both number of units and floorspace. Vacancy levels increased significantly between 2007 (three units) and 2009 (18 units) although the highest vacancy level recorded over the period was in 2014 (22 units).


Site visits conducted by PBA in September 2017 identified that 9.5% of properties were vacant. This is slightly below the UK average (12%). The vacant properties were distributed evenly around town. However, the station end of Station Road had more vacant units than average, creating a poor-quality retail offer. Crown Walk, which is a small undercover area off the High Street, also had a high proportion of vacant units.

Commercial rents on non-domestic property

The level of rent that businesses are prepared to pay for retail space in a centre provides a further indication of the relative strength of the centre and its prime retail pitch as a shopping location. Our market research indicates that current rents achieved for retail units in the prime retail area are around £215 to £260 per sq m which reflects the variety of the stock available in the centre. COSTAR data shows that yields have been generally in the region of 7% to 7.5%.

Retailer requirements

The level of retailer demand provides an important indication of the centre’s health. The table below shows the current list of published retailer requirements for Taunton town centre, provided by Perfect Information Property (PIPNet). According to this data, Taunton has the highest level of retailer demand for settlements within Somerset.

There are 16 published retailer requirements for Taunton town centre, many show a clear demand for the expansion of food and restaurant provision (Chiquito, Pret a Manger, Frankie & Benny’s). Given the size of the centre there appears to be limited demand from national multiples. In terms of floorspace, Aldi and Sofology represent the largest demands for retail within Taunton.

Taunton retailer requirements

Operator Date Min (sq m) Max (sq m)

The Fragrance Shop 17/11/2016 19 139

Aldi 08/03/2016 418 1,440

Chiquito 07/05/2015 344 743

Mind 08/05/2015 79 186

Sofology 18/04/2016 929 1,394

Cats Protection 18/04/2016 46 214

Marston's PLC 18/04/2016 465 836

Pret a Manger 09/05/2016 56 279

The Body Shop 09/05/2016 111 167

JoJo Maman Bebe 16/05/2016 74 139

Herbert Restaurants Group 16/05/2016 242 279

Five Guys 23/05/2016 186 279

Toby Carvery 03/06/2016 372 929

Frankie & Benny's 03/06/2016 344 743

Carluccio's 26/07/2016 279 372

Pavers 11/01/2017 232 372

Source: PIPNet (2017)


Customer views and behaviour

The household survey undertaken in support of this study included questions designed to understand residents’ opinions of the centres in the borough. The study specifically sought to understand how people who currently use the town centres felt that they could be improved.

Pedestrian flows

Taunton town centre has a high level of pedestrian accessibility. Taunton High Street is pedestrianised and therefore relatively safe and easy to navigate. North Street is busy, due to the presence of larger retailers such as Topshop, Next, Debenhams and Poundland, as well as links to the train station and car parking at Morrison’s. East Street, particularly the part closest to the centre, was also busy at the time of the survey. This area includes larger footprint stores of TK Maxx, Marks and Spencer’s and Primark which attract significant footfall.

By contrast Station Road is much quieter, a large proportion of the shops are takeaways, which weren’t open at the time of the survey. A number of the shops near Station Road were also vacant, and the area looks rundown and unappealing.

Accessibility

The majority of the streets have wide pavements, making them easy to navigable. High Street is pedestrianised, meaning that accessibility is high in this location. Away from the centre, along Station Road and Bridge Street, there were relatively few pedestrian crossings, and it was noted especially at the end of Station Road (where it meets Staplegrove Road and Bridge Street), there were a number of pedestrians crossing the road dangerously.

The household survey revealed that the car was the most likely choice of transport. The provision of car parking facilities in the centre is good with large parking areas located at the High Street multi-storey car park, Sainsbury’s and Coal Orchard. Additionally, there is the Silk Mills and Taunton Gateway park and ride schemes, which provide a considerable number of spaces. There is limited bike parking; especially on the outskirts of the centre towards the station and on Corporation Street.

The bus station hub on Tower street gives easy access in and out of the centre. The hub provides regional, sub-regional and national services. The town centre is also accessible by train, though the station is a 15-minute walk from the centre. As stated previously, the route between the centre and the station is not the most environmentally pleasant and the council have plans in place to improve these linkages. The station connects Bristol, Cardiff and Bath to settlements such as Plymouth, Exeter and the rest of the south west. The station also has a service into Reading and London.

Perception of safety and occurrence of crime

There is a high footfall throughout the town centre, which creates a positive perception of town centre safety, and the large number of people would likely deter potential crime. The pedestrianisation creates a safe town centre area which is protected from traffic. However, the roads surrounding this pedestrianised area are often very busy, and crossing some roads can be dangerous.

Figures obtained from Avon and Somerset Police department’s crime statistics database reveals the number of crimes committed in Taunton Central neighbourhood has increased in 2017. Between June 2016 and June 2017 the majority of these crimes included anti-social behaviour (24%), violence and sexual offences (23%) and shoplifting (14%).

Annual number of crimes committed in Taunton Central neighbourhood area (Avon & Somerset Police)


Source: Somerset & Avon Police crime data (2017)

Town centre environmental quality

Much of Taunton town centre could be described as typical of a modern town centre of its size, and it is difficult to suggest that the retail environment has a particularly distinct character. The area near the Parade is generally an attractive location, as it is lined with tress and is where many of the centre’s café and restaurants are located.

Moving away from the Parade the public realm deteriorates in quality, in particular on East Reach and on Station Road. The photos below show examples of Bridge Street, where much of the paving was cracked and uneven; and Station Road which looked untidy, with bins situated along the pavement and plants growing out of buildings.


Environmental quality on Bridge Street and Station Road

Site allocations and available sites

The Town Centre Action Plan sets out development opportunities in Taunton town centre or the immediate location. These, along with an update on the status of these are set out below:

Firepool – is situated to the north of the town centre and consists of a number of separate but related areas. It is expected that the development could provide a mix of office space, retail and leisure uses, and approximately 400 dwellings.

Station Approach – outlines ambitions to improve the access between the rail station, particularly with the town centre towards the south, enhancements of the public realm and some office development.

Cricket club/Coal Orchard/Morrisons – a regeneration opportunity that includes a number of separate sites. In total, it is envisaged that the development could provide improved leisure facilities, enhanced public space, retail, office and residential development.

Tangier/Tesco and Wood Street – the development sites, located along the River Tone just west of the town centre, are expected to be predominantly for residential uses though some commercial and leisure floorspace is expected.

H.3 Wellington

Wellington is the second largest settlement in the borough and serves as a comparison, convenience and food and drink destination to the local population. The centre is set out as a crossroads, and has a range of small independent shops and restaurants. Many of the buildings are listed and the retail area has an attractive setting. The Taunton Deane Core Strategy (2012) identifies the centre as the secondary focus for growth within Taunton Deane.

Wellington town centre is almost solely comprised of four streets: High Street, Fore Street, North Street and South Street. No part of the centre is pedestrianised. There is a large Asda and Waitrose towards the top of the High Street. However, all other retail units are situated along these four crossed roads.

The town centre is fairly spread out, with several small independent shops in amongst dwellings in Fore Street beyond the extent of the survey and in the high street. There is no clear boundary where the town centre ends and residential areas start.


Diversity of uses

The table below compares the proportion of different types of units found in Wellington town centre, and their floorspace, against the national average figure, and as such allows us to identify under provision in certain areas.

Wellington town centre diversity of uses compared to national average

Use

As a proportion of total number of units


Wellington UK Wellington UK



Food and drink 13.57% 17.53% 10.16% 13.06%


Miscellaneous 0.71% 1.18% 0.26% 0.91%

Vacant units 13.57% 12.12% 9.81% 10.75%

Source: GOAD/PBA (2017)

Convenience goods

Wellington identifies itself as a ‘Food Town’, and has a large offering of independent food retailers in the town. The town also hosts a number of events and initiatives, closely linked with its food and drink offer.

From the table, it is evident that the number of convenience units in Wellington (12.14%) is higher than the national average of 9.4%. The difference is even more marked in terms of floorspace, at 30.6%compared to the UK average 18%. This is in part due to the presence of three supermarkets Asda, Waitrose and a Co-operative, though, as mentioned, the centre does have a high proportion of smaller independent shops including bakers and delicatessens.

Comparison goods

Wellington has a relatively low proportion of comparison retail units, accounting for 36% of the units, compared to the national average of 39%. However, in terms of floorspace, only 31% provides for comparison goods, compared to the national average of 44%. This can be explained by the historic nature of the town centre, which means that units are significantly smaller than a modern town centre.

The comparison offer within the town centre is well developed and of a high quality. The centre has diverse clothing and footwear offer, especially given the size of the centre, with specialist ladies, men’s and children’s stores. Although these stores are within small premises, they offer high quality goods catering for the middle to luxury market. In contrast, there are a significant number of charity shops throughout the centre. The comparison offer is primarily independent boutiques.

The non-fashion comparison offer provides a wide selection of household goods, health and beauty, and jewellery stores. The centre has a large selection of gift and specialist stores.

In relation to representation from multiple operators, of the Experian GOAD 31 key attractors, the town centre has just three, including Boots and WH Smith. Overall, the comparison offer in


the centre is oriented towards the middle/luxury market, with some national retailers, a lack of larger units, and a large selection of independent and specialist stores.

The comparison floor space is spread evenly around town, with the national multiples mainly in the centre around the crossroad junction.

Services

The table above shows the proportion of food and drink services. Both the number of units and proportion of floorspace is lower than the national level.

There is a fairly wide range of food and drink facilities on offer; towards the edge of the town centre there are a number of independent takeaways, and in the centre there are a number of cafes. There are a few independent public houses and a large Wetherspoon in the centre. There are no restaurants or fast food outlets.

Costa, Coffee #1 and Wetherspoon are the only food and drink national multiples represented. In terms of service retailers, the data shows that both number of units and proportion of floorspace is higher than the national average. There are few leisure facilities within the centre; however, further down Fore Street there is a Cinema.


The number of vacant units in Wellington (14%) is higher than the national average (12%). The number of vacant units has decreased from 21 in 2015 to 19 in 2017. This is largely due to The Iron Duke Wetherspoon which took over eight of the vacant units.

The majority of the vacant units are around the centre of the town centre, around the intersection of South, Fore, High and North Street. Cornhill Arcade has a large proportion of vacant units, possibly due to its limited visibility from Fore Street and uninviting entrance. These vacant units require renovation which will deter potential businesses.

Vacant properties on Cornhill Arcade

Pedestrian flows

None of Wellington town centre has been pedestrianised, restricting pedestrian accessibility. Fore Street is perhaps the busiest street, with wide pavements and a number of larger retailers such as Superdrug and WH Smith. The High Street was also fairly busy, due in part


to the bus stops located here. These two streets have most of the street furniture for the whole town centre.

In contrast North and South street are much quieter and have much narrower pavements. This makes pedestrian access, especially for those with disability requirements, much more challenging. North Street doesn’t have many retailers so there is less incentive for pedestrians to go there. South Street has a larger number of retailers; however, they are smaller units. The reduced footfall on South Street could be due in part be the vacant units at the end of the road.

Accessibility

The centre is reasonably accessible. There are a number of puffin crossings for pedestrians to use, especially around the central crossroads. However, there are no more on Fore street, South Street and North Street. The roads were reasonably quiet at the time of the survey so it was possible for able bodied pedestrians to cross, however for those with disabilities it is difficult to cross.

There is some bike parking in the centre of town, which was made full use of at the time of the survey, which suggests that if more was provided it would encourage more users to cycle into the town centre. Some of the bike racks were in poor repair, and were bent out of shape, reducing the number of working bike racks.

Use of bike racks in Wellington town centre, and evidence of damaged bike racks

White Hart Lane also has a narrow entrance which reduces the visibility of retail units. In addition, there is no pavement. The only remaining unit on this street is the Wellington Cobbler Shoe Repairs

There are ample bus stops with bus shelters and designated bus parking bays throughout the High Street. There are frequent bus links to Taunton, Tone and Rockwell Green. London and Grimsby are accessible by National Express which also stops in the centre of town. Wellington does not have a train station, the nearest one is in Taunton.

There is plenty of parking close to the town centre, and parking charges are very low, encouraging car users to visit the town centre. This is important because of the rural location of Wellington.



Wellington town centre is typical of many UK market towns. As the centre is set out along a crossroads, there does not appear to be many natural places to congregate. The exception to this is one small public garden off North Street. The area on the corner between the High Street and White Hart Lane is wider with plants and a bench to look more appealing.

At the time of the survey, the town centre looks tidy in general, there are no particularly run down areas, apart from Cornhill Avenue which has poorer quality vacant buildings. There are also a number of waste bins on the end which deter pedestrians from walking down here.

The provision of benches and bins in the town centre is sufficient, with a number on each of the main streets.

North Street was very quiet at the time of the survey and this could be due to its unappealing appearance. There were some bags of rubbish on the pavement and the buildings appeared poorly maintained, with a large number of boarded up windows, which made the street look unpleasant and vacant.

