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Transcript of Wake eld Retail,Leisure & Town Centres · PDF fileWake eld Retail,Leisure & Town Centres Study...
Wakefield Retail,Leisure & Town Centres Study
Wakefield Council
August 2013
GVANorfolk House7 Norfolk StreetManchesterM2 1DW
Final Report
WAKEFIELD COUNCIL RETAIL, LEISURE AND TOWN CENTRE STUDY
August 2013 I gva.co.uk 2
CONTENTS
EXECUTIVE SUMMARY .......................................................................................................... 3
1. INTRODUCTION ........................................................................................................ 9
2. RETAIL AND LEISURE TRENDS .................................................................................. 12
3. PLANNING POLICY FRAMEWORK ......................................................................... 19
4. FLOORSPACE SURVEYS .......................................................................................... 25
5. RETAIL CAPACITY METHODOLOGY ....................................................................... 45
6. COMMITTED SCHEMES ........................................................................................... 51
7. OSSETT / HORBURY ................................................................................................. 55
8. WAKEFIELD CITY ..................................................................................................... 68
9. NORMANTON ......................................................................................................... 85
10. FEATHERSTONE ....................................................................................................... 93
11. PONTEFRACT ........................................................................................................ 100
12. CASTLEFORD ........................................................................................................ 110
13. KNOTTINGLEY ....................................................................................................... 120
14. HEMSWORTH / SOUTH ELMSALL ........................................................................... 127
15. RURAL SOUTH ....................................................................................................... 138
16. OFFICE ASSESSMENT ............................................................................................ 142
17. STRATEGIC RECOMMENDATIONS ....................................................................... 161
APPENDICES
APPENDIX 1 RETAIL CATCHMENT PLAN
APPENDIX 2 CONVENIENCE ASSESSMENT
A) POPULATION AND SPEND DATA B) MARKET SHARE ANALYSIS C) CAPACITY MODELLING
APPENDIX 3 COMPARISON ASSESSMENT
A) POPULATION AND SPEND DATA B) MARKET SHARE ANALYSIS C) CAPACITY MODELLING
APPENDIX 4 TOWN CENTRE FLOORSPACE PLANS
APPENDIX 5 LOCAL SERVICE CENTRE PLANS
APPENDIX 6 LOCAL AND NEIGHBOURHOOD CENTRE PLANS
APPENDIX 7 TOWN CENTRE BOUNDARY PLANS (DEVELOPMENT MANAGEMENT)
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EXECUTIVE SUMMARY GVA was appointed in February 2013 to prepare a district-wide retail, leisure and town
centres study. The study is to inform a Retail and Town Centre Local Plan. The study
establishes current shopping and leisure patters; reviews the vitality and viability of the
main centres; assesses future quantitative and qualitative need; and provides strategic
advice on future needs and appropriate development strategy.
HEALTHCHECK ASSESSMENT
The current floorspace composition of the main centres in the district has been
established by utilising the latest Experian Goad surveys to enable a comparative
assessment. However, given that Goad surveys are not based on adopted town centre
boundaries, GVA has completed new surveys based on saved retail policy area (RPA)
boundaries. The main summary conclusions of the floorspace surveys are as follows:
CENTRE CONCLUSIONS
OSSETT Centre is relatively viable with low vacancy rates. The centre has a predominant convenience and services function with limited comparison retail offer.
HORBURY Centre is relatively viable with low vacancy rates; convenience retail offer and service function is extremely limited. Centre has strong independent (niche) offer.
WAKEFIELD Convenience offer includes mainstream foodstores. Centre has sub-regional comparison retail offer focused on Trinity Walk and Ridings Centre. Vacancies are predominantly within secondary retail areas and potentially reflect a transition period after the Trinity Walk scheme in the city centre opened.
NORMANTON Centre is a viable daily top-up shopping and service destination serving discrete local catchment. Convenience retail offer lacks mainstream anchor. Comparison retail offer very limited.
FEATHERSTONE Traditional linear centre with extremely limited retail offer. Centre requires intervention and possible physical consolidation.
PONTEFRACT Relatively viable town centre with strong convenience offer. Comparison retail offer predominantly orientated towards discount sector. Concentration of food and drink uses (evening economy) focused around historic core.
CASTLEFORD The centre is viable with few vacancies along Carlton Street and Lanes Shopping Centre. Main vacancies are small units in secondary retail areas. Convenience retail offer is limited and comparison offer is orientated towards discount sector. Limited leisure offer which reflects proximity to Xscape regional complex.
KNOTTINGLEY Small town centre which primarily is a large Morrison’s foodstore. The centre has an extremely limited comparison and service function.
HEMSWORTH Relatively viable with edge-of-centre Tesco performing strong anchor function. The comparison retail and service function is relatively limited.
SOUTH ELMSALL Traditional linear high street which may require rationalisation in order to consolidate centre and provide specific area of retail focus. Convenience and comparison retail offer is relatively limited to daily top-up shopping.
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On the basis of the floorspace surveys and the recommendations summarised above,
individual plans have been prepared for each respective main centre confirming
potential retail policy area and frontage changes to the existing adopted proposals map.
RETAIL NEED ASSESSMENT
The study is informed by a detailed household telephone survey exercise (1,200 surveys
across 11 catchment zones) and follows the PPS4 practice guidance1 by adopting a step-
by-step approach to quantify needs across the main centres in the district. The emerging
survey results of the Kirklees Retail Study have also been utilised to establish inflow.
All catchment zones are defined on the basis of individual postcode sectors, so as to
generate population and expenditure data from the Experian Micromarketer system.
However, given that Experian population projections (ONS) are based on historic
distribution patterns, a series of measures have been undertaken to reflect the proposed
housing growth and distribution strategy set out in the Council’s adopted Core Strategy
and Site-Specific Policies Local Plan. The latest Experian Retail Planner briefing note (v. 10,
September 2012) was utilised to provide estimates of expenditure growth, sales efficiency
growth and deductions for non-store forms of trading (SFTs).
The main conclusions on retail needs are summarised below:
CENTRE CONVENIENCE COMPARISON
OSSETT The town retains c. 18% of main food expenditure arising within its catchment. Study identifies need for new full-range mainstream foodstore to claw-back expenditure flowing to stores in surrounding centres (Wakefield, Dewsbury etc.).
The town retains just 3.3% of all comparison expenditure arising within its catchment; this reflects extremely limited town centre offer. Study identifies no specific need to plan for new comparison retail given the lack of potential to compete with large centres (Wakefield) and retail park destinations (White Rose).
HORBURY The town performs extremely limited main food shopping function with 2% market share. The study recommends that Council adopt a ‘one-centre’ approach and prioritises a new mainstream foodstore in Ossett given its greater service and retail offer.
The town has a niche local independent comparison retail offer which should be protected. There is limited potential to attract the necessary retailers to deliver a step change in its offer and associated performance. There is no need to plan for new provision.
WAKEFIELD Strong convenience offer with full-range stores in the city centre competing with large stores to the west and south. Rebalancing the network through new foodstores in Ossett and Featherstone would reduce inflows store turnover performance.
Study concludes that no immediate need for Council to plan for new provision over early phase of emerging Local Plan. Future needs should be
City centre performs its intended sub-regional role with strong market share performance from its own catchment and inflows from surrounding areas both within and outside district. City centre performing relatively well in relation to clothing (c. 65% market share from immediate catchment) and is reflective of enhancements which Trinity Walk has delivered.
The study concludes that there is no need for new
1 PPS4 practice guidance on need, impact and the sequential assessment (December 2009)
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determined through update to this study should planned housing growth in the city be achieved.
development in short to medium term given that:
The city centre is still in transitional period after the opening of Trinity Walk scheme where there are some vacant units.
There is extant planning permission for a significant extension to The Ridings Centre.
The Trinity scheme in Leeds city centre allied to planned developments at Barnsley and White Rose likely to further suppress operator demand for representation in Wakefield.
The health and performance of the city centre should however continue to be monitored and a future strategy developed following an update study.
NORMANTON The town as a whole retains c. 45% of main food spend arising within its catchment; there are significant outflows to the out-of-centre Asda at Glasshoughton.
The town has a qualitative deficiency in mainstream foodstore provision and whilst there is potential to increase market share, the identified capacity is insufficient to support a new mainstream store without the relocation of an existing operator (primarily Asda).
Council should investigate commercial operator demand to –up-scale’ and if no genuine interest then no overriding requirement to plan for new provision through early phase of the emerging Local Plan.
The town retains c. 6% of comparison expenditure arising within its immediate catchment; this relatively low performance is reflective of the deficiencies in the existing comparison retail offer.
Limited need is identified on a constant market share basis and it is considered that there is no requirement for the Council to proactively plan for new provision.
FEATHERSTONE The town as a whole retains c. 9% of main food spend arising within its catchment; this reflects the extremely limited retail offer aside from the edge-of-centre Lidl.
The quantitative and qualitative deficiency in provision is to be addressed by the recent approval of a new full-range foodstore on an out-of-centre site in the town. There is subsequently no need identified for a new store in the town.
The town retains c. 4% of comparison expenditure arising within its immediate catchment; most residents visit Wakefield, Pontefract or Junction 32 Outlet.
Limited need is identified on a constant market share basis and it is considered that there is no requirement for the Council to proactively plan for new provision.
PONTEFRACT The town as a whole retains c. 70% of main food spend arising within its catchment; this is in addition to substantial inflows from the Featherstone and Knottingley catchments. There is a degree of leakage (c. 20%) to the out-of-centre Asda at Glasshoughton. The approval of new stores in Featherstone and Knottingley will however reverse current inflows.
Study concludes that there is no need to plan for new convenience provision in Pontefract over the emerging plan period given that existing stores, primarily the edge-of-centre Morrison’s, are found to be under-trading despite inflows from surrounding catchments which are to be reversed.
The town retains 33% of comparison expenditure arising within its immediate catchment. This is in addition to significant inflows from the Featherstone, Knottingley and Hemsworth catchments.
The main out-of-centre retail parks (South Baileygate and Parkside) are predominantly bulky retail orientated and do not compete with the town centre.
Whilst the study identifies a need for new provision in the town centre by the end of the emerging plan period, there is unlikely to be sufficient operator demand due to competition from destinations including Wakefield, Leeds and the Junction 32 Outlet. The Council should monitor the health and performance of the centre as part of a future update.
CASTLEFORD The town centre retains 5% of main food expenditure arising within its immediate catchment; this reflects the extremely limited convenience offer. Whilst edge-of-centre stores (Aldi and small format Morrison’s) claim 8% market share, the out-of-centre Asda store at Glasshoughton is dominant with a 61% market share. The store also draws significant inflows from the Featherstone, Normanton and Pontefract catchments.
The town centre retains 33% of all comparison retail expenditure arising in its immediate catchment. The out-of-centre provision, including Castleford Retail Park, Junction 32 Outlet and Asda Glasshoughton retains a further c. 25%. Leakage is to higher order centres including Wakefield, Leeds and White Rose.
On a constant market share basis, the capacity assessment identifies a limited need for new
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Whilst the dominance of the Asda store (c. £39.1m overtrading) generates an immediate quantitative and qualitative need for new foodstore provision, there is an extant planning permission for a new large foodstore in the town centre. There is consequently no need for the Council to proactively plan for new provision through the emerging plan period.
However, it is critical that the uncertainty relating to the deliverability of the approved scheme is resolved given that resolution to approve by the Council was originally made in late 2006 and that the permission has recently been renewed. If the site is genuinely and robustly proven to not be viable or deliverable then the Council should potentially look for an alternative site given the immediate quantitative and qualitative benefits arising from providing effective competition to the out-of-centre Asda.
comparison retail provision in the town centre over the early to middle phases of the emerging Local Plan. This position is compounded by the turnover claims of the non-food element within the committed foodstore scheme in the town centre which would generate a negative capacity position if realised.
Whilst there is a wider need identified in the town as a whole in the latter phase of the emerging Local Plan (post 2023), the prospects of securing commercial interest to deliver a step change in the performance of the town centre is considered to be particularly limited given the proximity and accessibility of the town to regional comparison shopping destinations including Junction 32 Outlet and Leeds city centre.
KNOTTINGLEY The town centre is dominated by a full-range Morrison’s foodstore which retains c. 64% of main food expenditure arising within its immediate catchment. There are minor outflows to the out-of-centre Asda at Glasshoughton and Aldi at South Baileygate.
Planning permission has recently been granted for a new foodstore in the town which is likely to be occupied by a discount retailer given its proposed layout. This new store will provide competition and choice for local residents.
There is consequently no need for the Council to proactively plan for new convenience provision in the town through the emerging Local Plan period.
The town as a whole, including Morrison’s, only retains c. 10% of comparison expenditure arising within its immediate catchment. Most local residents travel to Pontefract and Castleford to meet their daily comparison shopping needs. Leeds city centre and White Rose are notable destinations for higher order comparison goods such as clothing.
On a constant market share basis, the capacity assessment identifies a limited need for new comparison retail provision in the town centre over the early to middle phases of the emerging Local Plan. As with other comparable centres in the district, there is limited potential to deliver a step-change in the comparison retail offer given the town’s proximity to higher order centres.
HEMSWORTH The town as a whole, including the edge-of-centre Tesco, retains c. 32% of main food expenditure arising within the wider catchment. The Tesco store attracts inflows from the Rural South and Barnsley catchments as well.
The study concludes that there is no quantitative or qualitative need for the Council to plan for new convenience provision in the town over the emerging Local Plan period given that there is an extant planning permission to extend the existing Tesco in the town and that the existing retail offer also includes deep discount stores such as Iceland.
The study, as detailed below, also identifies that a new deep discount foodstore in South Elmsall provides a better spatial solution and would balance the network of centres in the south of the district.
The town as a whole retains just 6% of comparison goods expenditure arising within its immediate catchment; most local residents look towards the sub-regional centres of Wakefield, Barnsley and Doncaster to meet their main comparison retail shopping needs.
Whilst the planned extension to Tesco will enhance the range of comparison retail goods available to local residents, the study concludes that there is a limited need for the Council to proactively plan for new comparison provision over the emerging Local Plan period.
SOUTH ELMSALL The town centre performs a relatively limited main food shopping function with no market share registered. This is reflective of the existing offer within the town centre which is predominantly orientated to top-up shopping (Sainsbury’s Local etc.).
The main provision is the Asda store (former Co-Op) which is located to the west of the town centre in the adjoining settlement of Moorthorpe. The small Asda store retains c. 11% of main food shopping arising within the immediate catchment.
On a constant market share basis, there is a limited
The town retains a similar market share to Hemsworth and it is concluded that there is extremely limited potential to deliver a step-change in its retail offer and associated performance going forward.
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quantitative need identified to support new provision. However, the study identifies the potential for achieving a minor increase in the town’s overall market share to 25%. Whilst this market share increase is insufficient to support a new full-range foodstore, a new deep discount foodstore would be a more appropriate strategy response for South Elmsall given that it would enhance choice and competition for local residents by complementing the mainstream Tesco offer at nearby Hemsworth.
LEISURE NEED ASSESSMENT
In addition to establishing where local residents visited for specific retail goods, the
household survey was also structured to obtain information on where people presently go
to pursue their main leisure activities (cinema, ten-pin bowling, health and fitness, eating
out and socialising).
Overall, the survey found that most local residents visited mainstream commercial leisure
locations in Wakefield (out-of-centre Westgate Leisure Park) and Castleford (out-of-
centre Xscape complex). Given competition from surrounding higher order destinations
such as Leeds city centre, the study concludes that there is extremely limited need for the
Council to proactively plan for new commercial leisure provision across the district.
OFFICE NEED ASSESSMENT
An assessment has been undertaken in relation to the relative balance between the
supply of office floorspace and development land and the requirements projected over
the emerging Local Plan period. This assessment has included the consideration of a
range of models to establish requirements over the period, culminating in an identified
need for between 60,390 m2 and 142,030 m2, with demand concentrated within
Wakefield city centre.
Analysis of available office floorspace supply suggests an alignment with this scale of
demand when extant planning permissions are taken into account. Supply is generally
concentrated within Wakefield in floorspace terms, albeit this is in line with evidence
around the strongest market area and historical transactional activity. This relative
balance in supply and demand does place importance on the delivery of extant office
planning permissions over the plan period.
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STRATEGIC RECOMMENDATIONS
A proposed district hierarchy is set out in which Wakefield is identified as the sub-regional
centre with Castleford and Pontefract as principal centres. Ossett, Knottingley,
Hemsworth and Normanton are identified as main towns with Horbury, Featherstone and
South Elmsall identified as small towns. Two further tiers are also identified for local centres
and thereafter villages / neighbourhood centres.
Revised retail policy area and frontage boundaries for the main centres in the district are
set out. A locally-set floorspace threshold for impact assessments of 300 m2 is proposed
for larger centres (sub-regional, principal towns and main towns) and 200 m2 for smaller
centres (small towns, local centres and villages).
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1. INTRODUCTION 1.1 GVA was appointed by Wakefield Council in February 2013 to prepare a district-wide
retail, leisure and town centres study. The study is to inform a Retail and Town Centre
Local Plan which will form part of the Council’s Local Development Framework (LDF)
including the adopted Core Strategy and Site Allocations DPDs. The terms of the study
brief are as follows:
To establish current shopping (convenience and comparison) and leisure
expenditure patterns in the district and surrounding localities through commissioning
a new household telephone survey.
Provide a review of the vitality and viability of the main centres (city, town and local
service centres) in the district through completing new floorspace / fascia surveys to
establish centre composition.
To assess the future quantitative capacity and qualitative need for additional retail
and leisure floorspace across the district over the Local Plan period (2026), having
regard to new and planned developments / commitments.
Identify office floorspace provision in the district and capacity to accommodate new
development.
Identify deficiencies in other town centre uses including commercial leisure, tourism
and cultural uses.
To provide strategic advice on the overall future needs and confirm an appropriate
development strategy for the district and its main centres (city, town and local
service centres).
1.2 The study is informed by a detailed household telephone survey exercise which underpins
the quantitative component of the study, identifying the current market share
performance of the main centres and individual stores. The ability to quantify the survey
results in monetary terms enables a detailed understanding of the implications for
potential expenditure growth in relation to existing and planned convenience and
comparison retail floorspace provision.
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1.3 The results of the full quantitative analysis and qualitative appraisal along with the
identification of planned and proposed improvements in competing centres, are drawn
together to provide a set of recommendations to enable the Council to proactively plan
for future development.
1.4 However, the conclusions of the study do represent a ‘point-in-time’ assessment of
performance and opportunity. The quantitative need identified should be used to inform
policy which will endure over the short to medium term as required. However, it will be
important that the Council continues to monitor the health of its centres through its
forward planning function, adopting and revisiting the strategy to address changing
circumstances as the Local Plan progresses.
REPORT STRUCTURE
1.5 In accordance with the terms of the Study Brief this report is structured as follows:
PART ONE – BACKGROUND DETAIL AND CONTEXT
SECTION 2 – RETAIL TRENDS; summarises the current market conditions and
developments within the retail and leisure sector.
SECTION 3 – PLANNING POLICY FRAMEWORK; sets out the emerging national and
local planning policy framework which will inform preparation of the Retail and Town
Centre Local Plan.
PART TWO – QUALITATIVE ASSESSMENT
SECTION 4 – HEALTHCHECK ASSESSMENT; assesses the changes in floorspace / fascia
composition within the main centres (city and towns) across the district. The
assessment seeks to comparatively assess and benchmark against Experian Goad
regional averages.
PART THREE – QUANTITATIVE ASSESSMENT
SECTION 5 – RETAIL CAPACITY METHODOLOGY; sets out the methodology
underpinning the quantitative capacity modelling exercise.
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SECTION 6 – EMERGING AND COMMITTED SCHEMES; provides an overview of retail
and leisure proposals within and outside of the district which may influence future
retail needs and strategy.
SECTIONS 7 – 15 – CENTRE / CATCHMENT SPECIFIC ANALYSIS; reviews the current retail
performance and market shares of the main destinations (centres and out-of-centre
retail destinations) within and outside of the district in respect to convenience retail,
comparison retail and primary leisure activities. The need / capacity for new
provision within specific centres are identified, having regard to forward growth and
planned / emerging commitments within the district and wider sub-region.
SECTION 16 – OFFICE ASSESSMENT; identifies office floorspace in the district and
capacity to accommodate new development.
SECTION 17 – STRATEGIC RECOMMENDATIONS.
1.6 The next section sets out the current retail and leisure trends which will influence the future
performance of centres and forward strategy.
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2. RETAIL AND LEISURE TRENDS 2.1 The study has been commissioned in part to assess the impact of the economic climate
on retail and leisure provision across the district and how the wider economic and social
trends likely to influence both local residents and operator requirements in the future. This
section examines key trends and drivers for change in the retail industry and outlines
those of particular relevance to the district. The review draws on a range of published
data sources including research by Verdict, Mintel and Experian.
ECONOMIC OUTLOOK
2.2 The latest advice published by Experian (Retail Planner 10.1, September 2012) presents a
bleak picture for the economy as the recovery from the recession continues to be weak.
It is anticipated that household spending will continue to be constrained by subdued
disposable income growth and a weak labour market. Pressures on disposable incomes
will limit the extent to which consumers are able to save and consumers will therefore be
more considered with their spending decisions and seeking to achieve best value for
money. In many circumstances, the cost-savings offered by the Internet will be more
readily seized.
2.3 Overall, consumers remain cautious with spending not only on discretionary items but also
on needs, cutting wastage, which will impact on food & grocery volumes. There is an
increased focus on buying efficiently. Big ticket and home-related purchases remain low,
particularly as uncertainty continues to drive house prices and volumes down, as many
are reluctant to move (stagnant housing market and limited availability of finance).
2.4 As the housing market recovery remains slow and uncertain, certain sectors (e.g. home
furnishing and DIY) may benefit from increasing demand as home owners prioritise
renovation of existing property rather than moving. However, it is anticipated that sales
through the town centre will remain weak with online and out of centre retailers
continuing to take a greater share. Space and store numbers in town centre locations
are also expected to decline as retailers drive efficiencies by closing underperforming
space (notable closures include Focus DIY and Comet); these trends are discussed in
more detail below.
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THE INTERNET / ‘E-TAILING’
2.5 Consistent with wider economic trends, growth in e-Retail declined in 2009 as a result of
the recession reducing consumer demand. Austerity cuts on the spending ability of the
most prolific online shoppers (35-44 year olds) also had an impact on reduced demand
during this period. Overall the pace of growth in online shopping is set to slow down
significantly as the channel matures and competition increases2.
2.6 Despite overall more modest levels of growth in online shopping, there will continue to
remain reasonable pressure on traditional bricks and mortar retailers. Shoppers are able
to select their own retail mix online and shopping centres and high streets will need to
compete with this choice, which is not only driven by price and range, but also service
and expertise. Online shopping has driven expectations of convenience and service
upwards and customers are expecting more from in-store ambience to tempt them to
make a purchase3. Town centres and high streets will increasingly have to provide a
shopping ‘experience’ that the Internet is unable to match.
2.7 Trends also show that the online and in-store shopping channels are becoming gradually
more blurred as shoppers increasingly research purchases online or in stores which are
increasingly becoming showrooms. According to Verdict, in 2010, 63% of shoppers
researched goods online before purchasing in stores, an increase from 54% in 2007. At
the same time, it is estimated that 29% of consumers researched purchases in store before
buying online, representing a huge increase from 13% in 20074.
NEW TECHNOLOGIES
2.8 Technological advances will continue to drive changes in retailing, with greater
interactions between work, entertainment, social networking and shopping using mobile
devices. Quick Response codes (QR codes) have increased consumer and retailer
interaction and engagement, enabling customers to scan QR barcodes on their mobiles
to gain direct access to the product website, marketing, competitions and product
information. Smartphones provide contactless payment services using Near Field
Communications (NFC) technology. This allows customers to make payments via instore
terminals making the payment process more convenient.
2Verdict Research, “Retail Futures H1 2011 - e-Retail”, March 2011 3Verdict Research, “How Britain Shops: Overall 2011”, March 2011 4Verdict Research, “UK e-Retail 2011”, May 2011
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2.9 Retailers have and continue to develop ‘augmented reality’ technology which will merge
the physical and virtual worlds to allow retailers (such as Ikea and Tesco) to provide an
interactive view of how products such as televisions or furniture, will look in consumers own
homes or provide 3D projections of life size products.
2.10 Fashion retailers including Net-a-Porter and Clarks for example already use augmented
reality technology through pointing smartphones and tablets at an image or
advertisement which triggers video content on the mobile device. This technology brings
static adverts to life and allows consumers to view catwalk runways, video advertisements
and product information, and to make purchases. Augmented reality will provide an
interactive advertising platform for retailers, who will use this technology to break down
the barriers between online and in-store shopping.
2.11 While the Internet and new technologies pose challenges to the high street, retailers are
constantly looking for ways to exploit the trading opportunities available through offering
a multichannel shopping experience. The advantages offered by physical stores, in terms
of the experience and immediacy of products, will see a network of key stores remain a
fundamental component of retailers’ strategies to develop a more coherent and
integrated multichannel proposition.
SALES EFFICIENCY
2.12 An efficiency growth rate represents the ability of retailers to increase their productivity
and absorb higher than inflation increases in their costs (such as rents, rates and service
charges) by increasing their average sales densities. The application of a turnover
‘efficiency’ growth rate is a standard approach used in retail planning studies and in is
accordance with good practice.
2.13 Although hard quantitative evidence is limited, comparison businesses in particular have,
over time, increased sales densities by achieving improvements in productivity in the use
of floorspace. Analysis of past data is difficult as sales densities increases have been
affected by changes in the use of retail floorspace over the last 20 years, with higher
value space-efficient electrical goods replacing lower value space intensive goods, the
growth in out-of-centre retailing, a number of one-off events like Sunday-trading and
longer opening hours and the very strong growth of retail expenditure relative to the
growth in floorspace.
2.14 Following the recession many retailers have struggled to increase or even maintain sales
density levels and, together with other financial problems, have led some retailers into
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closure. With the expectation of weaker expenditure growth, sales density growth is also
expected to be lower than previous estimates, unless retailers accelerate store closures
and more existing retail stock is taken out of use.
2.15 Based on continuing trends towards more modern, higher density stores and the
demolition of older inefficient space, Experian expect relatively constrained efficiency
growth. The scope for sales density increases for convenience goods is more limited as
expanding store portfolios will increasingly overlap with the catchment of existing stores
and result in the cannibalisation of existing sales.
OPERATOR SPACE REQUIREMENTS
2.16 One of the major trends to emerge from the economic downturn has been the decline in
the amount of retail space in town centre locations. This is, in part, a consequence of the
harsh economic conditions forcing out independent retailers whose margins became too
tight to survive and some multiples which have either collapsed or their store portfolios
have shrunk after entering a pre-pack administration. These losses have not been offset
by new developments, as many town centre schemes have been put on hold or revised
downwards in scale. With online presence allowing national coverage, it is expected
that retailers will remain cautious about expansion.
2.17 As retailers cut back on space to improve efficiencies and online becomes a more
important channel, a new model is emerging in town centres. Retailers are moving
towards opening larger flagship stores in strategic locations which are supported by
smaller satellite stores and transactional websites. The larger flagships will accommodate
the fuller range while smaller stores will offer a more select range supplemented by
Internet kiosks allowing access to the wider range.
2.18 This model offers many advantages such as lower property costs, more efficient logistics
and being able to open stores where there is a high level of demand despite there being
space restrictions. Such models are already being trialled by retailers including
Debenhams and House of Fraser. The first House of Fraser.com store, comprising just 140
sqm, opened at Hammerson's Union Square Shopping Centre, Aberdeen in October
2011, followed by a second in Liverpool in November 2011. It is reported that the retailer
will open similar stores in locations with strong web sales, but without a store presence.
Marks & Spencer is also trialling a boutique offer with sample ranges of clothing
combined with online video and ordering capabilities.
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OUT-OF-CENTRE PRESSURES
2.19 As retailers opt to develop stores in the most strategic and cost effective locations, there
has been a notable resurgence to out-of-centre destinations which offer the benefit of
lower rents, better space and in most cases, free parking. According to Verdict, out-of-
town is the only channel which has seen store numbers increase consistently since 2000.
BIS report that the number of out-of-centre stores has increased by up to c.1,800 (25%)
since 2000; whilst the number of town centre stores fell by almost 15,000 between 2000
and 2009, the majority of which are likely to have been in ‘high street’ locations.
2.20 John Lewis for example, has developed a number of out-of-town stores through its At
Home format. Reports suggest that the retailer is actively seeking to increase its out-of-
town portfolio. Other retailers including H&M and Primark are also reported to be seeking
to expand their portfolios in out-of-centre locations.
FOODSTORES
2.21 In the convenience sector, the ‘race for floorspace’ has significantly diminished with
Tesco and latterly Sainsbury’s downgrading their respective new store opening
programmes in the short to medium term. The reduction in new store openings has been
coupled with a move away from large stores towards the more traditional convenience
orientated formats. The reduction in store sizes and realignment to predominantly
convenience retail formats has been primarily driven by the increase in online sales of
non-food retail goods.
2.22 Whilst there remains a significant development pipeline (Verdict estimate that between
2010 and 2015 the leading grocers will increase their space by 2 million sqm - almost
double that of the new space opened between 2005 and 2010), the mainstream retailers
are increasing being more selective in terms of future store opening locations and are no
longer acquiring sites in order to restrict competition. Prime sites are now only being
actively considered by the mainstream operators unless it is a ‘once in a generation’
opportunity to achieve representation in a long standing target area.
2.23 The continuing fall out of independents from the market will provide further opportunities
for the expansion of the leading brands. Smaller store formats are becoming more of a
focus as top up shopping is becoming increasingly popular – a response to consumers
being discouraged from travelling long distances by high fuel prices and as more are
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shopping online for staple goods. Following in the path of Tesco and Sainsbury’s, Asda,
Morrison’s and Waitrose are all in the process of expanding smaller concept stores.
2.24 The (limited assortment) discount operators (Lidl and Aldi) are again embarking on a
significant expansion programme (Lidl has announced plans to open a further 60 new
stores in 2013). The proposed expansion programmes are based on the increasing market
share which the discount operators are achieving from middle class shoppers who are
price sensitive but retain a desire for quality produce. Discount operators are therefore
increasing seeking to increase representation in more affluent areas.
THE ROLE OF THE TOWN CENTRE
2.25 The town centre has been the main shopping channel for the last 30 years. However, its
role is set to change dramatically. Emerging trends suggest that it will be used more for
leisure and social activities with more bars, restaurants, food outlets and community
spaces opening in vacant units. The recent announcement by the Government to
enable temporary changes of use from Class A1 to Class A3 amongst others is likely to
precipitate this trend where market demand arises.
2.26 These trends are of major importance to the county’s shopping centres which will need to
adapt to this broader role by broadening their non-retail offer. Data from the Local Data
Company indicates that town centres with more non-retail outlets have seen an
improvement in their performance. Between 2009 and 2011, 114 towns improved their
town centre score and reduced their vacancy rate and of these, 60.5% had a lower
proportion of retail outlets.
2.27 As retailers improve their multi-channel offer, town centre stores will be used more to
support e-retailing with click and collect points and safe drop boxes for customers to
collect their online orders as well as satellite stores opening for customers to make online
purchases. As demand for retail floorspace declines, it is anticipated that more
secondary and tertiary space which suffers from lower levels of footfall, will increasingly
be converted into residential uses.
2.28 In order to ensure that town centres have a viable function moving forwards, it will be
important for the district council to aim to drive footfall to turn around their town centres
and improve dwell time to increase awareness of offers and impulse purchases. This can
be achieved by getting a better understanding of the catchment area and what local
people want, improving the mix of retail and non-retail outlets in the centre to make them
stay longer, and holding commercial, cultural and community events to create a ‘unique
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selling point’ for the town centre to differentiate it from the competition and encourage
people to visit. Councils will also need to promote the wider area, to encourage further
investment in jobs, and in the town centre, to persuade residents to spend their money in
the area and support town centres further.
2.29 Smaller town centres have already been greatly impacted by the pull of larger, higher
order shopping destinations, leading to a higher vacancy rate and weaker performance.
For these centres, it will be increasingly important to create a differentiated offer, tailored
to the local catchment and to encourage residents to shop and socialise more locally.
OVERALL SUMMARY
2.30 It is evident that the traditional high street faces a number of challenges not least from
the tightening of retail spend and changing consumer behaviour but also from increasing
competition posed by the Internet and out-of-centre developments. Whilst the future is
uncertain, in light of the challenge currently faced, strategies which support the high
street are considered ever more vital.
2.31 Whilst the town centre ‘first’ strategy must continue to prevail, strategies in some instances
will need to adopt a degree of pragmatism and at worst consider the process of
managing decline of some centres, particularly secondary ones, given the ongoing
process of consolidation in the retail sector.
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3. PLANNING POLICY FRAMEWORK
NATIONAL PLANNING POLICY FRAMEWORK (NPPF)
3.1 National Planning Policy Framework was adopted in late March 2012 and has replaced
Planning Policy Statement 4: Planning for Sustainable Economic Growth. The PPS4
practice guidance on need, impact and sequential assessments does however remain as
an informative tool for both plan making and development management functions.
TOWN CENTRE VITALITY AND VIABILITY
3.2 The NPPF (Section 2) specifies that planning policy should promote competitive town
centre environments and set out policies for the management and growth of centres
over the plan period. Local Planning Authorities (LPAs) are directed to:
Recognise town centres as the heart of their communities and pursue policies to
support their viability and vitality.
Define hierarchies and the extent of town centres and primary shopping areas.
Promote competitive town centres that provide customer choice and a diverse retail
offer which reflects the individuality of town centres.
Retain and enhance existing markets, ensuring they remain attractive and
competitive.
Allocate appropriate in-centre sites which are not compromised by limited site
availability. If it is not possible to ensure a sufficient range of suitable sites,
appropriate edge of centre sites that are well connected to a town centre should be
allocated.
Where town centres are in decline, local authorities should plan positively for their
futures and encourage economic activity.
3.3 The long-standing sequential test is retained in the NPPF albeit that there is increased
emphasis on LPAs to ensure an available supply of sites.
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EVIDENCE BASE REQUIREMENTS
3.4 LPAs are directed by NPPF to ensure that their Local Plan is based on adequate, up-to-
date and relevant evidence. In relation to planning to meet business requirements, LPAs
are required to have a clear understanding of business needs within the economic
markets operating in and across their area. LPAs are directed to use the evidence base
to assess (amongst others):
The needs for land or floorspace for economic development, including both the
quantitative and qualitative needs for all foreseeable types of economic activity over
the plan period, including for retail and leisure development.
The role and function of town centres and the relationship between them, including
any trends in the performance of centres; and
The capacity of existing centres to accommodate new town centre development.
3.5 Whilst the NPPF constitutes a material consideration which LPAs should take into account
from the date of publication (late March), the policy provisions and directions of the NPPF
should inform the preparation of plans either through partial review or by preparing a new
statutory development plan.
WAKEFIELD LOCAL DEVELOPMENT FRAMEWORK
3.6 This study is intended to inform the preparation of a Retail and Town Centre Local Plan,
which will form part of Wakefield’s Local Plan. A brief summary of the main adopted
policies within the existing LDF is provided below.
CORE STRATEGY
3.7 The Core Strategy was adopted in April 2009 and sets out the overall strategic direction
for the plan and sets out the framework against which the wider LDF will be delivered.
The main spatial and strategic policies relevant to the retail study commission are as
follows:
Policy CS1 (SCALE AND FUNCTION) supports development that reflects the scale and
function of the main centres of the Wakefield district.
Policy CS2 (RETAIL CENTRE HIERARCHY) sets out a hierarchy for new retail
development and details that Wakefield city centre will remain the largest and
dominant retail centre, performing a sub-regional role, with Castleford and Pontefract
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serving the Five Towns area. The provision of retail and other town centre uses is to be
of an appropriate scale to the size and function of the centre.
Policy CS2 also states that a sequential approach will be taken to assess sites for retail
and other town centre uses, focusing development on city and town centres. Out of
centre retail and town centre uses are only to be permitted where they meet the
requirements of national planning policy.
POLICY CS8 (OFFICE DEVELOPMENT); details that new commercial office
development is to be located at:
i) In Wakefield city centre and in Castleford and Pontefract town centres;
ii) Within the extent of existing office parks at Paragon Business Village, Snowhill,
Wakefield, Calder Park, Denby Dale Road, Wakefield; or
iii) At the Former Prince of Wales Colliery, Park Road, Pontefract.
