| Borough of Havant - Home | Whats New | Site Map | Search | Help | Complaints | Terms and Conditions | Feedback | Web Accessibility | Skip Nav |
Skip Navigation

TOWN, DISTRICT AND LOCAL CENTRES VITALITY AND VIABILITY ASSESSMENTS

Cowplain, Emsworth, Mengham/Gable Head and Leigh Park District Centres

 

BACKGROUND PAPER 2.7 June 2004

FOREWORD

 
 
This paper is one of a series of documents prepared as background to the new Havant Borough District-Wide Local Plan.
This paper provides information for monitoring and development control purposes and background information to inform the implementation of retailing policies in the new Plan.
The address for any correspondence or personal callers wishing to inspect or purchase documents is:
Planning Policy and Urban Design
Havant Borough Council
Civic Offices
Civic Centre Road
Havant
Hampshire
PO9 2AX
Telephone (023) 92 446 582
Price £10.00 (including postage)
 

CONTENTS

  1. Survey Overview
  2. Health Check Performance Indicators
  3. District Centre Survey Results
 
 
 
 
List of Appendices
  1. Summary Reports Outlets and Floorspace
  2. Comparison Reports 2001 2003 Outlets and Floorspace
  3. Distribution of outlets by sizeband
  4. Shopping Frontages
    Primary and Secondary by Centre
    Retail and Non-retail Representation by Centre
    Shopping Frontages
    Primary and Secondary District Centres Totals
  5. Pedestrian Flow Charts
  6. Glossary

Report

 
  1. During July and August 2003, a survey of Emsworth, Cowplain and Mengham/Gable Head District Centres was carried out in order to up-date an earlier survey carried out in 2001. This report sets out the results of the survey and they are reproduced in tabular form in Appendices I - V. The data in respect of Leigh Park District Centre has been extracted from an Experian Goad Centre Report which is based on a survey undertaken by that company in 2003.
  2. Compared with the survey carried out in 2001 which classified this centre as being in an average to poor state of economic health, the centre now shows signs of improving vitality and viability. Whilst non-food market share remains low, it has increased since 2001 as have pedestrian flows at the 100% position. The vacancy rate has fallen and is now below the UK average and rents have been maintained along the primary frontages. However, Class A1 representation remains low. Emsworth
  3. Despite low market share, this centre remains the most vital and viable shopping centre in the Borough. There is good Class A1 representation, the vacancy rate has fallen, pedestrian flows have increased and rents have increased along the primary frontages. The only indicator showing a negative movement was the fall in non-food market share but this was off-set by the increase in food trade. Mengham/Gable Head
  4. The indicators show the centre to be in a reasonable state of health. The centre possesses excellent Class A1 representation. Footfall has risen as have rents along the primary frontages. Whilst the vacancy rate has risen, it remains below the UK average. Non-food market share has also risen but remains below the figure recorded in 1999. Leigh Park
  5. The 2001 picture showed that Leigh Park was an improving centre. However, that progress has not been carried through to 2003 as the vacancy rate remains stubbornly above the UK average, non-food market share has fallen and there has been a decrease of pedestrian flows at the 100% pitch. It is hoped that the "Creating Quality Places" initiative will bring forward improvements which will support the centres vitality and viability in the future.
 
 
 

 

  1. This section of the Monitoring Paper deals with the issue of vitality and viability and comments on the performance indicators as set out in the Monitoring and Targets Schedule of the Havant Borough District-Wide Local Plan. The principal indicators of performance are considered to be pedestrian footfall, vacancy rates, Class A1 retail representation, rental tone and most importantly non-food market share rate. Non-Food Market Share Rates
  2. Market share rates are considered to be a significant indicator of performance because changes to market share can be achieved by the introduction of new retail floorspace which is particularly suitable for occupation by national multiple retailers. The range and mix of non-food shops available within a centre are the main factors which determine a centres position in the retail hierarchy. As such, it is normal to expect shoppers buying comparison goods to use most often those centres, which offer the greatest choice in terms of both the ranges of goods and national retailers. The Council has set a target of 48.5% collective market share for all town and district centres for the period to 2005. Pedestrian Footfall
  3. Footfall surveys are useful indicators in that they quantify how many people are in a shopping centre at any one time. Attracting customers is the most important factor behind the success of any shopping centre. Without shoppers passing through the centre, occupiers are likely to move away and this has a consequent impact on vitality and viability. The Council has set a target to achieve an increase in the footfall in each centre at the 100% pitch. Vacancy Rates
  4. Vacancy levels can give a good indication of the overall health of a town or district centre. There may be a number of reasons why a particular centre has an above average vacancy rate but generally it is related to retail demand and where vacancy levels are moving upwards this would indicate a centre in decline. The Council have set a target to achieve vacancy levels at the UK average or below the UK average. In March 2003 the UK average stood at 11%. Class A1 Retail Representation
  5. People visiting town centres do so primarily for shopping purposes and the level of attraction depends on the number and range of Class A1 units present. Maintaining the level of retail representation requires control over changes of use in the primary and secondary frontages. A target has been set to maintain a threshold of 60% representation of Class A1 retail in primary frontages and 40% in secondary frontages.
     