Wellington environmental quality - North Street

H.4 Minehead

Minehead is the largest settlement in the West Somerset, and is the main service centre for the district. There is a large Butlins on the edge of Minehead which attracts a lot of tourism during the summer months. The West Somerset Local plan (2016) identifies strengthening the role of Minehead as the district’s main service centre as one of its strategic objectives.


Minehead primary and second shopping areas

Source: West Somerset Local Plan (2016)

As shown on the figure above, the town centre is based mainly around Park Street, Wellington Square, The Parade and The Avenue which all run west to east across the centre of town. There are a few side roads off these such as Friday Street, Holloway Street, Bancks Street, Blenheim Road and Quirke Street. No part of the centre is pedestrianised.

The overall appearance of Minehead is very appealing with a large number of hanging baskets and other plants and flowers. The Avenue also features trees and plants which makes the town centre colourful and create a pleasant retail experience.

Diversity of uses

The table below compares the proportion of different types of units found in Minehead town centre, and their floorspace, against the national average figure, and as such allows us to identify under provision in certain areas.


Minehead town centre diversity of uses compared to national average

Use As a proportion of total number of unit


Minehead UK Minehead UK



Food and drink 13.45% 17.53% 12.05% 13.06%


Miscellaneous 0.58% 1.18% 0.49% 0.91%

Vacant units 8.77% 12.12% 6.07% 10.75%

Source: GOAD and PBA Update (2017)

Convenience goods

It can be seen from the table that the number of convenience units in Minehead (6.4%) is somewhat lower than the national average (9.4%). There is a Co-operative food supermarket, which isn’t particularly large and this is the only supermarket in the centre of town. Again, this can be seen in the analysis of floorspace, as convenience space only accounts for 13.6%, compared to the national average of 18%. There is a good range of independent shops including several bakeries, a butcher and health food stores.

Comparison goods

Minehead has a higher than average amount of comparison goods retail units. Both the number of units and proportion of floorspace is significantly higher than average. Within this category, the amount of car, motorcycle and motor accessories retailers is 3% higher than average.

There are a few national clothing multiples such as Edinburgh Woollen Mill and Store 21. There are a couple of independent boutiques, but generally the stores cater for the lower to middle market.

The non-fashion comparison offer is much more diverse and well established, with a selection of independent gift, book and antique stores. The independent units are mainly along Friday Street, and the national multiples are on Park Street, The Parade and The Avenue, which comprise the primary shopping district. Non-fashion national multiples include Card Factory, Boots, Poundland and WH Smith.

Overall the comparison offer in the town centre is orientated towards the lower/middle market, with a few national retailers, a couple of larger units and a large number of charity and discount stores.

Services

Both the number of units and proportion of floorspace is lower than the national level. Coffee shops and cafés are well represented, particularly towards the East of the centre. There are a couple of independent restaurants on Holloway Street and a large Wetherspoon on Bampton Street.


Wetherspoon’s and Costa are the only national food and drink retailers represented in Minehead. There are very few leisure facilities within the town centre.


The table above shows that both the number of vacant units (7.43%) and the vacant floorspace (12.12%) is less than the national average (12.12% and 10.75%). The total number of vacant units was 13, which is a slight decrease from 14 in 2015.

The vacant units were spread evenly around the town centre, however Bampton Street had a larger proportion of vacant units than the other streets.

Although there are comparatively few vacant units, there is a high turnover of units, particularly on the side streets. It was noted that Holloway Street has a high turnover of units, with some changing more than once a year.

Pedestrian flows

The busiest street was The Parade, perhaps as it has the most national multiples and larger stores. The Avenue was also busy as there are a number of cafés and the wide pavements, with a seating area giving pedestrians somewhere to stop and talk or sit down. The side streets such as Friday Street and Holloway Street were much quieter at the time of the survey in comparison to the main streets. They have much narrower pavements and could look uninviting for pedestrians.

Accessibility

Pedestrians have one signal controlled crossing, one zebra crossing and then some centre islands to make crossing the road safer. There are no bike parking facilities within the town centre, so it was noted that there are a couple of bikes chained to lamp posts.

In the primary shopping area, the pavements are wide, and there is evidence of those with limited mobility (on mobility scooters) using them. The side roads however are much narrower and less accessible.

The town centre has signage directing pedestrians around town, which improves the accessibility. This is likely to reflect the large numbers of town centre users will be tourists that are unfamiliar with the local area.

There is no train station in Minehead and therefore the centre is likely to be accessed via car or bus. The Avenue and The Parade both have bus stops with buses to Taunton and Woodcombe.


Minehead is generally attractive, with a lot of trees, plants and a number of old, architecturally interesting buildings. Wellington Square is particularly appealing, with a paved area, places to sit and a monument. The Parade and The Avenue both have room on the street front for people to congregate and sit, which creates a pleasant environment. In general, the town centre is tidy and clean, and the buildings look well maintained.


The Parade and Wellington Square

Minehead BID

There is currently a proposal to create a Business Improvement District (BID) in Minehead. This is a community initiative that involves all interested businesses coming together to create a business plan for the area. This includes suggestions for businesses and the general public on what can be done to encourage people to visit the town centre and for businesses to thrive. The business plan is voted on by BID businesses and if passed is funded by a 1.5% annual levy from the businesses involved.

The proposed BID area includes the sea front, harbour, Butlins and the town centre. It includes around 250 businesses which with the 1.5% levy should contribute £100,000 a year to the scheme. Some of the suggestions included were street entertainment and more bunting.

H.5 Watchet

The West Somerset Local Plan defines the role of Watchet as a secondary service centre. As a historic harbour town, the area is defined by its position next to the sea and its subsequent role as a tourist destination, with high proportions of food, drink and service retailers.

From an employment perspective, the town was also the location of the Wansbrough Paper Mill until 2015, the factory was a large employer and the biggest producer of core board in the UK. The unique geographical position of the mill within a natural valley, which made it perfect for its industrial use, now makes it a challenging site for future redevelopment.

The inner townscape itself suffers from limited connectivity, the train track running through the centre of the town acts to splinter the main retail centre from the bulk of residential development which is to the south of the centre. The Local Plan targets increased self-reliance in the area by encouraging an increased range of services.


Watchet town centre boundary

Source: West Somerset Local Plan (2006)

The Local Plan highlights the main retail area of Swain Street and Market Street. Swain Street runs towards the marina from Brendon Road, the main entry point to the settlement from the south. Market Street runs adjacent to the marina front and connects to the main access road leading to the West.

Diversity of uses

The table below shows the mix of retail uses observed in the survey of Watchet. The table is less comprehensive than that of other service centres due to the lack of area specific GOAD data available.

Watchet town centre diversity of uses compared to national average

Use Watchet (No of units %) UK (Average No of units %)

Convenience goods 5.13% 9.41%

Comparison goods 33.33% 38.96%

Food and drink 35.90% 17.53%

Service retailers 15.38% 20.81%

Miscellaneous 5.13% 1.18%

Vacant units 5.13% 12.12%

Source: PBA street survey (2017)

There is currently a very limited range of convenience goods with a strong dependence on the Co-Operative as the main retailer. There are no independent fresh produce retailers.

There is a mixed but limited offer to cater for both tourists and residents. Tourists are accommodated by a range of shops selling souvenir and gift items. Residents have a small offer of independent clothing retailers, and shops aimed at hobbyists and enthusiasts, these include; a gun shop, fishing shop, painting frame shop, and art gallery.


The town centre contains a high proportion of food and drink retailers as could be expected from an area traditionally based around the tourism sector. The focus of cafes and pubs are orientated along market street and the junction with Swain Street. Cafes are also present along the pedestrianised waterfront looking out onto the marina.

Vacant street level property

There was a limited number of vacant buildings in the town centre. One small vacant shop was located on Market Street and the largest vacant building was the former bank building midway along Swain Street.

Pedestrian flows

The majority of pedestrian traffic was on Market Street. However, this may have been influenced by the time of visit (around 1pm). As the visit was outside of the traditional holiday season the streets were fairly quiet.

Accessibility

The town centre is in quite a remote location. The main route to the centre from outside is via the M5 and surrounding A roads. The area is not directly accessed via A roads but instead the B3190 forms the main route into the town.

The retail centre is easily accessible form outside of the centre due to the shape of the town. Visitors bypass the main residential development to the South East and enter straight into the town centre. However, the ability for visitors or locals to stop is dependent on the level of parking available.

There are medium and small car parks available off both Market Street and Swain Street. Both of which offer an appropriate amount of space for the existing retail offer. Charges in place are set at £1 an hour, reducing to 75p an hour for stays of 4 hours and £5 for a full day.

At the time of the survey, car parks still had capacity for more visitors; however, the survey was outside holiday season, within working hours and on a week day. There appeared to be little available scope for increased provision of parking in the future.

The town has narrow streets; but also little traffic, as the centre is separated from the main road network. However, from a pedestrian perspective, the centre is a legible space, with signage present at all the car parking spaces available. As the dominate retail offer is along a compact, linear corridor it is easy for visitors to navigate.

Pedestrian signage and sign posts in town centre


The Marina front has been pedestrianised. Access to public transport is limited, with the only bus stop available located beside the train station and coach park on Harbour Road.

Environmental quality

Due to the nature of town centre, there is limited space for paving and in some places on Market Street there is no paving at all. In busy times, this may make the roads feel unsafe; however, no shop entrances are set on this stretch of road.

No pavements on Market Street (left) and Swain Street (right)

Apart from the pedestrianised space along the front of the marina leading on from Market Street, there is a lack of public space.

The pedestrianised marina front provides the opportunity for tables and chairs to be put outside by local restaurants and pubs while providing rest stops in the form of benches which look out onto the marina. The space also contains the only notable pieces of public art in the statue dedicated to the Samuel Coleridge’s ‘rime of the ancient mariner’, and statue of a sitting sailor.

Pedestrianised marina front


H.6 Village centres

Williton

The local plan identifies Williton as a secondary service centre. The main roads of the village effectively act as a junction between the A39 linking Bridgwater and Minehead and the A358 linking to Taunton. This means the village is heavily affected by commuter traffic which does not necessarily contribute to local retail footfall.

As the village is on a smaller scale than the towns looked at, the percentage and number of buildings will not be looked at in comparison to national averages, but in isolation with commentary.

Williton diversity of uses compared to national average

Use Watchet (No of units %) UK (Average No of units %)

Convenience Goods 13.79% 9.41%

Comparison Goods 20.69% 38.96%

Food and Drink 13.79% 17.53%

Service Retailers 24.14% 20.81%

Miscellaneous 10.34% 1.18%

Vacant Units 17.24% 12.12% Source: PBA street survey (2017)

Shops are set out in a linear manner along Fore Street (A358) with the bulk of public services on Killick Way, including the West Somerset Council building. The retail offer is medium/low with no luxury items and a focus on hairdressers and fast food units.

The village contains a small amount of convenience retailers, including an independent butcher, Spar and a Co-Operative. This retail offer is proportionate to the population of the area.

The village has a high proportion of service retailers and comparison goods. However, it should be stressed that as the overall number of units is low, the figures are not necessarily representative in the medium to long term. Costa Coffee is present within the Spar shop at the northern end of the high street.

There is a high vacancy rate in the area. With one vacant building in the centre of the Main Road (the old newsagents) and two at either end of the High Street. One vacant building showed signs of vandalism with broken windows. The building at the bottom of the high street is one of the largest in the area (former NatWest bank) and is advertised with planning permission for A2 uses and has parking available as part of the plot to the rear of the property. All three vacant units were also observed in a retail survey undertaken by GVA in April 2017.


Vacant buildings on Long Street (left) and vacant offices (right)

Pedestrian traffic was low at the time of visit. The routes between the parking facilities and the

main shopping offer is splintered by a very busy road. Pedestrian crossings are minimal and are marked with bollards.

Parking is available at the rear of the Spar shop, however signage had poor visibility from the road. The largest parking offer was at Killick Way. During the visit the car park had plenty of capacity.

Planning permission28 has been granted for two sites in the centre: the vacant bank building and a large hardware shop, J. Gliddons and Sons. Both options will provide a new supermarket and a bank as well as smaller stores with associated parking with foot access coming from Fore Street where the existing Lloyds bank building.

Wiveliscombe

This settlement is a Major Rural Centre by the Taunton Deane Core Strategy (2012). It is quite small, quiet, pleasant and well maintained.

The centre is in an isolated area and as such the retail offer is limited. The majority of shops are on The Square and the High Street. Despite the limited offer there is an independent butcher, greengrocer and chocolate shop as well as the Co-operative supermarket. The Square also contains the bus stops for the centre.

Other shops vary from a range of fast food retailers to hobby and specialist shops such as furniture sellers, gun sellers, a garden shop and upholsterers. This is perhaps reflective of a medium to upper quality retail market.

The High Street contains a large amount of vacant buildings to the south where a solicitor had recently vacated. The solicitors appeared to occupy offices across three terraced buildings. The street itself showed some signs of neglect in the detailing around doors and windows.