POLICY CS11 (LEISURE DEVELOPMENT); provides guidance as to the location of new
leisure development, encouraging it towards urban areas. New stadia development
is encouraged at Wakefield and Castleford, alongside new sports village concepts.
DEVELOPMENT POLICIES
3.8 The document was adopted in April 2009 and sets out general development
management policies and the necessary scope of technical work required in support of
planning applications.
CENTRAL WAKEFIELD AREA ACTION PLAN (AAP)
3.9 The Area Action Plan (AAP) was adopted in June 2009 and sets out a detailed strategy
and vision, policies and site allocations for around the Wakefield city centre area.
Relevant policies are set out as follows:
POLICY CW12 states that the focus for substantial new office floorspace will be within
defined Special Policy Areas and along the Emerald Ring. The policy details that the
three major regeneration schemes at Trinity Walk, Merchant Gate and Waterfront will
provide at least 49,000 m2 of Class B1 office floorspace. Small scale office
development is to be permitted outside of these areas, subject to an acceptable
impact on surrounding areas.
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POLICY CW13 defines a retail policy area within the city centre where Class A1 retail
development will be permitted and encouraged. The policy area is to provide at
least 53,000 m2 of new retail floorspace in the period to 2016.
Outside of the policy area, significant retail development is only to be permitted
where it would not have a detrimental impact on the vitality and viability of the retail
policy area and is small in scale; serves daily shopping needs; forms part of larger
mixed-use developments; and would not be detrimental to the amenity and
character of the retail policy area.
POLICY CW14 defines primary shopping frontages within the city centre and details
that non-retail uses will permitted at ground floor level, unless they would either:
i) Create a continuous frontage of more than three non-retail uses (classes A3-
A5), or 20 metres of non-retail uses; or
ii) Result in more than 25% of the total length of street frontage in any one street
or of any one block being in non-retail use.
Non-retail uses on corner properties within the Primary Shopping Frontages are to be
allowed in exceptional circumstances but restricted to financial and professional
services and food and drink premises.
POLICY CW15 defines a specialist retail area within the city centre which is to be
maintained and enhanced by opposing comprehensive redevelopment; retaining
active frontages; ensuring no more than a third of the shopping frontage at ground
floor level includes non retail uses; and maintaining and enhancing the public realm.
POLICY CW16 encourages small scale shops as well as restaurant, bars and cafes as
potential uses within the Westgate Yards area.
POLICY CW19 defines Trinity Walk as a special policy area and supports the
development of the site as a vibrant new shopping quarter.
POLICY CW20 defines Merchant Gate as a special policy area to be re-developed as
a new office quarter.
POLICY CW21 defines the Waterfront as a special policy area to be redeveloped as a
mixed use area, including office and residential uses.
POLICY CW22 defines Kirkgate as a special policy area to be redeveloped for uses
including office, retail and leisure development.
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POLICY CW23 identifies Ings Road as a special policy area to be redeveloped for uses
including small-scale retail, office and leisure development.
POLICY CW24 identifies Thornes Wharf as a special policy area to be redeveloped as
a mixed use area.
SITE-SPECIFIC POLICIES LOCAL PLAN
3.10 The Site Specific Policies Local Plan was adopted in September 2012 and sets out land
allocations across the district to meet anticipated development needs relating to
housing, employment and mixed use development. It does not include policies and
proposals relating to retailing / town centres and leisure / open space.
WAKEFIELD UNITARY DEVELOPMENT PLAN (FIRST ALERATION)
3.11 The Unitary Development Plan (First Alteration) was adopted in January 2003 and a
number of policies remain ‘saved’. Relevant UDP policies relating to the study are:
POLICY S1 states that retail development will be encouraged and permitted in the
retail area of city and town centres. The policy details that retail development should
be of an appropriate scale to the needs of the area served by these centres.
POLICY S2 states that large retail outlets (foodstores and retail warehouses) which
cannot be accommodated within the defined retailing areas of centres will be
permitted on the fringe of these areas, provided that they lie within the existing urban
area; are readily accessible; do not involve land allocated for other uses; and is of an
appropriate scale.
POLICY S3 permits out-of-centre retail development where there is a clearly defined
need; the type of developed cannot be satisfactorily accommodated in or on the
edge of existing centres and; does not undermine the viability and vitality of existing
centres. Large food / convenience outlets are also only to be permitted within the
main urban areas of Wakefield, Castleford or Pontefract, providing that such
development is on a scale appropriate to serve the needs of the locality.
POLICY S4 encourages the development of local shopping facilities to the serve the
day-to-day needs of their immediate locality.
POLICY S5 sets out a strategy for encouraging public and private sector investment to
provide a better quality retail environment.
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POLICY S6 states that non-retail uses will be permitted in town centres, subject to a
variety of restrictions. This includes limiting non-retail uses to A2 and A3 uses only in
primary shopping frontages.
POLICY L1 allocates land for indoor and outdoor leisure facilities.
POLICY L2 encourages new leisure and tourist development. For major travel-
generating uses, such development is to be permitted only in city, town and district
centres or in the case of smaller facilities, in local centres. Outside of such centres,
major leisure development is only to be permitted where there is a clearly definable
need and no other more appropriate sites are available.
POLICIES CAS57 – CA60 sets out retail policy specific to Castleford town centre. Town
centre and primary shopping frontages are defined. Policy CAS60 supports the
provision of new office space in Castleford town centre.
POLICIES NOR32 and N33 set out retail policy specific to Normanton town centre and
define the town centre and primary shopping frontage boundaries.
POLICY FTH28 sets out retail policy specific to Featherstone town centre and defines
the town centre boundary.
POLICIES PNT48 - PNT52 set out retail policy specific to Pontefract town centre and
defines the town centre and primary shopping frontage boundaries. Policy PNT52
permits A2 development with the core retail area and B1 development on establishes
industrial sites or on sites allocated for that purpose in the town centre.
POLICY HEM51 sets out retail policy specific to Hemsworth town centre and defines
the town centre boundary.
POLICY EMS56 - EMS57 sets out retail policy specific to South Elmsall town centre and
defines the town centre and primary shopping frontage boundaries.
POLICIES OH26 – OH28 set out retail policy specific to the town centres of Ossett and
Horbury, and defines the respective town centre boundaries. Policy OH28 identifies
the primary retail frontage in Ossett.
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4. FLOORSPACE SURVEYS 4.1 The National Planning Policy Framework states that comprehensive up-to-date monitoring
of town centre performance is essential in enabling local planning authorities to improve
the vitality and viability of town centres and effectively plan for the future.
4.2 The floorspace composition of a centre is a particularly important monitoring tool and in
order to establish the current floorspace composition of the main centres in the district,
the following data sources have been utilised:
EXPERIAN GOAD SURVEYS; Experian has published floorspace plans and
accompanying category reports for most centres in the district. These reports and
plans have been utilised to enable a comparative assessment of a centre against
(comparable) regional benchmarks from the Experian database.
GVA FLOORSPACE SURVEY UPDATES; independent surveys have been completed
given that GOAD centre surveys are based on Experian’s own interpretation of the
true extent of retailing within a centre rather than the town centre boundaries as
defined in an adopted (or emerging) statutory development plan. GVA has
therefore updated the GOAD survey figures to remove all floorspace located beyond
adopted (saved UDP) retail policy areas or in the case of Wakefield city centre, the
adopted AAP retail policy area boundaries.
4.3 In addition to completing detailed floorspace surveys for the main town centres in the
district5, surveys have also been undertaken for the sixteen local centres in the district; the
survey plans for these centres is provided at Appendices 5 and 6 for reference.
OSSETT
EXPERIAN GOAD FLOORSPACE SURVEY
4.4 The latest Experian GOAD survey of Ossett (October 2011) is summarised below; the
GOAD average for comparable centres in the Yorkshire region is also provided to enable
comparative analysis.
5 Wakefield City Centre, Castleford, Pontefract, Hemsworth, Featherstone, Ossett, Normanton, Horbury, South Elmsall and Knottingley
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Retail Sector No.
Outlets % Outlets Floorspace
(sqm) % Floorspace
Ossett Yorkshire & Humberside
Ossett Yorkshire & Humberside
Convenience 13 7.6 7.19 4,264 21.05 12.46
Comparison 43 25.15 29.66 3,921 19.35 29.48
Retail Service 37 21.64 12.23 2,648 13.07 5.38
Leisure Service 31 18.13 19.35 3,800 18.75 18.04
Financial Service 13 7.6 9.13 1,607 7.93 6.41
Vacant 8 4.68 11.28 1,459 7.2 8.67
TOTAL 145 100 100 17,699 100 100
4.5 The main headline findings arising from the Goad data is as follows:
CONVENIENCE; the town centre convenience retail offer is broadly comparable to
the GOAD regional average in terms of the number of outlets (7.6% to 7.19%).
However, the proportion of floorspace within the town centre dedicated to
convenience retail is significantly above the GOAD regional average (21.05% to
12.46%); this reflects the overall limitations of the town centre (limited comparison
retail offer etc.).
COMPARISON; the retail offer in terms of the number of outlets and overall proportion
of floorspace is below the GOAD regional average. This reflects the fact that the
current comparison retail offer in the town centre is limited to daily goods (chemist,
personal items etc.).
VACANT; the town centre had a limited number of vacant units compared to the
GOAD regional average (4.68% to 11.28%). The quantum of vacant floorspace is
however broadly comparable to the Goad average suggesting that the vacant units
at the time of the Goad survey were slightly larger.
4.6 Overall, the GOAD survey indicates that the town centre was relatively viable with few
vacancies. The limitations of the comparison retail offer are highlighted by the survey.
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GVA FLOORSPACE SURVEY (AUGUST 2013)
4.7 The floorspace composition of the adopted retail policy area within the town centre is:
Retail Sector Floorspace (sqm gross) Units
Convenience 3,096 15
Comparison 3,468 38
Service6 7,432 81
Vacant 237 4
TOTAL7 14,233 138
4.8 The main differences between the Goad and the GVA update are as follows:
CONVENIENCE; there is a notable difference in convenience floorspace between the
GOAD and GVA surveys; this is due to the exclusion of the Lidl store on Kingsway
which is outside the currently defined retail policy area boundary. There are more
convenience units since the GOAD survey was completed.
COMPARISON; there is a difference of 5 units between the GOAD survey and the
GVA update. The difference in comparison retail floorspace is in the order of 450 m2.
VACANT; the GVA survey identifies a total of 4 vacant units within the town centre;
this is half of the number of vacancies identified in the GOAD survey. The difference
in floorspace is primarily attributable to the Iceland store being vacant at the time of
the GOAD survey.
4.9 Overall, the main differences between the two respective surveys are Iceland re-
occupying a former vacant unit and Lidl being excluded from the GVA survey results due
to its current edge-of-centre location beyond the adopted retail policy area boundary.
In headline terms, it is positive that the vacancies identified in the GVA survey are half of
that identified in the original GOAD survey.
6 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services. 7 Total floorspace excludes Miscellaneous uses
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HORBURY
EXPERIAN GOAD FLOORSPACE SURVEY
4.10 The most recent Experian GOAD survey of Horbury was completed in January 2011; the
main survey results are as follows:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
Horbury Yorkshire & Humberside
Horbury Yorkshire & Humberside
Convenience 7 9.59 7.19 1,700 21.18 12.46
Comparison 22 30.14 29.66 2,583 32.18 29.48
Retail Service 14 19.18 12.23 883 11 5.38
Leisure Service 14 19.18 19.35 1,384 17.25 18.04
Financial Service 4 5.48 9.13 399 4.98 6.41
Vacant 7 9.59 11.28 539 6.71 8.67
TOTAL 68 100 100 7,488 100 100
4.11 The survey results highlight the following:
CONVENIENCE; the number of units and quantum of overall floorspace dedicated to
convenience retailing is significantly above the Goad regional averages in both
instances. This primarily reflects the convenience orientated nature of the town
centre retail offer.
COMPARISON; the number of outlets and proportion of floorspace within the town
centre dedicated to comparison retailing is slightly above the Goad regional
average. Given that there is a limited number of national multiple operators
represented in Horbury, the survey results indicate a strong niche local independent
comparison retail offer.
VACANT; there are a total of 7 outlets within the centre which are vacant; this is
below the Goad regional average. Likewise the overall quantum of floorspace which
is presently vacant is below the regional average.
4.12 Overall, the survey results identify that the town centre is viable. The local independent
offer, particularly for comparison retail, appears particularly strong.
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GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.13 The floorspace composition within the adopted retail policy area is as follows:
Retail Sector Floorspace (sqm gross) Units
Convenience 1,747 11
Comparison 910 15
Service8 2,644 33
Vacant 141 2
TOTAL9 5,442 61
4.14 Comparative analysis of the floorspace survey results identifies the following:
CONVENIENCE; there is only a minor difference (increase) in floorspace between the
GOAD and GVA surveys. The GVA survey does however identify four additional units
compared to the GOAD survey; this suggests that units within the town centre have
been re-occupied by convenience retail uses in the period between the two surveys.
COMPARISON; there is a significant difference in comparison retail floorspace
between the GOAD and GVA surveys (c. 2,600 m2 to c. 900 m2). The number of units
has also decreased between the respective surveys (22 to 15 units).
VACANT; the GOAD survey identifies a total of 7 vacant units whereas the GVA survey
identifies only 2. Accordingly, there is a difference in floorspace between the two
respective surveys (decreased from c. 540 m2 to 141 m2).
4.15 Overall, there is a significant difference in comparison retail provision between the GVA
and GOAD surveys. This suggests that the units may have been re-occupied. It is our
view that the town centre is relatively viable with a niche comparison retail offer
(independent orientated) complementing its daily food shopping and services function.
8 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 9 Total floorspace excludes Miscellaneous uses
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WAKEFIELD
EXPERIAN GOAD FLOORSPACE SURVEY
4.16 The latest GOAD survey of Wakefield city centre was undertaken in August 2012. The
survey results against the Yorkshire regional average is provided below for comparison.
Retail Sector No.
Outlets % Outlets Floorspace
(sqm) % Floorspace
Wakefield Yorkshire & Humberside
Wakefield Yorkshire & Humberside
Convenience 41 5.86 7.19 22,418 13.78 12.46
Comparison 208 29.71 29.66 56,782 34.91 29.48
Retail Service 74 10.57 12.23 7,107 4.37 5.38
Leisure Service 127 18.14 19.35 22,102 13.59 18.04
Financial Service 59 8.43 9.13 8,278 5.09 6.41
Vacant 135 19.29 11.28 27,843 17.12 8.67
TOTAL 644 100 100 144,530 100 100
4.17 The Goad survey results indicate the following:
CONVENIENCE; whilst the number of outlets within the city centre is slightly below the
Goad regional average, the quantum of floorspace is above; this is primarily
attributable to the large Sainsbury’s (Trinity Walk) and Morrison’s (Ridings Centre).
COMPARISON; whilst the city centre has experienced a significant quantitative
expansion in its retail offer with the completion and subsequent opening of the Trinity
Walk scheme, the number of outlets is comparable to the Goad regional average.
The quantum of floorspace (as a proportion of the overall city centre) is however
substantially above the Goad regional average.
VACANT; both the number of units and overall quantum of floorspace are
significantly above the Goad regional average. The higher than average vacancy
rates are likely to reflect a number of national and local economic factors including
the ongoing adverse economic climate, the city centre retail offer settling down after
the Trinity Walk scheme has become fully established and the presence of traditional
retail stock in the more secondary areas of the town centre which are in some
instances becoming increasingly obsolete in commercial terms (demand etc.).
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4.18 Overall, the survey results show that the city centre retail offer (convenience and
comparison) is relatively well balanced and in line with the Goad regional average. The
service offer is broadly comparable to the regional average whilst vacancies do begin to
raise some concerns, particularly in relation to secondary areas of the centre.
GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.19 GVA has updated the GOAD survey to take account of floorspace (including upper and
ground floors) and fascia changes since mid 2012. Given that the Goad survey includes
areas outside of the adopted retail policy area boundaries (as defined by the Central
Wakefield AAP) such as the southern extent of Kirkgate (towards rail station), western
extent of Westgate, Lower Warrengate and northern extent of Northgate, the survey
results show significant changes, as follows:
Retail Sector Floorspace (sqm gross) Units
Convenience 18,026 40
Comparison 48,258 179
Service10 23,122 203
Vacant 16,352 103
TOTAL11 105,758 525
4.20 Whilst there has not been a significant time lapse since the GOAD survey was completed
in mid 2012, the main differences between the two respective surveys are as follows:
CONVENIENCE; whilst the number of units is similar for both surveys (c. 40 units), there is
a significant difference in floorspace with GOAD identifying c. 22,400 m2 (gross)
whereas the GVA survey identifies c. 18,000 m2 (gross).
COMPARISON; there is a major difference in the number of units between the two
surveys with GOAD identifying 208 and GVA identifying 179. There is a significant
difference in the amount of comparison retail floorspace between the two surveys (c.
56,800 m2 (gross) to c. 48,300 m2 (gross)); this is due in part to the exclusion of the
southern extent of Kirkgate which is beyond the existing defined retail policy area.
VACANT; the GOAD survey identifies a total of 135 units which are presently vacant
whereas the GVA survey identifies 103 units. There is also a significant difference in
10 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 11 Excludes floorspace defined as Miscellaneous
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vacant floorspace with GOAD identifying c. 27,800 m2 (gross) and GVA c. 16,350 m2
(gross)). The differences in both surveys is primarily attributable to the GOAD survey
extending beyond the existing adopted retail policy area.
4.21 Given that the Trinity Walk scheme within the city centre has only been trading since May
2011, it is difficult to definitively conclude whether the vacancy levels are a result of the
quantitative and qualitative enhancement to the current retail offer, the current
economic climate or differences in the survey area utilised (GVA floorspace figures solely
based on adopted retail policy area boundaries).
4.22 Whilst there are some vacant retail units within both Trinity Walk and Ridings Centre, it is
particularly apparent that there are a significant number of smaller historic units on the
outer parts of Westgate and Kirkgate in particular.
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.23 Whilst there are two large mainstream foodstores within the city centre (Sainsbury’s Trinity
Walk and Morrison’s Ridings Centre), there are also a number of foodstores located
outside. A large format Morrison’s store is prominently located on Dewsbury Road to the
west of the city centre whilst a recently re-opened Sainsbury’s store is located at Ings
Road to the south. A large freestanding Asda store at Sandal serves the far southern
extent of the city and the surrounding rural hinterland.
4.24 In terms of comparison retailing, there are a number of retail warehouse parks to the
south of the city centre including Westgate (bulky orientated including operators such as
ScS and Pets at Home), Ings Road (Matalan, Homebase and B&M) and Cathedral (B&Q,
Argos Extra and Carpetright) retail parks.
4.25 The main commercial leisure offer in Wakefield is also located outside the city centre at
Westgate Leisure Park; occupiers including Cineworld and Gala Bingo.
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NORMANTON
EXPERIAN GOAD FLOORSPACE SURVEY
4.26 The latest GOAD survey of Normanton was completed in October 2011, as follows:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
Normanton Yorkshire & Humberside
Normanton Yorkshire & Humberside
Convenience 14 8.7 7.19 5,175 22.84 12.46
Comparison 37 22.98 29.66 4,032 17.79 29.48
Retail Service 32 19.88 12.23 2,443 10.78 5.38
Leisure Service 20 12.42 19.35 2,434 10.74 18.04
Financial Service 15 9.32 9.13 1,654 7.3 6.41
Vacant 13 8.07 11.28 1,273 5.62 8.67
TOTAL 131 100 100 17,011 100 100
4.27 The survey results indicate the following:
CONVENIENCE; whilst the number of units within the town centre is broadly in line with
the Goad regional average, the quantum of floorspace is significantly above. This
suggests that the existing convenience units within the town centre are larger
floorplates rather than small independents.
COMPARISON; the current limitations of the town centre offer is reflected by the fact
that the number of units and quantum of overall floorspace dedicated to
comparison retailing is significantly below the Goad regional average. The existing
comparison retail provision in the town centre is predominantly orientated to meeting
daily ‘top-up’ shopping needs.
VACANT; the number of units and quantum of floorspace which is presently vacant
within the town centre is below the Goad regional average.
4.28 Overall, the Goad survey results indicate that the town centre is relatively viable and is
performing its intended function in the retail hierarchy in terms of its offer.
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GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.29 GVA has updated the Goad survey to take account of floorspace and fascia changes
since late 2011; the survey results are as follows:
Retail Sector Floorspace (sqm gross) Units
Convenience 2,790 13
Comparison 3,453 37
Service12 3,908 54
Vacant 585 11
TOTAL13 10,736 115
4.30 The main differences in the survey results (taking account of the defined adopted retail
policy area boundaries) are as follows:
CONVENIENCE; there is only a difference of 1 unit between the two respective
surveys. The floorspace figures are however significantly different with GOAD
identifying 5,175 m2 (gross) and GVA 2,790 m2 (gross). The difference is due to the
existing Lidl and Asda stores being located outside of the defined retail policy area
boundary and therefore discounted from the GVA figures.
COMPARISON; whilst the number of comparison units is the same in both surveys,
there is a small difference in floorspace between the surveys with GOAD identifying c.
4,000 m2 (gross) and GVA 3,450 m2 (gross).
VACANT; the GVA survey identifies 2 fewer vacant units than GOAD. The floorspace
figures are different (GOAD c. 1,275 m2 and GVA 585 m2); this potentially suggests
that larger vacant units have been re-occupied since the GOAD survey.
4.31 The GVA survey identifies that the town centre is relatively viable as a daily shopping and
service destination serving a discrete local catchment. There is a limited amount of
vacant floorspace within the adopted retail policy area boundary.
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.32 As detailed above, there are two foodstores (Lidl and Asda) which are located
immediately adjacent to the defined town centre boundary.
12 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 13 Excludes floorspace defined as miscellaneous
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FEATHERSTONE
EXPERIAN GOAD FLOORSPACE SURVEY
4.33 The latest GOAD survey of Featherstone was completed in October 2011, as follows:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
Featherstone Yorkshire & Humberside
Featherstone Yorkshire & Humberside
Convenience 8 9.09 7.19 4,116 35.02 12.46
Comparison 22 25 29.66 2,137 18.18 29.48
Retail Service 14 15.91 12.23 901 7.67 5.38
Leisure Service 18 20.45 19.35 1,932 16.44 18.04
Financial Service 5 5.68 9.13 353 3 6.41
Vacant 13 14.77 11.28 827 7.04 8.67
TOTAL 80 100 100 10,266 100 100
4.34 The survey results indicate:
CONVENIENCE; whilst the number of outlets in the town centre is only slightly above
the Goad regional average, the proportion of floorspace is significantly above. This
reflects the predominant convenience orientated nature of the retail offer.
COMPARISON; the limited offer within the town centre is reflected by the number of
outlets and overall quantum of floorspace is below the Goad regional average.
VACANT; the number of units within the town centre which are currently vacant is
above the Goad regional average. However, the overall quantum of floorspace is
below average and indicates that current vacancies comprise smaller units.
4.35 Whilst the town centre offer is relatively limited, the survey results broadly indicate that the
centre is viable but in need of physical enhancement and consolidation.
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GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.36 GVA has updated the GOAD survey to take account of floorspace and fascia changes
since late 2011; the survey results are as follows:
Retail Sector Floorspace (sqm gross) Units
Convenience 1,210 6
Comparison 1,688 22
Service14 2,909 43
Vacant 805 15
TOTAL15 6,612 86
4.37 The main differences in the survey results are as follows:
CONVENIENCE; whilst the GVA survey identifies 2 fewer convenience outlets within
the town centre, the quantum of floorspace is significantly different with GOAD
identifying c. 4,100 m2 (gross) and GVA 1,210 m2 (gross). This difference is primarily
attributable to the exclusion of the edge-of-centre Lidl store.
COMPARISON; the number of comparison units is the same (22). However, the
quantum of floorspace is different with GOAD identifying c. 2,100 m2 (gross) and GVA
c. 1,700 m2 (gross).
VACANT; the GVA survey identifies 2 more vacant units (15 in total) than GOAD. The
vacant floorspace identified by both surveys is c. 800 m2 (gross). The concentrations
of vacant units are to the north of Station Lane and within the precinct.
4.38 Whilst the two surveys are relatively consistent in terms of the number and amount of
vacant units in Featherstone town centre, on the basis of our site visits there is a possible
need for intervention and possible consolidation of the centre in physical terms in order to
enhance vitality and viability going forward.
4.39 The edge-of-centre Lidl store (physically separated from the centre by the A645
Wakefield Road) is likely to generate linked trips with the town centre and shopping
activity may become further focused in the southern extent of the town centre. The
recent grant of planning permission for a new mainstream foodstore to the south west of
14 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 15 Excludes floorspace defined as miscellaneous
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the town centre along Wakefield Road could also have a significant influence on future
composition (and role) of the town centre.
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.40 As detailed above, there is a freestanding Lidl store located to the south of the defined
retail policy area boundary beyond Wakefield Road (A645).
PONTEFRACT
EXPERIAN GOAD FLOORSPACE SURVEY
4.41 The most recent survey of Pontefract was completed by Goad in February 2012; the
survey results are as follows:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
Pontefract Yorkshire & Humberside
Pontefract Yorkshire & Humberside
Convenience 19 6.38 7.19 13,099 17.74 12.46
Comparison 77 25.84 29.66 16,425 22.25 29.48
Retail Service 38 12.75 12.23 4,599 6.23 5.38
Leisure Service 52 17.45 19.35 9,197 12.46 18.04
Financial Service 36 12.08 9.13 5,556 7.52 6.41
Vacant 35 11.74 11.28 4,311 5.84 8.67
TOTAL 257 100 100 53,187 100 100
4.42 The survey results identify the following:
CONVENIENCE; the number of units within the town centre is slightly below the
regional average whereas the overall quantum of floorspace is above; this reflects
the presence of Asda, Tesco and Morrison’s stores.
COMPARISON; the number of units and quantum of floorspace within the town centre
is below the Goad regional averages. Whilst there are a significant number of units in
comparison retail use, the results potentially reflect the small size of existing units
(reflecting the historic core of the town centre).
VACANT; the number of units within the town centre is in line with the regional
average. The quantum of floorspace is however below the average suggesting that
existing vacant units are small in terms of configuration.
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4.43 The survey results generate a balanced overview of the existing performance of
Pontefract town centre. The convenience offer is relatively strong with the in-centre
Tesco store complemented by other national multiples (Iceland and M&S Simply Food)
and local independents (bakers, butchers and grocers). There are also Morrison’s and
Asda stores located just beyond the adopted retail policy area boundary.
4.44 Whilst there are a significant number of comparison retail uses within the town centre,
they are relatively small-scale. This potentially reflects the fact that there is limited
national multiple retailers due to surrounding higher order competition (Wakefield, Leeds
and out-of-centre destinations such as Junction 32 Outlet).
4.45 The vacancies in the town centre are small units which are more suited to local
independents than national multiples.
GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.46 GVA has updated the Goad survey to take account of floorspace and fascia changes;
the survey results are as follows:
Retail Sector Floorspace (sqm gross) Units
Convenience 4,644 17
Comparison 12,380 75
Service16 16,371 138
Vacant 4,127 30
TOTAL17 37,522 260
4.47 The difference in the survey results is as follows:
CONVENIENCE; the number of convenience units identified in both surveys is similar
(19 in GOAD to 17 in GVA). However, there is a significant difference in floorspace (c.
13,100 m2 (gross) in GOAD to c. 4,600 m2 (gross) in GVA survey); this is primarily
attributable to the exclusion of the Morrison’s, Asda and Farmfoods stores which are
located outside of the defined retail policy area boundary.
COMPARISON; whilst the number of units is broadly similar between the two surveys.
However, the quantum of floorspace within comparison retail use is markedly
different (c. 16,400 m2 (gross) in GOAD to c. 12,400 m2 (gross) in the GVA survey). This
16 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 17 Total floorspace excludes Miscellaneous uses
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is due to comparison retail units such as the YMCA charity shop on the eastern part of
Horsefair being located outside of the defined retail policy area boundary.
VACANT; the GVA survey identifies 30 vacant units in comparison to 35 in the GOAD
survey. However, the quantum of vacant floorspace between the surveys is similar.
4.48 Overall, there are little changes between the two respective survey exercises aside from
the exclusion of edge-of-centre foodstores. The survey results do however indicate that
there is a significant quantum of food and drink uses (c. 6,300 m2 gross) within the town
centre (concentrated around Beastfair and Cornmarket).
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.49 As detailed above, there are Morrison’s, Asda and Farmfoods stores located outside of
the defined retail policy area boundaries (edge-of-centre in sequential terms). The main
out-of-centre provision within the town is the bulky retail orientated Parkside Retail Park to
the north and South Baileygate to the east which includes Aldi.
4.50 The Xscape leisure facility and Junction 32 Outlet Village are also located to the north of
the town at its junction with the M62 (shared with Castleford).
CASTLEFORD
4.51 The latest GOAD survey of Castleford town centre was completed in September 2012:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
Castleford Yorkshire & Humberside
Castleford Yorkshire & Humberside
Convenience 19 5.97 7.19 8,241 13.57 12.46
Comparison 99 31.13 29.66 23,886 39.34 29.48
Retail Service 43 13.52 12.23 3,549 5.85 5.38
Leisure Service 49 15.41 19.35 8,733 14.38 18.04
Financial Service 32 10.06 9.13 4,636 7.64 6.41
Vacant 41 12.89 11.28 6,156 10.15 8.67
TOTAL 283 100 100 55,201 100 100
4.52 In comparing the survey results against the GOAD baseline, it is apparent that:
CONVENIENCE; whilst the number of outlets is below the GOAD regional average, the
quantum of floorspace is slightly above; this suggests that existing convenience units
in the town centre are relatively large.
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COMPARISON; whereas the number of outlets is only slightly above the GOAD
regional average, the proportion of floorspace is significantly above. This suggests
that the figures are ‘skewed’ by several larger floorplate units including Wilkinson’s,
Poundstretcher and units within Castleford Retail Park.
VACANT; the number of units and proportion of floorspace are above the GOAD
regional average. There is a concentration of vacant units towards the junction of
Carlton Street and Albion Street which are included in the Goad survey.
4.53 The Goad survey results do however include significant areas beyond the defined retail
policy area boundaries such as Albion Street (Aldi) and Castleford Retail Park
(Homebase, Morrison’s) which inflate the convenience and comparison figures for the
town centre.
GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.54 The GVA survey, based on current defined town centre boundaries, identifies the
following floorspace within Castleford town centre:
Retail Sector Floorspace (sqm gross) Units
Convenience 2,752 16
Comparison 12,791 58
Service18 7,949 80
Vacant 1,322 13
TOTAL19 24,814 167
4.55 The differences between the GOAD and GVA surveys are as follows:
CONVENIENCE; there is a difference of 3 units between the GOAD and GVA surveys
(19 to 16). The floorspace is however difference due to the Aldi and Morrison’s stores
being located outside the defined retail policy area boundary.
COMPARISON; the number of units identified in the GVA survey (58) is significantly
below that identified in the GOAD survey (99). The quantum of floorspace also drops
from c. 23,900 m2 (gross) in the GOAD survey to c. 12,800 m2 (gross) in the GVA survey;
this is due to the exclusion of Castleford Retail Park, Albion Street and Bridge Street.
18 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 19 Total floorspace excludes Miscellaneous uses
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VACANT; the GVA survey identifies 13 vacant units within the adopted retail policy
area; this compares to 41 units identified in the GOAD survey. The difference in
vacant floorspace is therefore significant with GVA identifying c. 1,300 m2 (gross) and
GOAD 6,150 m2 (gross). This is again attributable to the exclusion of Albion Street and
the northern parts of Back Wesley Street, Wesley Street and Sagar Street.
4.56 Overall, when the areas outside of the defined retail policy area boundaries are removed
from the schedule then it is apparent that the town centre is relatively viable with few
prominent vacancies. Carlton Street and the Carlton Lanes Shopping Centre have few
vacancies aside from small (terraced) retail units.
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.57 Castleford Retail Park, which is located outside of the defined retail policy area,
comprises a Homebase DIY store and a small Morrison’s foodstore (former Netto). A
standalone Aldi store is located adjacent to the bus station. The main foodstore provision
is the large out-of-centre Asda store at Glasshoughton.
4.58 Outside of the immediate town, there are large out-of-centre regional shopping and
leisure destinations located on the M62 corridor. Junction 32 Outlet Village comprises an
extensive range of national and international fashion multiples. There is also the out-of-
centre Xscape leisure complex which comprises (amongst others) a snow-dome, ten pin
bowling, cinema, family orientated restaurants and evening entertainment (bars).
KNOTTINGLEY
4.59 There are no GOAD survey plans available for Knottingley. The town centre boundary has
also not been defined on an adopted proposals map. GVA has therefore surveyed
(August 2013) the general extent of the town centre shopping area.
Retail Sector Floorspace (sqm gross) Units
Convenience 6,516 2
Comparison 1,275 5
Service20 1,739 20
Vacant 668 6
TOTAL21 10,198 33
20 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services
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4.60 The survey results clearly indicate that the town centre primarily performs a convenience
shopping function; this is due to the large Morrison’s foodstore located within the town
centre. The balance of the town centre retail offer is particularly small scale. The recent
approval of a new retail scheme adjacent to the existing sports centre in the town, which
will comprise a foodstore (likely to be discounter) and new retail units, should provide
more choice for local residents and enhance the retail offer further.
HEMSWORTH
4.61 As with Knottingley, there are no GOAD survey plans available for the town. GVA has
therefore surveyed (August 2013) the general extent of the town centre shopping area.
Retail Sector Floorspace (sqm gross) Units
Convenience 1,608 5
Comparison 2,731 15
Service22 4,288 35
Vacant 2,863 8
TOTAL23 11,490 63
4.62 The survey results specifically exclude the Tesco store which is currently located outside of
the defined retail policy area boundary. The high amount of vacant floorspace is
attributable to the closure of the former Co-Op store when Tesco opened.
21 Total floorspace excludes miscellaneous floorspace 22 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 23 Total floorspace excludes miscellaneous floorspace
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SOUTH ELMSALL
4.63 The most recent GOAD survey of South Elmsall was undertaken in September 2012; the
survey results are as follows:
Retail Sector No. Outlets
% Outlets Floorspace (sqm)
% Floorspace
South Elmsall
Yorkshire & Humberside
South Elmsall
Yorkshire & Humberside
Convenience 15 12.93 7.19 3,010 19.89 12.46
Comparison 40 34.48 29.66 4,766 31.49 29.48
Retail Service 17 14.66 12.23 1,524 10.07 5.38
Leisure Service 16 13.79 19.35 1,849 12.22 18.04
Financial Service 9 7.76 9.13 799 5.28 6.41
Vacant 7 6.03 11.28 1,440 9.52 8.67
TOTAL 104 100 100 13,388 100 100
4.64 The main indicators arising from the GOAD survey are as follows:
CONVENIENCE; the number of units and quantum of floorspace is significantly above
the GOAD regional average; this reflects the predominant convenience-orientated
offer in the town.
COMPARISON; whilst the number of units is significantly above the GOAD regional
average, the overall quantum of comparison floorspace is only slightly above; this
suggests that the majority of comparison retailers occupy smaller units.
VACANT; the number of vacant units is substantially below the GOAD regional
average whereas the quantum of floorspace is above; this suggests that larger units
are currently vacant.
4.65 Overall, the survey results indicate that the town centre is relatively viable. The main
vacancies are however located to the west of the centre along Barnsley Road.
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GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)
4.66 The GVA survey results, based on defined town centre boundaries, are set out below:
Retail Sector Floorspace (sqm gross) Units
Convenience 1,728 13
Comparison 4,217 35
Service24 3,405 40
Vacant 2,490 9
TOTAL25 11,840 97
4.67 The main differences between the two respective survey exercises is as follows:
CONVENIENCE; the GOAD survey identifies two more units than GVA. The floorspace
is however different due to the exclusion of the Asda Moorthorpe store further to the
west of the existing defined retail policy area boundary.
COMPARISON; the GOAD survey identifies five more units compared to the GVA
survey. The difference in floorspace however is only c. 500 m2 (gross) and is
attributable to the exclusion of units west of the existing defined retail policy area
boundary along Barnsley Road.