    Rental Tone
  6. For the purposes of assessing vitality and viability, rental performance is also a good indicator of retail strength because it reflects perception of a town in trading terms. This is because retailers consider rent to reflect the margin between turnover and operational cost, plus profit. The better the perceived trading prospects the higher the rent a retailer will be prepared to pay to obtain representation in a centre. The target is for Zone A rents to be maintained or increased within the primary shopping frontages.
  7. Not all the performance indicators listed in PPG6 are covered in this report. Figure 1 of PPG6 highlights commercial yields on non-domestic property as an indicator of viability. This line of research has not been pursued because it is difficult to obtain information on yield data for smaller centres, as there are insufficient transactions at any point in time to produce meaningful results, for a centre as a whole. Rental tone information on the other hand is more readily available because assignment of leases, new leases and rent reviews are being transacted more frequently than outright freehold purchases. The rental information included in this section has been obtained from local firms of commercial surveyors who are commissioned bi-annually to carry out Zone A rent surveys of the principle shopping frontages for all the Boroughs centres. Appearance and Character
  8. Lower order indicators have been used in the past (Background Paper 2/3: Town, District and Local Centres Vitality and Viability Assessments, 2001), but they have not been included here as the higher order indicators mentioned earlier are considered sufficient to demonstrate vitality and viability. Lower order indicators can be found elsewhere in the 2001 Havant Borough-Wide Shopping Survey (Background Paper 4/3) and in the 2003 Havant Borough-Wide Shopping Survey which is in the process of being prepared. However, the quality of the built environment is an important determinant of shoppers perceptions and helps the Council to determine priority measures within the context of town centre management and environmental enhancements. This section of the report includes recent data on the quality of the built environment extracted from the 2003 Havant Borough-Wide Shopping Survey results.

 

  1. COWPLAIN

 

Diversity of Uses

 

  1. An analysis of Cowplain District Centre by trade category is included in Appendix I. In total there are 40 units providing 7, 030 sq.m. (75, 672sq.ft.) gross of retail and service sector floorspace. Of these 5 (12.5%) are within the convenience sector, 14 (35%) are within the comparison sector, 17 (42.5%) are within the service sector and 4 (10%) are classified as vacant.
  2. Within the convenience sector, groceries/frozen food shops are the dominant trade category, represented by 2 units. Within the comparison sector, hairdressing businesses are the dominant trade category, represented by 3 units. Within the service sector, banks and financial services are the dominant trade category, with 10 units present, followed by restaurants/cafes/fast food outlets with 5 units. In the convenience sector there is no representation by bakers or greengrocers/fishmongers. In the comparison sector there are no footwear, male or mixed and general clothing shops, books, arts/crafts, stationers/copy shops, DIY, variety, sports, toys, travel agents, jewellers, charity or pet shops. In the service sector, there are no building society branches. Changes Between 2001 ~ 2003
  3. The table at Appendix II shows the changes that have occurred between 2001 ~ 2003. The total number of units in the centre has increased by 2. This is the result of 2 units being sub-divided to create two additional units at 55/55a London Road and 79/83 London Road. The number of units in convenience use has increased by 1. In the comparison sector 1 travel agent and 1 pet store have closed, however 1 unit has been occupied by a womens wear retailer and two others by motorcycle accessories and florist retailers resulting in an overall increase in this sector. In the service sector the total number of units has increased with 2 further units occupied by financial services traders. The number of vacant units has decreased from 5 (13%) in 2001 to 4 (10%). Size of Premises
  4. The majority of the units in this centre are between 50sq.m. - 99sq.m. (20 units) with only 1 unit under 49sq.m. In the convenience sector the largest combined floorspace comprises the groceries and frozen food trade category with a total of 2,400sq.m. (25,834sq.ft.). This includes both the Lidl and Co-op supermarkets. In the comparison sector, the largest combined floorspace comprises the cars, motorcycles and accessories trade category, with a total of 703sq.m (7, 567sq.ft.). In the service sector the largest combined floorspace comprises the banks and financial services trade category, with a total of 1,169sq.m (12,583sq.ft.). Vacant floorspace totals 316sq.m (3,401sq.ft.). A table showing distribution of outlets by sizeband is included in Appendix III. Frontages Designations
  5. All the units are situated in primary or secondary locations as defined on the HBDWLP Inset Map (Pre-Inquiry Changes). Of the 40 units 28 (70%) are situated in primary locations and the remaining 12 (30%) are in secondary locations. Of those within the primary frontages, 17 of the 28 units (61%) are in retail use (Class A1 shop as defined in the Town and Country Planning (Use Classes) Order 1987). Of the 12 units in the secondary frontages, 6 units (50%) are in retail use. A table showing all units and their frontage designations is included in Appendix IV.
     