28 Ref. 3/39/14/024


Environmental quality of the buildings in Wiveliscombe, West Street (left) and The Square (right)

The centre contains two well sized car parks where parking was offered free of charge. Both

car parks were near capacity at the time of visit. However due to the quietness of the village it is hard to know if the car parks are being used more by residents than customers.

The village has public space in the form of benches within the Square. There is a public park on West Street which is very pleasant, well-kept and offers an easily accessible piece of greenspace for residents and visitors to the village.

Bishops Lydeard

The settlement is also considered a Major Rural Centre in the Taunton Deane Core Strategy (2012). However, the retail offer is very limited. The overall count of retail unit provision was only nine units. Retail units are laid out in a linear pattern dispersed between residential buildings along High Street. Further down the road at Mount Street, there is a grouping of services including the village hall and doctor’s surgery as well as recreational space.

The convenience offer included the Co-Operative food store which acted as the main central convenience provision of the settlement as well as a butcher and a newsagent. There are no comparison goods available in the area. In terms of food and drink there is a café and a pub.

The area was quiet when visited, with shops being used by a few residents. There was limited on street parking available and significant through traffic.


Appendix I Employment sites’ assessments

TAUNTON DEANE EMPLOYMENT SITES

1 Site no. 54 78 86

2 Local authority area Taunton Deane District Council Taunton Deane District Council Taunton Deane District Council

3 Site name & address Business Park adjacent Chelston House Farm, Wellington, TA21 9AD

Ashwood, Fideoak Mill, Upcott Road, Bishop's Hull, TA4 1AF Hydrographic Office, Taunton, TA1 2DL

Basic Information

4 Site location map / photos

5 Site description

Existing, new employment site comprising high quality storage/office units, as well as a petrol station, hotel and pub. There are still remaining parts of the site, which has been accounted for as an Opportunity Site in this report. The site is located adjacent other employment estates, on the edge of Wellington.

An existing employment site called 'Ashwood' with 7 units comprising commercial engineering/SMEs/car maintenance companies. Located in the open countryside, close to western edge of Taunton.

Existing employment site mainly comprising existing MOD Hydrographic Office and associated car park. The site also includes a car sales unit and fore court.

6 Site area (ha) 22.6 hectares 0.75 hectares 9.6 hectares

7 Current use Mixed B uses Mixed B uses Mixed B uses

8 Site's sequential location Within the built up area Outside the built up area Within 400m of the town centre

Planning & Constraints

9 Planning HistoryPlanning permission (43/08/0142) to vary condition 43/06/0016 to increase office to 6,131 sqm. It is unclear how much of this office accommodation has been built since 2009. Planning

Planning application (05/16/0018) was granted Planning application (38/16/0323) granted in 2016 for office development.

11

Detail any planning policy relevant to site (inc. Green belt, conservation, heritage, i.e. potential constraint on expansion)

Site is not allocated in the Local Plan. Flood zone 1. The site is located outside the development boundary of a sustainable settlement identified in the Local Plan. Flood zone 1.

12 Overall constraints? 3. None 2. Minor 3. None

13Detail any constraints(s) to delivery of whole or part of site? (inc. physical and policy)

None known None No known relevant constraints.

14 Conclusion: Is the site policy/impact constrained?2. Minor 2. Minor 3. NoneAttractiveness to occupiersExternal environment

15 Prominence of site In a prominent position on the A38, on the outskirts of Wellington.

Located on a rural lane in the countryside, the site is not located within a prominent location. Prominent location on the A38 within Taunton.

16 Score 3. Good 1. Poor 3. Good

17 Compatibility with surrounding uses Compatible with surrounding uses.

The site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside.

Compatible with surrounding uses.

18 Score 3. Good 2. Reasonable 3. Good

19 Access to amenities (nearest centre) and distance (kms) Wellington, 1.2 Bishop's Hull, 2.1 Holway, 0.5

20 Score 3. Good 2. Reasonable 3. GoodInternal environment

21 Any problems with shape, gradient, boundary etc? None None None

22 Score 3. Good 3. Good 3. GoodStrategic accessibility (road)23 Proximity to Mway Junction 1.00 6.00 1.0024 Score 3. Good 1. Poor 3. GoodLocal access by road

25 Access to site/strategic road network West Buckland Road, A38, A Road B3227, B Road Toneway, A38, A Road, Collapsed Dual Carriageway

26 Score 3. Good 1. Poor 3. GoodPublic transport access

27 Distance to Railway Station (km) 8.4, Taunton 3.6, Taunton 1.7, Taunton

28 Bus Stops within 400m Yes No Yes

29 Score 2. Reasonable 1. Poor 3. GoodMarket signals

30 Evidence of developer - occupier interest?

The existing units on site are all occupied. The remaining parts of land are undeveloped but have planning permission for storage and small element of office space.

There are potential vacancies on the site, although the majority of units appear occupied.

Main single occupier has gained planning permission on site in 2016, suggesting the business is keen to remain in Taunton and has the capacity on site to expand/reconfigure the existing site for its needs.

31

Other market intelligence e.g. market history, competing supply nearby, occupiers known to be moving in/out.

Subsequent planning application to increase office space suggests a need for office space in this location. There are currently a number of office based businesses on this site. The whole gained planning permission in 2009, although the site is not built out and there are marketing signs on site. This suggests the take up is slow.

Recent planning application for an extra 2 industrial units suggests the site is fully occupied and well used.

32 Score 3. Good 2. Reasonable 3. GoodOverall review

33 Is the site attractive to employment occupiers? Yes Yes Yes

34 Comments

A high quality employment site providing more office based business space, as well as employment units. Lots of land left with planning permission for employment use, which is dealt with in the Opportunity Site section of this report, along with adjacent Site 55. Current available land being marketed and available for employment use. The site should be retained for employment use.

Although the site is not within a prominent position, there has been a recent planning permission for an extra 2 units, which suggests this is a popular location for employment units, which is very close to the western part of Taunton. However, there is no further capacity on the site. The site should be retained for employment use.

Existing MOD site which is located in a prominent position within good quality buildings. Recent planning application granted for office development.

FINAL COMMENTS

35 Is the site suitable for the assessed use? n/a n/a n/a

SITE ASSESSMENTS

Page 1 of 22


1 Site no.

2 Local authority area

3 Site name & address

Basic Information


5 Site description

6 Site area (ha)

7 Current use

8 Site's sequential location


9 Planning History

11


12 Overall constraints?


14 Conclusion: Is the site policy/impact constrained?Attractiveness to occupiersExternal environment

15 Prominence of site

16 Score

17 Compatibility with surrounding uses

18 Score

19 Access to amenities (nearest centre) and distance (kms)

20 ScoreInternal environment

21 Any problems with shape, gradient, boundary etc?

22 ScoreStrategic accessibility (road)23 Proximity to Mway Junction24 ScoreLocal access by road

25 Access to site/strategic road network

26 ScorePublic transport access

27 Distance to Railway Station (km)

28 Bus Stops within 400m

29 ScoreMarket signals


31


32 ScoreOverall review

33 Is the site attractive to employment occupiers?

34 Comments

FINAL COMMENTS

35 Is the site suitable for the assessed use?

SITE ASSESSMENTS

93 94 95

Taunton Deane District Council Taunton Deane District Council Taunton Deane District Council

Broadgauge Business Park, Bishop's Lydeard, TA4 3RU Taunton Trading Estate, Great Western Way, Taunton, TA2 6BT Bindon Road, Taunton, TA2 6AB

Large existing employment site outside the village of Bishops Lydeard, just off the A358. The site comprises 1 older large shed and approximately 7 detached medium sized storage units, some of which include trade counters which are open to the general public. The small units of good quality and the site has good access. The site also includes that steam railway station, platform and car park.

Existing employment site comprising a very large historic employment shed used by Berry Coaches; a number of medium to large new employment sheds which includes Booker wholesale and Somerset Heritage Centre. There are pockets of undeveloped land within the site which have been identified as Opportunity Site within this study.

A large employment area within the urban area of Taunton, which is comprised of separate employment estates and sites. It comprises various different employment uses, including offices; manufacturing; retail; car sales; and storage/distribution, within a range of sized units. Generally the quality of building is good across the whole site. There is only one vacant piece of land, which is a small area.

3.5 hectares 11.6 hectares 12.5 hectares

Storage and Distribution (B8) Mixed B uses Mixed B uses

Within the built up area Within the built up area Within the built up area

Refurishment, extension, demolish and replacement of units (06/15/0036) permitted in 2015.

Planning permission (25/12/0032) granted 2012 but unbuilt as of Nov 2017 - see Opportunity Site.

The vacant piece of land, within the site, has planning permission (34/15/0020) for 11 employment units. The proposed developed is unbuilt. This parcel of land does not

Flood zone 1. An existing employment land allocation in the Site Allocations and Development Management Plan 2016. Flood zone 1. Flood zone 1.

3. None 3. None 3. None

None None None


In a rural location with located just off the main road from Taunton (A358). Prominent position off Great Western Way. Prominent position, located off the A3065 within Taunton.

2. Reasonable 3. Good 3. Good

Although in a rural location, the site is well contained by the A358, railway and landscaping buffer. Therefore the existing site is reasonably compatible with its surrounding uses/

Compatible with surrounding uses. Established use adjacent existing residential properties.

2. Reasonable 3. Good 2. Reasonable

Bishop's Lydeard, 0.8 Bishop's Hull, 1.7 Bishop's Hull, 1.5


None None None

3. Good 3. Good 3. Good

9.00 5.00 5.001. Poor 2. Reasonable 2. Reasonable

A358, A Road Silk Mills Lane, A3065, A Road Silk Mills Lane, A3065, A Road


10, Taunton 2, Taunton 1, Taunton

Yes Yes Yes


There are no vacant units on site which may reflect the good location on the A358 and the quality and type of units on offer.

Existing units are occupied and undeveloped land has recently gained planning permission.

There appear to be no vacant units within the whole large site, and the last remaining vacant plot has planning permission for 11 employment units.

Recent planning applications granted for mixed use development including employment. Also recent new build employment units on this mixed allocation (TAU8).


Yes Yes Yes

Good quality units and prominent rural location provides a site which has no vacant units. There is no room on site to develop more employment development, however, the site should be retained for employment use.

An existing employment land allocation in the Site Allocations and Development Management Plan 2016. Part of the site is built out and occupied, providing high quality accommodation. The remainder of the site has recently gained planning permission but not built out - therefore identified as an Opportunity Site in this report. The whole site should be retained for employment use.

An existing employment area with a variety of landuses, including employment, within a range of different sized buildings. The fact there are no vacant units, may reflect the popular location and offer of units in this location.

n/a n/a n/a

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34 Comments

FINAL COMMENTS


SITE ASSESSMENTS

98 100 101


Galmington Trading Estate, Taunton, TA1 5NQ Blackbrook Business Park, Taunton, TA1 2FU Creech Castle, Taunton, TA1 2DX

A large, fully developed employment site, located within the urban area of Taunton.

Existing modern business park consisting of medium sized, high quality offices blocks, comprising national companies. It's located adjacent the M5 on the edge of Taunton.

An existing employment site which is split into 2 very distinct parts. The northern section is occupied by a logging company and other businesses occupying low quality buildings and yards; the southern section is occupied by good quality office buildings and associated car park, part of which is within the Castle Creech building.

10.5 hectares 21 hectares 2.1 hectares

Mixed B uses Other Mixed B uses

In a town centre Within 400m of the town centre Within the built up area

Employment planning permissions. Planning permission 38/08/0531 granted in 2009 for office building (site area 0.22ha), but has not been built out. No relevant recent planning permissions.

Flood zone 1. County Archaeological Sites (although the site is fully developed for employment). Flood zone 1. Flood zones 1, 2 and 3.

3. None 3. None 2. Minor

None No known constraints to employment development. No known constraints to employment development.

3. None 3. None 2. Minor

Located on the A38 in Taunton. Very prominent site, located just off the Motorway. Very prominent site, located on the A38 which is a main road between the motorway leading into the centre of Taunton.


Compatible with surrounding uses. Compatible with surrounding uses. Compatible with surrounding uses.


Bishop's Hull, 0.2 Holway, 0.7 Holway, 0.8


None None Potential access problems for larger vehicles from the northern part of the site, which would require further investigation.

3. Good 3. Good 2. Reasonable

5.00 0.00 1.002. Reasonable 3. Good 3. Good

Wellington New Road, A38, A Road M5, Motorway Toneway, A38, A Road, Callapsed Dual Carriageway


2, Taunton 2.5, Taunton 2, Taunton

Yes Yes Yes


This is not an industrial estate. It is an employment area comprising various sites which appear to be in multiple ownership.

There is 1 site which is available and being promoted for employment development, which is identified as an Opportunity Site within this report. There are a few vacant office floors currently being advertised by Alder King within Blackbrook Business Park as well.

All the units are well used and fully occupied which appears to meet a local need. This site could be evidence of strong market demand for small units.