VACANT; the number of vacant units identified in the GVA survey) is actually two
more than the GOAD survey. The quantum of vacant floorspace is also significantly
different with GVA identifying c. 2,500 m2 (gross) whilst GOAD identifies c. 1,450 m2
(gross). This difference is potentially due to larger floorplates (i.e. retail units adjacent
to the town centre library as well as Chequers Public House).
4.68 Overall, the relatively elongated nature of the centre may require rationalisation in order
to consolidate the centre and provide one specific area of retail focus.
EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION
4.69 The standalone Asda store in Moorthorpe is located to the west of the currently defined
retail policy area boundary for South Elmsall.
24 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 25 Total floorspace excludes Miscellaneous floorspace
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5. RETAIL CAPACITY METHODOLOGY 5.1 The quantitative assessment adopts a conventional step-by-step methodology, drawing
upon the results of the household telephone survey to understand existing shopping
patterns and to model existing flows of available expenditure to the main retail
destinations within the district and the wider sub-region (extending into the adjoining
Kirklees, Doncaster, Leeds and Barnsley local authority areas).
5.2 Having established the baseline position, the quantitative capacity modelling exercise
goes on to establish the performance of the main centres in the district, the main stores
and retail park destinations. The methodology, data inputs and assumptions adopted in
the assessment exercise are set out below.
1) STUDY AREA DEFINITION
5.3 A catchment plan detailing the study area and individual catchment zones is provided at
Appendix 1. A total of nine individual survey zones, based on the primary centres and
local geography (topography, accessibility etc.) have been defined to cover the
geographical extent of the Wakefield local authority area.
5.4 A further two ‘buffer’ zones have been defined for the northern extent of the Doncaster
and Barnsley local authority areas to ascertain inflows to the main centres (principally
Wakefield city centre given its sub-regional comparison shopping function) in the district.
5.5 A separate retail and town centre study is also being completed for the adjoining Kirklees
Borough at the same time as this assessment. Therefore, the household survey results for
catchments defined in the east of Kirklees (including Dewsbury, Batley and Morley) has
also been utilised as part of this assessment to provide a full overview of expenditure
inflows to main retail destinations in Wakefield.
5.6 The geographical extent of the Morley catchment (survey zone 10) defined for the
Kirklees study has however been reduced for the Wakefield study (NEMS have re-run the
original survey results for this zone to reflect a smaller catchment) given that it covers
postcodes in and around Ossett and extends a significant distance to the west of Morley
towards Brighouse.
5.7 As part of a joint working initiative, the survey results commissioned for Wakefield have
been provided to Kirklees.
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5.8 All catchment zones are defined on the basis of individual postcode sectors, so as to
generate population and expenditure data from the Experian Micromarketer system
(derived from ONS mid-year estimates)26.
2) HOUSEHOLD TELEPHONE SURVEY
5.9 A total of 1,200 household surveys have been completed across zones 1 to 9 (Wakefield
District) and buffer zones 1 and 2 (Northern Barnsley and Doncaster respectively). A
minimum survey sample of 100 surveys per catchment zone has been achieved in
accordance with recommended PPS4 practice guidance (Appendix B). A total of 200
household surveys has however been completed for the Wakefield catchment (survey
zone 2) given its large residential population. The Kirklees catchment zones are subject to
a separate survey exercise but a sample of 100 surveys has been completed.
5.10 The survey has been designed to establish household shopping habits in terms of
convenience (main food / top-up) and comparison goods expenditure. The main
questions within the survey template were agreed with the consultants preparing the
Kirklees study to enable the cross boundary work to be completed by both parties.
5.11 The results of the two types of food shopping questions are merged through the
application of a weighting (75% main food; 25% top-up food shopping split), which
reflects the estimated proportion of expenditure accounted for main (bulk) and daily top-
up food shopping. This produces a composite pattern of convenience spending,
enabling the identification of each main centre and foodstore market share.
5.12 With regards to comparison goods, the survey was designed to pick up shopping patterns
for the following categories:
COMPARISON GOODS BULKY DURABLE GOODS
Clothing, Footwear and Other Fashion Goods Furniture, Floor Coverings and Household Textiles
Personal Goods (i.e. Jewellery, Watches, Medical Goods and Therapeutic Appliances)
DIY and Decorating Goods
Small Household Goods including Glassware and Tableware, Jewellery, , Therapeutic Appliances and Appliances for Personal Care
Electrical Goods including Major Household Apps. (i.e. Fridges and Cookers), Large Electrical Goods (i.e. TV and Computers) and Domestic Appliances
Books, CDs, DVDs and Computer Games Chemist Goods
Recreational Goods (i.e. Bicycles, Games, Toys, Sports Equipment, Musical Instruments and Pet Products)
Gardening Goods
26 Experian Retail Planner 10.1, September 2012
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5.13 The household survey results have been weighted in order to take account of the resident
population in each respective zone to ensure a representative response. The results of all
these questions were merged using weighting to reflect the amount of per capita
expenditure in the survey zones for each of the different categories of goods.
5.14 In addition, the household survey also sought to understand where people presently go to
pursue their main leisure activities (cinema, eating out etc.). The survey also sought to
determine customer / visitor profile, mode of travel, the attraction and a number of
attitudinal questions determining what users think about the retail and leisure offer,
environmental quality and perception of safety.
3) DATA VARIABLES
i) POPULATION ESTIMATES
5.15 The population estimates and forecasts for each of the survey zones are derived from the
Experian Micromarketer database (2011 Price Base). The population estimates are based
on trend-line projections from the 2001 Census results and are calibrated to Local
Authority District targets on the most recently available Government household and
population data (ONS 2011-based projections).
5.16 Whilst the Experian population estimates are updated annually to allow for changes in
housing stock and residual population, the estimates are based on historic distribution
patterns rather than the growth pattern set out in the Council’s adopted Core Strategy
and Site-Specific Policies Local Plan. Additionally, the Council is also planning for 20%
additional population growth above and beyond ONS trend-line projections and
therefore a slightly revised estimate of growth and the distribution of this growth is
required to ensure consistency with the forward planning policy framework.
5.17 Therefore, a series of measures have been undertaken to reflect the proposed housing
growth and distribution rather than the ONS trend-line (historic) distribution approach
adopted by Experian, as follows (Appendix 2a, Tables 1a-d):
APPORTIONMENT OF GROWTH (20%) BEYOND ONS TREND-LINE; the 20% additional
population growth has been applied for a 9 year period between 2013 and 2023
(originally to be applied over 2008 – 2017 period and not full LDF plan period). The
population has then been distributed to each relevant settlement and its defined
catchment in accordance with adopted Core Strategy policy CS3.
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NEW HOUSING DISTRIBUTION; the Site Specific Policies Local Plan (Appendix 1) details
the proposed distribution of housing allocations across the district by settlement in the
period to 2026 (LDF end date). The population of the housing allocations has been
calculated by applying an average persons per household factor based on current
Experian baseline data. The resultant population has then been applied to the
projections and factored back down to the sum of the original district total for the
relevant year.
5.18 As Table 1d of Appendix 2a details, the population for the respective catchment zones
(1-9) within the district is on the whole projected to rise between 2013 and 2026 (LDF end
date) with the exception of Ossett (survey zone 1) and Rural South (survey zone 3)
catchments where housing development is to be restricted by adopted LDF policy.
ii) AVAILABLE EXPENDITURE
EXPENDITURE PER CAPITA
5.19 The latest Experian Micromarketer data (Briefing Note 10.1, September 2012) was used to
provide estimates of per capita (person) expenditure on convenience and comparison
goods in 2011 prices. The current Experian expenditure growth projections are as follows:
CONVENIENCE 0.1% (2011-2012) -0.1% (2012-2013) 0.5% p.a. (2013-2018) 0.8% p.a. 2018 – 2026
COMPARISON 1.4% (2012) 1.8% (2013) 2.8% p.a. (2013–18) 2.9% p.a. (2018–26)
5.20 Whilst Experian projects that expenditure growth will return to historic levels in the longer
term, there is extremely limited growth projected in the short term which reflects the
current squeeze on household incomes and living standards.
5.21 The reduced amount of available expenditure in the short term allied to slower growth
projections has implications for forward quantitative capacity as highlighted later.
SPECIAL FORMS OF TRADING
5.22 Special forms of trading (e.g. expenditure not available to spend in the shops27), primarily
internet sales, is projected to rise towards the latter end of the LDF plan period. The latest
Experian projections are as follows.
27 Experian define SFTs as expenditure that does not take place in shops, such as that via mail order houses, door to door salesmen and stalls and markets. It also includes spending using digital TV and over the Internet.
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CONVENIENCE SFT DEDUCTIONS 2% (2012) 3.4% (2018) 4.6% (2028)
COMPARISON SFT DEDUCTIONS 9.9% (2012) 12.9% (2013-18) 16% (2023-28)
5.23 Overall, whilst the latest Experian projections identify longer-term growth in non-store (i.e.
internet) based convenience sales, the current logistical difficulties in servicing customer
demand on line (main retailers are beginning to open ‘dark’ stores to meet demand)
means that the growth has not been as strong as initially projected. In relation to
comparison retail, there continues to be significant growth in non store sales.
5.24 As previously detailed in the retail trends chapter, the overall trend for less expenditure
being physically available to spend in traditional centres / stores poses significant
challenges to traditional ‘bricks and mortar’ retailing and town centres as a whole.
STORE PERFORMANCE
BENCHMARK TURNOVERS
5.25 In order to review the current turnover performance of the main centres as retail
destinations and its main stores (particularly larger format foodstores), published
benchmark performance s (estimates of trading at company average levels) has been
compared against the survey–derived turnover figures identified in the capacity
modelling assessment. The company benchmark (turnover) has been calculated from
average sales density figures obtained from Mintel Retail Rankings and Verdict.
SALES DENSITY IMPROVEMENTS (TRADING EFFICIENCY)
5.26 Projected sales density improvements are projected by Experian to be relatively static in
the short to medium term due to the current economic conditions:
CONVENIENCE SALES DENSITY -0.7% (2012-13) 0.1% p.a. (2013-18) 0.2% p.a. (2018-26)
COMPARISON SALES DENSITY 1.2% (2012-13) 2.1% p.a. (2013-18) 1.8% p.a. (2018-26)
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4) CAPACITY REVIEW
5.27 The quantitative capacity is presented on strategic dates according with the lifespan of
the LDF to 2026. Having established the baseline capacity position, the assessment then
goes on to consider what may be achievable in terms of potential increases in market
share and thus quantitative capacity.
5.28 It should be noted that the potential uplift in expenditure only represents actual capacity
if retail proposals and operators that emerge can genuinely qualitatively add to the
existing retail offer of a town centre by strengthening its attractiveness so as to achieve
the envisaged improvements in market share.
5.29 Any market share enhancement assessment should be viewed against the positive
planning policy framework provided by NPPF. Therefore, should proposals emerge for the
development of new retail facilities within the primary shopping area of the town centre
then the application should be considered on its merits, having particular regard to the
qualitative uplift that proposals could potentially achieve.
5.30 In the same respect, there is no NPPF based policy support for the diversion of trade from
sequentially preferable central locations to new provision which is outside of a centre and
is likely to lead to the loss of trade and wider benefits including linked shopping trips and
footfall within a centre.
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6. COMMITTED SCHEMES 6.1 In assessing the quantitative and qualitative needs for new retail and leisure provision in
the principal centres in the district, it is important to understand committed proposals
which could materially influence future performance and thereafter strategy. A brief
summary of committed schemes is summarised below.
CONVENIENCE
6.2 The Council has confirmed that planning permission has been granted for the following
foodstores within the district28:
Store Zone Gross
Floorspace (sqm)
Net Floorspace
(sqm)
Net Convenience
(sqm)
APP 13/00436/FUL – Proposed Aldi Foodstore ZONE 2 – WAKEFIELD 1,422 990 792
APP 12/00899/FUL – Proposed Retail Development comprising 1 no. Class A1 Foodstore Unit
ZONE 8 - KNOTTINGLEY 1,759 1,231 985
APP 12/00712/OUT – Proposed Class A1 Foodstore ZONE 4 - FEATHERSTONE 3,716 2,230 1,449
APP 12/00664/RPP – Proposed Class A1 Foodstore ZONE 4 - FEATHERSTONE 2,004 1,403 1,12229
APP 11/02126/RPP – Proposed Class A1 Foodstore ZONE 6 - CASTLEFORD 7,600 5,320 3,458
6.3 Outside of the district, the main committed foodstore scheme which could influence
future convenience shopping patterns (and associated need) is to the south of Barnsley
town centre where a new large foodstore (c. 14,000 m2 gross; 8,250 m2 net) has been
approved on the edge-of-centre New Street site; the store may prove attractive for some
residents in the far south of Wakefield district (including those in buffer zone 1) who
already look to Barnsley for main food trips.
28 Information derived from Decision Notices and Applicant’s Retail Impact Analysis Submissions. Knottingley Foodstore Scheme (LPA ref. 12/00899/FUL) based on 70% gross to net and 80/20 convenience floorspace split. 29 Net floorspace based on 70% gross to net assumption; net convenience floorspace based on 80-20 convenience floorspace ratio.
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COMPARISON
6.4 The major committed comparison retail development within the district is the proposed
three storey extension to the Ridings Centre in Wakefield city centre. Originally granted
planning permission in 2008, and subsequently renewed in late 2010, the scheme provides
for c. 9,100 m2 (gross) of additional Class A1 retail floorspace. The proposed scheme is
intended to provide large retail units to attract national multiples.
6.5 The approved mainstream foodstore schemes in and around the district (e.g.
Featherstone and Aire Street, Castleford) would contain a significant non-food retail
element and are likely to have some material influence on shopping patterns.
6.6 In terms of major retail development proposals outside of the district, the schemes set out
below are likely to have some influence on the identified expenditure / market share
patterns for the main centres and destinations in the district.
LEEDS
6.7 There is significant retail-led development ongoing in Leeds city centre with the recently
opened Trinity Leeds scheme complemented by the emerging Victoria Gate scheme.
TRINITY
6.8 The Trinity Leeds scheme has recently opened (March 2013). The scheme consists of c.
100,000 m2 of floorspace with 120 units ranging from small pods to 10,000 m2 department
store anchors. Mainstream retail anchors include River Island, Next, Hollister, Primark, M&S
and H&M. The leisure element of the scheme includes a new cinema and a restaurant
quarter with family orientated national chain operators.
VICTORIA GATE (EASTGATE)
6.9 Outline planning permission was granted in September 201130 for a retail-led, mixed use
development of land to the north-east of Leeds City Centre known as Victoria Gate
(formerly the Eastgate Quarters). The scheme comprises c. 131,200 m2 of development
including up to c. 117,000 m2 of retail floorspace (Class A1 – A5), c. 9,800 m2 of office
floorspace (Class B1), c. 3,500 m2 of gym floorspace (Class D2) alongside a number of
ancillary uses.
30 Leeds LPA Application Reference 11/01000/OT
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6.10 In October 2012, planning permission31 was granted for an amendment to the scheme
that allowed additional floorspace and uses including a casino up to c. 5,000 m2 and
open leisure use (Class D2) up to 11,000 m2.
6.11 With respect to the retail and leisure elements of the scheme, there are two large
department stores (John Lewis to anchor one), a number of large multiple format stores
and range of smaller units to encourage a varied retail environment.
6.12 The scheme is to be delivered in two phases with the first phase comprising around one-
third of the overall scheme and includes the proposed John Lewis department store. The
proposed first phase is likely to be operational by autumn 2016 with the second phase to
follow subject to necessary CPO negotiations with relevant parties.
6.13 The scheme will in conjunction with Trinity Leeds further enhance the city centre as the
primary retail and leisure destination in the region.
BARNSLEY
6.14 Full planning permission32 was granted in September 2011 to the 1249 Regeneration
Partnership (as the Council’s preferred developer) for the mixed-use redevelopment of
the Barnsley Markets site in the town centre. The permitted scheme proposes the
demolition of existing buildings on a 4.6 hectare site in the town centre and the
development of:
Class A1 retail (c. 35,900 m2 including Class A4 Food & Drink uses);
Replacement Town Centre Market; and
Class D2 Multi-Screen Cinema (c. 4,100 m2 on upper floor level).
6.15 In terms of the proposed retail element, the approved scheme includes a new large
department store (to be occupied by Debenhams) and high street style comparison
retail units arranged around a new shopping circuit running from the Market Square.
6.16 The Markets Scheme is primarily intended to enable Barnsley to improve its retail offer in
both quantitative and particularly qualitative terms in order to enhance its role as a sub-
regional centre in the retail hierarchy (comparable to Trinity Walk in Wakefield city
centre). The scheme will deliver a range of modern retail and leisure units to attract
national (high street) fashion multiples not currently represented in the town.
31 Leeds LPA Application Reference 12/03002/OT
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6.17 In terms of forward timescales and delivery, whilst it is understood that the a revised
development agreement has been finalised and necessary land acquisition (CPO) is
being currently progressed by the Council and relevant parties, a funding (investment)
partner needs to be secured in order to take the scheme forward to construction. The
timescales for completion of the proposed town centre redevelopment are therefore
uncertain at this time.
WHITE ROSE SHOPPING PARK [PLANNED]
6.18 An outline planning application33 has recently been submitted (April 2013) for the
redevelopment and extension of White Rose. The proposed scheme includes:
Extension of c. 3,300 m2 to existing Debenhams store;
Three new Class A1 retail units of c. 1,800 m2;
Extension of c. 5,900 m2 to existing Primark store;
Class D2 cinema (c. 4,100 m2); and
New Class A3 – A5 catering units (c. 2,300 m2).
6.19 Overall, the proposed scheme delivers c. 11,000 m2 of new Class A1 retail floorspace. The
extensions to Primark and Debenhams are primarily proposed in order to meet the
operators’ requirements for additional operational floorspace.
6.20 The leisure based offer (new cinema and restaurant units) at White Rose may appeal to
residents in the western areas of the district (residents from beyond these areas unlikely to
travel beyond Xscape facility in Glasshoughton). The broadening of the uses is intended
to re-orientate White Rose as a family orientated retail and leisure destination rather than
the current traditional shopping park offer.
32 Barnsley LPA Application Reference 2011/0714 33 Leeds LPA Application Reference 13/01640/OT
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7. OSSETT / HORBURY 7.1 The respective towns are located within a geographically discrete catchment (survey
zone 1) on the western side of the district beyond the M1 motorway. Ossett is located
equidistance between Wakefield and Dewsbury (Kirklees Borough). The town has a top-
up orientated convenience and comparison retail offer. The main retailers in the town
centre include Co-Op, Iceland and Boot’s. There is an edge-of-centre Lidl store.
7.2 Horbury is a separate smaller settlement located to the south of Ossett. The town serves a
relatively localised catchment with a number of outlying rural villages to the south
(Middlestown, Netherton etc.). The town centre comprises a traditional linear high street
with a Co-Op convenience store and number of small independents.
7.3 The leisure provision within the catchment is limited to local independent restaurants and
bars / pubs.
CONVENIENCE
7.4 The overall convenience expenditure pot (Table 3, Appendix 2a) within the catchment
(survey zone 1) is c. £56m (2013); this is projected to rise to £58.4m by 2018 and £58.7m in
2026 (£2.8m increase over Local Plan period).
A) MAIN FOOD
7.5 The main food expenditure pot (Table 4a, Appendix 2a) within the catchment is
projected to rise from c. £42m in 2013 to £43.8m in 2018 and £44.1m by 2026. The main
food shopping patterns (Table 5, Appendix 2b) are summarised below:
OSSETT TOWN CENTRE; the town centre secures a 5.7% (£2.4m) market share from its
immediate catchment; this is solely attributable to the Co-Op store.
OSSETT – NON TOWN CENTRE; the edge-of-centre Lidl store claims a 12.1% (£5.1m)
market share.
OSSETT – OVERALL MARKET SHARE; taking the market share together, the town as a
whole claims 17.8% (£7.5m) of main food expenditure arising within the catchment.
HORBURY; the Co-Op in the town performs a minor main food shopping function with
only a 2.1% (£0.9m) market share.
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OVERALL CATCHMENT RETENTION; the main food retention level of both towns
combined from the defined catchment (survey zone 1) is 19.9% (£8.4m).
INFLOWS; Co-Op Horbury attracts a minor 0.8% (£0.5m) inflow from the adjoining Rural
South East catchment (Kirklees Zone 6). There are no other recorded inflows.
LEAKAGE (DISTRICT); most shoppers look towards mainstream foodstores in Wakefield
and Dewsbury for main food shopping. Wakefield attracts 55.9% (£23.5m) of main
food expenditure with the most popular stores being the out-of-centre Morrison’s
Dewsbury Road (28.1% / £11.8m). There are also expenditure flows to other stores in
the town including Sainsbury’s Trinity Walk and Ings Road, Morrison’s Ridings Centre
and Asda Sandal).
LEAKAGE (OUTSIDE DISTRICT); the main foodstores in Dewsbury (Asda and Sainsbury’s)
claim a 16.4% (£6.9m) market share from the catchment. There are also minor flows
to Tesco Batley, Morrison’s Rothwell and Asda Morley.
7.6 Overall, the survey results highlight the current limitations of the top-up orientated
convenience offer within both Ossett and Horbury. There is a lack of mainstream
foodstore provision in the catchment which is reflected in the significant outflows.
B) TOP-UP FOOD
7.7 The top-up expenditure pot (Table 4b, Appendix 2a) within the catchment is projected to
rise from c. £14m in 2013 to £14.7m by 2026. The survey results (Tables 6a-6c, Appendix
2b) identify the following:
OSSETT TOWN CENTRE; the town centre retains 32.5% (£4.5m) of top-up food spend
arising within its immediate catchment.
OSSETT – NON TOWN CENTRE; the edge-of-centre Lidl attracts a further 16.5% (£2.3m).
Other local / neighbourhood centre provision within Ossett draws 17.4% (£2.4m).
OSSETT – OVERALL RETENTION; combining the market shares together, the town overall
retains 66.4% (£9.3m) of top-up spend arising within its immediate catchment.
HORBURY; the town retains 15.2% (£2.1m) of catchment spend; this reflects the 9.9%
(£1.4m) market share that the Co-Op store attracts from the catchment and the 5.3%
(£0.7m) market share that local independents secure.
OVERALL CATCHMENT RETENTION; the overall top-up retention levels between the two
towns is 81.4% (£11.4m).
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INFLOWS; there are minimal inflows to provision within the catchment from the
Wakefield (2.1% / £0.7m) and Dewsbury (3.4% / £0.8m) catchment zones.
LEAKAGE (DISTRICT); given that existing provision within Ossett and Horbury retain just
over 80% of top-up spend arising within its immediate catchment, there are limited
outflows. The main destinations in the district are within Wakefield (16.3% / £2.3m).
LEAKAGE (OUTSIDE DISTRICT); whereas there are notable outflows of main food spend
to convenience stores outside the district, the leakage for top-up spend is negligible.
7.8 The survey results reflect the highly localised nature of top-up shopping with convenience
provision in the district as a whole retaining 99.5% (£13.9m) of top-up spend arising within
the Ossett and Horbury catchment.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
7.9 Taking the main and top-up food market shares together, the survey (Table 7, Appendix
2b) identifies that Ossett town centre retains 12.4% (£6.9m) of all convenience
expenditure arising within its immediate catchment (survey zone 1).
7.10 The edge-of-centre Lidl store secures a 13.2% (£7.4m) market share whilst local provision
draws 4.4% (£2.4m). Ossett as a whole therefore claims 30% (£16.8m) of all convenience
expenditure arising in the catchment.
7.11 Horbury performs a secondary role with a 5.4% (£3m) market share. The overall retention
level between Ossett and Horbury is 35.3% (£19.8m).
7.12 The main flows from the catchment are primarily to mainstream foodstores in Wakefield
(46% / £25.7m); the out-of-centre Morrison’s on Dewsbury Road is the most popular
destination (21.7% / £12.1m) for local residents in survey zone 1.
7.13 The overall quantum of expenditure retained by convenience provision within the district
as a whole from the catchment (survey zone 1) is 81.7% (£45.7m).
D) FOODSTORE TRADING PERFORMANCE
7.14 The survey results (Table 8, Appendix 2b) identify that the Co-Op store in Ossett town
centre is under-trading by c. £3m against expected company benchmark. The edge-of-
centre Lidl in Ossett is performing strongly and is estimated to be overtrading by c. £5m
against benchmark. This potential disparity in performance between the two main stores
in Ossett is attributable to the Lidl store performing a more prominent main food shopping
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role. The range of convenience goods within the Co-Op store is predominantly
orientated towards top-up shopping.
7.15 With respect to existing convenience provision in Horbury, the survey identifies that the
Co-Op store in the town centre is also under-performing by c. £2.9m against benchmark.
E) CAPACITY REVIEW – OSSETT
i) CONSTANT MARKET SHARE
7.16 The baseline capacity modelling exercise (Table 10a-b, Appendix 2c), assuming a
constant market share and taking account of projected population growth, expenditure
growth and trading efficiency increases (notwithstanding increasing SFT deductions),
generates the following floorspace requirement34 over the emerging Local Plan period:
MAINSTREAM RETAIL35 2018 2023 2026
OSSETT TOWN CENTRE c. 20 m2 (gross) c. 50 m2 (gross) c. 65 m2 (gross)
OSSETT36 c. 40 m2 (gross) c. 95 m2 (gross) c. 130 m2 (gross)
7.17 The baseline capacity position, even when the turnover of the existing edge-of-centre
Lidl store in the town is included, is clearly not sufficient to support any substantive
convenience retail provision in the town over the emerging plan period. However, the
baseline assessment reflects the current deficiencies in the town centre retail offer and
does not consider the potential to reverse current main food expenditure outflows. An
assessment of what the town could realistically achieve is therefore considered below.
ii) POTENTIAL MARKET SHARE IMPROVEMENT
7.18 Ossett (the town as a whole) only presently retains c. 18% of all main food expenditure
arising within its defined catchment (survey zone 1); this is a very low level of expenditure
retention and there are significant outflows of main food expenditure to mainstream, full-
range foodstores in Wakefield and Dewsbury in particular.
7.19 Whilst the current edge-of-centre Lidl store performs a main food shopping function to a
certain extent, it is a deep discounter with a business model which primarily focuses on a
34 Rounded to nearest 5 metre floorspace increments 35 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 36 Ossett includes edge-of-centre Lidl turnover.
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fixed range of own brand goods; it is not able to effectively compete on a like-for-like
basis with full-range mainstream foodstores37. Likewise, the Co-Op and Iceland stores in
the town centre stock a limited range of convenience goods and are predominantly
orientated towards daily top-up shopping.
7.20 The current quantitative and particularly qualitative deficiencies in the town’s
convenience retail offer are reflected in the outflows; there would be significant
economic and sustainability benefits arising from the Council proactively planning for a
new mainstream foodstore in Ossett so as to address a clear spatial deficiency in
mainstream (full-range) foodstore provision in the west of the district (including Horbury).
7.21 A scenario has therefore been modelled (Tables 10c-e, Appendix 2c) whereby the
market share which the town achieves from its immediate catchment (survey zone 1) is
increased from c. 18% to 70%; this is broadly in line with the retention levels secured by
other towns across the district from individual catchments.
7.22 The increase in market share to 70% generates an additional £21.9m to support new
convenience provision in the town. It is also expected that a new mainstream foodstore
in Ossett would be attractive to local residents in the Rural South East and Dewsbury
catchment zones in Kirklees; minor inflows in the order of 2.5% from both catchments
would in turn generate a further c. £3.2m of main food expenditure to support a new
mainstream foodstore in the town.
7.23 Overall, the enhancement in market shares (Table 10c, Appendix 2c) generate the
following quantitative capacity (Table 10d, Appendix 2c):
MAINSTREAM RETAIL38 2018 2023 2026
OSSETT39 c. 3,085 m2 (gross) c. 3,235 m2 (gross) c. 3,325 m2 (gross)
7.24 Taking account of the potential non-food retail offer within mainstream foodstores, allied
to circulation space and customer facilities (cafes, click and collect, toilets etc.), a
mainstream foodstore in the order of c. 4,500 m2 to 5,000 m2 (gross) would be realistic and
appropriate in scale for Ossett and its wider catchment as a whole. This would be a
37 As acknowledged in the Competition Commission Inquiry into Groceries Market 38 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 39 Ossett includes edge-of-centre Lidl turnover.
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mainstream foodstore of a scale comparable to the existing Tesco Hemsworth store,
Morrison’s Pontefract and the recently approved out-of-centre store in Featherstone.
7.25 With respect to the likely trade draw of a new mainstream foodstore in Ossett,
acknowledging the ‘like-affects-like’ principle set out in the extant PPS4 practice
guidance, it is our view that the main quantitative impacts will be on existing mainstream
foodstores in Wakefield and Dewsbury which have long benefited from expenditure
which ordinarily should have been retained within the Ossett catchment. The provision of
a new mainstream foodstore in the town would simply ‘rebalance’ the existing network of
centres in the western part of the district (interfacing with Kirklees).
7.26 The survey results in particular identify that the out-of-centre Morrison’s on Dewsbury Road
in Wakefield draws c. £11.8m of main food expenditure from the Ossett catchment
(survey zone 1); it is expected that a significant quantum of this expenditure would be
clawed-back by a new mainstream foodstore in Ossett. The significant overtrading
position of the Morrison’s store would therefore be reduced.
7.27 In terms of impacts on existing convenience provision in the town, there would inevitably
be some diversion as shoppers begin visiting a new foodstore for their main food shop.
With respect to the edge-of-centre Lidl store, it is our view that it would withstand any
impacts given its specific business model (deep discounter) and the fact that it is
identified to be substantially overtrading relative to expected company benchmark.
7.28 With respect to the in-centre Co-Op store, any potential trading impact is of concern
given that the store is presently identified to be under-performing relative to expected
benchmark. The survey results identify that Co-Op presently performs a limited main food
shopping function (c. 6% market share) and it is highly likely in our view that a significant
proportion of those local residents who currently use the Co-Op will divert to a new
foodstore in the town. Whilst there will be some brand loyalty, there is a real prospect that
the store would become a secondary top-up destination at best.
7.29 A new mainstream foodstore in the town would consequently raise some material
concerns over the future viability of the in-centre Co-Op store. Whilst it is not possible to
say with certainty how the operator may respond nor understand other factors which
may influence any such commercial response (e.g. the leasehold / freehold position /
cost base of the store etc.), it is our view that the closure of the store, if that came about,
would not materially undermine the vitality and viability of the town centre as a whole if a
new and better performing mainstream foodstore would assume this role.
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7.30 However, it is important within this context that any new mainstream foodstore provision in
the town is located on a sequentially preferable site which could genuinely facilitate
linked shopping trips and act as an ‘anchor’. A new mainstream foodstore which is
located a significant distance from the town centre would effectively compete rather
than complement and enhance the existing convenience retail offer.
7.31 On this basis, it is recommended that the Council proposes a flexible strategy approach in
its emerging plan by seeking to identify an available and suitable sequentially compliant
site in the town to meet the need identified. However, given the NPPF emphasis on
identifying suitable and ultimately deliverable site opportunities to meet identified needs,
it is important that the Council undertakes an assessment of potential site options so as to
genuinely establish (as advocated by the retained PPS4 practice guidance):
The physical quantum of retail development that could be realistically
accommodated on a site (gross floorspace);
The constraints to development (land ownership, physical limitations etc.); and
The realistic timescales for the sites to come forward and be viably delivered (cost,
delivery and market factors).
7.32 Subject to completing this site viability exercise, if an appropriate deliverable site is
identified then it is recommended that the Council should promote the opportunity on a
‘twin track’ basis by promoting a site-specific allocation and preparing a development
brief as appropriate.
7.33 However, if there are no realistic deliverable opportunities in the town centre within
realistic timescales then the Council should, in accordance with NPPF, seek to identify
suitable edge-of-centre or failing that out-of-centre sites which are in the most sustainable
/ accessible locations to accommodate the need identified.
F) CAPACITY REVIEW - HORBURY
i) CONSTANT MARKET SHARE
7.34 The town centre currently performs an extremely limited main food shopping function; this
is reflected in the household survey results which identify that only c. 2% of local residents
in the wider catchment (survey zone 1) undertake their main food shop in Horbury town
centre. As with Ossett (albeit more pronounced), the relatively low market share
retention is reflective of the current nature of the convenience offer in the town centre
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which is predominantly orientated to top-up shopping (small Co-Op convenience store
and a couple of independents).
7.35 Assuming a constant market share (Table 11a, Appendix 2c), the relatively low turnover
performance generates a negligible quantitative need (c. 30 m2 gross) over the
emerging local plan period to 2026; this is clearly insufficient to support any new
convenience provision in the town.
ii) POTENTIAL MARKET SHARE IMPROVEMENT
7.36 Whilst there is potential for Horbury to improve its main food market share retention level, it
is our view that the Council should adopt a ‘one-centre’ approach for the catchment
(survey zone 1) through the early phase of the emerging local plan. There is insufficient
main food expenditure (c. £42m) arising within the overall catchment to genuinely
support two new mainstream foodstores in quantitative terms unless a 100% retention
scenario is adopted; this is however highly unrealistic given the nature of the catchment
and proximity to surrounding centres and stores. There is inevitably some leakage from a
particular catchment due to accessibility to a particular store, travel-to-work patterns or
simply due to brand loyalty.
7.37 It is our view that Ossett, which is a larger centre than Horbury, would be a more
sustainable location for provision of a new mainstream foodstore given its greater retail
and service offer. Horbury town centre is relatively small and is constrained by
topography and surrounding housing; there is limited possibility of identifying a suitable
site within or immediately adjacent to the town centre without physical intervention.
7.38 Ossett is located in close proximity to Horbury and it is our view that a new mainstream
foodstore in the town would be highly attractive to local residents to meet their main
food shopping needs rather than travelling to the out-of-centre Morrison’s store at
Dewsbury Road in Wakefield for example.
7.39 It is our view that there is no current need for the Council to plan for new convenience
provision in Horbury over the early phase of the emerging local plan. A review of this
position should however be undertaken once a new mainstream foodstore in Ossett has
come forward so as to understand the impact on market share retention levels and
overall vitality and viability of the respective town centres (Ossett and Horbury) with the
joint catchment (survey zone 1).
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COMPARISON
7.40 The overall comparison expenditure pot (Table 4, Appendix 3a) in the Ossett / Horbury
catchment is c. £82m (2013); this is projected to rise to £94.5m in 2018 (£12.5m increase)
and £109.2m (£27.2m) by 2026.
A) OVERALL COMPARISON GOODS MARKET SHARE
7.41 The assessment (Table 14a, Appendix 3b) details that Ossett town centre retains just 3.3%
(£2.7m) of all comparison goods expenditure arising within its defined catchment (survey
zone 1); this highlights the relatively limited comparison retail offer in the town. Horbury
town centre secures a 2.5% (£2.1m) market share.
7.42 The overall retention level between the two centres from the defined catchment (survey
zone 1) is 5.8% (£4.8m). There are limited inflows to either town centre from adjoining
catchment zones (Wakefield district and adjoining Kirklees).
7.43 Taking account of the overall market share secured from its immediate catchment,
capacity modelling exercise identifies that Ossett town centre achieves an overall
(survey-derived) comparison retail turnover of £3.0m. Horbury town centre achieves a
larger comparison turnover of £4.1m (reflecting some minor inflows).
7.44 Given the relatively low retention levels, the survey results indicate that most local
residents visit Wakefield (51.4% / £42.2m)40. A significant proportion (35.8% / £29.4m) leaks
to destinations outside of the district including White Rose Shopping Centre (11.7% /
£9.6m), Dewsbury town centre (9.8% / £8m) and Leeds city centre (5% / £4.1m).
B) INDIVIDUAL COMPARISON GOODS MARKET SHARES
7.45 A summary of the main survey results for individual comparison goods categories is
provided below (Tables 5-13, Appendix 3b). The tables show that there is a significant
variance in local residents’ destinations for different types (high street or retail warehouse)
of comparison retail shopping.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Ossett TC 0.0%
Horbury TC 1.4% (£0.3m)
Wakefield CC 37.6% (£8m)
Wakefield RP 4.4% (£0.9m)
White Rose 26.9% (£5.8m)
Leeds CC 6.7% (£1.4m)
Small Hsehold Ossett TC 2.1% (£0.3m)
Horbury TC 2% (£0.3m)
Wakefield CC 30% (£4.2m)
Wakefield RP 13.4% (£1.9m)
White Rose 18.9% (£2.6m)
Dewsbury TC 6.3% (£0.9m) 40 City Centre and Out-of-Centre Market Share combined.
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Chemist Ossett TC 22.9% (£0.5m)
Horbury TC 15.6% (£0.4m)
Wakefield CC 26.1% (£0.6m)
Wakefield RP 4.4% (£0.1m)
Dewsbury TC 10.4% (£0.2m)
White Rose 8.1% (£0.2m)
Books / CDs Ossett TC 7.7% (£0.4m)
Horbury TC 9.1% (£0.5m)
Wakefield CC 29% (£1.6m)
Wakefield RP 15.5% (£0.8m)
White Rose 9.3% (£0.5m)
Leeds CC 6.2% (£0.3m)
DIY Ossett TC 0.0%
Horbury TC 0.0%
Wakefield CC 12.5% (£0.6m)
Wakefield RP 59.8% (£2.9m)
Dewsbury TC 12.7% (£0.6m)
Dewsbury RP 12.8% (£0.7m)
Furniture Ossett TC 11.9% (£1m)
Horbury TC 5.3% (£0.5m)
Wakefield CC 24.3% (£2.1m)
Wakefield RP 17.9% (£1.6m)
Dewsbury TC 6.5% (£0.6m)
Leeds CC 5.4% (£0.5m)
Electrical Ossett TC 1.8% (£0.2m)
Horbury TC 0.0%
Wakefield CC 17.8% (£2.4m)
Wakefield RP 52.4% (£7.2m)
Dewsbury TC 10.9% (£1.5m)
Leeds CC 3.6% (30.5m)
Recreational Ossett TC 0.0%
Horbury TC 1.5% (£0.2m)
Wakefield CC 32.7% (£3.4m)
Wakefield RP 34.3% (£3.5m)
Dewsbury TC 11.1% (£1.1m)
Leeds CC 4.7% (£0.5m)
7.46 The survey results highlight that the respective town centres perform a primary day-to-day
comparison shopping role (chemist goods etc.) with most local residents visiting larger
regional and sub-regional shopping destinations (centres and retail parks) both within and
outside of the district for higher order comparison goods (particularly clothing, electrical
and recreational goods).
7.47 The survey results are consistent with the size and role that both Ossett and Horbury
perform within the district hierarchy (i.e. small town centres serving localised catchments).
The nature of the comparison retail offer within both centres also needs to be set within
the wider national retail and economic trends whereby multiple retailers are seeking to
consolidate representation within fewer larger centres which serve larger catchments
(e.g. Wakefield city centre).
C) CAPACITY REVIEW - OSSETT
7.48 On the basis of forward population and expenditure growth, assuming that the current
overall comparison goods market share which the town centre achieves remains
constant, the assessment (Table 15, Appendix 3c) identifies the following quantitative
capacity41 to support new retail provision in Ossett:
2018 2023 2026
75 m2 (gross) 200 m2 (gross) 275 m2 (gross)
41 Floorspace capacity rounded up to nearest five metre increments
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7.49 The baseline capacity is clearly insufficient to support any new substantive development
that would generate a step-change in the town centre market share and performance
over the emerging plan period. It is our view that there is also limited realistic potential for
the town to significantly increase its market share given its size, the catchment it serves
and proximity to larger, higher order retail destinations including Wakefield, Leeds, White
Rose Shopping Park and Dewsbury. There is unlikely to be any commercial demand for
representation in Ossett given the surrounding provision.
7.50 The town centre will continue to primarily meet local residents’ daily comparison
shopping needs (i.e. chemist and personal goods). However, a new full-range
mainstream foodstore with an appropriate non-food offer would deliver some benefits in
terms of enhancing the choice and range of comparison goods available.
7.51 It is likely in our view that the impact of the non-food element of a new mainstream
foodstore in the town would be limited given that the range of comparison goods within
the proposed store would be more geared towards ‘impulse’ purchases; the comparison
trading impact would therefore be closely linked to the food trading impact.
Consequently, a new mainstream foodstore in Ossett would draw a significant proportion
of its non-food turnover / trade from large foodstores (Asda Dewsbury, Morrison’s
Dewsbury Road etc.) rather than the town centre.
7.52 Overall, aside from the identified need for a new full-range foodstore in a sequentially
compliant location within the town, there is no specific requirement in our view for the
Council to proactively plan for new comparison retail provision over the emerging plan
period (2026 end date).
7.53 Given the realistic lack of potential to compete with larger centres and out-of-centre
destinations in the wider sub-region, the strategy for the town centre should be qualitative
based in terms of emphasising the local independent offer (outdoor market etc.).
D) CAPACITY REVIEW - HORBURY
7.54 Whereas the town centre has a more limited comparison retail offer than Ossett, the
survey results indicate that Horbury achieves a greater overall comparison turnover (c.
£4.1m); this may in part be attributable to residents attributing recreational goods
shopping trips for example to the out-of-centre Go Outdoors store at Middlestown which
is to the immediate south of Horbury.
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7.55 Notwithstanding this potential minor anomaly, when the overall comparison retail
turnover of the town centre is projected forward on a constant market share basis against
forward population and expenditure growth, the assessment (Table 16b, Appendix 3c)
identifies the following floorspace requirement over the emerging local plan period:
2018 2023 2026
100 m2 (gross) 270 m2 (gross) 375 m2 (gross)
7.56 The capacity identified at the emerging plan end date is effectively equivalent to
increasing the existing town centre comparison retail offer by a quarter. However, as
detailed in the convenience analysis, it is our view that Horbury has limited potential to
attracting the necessary retailers (quantitative and qualitatively) to deliver a step-change
in its performance. The town serves a small catchment and as with Ossett, will continue to
serve localised day-to-day comparison shopping needs. There is subsequently no need in
our view for the Council to proactively plan for new comparison retail provision in Horbury
over the emerging plan period.
LEISURE
7.57 The table below summarises the available expenditure for leisure activities within the
Ossett / Horbury catchment.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 406 £12.95m 440
Alcoholic Drinks 232 £7.4m 232
Cinema 12 £0.4m 18
Theatre / Concerts 21 £0.7m 33
Museums / Historic Houses and Gardens 10 £0.3m 15
Recreation and Sporting 93 £3m 117
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7.58 The main leisure visitation patterns are as follows:
CINEMA; 36.7% of local residents in the catchment regularly visit the cinema. The
majority (78.4%) visit Cineworld at Westgate Retail Park in Wakefield. The remainder
of local residents visit Cineworld Xscape (5.7%), Showcase Batley (8%) and Showcase
in Leeds city centre (7.9%).
INDOOR SPORTS / HEALTH & FITNESS; a total of 16.7% of local residents in the
catchment regularly use gym facilities. Just over half (53.7%) use facilities in Wakefield
including Sun Lane Leisure Centre (20.9%), Klick Fitness (8.4%) and the Fitness and
Wellbeing Centre (8.4%). The Total Fitness facility attracts 20.9% of local residents
whilst Dewsbury Sports Centre attracts 16.8%.
TEN-PIN BOWLING; a total of 10% of local residents regularly bowl. The primary
destination is Bowlplex at Xscape (Castleford) with 40%. A further 33% visit Wakefield
Superbowl. There are minor flows to Leeds and Huddersfield.
RESTAURANTS / SOCIAL DRINKING; 79.3% of residents regularly eat out at restaurants;
the most of all the catchment zones in the district. Most (38.1%) visit restaurants in
Wakefield with Ossett attracting 21.9% and Horbury 16.5%. In terms of visiting pubs
and clubs, 41.3% of local residents regularly visit. Ossett is the main destination for the
majority (44.8%) with Horbury attracting 39.9% and Wakefield 11.4%.
ARTS AND CULTURE; 36.5% of local residents in the catchment regularly visit art and
cultural facilities. Most (68.2%) visit facilities in Wakefield with the Hepworth (32.2%)
and Theatre (14.7%) particularly popular. The Yorkshire Sculpture Park is also a popular
(14.9%) with Wakefield Museum attracting a smaller proportion (6.4%). Outside of the
district, the Grand Theatre at Leeds is a popular destination (12.7%).
7.59 The respective towns have local leisure facilities and given surrounding mainstream
provision in larger centres (Wakefield and Leeds primarily), it is our view that there is
limited potential to attract the national chain leisure operators needed to significantly
enhance provision in the catchment. As with the retail market, leisure operators are
concentrating on sub-regional and regional destinations which serve larger catchments
and benefit from linked trips (i.e. family orientated national chain restaurants seek to
locate near to cinemas).
7.60 The proposed multiplex cinema at White Rose would potentially change existing leisure
visitation patterns and ultimately further restricts the opportunities for enhancing the
leisure offer in the respective town centres.
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8. WAKEFIELD CITY 8.1 Wakefield city centre is the primary centre in the district and performs a wider sub-
regional role for services (main Council offices), employment and comparison shopping in
particular. The city centre has recently experienced significant redevelopment with the
Trinity Walk retail scheme, which opened in 2011, delivering a significant quantitative and
qualitative uplift in comparison retail provision within the city centre. Trinity Walk includes
a number of national multiple operators including a Debenhams department store.
8.2 The Trinity Walk scheme complements the historic comparison retail focus of the city
centre around the Cathedral and Westgate area (historic shopping streets) and the
Ridings Centre shopping mall which is anchored by retailers including M&S and Primark.
8.3 The city centre comparison retail offer is largely complemented by predominantly bulky
orientated retail warehouses to the south of the city centre at Westgate, Cathedral and
Ings Road retail parks.
8.4 In terms of convenience retailing, the main foodstores in the city are as follows:
CITY CENTRE; the main foodstores include Morrison’s within the Ridings Centre and a
new Sainsbury’s foodstore at the Trinity Walk scheme.
WEST; the main foodstore is an out-of-centre Morrison’s store on Dewsbury Road. A
smaller Asda (former Netto) is located opposite.
SOUTH; Sainsbury’s has re-opened its store at Ings Road to the south of the city centre.
A large Asda store is located a significant distance to the south of the city (within the
Rural South catchment zone).
8.5 There are a number of smaller local centres located around the city which perform
predominantly daily top-up and service roles.
8.6 The main leisure provision within the city is located at Westgate Leisure Park and includes
a Cineworld multiplex (9 screens) and a number of national chain restaurants. Trinity Walk
includes a number of national chain restaurants. The Westgate area of the city centre
has a more traditional pub and nightclub offer.
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CONVENIENCE
8.7 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Wakefield
catchment (survey zone 2) is c. £142.2m (2013); this is projected to rise to £150.5m in 2018,
£168.2m by 2023 and £175.4m in 2026 (Local Plan end date).
A) MAIN FOOD
8.8 The main food expenditure pot (Table 4a, Appendix 2a) is currently £106.6m (2013); this is
projected to rise to £112.9m (2018), £126.1m (2023) and £131.6m (2026). The main food
shopping patterns (Tables 5a-c, Appendix 2b) are summarised below.
CITY CENTRE MARKET SHARE; the city centre, including Morrison’s Ridings Centre and
Sainsbury’s Trinity Walk, retains 24.1% (£25.7m) of main food spend arising within its
catchment (survey zone 2).
CENTRAL AND WEST WAKEFIELD42; existing provision secures 41.5% (£44.3m) arising from
the catchment. This market share is primarily attributable to Sainsbury’s Ings Road
which secures 5.1% (£5.4m) of catchment spend and Morrison’s Dewsbury Road
(34.4% / £36.7m).
NORTH WAKEFIELD43; given the lack of mainstream foodstore provision in the area
around Outwood and Stanley, the survey identifies existing local centres secure an
extremely limited 2.1% (£2.2m) market share from the immediate catchment.
SOUTH AND EAST WAKEFIELD44; Asda Sandal (Rural South catchment) secures a 12.8%
(£13.6m) market share from the immediate catchment with Aldi claiming a minor
1.5% (£1.6m).
CITY-WIDE RETENTION; overall convenience provision in the city (in, edge and out-of-
centre combined) claims 82% (£87.4m) of main food spend arising within its
immediate catchment (zone 2).
42 Central and West Wakefield comprises Sainsbury’s Ings Road, Morrison’s Dewsbury Road, Asda Dewsbury Road and other local centres 43 North Wakefield comprises the areas of Outwood and Stanley (local centres and shopping parades). There is no large mainstream foodstore provision in the area. 44 South and East Wakefield comprises the large Asda store at Sandal, Aldi at Sandal Castle and local centres including Barnsley Road, Agbrigg and Belle Vue.
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INFLOWS; the mainstream foodstores in Wakefield (city-wide) serve a significant
catchment area extending beyond the city. The main inflows are from the Ossett
(55.9% / £23.5m), Rural South (88% / £87.4m), Normanton (18.4% / £5.2m), Barnsley
(17.6% / £20.2m) and Rural South East (18.9% / £11.1m) zones45.
LEAKAGE (DISTRICT); there are negligible outflows to other locations across the district.
LEAKAGE (OUTSIDE DISTRICT); the main leakage is to Morrison’s Rothwell (6.7% / £7.1m)
and Asda Morley (3.6% / £3.8m). This leakage is likely to be attributable to the closer
proximity of these stores to residents living in the northern extent of the Wakefield
catchment around Stanley / Outwood.
8.9 Overall, whilst the city centre has two mainstream foodstores (Sainsbury’s Trinity Walk and
Morrison’s Ridings Centre), the large out-of-centre foodstores to the west (Morrison’s
Dewsbury Road) and south (Asda Sandal) are the primary main food shopping locations.
The location and prominence of the Morrison’s Dewsbury Road and Sainsbury’s Ings Road
stores outside of the city centre are constraining the performance of the in-centre stores.
B) TOP-UP FOOD
8.10 The top-up expenditure pot (Table 4b, Appendix 2a) within the Wakefield catchment is
currently £35.5m (2013); this is projected to rise to £37.6m (2018), £42m (2023) and £43.9m
(2026 – Local Plan end date).
8.11 There are a number of local centres located around the city, the survey results (Table 6a,
Appendix 2b) therefore identify that the city centre and mainstream foodstores perform a
slightly reduced shopping function compared to main food shopping, as follows:
CITY CENTRE MARKET SHARE; the city centre retains 23.6% (£8.4m) of top-up food
spend arising within its catchment (zone 2). Morrison’s Ridings Centre claims 10.1%
(£3.6m) of overall spend with Sainsbury’s Trinity Walk securing 4.7% (£1.7m). Local
independents claim 6.1% (£2.2m).
CENTRAL AND WEST WAKEFIELD; existing provision retains 33.2% (£11.8m) from the
catchment. This is based on Sainsbury’s Ings Road securing 8.1% (£2.9m) of
catchment spend, Morrison’s Dewsbury Road securing 11.5% (£4.1m), Asda Dewsbury
Road draws 5.4% (£1.9m) whilst local centres claim a further 8.2% (£2.9m).
45 Barnsley is Buffer Zone 1 and Rural South East is Kirklees Zone 6.
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NORTH WAKEFIELD; local centres claim 23% (£8.2m) from the catchment. This is
primarily attributable to Co-Op stores at Lake Lock (4.1% / £1.5m) and Meadow Vale
(14.2% / £5m).
SOUTH AND EAST WAKEFIELD; Asda Sandal performs an extremely limited top-up
function with a 1.4% (£0.5m) market share. The main top-up destination is Tesco
Express at Barnsley Road (4.1% / £1.5m).
CITY-WIDE RETENTION; taking the city centre and surrounding provision together, the
city retains 85.3% (£30.3m) of top-up spend arising within its immediate catchment.
INFLOWS; the city (overall) does receive notable inflows from the Ossett (16.3% /
£2.3m), Rural South (50.1% / £9.1m) and Barnsley Buffer (8.4% / £3.2m).
LEAKAGE; there are negligible outflows from the Wakefield catchment to either
provision elsewhere in the district or outside of it.
8.12 Given the localised nature of top-up food shopping, the relatively high overall retention
level for existing convenience provision in the city as a whole is to be expected as there is
a lower propensity for residents to travel.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
8.13 Combining main and top-up food market shares, the survey results (Table 7, Appendix 2b)
identify the following:
CITY CENTRE MARKET SHARE; the city centre retains 24% (£34.1m) of convenience
expenditure arising within its catchment (zone 2). This is mainly attributable to
Sainsbury’s Trinity Walk which secures 12% (£17m) from the catchment and to a lesser
extent Morrison’s Ridings Centre (8.7% / £12.3m).
CENTRAL AND WEST WAKEFIELD; existing provision retains 39.4% (£56.1m) from the
catchment. Morrison’s is the main destination with a 28.7% (£40.8m) market share
from the catchment, followed by Sainsbury’s Ings Road with 5.9% (£8.3m).
NORTH WAKEFIELD; local centre provision claims 7.3% (£10.42m) from the catchment.
SOUTH AND EAST WAKEFIELD; existing provision secures 12.1% (£17.2m) of expenditure
arising within the catchment. Asda Sandal is the primary location (10% / £14.1m).
CITY-WIDE RETENTION; taking the city centre and surrounding provision together, the
city retains 82.8% (£117.8m) of convenience expenditure arising within its immediate
catchment (zone 2).
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8.14 Overall inflows from the surrounding Ossett (46% / £25.7m), Rural South (78.5% / £57.3m)
and Barnsley Buffer (15.3% / £23.4m) catchments in particular are significant.
D) FOODSTORE TRADING PERFORMANCE
8.15 The survey results (Table 8, Appendix 2b) generate a mixed picture in the trading
performance of mainstream foodstores across the city, as follows:
CITY CENTRE; Sainsbury’s Trinity Walk achieves a total convenience turnover46 of
£26.4m; this is £28m below expected benchmark. Morrison’s Ridings Centre achieves
a turnover of £18m which is £3.4m below expected benchmark (£21.4m).
CENTRAL AND WEST WAKEFIELD; Sainsbury’s Ings Road achieves a total convenience
turnover of £25.3m; this is £19.1m below expected benchmark (£44.4m). Morrison’s
Dewsbury Road performs particularly strongly with a £60m convenience turnover; this
is £28m above expected benchmark (£32m).
SOUTH AND EAST WAKEFIELD; Asda Sandal is performing extremely strongly with a
£73.2m convenience turnover; this is £17.1m above expected benchmark (£56.1m).
The Aldi store is currently trading £3.1m over its expected benchmark (£3.6m).
8.16 The underperformance of the in-centre Sainsbury’s Trinity Walk store in our view is due to
the recent re-opening of the out-of-centre Sainsbury’s Ings Road to the south of the city
centre; the out-of-centre store effectively is competing with the in-centre store and is
likely to prove more attractive for some shoppers given accessibility and free car parking.
8.17 The strong (over-trading) performance of the Morrison’s Dewsbury Road store would be
reduced should a new mainstream foodstore come forward in Ossett due to the reversal
of current significant inflows (£11.8m main food share from the Ossett catchment).
8.18 Asda Sandal is located in the Rural South catchment and serves a large rural hinterland to
the south and east of the city. Its strong trading performance is unlikely to significantly
change given its prominent and accessible location for local residents in both the Rural
South catchment and the far southern parts of Wakefield city itself.
46 Survey-derived turnover
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E) CAPACITY REVIEW
i) CONSTANT MARKET SHARE
8.19 The baseline capacity modelling exercise (based on projected population and
expenditure growth) identifies the following floorspace requirement in the city over the
emerging plan period to 2026 (Tables 19a-b, Appendix 2c):
8.20 This capacity would support a small to medium sized foodstore in the city towards the
latter phase of the emerging plan. However, this baseline position does not reflect the
likely impacts of committed and planned foodstore schemes within the city and other
settlements (e.g. Featherstone and Ossett) which would reverse current inflows.
Assessment of the implications of committed and planned provision is summarised below.
ii) IMPACT OF COMMITMENTS
8.21 Full planning permission48 has been recently granted for a new Aldi foodstore (792 m2 net
convenience sales) in Alverthorpe to the north west of the city centre. The committed
store is projected to achieve a convenience retail turnover (benchmark) of c. £3.7m
(Table 19c, Appendix 2c).
8.22 Given the size of the store and the nature of the operator (deep discounter), it is
expected that it will perform a highly localised convenience shopping function (main and
top-up) and address a spatial deficiency in retail provision in the north western residential
suburbs. A small proportion of its turnover is likely to be derived from ‘drive-by’ trade
given its prominent location of Batley Road which is a primary route from the city to the
north and west.
8.23 On this basis, assuming that c. 90% of the committed store turnover (c. £3.3m) is derived
from existing convenience retail provision in the city as a whole, it is projected that
quantitative capacity within the city will reduce as follows (Table 19e, Appendix 2c):
47 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 48 LPA ref. 12/00436/FUL
MAINSTREAM RETAIL47 2018 2023 2026
CITY CENTRE c. 130 m2 (gross) c. 330 m2 (gross) c. 450 m2 (gross)
CITY c. 545 m2 (gross) c. 1,385 m2 (gross) c. 1,905 m2 (gross)
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8.24 There is clearly insufficient capacity to support new convenience provision in the city over
the early phase of the emerging plan period. However, this position still assumes that
existing convenience provision across the city (primarily Morrison’s Dewsbury Road) would
continue to trade at the levels identified in the household survey. This is unlikely to occur
in reality as there are commitments and planned allocations outside of the city (primarily
Ossett and Featherstone) which will claw-back expenditure currently flowing to large
foodstores in the city by rebalancing the network of provision and services. A further
assessment of the likely cumulative impacts on the forward capacity position for
Wakefield is considered below.
iii) IMPLICATIONS OF RE-BALANCING THE NETWORK
8.25 As previously detailed, a mainstream, full-range foodstore in Ossett would significantly
reverse current (significant) inflows to the out-of-centre Morrison’s store on Dewsbury
Road. A new recently approved50 mainstream foodstore in Featherstone would also
draw a minor quantum of trade back which currently flows to mainstream stores in
Wakefield
8.26 A modelling scenario (Table 19g, Appendix 2c) has therefore been undertaken whereby
the trading impact of planned and committed foodstore provision outside of the site has
been completed. In headline terms, the assessment identifies that there is no need for
new convenience retail provision in the city over the emerging plan period to 2026; this
capacity position does not even take into account the quantitative claims that the
approved Aldi store in Wakefield will also have on existing provision.
8.27 On this basis, it is our view that there is no requirement in the short to medium term for the
Council to identify any sequentially suitable sites. Any convenience retail allocations in
Wakefield city for the latter phases of the emerging plan should be based on a future
update to this study once trading patterns and impacts are known.
49 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 50 LPA ref. 12/00712/OUT
MAINSTREAM RETAIL49 2018 2023 2026
CITY c. 150 m2 (gross) c. 990 m2 (gross) c. 1,505 m2 (gross)
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F) FORWARD STRATEGY
8.28 There is no quantitative or qualitative deficiency in convenience provision within the city
centre at present. A new Sainsbury’s foodstore at Trinity Walk complements the Morrison’s
store at Ridings Centre in addition to small top-up orientated shops and local
independents / market.
8.29 The survey results do however identify that the existing in-centre Morrison’s and Sainsbury’s
stores are under-trading relative to expected benchmarks with Sainsbury’s in particular
substantially under-trading (c. £28m below benchmark). The primary reason for this
under-performance, particularly in the case of Sainsbury’s, is due to competition from the
out-of-centre Morrison’s store on Dewsbury Road to the west of the city centre and the
recent re-opening of an out-of-centre Sainsbury’s store at Ings Road to the south.
8.30 The respective out-of-centre stores benefit from prominent arterial road locations and
lack of parking charges. The out-of-centre stores effectively compete with the in-centre
provision and it is unlikely that local residents will change their preferred convenience
shopping destinations as they would effectively have to drive past the existing out-of-
centre stores to visit the city centre provision.
8.31 Whilst ordinarily the level of overtrading identified for the out-of-centre Morrison’s store
would generate some quantitative and particularly qualitative issues relating to choice
and competition, given that the store draws a significant quantum of expenditure from
the Ossett catchment then it is likely to be substantially reduced over the short to medium
term once an appropriate store is delivered within Ossett.
8.32 Likewise, even though the Asda Sandal store to the far south of the city (actually located
in survey zone 3) is significantly overtrading (c. £17.1m), given its prominence and access
to local residents in the Rural South catchment, it is unlikely that residents would travel
beyond the store to visit a new comparable store in Wakefield city itself.
8.33 On this basis, given that there is no quantitative need to support new provision in the early
phase of the emerging plan, the critical strategic matter in relation to planning for new
foodstore provision in Wakefield city over the plan period is spatially based.
8.34 In the first instance, it is clear that the west and south of the city (as well as the inner
suburbs around the city centre) are well served by convenience provision with full-range
stores (Asda, Morrison’s and Sainsbury’s) complemented by deep discounters and a well-
established network of local centres meeting top-up shopping needs.
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8.35 However, the Council’s planned housing growth and distribution strategy, as set out in the
adopted Core Strategy and Site Specific Policies Local Plan, identify a significant
quantum of new homes (c.6,500) coming forward in the period to 2023 in Zone 2 –
Wakefield as shown on the Catchment Plan. This zone includes the city centre and
suburbs to the west, north and east. The extent of the uplift in residential population (as
set out in Table 1a-d, Appendix 2a) is reflected by the fact that convenience expenditure
is projected to rise by c. £26m over a ten year period (albeit this is predicated on
achieving projected build-out rates).
8.36 Given this substantial increase in planned population and potential available
expenditure, which would be enough to support a new foodstore (assuming 100% was
directed to new provision), it is recommended that the Council seek to investigate the
quantitative need for a new foodstore within the planned housing growth areas as part of
a future update to this study (say 2018).
8.37 Identifying quantitative needs to address any spatial deficiency in provision as part of an
update study would be beneficial and robust as it would firstly take into account how the
performance of existing stores and destinations in the Wakefield catchment has changed
as a result of new provision in surrounding centres (Ossett and Featherstone). This is
particularly important given that the in-centre Sainsbury’s store at Trinity Walk is
substantially under performing.
8.38 Secondly, given the vagaries of the economy and housing market at this present time, it is
possible that the projected rate of housing growth may not be achieved on the basis as
initially presently. Any new convenience provision which specifically seeks to meet
additional needs arising would ultimately need to be tied to appropriate ‘trigger points’ in
relation to housing growth.
COMPARISON
8.39 The overall comparison expenditure pot (Table 4, Appendix 3a) in the Wakefield
catchment (survey zone 2) is currently £195.2m (2013); this is projected to rise to £228.2m
(2018), £276.2m (2023) and £305.7m (2026). The overall growth in comparison expenditure
over the Local Plan period (to 2026) is therefore (£110.5m).
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A) OVERALL COMPARISON GOODS MARKET SHARE
CITY CENTRE
8.40 The survey (Table 14, Appendix 3b) identifies that Wakefield city centre as a whole retains
44.9% (£87.6m) of all comparison spend arising in its immediate catchment (survey zone
2). As expected, the city centre performs a sub-regional shopping function and attracts
a significant quantum of inflow from both within and outside of the district. The city
centre achieves a total comparison turnover from the district (survey zones 1 – 9) of
£211.1m; the main inflows are from immediately adjoining zones including Ossett (28.1% /
£23.1m), Rural South (41.2% / £43m) and Normanton (39.5% / £20.8m). Whilst the city
centre also attracts from other zones (Pontefract, Castleford etc.), its influence decreases
with distance.
8.41 The sub-regional role of the city centre is also highlighted by inflows from outside of the
district which total £50.8m; the main inflows are from the Barnsley (10.8% / £22.4m), Rural
South East (12.5% / £15.1m) and Dewsbury (6.8% / £8.1m) catchment zones.
8.42 Overall, taking the market share which the city centre retains from its immediate
catchment, allied to inflows from the other survey zones within and outside of the district,
the survey results identify that Wakefield city centre achieves a total comparison retail
turnover of £256.3m (2013).
OUTSIDE CITY CENTRE
8.43 Existing provision outside of the city centre (foodstores and retail parks) retains 34.7%
(£67.8m) of overall comparison expenditure arising within the immediate Wakefield
catchment (survey zone 2). There is also a significant amount of inflow from the district as
a whole and particularly from the Ossett (23.3% / £19.1m) and Rural South (28.6% /
£29.8m) catchment zones. The total turnover of non city centre provision from the district
as a whole is £130.8m.
8.44 The existing provision does attract some inflow (c. £25.8m) from outside of the district
(primarily Barnsley and Rural South East zones given the presence of similar retail
warehouse parks around other settlements).
8.45 The survey identifies that the total comparison retail turnover of provision outside of
Wakefield city centre is £156.7m (2013).
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COMBINED MARKET SHARE
8.46 The overall quantum of comparison retail expenditure retained by Wakefield as a whole
(city centre and out-of-centre combined) from its immediate catchment (survey zone 2)
is 79.6% (£155.4m); this is an extremely positive market share performance.
8.47 The city as a whole achieves a comparison retail turnover from the district (survey zones 1
– 9) of £342m; this reflects significant inflows from the Ossett (51.4% / £42.2m), Rural South
(69.8% / £72.8m) and Normanton (52.5% / £27.7m) catchments.
8.48 Inflow from outside of the district totals £77.9m; the inflows from the Barnsley (17.5% /
£36.3m) and Rural South East (20.8% / £25.1m) catchments are particularly significant.
OUTFLOWS
8.49 Given that the city as a whole retains c. 80% of all comparison retail expenditure arising
within its immediate catchment (survey zone 2), leakage to competing destinations
outside of the district is relatively limited. The survey results do however indicate that the
regional shopping destinations at White Rose and Leeds city centre respectively draw
total of 4.4% (£8.6m) of comparison expenditure from the Wakefield catchment.
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
8.50 The overall market share analysis hides some variances in the market share performance
of the city centre relative to out-of-centre retail warehouse provision. The survey results
(Tables 5 – 13, Appendix 3b) highlight the following:
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations)
Clothing Wakefield CC 64.6% (£34.7m)
Wakefield RP51 5.6% (£3m)
White Rose 12.7% (£6.8m)
Leeds CC 8.3% (£4.5m)
Small Hsehold Wakefield CC 50.7% (£16.5m)
Wakefield RP 31.9% (£10.4m)
Leeds CC 6% (£2m)
Birstall / Junction 27 RP 4.3% (£1.4m)
Chemist Wakefield CC 65.5% (£3.3m)
Wakefield RP 7.3% (£0.4m)
Negligible
Books / CDs Wakefield CC 72.5% (£9.3m)
Wakefield RP 17.5% (£2.2m)
Negligible
DIY Wakefield CC 20.4% (£2.3m)
Wakefield RP 69.8% (£7.9m)
Negligible
51 Wakefield RP refers to existing provision outside of the city centre (retail parks and freestanding foodstores such as Morrison’s Dewsbury Road).
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Furniture Wakefield CC 35.8% (£7.4m)
Wakefield RP 38% (£7.8m)
Birstall / Junction 27 RP 9.7% (£2m)
Electrical Goods
Wakefield CC 16.8% (£5.2m)
Wakefield RP 73.8% (£23m)
Birstall / Junction 27 RP 4% (£1.2m)
Recreational Goods
Wakefield CC 33.9% (£8.6m)
Wakefield RP 47.5% (£12.1m)
Leeds CC 3.9% (£1m)
8.51 The survey results show that the city centre performs relatively well in relation to high street
comparison goods (primarily clothing) but has a lower market share for bulky retail
comparison goods such as DIY, electrical and recreational goods; this is to be expected
given the concentration of national multiple (bulky) retailers at surrounding out-of-centre
retail warehouse parks.
8.52 Notwithstanding the significant quantitative and qualitative enhancement delivered by
the Trinity Walk scheme in the city centre, the outflow of clothing expenditure to Leeds
city centre in particular reflects the limitations of the current city centre fashion retail offer
which lacks the higher value / range national and international fashion retailers.
C) CAPACITY REVIEW
i) CITY CENTRE
8.53 The survey results detail that the city centre is performing its intended sub-regional
comparison retail shopping function; the Trinity Walk scheme has delivered a significant
enhancement in the city’s high street retail offer in particular.
8.54 The city centre presently achieves a significant comparison retail turnover in the order of
£263.2m and when projected forward on a constant market share basis against strong
population and expenditure growth, generates the following quantitative capacity over
the emerging plan period (Table 24b, Appendix 3c).
2018 2023 2026
2,905 m2 (gross) 7,680 m2 (gross) 10,670 m2 (gross)
8.55 The capacity identified towards the end of the emerging plan period (2026) in particular
is significant. However, this baseline capacity does not take into account commitments
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within the city and the wider sub-region (as detailed in Chapter 6) which would have a
material influence on performance and thereafter strategy going forward.
ii) CITY-WIDE CAPACITY
8.56 When the turnover of the city centre and out-of-centre provision (foodstores, retail parks
etc.) in Wakefield as a whole is projected forward on a constant market share basis, the
assessment (Table 24d, Appendix 3c) identifies the following quantitative capacity:
2018 2023 2026
4,635 m2 (gross) 12,250 m2 (gross) 17,015m2 (gross)
8.57 This capacity position is for informative purposes only given that the quantitative claims of
committed schemes have not been taken into account; this is considered below.
iii) IMPACT OF COMMITMENTS
8.58 Planning permission52 for a three storey significant extension to the Ridings Shopping
Centre (c. 9,100 m2) within the primary shopping area of the city centre remains extant
and capable of implementation at this time; the proposed scheme seeks to deliver
modern units to attract national comparison multiple retailers not presently represented in
the city centre.
8.59 In quantitative terms, if the commitment was to be implemented then the assessment
(Table 24g, Appendix 3c) identifies that there is no need for the Council to proactively
plan for new comparison retail development in Wakefield until the latter periods of the
emerging plan (i.e. post 2023).
8.60 On this basis, it is our view that there is no requirement for the Council to identify any new
sites through the emerging plan; a future quantitative update to this study should be
completed in order to robustly establish future needs beyond 2018 in particular (positive
capacity only generated post Ridings Centre commitment by 2023).
8.61 In reality, it is unlikely that the city centre could support any substantive new comparison
retail development over the short to medium term given:
The Trinity Walk scheme (opened mid 2011) has delivered a significant quantitative
and qualitative enhancement in the city centre comparison retail offer. The scheme
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includes a Debenhams department store as well as mid-range multiple fashion
retailers such as Next, River Island and Topshop. There is unlikely to be significant
additional commercial requirements to locate within Wakefield; there are some
modern units within the scheme (and Ridings Centre) which are vacant and capable
of meeting immediate operator requirements in any event.
The Trinity scheme in Leeds city centre has recently opened (March 2013) and is likely
to have drawn some trade away from Wakefield as residents in the wider sub-region
visit the higher order centre for clothing and fashion shopping. The Trinity scheme
and the emerging Victoria Gate scheme are qualitatively distinct from the existing
offer in Wakefield due to the presence of higher order international fashion brands.
The proposed redevelopment of Barnsley town centre to facilitate a comparable
retail offer to that delivered by Trinity Walk in Wakefield would potentially claw-back
some shoppers from the more peripheral catchment areas to the south of the district
(i.e. Barnsley buffer survey zone).
There is currently a wider trend within the retail sector, due to the increase in internet
shopping and the ongoing adverse economic climate, to consolidate their offer
towards fewer stores in larger centres.
8.62 The performance of the city centre and thereafter the capacity identified reflects a
‘point-in-time’ position and the realisation of other schemes will have impacted upon its
overall performance. It is our view that the Council should actively monitor the health of
the city centre and identify any future retail needs for the latter phases of the emerging
plan through a quantitative update to this study (say 2018) once sub-regional shopping
patterns have become established.
iii) FORWARD STRATEGY – NON CITY CENTRE
8.63 The survey results identify that out-of-centre foodstores and retail parks in and around
Wakefield city perform particularly well in meeting local residents bulky retail shopping
needs (DIY, large electrical, furniture etc.).
8.64 There are no apparent quantitative or qualitative deficiencies in retail warehouse
provision in the city and it is recommended that the Council should seek, where
appropriate, to effectively manage the existing mix of comparison retail uses by
52 LPA ref. 10/02031/RPP
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preventing a ‘drift’ towards open Class A1 retail use. The diversification of traditional retail
warehouse parks to accommodate ‘high street’ style comparison retailers has significant
potential to undermine the vitality of the city centre going forward. Given that there are
vacant units (modern floorplates) within Trinity Walk and Ridings Centre then the first
priority (as per NPPF sequential approach) should be to direct operators to such locations.