No spare land or vacant units. It appears that the site may be in single ownership.The northern part of the site consists of low quality buildings, which appears to meet a need for value rents, providing accommodation for mainly SME/Motor/Engineering companies.


Yes Yes Yes

Large existing employment site which is fully developed and there appear to be no vacant units on site. The site should be retained for employment use.

The majority of the site is built and occupied for office development. There is 1 site which is available and being promoted for employment development, which is identified as an Opportunity Site within this report. There are a few vacant office floors currently being advertised by Alder King within Blackbrook Business Park as well. As an established business park which is mostly occupied, the site should be protected in the Local Plan for employment

The site is split into two parts and the ownership of the site is unknown. The southern part of the site is fully occupied and therefore not available for further employment development. The northern part of the site is low quality and from an employment perspective, PBA would encourage additional investment on this site. However, the site does provide value employment land for existing uses, which would need to be relocated if this site was redeveloped. The site should be retained for employment use.

n/a n/a n/a

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6 Site area (ha)

7 Current use



9 Planning History

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34 Comments

FINAL COMMENTS


SITE ASSESSMENTS

103 104 105


St James Retail Park, Taunton, TA1 2BB Crown Industrial Estate, Taunton, TA2 8DB Chelston Business Park, Wellington, TA21 9JE

Site within Taunton urban area adjacent large retail units and car sales business, located off the A38. The site includes a Jewsons with trade counter, metal scrap yard and a cluster of small storage/office employment units.

Very large employment site located off the A3259, within the urban area of Taunton. It is a flat site, split by a river running through the site and connected by Venture Way. Various national employers within a range if different sized units. There are no undeveloped plots on site, although there are a few vacant units, though not many for this size of employment area. Range of employers including car sales; BT; storage/distribution

A very large employment area which is split into smaller estates, including Chelston Phase 2 Business Park and Monument View. The site is located adjacent other employment estates, on the edge of Wellington. One large employer occupied by Rigid, and a number of medium sized employment units. All employment units provide storage/distribution and small amount of office space and the majority good quality. Its mainly local firms on


Other Mixed B uses Storage and Distribution (B8)

Within 400m of the town centre Within 400m of the town centre Within the built up area

No known relevant planning history.2 previous vacant plots, within Crown Industrial Estate, are currently being developed: (08/16/0042) Plots 1 & 2 for B1c, B2, B8 uses were granted.

Recent planning application (46/16/0018) resulted in loss of employment to a gym.

Flood zone 1. Flood zone 3 northern border. Flood zones 1, 2 and 3. The site is not allocated in the Local Plan. Flood zone 1.

3. None 2. Minor 3. None

None known. None None known.

3. None 2. Minor 3. None

Very prominent site, located on the A38 which is a main road between the motorway leading into the centre of Taunton. Very prominent site, located on the A3259. In a prominent position on the A38, on the outskirts of

Wellington.


Compatible with surrounding uses. Compatible with surrounding uses. Compatible with surrounding uses.


Holway, 0.3 Holway, 0.5 Wellington, 1.7

3. Good 3. Good

None None None

3. Good 3. Good

2.00 2.00 2.003. Good 3. Good 3. Good

Toneway, A38, A Road, Callapsed Dual Carriageway Obridge Viaduct, A358, A Road A38, A Road


1, Taunton 1, Taunton 7.8, Taunton

Yes Yes Yes

3. Good 3. Good 2. Reasonable

The site is fully occupied and used, including all the small distribution/office units, which are in good condition.

The whole site is developed for employment uses and the majority of the site is utilised and occupied. There are unoccupied units on site though.

Units are of good quality, and although the majority of the estates are occupied, there are a few vacancies across the site, though is spread evenly across the individual employment estates within this employment area.

There is potential for future development on the scrapyard site, although it is utilised at the moment by the existing business. Any development in this location would require relocation of the existing business.

There are a number of units being actively promoted for redevelopment.

There are a number of units being actively promoted for redevelopment.


Yes Yes Yes

There is potential for future development on the scrapyard site, although it is utilised at the moment by the existing business. Any development in this location would require relocation of the existing business. The site should be retained for employment use.

A large employment site with a range of different sized national and local companies. The site should be retained for employment use. The last 2 vacant plots are currently being developed, although there a number of vacant units being marketed at present.

There are a number of vacancies across the whole employment site, although the majority are occupied. The site shold be retained for employment use.

n/a n/a n/a

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FINAL COMMENTS


SITE ASSESSMENTS

106 107 108


Foxmoor Business Park, Wellington, TA21 9RF Poole, Wellington, TA21 9HW Swallowfield and Reylon, Wellington, TA21 8LE

Very large shed split into small individual storage/business units; large yards used for car sales and vehicle storage; and an area of container storage units, located in the countryside just off the A38. It is not clear if any of the units are vacant, although the site appears well used and active.

Large area of employment uses split between different sites with different types of employment uses and businesses. The large shed on the SW boundary could potentially be unoccupied, although some of the offices attached are in use. To the north is a large shed split into units used by different businesses. One of these units is unoccupied. The remaining parts of the area is low quality employment buildings, including various other

Large employment site on the edge of Wellington, comprising 2 large employers - Reylon Factory and Swallowfields.


Storage and Distribution (B8) Mixed B uses Storage and Distribution (B8)

Outside the built up area Outside the built up area Within the built up area

Planning permission (46/16/0034) for 3 employment units. Planning application (46/12/0012) for B1 employment use in 2012. No known relevant recent planning history.

Flood zone 3b. Flood zone 3a. The site is not allocated in the Local Plan.

Local Plan policy SS3 mixed use development including 11 ha employment land - land released by the relcation of the 2 biggest employers. Assuming the relocation of businesses within the strategic allocation and there is no new employment provision. Flood zone 1.

2. Minor 2. Minor 2. Minor

Flood zone 3b.

The extent of the adjacent ex landfill is unknown, but could be part of the site. However, the site is already developed for employment uses.Located within the open countryside, accessed from a narrow country lane.

None

2. Minor 2. Minor 3. None

Very prominent location off the A38, although in a rural area. Located on a narrow country lane - this site is not in a prominent location.

Swallowfield entrance is located on Station Road, which is prominent from a road leading out of Wellington. However, the main entrance for Reylon is within a residential area and not within a prominent location.

2. Reasonable 1. Poor 2. ReasonableThe site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside.

The extent of the adjacent ex landfill is unknown, but could be part of the site. However, the site is already developed for employment uses.

The site is adjacent existing residential development, and therefore future development would be affected by residential amenity issues. Local Plan states existing site at Swallowfield stores hazardous substances (liquid petroleum gas tanks).

2. Reasonable 1. Poor 1. Poor

Wellington, 2.0 Wellington, 1.4 Wellington, 0.8

1. Poor 1. Poor 1. Poor

None

The extent of the adjacent ex landfill is unknown, but could be part of the site. However, the site is already developed for employment uses. The landfill and previous uses could present contamination issues for any future development in this location.

None

3. Good 1. Poor 3. Good

1.00 2.00 3.003. Good 3. Good 2. Reasonable

A38, A Road Taunton Road, B3187, B Road Station Road, B3187, B Road

3. Good 1. Poor 2. Reasonable

8.3, Taunton 8.3 10, Taunton

No Yes Yes

1. Poor 2. Reasonable 2. Reasonable

The site appears to be in single ownership and rented to business, though this is unconfirmed. It is also unclear if there are any vacancies on site, although some units could potentially be unused. Generally, the site is well used and provides medium quality, small storage/distribution units. A recent planning application for 3 units demonstrates the need for units with good transport links.

Variety of sites within this employment area with different ownerships. There is only 1 vacant unit in the northern large employment shed. There is a new build office building currently being built, which is currently being marketed. It is unclear if the large shed to the SW is vacant or not?

The site is occupied by 2 main businesses.

The site consists of medium quality buildings, which appears to meet a need for value rents, providing accommodation for mainly SME/Motor/Engineering companies.

Parts of the site are in need of investment and have the potential to improve the local environment, although would mean existing businesses would need to be relocated.

3. Good 1. Poor 3. Good

Yes No Yes

This existing employment site and the existing units are all occupied. The ownership of the site is unclear, but there are multiple occupiers. Given units are fully occupied priority should be to protect the value space on offer and if redeveloped seek similar, value, light industrial space.

The whole site is fully developed and no room for further development, unless parts of the site were redeveloped. This does not appear to be an attractive site for new businesses, especially located adjacent (maybe on) an ex landfill site and on a narrow country lane. However, it is located quite close to Wellington. However, there is a new build office building currently being built.

Occupied by 2 main employers and the whole site is developed. There is no room for further employment development. The site should be retained for employment use.

n/a n/a n/a

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109 110 111

Taunton Deane District Council Taunton Deane District Council Taunton Deane District CouncilRyelands Business Park, Bagley Green, Nr Wellington, TA21 9PZ Sandy Moor, Wiveliscombe, TA4 2TU Cotleigh Brewery, Wiveliscombe, TA4 2PW

Large employment site located on the southern edge of Bagley Green, within a rural location. It comprises a building merchant on the SW corner and an employment estate with large units - all good quality. The northern section of the estate includes a storage area, adjacent existing residential properties which lie just to the north of the sites.

Existing employment land and vacant land, located to the south of Taunton Road in Wiveliscombe. The site is split into very distinctive areas: NW comprises good quality medium sized storage sheds; redundant Karro food factory and car park comprising a very large unit; recently built large shed and pockets of greenfield areas to the south and north of the site. The vacant pieces of land within this site have been identified as

Large employment site within the urban area of Wiveliscombe, located off Ford Road. Various different businesses located within a mix of building types which are generally good quality. Existing businesses include a furniture factory and showroom; brewery; tool repair business etc.

5.9 hectares 6.7 hectares 2 hectares

Storage and Distribution (B8) Mixed B uses Mixed B uses

Within the built up area Within 400m of the town centre Within 400m of the town centre

Planning permission (43/11/0061) for over 3,000 sqm of B1 (non office) and B8 development.

Planning permission (49/16/0056) for 7 units and offices was granted in 2017 and currently unbuilt as at Nov 2017. Planning permission (49/16/0061) for 3 units B1, B2, B8 was granted in

Various employment permissions.

Flood zone 1. County Archaeological Sites (southern part of site). Flood zone 1. Flood zone 1.


None None None


Located in a rural location on the A38, although the access is from Bagley Road.

Located on the main road from Taunton to Wiveliscombe, this is a prominent site on the edge of the village.

The site is not located within a prominent location within the village.

1. Poor 3. Good 2. Reasonable

The site is adjacent existing residential development, and therefore future development would be affected by residential amenity issues.

Located adjacent other employment uses and on the edge of the village, this site is reasonably compatible with other surrounding uses.


2. Reasonable 2. Reasonable 2. Reasonable

Wellington, 1.8 Wiveliscombe, 0.5 Wiveliscombe, 0.4


None None None

1. Poor 3. Good 2. Reasonable

4.00 11.00 11.002. Reasonable 1. Poor 1. Poor

Nowers Lane, A38, A Road Taunton Road, B3227, B Road Ford Road, B3188, B Road


9.4, Tiverton Parkway 14, Tiverton Parkway 14, Tiverton Parkway

Yes Yes Yes


Given the location it is surprising to see the units being successfully let and continued investment. The site appears to meet a local need regardless of its rural location. This site could be evidence of strong market demand for space in the rural areas. It appears to be in the same ownership and potentially rented to occupiers.

There has been new development on this site, and there are currently 2 planning permissions which were granted in 2017 for employment development on this site. This would indicate a strong interest for employment land within this area and within Wiveliscombe. Within the existing small storage units there appear to be only 1 vacant unit - all others appear to be occupied.

All the units are well used and fully occupied which appears to meet a local need. This site could be evidence of strong market demand for medium sized units in Wiveliscombe.

There are no vacant units and no land available for extra employment land on this site.

The very large shed is vacant which previously housed Karro Food Group. This building and associated car park is still vacant and there was no signs for marketing on survey.

There appear to be no vacant units currently on the site.

3. Good 3. Good

Yes Yes Yes

It appears that the site may be in single ownership, but rents units to the variety of companies on the site. The site should be retained for employment use.

An existing employment area with 2 recent planning permissions granted for employment, allowing the employment to grow in size. The existing vacant Karro Food Group unit is large and this area should be encouraged for either a new occupier or redevelopment. The Karro building, unbuilt planning permissions and vacant pieces of land within this site have been identified as Opportunity Areas within this report.