LEISURE
8.65 As detailed in the introduction, Wakefield has a varied leisure offer with a cinema (albeit
out-of-centre) and family orientated national chain restaurants (Trinity Walk and
Westgate Leisure Park) completed by a more evening economy offer (Kirkgate area).
8.66 The available leisure expenditure53 within the Wakefield catchment is as follows:
8.67 The main leisure visitation patterns are as follows:
CINEMA; 45% of local residents regularly visit the cinema. As to be expected, most
(82%) visit the Cineworld at Westgate Leisure Park. A small number (13.5%) visit
Cineworld at Xscape.
INDOOR SPORTS / HEALTH & FITNESS; a total 15.5% of local residents in the Wakefield
catchment regularly use health & fitness facilities. Most local residents (87.1%) visit
facilities in the city with Bannatynes’ Health Club (private membership) and Sun Lane
Leisure Centre (public) each attracting 22.6% of residents respectively. A further
53 Sourced from Experian Goad retail planner reports
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 347 £29.4m 440
Alcoholic Drinks 205 £17.4m 232
Cinema 11 £0.9m 18
Theatre / Concerts 19 £1.6m 33
Museums / Historic Houses and Gardens 9 £0.8m 15
Recreation and Sporting 81 £6.9m 117
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12.9% visit Klick Fitness and 9.7% visit Excercise4less. A small number of local residents
(6.5%) visit Total Fitness on the edge of Ossett.
TEN-PIN BOWLING; a total of 15.5% of local residents regularly bowl. The main
destination is Bowlplex at Xscape (73%) with Wakefield Superbowl only attracting
16.2%; it is particularly surprising that local residents are travelling beyond an existing
facility in the city and may highlight a deficiency in the current bowling facility.
RESTAURANTS / SOCIAL DRINKING; 70.5% of residents regularly eat out at restaurants.
The majority (68.6%) visiting restaurant within the city. The main alternative location is
Leeds city centre which attracts 17.4% of residents. With respect to socialising, the
survey identifies that 49.5% regularly visit pubs and clubs. The main destination is
Wakefield (71.6%).
ARTS AND CULTURE; 37.5% of residents regularly visit art and cultural facilities. Despite
the range of art and cultural attractions located within the catchment area, only
55.5% of residents stay locally for art and cultural activities. The survey results identify
the Hepworth and Theatre Royal to be the most popular attractions from this
catchment area. A relatively large number of local residents (31.9%) visit facilities in
Leeds city centre.
8.68 On the basis of existing leisure provision within the city, as reflected in the survey results, it is
our view that there is no real need for the Council to proactively plan for new commercial
leisure provision as part of the emerging Retail and Town Centre Local Plan.
8.69 With respect to cinema provision, whilst the out-of-centre location of the existing cinema
in the city (Westgate Leisure Park) is not ideal, its location is close enough to the city
centre to encourage linked trips. It is unlikely in our view that there is sufficient
commercial demand for another operator to locate within the city centre. However,
should a proposal come forward in a sequentially compliant location then there is scope
for the Council to actively support such a scheme.
8.70 The proposed multiplex at the out-of-centre White Rose Shopping Park could materially
influence existing cinema visitations patterns, particularly for local residents in the west of
the district (Ossett etc.) and the Council should carefully assess the proposals as a new
leisure orientated offer at the existing regional shopping park could potentially compete
with the city centre in its own right (i.e. encouraged linked shopping and leisure trips).
8.71 In relation to restaurants and socialising, the attraction of family orientated national
restaurant chains to the Trinity Walk scheme to complement those around the existing
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cinema has delivered a significant qualitative based step change in the attraction and
profile of the city centre. Whilst further enhancements should be welcomed, there is
sufficient space within the city centre (i.e. vacant units at Trinity Walk) which could meet
any commercial demand arising. There is no requirement in our view for the Council to
proactively plan for new provision.
8.72 With respect to health and fitness provision, the survey results generally indicate a
balance between visiting public and private membership facilities. On this basis, we do
not consider that there is any current spatial deficiency in provision which requires the
Council to proactively plan for new provision. However, any proposals which do come
forward outside of the Local Plan process should be judged against local and national
(NPPF) policy.
8.73 In terms of arts and cultural facilities, the city centre has a notable range of attractions.
Given recent developments (Hepworth Art Galley) allied to the Council’s well developed
cultural management plan / strategy, it is our view that new provision should be brought
forward on an individual ‘opportunity led’ basis.
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9. NORMANTON 9.1 Normanton is a small town located between Wakefield, Castleford and Pontefract. The
town centre has a traditional linear high street. The main foodstore anchors are Co-Op
(in-centre), Lidl and Asda (both edge-of-centre); all of the stores are small scale and the
town lacks a full-range store (Asda is former Netto). The town centre has a popular open
market. The comparison retail offer in the town is limited to day-to-day provision. The
leisure offer is also limited.
CONVENIENCE
9.2 The town lies within its own discrete catchment (survey zone 5). The overall convenience
expenditure pot within the Normanton catchment is c. £37.4m (2013) and is projected to
rise to £39.5m in 2018, £41.6m by 2023 and £43.2m by 2026 (£5.8m increase over Local
Plan period).
A) MAIN FOOD
9.3 The main food expenditure pot is £28.1m in 2013. The survey results (Table 5a, Appendix
2a) are as follows:
TOWN CENTRE; the town centre retains 7.2% (£2m) of main food spend arising within its
immediate catchment; this is attributable to the in-centre Co-Op.
NON TOWN CENTRE; the edge-of-centre stores in the town claim 38.1% (£10.7m)
market share from the catchment; this primarily reflects Asda (33% / £9.3m) and Lidl
(4.1% / £1.2m) market shares.
OVERALL MARKET SHARE; taking the town centre and non town centre provision
together, Normanton overall retains 45.3% (£12.7m) of main food spend arising in its
immediate catchment (zone 5).
INFLOWS; given the limitations of the existing convenience provision in the town, there
are minimal inflows from surrounding catchments.
LEAKAGE (DISTRICT); most local residents look towards the out-of-centre Asda
Glasshoughton store (26.8% / £7.5m) for their main food shopping. Wakefield draws
18.4% (£5.2m) from the Normanton catchment.
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LEAKAGE (OUTSIDE DISTRICT); there are negligible outflows from the Normanton
catchment to convenience provision outside of district.
9.4 Overall, whilst the town does not have a full-range mainstream foodstore, the main food
market share performance (c. 45%) is reasonably positive.
B) TOP-UP FOOD
9.5 The top-up expenditure pot in the Normanton catchment is projected to rise from £9.4m
in 2013 to £10.8m by 2026 (Local Plan end). The survey results (Table 6a, Appendix 2a) are
as follows:
TOWN CENTRE; the town centre retains 27% (£2.5m) of top-up food spend arising
within its catchment. This market share is balanced between Co-Op (13.5% / £1.3m
of catchment spend) and local independent shops (10.1% / £0.9m).
NON TOWN CENTRE; the edge-of-centre Asda and Lidl stores retain 39.3% (£3.7m) and
13.5% (£1.3m) respectively. Local centre provision in the Normanton catchment
claims a further 10.1% (£0.9m) market share from the catchment.
OVERALL MARKET SHARE; the town centre and non town centre market share
combined is 89.9% (£8.4m).
INFLOWS; there are extremely limited inflows aside from the Featherstone catchment
(6.3% / £0.4m).
LEAKAGE; given that the town retains c. 90% of top-up spend arising within its
catchment, there is extremely limited leakage both within and outside of the district.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
9.6 Existing retail provision in Normanton town centre retains just 12.2% (£4.5m) of
convenience spend arising in its immediate catchment (Table 7, Appendix 2a). The
edge-of-centre Asda store claims 34.6% (£12.9m) and Lidl 6.5% (£2.4m). Local centres
claim 3.3% (£1.2m). The town as a whole secures 56.5% (£21.1m) of spend arising within
the Normanton catchment.
D) FOODSTORE TRADING PERFORMANCE
9.7 The study (Table 8, Appendix 2a) identifies that the existing Co-Op store in the town
centre achieves a total convenience turnover of £3.3m; this is £5.1m below the store’s
expected benchmark (£8.4m).
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9.8 Whilst the edge-of-centre Asda store is the most popular store for local residents in the
Normanton catchment, the survey identifies that the store is undertrading by £1m (£13.8m
survey-derived turnover compared to £14.8m benchmark). Lidl is performing relatively
well and is identified to be overtrading by £1.9m against benchmark (£4.1m survey
turnover against £2.2m benchmark).
E) CAPACITY REVIEW
i) CONSTANT MARKET SHARE
9.9 The baseline capacity position (Tables 16a-b, Appendix 2c), which applies the current
(constant) market share of retail destinations in the town (in-centre and edge) against
projected population and expenditure growth, identifies the following floorspace
requirement over the emerging plan period:
9.10 The floorspace identified is insufficient in our view to require the Council to identify any
sites over the emerging plan period to 2026. However, this capacity reflects a constant
market share (no change) position. Whilst the Co-Op (in-centre), Asda and Lidl (both
edge-of-centre) provide sufficient choice for local residents, the town has a qualitative
deficiency in that it lacks a mainstream full range foodstore of comparable scale to those
in surrounding centres such as Pontefract and Castleford or indeed recently approved at
Featherstone. The existing retail offer is small and lacks the full range of product lines; this
is reflected in the survey results which highlight that the town only secures c. 45% of main
food spend arising in its immediate catchment (tightly drawn around the town).
ii) POTENTIAL MARKET SHARE ENHANCEMENT
9.11 As detailed above, the survey results detail that Normanton only retains c. 45% of main
food expenditure arising within its immediate catchment (survey zone 5); this retention
54 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 55 Normanton town includes the edge-of-centre Lidl and Asda stores
MAINSTREAM RETAIL54 2018 2023 2026
TOWN CENTRE c. 10 m2 (gross) c. 30 m2 (gross) c. 40 m2 (gross)
NORMANTON TOWN55 c. 55 m2 (gross) c. 140 m2 (gross) c. 190 m2 (gross)
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level is below that secured by the majority of centres in the district which have full range
stores (70% retention and above).
9.12 Whilst the town is unlikely to retain a significantly high main food expenditure retention
level given its location between Wakefield and Castleford in the district (strong
competition from foodstore provision in these centres), a scenario has been modelled
(Table 16c, Appendix 2c) whereby the main food market share is increased from c. 45%
to 70% from its immediate catchment.
9.13 The increase in market share (Table 16d, Appendix 2c) would generate through claw-
back an additional £6.9m of main food expenditure to support new convenience
provision in the town (as a whole), which supports the following floorspace requirement:
9.14 In our view, the identified capacity is insufficient to support a full range mainstream
foodstore in the town given that:
It would not be of the scale necessary to enable the town realistically and effectively
claw-back expenditure which is identified to be presently flowing from its catchment
to large stores such as Morrison’s Pontefract and Asda Glasshoughton (Castleford).
A store of the scale identified would also not secure any substantive inflows from the
surrounding catchments (Wakefield, Castleford and Featherstone).
A store of the scale identified would not deliver any quantitative or qualitative
enhancement on the existing provision in the town (Lidl, Co-Op and Asda). The
trading impact of a store of the scale identified would fall primarily on existing
provision rather than other stores outside the town.
9.15 Overall, the main food expenditure capacity within the Normanton catchment is
relatively limited (c. £28.1m in 2013) and the only realistic prospect of facilitating a new
mainstream foodstore in Normanton in our view would be through the potential
relocation of an existing operator (primarily Asda) to a new larger store in the town. The
edge-of-centre Asda store for example currently achieves a survey-based turnover of c.
56 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised
MAINSTREAM RETAIL56 2018 2023 2026
NORMANTON TOWN c. 895 m2 (gross) c. 1,005 m2 (gross) c. 1,075 m2 (gross)
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£14m and the additional expenditure released through claw-back (market share
enhancement) would generate a main food capacity pot in the order of £21m; this
would support a slightly smaller store to Tesco Hemsworth (c. £25.1m turnover benchmark
/ 1950 m2 net convenience sales).
9.16 The critical issue however will be whether there is sufficient commercial appetite or
justification for an existing operator such as Asda to ‘up-scale’ in light of current
economic conditions and the fact that a new store at Normanton would effectively
compete with its existing well-performing (albeit out-of-centre) store at Glasshoughton
(Castleford) which is relatively accessible for a significant number of local residents. There
are also committed foodstore schemes in Featherstone and Castleford which will also
reduce commercial requirements for new (or enhanced) provision in the wider locality.
9.17 Whilst the Council should initially investigate the potential for an existing operator to
potentially relocate to a larger store, if there is no genuine commercial interest then it is
our view that there is no realistic potential to achieve market share enhancement and
thus no overriding quantitative requirement to identify an appropriate sequentially
preferable site in the early phase of the emerging plan.
COMPARISON
9.18 The comparison retail expenditure pot (Table 4, Appendix 3a) within the Normanton
catchment is £52.7m (2013); this is projected to rise to £61.4m (2018), £70m (2023) and
£77.3m by 2026 (£24.5m increase over Local Plan period).
A) OVERALL COMPARISON GOODS MARKET SHARE
9.19 The survey results (Table 14, Appendix 3b) identifies that Normanton town centre retains
just 5.9% (£3.1m) of all comparison retail expenditure (£52.7m) arising within its immediate
catchment (survey zone 5). The low retention levels reflect the limitations of the existing
comparison retail offer in the town centre and its location in close proximity to Wakefield
(sub-regional centre), and Pontefract and Castleford (principal retail centres).
9.20 Most local residents in the Normanton catchment visit Wakefield city centre (39.5% /
£20.8m) to meet their comparison shopping needs; out-of-centre provision in Wakefield
secures a further 13% (£6.8m). Castleford town centre attracts a minor 3.4% (£1.8m) and
Pontefract 2.8% (£1.5m). The main alternative destination in the district is the out-of-
centre Junction 32 Outlet Village in Castleford with a 7.2% (£3.8m) market share.
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9.21 With respect to leakage outside of the district, White Rose draws 10.3% (£5.4m) and Leeds
city centre 3.2% (£1.6m).
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
9.22 Given the limitations of the town centre comparison retail offer, the survey results indicate
that it retains relatively low levels of expenditure for individual comparison goods, as
highlighted below.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Normanton TC 1.1% (£0.2m) Wakefield CC 48.9% (£7.1m)
Junction 32 Outlet 12.8% (£1.3m)
Leeds CC 4.3% (30.6m)
White Rose 24.5% (£3.5m)
Small Hsehold Normanton TC 3% (£0.3m) Wakefield CC 43.9% (£3.9m)
Castleford RP 12.2% (£1.1m)
White Rose 9.1% (£0.8m)
Leeds CC 3% (£0.3m)
Chemist Normanton TC 54.4% (£0.7m) Wakefield CC 28.8% (£0.4m)
Negligible
Books / CDs Normanton TC 11.4% (£0.4m) Wakefield CC 45.7% (£1.6m)
Castleford RP 11.4% (£0.4m)
White Rose 14.3% (£0.5m)
DIY Normanton TC 6.7% (£0.2m) Wakefield CC 18% (£0.6m)
Wakefield RP 12.3% (£0.4m)
Castleford RP 51.7% (£1.6m)
Negligible
Furniture Normanton TC 6.6% (£0.4m) Wakefield CC 35.5% (£2m)
Wakefield RP 18.4% (£1m)
Birstall / Junction 27 RP 11.8% (£0.7m)
Electrical Normanton TC 0.0% Wakefield CC 32.9% (£2.8m)
Wakefield RP 32.9% (£2.8m)
Pontefract TC 10.0% (£0.8m)
Negligible
Recreational Normanton TC 12.5% (£0.9m) Wakefield CC 37.5% (£2.6m)
Wakefield RP 20.9% (£1.5m)
Castleford TC 6.3% (£0.4m)
Leeds CC 6.2% (£0.4m)
9.23 The survey results show that larger centres and shopping parks are the primary shopping
destinations for local residents in the Normanton catchment. The lack of a full-range
mainstream foodstore in the town is also partially attributable to the low levels of retention
given that such stores include a wide range of comparison retail goods.
C) CAPACITY REVIEW
9.24 The town centre performs an extremely limited comparison retail shopping function. On
the basis of projected population and expenditure growth, the baseline (constant market
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share based) capacity assessment identifies the following floorspace requirement over
the emerging Local Plan period to 2026 (Table 21b, Appendix 3c):
2018 2023 2026
105 m2 (gross) 285 m2 (gross) 395 m2 (gross)
9.25 The capacity in the short to medium term is insufficient to support any substantive retail
development that would deliver a quantitative and qualitative step-change in the
performance of the town centre.
9.26 It is considered that there is no requirement for the Council to proactively plan for new
comparison retail floorspace within the town centre at this stage. Given the proximity
and access of the town centre to larger centres (Wakefield, Castleford) and regional
destinations (Leeds city centre, Birstall retail park, Junction 32 Outlet etc.), it is likely that
there would be limited commercial demand for representation in the town centre from
national chain multiples.
9.27 The town will ultimately continue to adequately meet daily top-up comparison needs
(chemist and personal goods etc.).
LEISURE
9.28 The quantum of available leisure expenditure (as per specific leisure activity) is
summarised below:
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 352 £7.9m 440
Alcoholic Drinks 205 £4.6m 232
Cinema 12 £0.3m 18
Theatre / Concerts 19 £0.4m 33
Museums / Historic Houses and Gardens 9 £0.2m 15
Recreation and Sporting 85 £1.9m 117
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9.29 As the town centre has an extremely limited leisure offer aside from traditional pubs, the
survey results identify that most local residents look towards larger centres and
destinations, as follows:
CINEMA; just under half (49%) of residents in the catchment regularly visit the cinema.
The majority (75.5%) visit Cineworld at Xscape given its close proximity and ease of
access. A further 20.4% visit the Cineworld at Westgate Leisure Park.
INDOOR SPORTS / HEALTH & FITNESS; a total of 15% of local residents in the catchment
regularly visit gym facilities. Just over half (53.9%) regularly use facilities at Wakefield,
with Bannatyne’s and Exercise 4 Less each attracting 15.4% of residents. A total of
15.4% also regularly use Fitness Zone at Normanton, Castleford Swimming Pool and
Xercise 4 Less at Xscape.
TEN-PIN BOWLING; a total of 29% of local residents regularly bowl. The main
destination is the Bowlplex at Xscape (88.9%).
RESTAURANTS AND SOCIALISING; a total of 73% of local residents regularly visit
restaurants. One third of local residents visit restaurants in Wakefield with another third
visiting Castleford and Xscape. Only 8.6% of local residents visit restaurants in
Normanton itself. In terms of social drinking, just over half (53%) of residents visit pubs
and clubs; the main destinations are Normanton (49%) and Wakefield (21.1%).
ARTS AND CULTURE; a total of 36% of residents in the catchment regularly visit art and
cultural facilities. Just under half (49.8%) of local residents visit Wakefield most
regularly, where the Hepworth and Theatre Royal are most popular attractions. All
other local residents visit art and cultural facilities outside of the study area.
9.30 The town has a limited leisure offer and it is our view that there is limited potential for the
new facilities given its proximity to larger centres (Wakefield and Xscape in particular).
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10. FEATHERSTONE 10.1 Featherstone is a small town serving a highly localised catchment. Pontefract is located
to the north east. The town centre comprises a traditional linear high street with a post
war shopping precinct. The retail offer within the town centre is predominantly small-
scale and orientated towards independent traders. There is an edge-of-centre Lidl store
to the south.
10.2 Outline planning permission57 has however been recently granted for a new out-of-centre
full-range foodstore (3,716 m2 gross; 2,230 m2 net sales) in the town.
CONVENIENCE
10.3 The overall convenience expenditure pot within the Featherstone catchment (survey
zone 4) is c. £22.7m (2013); this is projected to rise to £23.8m by 2018, £25.1m in 2023 and
£26.2m in 2026 (£3.4m increase to end of Local Plan).
A) MAIN FOOD
10.4 The survey results (Table 5a, Appendix 2b) identifies the following:
TOWN CENTRE; the town centre does not secure any market share from its immediate
catchment (survey zone 4).
NON TOWN CENTRE; the edge-of-centre Lidl store secures a 9.1% (£1.5m) market share
from the catchment.
OVERALL MARKET SHARE; the town as a whole retains 9.1% (£1.5m) of spend arising
from the catchment.
INFLOWS; given the limitations of the convenience offer in the town there are no
inflows recorded.
LEAKAGE (DISTRICT); most local residents in the catchment travel to main foodstore
provision (Morrison’s and Asda) in the Pontefract (51.5% / £8.8m) and Castleford
(25.2% / £4.3m) catchments. A further 6% (£1m) travel to foodstores in Wakefield.
57 LPA application ref. 12/00712/OUT
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10.5 Overall, there is a clear deficiency in main foodstore provision in the town and the
approved new out-of-centre store would deliver a significant quantitative and qualitative
increase in product range and facilities, thereby increasing expenditure retention and
reversing current outflows to Pontefract and Castleford.
B) TOP-UP FOOD
10.6 The top-up expenditure pot in the Featherstone catchment is currently £5.7m (2013); this is
projected to rise to £5.9m in 2018, £6.3m by 2023 and £6.5m at 2026 (Local Plan ending).
The survey results (Table 6a, Appendix 2b):
TOWN CENTRE; local shops within the town centre secure 30% (£1.7m) of top-up spend
arising within the immediate catchment.
NON TOWN CENTRE; the edge-of-centre Lidl store claims a further 18.7% (£1.1m) of
top-up spend. Local centres (North Featherstone etc.) claim a further 6.3% (£0.4m).
OVERALL MARKET SHARE; drawing the respective market shares together, the town as
a whole retains 55% (£3.1m) of top-up spend arising within its catchment.
INFLOWS; the edge-of-centre Lidl store draws some limited inflows from surrounding
catchments; this is attributable to its prominent location on the A645.
LEAKAGE (DISTRICT); top-up spend is dissipated to a number of centres including
Pontefract (22.4% / £1.3m) and Castleford (8.7% / £0.5m).
10.7 Notwithstanding the current deficiencies in the town’s convenience offer, the survey
results indicate that it is adequately meeting local residents’ daily shopping needs.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
10.8 Existing retail provision in Featherstone town centre retains only 7.5% (£1.7m) of all
convenience spend arising in its immediate catchment. The edge-of-centre Lidl store
secures 11.5% (£2.6m) of total spend. The town as a whole retains 20.6% (£4.7m). The
main leakage is to Pontefract (44.2% / £10m) and Castleford (21.1% / £4.8m).
D) FOODSTORE TRADING PERFORMANCE
10.9 The edge-of-centre Lidl store achieves a survey-based turnover of £3.3m; this is £0.7m
above its expected company benchmark (£2.6m).
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E) CAPACITY REVIEW
i) CONSTANT MARKET SHARE
10.10 Given the relatively low levels of main food expenditure retention, the capacity
projections, based on projected population and expenditure growth, identifies a minimal
floorspace requirement (c. 15 m2 gross by 2026) in the town centre over the emerging
plan period (Tables 12a-b, Appendix 2c).
ii) POTENTIAL FOR MARKET SHARE ENHANCEMENT - COMMITMENTS
10.11 Whilst there is significant potential for the town as a whole to improve expenditure
retention levels and claw-back expenditure which is presently flowing to mainstream
foodstores in Pontefract, outline planning permission58 has recently been granted for a
new out-of-centre store in the town. The new store, which is anticipated will be operated
by a mainstream retailer (no named operator as yet), extends to 2,230 m2 net sales and
would be of a sufficient scale (product lines, store facilities etc.) to perform a main food
shopping function for local residents and therefore facilitate clawback (particularly from
mainstream foodstores in Pontefract) through increased market share retention.
10.12 On this basis and allied to the fact that there is an extant (renewed) planning permission59
for a further Class A1 retail unit (c. 1,122 m2 net sales) to the immediate rear of the existing
shopping precinct within the town centre, it is clear that there is insufficient expenditure
capacity arising within the relatively discrete catchment which Featherstone serves to
support additional provision.
10.13 It is therefore concluded that there is no need for the Council to proactively plan for new
convenience retail provision in Featherstone over the emerging plan period.
COMPARISON
10.14 There is a total of £29.4m of comparison goods expenditure (Table 4, Appendix 3a) arising
in the Featherstone catchment (survey zone 4). The expenditure pot is projected to rise to
£34.1m (£4.6m increase) in 2018 and £43.1m (£13.6m increase) by 2026.
58 LPA ref. 12/00712/OUT 59 LPA ref. 12/00664/RPP
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A) OVERALL COMPARISON GOODS MARKET SHARES
10.15 The survey results (Table 14, Appendix 3b) identify that Featherstone town centre currently
retains 4.0% (£1.2m) of the overall comparison goods expenditure arising within its
immediate catchment. There are no inflows from adjoining catchments.
10.16 The main shopping destinations for local residents are Pontefract town centre (28.7% /
£8.4m), Wakefield city centre (19.5% / £5.7m) and the out-of-centre Junction 32 Outlet in
Castleford (9.2% / £2.7m). There is only minor leakage outside of the district to Leeds city
centre (5.1% / £1.5m).
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
10.17 The individual comparison goods market share (Tables 5 – 13, Appendix 3b) are
summarised below:
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Featherstone TC 2.3% (£0.2m) Wakefield CC 33.7% (£2.6m)
Junction 32 Outlet 17.4% (£1.4m)
Pontefract TC 12.8% (£1m)
Leeds CC 11.6% (£0.9m)
White Rose 4.6% (£0.4m)
Small Hsehold Featherstone TC 2.9% (£0.1m) Pontefract TC 35.3% (£1.6m)
Castleford TC 11.8% (£0.5m)
Wakefield CC 11.8% (£0.5m)
Leeds CC 4.4% (£0.2m)
White Rose 4.4% (£0.2m)
Chemist Featherstone TC 38.9% (£0.2m) Pontefract TC 31.6% (£0.2m)
Castleford TC 8.4% (£0.05m)
Wakefield CC 8.4% (£0.05m)
Negligible
Books / CDs Featherstone TC 8.1% (£0.2m) Pontefract TC 29.7% (£0.6m)
Wakefield CC 27% (£0.5m)
Leeds CC 8.1% (£0.2m)
DIY Featherstone TC 4.8% (£0.1m) Castleford RP 56% (£1.1m)
Pontefract TC 19.1% (£0.4m)
Negligible
Furniture Featherstone TC 1.9% (£0.1m) Pontefract TC 32.7% (£1.0m)
Wakefield CC 26.9% (£0.8m)
Birstall / Junction 27 RP 13.4% (£0.4m)
Electrical Featherstone TC 1.3% (£0.1m) Pontefract TC 42.9% (£2.2m)
Pontefract RP 32.5% (£1.7m)
Negligible
Recreational Featherstone TC 6.1% (£0.2m) Pontefract TC 36.4% (£1.4m)
Wakefield CC 21.2% (£0.8m)
Leeds CC 3% (£0.1m)
White Rose £% (£0.1m)
10.18 The survey results show the minor comparison shopping function that the town centre
currently performs. The competition from larger centres in the district (Wakefield,
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Pontefract and Castleford) and competing destinations (Leeds and White Rose)
effectively limit the realistic potential for the town to improve retention levels through
either quantitative or qualitative enhancement.
10.19 Whilst the recent approval of a new mainstream foodstore in the town is in an out-of-
centre location, it should, if ultimately realised, should generate some enhancement in
retention levels.
C) CAPACITY REVIEW
10.20 The town centre has an extremely limited comparison retail offer and this is reflected in its
low overall comparison turnover (c. £1.5m). On the basis of a constant market approach
(no change), the assessment (Table 17b, Appendix 3c) identifies an extremely limited
comparison floorspace requirement (c. 130 m2 gross) over the emerging plan period. It is
our view that the current deficiencies in provision allied to its proximity to Wakefield,
Pontefract and Castleford, minimise the potential to achieve any realistic increase in
market share and overall performance.
10.21 Outline planning permission60 has however recently been granted for a new full-range
mainstream foodstore in the town (c. 780 m2 net comparison floorspace) which will
deliver some enhancement in the choice and range of comparison goods available to
local residents. Whilst the store is out-of-centre it is likely to compete with existing
mainstream foodstores in surrounding centres (as per conclusions in relation to Ossett)
rather than the town centre (reflecting the ‘like-affects-like’ principle).
10.22 On this basis, it is our view that there is no requirement for the Council to proactively plan
for new comparison retail provision in the town over the emerging plan period. The town
will continue to perform a minor top-up based role and there is unlikely to be any realistic
commercial demand to locate in the town given its proximity to larger centres.
60 LPA ref. 12/00712/OUT
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LEISURE
10.23 The expenditure capacity pot within the Consett catchment is set out below.
10.24 The main leisure visitation patterns for local residents in the Featherstone catchment are
as follows:
CINEMA; 35.3% of residents in Featherstone regularly visit the cinema. The majority
(75%) visit Cineworld at Xscape. A further 16.7% go to Cineworld Wakefield. A small
number of residents go to cinemas at Batley (5.6%) and Leeds (2.8%).
INDOOR SPORTS / HEALTH & FITNESS; 13.7% of residents regularly use the gym. The
most visited facilities are Pontefract Squash Club (21.4%), Xercise 4 Less, Xscape
(21.4%) and Castleford Swimming Pool (14.3%). A total of 7.1% of local residents visit
Featherstone Sports Complex; a similar number visit Pontefract Swimming Pool and
Bannatyne’s in Wakefield.
TEN-PIN BOWLING; a total of 13.7% of local residents regularly bowl. The main location
is Bowlplex at Xscape (93.7%).
RESTAURANTS AND SOCIALISING; 57.8% of residents within the Featherstone
catchment regularly eat out in restaurants. Castleford is the principal destination,
attracting 42.5% to the town centre and Xscape, followed by 12.8% to Pontefract,
Wakefield and Featherstone respectively. Only 12.8% visit Featherstone town centre.
In terms of socialising, 47% of local residents regularly go to clubs and pubs. Over half
(59.1%) staying within Featherstone with Castleford (13.6%) and Pontefract (9.1%) as
the main alternatives.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 282 £4.1m 440
Alcoholic Drinks 178 £2.6m 232
Cinema 10 £0.1m 18
Theatre / Concerts 15 £0.2m 33
Museums / Historic Houses and Gardens 8 £0.1m 15
Recreation and Sporting 63 £0.9m 117
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ARTS AND CULTURE; just under a quarter (23.5%) of residents in the Featherstone
catchment regularly visit art and cultural facilities. Under half (42.8%) of these
residents go to Wakefield most regularly. Leeds and London each attract 21.4% of
local residents for art and cultural activities. Pontefract Museum attracts 7.2%.
10.25 The town centre leisure offer is extremely limited and given its proximity to the larger
centres of Pontefract, Castleford (including Xscape) and Wakefield, it is unlikely in our
view to attract the necessary critical mass (commercial demand) to deliver a step
change in offer.
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11. PONTEFRACT 11.1 Pontefract is a principal town in the district-wide retail hierarchy. The town centre
comprises a number of historic streets (Cornmarket, Beastfair and Ropergate) running
from the Market Place. The retail offer is relatively small but has a good mix of national
multiples and local independents.
11.2 The mainstream convenience offer within the town centre comprises a medium sized
Tesco store off Cornmarket as well as M&S Simply Food and Iceland. There are several
independents as well as the popular town centre market. A full-range Morrison’s
foodstore is located immediately to the north of the town centre main shopping area61.
A small Asda store is located to the west of the town centre beyond Jubilee Way.
11.3 The comparison retail offer is primarily orientated towards day-to-day shopping needs
and there is a strong representation of discounters.
11.4 There are two out-of-centre retail parks in the town at Parkside (north of town centre) and
South Baileygate (east). Parkside retail park is primarily bulky goods orientated (Wickes,
Carpetright etc.) but does include a Fitness First gym. South Baileygate is also bulky
orientated but includes an Aldi store.
11.5 The Xscape leisure facility is located a short distance to the north of Pontefract on the
M62 junction.
CONVENIENCE
11.6 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Pontefract
catchment (survey zone 7) is c. £44.3m (2013); this is projected to rise to £46.5m in 2018,
£57.7m by 2023 and £59.8m by 2026 (£15.5m increase over Local Plan period).
A) MAIN FOOD
11.7 The main food expenditure pot (Table 4a, Appendix 2a) is projected to rise from £33.2m
(2013) to £44.9m by 2026 (£11.7m increase). The survey results (Table 5a, Appendix 2b) for
the Pontefract catchment are as follows:
61 The store is edge-of-centre on the basis of current town centre boundary definitions.
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TOWN CENTRE; the town centre itself retains only 15.8% (£5.3m) of main food spend
arising within its immediate catchment; this is solely attributable to the Tesco store.
NON TOWN CENTRE; existing convenience provision outside of the defined town
centre claims a 52.6% (£17.5m) market share from the Pontefract catchment. The
edge-of-centre Morrison’s is the primary destination with a 36.8% (£12.2m) market
share, followed by the out-of-centre Aldi at South Baileygate with 9.5% (£3.2m). The
small Asda (former Netto) claims a 6.3% (£2.1m) market share.
OVERALL MARKET SHARE; combining the town centre and non town centre market
shares together, Pontefract retains 68.4% (£22.7m) of all main food spend arising
within its immediate catchment.
INFLOWS; the in-centre Tesco store draws inflows from the Featherstone (8.1% /
£1.4m), Knottingley (5.1% / £1.1m) and Hemsworth (9.1% / £6m) catchments. The
edge-of-centre Morrison’s store draws a significant amount of trade from the
Featherstone catchment (35.4% / £6m). Aldi draws 11.2% (£2.4m) from the
Knottingley catchment.
LEAKAGE; the main leakage is to the out-of-centre Asda Glasshoughton store in the
Castleford catchment (18.9% / £6.3m). The in-centre Morrison’s store in Knottingley
attracts 8.4% (£2.8m).
11.8 Overall, the survey identifies that all of main food expenditure arising within the Pontefract
catchment is retained within the district as a whole. The grant of planning permission for
new stores in Featherstone (full range) and Knottingley (likely to be discounter) are
however likely to reduce inflows to the town and therefore reduce the current
performance of the Tesco, Morrison’s and Aldi stores in particular.
B) TOP-UP FOOD
11.9 There is a total of £11.1m of top-up expenditure arising within the Pontefract catchment
(survey zone 7) in 2013 (Table 4b, Appendix 2a). The expenditure pot is projected to rise
to £11.6m in 2018, £14.4m by 2023 and £15m in 2026 (Local Plan period end date).
11.10 The survey results (Table 5b, Appendix 2b) identify the following top-up shopping patterns:
TOWN CENTRE MARKET SHARE; the town centre retains 38.5% (£4.3m) of top-up spend
arising within its immediate catchment. This retention level is primarily attributable to
Tesco (15.4% / £1.7m) and Local Independents (19.2% / £2.1m).
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NON TOWN CENTRE; existing provision draws a further 39.7% (£4.4m) from the
Pontefract catchment. This retention level reflects the 17.9% (£2m) market share that
the edge-of-centre Asda attracts from the catchment as well as the 11.5% (£1.3m)
market share that the edge-of-centre Morrison’s secures. Local centres in and
around Pontefract secure a further 5.2% (£0.6m).
OVERALL MARKET SHARE; Pontefract as a whole retains 78.2% (£8.7m) of top-up
expenditure arising within its own immediate catchment.
INFLOWS; the top-up inflow to Pontefract is from the Featherstone (22.4% / £1.3m) and
Hemsworth (13.35 / £2.9m) catchments.
LEAKAGE; given that town as a whole retains c. 80% of all top-up spend arising within
its catchment, there are minor outflows to other surrounding centres within and
outside of the district.
11.11 Overall, 92.4% (£10.2m) of top-up expenditure arising within the Pontefract catchment is
retained within the district.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
11.12 Combining the main food and top-up market shares together, the survey results (Table 7,
Appendix 2b) identify that the town centre retains 21.5% (£9.5m) of all convenience
expenditure arising within its immediate catchment. A significant proportion of this overall
retention is due to the Tesco store (15.7% overall market share from the catchment).