The site provides a number of medium sized employers for some bespoke businesses. The site is fully utilised and appear to be in multi-ownership. The site should be retained for employment use.

n/a n/a n/a

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11






16 Score


18 Score











31




34 Comments

FINAL COMMENTS


SITE ASSESSMENTS

113 - R.He 1 & R.He 2 & R.He 3 plus Tarmac site above 116 - T. Ta 8 117 - T. Ta 9


Tarmac site, Henlade, A358, west of Taunton Land off Taunton Railway Station car park, Taunton Tangier, Castle Street, Taunton

Tarmac, the owners of the whole site occupy the northern part of the site. The southern part of the site was identified in the previous ELR (2008) for potential employment allocation totalling approximately 12 hectares. However, the majority of this land is now being used to construct a new road and contractors are currently on site. It is unclear if any of the site will be available for employment use following road construction, but should be

Existing employment site owned by Network Rail, located north of the main railway line and accessed through the train station car park. Flat site with existing poor quality buildings on the western part and overgrown area to the east. The site overall appears underutilised. There are 6 units, of which 4 are occupied, including by a car hire business.

Existing employment site located close to the centre of Taunton, comprising two distinct areas: the northern part is large offices 'Tangier Central'; and the southern part is an area of storage/distribution employment units, which are good quality. There appear to be no vacant units.


General Industrial (B2) Storage and Distribution (B8) Mixed B uses

Outside the built up area Within 400m of a town centre Within the built up area

Current road being built on the southern part of the site. No known relevant planning history. Various employment permissions.

The site is located in a rural location, outside development limits of a sustainable settlement. None None

2. Minor 3. None 3. None

The site is located in a rural location, outside development limits of a sustainable settlement. Potential contamination from existing uses.

Potential contamination from existing uses. The access is via the railway station car park which could impact on the volume of traffic and size of vehicles permitted to access this site, which would require further investigation.

None

2. Minor 3. None 3. None

Located on the A358, but within a rural location. The site is not within a prominent from a road, although it is prominent from the main railway line. Located on a main road leading into Taunton town centre.



The site is adjacent existing residential development, and therefore future development would be affected by residential amenity issues. Although redevelopment of the site could improve the quality of the environment for existing residential

Compatible with surrounding uses.

2. Reasonable 2. Reasonable 3. Good

Holway, 1.9 Priorswood, 0.1 Central Taunton

2. Reasonable 2. Reasonable 3. Good

None, although parts of the site could be contaminated from previous uses. None None

Don't Know 3. Good 3. Good

1.80 2.30 3.203. Good 3. Good 2. Reasonable

A358 A358 A38


4.7, Taunton 0.3, Taunton 0.8, Taunton

Yes Yes Yes


Unknown.A total of 6 employment units and 2 of these are vacant. The poor access has the potential to reduce developer interest to develop the site for employment.

The offices and employment units appear to be fully occupied. This site could be evidence of strong market demand for employment sites in central location within Taunton.

Following construction of the new road, there is potential for the site to accommodate an element of employment.

The site consists of high quality office and employment units, which appears to meet a need for quality accommodation.

2. Reasonable 1. Poor 3. Good

Yes Yes Yes

Following construction of the new road, there is potential for the site to accommodate an element of employment. The site was owned by Tarmac, although ownership may of changed due to the current construction of a new road.

An existing employment site with 4 occupiers and 2 vacant unit, the site appears to be underutilised and existing businesses are situated within low quality buildings. There is potential to redevelopment the site to increase the employment capacity, however the railway station car park access may restrict vehicle flow and capacity to the site. This would require further investigation.

The site appears to be fully occupied, which could be due to the central location and quality of accommodation, for both office and employment units. There is no room on the site for further employment development, however, the site should be retained for employment use.

n/a n/a n/a

Page 7 of 22


1 Site no.



Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History

11






16 Score


18 Score











31




34 Comments

FINAL COMMENTS


SITE ASSESSMENTS

118 - T.Nf 4 & T.Nf 5 & T.Nf 6 120 - W.We 7 121 - W.Ww 1


Courtlands Farm, A358, NW Taunton Land off Milverton Road, Wellington Pleamore Cross, Near Wellington

Existing employment site located outside the Taunton urban edge, to the north west of Taunton off the A358. The comprises self storage container company; printing company in a large employment shed which is good quality; and 30 units of various sizes and quality. The majority of buildings appear to be ex-military style buildings which are well maintained. At the rear of the site is a scaffolding storage area and associated office.

Existing employment areas split into different employment sites, located on Milverton Road, north of Wellington. New housing development being built in the centre of employment area, on Milverton Road. Area to the NE comprises a large distribution shed of good quality and occupied; and medium sized storage units - the majority of which are occupied with 3 units vacant. Another small area of employment to the east of Milverton Road

Existing large employment unit located within the open countryside just south of Pleamore Cross, near Wellington. There is a single occupier, Kingfisher Packaging, situated within a high quality building, associated car park and green field to the south of the site, which appears to be within the same ownership. The site is accessed via a narrow country lane.

2 hectares 6.7 hectares 1.5 hectares

Mixed B uses Mixed B uses Storage and Distribution (B8)

Outside the built up area Outside the built up area Outside the built up area

Various employment permissions. Site adjacent being built out for residential development. No known relevant planning history for the green field part of the site.

None Flood zone 2 and 3. The site is within the countryside, and not within a sustainable settlement identified in the Local Plan.

3. None 2. Minor 2. Minor

None

The site is located on a narrow country lane which could limit the number and size of vehicles permitted to visit the site. Transport and highway constraints would require further investigation, if the factory area was redeveloped.

The site is located on a narrow country lane which could limit the number and size of vehicles permitted to visit the site. Transport and highway constraints would require further investigation, if the green field was identified for development in the future.

3. None 2. Minor 2. Minor

The site is prominent from the A358, although located in a rural area.

The site is located on the road leading out of Wellington, which provides a reasonable prominent position, although it is a narrow road.

The site is not within a prominent location and is located within the open countryside on a country lane.

2. Reasonable 2. Reasonable 1. PoorThe site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside.

The site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside. The site is adjacent existing residential


2. Reasonable 1. Poor 1. Poor

Bishop's Hull, 2.5 Wellington, 1.5 Wellington, 2.6

2. Reasonable 2. Reasonable

None

Cost associated with redeveloping the existing factory, which has potential contamination issues, for employment uses, compared with developing clean sites. There are also existing businesses adjacent the entrance to the site that would need to be considered.

None

3. Good 2. Reasonable 3. Good

5.70 3.90 4.502. Reasonable 2. Reasonable

A358 B3187, Milverton Road A38

3. Good 1. Poor

2.8, Taunton 10,Taunton 8.8,Tiverton Parkway

Yes Yes Yes


Courtlands Industrial Estate has 30 units, of which 9 units are vacant. The existing units appear to be historic low sheds which may not be fit for purpose, which may explain the low occupancy rate.

There are 3 vacant units on the existing employment site.

The site was identified in the Council's previous Employment Land Review and Economy Topic Paper (site ref WWw1). The Economy Topic Paper suggested the site was available in the short term, however there has been no planning application submitted to the Council since the report was published in 2008.

Adjacent land, which has previously been identified for employment, has recently gained planning permission for residential and was currently being built as of Nov 2017. Therefore suggesting this location is not attractive to buinesses.

The site is suitable for employment, subject to other Local Plan policies, to support growth for the existing business.

1. Poor 1. Poor 3. Good

Yes No Yes

The location of the site would appear to be attractive to employment occupiers. However, the type of units on site may not be suitable for many businesses, which may explain the low occupancy rates. The site has the potential to be redeveloped for more suitable units, although the existing units appear to have been recently maintained.

The current employment space should be retained for employment. Parts of the site could benefits from investment. However, it is likely that this location is not attractive for new businesses moving in, as it is accessed via a narrow lane leading out of Wellington and adjacent a sewerage works.

This existing business is situated within a high quality building which has had recent investment. The site includes a green field area which appears to be within the same ownership. This are could support growth for the existing business if required. The existing built employment area should be retained for employment use.

n/a n/a n/a

Page 8 of 22

TAUNTON DEANE OPPORTUNITY SITES

Site name Opportunity Employ-ment type

Development type

Net floor-space gain

(sq m)

Blackbrook Business

Park

Small area of existing business office park. (Site T.Ta1 in the 2008

ELR).Office New build 3,500

Monkfield

Heathfield

Core Strategy Policy SS1: Urban extension around Monkton

Heathfield, NE Taunton. Opportunity for B1, B2, B8. Includes

T.Mh1 from 2008 ELR.

Office New build 1,000

Remainder

Westpark estate

Remaining land within existing employment site, being promoted

for employment uses.Office New build 6.2 ha

Total 4,500


Development type

Net area gain (Ha)

Monkfield

Heathfield

Core Strategy Policy SS1: Urban extension around Monkton

Heathfield, NE Taunton. Opportunity for B1, B2, B8. Includes

T.Mh1 from 2008 ELR.

B1(c), B2, B8 New build 22.50

Comeytrowe / TrullSADMP Policy TAU1: Urban extension SE Taunton. Opportunity for

B1, B2, B8. B1(b & c), B2, B8 New build 5.00

StaplegroveSADMP Policy TAU2: Urban extension SE Taunton. Opportunity for

B1, B2, B8. B1(b & c), B2, B8 New build 2.00

Priorswood /

Nerrols

Core Strategy Policy SS2: Urban extension North Taunton.

Opportunity for B1, B8. B1(b & c), B8 New build 1.00

Silk MillsSADMP Policy TAU6: Allocation Taunton. Planning permission

granted for B1b & c, B8 in 2016 - unbuilt as at Nov 2017. B1(b & c), B8 New build 5.57

East of Crown

Industrial EstateSADMP Policy TAU10: Allocation Taunton. B1b & c, B8. B1(b & c), B8 New build 5.50

Remainder Norton

Fitzwarren alloc.

SADMP Policy TAU8: Urban extension SE Taunton. Remainder of

site. Planning permission (25/12/0032) granted 2012 but unbuilt

as of Nov 2017.

B1(b & c), B2, B8 New build 2.78

Old market, Priory

Bridge Rd, Taunton

Large, flat site located close to the town centre and station.

Allocated for Employment/mixed use on the Local Plan proposal

map.

Employment /

mixed useNew build 4.00

Sandy Moor,

Wiveliscombe

Greenfield land. SE part: planning permission granted for B1, B2, B8

- not built. N part: planning permission granted for B1 & B2 - not

built as at Nov 2017. Plus car park of food factory.

B1(b & c), B8 New build 2.27

South of Taunton

Rd, Wiveliscombe

SADMP Policy MAJ3: Employment allocation. Planning permission

granted for B1, B2, B8 - not built as at Nov 2017. B1, B2, B8 New build 4.56

Dene Farm, Bishops

Lydeard

Planning permission (06/16/0003) granted for change of use from

Agri to B1, B2, B8. Not implemented as at Nov 2017.B1, B2, B8 New build 1.05

Remainder

Westpark estate,

Wellington

Remaining land within existing employment site, being promoted

for employment uses. Planning permission (43/13/0133) granted

for B1c, B8, B2. Not built as at Nov 2017.

B1, B2, B8 New build 6.17

Total - industrial / storage & distribution (Hectares) 62.4

WEST SOMERSET EMPLOYMENT SITES

1 Site no. 3 42 Local authority area West Somerset District Council West Somerset District Council

3 Site name & address Workshops north of Quirke Street, Minehead, TA24 5TZ Workshops south of Quirke Street, Minehead, TA24 5TZ

Basic Information


5 Site description

This is an urban brownfield site, located in the urban area of Minehead, close to the town centre. The Quirke Street part of the site is set within a terrace of small residential dwellings which front the road. The site consists of a motor garage and associated yard, a few small retail units and a couple of residential properties. There is no off street parking to serve the Quirke Street side of the site, apart from within the motor garage. The Bampton Road side has a large car parking area set within an area of residential and commentcial properties.

This is an urban brownfield site, located in the urban area of Minehead, close to the town centre. The site comprises garages and workshops fronting the small residential street. It is a confined space, with terraced housing either side and opposite the site. Access and parking on Quirke Street are constrained.

6 Site area (ha) 0.37 hectares 0.12 hectares

7 Current use Other Other

8 Site's sequential location Within 400m of a town centre Within 400m of a town centre


9 Planning History No significant past or emerging applications. Most of the units still extant but one closest to Friday Street has had planning permission for conversion to residential and this has been implemented.

10Detail any planning policy relevant to site (inc. Green belt, conservation, heritage, i.e. potential constraint on expansion)

Within Conservation area, part of the site is within an Area of High Archeological Potential. The site is within the revised boundary for the secondary retail area and thus the scope for uses is limited in accordance to policy EC12 of the Local Plan.

Within Conservation area. The site is within the revised boundary for the secondary retail area and thus the scope for uses is limited in accordance to policy EC12 of the Local Plan.

11 Overall constraints? 1. Major 1. Major

12 Detail any constraints(s) to delivery of whole or part of site? (inc. physical and policy)

The site is within a Conservation Area and effected by potential archeology which could restrict employment development (see policies; NH2,NH3,NH4). Limited parking on the Quirke Street side and narrow street, which would restrict some types of employment development. The site is within the defined secondary retail area and thus there is limits on potential development uses in line with policy EC12.

The site is within a Conservation Area which could restrict employment development (see policy NH2). Limited parking on the Quirke Street side and narrow street, which would restrict some types of employment development. The site is within the defined secondary retail area and thus there is limits on potential development uses in line with policy EC12.