11.13 Convenience provision outside of the town centre secures 49.4% (£21.9m) of all
expenditure arising; this in part reflects the fact that the edge-of-centre Morrison’s store
retains 30.5% (£13.5m) of all expenditure in the Pontefract catchment.
11.14 Taking the market shares together, Pontefract as a whole retains 70.9% (£31.4m) of
convenience expenditure arising within its catchment. The main alternative destinations
outside of the town are Asda Glasshoughton (15.1% / £6.7m) and Morrison’s Knottingley
(6.6% / £2.9m).
11.15 A total of 98.1% (£43.5m) of convenience expenditure arising within the Pontefract
catchment is retained within the district.
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D) FOODSTORE TRADING PERFORMANCE
11.16 The survey results (Table 8, Appendix 2b) identify that the in-centre Tesco store achieves a
convenience turnover of £16.9m; this is £2.1m above its expected company benchmark
of £14.7m. The edge-of-centre Morrison’s store is trading broadly in line with expected
benchmark (£30m turnover against £30.5m benchmark). The out-of-centre Aldi store is
overtrading by £7m (£10.3m turnover against £3.4m benchmark); this is primarily due to
the constrained nature of the store and the fact that it draws inflows from the adjacent
Knottingley catchment in particular. These inflows should however reverse should a
discount operator trade from the recently approved foodstore in Knottingley.
E) CAPACITY REVIEW
i) CONSTANT MARKET SHARE
11.17 The baseline quantitative capacity, generated by applying the current market share of
the town centre and wider town as a whole against projected population and
expenditure growth (Tables 15a-b, Appendix 2c), is as follows:
11.18 The capacity identified is clearly insufficient to support any new substantive convenience
provision in the town. However, there are foodstore commitments in surrounding centres
such as Featherstone (probable mainstream foodstore format) and Knottingley (probable
deep discounter format) which will reverse a significant quantum of inflow expenditure
which existing mainstream and deep discount foodstores in Pontefract (Tesco, Morrison’s
and Aldi) presently secure from the wider district. The future changes in market share
patterns are likely to further reduce the turnover performance of the town as a whole.
11.19 On this basis, given that the existing mainstream foodstores in the town (primarily the
edge-of-centre Morrison’s), which already benefit from substantial inflows, are found to
be under-trading relative to expected benchmarks, it is our view that there is no
quantitative or qualitative need for the Council to plan for new convenience provision in
MAINSTREAM RETAIL62 2018 2023 2026
TOWN CENTRE c. 55 m2 (gross) c. 140 m2 (gross) c. 195 m2 (gross)
PONTEFRACT c. 170 m2 (gross) c. 430 m2 (gross) c. 590 m2 (gross)
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the town over the emerging plan period. Additionally, there are no immediate
qualitative deficiencies in existing provision which needs to be addressed; the
mainstream and deep discounters are complemented by top-up orientated shops (i.e.
M&S Simply Food) and local independents.
COMPARISON
11.20 There is £60.5m of comparison retail expenditure (Table 4, Appendix 3a) arising within the
Pontefract catchment (survey zone 7). This is projected to rise to £70.1m in 2018 (£9.6m
increase), £94.2m in 2023 (£33.7m increase) and £103.7m by 2026 (£43.2m increase over
the Local Plan period).
A) OVERALL COMPARISON GOODS MARKET SHARE
TOWN CENTRE
11.21 The survey results (Table 14, Appendix 3b) indicate that Pontefract town centre retains
33.3% (£20.1m) of overall comparison expenditure arising within its immediate catchment
(survey zone 7).
11.22 The town centre also attracts significant inflows from the Featherstone (28.7% / £8.5m),
Knottingley (35.9% (£13.5m) and Hemsworth (12.5% / £15.2m) catchments within the
district. The total (survey-derived) quantum of expenditure secured by the town centre
from the district as a whole (zones 1 – 9) is £61.9m. In terms of inflows from outside of the
district, the town centre draws a minor market share (1.9% / £2.2m) from the Doncaster
(buffer) catchment.
11.23 Taking the expenditure flows which the town centre secures from both within and outside
of the district, the total (survey-based) comparison turnover is £64.1m (2013).
OUT-OF-CENTRE
11.24 Provision outside of the town centre (including Morrison’s, Parkside and South Baileygate
Retail Parks) secures 11% (£6.6m) of all comparison goods expenditure arising within the
Pontefract catchment (survey zone 7). The provision also secures notable inflows from the
Featherstone (9.9% / £2.9m) and Castleford (9.6% / £10.8m) and Hemsworth (3.5% /
62 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised
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£4.2m) catchments within the district. The total expenditure retained by the provision
from the district as a whole is £27.9m.
11.25 There are negligible inflows from outside of the district (c. £0.7m in total). The overall
comparison turnover of out-of-centre provision in Pontefract is therefore £92.6m.
OVERALL RETENTION
11.26 Combining the town centre and out-of-centre market shares together, the survey results
identify that comparison retail provision in Pontefract as a whole retains 44.3% (£26.8m) of
available expenditure within its immediate catchment.
OUTFLOWS
11.27 The main alternative destinations within the district for local residents in the Pontefract
catchment is out-of-centre provision in Castleford (17.9% / £10.8m) and Wakefield city
centre (6.9% / £4.2m). White Rose is the primary destination outside of the district (10.2% /
£6.2m). Leeds city centre draws 4.1% (£2.5m).
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
11.28 The table below shows the performance of the town centre and out-of-centre provision in
market share terms.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Pontefract TC 11.7% (£1.9m)
Pontefract RP 0.0%
Wakefield CC 11.7% (£1.9m)
Junction 32 Outlet 29.8% (£4.9m)
White Rose 22.3% (£3.7m)
Small Hsehold Pontefract TC 57.3% (£5.7m)
Pontefract RP 3.2% (£0.3m)
Castleford RP 13.2% (£1.3m)
White Rose 9.8% (£1m)
Chemist Pontefract TC 83.2% (£1.2m)
Pontefract RP 3.2% (£0.05m)
Castleford RP 5.3% (£0.08m) Negligible
Books / CDs Pontefract TC 54.3% (£2.1m)
Pontefract RP 8.6% (£0.3m)
Wakefield CC 8.6% (£0.3m) White Rose 8.6% (£0.3m)
Leeds CC 5.6% (£0.2m)
DIY Pontefract TC 15.6% (£0.6m)
Pontefract RP 5.5% (£0.2m)
Castleford RP 74.4% (£2.7m) Negligible
Furniture Pontefract TC 25.8% (£1.6m)
Pontefract RP 1.6% (£0.1m)
Wakefield CC 11.3% (£0.4m)
Junction 32 Outlet 6.5% (£0.4m)
Birstall / Junction 27 RP 12.9% (£0.8m)
Leeds CC 6.4% (£0.4m)
Electrical Pontefract TC 41.7% (£4.1m)
Pontefract RP 43.1% (£4.2m)
Negligible Negligible
Recreational Pontefract TC 33.9% (£2.7m)
Pontefract RP 17.9% (£1.4m)
Wakefield RP 9% (£0.7m)
Wakefield CC 5.4% (£0.4m)
Castleford TC 5.4% (£0.4m)
White Rose 8.9% (£0.7m)
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11.29 The survey results show that the town centre performs relatively well in relation to most
comparison goods items aside from clothing and fashion; this reflects the predominant
discount based offer within the town centre (B&M, Wilkinson’s etc.) and the lack of
national fashion multiples. Pontefract reflects many small town centres in that key fashion
shops such as Peacock’s for example have closed. Whilst some closures reflect the
ongoing adverse economic conditions, national multiples are also seeking to rationalise
their existing offer towards fewer, larger centres (polarisation).
C) CAPACITY REVIEW
i) TOWN CENTRE
11.30 The overall comparison retail turnover of the town centre is £64.1m; when this is projected
forward against population and expenditure growth, the following floorspace capacity
(Table 20b, Appendix 3c) is identified over the emerging plan period:
2018 2023 2026
795 m2 (gross) 2,100 m2 (gross) 2,920 m2 (gross)
11.31 Ordinarily, whilst the Council should proactively plan to meet the need identified over the
emerging plan period, it is our view that it is unlikely that the town will be able to attract
the necessary high street clothing and fashion multiples required to deliver a quantitative
but importantly a qualitative step-change in its overall market share performance.
11.32 As detailed above, whilst the town centre performs relatively well in relation to most
comparison goods, it only secures a limited market share (c. 12%) from its immediate
catchment for clothing and fashion goods. The existing offer is predominantly orientated
towards the discount end of the market and mid-range retailers would be required in
order to enhance the existing offer.
11.33 However, the town is located in close proximity to Junction 32 Outlet and its catchment
benefits from good accessibility to larger sub-regional (Wakefield and Doncaster) and
regional destinations (Leeds and White Rose); commercial operator demand to locate
within Pontefract town centre is therefore likely to be constrained. Whilst the town
performs a principal centre function in the district hierarchy, it is a secondary centre in the
wider regional context.
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ii) OVERALL TOWN CAPACITY
11.34 When the overall turnover of the out-of-centre foodstore and retail park (South Baileygate
and Parkside) are combined with the town centre turnover, the assessment (Table 20d,
Appendix 3c) identifies the following floorspace capacity:
2018 2023 2026
1,150 m2 (gross) 3,040 m2 (gross) 4,220 m2 (gross)
11.35 However, the respective capacity figures do not take into account the likely clawback of
some comparison expenditure which is presently flowing from the Featherstone
catchment to Pontefract. As detailed in the Featherstone analysis, a new full-range
mainstream foodstore has recently been approved on an out-of-centre site in the town;
the store is likely to include a non-food retail offer which would adequately cater for daily
top-up comparison shopping needs.
11.36 The quantitative analysis undertaken for the Featherstone foodstore commitment
identifies a trade diversion in the order of £2.5m from existing foodstores in Pontefract
(Tesco and Morrison’s). Therefore, as detailed in the assessment (Table 20e, Appendix
3c), the floorspace requirement for Pontefract as a whole would decrease to:
2018 2023 2026
270 m2 (gross) 2,160 m2 (gross) 3,345 m2 (gross)
11.37 On this basis and as per the town centre conclusions above, it is our view that there is
limited need for the Council to proactively plan for new comparison retail development
in the town over the emerging plan period. It is considered that needs for the latter
phase of the emerging plan should be determined through an update to this study.
iii) OUT-OF-CENTRE PROVISION
11.38 There does not appear to be any quantitative or qualitative deficiency in existing out-of-
centre retail warehouse in the town (South Baileygate and Parkside). The proximity to
Junction 32 (including B&Q) and retail provision along the M62 corridor (Birstall and White
Rose) will constrain realistic commercial requirements. The Council should seek to assess
open A1 and particularly high street comparison retail uses on out-of-centre sites in
accordance with the relevant NPPF sequential and impact tests.
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LEISURE
11.39 The leisure expenditure pot within the Pontefract catchment is as follows:
11.40 The leisure offer within the town centre is currently limited to traditional evening economy
uses. The close proximity of the regional Xscape leisure destination further limits the offer:
CINEMA; over half (59%) of residents in the catchment regularly visit the cinema. The
vast majority (94.9%) of residents visit Cineworld at Xscape.
INDOOR SPORTS / HEALTH & FITNESS; a total of 19% of residents in the catchment
regularly visit a gym. The most popular destination is Xercise at Xscape (26.3%),
followed by Knottingley Sports Centre (15.8%) and Pontefract Squash Club (10.5%). A
small proportion (5.3%) visit the Fitness First in Pontefract.
TEN-PIN BOWLING; 19% of local residents regularly bow. The main destination is
Bowlplex at Xscape (97.1%).
RESTAURANTS AND SOCIALISING; 77% of local residents in the catchment regularly eat
out at restaurants. A total of 27% eat out at Xscape and a further 22% eat out at
restaurants in Castleford. Pontefract town centre attracts 17.5%. In terms of
socialising, 61% of residents visit pubs and clubs; most (69%) stay locally in Pontefract.
The main alternative location for social drinking is Castleford which attracts 17.2% of
local residents.
ARTS AND CULTURE; half of residents in the catchment regularly visit art and cultural
facilities; this is the most out of all the survey zones within the district. The vast majority
of local residents from this catchment area go to art and cultural facilities outside of
the district with only 23.7% going to Wakefield.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 357 £9.1m 440
Alcoholic Drinks 209 £5.3m 232
Cinema 11 £0.3m 18
Theatre / Concerts 18 £0.5m 33
Museums / Historic Houses and Gardens 9 £0.2m 15
Recreation and Sporting 81 £2.1m 117
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11.41 The town centre leisure offer is relatively limited and given its proximity to the Xscape
regional leisure facility, it is our view that it is unlikely to be able to attract the leisure
operators required to generate a step change in its leisure offer.
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12. CASTLEFORD 12.1 Castleford is a principal centre in the district retail hierarchy. The town is located to the
north of the M62 motorway and serves a relatively discrete catchment covering the north
eastern extent of the district and southern parts of Leeds.
12.2 The town centre is focused along Carlton Street, which is a traditional (linear) shopping
street (partially pedestrianised), and the Carlton Lanes Shopping Centre located to the
rear. The market hall is prominently located within the town centre.
12.3 The convenience retail offer within town centre is limited to small discount orientated
stores such as Iceland and independents / market. There are relatively small Aldi and
Morrison’s stores to the west of the town centre at the edge-of-centre Castleford Retail
Park. The main convenience destination in Castleford is the large out-of-centre Asda
store at Glasshoughton. Planning permission63 has however recently been renewed for a
large format foodstore (c. 7,600 m2 gross) at Aire Street within the town centre.
12.4 In terms of comparison retail provision, the town has a relatively small offer with a small
M&S as a notable attraction. The balance of the comparison provision is orientated
towards the discount end of the market and local independents.
12.5 Whilst the edge-of-centre Castleford Retail Park is primarily orientated towards bulky
goods with a Homebase DIY store anchor, the town centre faces significant competition
as a non-food shopping destination from the out-of-centre Junction 32 Outlet Village
which comprises an extensive range of national and international fashion multiples.
12.6 Adjacent to the Junction 32 Outlet is the out-of-centre Xscape leisure complex which is
also a regional destination comprising a snow-dome, ten pin bowling, family orientated
restaurants and evening entertainment (bars).
CONVENIENCE
12.7 The convenience expenditure pot (Table 3, Appendix 2a) arising within the Castleford
catchment (survey zone 6) is projected to rise from £82.7m in 2013 to £86.8m by 2018,
£96.1m in 2023 and £100.1m by the Local Plan end date of 2026 (£17.4m increase over
Local Plan period).
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A) MAIN FOOD
12.8 The main food expenditure pot in the Castleford catchment (survey zone 6) is projected
to rise (Table 4a, Appendix 2a) from £62m in 2013 to £65.1m by 2018, £72.1m in 2023 and
£75.1m by 2026.
12.9 The survey results (Table 5a, Appendix 2b) identify the following expenditure flows in the
Castleford catchment:
TOWN CENTRE; the town centre itself retains only 5% (£3.1m) of main food spend
arising within its immediate catchment; this low market share reflects the current
deficiency in convenience provision in the town centre.
NON TOWN CENTRE; the edge-of-centre Aldi and Morrison’s stores claim 8% (£5m) and
6% (£3.7m) market shares respectively. However, the out-of-centre Asda
Glasshoughton store is the primary location for main food shopping in the catchment
with a 61% (£37.8m) market share.
OVERALL MARKET SHARE; existing convenience provision in Castleford as a whole
retains 82% (£50.9m) of main food expenditure arising within its catchment.
INFLOWS; the Asda Glasshoughton store attracts significant inflows from the adjacent
Featherstone (23.2% / £3.9m), Normanton (26.8% / £7.5m) and Pontefract (18.9% /
£6.3m) catchments.
LEAKAGE (DISTRICT); there is a small amount of outflow from the catchment (5% /
£3.1m) to the Morrison’s store in Knottingley. There are also minor flows to Morrison’s
Pontefract (c. 2% / £1.2m).
LEAKAGE (OUTSIDE DISTRICT); there are minor outflows to Morrison’s Rothwell (3% /
£1.9m) and Tesco Garforth (2% / £1.2m).
12.10 Overall, 92% (£57.1m) of main food expenditure arising within the Castleford catchment
(survey zone 6) is retained within the district as a whole. The out-of-centre Asda
Glasshoughton store is extremely dominant although new stores at Featherstone (reversal
of current inflow) and within Castleford town centre itself would provide effective
competition and choice for local residents.
63 LPA Application Ref. 11/02126/RPP (Renewal of 06/99/70287)
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B) TOP-UP FOOD
12.11 The top-up expenditure pot 9Table 4b, Appendix 2a) within the catchment is projected to
rise from £20.7m in 2013, to £21.7m by 2018, £24m in 2023 and £25m by 2026 (Local Plan
end date). The survey results (Table 6a, Appendix 2b) identify the following top-up
shopping patterns:
TOWN CENTRE; the town centre retains 13.6% (£2.8m) of top-up expenditure arising
within its immediate catchment.
NON TOWN CENTRE; the edge-of-centre Aldi and Morrison’s stores claim 4.9% (£1m)
and 6.2% (£1.3m) market shares respectively. The out-of-centre Asda Glasshoughton
store is the primary location for top-up food shopping in the catchment with a 35.8%
(£7.4m) market share. Local centres (including Airedale) within the catchment claim
a further 14.7% (£3m) market share
OVERALL MARKET SHARE; existing convenience provision in Castleford as a whole
retains 78.9% (£16.3m) of top-up food expenditure arising within its catchment.
INFLOWS; the Asda Glasshoughton store attracts minor inflows from adjacent
catchment zones.
LEAKAGE (DISTRICT); there is a small amount of outflow (4.9% / £1m) to convenience
provision (primarily the edge-of-centre Morrison’s) in Pontefract.
LEAKAGE (OUTSIDE DISTRICT); there is negligible (c. £0.7m) leaking to destinations
outside of the district.
12.12 The survey results identify that convenience provision within the district as a whole retains
86.2% (£17.8m) of top-up expenditure arising within the Castleford catchment.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
12.13 Combining the main food and top-up shopping market shares together, the survey
assessment (Table 7, Appendix 2b) identifies that existing provision within Castleford town
centre retains just 7.2% (£5.9m) of all convenience expenditure arising within its immediate
catchment (survey zone 6). Convenience provision outside of the town centre (main
stores and local centres) retains a further 74.1% (£61.2m).
12.14 The town as a whole retains 81.2% (£67.2m) of all convenience expenditure arising within
the Castleford catchment. The total outflow from the catchment to Knottingley and
Pontefract is 4.1% (£3.3m) and 3.5% (£2.9m) respectively.
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D) FOODSTORE TRADING PERFORMANCE
12.15 The survey results (Table 8, Appendix 2b) indicate that the out-of-centre Asda
Glasshoughton store achieves a total convenience turnover of £68.3m; this is £39.1m
above its expected company benchmark of £29.1m. As previously detailed, it is
expected that a new foodstore in Castleford town centre itself, allied to enhancements in
mainstream foodstore provision elsewhere in the district (primarily Featherstone) would
significantly reduce this existing overtrading position.
12.16 The Aldi store in the town is identified to be overtrading by £5.3m (£8.1m survey turnover
against £2.8m benchmark). Conversely, the Morrison’s store is slightly undertrading (£5.6m
survey turnover against £8.5m benchmark); this under-performance may be attributable
to the fact that the store is converted from a former Netto format.
E) CAPACITY REVIEW
i) CONSTANT MARKET SHARE
12.17 Given the current limitations of the convenience retail offer within the town centre, the
capacity modelling exercise (Table 14a, Appendix 2c) identifies an extremely limited
requirement for new convenience floorspace over the emerging plan period, as follows:
2018 2023 2026
15 m2 (gross) 40 m2 (gross) 55 m2 (gross)
12.18 The identified capacity, based on a constant market share basis, is clearly insufficient to
support any new substantive provision in the town centre.
12.19 In terms of the capacity position for the town as a whole, including the existing turnover
performance of the Aldi, Morrison’s and Asda stores outside of the town centre,
generates the following town-wide capacity (Table 14b, Appendix 2c):
2018 2023 2026
215 m2 (gross) 545 m2 (gross) 745m2 (gross)
12.20 Whilst this capacity would potentially support mainstream operators smaller convenience
formats (Sainsbury’s Local, Tesco Express etc.) by the end of the emerging plan period,
the capacity identified would not support a new mainstream foodstore in the town which
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would deliver a step-change in provision and provide effective choice and competition
to the existing out-of-centre Asda store.
12.21 However, there is limited potential for the town as a whole to significantly increase its
existing main food retention level beyond the identified 82% level given the geographical
extent of the Castleford catchment, the nature / location of existing surrounding provision
and the fact that there will inevitably be some leakage due to brand loyalty for example.
12.22 Whilst ordinarily the significant level of overtrading which the out-of-centre Asda store
presently achieves (c. £39.1m) would generate major quantitative and qualitative
support for new centrally located provision to enhance choice and deliver effective
competition (i.e. claw-back from a dominant out-of-centre store), there are existing
commitments within and outside of the town which, if realised, would address the current
quantitative and qualitative issues.
ii) POTENTIAL FOR MARKET SHARE IMPROVEMENT - COMMITMENTS
12.23 Planning permission64 for a large foodstore (c. 5,320 m2 net sales) at Aire Street in
Castleford town centre has recently been renewed. The proposed store is located within
the town centre and if realised would deliver significant quantitative and qualitative
benefits by providing effective choice and competition to the out-of-centre Asda store to
reduce its current trading dominance. A new centrally located foodstore would also
facilitate linked trips within the town centre and act as an anchor / major attraction.
12.24 On the basis of the current commitment, allied to the fact that the approved new out-of-
centre foodstore in Featherstone would reverse some of the current inflows (c. £3.9m) to
Asda Glasshoughton, there is no quantitative need for the Council to proactively plan for
new convenience retail provision in Castleford over the emerging plan period.
12.25 However, the critical issue for Castleford going forward is the uncertainty relating to the
deliverability of the current in-centre foodstore commitment. It is our understanding that
resolution to approve the scheme was made in November 2006 with the grant of
planning permission ultimately in February 2009 following completion of a legal
agreement. A further four years have now transpired since the original planning
permission and whilst a time extension to implement has been recently granted, it is
critical that the quantitative and qualitative need arising within Castleford is urgently met.
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12.26 Whilst it is not the role of this study to assess the deliverability of the Aire Street site, if it is
the case that the Council is genuinely (and robustly) satisfied that there is no viable
commercial or operational prospect of the commitment being realised then it should
potentially look for an alternative site in accordance with the sequential approach
having regard to suitability and deliverability. Key site selection criteria would however be
the location of any new provision relative to the town centre given the significant benefits
arising from linked trips etc.
COMPARISON
12.27 The survey analysis (Table 4, Appendix 3a) identifies that there is currently £112.1m of
comparison retail expenditure arising in the Castleford catchment (survey zone 6); this is
projected to rise to £130.1m in 2018 (£17.9m increase), £156m in 2023 and £172.3m by
2026 (£60.1m increase over Local Plan period).
A) OVERALL COMPARISON GOODS MARKET SHARE
TOWN CENTRE
12.28 The town centre retains 33.3% (£37.4m) of all comparison retail expenditure arising in its
immediate catchment (Table 14, Appendix 3b). The main inflow to the town centre is
from the adjoining Knottingley catchment (10.5% / £3.9m).
12.29 In terms of inflows, the town centre draws £48m of comparison expenditure from the
district as a whole (survey zones 1 – 9). However, inflows from beyond the district are
limited (£2.5m).
12.30 Overall, taking account of its market share from its immediate catchment allied to inflows,
the town centre achieves a total comparison retail turnover of £50.5m (2013).
OUT-OF-CENTRE
12.31 Retail provision outside the town centre65 claims 25.1% (£28.1m) of comparison
expenditure arising within the Castleford catchment (survey zone 6). The out-of-centre
locations also secure inflows from the Featherstone (13.9% / £4.1m), Normanton (13.3% /
£7m), Pontefract (17.9% / £10.8m) and Knottingley (13.6% / £5.1m) catchments.
65 Includes Asda Glasshoughton, Castleford Retail Park and Junction 32 Outlet Village
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12.32 The out-of-centre turnover derived from the district as a whole (survey zones 1 – 9) is
£70.2m which is above that achieved by the town centre. There are also inflows from
outside of the district (c. £5.6m) which mean that out-of-centre provision as a whole
achieves a total comparison retail turnover of £75.8m (2013).
OVERALL RETENTION
12.33 Castleford as a whole (i.e. market share of the town centre and out-of-centre provision
combined together) retains 58.4% (£65.5m) of comparison retail expenditure arising within
its immediate catchment (survey zone 6).
OUTFLOWS
12.34 The main alternative destination within the district for local residents in the Castleford
catchment is Parkside Retail Park in Pontefract (9.6% / £10.8m).
12.35 In terms of leakage outside of the district, Leeds city centre draws a 9.5% (£10.6m) market
share whilst White Rose Shopping Park secures 6.6% (£7.4m).
D) INDIVIDUAL COMPARISON GOODS MARKET SHARE
12.36 The breakdown of individual comparison goods market share (Tables 5 – 13, Appendix 3b)
are summarised below.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Castleford TC 25.8% (£7.9m)
Castleford RP 22.6% (£6.9m)
Wakefield CC 8.6% (£2.6m) Leeds CC 19.4% (£5.9m)
White Rose 18.3% (£5.6m)
Small Hsehold Castleford TC 44.6% (£8m)
Castleford RP 23% (£4.2m)
Pontefract RP 6.8% (£1.2m) Leeds CC 8.1% (£1.5m)
Chemist Castleford TC 58.2% (£1.5m)
Castleford RP 19.8% (£0.5m)
Negligible Leeds CC 5.5% (£0.1m)
Books / CDs Castleford TC 35.1% (£2.6m)
Castleford RP 35.1%(£2.6m)
Wakefield CC 8.1% (£0.6m) White Rose 13.5% (£1m)
DIY Castleford TC 19.1% (£1.3m)
Castleford RP 76.7% (£5.2m)
Negligible Negligible
Furniture Castleford TC 38.3% (£4.4m)
Castleford RP 16.7% (£1.9m)
Wakefield CC 5% (£0.6m)
Pontefract RP 5% (£0.6m)
Leeds CC 8.3% (£1m)
Electrical Castleford TC 26.7% (£5.1m)
Castleford RP 17.4% (£3.3m)
Pontefract RP 37.3% (£7.1m) Negligible
Recreational Castleford TC 41.5% (£6.2m)
Castleford RP 19.5% (£2.9m)
Pontefract RP 12.2% (£1.8m) Leeds CC 9.8% (£1.5m)
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12.37 The survey results show that the town centre faces significant competition from out-of-
centre retail park destinations both within (Parkside Retail Park in Pontefract and Junction
32 Outlet Village in particular) and outside (White Rose Shopping Park) of the district.
12.38 The proximity and access from the Castleford catchment to Leeds city centre is also
reflected in the survey results which identify that it is particularly attractive for high street
style comparison goods, particularly clothing and fashion.
E) CAPACITY REVIEW
i) TOWN CENTRE
12.39 On the basis of forward population and expenditure growth, assuming that the current
market share of the town centre is projected forward on a constant market share basis,
the assessment (Table 19b, Appendix 3c) identifies the following quantitative capacity for
comparison retail goods over the emerging plan period:
2018 2023 2026
625 m2 (gross) 1,655 m2 (gross) 2,300 m2 (gross)
12.40 The capacity identified in the early phase of the emerging plan is clearly insufficient to
deliver any substantive quantitative enhancement in the existing town centre comparison
retail offer. Full planning permission66 has however recently been renewed for a new
foodstore-led development at Aire Street (c. 7,600 m2 gross) in the town centre. The
scheme would deliver a significant quantum of comparison retail floorspace (c. 1,860 m2
net sales in the foodstore along with replacement retail units). The implications on
forward strategy for the town centre over the plan period are considered below after the
headline capacity for town as a whole (including out-of-centre foodstores and retail
parks) is identified.
ii) OVERALL TOWN CAPACITY
12.41 There is a significant concentration of out-of-centre retail provision in Castleford, including
the dominant Asda store at Glasshoughton and the bulky–orientated Castleford Retail
Park (Homebase DIY anchor) to the west of the town centre. The Junction 32 Outlet
(including B&Q in close proximity) is a regional shopping destination.
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12.42 When the turnover of this out-of-centre provision is added to that of the town centre, the
assessment (Table 19d, Appendix 3c) identifies the following quantitative capacity:
2018 2023 2026
1,570 m2 (gross) 4,145 m2 (gross) 5,760 m2 (gross)
12.43 The forward strategy for the town as a whole is detailed below.
iii) COMMITMENTS AND FORWARD STRATEGY
12.44 The turnover of the Aire Street foodstore commitment is in the order of £12m; a significant
proportion of this expenditure is likely to be drawn from the existing out-of-centre Asda
store given that the new store would be compete on a ‘like-for-like’ basis. The impact on
Asda will be negligible given that the store, which is afforded no policy protection due to
its out-of-centre status, is identified as significantly overtrading.
12.45 The quantitative claims of the commitment do however generate a negative capacity
(Table 19g, Appendix 3c) in Castleford until the latter phase (post 2023) of the emerging
plan. Whilst a quantitative need (c. 1,565 m2 gross) is identified in 2026, it is considered
that there is no requirement for the Council to proactively plan for new comparison retail
provision in Castleford over the emerging plan period; a future update to this study should
identify needs.
12.46 The prospects of securing commercial interest to deliver a step change in the
performance of the town centre in particular are likely to be limited due to the proximity
to regional shopping destinations including Junction 32, Birstall Shopping Park and Leeds.
12.47 In relation to future out-of-centre development at Junction 32 Outlet, whilst it is not a
specific requirement of the study brief to assess its potential, the survey results clearly
identify that the facility serves a sub-regional catchment which is likely to extend into
South Leeds, East Riding and Selby. Any future development should be assessed against
NPPF policy tests.
LEISURE
12.48 As detailed in the introduction, the leisure offer in Castleford is dominated by the out-of-
centre Xscape facility which is a regional attraction. The town centre has a traditional
evening economy focused around pubs and local restaurants.
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12.49 The leisure expenditure figures for the catchment is summarised in the table below.
12.50 The survey results identify the following leisure visitation patterns:
CINEMA; half of local residents in Castleford visit the cinema regularly. As to be
expected almost all residents (98%) visit Cineworld Xscape.
INDOOR SPORTS / HEALTH & FITNESS; 17.6% of local residents in the catchment
regularly visit a gym. The most popular destination is Xercise4Less at Xscape (29.4%),
followed by Castleford Swimming Pool, Castlelock Lane Sports Centre and
Exercise4Less in Wakefield (all 11.8%).
TEN-PIN BOWLING; 21.6% of local residents regularly bowl. The main destination for
nearly all (95.5%) is Bowlplex at Xscape.
RESTAURANTS AND SOCIALISING; 65.7% of local residents in the catchment regularly
eat out at restaurants. Castleford town centre and Xscape are the main destination
for eating out for 75% of local residents; Leeds city centre attracts 9.4%. In terms of
socialising, half of residents regularly go out. Most residents (64.6%) stay locally in
Castleford with a further 14.6% visiting Leeds city centre.
ARTS AND CULTURE; just over a quarter (26.5%) of residents in Castleford visit art and
cultural facilities. The survey results show that most residents (52.7%) go to Leeds city
centre, followed by Wakefield (21.1%). A total of 5.3% of local residents visit the
Bridge Arts Gallery in Castleford.
12.51 Given the proximity to the regional Xscape leisure destination, there will be limited
commercial demand or potential in our view to attract the operators and facilities
needed to enhance the town centre leisure offer.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 324 £16.1m 440
Alcoholic Drinks 201 £1m 232
Cinema 11 £0.5m 18
Theatre / Concerts 18 £0.9m 33
Museums / Historic Houses and Gardens 9 £0.4m 15
Recreation and Sporting 75 £3.7m 117
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13. KNOTTINGLEY 13.1 The town is located to the far east of the district close to the strategic M62 and A1 (M)
junction. The town’s catchment is relatively discrete given its separation from the larger
centres of Pontefract and Castleford by virtue of the motorways. However, there is a
large rural hinterland to the north and east towards Selby.
13.2 The town centre retail offer is extremely limited aside from a full range Morrison’s
foodstore. Planning permission has however been granted for a new foodstore (1,758 m2
gross)67, in the town, potentially to be operated by a discount retailer, which would
enhance choice for local residents.
CONVENIENCE
13.3 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Knottingley
catchment (survey zone 8) is c. £29.1m (2013); this is projected to rise to £30.7m in 2018,
£33.9m in 2023 and £35.2m by 2026 (£6m increase over Local Plan period).
A) MAIN FOOD
13.4 There is a total (Table 4a, Appendix 2a) of £21.9m of main food expenditure arising within
the Knottingley catchment (survey zone 8); this is projected to rise to £23m in 2018, £25.4m
by 2023 and £26.4m in 2026. The survey results (Table 5a, Appendix 2b) identify the
following main food shopping patterns:
TOWN CENTRE; the Morrison’s store in the town centre retains 64.3% (£14.1m) of main
food spend arising within its immediate catchment.
INFLOWS; the Morrison’s store attracts some inflows from the Castleford (5% / £3.1m),
Pontefract (8.4% / £2.8m) and Doncaster68 (5.1% / £3.1m) catchments.
LEAKAGE; the main outflows are to Asda Glasshoughton (8.2% / £1.8m) and the out-
of-centre Aldi in Pontefract (11.2% / £2.4m).
13.5 Overall, existing convenience provision within the district retains 98.9% (£21.6m) of
convenience expenditure arising within the Knottingley catchment.
67 LPA Application Ref. 12/00899/FUL 68 Doncaster defined as Buffer Zone 2.
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B) TOP-UP FOOD
13.6 The top-up expenditure pot (Table 4b, Appendix 2a) within the Knottingley catchment is
presently £7.3m; this is projected to rise to £7.7m in 2018, £8.5m in 2023 and £8.8m by 2026
(Local Plan end date).
13.7 The survey results (Table 6a, Appendix 2b) identify the following shopping patterns:
TOWN CENTRE; the town centre retains 49.3% (£3.6m) of top-up spend from the
Knottingley catchment; this market share is primarily attributable to the Morrison’s
store (45.2% market share from the catchment).
NON TOWN CENTRE; local centres within the Knottingley catchment (Ferrybridge and
Racca Green) secure a further 19.2% (£1.4m) of top-up spend arising.
OVERALL MARKET SHARE; Knottingley as a whole retains 68.5% (£5m) of top-up spend
arising within its immediate catchment.
INFLOWS; there are negligible inflows to the town from surrounding catchments.
LEAKAGE; the main leakage is to convenience provision in Pontefract (20.5% / £1.5m).
13.8 Overall, convenience provision in the district retains 94.6% (£6.9m) of top-up expenditure
arising within the catchment.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
13.9 When the main food and top-up retention levels are combined, the survey (Table 7,
Appendix 2b) identifies that the town centre (including Morrison’s) retains 60.6% (£17.6m)
of all convenience spend arising in its immediate catchment. Local centres claim a
further 5.6% (£1.6m). The overall town-wide retention is therefore 66.1% (£19.3m).
13.10 The main outflows are to Pontefract (22.7% / £6.6m) and Castleford (8.4% / £2.4m). The
overall retention level for the district as a whole is 97.8% (£28.5m).
D) FOODSTORE TRADING PERFORMANCE
13.11 Whilst the in-centre Morrison’s is the primary destination for local residents, the survey
results (Table 8, Appendix 2b) identifies that the store is presently under-trading by £3.6m
against company benchmark (£30.4m survey turnover against £34m benchmark).
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E) CAPACITY REVIEW
13.12 The baseline capacity assessment (Table 13a, Appendix 2c) identifies a minimal (c. 250 m2
gross) convenience floorspace requirement for the town centre over the emerging plan
period to 2026. Planning permission69 has however recently been granted for a new
foodstore (c. 1,758 m2 gross) which is assumed will be operated by a deep discounter
given the approved store layout and configuration. A new deep discounter would
further enhance local residents choice beyond the existing in-centre (full range)
Morrison’s store and would claw-back some main food expenditure which is presently
flowing from the Knottingley catchment to the out-of-centre Aldi store at South
Baileygate (far eastern extent of Pontefract).
13.13 On the basis of the foodstore commitment, allied to the existing Morrison’s full range offer,
it is considered that there is no need for the Council to proactively plan for new
convenience retail provision in Knottingley over the emerging plan period. The
performance of the town should however continue to be monitored.
COMPARISON
13.14 The comparison expenditure pot (Table 4, Appendix 3a) in the Knottingley catchment is
presently £37.7m (2013); this is projected to rise to £43.8m (2018), £52.4m (2023) and
£57.7m (2026). The projected increase over the Local Plan period to 2026 is c. £20.1m.
A) OVERALL COMPARISON GOODS MARKET SHARES
13.15 The survey results (Table 14, Appendix 3b) identifies that the town centre as a whole,
including Morrison’s, retains 9.5% (£3.6m) of comparison goods expenditure arising within
its immediate catchment (survey zone 8); this is a relatively low retention level and reflects
the limited nature of the town centre comparison retail offer.
13.16 There are extremely limited inflows from adjoining catchments both within and outside of
the district. Overall, when its market share from its immediate catchment and inflows are
combined, the town centre achieves a (survey-based) comparison turnover of £6.3m
13.17 Given the low level of retention, there are significant outflows of expenditure from the
catchment to destinations both within and outside of the district. In terms of destinations
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within the district, the main flows are to Pontefract (42.1% / £15.9m) and Castleford (24.1%
/ £9.1m)70. White Rose (5.3% / £2m) and Leeds city centre (4.1% / £1.5m) are the
alternative destinations outside of the district.
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
13.18 The individual comparison market share secured by the town centre is summarised below.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Knottingley TC 2% (£0.2m) Pontefract TC 22.5% (£2.3m)
Castleford TC 14.3% (£1.4m)
Castleford RP 18.3% (£1.8m)
White Rose 12.2% (£1.2m)
Leeds CC 8.2% (£0.8m)
Small Hsehold Knottingley TC 13% (£0.8m) Pontefract TC 55.1% (£3.3m)
Castleford TC 7.2% (£0.4m)
White Rose 4.3% (£0.3m)
Chemist Knottingley TC 38.1% (£0.3m) Pontefract TC 39.1% (£0.3m)
Castleford TC 9.8% (£0.1m)
Negligible
Books / CDs Knottingley TC 25% (£0.6m) Pontefract TC 34% (£0.9m)
Castleford RP 13.6% (£0.3m)
White Rose 9.1% (£0.2m)
DIY Knottingley TC 1.3% (£0.03m) Castleford RP 65.8% (£1.6m)
Pontefract TC 21.1% (£0.5m)
Negligible
Furniture Knottingley TC 3.3% (£0.1m) Pontefract TC 34.4% (£1.3m)
Castleford TC 16.4% (£0.6m)
Doncaster TC 4.9% (£0.2m)
Leeds CC 4.9% (£0.2m)
Electrical Knottingley TC 2.6% (£0.2m) Pontefract TC 57% (£3.6m)
Pontefract RP 21.6% (£1.3m)
Negligible
Recreational Knottingley TC 23.9% (£1.3m) Pontefract TC 26.1% (£1.4m)
Wakefield CC 15.2% (£0.8m)
Leeds CC 4.3% (£0.2m)
White Rose 4.3% (£0.2m)
13.19 Overall, the survey results highlight that the majority of local residents in the Knottingley
catchment look towards retail provision (town centre and out-of-centre) in the nearby
larger centres of Pontefract and Castleford.
C) CAPACITY REVIEW
13.20 The town centre retail offer is extremely limited aside from the non-food element of
Morrison’s store. The survey results actually record that Morrison’s achieves a higher
comparison turnover than the town centre as a whole. The overall comparison turnover
of the town centre is £6.3m.
70 The market share for each town reflects town centre and out-of-centre combined.
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13.21 Projecting the town centre market share forward on a constant market basis against
expected population and expenditure growth, the assessment (Table 18b, Appendix 3c)
identifies the following capacity in the town over the emerging plan period:
2018 2023 2026
155 m2 (gross) 410 m2 (gross) 570 m2 (gross)
13.22 The capacity identified is insufficient to support any new substantive comparison retail
development in the town centre. As with other comparable centres in the district, it is
considered that there is limited prospect of attracting the necessary national multiple
retailers to deliver a step-change in provision and performance. The proximity and
access from the town to higher order centres in the sub-region (Leeds, Junction 32 Outlet
and Birstall Shopping Park) constrain retailer demand.
13.23 The existing in-centre Morrison’s store does however meet local residents’ daily top-up
comparison shopping needs and this should be complemented by the recent approval
of a new retail scheme in the town centre, as detailed below.
iii) COMMITMENTS
13.24 Planning permission71 has been granted for a new retail development in the town centre
comprising a new foodstore (likely to be occupied by a deep discounter) and small retail
units (c. 110 m2 gross). Whilst the comparison retail offer delivered by the committed
development will be relatively small, the assessment (Table 18e, Appendix 3c) identifies
that there would be no need for any additional comparison retail floorspace over the
emerging plan period.
71 LPA ref. 12/00899/FUL
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LEISURE
13.25 The catchment expenditure for individual leisure activities is set out below.
13.26 The relatively limited leisure offer within the town is reflected in the leisure visitation
patterns as follows:
CINEMA; 34% of residents in the catchment regularly visit the cinema; the least out of
all the survey zones. All residents in this catchment visit Cineworld at Xscape.
INDOOR SPORTS / HEALTH & FITNESS; only 9% of residents regularly use the gym; the
least of all of the catchment areas. The majority of residents (66.6%) visit Knottingley
Sports Centre in the town centre. The remainder use facilities in Wakefield, Pontefract
and also outside of the study area.
TEN-PIN BOWLING; 21% of local residents regularly bowl. Nearly all local residents
(95.2%) visit Bowlplex at Xscape.
RESTAURANTS AND SOCIALISING; 61% of local residents in the catchment regularly eat
out at restaurants. Castleford is the main destination, attracting 53.2% of local
residents, followed by Pontefract (14.9%) and Knottingley itself (10.6%). In terms of
socialising, 38% of residents from this catchment area regularly go out; this is the least
of all the catchment areas in the district. Approximately a third (33.3%) of the local
residents visit Knottingley with 18.2% going to Pontefract and Castleford respectively.
12.1% go to Leeds city centre and other places outside of the study area.
ARTS AND CULTURE; 15% of residents in the catchment regularly visit art and cultural
facilities; the least out of all the survey zones. The main destination for art and cultural
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 291 £5.4m 440
Alcoholic Drinks 175 £3.2m 232
Cinema 9 £0.2m 18
Theatre / Concerts 15 £0.3m 33
Museums / Historic Houses and Gardens 8 £0.2m 15
Recreation and Sporting 66 £1.2m 117
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activities from this catchment area is Leeds (40%), followed by Wakefield (30%),
Pontefract (20%) and Bradford (10%).
13.27 Given the location of the town and its proximity and accessibility to larger centres and
regional leisure destinations (Xscape) both within and outside of the district, it is our view
that it is unlikely that it would be able to attract the necessary operators to deliver a step
change in its leisure offer going forward.
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14. HEMSWORTH / SOUTH ELMSALL 14.1 The Rural South East catchment within the district comprises two distinct towns.
Hemsworth is located in the south western part of the catchment and serves a rural
hinterland extending to the Rural South catchment to the west (including villages such as
Ryhill) and southwards beyond the district boundary. South Elmsall (and the adjacent
centre of Moorthorpe) is located in the south eastern part of the district and is close to
Doncaster.
14.2 The retail offer within both centres is predominantly orientated towards meeting local
convenience and service needs. Hemsworth has a modern edge-of-centre Tesco store
(planning permission72 to extend) and discounters including Farmfoods and Iceland.
South Elmsall lacks a full range foodstore and the convenience offer is predominantly
orientated towards small-scale top-up shopping with Heron and Sainsbury’s Local stores.
There is a freestanding Asda store (former Co-Op) in Moorthorpe which adjoins South
Elmsall. The town centre market is particularly popular.
CONVENIENCE
14.3 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Rural South
catchment (survey zone 9) is c. £88.5m (2013); this is projected to rise to £92.2m in 2018,
£96.7m by 2023 and £100.4m by 2026 (Local Plan period end date).
A) MAIN FOOD
14.4 The main food expenditure pot (Table 4a, Appendix 2a) is currently £66.4m; this is
projected to rise to £69.1m in 2018, £72.5m by 2023 and £75.3m in 2026. The survey results
(Table 5a, Appendix 2b) identify the following shopping patterns in the Rural South East
catchment (survey zone 9) as a whole:
HEMSWORTH; the town centre retains just 6.8% (£4.5m) of main food expenditure
arising within the wider catchment (survey zone 9). The edge-of-centre Tesco store
claims a 31.8% (£21.1m) of main food expenditure arising. The overall (combined)
retention level is therefore 38.6% (£25.6m).
72 LPA Application Ref. 10/01459/FUL
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SOUTH ELMSALL; the survey results do not identify that existing convenience provision
within the town centre performs a main food shopping role. However, the Asda store
claims a 10.6% (£7m) market share.
OVERALL RETENTION (HEMSWORTH AND SOUTH ELMSALL); the towns between them
retain 49.2% (£32.7m) of main food expenditure arising within the wider catchment.
INFLOWS; the Tesco Hemsworth store attracts minor inflows from the Rural South (3% /
£1.6m) and Barnsley73 (5.2% / £6m) catchments.
LEAKAGE (DISTRICT); the main outflows are to convenience provision in Pontefract
(20.5% / £13.6m).
LEAKAGE (OUTSIDE DISTRICT); the main alternative foodstore destinations outside of
the district is Morrison’s Cortonwood (5.6% / £3.7m) and mainstream stores in
Doncaster (11.1% / £7.4m).
14.5 Overall, existing convenience provision within the district retains 81.1% (£53.8m) of main
food expenditure arising within the Rural South East catchment zone; this is the second
lowest retention level of any of the catchments (zones 1 – 9) within the district aside from
Ossett / Horbury catchment.
B) TOP-UP FOOD
14.6 The top-up expenditure pot (Table 4b, Appendix 2a) within the wider catchment is
projected to rise from £22.1m (2013), to £23m in 2018, £24.2m by 2023 and £25.1m in 2026.
The survey results (Table 6a, Appendix 2b) identify the following shopping patterns:
HEMSWORTH; the town centre retains 10.3% (£2.3m) of top-up spend arising within the
catchment. The edge-of-centre Tesco store claims 15.4% (£3.4m). The town overall
therefore retains 25.7% (£5.7m).
SOUTH ELMSALL; the town centre claims a 4.5% (£1m) market share. The Asda store
claims a further 11.5% (£2.5m). The town overall therefore retains 16% (£3.5m).
OVERALL RETENTION; the two respective towns retain 41.7% (£9.2m) of top-up
expenditure arising within the catchment. Local centres (South Kirby, Upton etc.)
claim a further 33.1% (£7.3m) market share. The overall catchment retention level is
therefore 74.8% (£16.5m).
73 Buffer Zone 1
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INFLOWS; Tesco Hemsworth attracts minor inflows from the Barnsley catchment (4.2% /
£1.6m).
OUTFLOWS; existing convenience provision within the Pontefract catchment attracts
13.3% (£2.9m) of top-up spend arising within the wider catchment.
LEAKAGE; there are extremely limited outflows of top-up spend to other locations
outside of the district.
14.7 Overall, the district retains 92.1% (£20.4m) of top-up spend arising within the Rural South
East catchment.
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
14.8 The survey results when combined (Table 7, Appendix 2b) detail that Hemsworth town
centre retains just 7.7% (£6.8m) of overall convenience expenditure arising within the Rural
South East catchment. The edge-of-centre Tesco store claims a 27.7% (£24.5m) market
share. The town overall retains 35.4% (£31.3m).
14.9 South Elmsall retains 12% (£10.6m) of catchment spend; this is primarily attributable to the
Asda store which claims 10.8% (£9.6m) from the catchment. Local centres claim a further
8.3% (£7.3m).
14.10 Combining the respective market shares together, 55.6% (£49.2m) of overall convenience
expenditure arising within the catchment is retained within it. The district as a whole
retains 83.9% (£74.2m).
D) FOODSTORE TRADING PERFORMANCE
14.11 The survey results identify that the Tesco store in Hemsworth is currently trading £8.8m
above expected benchmark (£33.9m survey turnover against £25.1m benchmark). The
Asda store in South Elmsall (Moorthorpe) is trading £4.6m below expected benchmark
(£11.4m survey turnover against £16m benchmark).
E) CAPACITY REVIEW - HEMSWORTH
14.12 Whilst the capacity modelling exercise (Tables 17a-b, Appendix 2c) identifies a minor (c.
360 m2 gross) convenience floorspace in Hemsworth over the emerging plan period, it is
considered that there is no overriding quantitative and qualitative need for the Council to
proactively plan for new provision in the town.
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14.13 There is extant planning permission74 for an extension to the existing Tesco store in the
town, which if implemented, will alleviate the current overtrading position (c. £8.9m).
Although the Tesco store is located immediately adjacent to but outside of the existing
adopted town centre boundary (thereby edge-of-centre), it is our view that it effectively
performs a town centre anchor function.
14.14 Given that the full-range Tesco store is complemented by niche discounters such as
Iceland and Farmfoods, it is considered that there is no quantitative or qualitative
deficiency in retail provision in the town which the Council needs to address as part of the
emerging plan.
F) CAPACITY REVIEW – SOUTH ELMSALL
i) CONSTANT MARKET SHARE
14.15 The town centre performs a relatively limited main food shopping function at present (no
market share recorded in the survey results); this is reflective of the existing convenience
offer within the town centre (Sainsbury’s Local, Heron Foods and local independents)
which are predominantly orientated towards meeting local daily top-up convenience
shopping needs. The main convenience destination in the locality is the standalone Asda
store in Moorthorpe to the immediate west of South Elmsall town centre. The Asda store,
which is a converted former Co-Op, presently retains 10.6% (£7m) of main food
expenditure arising within the wider catchment (survey zone 9) as a whole.
14.16 Taking the deficiencies and relatively low convenience turnover which the Asda store
achieves, the capacity modelling assessment (Tables 18a-b, Appendix 2c) identifies
extremely limited quantitative capacity (c. 110 m2 gross) by the end of the emerging plan
period; this is clearly insufficient to support any new mainstream convenience retail
provision in the town.
ii) POTENTIAL FOR MARKET SHARE ENHANCEMENT
14.17 The prospects of achieving a significant increase in the main food market share
performance of South Elmsall as a whole (including the Asda Moorthorpe store) towards
the retention levels (c. 60-70%) of other comparable towns in the district is limited by:
74 LPA ref. 10/01459/FUL
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The proximity of the town to Hemsworth constrains the western extent of the
catchment which new convenience provision in South Elmsall could realistically serve.
Local residents in this area are unlikely to divert from the Tesco Hemsworth store.
The overall geographical extent of the defined catchment (survey zone 9) which
extends a significant distance from South Elmsall in the far south to Pontefract and
Featherstone in the far north. It is unlikely that local residents in villages in the northern
extent of the catchment would travel to South Elmsall given proximity and access to
these other centres which have mainstream foodstore provision.
14.18 On this basis, a scenario (Tables 18c-d, Appendix 2c) has been modelled whereby the
main food market share which South Elmsall presently achieves from its immediate
catchment is increased from 10.6% at present (solely attributable to Asda) to 25%; this
generates an additional £9.6m of expenditure to support new provision. Small increases
in market share are also likely from the two buffer (survey) zones beyond the district
boundary (Barnsley and Doncaster) given proximity to surrounding villages.
14.19 The market share enhancement detailed above therefore generates the following
quantitative capacity over the plan period:
14.20 The capacity identified is insufficient in our view to support a mainstream foodstore of the
scale required to firstly achieve the market share enhancement identified (i.e. effectively
compete on a like-for-like basis with other full-range stores) but also provide a full-range
store which is capable of providing genuine choice and competition for local residents in
the southern part of the catchment who presently shop at either Tesco Hemsworth or
other outlying mainstream stores outside of the district.
14.21 As with Normanton, whilst there may be some merit in the Council exploring the potential
to relocate (‘up-size’) the existing Asda to a larger store format in the town given that its
current convenience turnover (c. £11m) could, alongside the expenditure released by
the potential market share increase (£9.6m), broadly support a store of a comparable
scale to the existing Tesco Hemsworth store, it is uncertain as to whether there would be
MAINSTREAM RETAIL75 2018 2023 2026
SOUTH ELMSALL c. 1,585 m2 (gross) c. 1,680 m2 (gross) c. 1,740 m2 (gross)
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any realistic commercial demand given existing Asda representation in and around
Barnsley and Doncaster in particular.
14.22 On this basis, it is our view that a more appropriate strategy would be for the Council to
promote a new deep discount foodstore in South Elmsall as this would:
Enhance choice and competition for local residents in the town and the immediate
southern part of the wider catchment (survey zone 9) by providing a specific retail
offer which is presently lacking from the catchment. South Elmsall and Hemsworth
have small Iceland, Heron and Farmfoods stores but no deep discounter.
Complement the existing mainstream convenience offer (Tesco) at Hemsworth and
address a qualitative deficiency in existing provision.
14.23 Whilst a deep discounter is unlikely to achieve the modelled increase in main food market
share achieved by the town given that it could not compete on a like-for-like basis with
mainstream full-range foodstores, the turnover claims of a new discount store would be
significantly less by virtue of lower convenience sales density.
14.24 It is our view that the Council should seek to identify an appropriate sequentially
compliant site in South Elmsall to meet the quantitative and qualitative need identified. It
is however important that the store is centrally located so as to facilitate linked shopping
trips so as to derive sustainability and economic benefits.
COMPARISON
14.25 The overall comparison expenditure pot (Table 4, Appendix 3a) within the catchment
(survey zone 9) is currently £121.7m (2013); this is projected to rise to £140.1m (2018),
£159.1m (2023) and £175.2m (2026). The projected growth in comparison expenditure
within the catchment is therefore £53.5m over the Local Plan period (to 2026).
75 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised
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A) OVERALL COMPARISON GOODS MARKET SHARES
14.26 The survey results (Table 14, Appendix 3b) for the catchment are set out below.
HEMSWORTH
14.27 The town centre only retains 4% (£4.9m) of comparison goods expenditure arising within
the wider catchment (survey zone 9). The edge-of-centre Tesco store76 retains a further
2% (£2.5m) market share. The town as a whole therefore retains 6% (£7.4m) of
comparison goods expenditure arising within its wider catchment (survey zone 9).
14.28 There are extremely limited inflows to Hemsworth from surrounding catchment zones. The
overall (survey-derived) comparison turnover of the town is £10.7m.
SOUTH ELMSALL
14.29 The town centre retains 4.5% (£5.5m) of comparison goods expenditure arising within the
wider catchment. The edge-of-centre Asda store77 claims a 1.3% (£1.5m) market share.
The town as a whole therefore retains 5.7% (£7m) of comparison retail expenditure arising
within the wider catchment.
14.30 There are extremely limited inflows to South Elmsall from surrounding catchment zones.
The overall (survey-derived) comparison turnover of the town is £7.9m.
OVERALL RETENTION
14.31 Taking the market share secured by Hemsworth and South Elmsall together, the
catchment retains 11.7% (£14.4m) of comparison goods expenditure arising within the
catchment (survey zone 9). This low market share reflects the current deficiencies in the
comparison retail offer in the respective towns and the fact that the catchment area
(survey zone 9) extends a significant distance to the north.
LEAKAGE (DISTRICT)
14.32 Local residents travel to a number of destinations within the district for comparison retail
shopping. The survey results identify that Wakefield (18.1% / £22.1m) is the most popular
location, followed by Pontefract (16% / £19.5m) and Castleford (8.6% / £10.5m)78.
76 Tesco is currently located beyond adopted town centre boundary 77 Edge of centre but actually located within Moorthorpe 78 The market shares for each respective settlement reflect in-centre and out-of-centre market shares combined.
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14.33 The survey results detail that the district as a whole retains just 55.9% (£68m) of comparison
goods expenditure arising within the catchment.
LEAKAGE (OUTSIDE DISTRICT)
14.34 A total of 40.9% (£49.8m) of comparison expenditure flows to destinations outside of the
district; the main locations are Doncaster 16.6% (£20.2m) and Barnsley (12.4% / £15.1m)79.
B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
14.35 The market share performance for each individual comparison retail goods category is
summarised below.
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Hemsworth80 1.4% (£0.5m)
South Elmsall81 1.9% (£0.6m)
Wakefield CC 20.3% (£6.6m)
Castleford RP 13.4% (£4.3m)
Barnsley 18.8% (£6.1m)
Doncaster 22% (£7.1m)
Leeds 7% (£2.3m)
Small Hsehold Hemsworth 9.7% (£1.9m)
South Elmsall 2.5% (£0.5m)
Wakefield CC 10.6% (£2.1m)
Pontefract TC 19.2% (£3.8m)
Barnsley 10.4% (£2m)
Doncaster 22.4% (£4.4m)
Chemist Hemsworth 24% (£0.7m)
South Elmsall 30.7% (£0.9m)
Pontefract TC 17.4% (£0.5m)
Doncaster 6.3% (£0.2m)
Books / CDs Hemsworth 13.5% (£1.1m)
South Elmsall 0%
Wakefield CC 18.3% (£1.4m)
Pontefract TC 23.5% (£1.8m)
White Rose 10.6% (£0.8m)
DIY Hemsworth 5.6% (£0.4m)
South Elmsall 12.3% (£0.9m)
Castleford RP 30.6% (£2.2m) Barnsley 14% (£1.1m)
Furniture Hemsworth 5.3% (£0.7m)
South Elmsall 9.2% (£1.2m)
Wakefield CC 20.3% (£2.7m)
Pontefract TC 15.3% (£2m)
Doncaster 27.8% (£3.6m)
Birstall / Junction 27 RP 8.4% (£1.1m)
Electrical Hemsworth 3.2% (£0.6m)
South Elmsall 6.7% (£1.3m)
Wakefield CC 11.9% (£2.4m)
Pontefract TC 13.7% (£2.8m)
Doncaster 17.7% (£3.6m)
Barnsley 7.8% (£1.6m)
Recreational Hemsworth 8.8% (£1.4m)
South Elmsall 8.1% (£1.3m)
Wakefield CC 20.9% (£3.4m)
Pontefract TC 20.2% (£3.2m)
Barnsley 18% (£2.9m)
14.36 The survey results identify that the respective town centres perform limited comparison
shopping roles. The main alternative destinations within the district are the larger centres
of Wakefield and Pontefract. In terms of leakage outside of the district, the most notable
flows are to the sub-regional centres of Doncaster and Barnsley; these outflows are in part
79 Market share reflects in-centre and out-of-centre combined. 80 Includes Tesco 81 Includes Asda (Moorthorpe)
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attributable to the respective centres being in closer proximity to local residents living in
the south of the catchment.
C) CAPACITY REVIEW - HEMSWORTH
14.37 The assessment (Table 22b, Appendix 3c) identifies that the turnover of the town centre
(excluding Tesco), when projected forward on a constant market share basis against
expected population and expenditure growth, generates the following capacity:
2018 2023 2026
160 m2 (gross) 430 m2 (gross) 595 m2 (gross)
14.38 The quantitative need for the town as a whole does however increase when the (survey-
derived) comparison turnover of the (current) edge-of-centre Tesco store (c. £4.1m) is
combined with the town centre, as follows:
2018 2023 2026
265 m2 (gross) 700 m2 (gross) 970 m2 (gross)
14.39 There is however full planning permission for the existing edge-of-centre Tesco store to
extend (c. 650 m2 net additional comparison floorspace) and it is considered that there is
no need for the Council to proactively plan for new comparison retail provision in the
town over the emerging plan period.
14.40 The Tesco store will adequately meet local residents’ daily top-up comparison shopping
needs and it is unlikely in our view that the town could attract the sufficient quantum or
quality of retailers required to deliver a step change in its market share performance. The
town serves a predominantly rural hinterland and Doncaster town centre, which has a
higher order comparison retail offer, is readily accessible. The town is secondary in
commercial terms and will continue to meet top-up needs.
D) CAPACITY REVIEW – SOUTH ELMSALL
14.41 The town centre has a relatively limited comparison retail offer which is predominantly
orientated towards meeting daily top-up comparison shopping needs. The baseline
capacity generated on a constant market share basis against projected population and
expenditure growth is as follows (Table 23a, Appendix 3c):
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2018 2023 2026
160 m2 (gross) 420 m2 (gross) 580 m2 (gross)
14.42 As with other towns within the district, the capacity is insufficient in the short to medium
phases of the emerging plan period to support any new substantive comparison retail
development. The town serves a small catchment and will continue to serve localised
day-to-day comparison shopping needs. The proximity and access to Doncaster restricts
likely commercial demand to significantly enhance comparison retail provision by
attracting the necessary national multiples. The focus for the town centre should be
qualitatively distinguishing it in the retail hierarchy from focusing on its local independent
offer (i.e. promoting the existing town centre market etc.).
14.43 There is no need in our view for the Council to proactively plan for new comparison retail
provision in the town over the emerging plan period.
LEISURE
14.44 The leisure expenditure figures for the catchment is summarised in the table below.
14.45 The leisure offer within the respective towns is limited to traditional evening economy uses;
this is reflected in the survey results as follows:
CINEMA; 41.1% of local residents in the catchment regularly visit the cinema. The
majority (76.6%) visit Cineworld at Xscape. A further 18.5% go to Cineworld in
Wakefield. A small number of residents visit cinemas in Doncaster and Barnsley.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 345 £19m 440
Alcoholic Drinks 195 £10.6m 232
Cinema 10 £0.5m 18
Theatre / Concerts 18 £1m 33
Museums / Historic Houses and Gardens 9 £0.5m 15
Recreation and Sporting 78 £4.2m 117
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INDOOR SPORTS / HEALTH & FITNESS; 15.5% of residents regularly use the gym in this
catchment area. The main destination is Minsthorpe Swimming Pool (16.4%), followed
by Pontefract Squash Club (12.9%) and Fitness First in Pontefract (9.5%).
TEN-PIN BOWLING; 14.3% of local residents bowl regularly. The main destination is
Bowlplex at Xscape (72%). A further 20.6% visit Wakefield Superbowl.
RESTAURANTS AND SOCIALISING; just over half (51.7%) of local residents in the
catchment regularly eat out at restaurants; the least of all the catchment zones in the
district. The main destination is Xscape (23.3%), followed by Wakefield (14.1%) and
Leeds (9.5%). Ackworth Moor Top attracts 8.7% of local residents. In terms of
socialising, 49.1% of residents go out regularly. Most stay locally at Ackworth Moor
Top (21%) and South Elmsall (18.7%). Alternative destinations outside of the district
include Barnsley, Doncaster and Leeds (6.2% respectively).
ARTS AND CULTURE; just under a quarter (24.7%) of local residents in the catchment
regularly visit art and cultural facilities. The vast majority of local residents from this
catchment area go to art and cultural facilities outside of the study area, with only
30.8% going to Wakefield.
14.46 Overall, the survey results highlight the current deficiencies of the leisure offer within the
catchment as a whole. It is our view that there are limited prospects of attracting the
necessary leisure operators required to deliver a step change. The proximity and access
to Castleford, Wakefield, Doncaster and Barnsley significantly reduces the catchment
that such facilities could serve.
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15. RURAL SOUTH 15.1 The Rural South catchment covers a significant part of the district, extending from the
south of Horbury and Wakefield eastwards. The catchment comprises a number of small
outlying villages and local service centres including Ryhill, Crofton and Sharlston. There
are Asda and Aldi stores at Sandal in the far south of Wakefield city which serve the Rural
South catchment (as well as residents in south of Wakefield). Given the geographical
extent of the catchment, there is no one particular dominant centre.
CONVENIENCE
15.2 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Rural South
catchment (survey zone 3) is £72.9m (2013); this is projected to rise to £75.5m in 2018,
£76.8m by 2026 (Local Plan end date).
A) MAIN FOOD
15.3 The main food expenditure pot within the catchment (Table 4a, Appendix 2a) is
projected to rise from £54.7m in 2013 to £56.7m in 2018 and £57.6m by 2026. The survey
results (Table 5a, Appendix 2b) identify the following main food shopping patterns:
MAIN FOOD SPEND FLOWS; local centres within the catchment retain just 1% (£0.5m)
of main food spend arising within the catchment. The primary shopping destinations
for local residents are Asda Sandal (50% / £27.4m), Sainsbury’s Ings Road (13% /
£7.1m) and the main foodstores (Sainsbury’s Trinity Walk and Morrison’s Ridings
Centre) in Wakefield city centre (12% / £6.5m).
OUTFLOWS; despite small settlements in the far south of the catchment being
equidistant from Barnsley, there are extremely limited (c. 1%) outflows from the district.
15.4 Overall, existing convenience provision within the district retains 98% (£53.6m) of main
food expenditure arising within the Rural South catchment.
B) TOP-UP FOOD
15.5 The top-up expenditure pot (Table 4b, Appendix 2a) within the catchment is currently
£18.2m; this is projected to rise to £18.9m in 2018 and £19.2m by 2026. The survey results
(Table 6a, Appendix 2b) identify the following shopping patterns:
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TOP-UP MARKET SHARE; local centres retain 43.9% (£8m) of top-up expenditure arising
within the catchment. Convenience provision within Wakefield retains 50.1% (£9.1m).
INFLOWS; there are no significant inflows from surrounding catchments.
LEAKAGE; given that local centres and Wakefield retains c. 94% of top-up spend
arising within the catchment, there is limited outflows to alternative destinations within
or outside of the district.
15.6 Overall, the district retains 96.5% (£17.6m) of top-up spend arising within the Rural South
catchment (survey zone 3).
C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)
15.7 Existing convenience provision within the local centres retains 11.7% (£8.6m) of all
convenience expenditure arising within the immediate catchment (Table 7, Appendix
2b). The main destination is Wakefield which draws 78.5% (£57.3m) of catchment spend.
Asda Sandal is the primary shopping destination (42.8% / £31.2m from the catchment).
COMPARISON
15.8 There is £104.3m of comparison expenditure (Table 4, Appendix 3a) arising within the Rural
South catchment (survey zone 3); this is projected to increase to £119.4m in 2018, £127.2m
(2023) and £139.4m by 2026. The growth in comparison expenditure in the catchment
over the Local Plan period as a whole is £35.1m.
A) OVERALL COMPARISON GOODS MARKET SHARES
15.9 There is no main defined town centre within the Rural South catchment. The Asda and
Aldi stores at Sandal do however retain 6.7% (£6.9m) of comparison retail expenditure
arising within the Rural South catchment (survey zone 3).
15.10 The primary comparison retail destination for local residents in the catchment is Wakefield
where the city centre secures 41.2% (£43m) of comparison expenditure and out-of-centre
provision a further 21.9% (£22.9m).
15.11 The main leakage outside of the district is to Leeds city centre (4.5% / £4.8m) and
Meadowhall in Sheffield (6.1% / £6.4m).
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B) INDIVIDUAL COMPARISON GOODS MARKET SHARE
15.12 The individual comparison goods market share is summarised below:
Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)
Clothing Asda Sandal 0.0% Wakefield CC 51.1% (£14m)
Leeds CC 8.7% (£2.4m)
Meadowhall 13% (£3.6m)
Small Hsehold Asda Sandal 18.1% (£3.1m) Wakefield CC 38.9% (£6.7m)
Wakefield RP 13.9% (£2,.4m)
Leeds CC 5.6% (£m)
Meadowhall 9.7% (£1.7m)
Chemist Asda Sandal 24.1% (£0.7m) Wakefield CC 42.4% (£1.2m) Negligible
Books / CDs Asda Sandal 17.3% (£1.2m) Wakefield CC 67.5% (£4.6m) Negligible
DIY Asda Sandal 1,2% (£0.1m) Wakefield CC 28.8% (£1.8m)
Wakefield RP 57.4% (£3.6m)
Negligible
Furniture Asda Sandal 0.0% Wakefield CC 36.8% (£4.2m)
Wakefield RP 22% (£2.5m)
Birstall / Junction 27 RP 13.4% (£1.5m)
Electrical Asda Sandal 4% (£0.7m) Wakefield CC 26.7% (£4.5m)
Wakefield RP 60% (£10.2m)
Leeds CC 4% (£0.7m)
Recreational Asda Sandal 6.5% (£0.9m) Wakefield CC 41.3% (£5.5m)
Wakefield RP 28.3% (£3.7m)
Negligible
15.13 The survey results show that most local residents in the Rural South catchment look
towards retail provision within Wakefield (city centre and out-of-centre) for their main
comparison retail shopping needs.
LEISURE
15.14 The leisure expenditure figures for the catchment is summarised in the table below.
Average Spend (£) Available Expenditure (£) UK Average Spend per
person (£)
Restaurants/Cafes 446 £17.6m 440
Alcoholic Drinks 231 £9.1m 232
Cinema 12 £0.5m 18
Theatre / Concerts 23 £0.9m 33
Museums / Historic Houses and Gardens 10 £0.4m 15
Recreation and Sporting 103 £4.1m 117
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15.15 As there are no leisure facilities in the Rural South catchment aside from traditional village
pubs and restaurants, the survey results show that local residents primarily visit Wakefield
for leisure activities:
CINEMA; just under half (49%) of local residents in the catchment regularly visit the
cinema. The majority (75.5%) visit Cineworld in Wakefield. A further 20.4% visit
Cineworld at Xscape. A very small number (4%) visit cinemas in Leeds.
INDOOR SPORTS / HEALTH & FITNESS; 22% of residents in the Rural South catchment
regularly use the gym. The majority visit (68.2%) visit facilities in Wakefield with
Exercise4less and Green Health and Fitness each attracting 18.2%. A further 9.1% of
residents visit the Havercroft & Ryhill Sports Centre. A total of 13.6% of residents use
facilities outside of the study area.
TEN-PIN BOWLING; 16% of local residents regularly bowl. The main locations are
Bowlplex at Xscape (43.7%) and Wakefield Superbowl (37.5%). The fact that some
local residents are travelling a significant distance beyond the existing facility in
Wakefield, which is in close proximity and on the main route to the south of the city,
suggests that there is a deficiency in relation to the existing facility.
RESTAURANTS AND SOCIALISING; 68% of residents in the Rural South regularly eat out
at restaurants with just over half (54.5%) visiting Wakefield. Leeds City Centre attracts
12.1% of local residents as the main alternative location for people eating out from
this catchment. Other centres attract much smaller proportions of the local resident
population from this catchment, with Crofton and Sharlston attracting 3% each, as
typical examples. In terms of socialising, just over half (53%) regularly go to the pub or
clubs. Just under half (49%) of these visit Wakefield, followed by Sandal (15.7%) and
Walton (7.8%). The remainder visit establishments, in small numbers, within and outside
of the district.
ARTS AND CULTURE; 36% of local residents in the catchment regularly visit art and
cultural facilities. Most residents (68.7%) visit the Hepworth, Theatre Royal and Yorkshire
Sculpture Park in Wakefield. A further 21.9% of local residents visit Leeds.
15.16 The catchment is predominantly rural in nature, comprising a number of small villages.
Most local residents look towards facilities in Wakefield. There is limited requirement in our
view for the Council to proactively plan for new leisure provision in the catchment.
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16. OFFICE ASSESSMENT 16.1 In line with the NPPF and the recognition of office activity as a key town centre use, an
office assessment has been undertaken as part of the study to establish the extent to
which there is a potential shortfall / surplus office floorspace in the district and the
capacity of its principal centres (Wakefield, Castleford and Pontefract) to accommodate
new floorspace.
16.2 The assessment is based on quantitative and qualitative evidence available at the time
of writing. Within this context, it is noted that the Employment Land Technical Paper,
prepared by the Council in 2008, does not draw any firm conclusions around the demand
for and provision of B1a office floorspace and development land.
AVAILABILITY
EXISTING OFFICE FLOORSPACE
16.3 The latest consistent and reliable dataset establishing the scale of office floorspace within
Wakefield is the April 2008 Commercial and Rateable Value floorspace statistics,
published by the DCLG82; this is the latest date at which this dataset is available. The
table83 below summarises the number of office units and the associated office floorspace
across Wakefield. The data is not available to a level below local authority area.