13 Conclusion: Is the site policy/impact constrained? 1. Major 1. MajorAttractiveness to occupiersExternal environment


The site appears to be 100% occupied and used. The site does not appear to be being marketed at present. The ownership of the site is unknown, and there are at least two occupiers. Although the site is located close to the town centre and within the secondary retail area, the site is tucked away in a mainly residential area, where the dwellings front onto the road.

There appears to be vacant building(s) on part of the site. The ownership of the site is unknown. Although the site is located close to the town centre and within the secondary retail area, the site is tucked away in a mainly residential area, where the dwellings front onto the road.

15 Score 1. Poor 1. Poor

16 Compatibility with surrounding usesThe garage part of the site is unattractive at present and appears at odds with the retail and residential setting, with limited on street parking. Future development of the site could have significant impacts on the surrounding residential properties.

The garage part of the site is unattractive at present and appears at odds with the residential setting, with limited on street parking. Future development of the site could have significant impacts on the surrounding residential properties.

17 Score 1. Poor 1. Poor

18 Access to amenities (nearest centre) and distance (kms) Minehead, 0.39 Minehead, 0.26

19 Score 1. Poor 1. PoorInternal environment

20 Any problems with shape, gradient, boundary etc? The site is fully developed within a tight urban site, surrounded by residential properties and narrow historic streets.

The site is fully developed within a tight urban site, surrounded by residential properties and narrow historic streets.

21 Score 1. Poor 1. PoorStrategic accessibility (road)

22 Proximity to Mway Junction 32.7 33.023 Score 1. Poor 1. PoorLocal access by road

24 Access to site/strategic road network Hopcott Road, A39, A Road Hopcott Road, A39, A Road25 Score 2. Reasonable 2. ReasonablePublic transport access

26 Distance to Railway Station (km) 33, Tiverton Parkway 33, Tiverton Parkway27 Bus Stops within 400m Yes Yes28 Score 2. Reasonable 2. ReasonableMarket signals

29 Evidence of developer - occupier interest? There are currently no vacant units within this site, and there are at least 2 occupiers. There is a building(s) on site which appear to be vacant, although very small units.

30Other market intelligence e.g. market history, competing supply nearby, occupiers known to be moving in/out.

31 Score 2. Reasonable 2. ReasonableOverall review32 Is the site attractive to employment occupiers? No No

33 Comments

This site was identified as an employment site in the previous ELR. However, although the site has a motor garage and workshops, the remaining uses are non-employment occupiers. Therefore the employment element of the site is below the recommended threshold of 0.4 hectares. Due to the new retail policy, surrounding uses, lack of parking and narrow streets and historic environment, it is recommended this site is removed from the ELR. The existing motor garages can be protected by Local Plan employment protection policies.

If the motor garage was to come forward for redevelopment then it may not be practical to secure new employment uses on the site, due to the site being within a residential areas and poor access and parking in this location. However, if the motor vehicle company to move, there would need to be another site available.

This site was identified as an employment site in the previous ELR. However, although the site has a motor garage and workshops, the remaining uses are non-employment occupiers. Therefore the employment element of the site is below the recommended threshold of 0.4 hectares. Due to the new retail policy, surrounding uses, lack of parking and narrow streets and historic environment, it is recommended this site is removed from the ELR. The existing motor garages can be protected by Local Plan employment protection policies.


FINAL COMMENTS

34 Is the site suitable for the assessed use? n/a n/a

SITE ASSESSMENTS

Page 10 of 22


1 Site no.2 Local authority area


Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score




21 ScoreStrategic accessibility (road)

22 Proximity to Mway Junction23 ScoreLocal access by road

24 Access to site/strategic road network25 ScorePublic transport access

26 Distance to Railway Station (km)27 Bus Stops within 400m28 ScoreMarket signals



31 ScoreOverall review32 Is the site attractive to employment occupiers?

33 Comments

FINAL COMMENTS


SITE ASSESSMENTS5 7West Somerset District Council West Somerset District Council

Former Telephone Exchange, Parkhouse Road, Minehead Metropole Garage, North Road, Minehead, TA24 5QW

This is a former telephone exchange building, in an urban brownfield site on a residential road close to the town centre. The site comprises one long building over two storeys fronting the road, with car parking at the rear. BT still retains a residual presence in part of the building. The remainder of site is currently used as a garage workshop.

Metropole Garage is an urban brownfield site within the town centre. The garage is situated within a historic building which fronts North Road. The sites consists of a motor garage. Within the previous ELR the site included St John Ambulance Hall and social club. As these are not employment uses, these two community facilities have been excluded within this ELR assessment of the site.

0.3 hectares 0.37 hectares

Other Other

Within 400m of a town centre In a town centre

Planning permission for garage workshop. Planning permission has been granted in past for leisure (Gym club) activity on the site. No relevant planning history

A very small part of the northern part of the site, and the watercourse which lies on the southern boundary of the site, lies within flood zone 2 and 3.

A large part of the site is within is within flood zones 2 and 3. The site is within a Conservation Area which may limit the scope for adaption and change of the existing developement in line with policy NH2 of the Local Plan.

2. Minor 2. Minor

There are no major constraints on the site. There are a number of mature trees on the boundary of the site which may be protected by Tree Preservation Orders. A water course runs near to the site and the northern boundary of the site lies partially in flood zone 2.

A large part of the site is within is within flood zones 2 and 3. However, most employment uses are deemed 'less vulnerable uses' and thus are still appropiate. The site is within a Conservation Area which may limit the scope for adaption and change of the existing developement in line with policy NH2 of the Local Plan. This is a small tight site which is located within the town centre and parking is limited in this area.

3. None 1. Major

The site is fully used and 100% occupied. The site is located on the edge of the town centre but not located particularly within a prominent location within Minehead. Located in the town centre with a road frontage.

2. Reasonable 3. Good

The site is surrounded by residential development on all sides, and therefore future development would be affected by residential amenity issues.

The site has a variety of residential and retail neighbours, including small terraced houses and flats above shops. To the immediate north of the site are Blenheim Gardens and community use buildings. Any potential future development would be affected by residential amenity issues.

2. Reasonable 1. Poor

Minehead, 0.47 Minehead, 0.20


This is a flat brownfield site comprising an existing employment use, although its northern and southern boundaries are within flood zones 2 and 3. This is a tight, small site located within a town centre location.

3. Good 1. Poor

33.0 33.01. Poor 1. Poor

Hopcott Road, A39, A Road Hopcott Road, A39, A Road2. Reasonable 2. Reasonable

33, Tiverton Parkway 33, TauntonYes Yes2. Reasonable 2. Reasonable

The site is fully occupied by BT and a motor garage. The site is fully occupied by a motor garage.


Yes No

The site is fully occupied by BT and the garage, and appears not to be actively marketed at the moment. The existing site can be protected by Local Plan employment protection policies.

This site was identified as an employment site in the previous ELR. However, although the site has a motor garage and workshops, the remaining uses are non-employment occupiers. Therefore the employment element of the site is below the recommended threshold of 0.4 hectares. Due to the new retail policy, surrounding uses, lack of parking and narrow streets and historic environment, it is recommended this site is removed from the ELR. The existing motor garage can be protected by Local Plan employment protection policies.


n/a n/a

Page 11 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



West Somerset Motors, Alcombe Road, Minehead, TA24 6BD Former SWEB Depot, Marshfield Road, Alcombe, Minehead, TA24 6AG

This is an existing motor garage on a small site within a tight urban area, within a mainly residential area.

This is an urban brownfield site and comprises a former SWEB depot which appears to still have a functioning sub station at the rear of the disused yard and redundant building. The site is located within a residential area within relatively narrow residential roads with small terraced housing and on-street parking on one side.


Other Other

Within the built up area Within the built up area

No relevant planning history No relevant planning history

No significant constraints No significant constraints

3. None 3. None

This is a tight site located within the urban area, within a mainly residential area. Adjacent residential properties, limited parking on and narrow street, which would restrict some types of employment development.

2. Minor 2. Minor

Located within the urban area, on a main road in Alcombe. Located on a residential street, it is not within a prominent location.


The site is adjacent existing residential development on all sides, and therefore future development would be affected by residential amenity issues.





This is a tight, small site located within an urban location. Existing sub station on site which could prevent employment on this site.

1. Poor 2. Reasonable

32.0 32.01. Poor 1. Poor

Alcombe Road, A39, A Road Alcombe Road, A39, A Road2. Reasonable 2. Reasonable

32, Taunton 32, TauntonYes Yes2. Reasonable 2. Reasonable

The site is fully occupied by a motor garage.There is no sign that the site is being actively marketed at present, which is the same situation as identified in the previous ELR (2009). It appears to be in the ownership and occupation of SWEB.


No Yes

This site was identified as an employment site in the previous ELR. However, although the site is a motor garage and workshops, the site is below the recommended threshold of 0.4 hectares. Therefore it is recommended this site is removed from the ELR. The existing motor garage can be protected by Local Plan employment protection policies.


This site was identified as an employment site in the previous ELR. However, although the site is below the recommended threshold of 0.4 hectares. Therefore, it is recommended this site is removed from the ELR.

n/a n/a

Page 12 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Business Units, Cats Lane, off Vennland Road, Minehead, TA24 5DX Minehead Enterprise Park, Mart Road, Stephenson Road, Hawkesworth Road, Minehead

This is a small site within the urban area of Minehead, sandwiched between a large employment area and residential streets. It is located ajdacent and at the end of residential areas, with its access via the residential streets. Although CatsLane which serves the site is narrow and poorly surfaced. The buildings are good quality and well maintained.

This is a large area of industrial and commerical properties all in employment use. There appears to be no vacant units across the site, although there is a small area of unused land to the south east of the site, which does not currently have direct access onto the highway. The site is located close to the town centre and is surrounded by a mix of uses, including residential, retail and supermarkets.


Other Mixed B uses

Within 400m of a town centre Within 400m of a town centre

No relevant planning history Employment land planning history

The area is in flood zone 3, but protected by flood defences. The small vacant site unused and existing woodyard is adopted Employment Allocation EC2 'Manor Employment Site' - Local Plan 2016 - this is covered as an Opportunity Site within this report. Flood zone 3.

2. Minor 2. Minor

Adjacent residential properties, limited parking on and narrow street, which would restrict some types of employment development. The site is within flood zone 3.

2. Minor 2. Minor

Located off a residential area, it is not within a prominent location. This is a large site which is prominent from a number of roads close to the town centre of Minehead.

1. Poor 3. Good


Generally good compatibility with existing surrounding uses, although the site is adjacent existing residential development to the west, and therefore future development would be affected by residential amenity issues.



1. Poor 3. Good

Poor access and small size of site would restrict the types of employment if the site was redeveloped. No known physical constraints within the site.

1. Poor 3. Good

32.0 32.01. Poor 1. Poor

Hopcott Road, A39, A Road A39, A Road2. Reasonable 2. Reasonable

32, Taunton 32, TauntonYes Yes1. Poor 2. Reasonable

There is no sign that the site is being actively marketed at present, which is the same situation as identified in the previous ELP (2009). The ownership is unknown but the site appears to be occupied by a single occupier.

In the last ELR (2009) parts of the site were being marketed for new users. There now apprears to be no vacant units across the site. This suggests the high level of need for employment sites in Minehead, which attracts national brands. There appear to be a number of owners and occupiers across this large site.


Yes Yes

This site was identified as an employment site in the previous ELR. However, although the site is below the recommended threshold of 0.4 hectares. Therefore, it is recommended this site is removed from the ELR.

This existing employment site and the existing units are all occupied. The ownersip of the site is unclear, but there are multiple occupiers. As the site is fully occupied, this site should be protected for its existing use. The site is suitable for B2 and B8 light industrial. Given units are fully occupied priority should be to protect the space on offer and if redeveloped seek similar employment space.

n/a n/a

Page 13 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



The Vennland Centre, Vennland Way/Mart Road, Minehead, TA24 5DA Land off Brendon Road, Watchet

This is a brownfield urban site located on an industrial estate in Minehead, but access is slightly restrictive by going through a residential area. The site is flat and occupied by large sheds and car parks. The southern part of the building is used by a dance company and the northern part by a discount furniture warehouse company. The buildings are in poor quality and it is unclear if the southern part of the site is still used for dance company purposes, as it appears to be very redown and poor quality.

This site is close to the town centre off Watchet, set on a steep slope and bounded by the B3190 to the south and the access road into the closed down paper mill to the north. The site comprises part field and part ex storage for the paper mill. There are a number of residential properties located opposite on the B3190.


Mixed B uses Storage and Distribution (B8)


Various employment planning permissions. No known relevant planning history.

Flood zone 3. Not allocated and no policy constraints. Flood zone 1.

2. Minor 3. None

Access is via residential roads, which could restrict some employment uses if the site was redeveloped. The site is within flood zone 3.

The majority of the site is too steep for employment development. If the site was redeveloped for employment then it would need to be accessed through the ex paper mill site.

2. Minor 1. Major

The site is located at the rear of residential properties and therefore not in a prominent location. The site is located in a prominent position on the B3190, between Watchet and Minehead.

1. Poor 3. Good

The site is adjacent and access through existing residential development, and therefore future development would be affected by residential amenity issues. However, there is potential for access to be gained on the western side of the site.

Reasonbly compatible with neighbouring uses. Residential properties opposite the B3190, and any development would required consideration of residential amenity issues.


Minehead, 0.28 Watchet, 0.43


There are no other known physical constraints on the site.The majority of the site which would restrict employment development in this location. Part of the site has previously been used for storage, when the paper mill was open. This element of the site could be contaminated.

3. Good 1. Poor

32.0 25.001. Poor 1. Poor

Hopcott Road, A39, A Road B31912. Reasonable 1. Poor

32, Taunton 24, TauntonYes Yes1. Poor 2. Reasonable

There is no sign of the site being marketed for employment uses, and it is unclear if the southern part of the building is used (or not). The ownership is unknown.

The last ELR confirmed that the site was owned and occupied by St Regis Paper. However, the paper mill has since closed and the paper mill site has been marketed. It is assumed this site is part of that marketing.

The paper mill closed down in 2015.


Yes Yes

This is a low quality employment building and associated car park, which has a current occupier. The site should be retained for employment use and further employment uses is suitable on this site, if the dance studio element of the site is vacant, which still needs to be confirmed.

This is a large employment site which had a single occuper which closed down in 2015.

n/a n/a

Page 14 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



St Regis Paper Co Ltd, Wansborough Mill, off Brendon Road, Watchet, TA23 0AY Business Units, South Road/Wedlakes, Watchet, TA23 0JL

This is a large employment site which did have a single occupier, St Regis Paper, which closed down in 2015. It is located on the western edge of Watchet and accessed via a wide access road off the B3190. The site is mainly flat with numerous buildings and car parking. There are also undeveloped green elements of the site.

Small site with a number of small employment units which are 100% occupied and in use. Located within a residential area close to the town centre, it comprises 8 good quality small business units and associated car parking, which all seems fit for purpose. Access is good to the site, although through a residential area.


Mixed B uses Mixed B uses


No known relevant planning history. Relevant employment uses. Current retail planning application on one of the units.

Flood zone 2. Small southern part of site County Wildlife Site (Policy NH6) Local Plan 2016. Flood zone 1.

1. Major 3. None

The last ELR (2009) reported that there was a covered reservior and electricity sub station on site. Land contamination issues. Flooding issues on part of the site. No known relevant physical constraints.

1. Major 3. None

The site is in a prominent location on the B3190, on the road between Watchet and Minehead.

The site is located within a residential area which is not prominent from a main road leading into the town.

3. Good 2. Reasonable

Due to the previous occupier, any redevelopment for employment uses in this location is likely to be compatible with surrounding uses.

The buildings are good quality and therefore compatiable with existing residential dwellings surrounding the site.

3. Good 3. Good

Watchet, 0.76 Watchet, 0.3

3. Good 3. Good

The previous use suggests there should be no problems with the internal environment within the site. There appears to be no internal environment problems with the site, which is flat.

3. Good 3. Good

25.00 25.001. Poor 1. Poor

B3191 B31911. Poor 2. Reasonable


The site is vacant and being actively promoted for redevelopment.

All the units are well used and fully occupied which appears to meet a local need. This site could be evidence of strong market demand for small units. There is one unit which is applying for retail planning permission, to accompany the existing fruit and veg box scheme, which indicate a need for flexible, mixed employment use sites in future.


Yes Yes

A vacant large paper factory located on the edge of Watchet, suitable for employment use, though potential contamination and demolition issues relating to previous use, which could impact on viability.

It appears that the site may be in single ownership, but rents units to the variety of companies on site. The site should be retained for employment use.

3. Immediately Available n/a

Page 15 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Workshops south of Long Street, Williton, TA4 4QU West Somerset Free Press, 5 Long Street, Williton, TA4 4QH

An urban brownfield site in the town centre of Williton. The site comprises a small area of industrial units, all of which appear to be occupied. The site is accessed from the A39, although access onto the site is tight and is located adjacent existing residential properties. The units are brick built with corrugated roofs and of low quality, although appear well maintained. In the previous ELR the site included areas of grassed areas and a residential property and garden to the south of the site. These areas are not existing employment areas and for the purposes of this study been removed from the assessment.

This is an urban brownfield site within the centre of Williton, which comprises offices and ex newspaper works in a two storey brick building fronting onto Long Street and North Street. There is no vehiclar access or car parking to the site. Neighbouring uses include retail and residential properties.


General Industrial (B2) Other

Within 400m of a town centre In a town centre

No known relevant planning history. No known relevant planning history.

Flood zone 2 and 3. The majority of the site (southern part) is allocated within the Retail Area for Williton (SH/3) WSDLP. Flood zone 1.

2. Minor 3. None

A large part of the site is within is within flood zones 2 and 3. However, most employment uses are deemed 'less vulnerable uses' and thus are still appropiate. Limited access makes the site only suitable for smaller goods vehicles.

This is an existing historic building on a small, tight urban site with no car parking or vehicular access.

2. Minor 1. Major

The site is located within the urban area of Williton and accessed onto the A39. The site entrance is prominent from the main road leading to the centre of Williton. The site is located within the centre of Williton and therefore is prominent within the village.

2. Reasonable 3. GoodThe site is surrounded by residential development on all sides, and therefore future development would be affected by residential amenity issues. The site is long established and any redevelopment has potential to improve the compatibility with residential surroundings.

The site is adjacent existing residential development on all sides, and therefore future development

would be affected by residential amenity issues.


Williton, 0.4 Williton, 0.1


Circulation space on site is not good with limited parking for vehicles being worked on or for visitors. The site has a narrow access onto the main A39.

This is an existing historic building on a small, tight urban site with no car parking or vehicular access.


23.00 23.001. Poor 1. Poor

A39 A392. Reasonable 1. Poor

Taunton, 21 22.0Yes Yes2. Reasonable 2. Reasonable

The site appears to be fully occupied. In the previous ELR it was recorded that there were 7 unoccupied units. The ownersip of the site is unclear, but there are multiple occupiers. None known.

The site consists of low quality buildings, which appears to meet a need for value rents, providing accommodation for mainly SME/Motor/Engineering companies.

3. Good 1. Poor

Yes No

This existing employment site and the existing units are all occupied. The ownership of the site is unclear, but there are multiple occupiers. As the site is fully occupied, this site should be protected for its existing use. The site is suitable for B1c light industrial and offices (should there be evidence of local demand). Given units are fully occupied priority should be to protect the value space on offer and if redeveloped seek similar, value, light industrial space.

Office buildings for the newspaper still in use, and the buildings to the rear are unlikely to be redeveloped for employment uses.

n/a n/a

Page 16 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Land at Roughmoor, Williton Industrial Estate, Williton Upcott Farm, Bicknoller, Nr Williton, TA4 4EY

This is an existing brownfield employment site on the eastern edge of Williton, which is flat and has good access. There is an undeveloped part of the site to the north west which appears to be in residential use and mainly grazing land and stables. The remainder of the site has a mix of employment uses, plus retail and SG. The age, quality and size of units is mixed across the site which indicates multiple ownership. The units appear to be fit for purpose, however, the environment is generally poor and there is room for investment.

Existing employment area within a very rural area, located on a narrow country lane. Site includes a residential property to the north of the site. Comprises one large building which is split into smaller units, comprising more rural businesses such as blacksmith, woodworkers etc.


Mixed B uses General Industrial (B2)

Within the built up area Outside the built up area

Various employment permissions on the site, including recent permission for extension to existing factory (2016).

Planning permission (3/01/15/008) for 6 industrial units on car park opposite the site, granted Sept 2015, but unbuilt as at Nov 2017. This element of the site is identified as an Opportunity Site.

The site is not allocated in the Local Plan 2016. Flood zone 2. Site is located within the open countryside and not within a sustainable settlement. Flood zone 1.

2. Minor 2. Minor

There is no known relevant physical constraints. There is no known relevant physical constraints.

3. None 2. Minor

The site is slightly removed from the main road leading into Williton. The site is not in a prominent location - on a rural lane in the countryside.


This is a well established employment site which is well screened from adjacent existing residential properties.



Williton, 0.9 Williton, 4.5

3. Good 1. Poor

There appears to be no internal environment problems with the site, which is flat and has good access. None

3. Good 3. Good

23.00 19.001. Poor 1. Poor

A39 A3583. Good 2. Reasonable

21, Taunton 17.0Yes No3. Good 1. Poor

There appears to be 2 vacant units within the employment estate, although 1 of the business' moved from within the employment estate to a larger unit. This suggests the location is suited for existing businesses or occupiers staying because there is maybe a lack of sites available. It is unclear if the site is in single ownership or multiple ownership. From an employment perspective, PBA would encourage additional investment on this site.

All units appear to be occupied and suit the type of rural/traditional business that are located here.

3. Good 3. Good

Yes Yes

It appears that the site may be in single ownership, but rents units to the variety of companies on the site. The site should be retained for employment use. The employment estate would benefit from investment.

A collection of more rural/traditional businesses in a large shed, and located within the countryside. This location is probably attractive to this type of artistic businesses. It is fully occupied which could indicate a need for this type of low value rents. The site should be retained for employment use.

n/a n/a

Page 17 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Land to rear of ex-Brushford Garage, Brushford, TA22 9AQ Ashfield Farm, Nr Crowcombe

This is a small site located within Brushford. A former garage which is no longer in use, but there are a number of small businesses operating from existing building(s).

Site includes 2 small employment sheds; agricultural buildings; and a residential property - all accessed off a narrow country lane, located in the countryside.


Mixed B uses Storage and Distribution (B8)

Outside the built up area Outside the built up area

No known relevant planning history. No known relevant planning history.

Previous garage will potentially have contamination issues if redeveloped for employment. The site is located within the open countryside and outside the development limits of sustainable settlements. Flood zone 1.

2. Minor 2. Minor

Previous garage will potentially have contamination issues if redeveloped for employment. There are no other known constraints to delivery for this site.

2. Minor 2. Minor

Located in a village in West Somerset which is not a prominent position. The site is not in a prominent location.

1. Poor 1. Poor

Reasonable compatible with surrounding uses.The site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside.


Dulverton, 2.5 Bishop's Lydeard, 6.9

1. Poor 1. Poor

None None

3. Good 3. Good

17.00 16.001. Poor 1. Poor

B3222 A3582. Reasonable 2. Reasonable

17, Tiverton Parkway 13, TauntonYes Yes2. Reasonable 2. Reasonable

None The site appears to be fully occupied and is not being marketed. It appears to be in single ownership.

Redevelopment of the garage element of the site for employment uses could present contamination issues which may limit the viability of the site. The site is fully occupied and not being marketed at present.

1. Poor 3. Good

No No

Part of the site has small units used by existing business, which should be retained for employment use. The remaining part of the site is the old garage which is no longer in use, which is suitable for employment but potentially has contamination issues. This is a very small site although could contribute to the rural economy.

Located in the countryside this is a small number of units providing for a couple of businesses, which could be linked to the adjacent residential property.

n/a n/a

Page 18 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



KMS Yard, former railway sidings, Dunster Station, Dunster Marsh, TA24 6PJ Loxholes Saw Mill, Dunster Marsh, TA24 6NY

A small brownfield site located in the open countryside close to the village of Dunster. It is located adjacent a steam railway line and accessed from a lane which leads to the A39.

The site is located within a rural location, on the main A39 road between Watchet and Minehead, opposite the entrance to Dunster Castle. No longer in use as sawmill, it comprises a mix of uses, including what appears to be 3 residential units (1 of which is a caravan), a small County Stores, vehicle repair company and an outdoor area which appears to be used as cafe seating for the summer. Some of the buildings have benefitted from some investment, with recladding work looking recently completed.


Mixed B uses Light Industrial (B1c)


No known relevant planning history.3/05/15/005 - Lawful Use for B1 motor vehicle repairs, limited sales, storage caravans, boats, trailers etc (B8).Various previous permissions relevant to ex sawmill business (B2 and retail sales).

The site is located within the open countryside and outside the development limits of sustainable settlements. Flood zone 1.

The site is located within the open countryside. Small part of eastern part of site within flood zone 2.

2. Minor 2. Minor

There are no other known constraints to delivery for this site.There are no known physical constraints on this site. Previous and existing employment uses may present contamination issues if the site was ever redeveloped for alternative employment uses, which may require mitigation measure put in place.

1. Major 2. Minor

The site is not in a prominent location. The site is in a prominent rural location, located on a main A road between Minehead and Watchet.






1. Poor 1. Poor

None None

3. Good 3. Good

30.00 29.001. Poor 1. Poor

A39 A393. Good 3. Good


The site appears to be fully occupied and is not being marketed. It appears to be in single ownership / occupation.