Type of Accommodation Units Floorspace
(m2) Average Size of Premises (m2)
Total offices 1,660 404,000 243
Commercial offices 1,341 294,000 219
Other' offices 319 110,000 345
16.4 As the table indicates, as of April 2008, there were a total of 1,660 office premises in
Wakefield. Commercial offices accounted for the majority of this overall figure with 1,341
premises in such use; this was equivalent to 294,000 m2 of commercial office floorspace
across the district.
82 Department for Communities and Local Government 83 Source: Commercial and Rateable Floorspace Statistics, 2008
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16.5 Given that this data is now relatively dated, it is relevant to note office development that
has occurred within Wakefield in the intervening period which has resulted in a net
increase from these levels of supply. Specifically, since April 2008 there has been
substantial office development at Calder Park and within Merchant Gate, including
Wakefield One. The Annual Monitoring Reports from 2009 onwards indicate the following
levels of office completion across Wakefield, which support the assumption that the levels
of supply identified in 2008 are an underestimation of the current position:
2008/9; 10,000 m2 Class B1a floorspace completed;
2009/10; 2,133 m2 Class B1a floorspace completed;
2010/11; over 10,000 m2 Class B1a floorspace completed; and
2011/12; 26,049 m2 Class B1a floorspace completed.
ALLOCATIONS AND COMMITMENTS
16.6 The table below summarises the latest position regarding extant planning permissions for
Class B1a office development across Wakefield and remaining developable areas on
B1a allocated employment land. For allocated sites a potential floorspace yield from
land remaining has been calculated applying a plot ratio of 100% (i.e. a relatively high
density between pavilion style and urban centre development).
16.7 The Council’s latest commitments schedule (April 2013) identifies c. 275,000 m2 of Class
B1a floorspace allocated / committed across Wakefield; a total of c. 250,000 m2 has
planning permission or is under construction. The majority of this supply (over 200,000 m2)
is concentrated within the Wakefield city centre area and surrounding environs. The
extant outline planning permission at Calder Park in its own right comprises over 50% of
the total allocated and committed office supply identified across the district.
Location Nature of Supply m2 Settlement
Westgate Full Permission 30,000 Wakefield
Bretton Hall Full Permission 10,000 West Bretton
Former Prince of Wales Colliery Outline Permission 21,853 Pontefract
J39 Calder Park Outline Permission 140,000 Wakefield
Snowhill (Paragon Park) Outline Permission 56,369 Wakefield
Paragon Business Park Outline Permission 4,328 Wakefield
Normanton Extension Outline Permission 3,715 Normanton
Church Road / Pope Street Under Construction 1,344 Normanton
Calder Park* Allocated 9,800 Wakefield
Pioneer Way* Allocated 3,600 Castleford
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A1 Business Park* Allocated 3,200 Knottingley
Total 284,209
MARKETED COMMERCIAL FLOORSPACE
16.8 The table below details the level of ‘available’ (i.e. vacant and marketed) commercial
office floorspace across Wakefield as recorded on the Focus and EGi websites. The
information obtained on available floorspace has been split between second hand stock
and new build stock. Very little information is available from which conclusions can be
drawn regarding the nature of the available floorspace in terms of its quality, beyond this
distinction between second hand stock and new build stock.
16.9 There are clear concentrations of availability of second hand stock including within
individual buildings including Normanton House, Number 3 Red Hall Avenue, Wakefield 41
Business Park (individual unit), and The Courtyard at Paragon Business Park. Together
these individual premises include over 5,000 m2 of second hand office floorspace. The
Normanton House and Number 3 Red Hall Avenue premises are some of the highest rents
quoted for second hand stock across the district.
16.10 Outside of these concentrations, the majority of available second hand floorspace being
marketed across Wakefield is within units of sub 500 m2, with most under 250 m2, albeit
these smaller units are all within established / existing employment locations. This includes
availability within Westgate in central Wakefield and Calder Park / Calder Island which
are located in proximity to Junction 39 of the M1. The Silkstone House and Silkwood Park
premises are located near to Junction 40 of the M1.
16.11 A total of 20,339 m2 of second hand office floorspace is noted to be available and
marketed across Wakefield district; the majority is either within Wakefield city itself or at
out-of-centre locations around the strategic motorway junctions. Quoted rents for this
stock range from £54 / m2 for the smaller premises at Westgate, to £157 / m2 for Number 3
Red Hall Avenue. The average quoted rent across the district is £108 / m2.
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m2 Rent £ / m2
Maj
or C
once
ntra
tions
Westgate
114 £53.82
76 £53.82
43 £53.82
218 NQ
Total / Average Westgate 451 £53.82
Calder Park
488 £134.54
150 £79.87
31 £86.11
53 £86.11
253 £107.63
Total / Average Calder Park 975 £114.97
Normanton Business Park
80 £86.96
71 £87.84
76 £89.45
90 £90.95
Total / Average Normanton Business Park 317 £88.89
Silkwood Park
192 £134.54
127 £91.49
123 £91.49
279 £129.16
Total / Average Silkwood Park 721 £117.53
Silkstone House
109 £110.54
89 £118.40
75 £119.26
58 £120.55
95 £121.30
Total / Average Silkstone House 426 £117.48
Calder Island Way
97 £129.16
106 £129.16
141 £129.16
247 £129.16
Total / Average Calder Island Way 591 £129.16
Normanton House 1700 £134.54
Red Hall Avenue 1463 £157.15
Wakefield 41 Business Park 1291 NQ
The Courtyard, Paragon Business Park
390 NQ
186 NQ
163 NQ
Total / Average The Courtyard 739 NQ
Overall Total 20,339 £108.20*
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16.12 In terms of new build office stock which is vacant and is currently (April 2013) being
marketed across Wakefield district, the table below84 identifies a total of 13,521 m2 is
available with an average quoted rent of £150.04 / m2; this is notably higher than the
average quoted rent for the second hand stock. It should be noted that quoted rents
are not available for The Courtyard at Paragon Business Park. The available floorspace at
this location is to be all sub 250 m2 units and comprises all new build supply of this kind
currently being marketed within Wakefield.
16.13 The marketed new build floorspace outside of Paragon Business Park is almost exclusively
within Wakefield city and its immediate environs. This includes 2,139 m2 at Merchant Gate
within Wakefield city centre, two premises of 1,273 m2 and 1,708 m2 respectively at
Wakefield Waterfront and 1,672 m2 within one unit plus the smaller accommodation at
The Courtyard at Paragon Business Park to the north of Wakefield city centre.
m2 Rent £ / m2
Ma
jor C
once
ntra
tions
Merchant Gate 2,139 £139.82
Waterfront
1,273 £156.07
1,708 £156.07
Total / Average Waterfront 2,981 £156.07
Unit 2 Pope Street, Normanton 1,208 £161.45
Origin Point, Paragon Business Park 1,672 £177.60
The Courtyard, Paragon Business Park
163 NQ
186 NQ
186 NQ
139 NQ
163 NQ
116 NQ
211 NQ
211 NQ
139 NQ
139 NQ
139 NQ
Overall Total 13,521 £150.04
84 Source: Focus / EGi, April 2013
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SUMMARY OF AVAILABLE OFFICE FLOORSPACE
16.14 In summary, the analysis has identified the following ‘available’ office floorspace across
Wakefield district:
A total of 257,609 m2 of committed or under construction office floorspace including
a concentration of over 230,000 m2 within Wakefield and surrounding environs.
There is capacity for circa 16,600 m2 additional Class B1a floorspace on allocated
land supply including Wakefield, Castleford and Knottingley.
There is a total of 33,860 m2 of marketed office floorspace across the district with a
clear concentration within Wakefield city centre and surrounding environs including
business park locations around the M1 corridor (junctions 39 and 40). Of this total
marketed floorspace, over 20,000 m2 is second hand stock, with a much smaller
quantum comprising new build stock.
REQUIREMENT FOR NEW FLOORSPACE
16.15 In considering what future requirements for office floorspace may be across Wakefield
district, a number of different data sources have been considered. In considering a
range of data sources it is possible to ‘triangulate’ findings to give a rounded view on
both the nature and scale of requirements is likely to be over the plan period.
TAKE-UP OF OFFICE LAND
16.16 Data on the take-up of land for office development, and total employment land take-up,
has been obtained from Wakefield Council for the period 1996 to 2012. Over this period
monitoring requirements changed, with the data from 1996 to 2003 following calendar
years, and from January 2004 to March 2012 annual monitoring years (April to March).
The data for 1996 only represents three-quarters of the year, and the data for 2004 has
been adjusted to reflect initially the period January to March 2004, and then the AMR
period April 2004 to March 2005.
16.17 The data table below illustrates the take up of office land in hectares and the total take
up of employment land over this period.
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Land Take Up (Ha)
0.00
5.00
10.00
15.00
20.00
25.00
30.00
35.00
40.00
1996
(3/4
)19
9719
9819
9920
0020
0120
0220
03
Jan 04
-Mar 0
4
Apr 04-M
ar 05
Apr 05-M
ar 06
Apr 06-M
ar 07
Apr 07-M
ar 08
Apr 08-M
ar 09
Apr 09-M
ar 10
Apr 10-M
ar 11
Apr 11-M
ar 12
B1 (Ha) Total (Ha)
16.18 It is notable that the total employment land take-up figures over this period show
significant fluctuation from 4.91ha in 2009/10 to 37ha in 1999 and then again in 2004/05.
Interestingly in the context of this fluctuation, the take-up of office land was fairly
consistent over the period, excluding 1997 where no take-up was noted, the figures range
from 0.35ha in 1999 to 6.39ha in 2002.
16.19 Using these figures it is possible to establish a 5-year and a 15-year take-up rate for office
development specifically. A 15-year average allows for changes in the economic cycle
and is generally considered to be a more robust basis for consideration of trends over
time. Given the general consistency of take-up rates for office development over the
period there is little difference between these two averages, which are 2.42 ha annually
over the 15-year timeframe and 2.58ha annually over the 5-year timeframe.
16.20 Notable development has taken place over the period at a number of the out of town
business parks including junctions 39 and 40 of the M1, junctions 31 and 32 of the M62,
and Wakefield city centre. Data obtained from the Wakefield Annual Monitoring Reports
for the period 2009-2012 is summarised in the bullet points below:
2009/10; Class B1a office floorspace completed 213 m2, including 32 m2 in Wakefield
and 181 m2 in ‘other’ settlement (outside of Wakefield, Castleford, Pontefract)
2010/11; Class B1a office floorspace completed 10,066 m2, including 10,032 m2 in
Wakefield and 34 m2 in ‘other’ settlement
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2011/12; Class B1a office floorspace completed 178 m2, including 118 m2 in Wakefield
and 60 m2 in ‘other’.
TAKE UP OF OFFICE FLOORSPACE
16.21 The data table below illustrates the take-up of office floorspace over the period 1996 to
2012; this was monitored by the Council alongside take-up of land. The same caveats
regarding the periods covered by the data are set out above. However, it should be
noted that this data relates to planning permission granted rather than space being
occupied as ’take-up’.
16.22 As with the data on land take-up over the period, the granting of planning permission for
Class B1a office development over the period was relatively consistent compared to the
general take-up of employment floorspace.
16.23 Similarly to the land analysis, given the general consistency of take-up rates for office
development over the period there is little difference between these two averages,
which are 6,762 m2 annually over the 15-year timeframe and 7,213 m2 annually over the
5-year timeframe.
Floorspace Take Up (Sqm)
0
20000
40000
60000
80000
100000
120000
140000
160000
1996
(3/4
)19
9719
9819
9920
0020
0120
0220
03
Jan 04
-Mar 0
4
Apr 04-M
ar 05
Apr 05-M
ar 06
Apr 06-M
ar 07
Apr 07-M
ar 08
Apr 08-M
ar 09
Apr 09-M
ar 10
Apr 10-M
ar 11
Apr 11-M
ar 12
B1 (Sqm) Total (Sqm)
16.24 The majority of planning permissions granted for Class B1a office development over the
period 1996 to 2012 were concentrated within Wakefield, with both Normanton and
Castleford also recording some notable take-up over the period albeit well below that
within Wakefield centre.
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16.25 The floorspace figures by settlement are listed below:
CASTLEFORD: 14,263 m2;
FEATHERSTONE: 508 m2;
HORBURY: 1,300 m2;
NORMANTON: 4,603 m2;
KNOTTINGLEY: 418 m2;
OSSETT: 110 m2; and
WAKEFIELD: 79,850 m2.
Floorspace Take Up (Sq M) by Settlement
0
10000
20000
30000
40000
50000
60000
70000
80000
Castleford
Feathe
rstone
Horbury
Normanto
n
Nottingley
Ossett
Other
Stanle
y / O
utwood
Wake
field
‘BASELINE’ ECONOMETRIC FORECASTS
16.26 The analysis is informed by the latest econometric forecasting data available for
Wakefield, utilising the Experian Business Strategies forecasting model, provided by
Wakefield Council. The econometric data was extracted in March 2013 and is only
available to Wakefield district level. The data is considered an indication of strategic
office property requirements over the emerging plan period to 2026.
16.27 A two-step approach is followed to translate employment projections to floorspace
requirements as summarised in the bullet points below:
Allowance for economic growth: utilising employment projections by sector to
establish floorspace requirements through the application of relevant employment
densities; and
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Allowance for choice and churn: application of assumptions relating to the need to
make contingency allowance for the changing needs of businesses including ‘churn’
requirements that include relocation without necessarily changes in employment
levels, and the need to provide a choice within the marketplace.
16.28 The forecast results are presented for the period 2012 to 2026 in the table85 below. Class
B1a Use Class employment has been estimated on the basis of an assumption, by sector,
for the scale of employment that is likely to require such (Class B1a) floorspace. This
includes recognition of some sectors, including construction and engineering, that do
require office accommodation albeit not for all employees, and that ‘traditional’ office
sectors including professional and property services which can occupy B1a and A2
accommodation.
FTE Number 2012 FTE Number 2026 Absolute Change % Change
Total 124,767 142,046 +17,280 +13.8%
B1a Use Class 24,811 29,386 +4,575 +18.4%
16.29 The data suggests that the Wakefield economy is forecast to grow over the period to
2026; the growth within Class B1a employment is forecast to out-perform the overall
economy in terms of percentage change between 2012 and 2026. Specifically, the Class
B1a economy is forecast to grow by 4,575 jobs to 2026 representing over a quarter of total
employment growth over the period.
16.30 The identified forecast change in Class B1a FTE employment over the period is translated
into a property requirement through the application of a standard employment density of
12sqm per FTE in line with the 2010 Homes and Communities Agency Employment
Densities (2nd Edition) guidance. Multiplying the +4,575 FTEs forecast by this floorspace
assumptions suggests a requirement of c. 54,900 m2 over the plan period to 2026.
16.31 Detailed information relating to the loss of employment land / floorspace to non-B1a
activities is not available. As a result a standard allowance of 10% has been applied as
the choice and churn contingency. This allowance increases the estimated floorspace
requirement to 2026 to 60,390 m2.
85 Source: Experian Business Strategies / GVA, 2013
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Proportion of FTE in B1a
Floorspace Agriculture, Forestry & Fishing 0% Extraction & Mining 0% Food, Drink & Tobacco (manufacture of) 0% Textiles & Clothing (manufacture of) 0% Wood & Paper (manufacture of) 0% Printing and Recorded Media (manufacture of) 0% Fuel Refining 0% Chemicals (manufacture of) 0% Pharmaceuticals (manufacture of) 0% Non-Metallic Products (manufacture of) 0% Metal Products (manufacture of) 0% Computer & Electronic Products (manufacture of) 0% Machinery & Equipment (manufacture of) 0% Transport Equipment (manufacture of) 0% Other Manufacturing 0% Utilities 0% Construction of Buildings 0% Civil Engineering 35% Specialised Construction Activities 0% Wholesale 0% Retail 0% Land Transport, Storage & Post 0% Air & Water Transport 0% Accommodation & Food Services 0% Recreation 65% Media Activities 65% Telecoms 65% Computing & Information Services 65% Finance 65% Insurance & Pensions 65% Real Estate 65% Professional Services 65% Administrative & Supportive Services 65% Other Private Services 65% Public Administration & Defence 25% Education 25% Health 25% Residential Care & Social Work 25%
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COMMERCIAL MARKET PERSPECTIVES
MACRO-ECONOMIC TRENDS
16.32 Positive economic growth between Q4 2012 and Q1 2013 was a welcome relief from a
feared triple dip recession, even if growth was only a weak 0.3%. This means that over the
last two years UK economic output has only increased by 1.1%, or an annual average of
just 0.5%. This compares to an annual average of 3% in the decade before the 2008
recession.
16.33 However, North Sea oil and gas extraction has declined by 21% over the last two years. If
this is excluded slightly healthier economic growth of 1.5% has been achieved. The other
main drags on economic growth over the last two years have been manufacturing
output (-3.1%) and construction (-10.1%), whereas the service sector has increased by
2.9% in total, with business services and finance showing the strongest growth of 3.5%, but
with finance much weaker than business services.
16.34 In Q1 2013 sector output growth was similar to the pattern over the last two years.
However, when compared to the quarterly sector averages in the 10 years before the
recession started (i.e. up to the end of 2007), the current economic weakness is evident.
16.35 Ironically, just as output growth went positive in Q1, employment growth went negative
and unemployment increased, reversing the trend of the last 18 months when total
employment increased by 600,000. However, surprisingly strong employment growth has a
downside, which is very weak pay growth and declining productivity.
16.36 Total annual pay growth was only 0.4% over the latest three month period, compared to
CPI inflation of 2.8% pa and RPI inflation of 3.3% pa, meaning a large fall in earnings in real
terms, as the second chart shows. This indicates a strong squeeze on household
purchasing power and is in marked contrast with the previous two post-recession upturns
when household spending growth played an important role. It is hardly surprising that
retail spending growth has recently been weak, compounding the problems for the retail
property market from a strong growth in internet sales.
16.37 The consequence of weak economic growth has been no underlying improvement in the
budget deficit and a further increase in the national debt. The IMF is now of the view that
severe austerity policies may be counter productive for the UK, especially when similar
policies are being pursued in the Euro area, our main export market.
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16.38 As a result, their latest forecast for the UK is for only 0.7% economic growth this year and
1.5% next year, and even weaker growth in the Euro area, where -0.3% and 1.1%
respectively is expected. This contrasts with a relatively healthy 1.9% and 3% in the USA.
16.39 The government’s response to growing concerns about very weak economic growth has
been to try to free up bank lending, particularly to small and medium sized firms, but also
to homeowners to increase effective housing demand and so boost house building. The
lack of bank lending is seen as a constraint to stronger economic output growth.
16.40 The Funding for Lending scheme has had only a small effect on bank lending so far, due
to the perceived risks of lending to smaller companies and arguably weak demand from
smaller businesses for higher borrowing due to lack of confidence. The recent budget
provided increased incentives for banks to lend to small and medium sized companies,
but the general view is that these policies will only have a limited effect.
16.41 The latest consensus forecasts for economic growth are similar to the IMF’s – a slow and
weak improvement over the next two years at least. As the third chart indicates, this will
mean only a slight improvement in occupier demand for property outside London and
slowly increasing levels of UK rental growth.
GENERAL OCCUPIER REQUIREMENTS
16.42 Demand for employment sites is primarily a function of the occupational market and the
banks propensity to lend. Given that the banks are currently exhibiting a limited appetite
for lending for development purposes, developer demand for employment sites has
largely evaporated. Furthermore, this situation has worsened due to the reluctance of
developers to risk speculative development.
16.43 There is virtually no prospect of speculative development until all the new build stock is
occupied and, more importantly, until the banks are prepared to start lending again to
the sector on sensible terms and loan to value ratios. In reality, speculative development
throughout the Yorkshire and Humber region and beyond on any substantive scale is
several years away.
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THE RACE FOR ‘PRIME’
16.44 As noted, the prospects for speculative commercial development remain poor for the
foreseeable future. The only commercial development will be pre-lets / pre-sales where
the combination of a prime location, a prime covenant and fundable lease terms or an
agreement to purchase, will converge to ensure sensible loan support.
16.45 There is a natural and established hierarchy of values pertaining to all employment land
and premises throughout the UK. This is based on prime, secondary and tertiary locations
combined with prime, secondary and tertiary quality buildings and in the case of
investments, prime, secondary and tertiary covenant strength being offered on sensible
residual lease terms by the occupying company.
16.46 In the current climate, it is virtually impossible to secure commercial development finance
unless every aspect of the transaction is considered to be prime. This will not change for
the foreseeable future and as the banks continue to unload their toxic property holdings,
there will inevitably be further downward pressure on values as most of the purchase
monies will have to be raised through existing cash resources.
16.47 This therefore affords few sites where investment will be supported across Yorkshire,
although prime sites do include those at motorway intersections which promote the
potential within Wakefield given the M1/M62 corridors. The office market continues to be
driven by in-centre and out-of-centre requirements, with good strategic connectivity,
quality of the built and surrounding environments, and infrastructure, including
Broadband provision, being key factors.
SUPPLY OF GOOD QUALITY EMPLOYMENT SITES
16.48 In the modern economy there is a strong preference for high quality sites with
prominence, proximity to market, labour force, amenities, and good motorway, rail and
airport connections. As noted previously, this is the distinction between sites that are
considered to be ‘prime’ compared to those which are secondary or tertiary.
RECENT OCCUPIER MARKET TRENDS
16.49 With the UK’s economic output still 2.5% below its pre-recession peak and a weak and
protracted recovery, it is not surprising that the occupier market remains subdued.
Average rental values have barely moved over the last two years. All property rental
growth was zero in the 12 months to March 2013 (IPD Quarterly Index).
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16.50 Rental values have continued to rise in central London, at an annualised rate of more
than 5% in Q1 for average office and retail property, well above inflation. Central London
office take-up has been above average in recent quarters. During Q1, nearly 2.5 million
sq. ft. was let, although boosted by Google’s deal to take 860,000 sq. ft. at King’s Cross
Central. We expect this above-inflation rate of rental growth to be maintained this year.
16.51 The suburban London office market has also seen rising rents (1.9% over the last year) and
there are signs of cautious optimism in the wider South East office market where average
rental values have stabilised.
16.52 There was a positive start to the year in the regional office markets, with take-up in Q1 at
its highest level for more than three years, and the out-of-town markets seeing a notable
improvement. Average rental values are still falling but prime headline rents and
incentives have been stable across most key centres. Edinburgh saw an increase in the
prime headline rent in Q1.
16.53 A number of schemes in the UK’s key regional city centre office markets have either
started or are moving closer to a start date, on a speculative or part-speculative basis.
This is encouraging and is a step towards providing the levels of new space that will be
needed if grade A supply shortages are to be avoided over the next few years.
OUTLOOK FOR OCCUPIER MARKET PERFORMANCE
16.54 Overall, we are seeing a gradual improvement in occupier sentiment across many of the
UK’s occupier markets. Barring any further major economic shocks, we expect average
UK commercial property rental values to rise by 0.7% this year, a modest acceleration on
the 0.3% achieved in 2012. We then expect the rate of growth to broadly double in 2014,
at around 1.5% pa.
OVERVIEW OF THE UK OFFICE SECTOR
16.55 City centre and out-of-town take-up activity reached 1,762,000 sq. ft. in Q4 2012, 12%
above the quarterly average. This makes overall take-up for 2012 consistent with levels
over the last three years, supported by a stronger performance out-of-town.
16.56 The shortage of Grade A supply has been tempered by the lack of significant deals this
year but with healthy future demand in a number of cities and the prospect of lease
events over the next three years, there are signs of developer sentiment improving to
meet this demand.
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16.57 City centre take-up for Q4 2012, evidenced by GVA across the nine regional office areas
of Glasgow, Manchester, Birmingham, Bristol, Leeds, Edinburgh, Cardiff, Newcastle, and
Liverpool, was 995,000 sq. ft., similar to the quarterly average. Manchester and
Birmingham finished the year strongly, recording the majority of the top deals in Q4.
16.58 For 2012 as a whole, take-up was 6% below average. While the year was characterised
by a larger number of smaller secondary deals, there remains a reasonably healthy level
of demand, evidenced by known requirements and upcoming lease events. This is set
against a backdrop of ever reducing Grade A supply.
16.59 This shift in balance is likely to underpin rental values and should theoretically reduce
incentive packages; however, landlords still have to offer large inducements to convince
occupiers to move.
16.60 In the wider secondary market, existing landlords are keen to renegotiate short term
extensions to mitigate void periods and the consequent ratings liabilities and service
charge shortfalls.
16.61 Take-up in the out-of-town markets was 767,000 sq. ft. in Q4, 34% above the quarterly
average. The largest deal was at Birmingham Business Park: the sale of land to AEC to
develop a new office and research facility totalling 250,000 sq. ft., of which 125,000 sq. ft.
will be of an office nature. The third largest out-of-town deal recorded in Q4 2012 was the
take-up of 21,900 sq. ft. at the Abbey and Prudential Buildings in Stockport (private
occupier).
WAKEFIELD OFFICE TRANSACTIONS (1998 – 2013)
16.62 Transactional data obtained from EGi for the 15-year period April 1998 to April 2013
suggests total office transactions of c. 152,172 m2, which equates to an annual average
transaction figure of 10,145 m2 across Wakefield. The average deal size is 345 m2.
16.63 The data for the period 2010 to 2013 suggests a relatively strong performance within the
office market locally, in terms of transactional deals done. Over this period a total of 111
transactions were noted totalling 32,935 m2, at an average of 297 m2. Breaking this
transactional evidence base86 down to settlement level, it is clear to see again the
concentration of activity within Wakefield and Castleford.
86 Source: EGi, April 2013
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16.64 Transactions over the period totalled over 116,000 m2 within Wakefield which is by far the
largest transactional location across the district. This was followed by just under 11,500 m2
within Castleford. Accordingly, the annual average square metres transacted by town
are highest within Wakefield at just under 7,800 m2.
Settlement Total m2 Annual Average m2 Average m2 per transaction
Castleford 11,485 766 250
Crigglestone 325 Based on a single transaction
Horbury 551 Based on two transactions at Benton Business Park (321sqm and
230 sqm)
Knottingley 2,121 141 165
Normanton 6,518 435 261
Ossett 8,629 575 411
Pontefract 5,567 371 206
Wakefield 116,976 7,798 376
AGENT CONSULTATION
16.65 Several agents active in the Wakefield market, including FSL Commercial, Knight Frank
and Chris Rowlands & Co. were consulted in April 2013 in order to gain a more localised
view of the market,
16.66 Agents’ report that the office market in Wakefield is currently struggling and demand is
much weaker compared with previous years; the main reasons for this are the perceived
attractiveness of the Leeds market with businesses relocating or starting in Leeds. This is
primarily attributable to a large supply of office accommodation in Leeds and although it
is not necessarily prime, its location is perceived as being more favourable.
16.67 Demand in Wakefield, where present, is from a range of sources including new starters,
relocations and businesses down-sizing. The majority of businesses are local, with few
moving in from outside the authority. In the city itself, smaller office spaces are in highest
demand, usually between 500 and 1,000 sq. ft. However, across the local authority area
there are still examples of businesses looking for larger premises, up to 10,000 sq. ft. In
addition, one agent reported that decisions are often more price oriented, rather than
based on the quality or location of the office.
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16.68 Although the city centre market is struggling at present, out of town office space remains
popular; Paragon Office Park, which is located to the north of Wakefield off the A650, is
one popular destination. Good proximity to the strategic road network (including the
M62, M1 and A1 (M)) is cited as one of the main reasons for the popularity of out of town
locations, which has further reduced demand levels in Wakefield city centre.
16.69 At present, due to low demand levels the existing office supply in Wakefield is meeting
demand, if not exceeding it. Although agents report that it is difficult to predict when
and how this situation will change, many remain hopeful that market demand will
increase in the future.
SUMMARY OF CLASS B1a OFFICE REQUIREMENTS
16.70 The analysis has considered a range of quantitative and qualitative evidence regarding
potential requirements for B1a floorspace over the period to 2026. The findings of the
alternative models / datasets considered are summarised below:
Land take-up rates over the last 15 years have been considered, with a 2.42 ha
annual average Class B1a land take up figure identified. Projecting this forward to
2026 suggests a B1a land requirement of c. 34 hectares.
Class B1a employment floorspace take-up rates over the last 15 years have been
considered, with a 6,762 m2 annual average B1a floorspace take-up figure identified.
Projecting this forward to 2026 suggests a B1a floorspace requirement of 94,668 m2.
B1a employment floorspace take-up rates have been disaggregated to settlement
level, focusing on the main centres noted in the brief. On this basis the annual
average take-up for the main centres for the last 15 years has been projected
forwards to 2026. For Wakefield this results in a requirement of 74,527 m2 and for
Castleford 13,312 m2. No take up was noted for Pontefract and therefore no future
requirement is calculated for this centre.
Transactional data suggests an annual average floorspace figure over the last 15
years of 10,145sqm across the district, which when projected forward to 2026 suggests
a total B1a floorspace requirement of 142,030 m2.
Transaction based B1a floorspace requirements have been projected forward to
2026 at settlement level for the main centres including a calculated requirement of
109,172 m2 for Wakefield, 10,724 m2 for Castleford, and 5,194 m2 for Pontefract.
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Econometric forecasts (Experian Business Strategies) have been considered for the
period 2012 to 2026, resulting in a requirement of 60,390 m2 across Wakefield to
deliver 4,575 jobs.
16.71 On this basis the range of B1a floorspace requirements across the district to 2026 is
between 60,390 m2 and 142,030 m2 with requirements concentrated within Wakefield.
OFFICE ASSESSMENT CONCLUSIONS
16.72 The following conclusions are drawn regarding the office market across Wakefield as a
result of the analysis undertaken:
Total commercial office floorspace within Wakefield in 2009 stood at 294,000 m2.
Whilst a level of development has occurred since this time across the district, the
pipeline of floorspace identified including extant planning permissions alone, would
double this supply if developed out. This pipeline supply is spread across a number of
schemes, including across Wakefield. Pontefract, Normanton, Castleford and
Knottingley, but is noted to be heavily concentrated in Wakefield in floorspace terms,
albeit this aligns with evidence around the strongest market area and transactional
activity over the last 15 years linked to mainline rail provision and the M1 motorway
corridor focused on Junctions 39 and 40.
A further 34,000 m2 of B1a office floorspace is being marketed across the district,
including within new build and second hand stock at the time of writing, again with a
with a clear concentration within Wakefield centre and surrounding environs
including business park locations within the M1 corridor at Junctions 39 and 40. Of this
total marketed floorspace, over 20,000 m2 is second hand stock, with a much smaller
quantum comprising new build stock.
Just comparing the existing available stock with the range of floorspace requirements
identified suggests a potential shortfall over the plan period. However, when the
extant planning permissions are taken into account, including recognition of a
number of planned schemes outside of Wakefield centre, this position is reversed.
16.73 Overall, the analysis does suggest a relative balance in supply and demand, once extant
planning permissions are taken into account, although this position does rely on the
delivery of schemes permitted over the period to meet demand.
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17. STRATEGIC RECOMMENDATIONS 17.1 The study has been commissioned to assess the future need for new retail and leisure
provision within Wakefield district. The study is informed by a detailed floorspace survey of
the existing centre hierarchy (city, town and local) and a robust household survey
exercise in order to provide a comprehensive evidence base for the Council and its
regeneration partners to proactively plan for future growth in the district.
Recommendations on future needs are provided for each specific centre in the
preceding chapters. Strategic district-wide recommendations are set out below.
PROPOSED DISTRICT HIERARCHY
17.2 The adopted Core Strategy defines a settlement hierarchy based on urban area, local
service centres and villages. Wakefield is identified as a sub-regional city in the hierarchy
with both Castleford and Pontefract as principal towns.
17.3 A requirement of the study is to assess the retail hierarchy of centres across the district and
to consider an appropriate spatial response. The proposed hierarchy is based on a range
of criteria, primary amongst which is the quantitative and qualitative assessment of each
respective centre, the size of the centre, its wider function in terms of its overall shopping
and service offer and the number of national multiples represented.
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17.4 Whilst it is considered that the top two tiers, as currently defined by the adopted Core
Strategy, reflect the higher order retail and service based function which the respective
centres perform across the wider district, it is our view that there is a need to distinguish
between larger and small towns in the hierarchy. The hierarchical separation of Ossett
and Horbury for example would reflect the enhanced function which Ossett would
perform in light of securing an appropriate mainstream foodstore scheme to complement
its existing retail and service offer.
17.5 Additionally, whilst adopted Core Strategy identifies five local service centres87, it is
proposed on the basis of the existing retail offer (limited to top-up shopping) that the
respective centres are amalgamated within a wider local retail centre definition
comprising similar centres within urban areas such as Airedale in Castleford and Lake
Lock Road in Wakefield.
DEVELOPMENT MANAGEMENT
TOWN CENTRE BOUNDARIES
17.6 On the basis of updated survey fieldwork, a series of plans have been prepared
(Appendix 7) which recommend a series of changes (extensions and deletions) to the
saved UDP town centre and retail policy area boundaries.
DISTRICT / LOCAL CENTRE BOUNDARIES
17.7 Boundaries for defined district and local centres should be formalised as either separate
inset plans or on a future policies map in order to ensure certainty should any applications
come forward. The suite of plans set out at Appendices 5 and 6 should provide the basis
for defining the boundaries as appropriate.
IMPACT THRESHOLD
17.8 NPPF (paragraph 26) confirms that local planning authorities (LPAs) should require an
impact assessment for any town centre proposals which are outside of a centre and not
in accordance with an up-to-date Local Plan. The ‘default’ nationally set floorspace
threshold of 2,500 m2 should apply in the absence of any locally set floorspace threshold.
17.9 On the basis of our on-site surveys and the quantitative analysis of centre performance,
we recommend that the Council should adopt a tiered approach, based on the
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proposed district hierarchy set out above, to set minimum local floorspace thresholds for
both convenience and comparison retail as follows:
TIER 1 – 3 CENTRES (SUB-REGIONAL, PRINCIPAL TOWNS AND MAIN TOWNS); floorspace
threshold of 300 m2.
TIER 4 – 6 CENTRES (SMALL TOWNS, LOCAL CENTRES AND VILLAGES); floorspace
threshold of 200 m2.
17.10 In relation to convenience retail, the larger centres (proposed tiers 1 – 3) all have
foodstore provision either within or on the edge of the defined retail policy area
boundaries (Knottingley has as no boundaries defined at present); a larger floorspace
threshold would in our view not materially undermine the future performance of the
centres which also have day-to-day comparison and service functions.
17.11 The smaller centres (tiers 4 – 6) are relatively small-scale and primarily orientated towards
top-up shopping. A lower floorspace threshold would therefore consequently enable the
Council to make a balanced planning assessment of the likely trading impacts of new
provision on smaller centres.
17.12 With respect to comparison retail, existing retail units within the historic areas of Wakefield
city centre and the other respective town centres are relatively small. There are identified
vacancies in prominent locations within the respective centres and it is our view that a
larger locally set floorspace threshold would potentially undermine the re-occupation of
existing units. The Council should actively direct new retail uses towards the existing
centres unless there is a defined spatial deficiency in provision (i.e. new local centre
required to deliver a sustainable residential development).
FRONTAGE POLICIES
17.13 An assessment of the continued appropriateness (or requirement) of defined shopping
frontages across the main centres in the district has been undertaken (Appendix 7).
However, the Government has recently published new guidance supporting the
temporary re-use of existing units within town centre locations to non retailing activities
(i.e. residential or wider commercial uses).
17.14 Therefore, aside from potentially protecting primary shopping frontages, particularly
within larger centres such as Wakefield, Castleford and Pontefract, it is not considered
87 The defined centres are Ackworth (Moor Top), Crofton, Fitzwilliam / Kinsley, Ryhill / Havercroft and Upton.
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that a frontage policy would accord with national policy or provide sufficient flexibility to
ensure viable re-use of vacant units.
17.15 As detailed in the centre-specific assessments, there is unlikely to be significant
quantitative expansion in the retail and leisure offer in most centres across the district
going forward over the plan period due to the secondary location of the centres in the
wider regional retail hierarchy, the current economic climate and the wider retailer trends
towards rationalising store portfolios (i.e. retailers seeking fewer but larger stores serving
wider catchments). The Council should therefore seek to adopt as flexible approach as
possible towards attracting new viable uses.
17.16 However, frontage policies relating to evening economy uses (Classes A3 – A5 in
particular) should be maintained and strengthened where appropriate given the
potential social and environmental issues arising from a concentration of these uses.