The site appears to be fully occupied and is not being marketed. It appears to be in single ownership / occupation.

3. Good 3. Good

Yes Yes

This is an existing employment site which appears to be fully utilised and in a single ownership. The site is not being marketed at present. The site should be retained for employment use and further employment uses is suitable on this site.

This is an existing employment site which appears to be fully utilised and in a single ownership. The site is not being marketed at present. The site is most appropriate for employment uses (B1, B2, B8) given its location on the A39 and relatively close proximity to Minehead. The site should be retained for employment use and further employment uses is suitable on this site.

n/a n/a

Page 19 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Former Tannery, Linton, Old Cleeve, Nr Washford, TA24 6HT Smithyard, Kentisford Lane,Washford Hill, Nr Washford Cross, Watchet, TA23 0QB

A rural brownfield site approximately 1 km from the village of Washford, with poor access via a narrow, step single track lane. The site comprises large employment buildings called 'The Works', which contains a mix of companies within separate units and it appears there has been some recent investment. The previous ELR included 2 residential properties and associated gardens to the north of the site, which potentially could be in the same ownership as they are accessed through the employment site. However, as non-employment land these properties and gardens have been excluded from this assessment.

A brownfield site located within the open countryside located to the south west of Watchet on the B3190. The previous ELR (2009) included a greenfield element of the site which has been removed in this revision of the ELR. The site includes a builders merchant to the south of the site. The northern part ofo the site is an ex lorry park and comrpsies a flat hard surfaced area which is currently fenced off. The site is poorly maintined and under used.


Storage and Distribution (B8) Other


3/26/17/014 - erection of 10 no. single storey storage units and relation of car parking - awaiting decision. The application is from Brook Food Processing, who are based at Roughmoore Estate, in Williton. This proposal has been identified as an Opportunity Site in this report.

Various employment related planning permissions.

The site is located within the open countryside. Flood zone 1.The site is located within the open countryside and outside the development boundaries and sustainable settlements. Any development may have an impact on landscape character. Flood zone 1.

2. Minor 2. Minor

Contaminated land issues from former uses. The access road is narrow and step and not accessed directly onto a main truck road.

There is potential for contamination on the site from the previous use, therefore any development may need mitigation measures put in place.

2. Minor 2. Minor

Situated within a rural location at the end of a country lane, the site is not prominent. A prominent rural location on the B3190, the road between Watchet and Minehead.



The site is located within a rural location and surrounding uses include agricultural land. Any development in this location could potentially have further impact on landscape character and the countryside. Flood zone 1.


Watchet, 3.9 1.6, Watchet


No problems as the site is levelled and already developed for employment uses. No problems as the site is levelled and already developed for employment uses.


25.00 24.001. Poor 1. Poor

Narrow, steep access road, as previously stated. B31901. Poor 2. Reasonable

25.0 23, TauntonNo Yes1. Poor 2. Reasonable

There is a current planning planning application for a further 10 units on this site. It also appears that there has been investment in improving the existing units recently. This suggests the owners is interested in promoting the site for the existing and future employment units. Given the location it is surprising to see the units being successfully let and continued investment. The site appears to meet a local need regardless of its constraints. This site could be evidence of strong market demand for cost efficient space in the rural areas. In these areas occupiers are willing to compromise on access and lack of prominance maybe because of lack of sites available. From an employment perspective, PBA would encourage additional investment on this site.

There is an existing business on site and the remainder of the site is unused. West Somerset Council owns the site and the unused part of the site is not being marketed.

3. Good 3. Good

Yes Yes

An existing employment site which has been recently improved, and a currently planning application for 10 units. This proposal has been identified as an Opportunity Site in this report. It appears that the site may be in single ownership, but rents units to the variety of companies on the site. The site should be retained for employment use and further employment uses is suitable on this site.

Part existing employment site and part unused flat hard surfaced site. The unused element of the site is owned by West Somerset District Council and is suitable for employment development, pending the site meeting other Local Plan policies. This element of land has been identified as an Opportunity Site within this report.

n/a n/a

Page 20 of 22




Basic Information


5 Site description

6 Site area (ha)

7 Current use



9 Planning History






15 Score


17 Score











33 Comments

FINAL COMMENTS



Washford Mill, Abbey Road, Washford, TA23 0PP Minehead Enterprise Centre, Mart Road, Minehead

This is a small site located on the edge of Washford, located just off the A39 between Minehead and Williton. It comprises the old Washford Mill which is a retail outlet for country supplies. Adjacent is an agricultural merchants building situated within a large industrial style metal framed shed. Access is via a narrow lane, which must currently serve large delivery vehicles.

This is an existing office/storage development, located on the edge of a large industrial estate, close to the town centre of Minehead. It is a flat site and the current office space appears not to be used for office, but instead for extra storage and distribution uses.


Other Mixed B uses

Outside the built up area Within 400m of a town centre

Planning permission (3/26/07/015) for 13 residential units and B1 use granted 2008 - now lapsed. Planning permission relevant to existing uses.

Flood zone 1. Located in a small rural village. There is no known relevant planning policy.

2. Minor 3. None

There is potential for contamination on the site from the existing use, therefore any development may need mitigation measures put in place. Flood zone 3.

2. Minor 3. None

The site is not located within a prominent location. Located adjacent the access entrance road to the largest employment estate in Minehead, which provides a prominent location for this site.

1. Poor 3. Good

The site is adjacent existing residential development, and therefore future development would be affected by residential amenity issues. Located adjacent existing employment uses.


Williton, 3 0.2, Minehead

1. Poor 3. Good

There appears to be no internal environment problems with the site. None

3. Good 3. Good

24.00 32.001. Poor 1. Poor

Narrow road, but close to A39 A392. Reasonable 3. Good

23, Taunton 32, TauntonYes Yes2. Reasonable 1. Poor

Existing business on site and the site is in full use at present. The site does not appear to be marketed for employment uses.

Office element is being used for storage and distribution - therefore shows need for distribution/storage uses in Minehead. Potentially shows there is no need for offices in this location or no need for mix of office/distribution.


Yes Yes

The site is part used for retail and part employment as an agricultural merchants company. It has a lapsed planning permission for residential and employment uses, which is suitable for this site.

The site is fully occupied, but the office elements are being used for storage and distribution. This could indicate a lack of affordable storage/distribution within Minehead.

n/a n/a

Page 21 of 22

WEST SOMERSET OPPORTUNITY SITES


Development type

Net floor-space gain

(sq m)

None

Total -


Development type

Net areagain (Ha)

Urban extensions (2

parcels), Williton

Land west of Williton/north of the A39; and land north of

Williton/east off Liddymore Lane. Local Plan allocations Policy

WI2


Minehead

Enterprise Park,

Minehead

The small vacant site unused and existing woodyard is adopted

Employment Allocation EC2 'Manor Employment Site' - Local Plan

2016 - this is covered as an Opportunity Site within this report.


WatchetStrategic Mixed-Use Development Allocation MD2 Local Plan

2016.Non-resi New build 3.00

Upcott Farm,

Bicknoller, Nr

Williton

Unbuilt planning permission, (3/01/15/008) for 6 industrial units

on car park opposite the site, granted Sept 2015.B1, B2, B8 New build 0.15

Former Tannery,

Linton, Old Cleeve,

Nr Washford

3/26/17/014 - erection of 10 no. single storey storage units and

relation of car parking - awaiting decision. B1, B2, B8 New build 0.67

Total - industrial / storage & distribution (Hectares) 8.6


Appendix J Employment sites’ assessment – criteria and scoring


J.1 Sites’ Assessment – criteria and scoring

The sites’ assessment gathers data on a number of criteria that are grouped as follows:

• Basic information

• Constraints

• Attractiveness to occupiers

• Overall review / recommendation.

The assessment considers the Borough’s existing employment sites, and also the existing site allocations and proposal sites that are assessed in a broadly similar way, with one or two additional fields added such as identifying whether the site is previously developed land.

Basic information fields

The following information is provided:

• Identification number, name, location map, address, description of the site, site area, the primary type of employment (the main use class or alternatively mixed B) and the sites sequential location (within a town or district centre, within 400m of a centre, within the built-up area, adjacent to it or beyond).

• For the existing allocations and possible future sites the basic information also includes current use, whether the site is previously developed land, the principle use proposed and information on planning. The planning information identifies designations, planning history and whether the site plays a role in the delivery of other Council policies.

Constraints

For the existing employment sites constraints are restricted to any bad neighbour impact, which considers the potential impact of particular employment uses on neighbouring uses and vice versa. Some employment uses are noisy and/or dirty and would not be suitable next to uses such as residential, school or office. The impact is scored as per the explanation in the criteria scoring sheet.

For the allocations and possible sites this is widened to any physical or policy constraint that may affect availability (which could be immediately, within the plan period or not in the plan period depending on the nature of the constraint (none, minor or major). Physical constraints could include ground conditions, contaminated land/historic landfill site or overhead line buffer. These potential constraints are assessed using the ‘none/ minor/ major’ scoring format.

Attractiveness to occupiers

The assessments address the external environment, the internal environment, accessibility to the strategic road network, local access by road, access to public transport access and market signals.

The assessment scoring range for the first four criteria is – good – reasonable – poor. Relative to each criterion a site that is judged to be very attractive is identified as good, sites of moderate attractiveness are classed as reasonable, and sites we consider to be unattractive to occupiers are rated poor. The assessment of access to public transport is different and the assessment is ‘yes’ or ‘no’ relative to the criteria.


Market signals is considered in terms of vacancy for the existing designated sites using the good – reasonable – poor scoring, and information relating to known occupier/developer interest for the site allocations/possible sites.

Review / Recommendation

A review, based on the information as to whether existing employment sites will continue to be occupied (yes, no or maybe where there is some doubt), whether there are opportunities for (re)development and what constraints this may entail and then an overall recommendation – to retain or release.

For the site allocations and possible sites, the review considers whether the sites are attractive to potential future occupiers and whether the site is suitable for the identified employment use. The prospects of the site being occupied are summarised and on the basis of the assessment a recommendation is drawn. Allocated sites should either be retailed or deallocated, and possible sites either allocated or not allocated.

The table below sets out more detailed explanation of the scoring scales for the criteria where scales are applied.

Scoring scales explanation

Criterion Scoring scale Explanation

Bad neighbour impact Major, minor none

Major: residential units/school/hospital immediately adjacent and where mitigation would be difficult/very costly. Minor: residential/school/hospital close by, but not immediate, and where any issues are likely to managed through mitigation. None: no sensitive receptors near the site.

Prominence / compatibility of surrounding uses / amenities

Good, reasonable or poor

Good: well located for local amenities (in/edge of town location, <0.5kms), good visibility for business occupiers, similar uses nearby or location large enough to have critical mass to standalone Reasonable: local amenities either nearby but relatively limited or further away (between 0.5-1.5kms); other similar uses nearby, but area more mixed. Visible from road network. Poor: limited visibility in commercial terms; few similar businesses in surrounding area and/or sensitive neighbours nearby. Amenities more than 1.5kms.

Layout, parking, servicing & landscaping


Good: well-maintained and laid out. Sufficient parking. Evidence of active management. Reasonable: Parking in high demand and can result in some on kerb parking at busy times. Tidy site but would benefit from improvement to landscaping, surfacing etc. Poor: Insufficient parking or not sufficient controls on parking results in parking on streets and kerbs. Limited landscaping and poorly laid out.


Criterion Scoring scale Explanation

Proximity to motorway / principal A roads


Good: direct access onto strategic road network or less than 1 km from motorway junction Reasonable: longer distance, but <3km on high quality local road to connect with strategic road network Poor: access to strategic road network via a number of different local roads and or >3kms.

Suitability of local access Good, reasonable or poor

Good: junction onto road network suitable for type of employment use on site. Local roads suitable to take the type of vehicles used/envisaged. Potential to accommodate additional traffic if site successful/expanded. Reasonable: junction onto road network suitable for current use, but may require upgrade, particularly if intensity of use increased. Poor: site access and local roads not sufficient to accommodate volume and type of traffic using the site – could result in congestion in or off site through queuing at busy times.

Public transport accessibility


Good: where there are >15 bus stops within a 400 metre radius. Reasonable: where there are between 6-15 bus stops within a 400 metre radius. Poor: where there are <5 bus stops within a 400 metre radius.

Vacancy Good, reasonable or poor

Good: no or very little vacancy Reasonable: a number of vacant units. Poor: the majority of units / floorspace are vacant.

If the site retains its current use, will it be occupied?

Yes, maybe or no

Yes: well occupied and/or market signals indicate it will be in the future. Maybe: a number of vacant units and/or market signals neutral. A number of units available in the local area. No: high vacancy and/or negative market signals. Lots of stock availability in the local area. And/or developer interest as evidenced by extant permission or live application for another use.

Employment, retail and leisure study - West Somerset · Employment, retail and leisure study ii...

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Transcript of Employment, retail and leisure study - West Somerset · Employment, retail and leisure study ii...