     
    HEALTH CHECK PERFORMANCE INDICATORS
    Market Share for Non-Food Shopping
  6. The figure for 2001 was 0.3% and the figure recorded in 2003 was 0.5%. These figures were the lowest recorded for any of the four district centres. Cowplains non-food market share is predicted to remain at around 0.5% despite future shopping developments planned for the Borough and elsewhere. Pedestrian Flows
  7. The 2003 total WEN (Weekly Equivalent Number) showed a decrease from the 2001 figure of 12.1%. The 100% pitch (location where the highest flow was recorded) has changed from Location B (Tuckers Pharmacy, 61 London Road) to Location C (OSole Mio, 3/4 Fernwood House). There has been a decrease in the WEN at the 100% pitch of 14% between 2001 and 2003. Since 1995, when measurements first started, the decline has been greater and the pedestrian flows at the 100% pitch have declined by 44%. The lowest pedestrian flows were recorded at Location A (Marshall Roche, 77 London Road) both for 2001 and 2003. The total centre WEN for 2003 was 21,301 compared with 24,245 in 2001. A table showing flow counts for 2003, 2001 and 1999 is included in Appendix V. Proportion of Vacant Shops/Units
  8. At the time the survey was carried out there were 4 vacant units (10%) as compared with 5 (13%) in 2001. Cowplains vacancy profile is below the UK average. Retail Representation
  9. This district centre has the highest proportion of units in non-retail use both in primary and secondary locations. In the primary locations only 61% of units are in retail use and in secondary locations 50%. Cowplain just meets the local plan targets for both primary and secondary locations. The average of all district centres for retail uses in primary locations is 73% and for secondary locations 64%. The situation has improved statistically as a result of the changes made to the Revised Deposit Havant Borough District-Wide Local Plan in which it is proposed that the primary frontage be extended to afford better protection to the remaining units in Class A1 use. Rents
  10. Between 2000 and 2003 the Zone A rent has remained unchanged at £161 per sq.m. (£15.00 per sq. ft.). Zone A rents at Cowplain district centre have therefore been maintained along the primary frontages in line with the local plan targets. Appearance and Character
  11. Cowplain has a very low appearance and character rating of 6.7. There have been no environmental enhancement schemes carried out in this centre. Conclusions
  12. Cowplain District Centre is located approximately 2km north of Waterlooville Town Centre on the former trunk road London Road A3. The centre comprises 40 units and is linear in form, stretching along the west side of London Road between Sylvester Road to the south and Summerhill Road to the north. The centre contains two supermarkets and a range of small comparison shops, banking and other service facilities.
  13. This centre is now showing signs of improving economic health. The vacancy rate has fallen to 10%, which is below the UK average and there has been a rise in non-food market share. Concern was expressed in the 2001 report as to the effect the relocation of Waitrose to Waterlooville Town Centre might have on this centre. The discount grocery retailer, Lidl, reoccupied the space vacated by Waitrose and the results of the 2001 shopping survey were awaited to establish if this new retailer would generate the same level of trade and linked trips as Waitrose had achieved. The figure for Lidl recorded in 2001 was 0.8% non-food market share. This low figure reflected the fact the store had only just opened before the survey was carried out. The 2003 survey showed its market share had increased to 1.9% as the trade draw of the store had become established by the time the 2003 survey was undertaken. When Waitrose was trading from Cowplain, they obtained a global market share of 3.5% and Lidl has not been able to replicate this level of trade. The fall in market share has, however, been off-set by a rise in linked shopping rates as Lidl generates a higher rate of shoppers visiting other shops in this centre than did Waitrose. This may account for the rise in non-food market share and the fall in vacancy rates.
  14. It was pointed out in the 2001 report that, if this centre was to be protected from decline, it would help if the loss of Class A1 units arising from changes of use, could be stemmed. To this end, it was proposed to redefine the shopping frontages so as to increase the number of shop units within the primary frontages so as to afford existing Class A1 units greater protection in accordance with the provisions of Policy TC8 of the HBDWLP. No objections were lodged to the change made at the Revised Deposit stage and it is expected that the amendment made will be carried forward into the adopted Plan. The proportion of units in Class A1 use within the primary frontages rises from 55% at 2001 to 61% at 2003 as a consequence of this change.
  15. This centre continues to suffer from noise, fumes and disturbance from traffic on the London Road. As there has been no environmental improvements carried out in this centre, it should now receive priority in terms of funding to secure the implementation of an enhancement scheme designed to improve the shopping environment. Complementary traffic management measures are needed to give greater priority to pedestrians as this will help to reduce the present dominant influence of London Road by reclaiming more space for shoppers which will widen the separation distances between the shopping frontages and the main road. This issue will be explored in greater detail in conjunction with Hampshire County Council as the A3 Bus Priority measures are extended north of Waterlooville Town Centre.
  16. The Revised Deposit Draft of the HBDWLP contains no site-specific proposals for retail development for this centre. The level of retail representation will continue to be controlled by Policies TC8 and TC9.
 
4. EMSWORTH

 

SURVEY RESULTS

 

Diversity of Uses

 

  1. An analysis of Emsworth District Centre by trade category is included in Appendix 1. In total there were 94 units providing 8,832sq.m. (95,067sq.ft) gross of retail and service sector floorspace. Of these 12 (13%) are within the convenience sector, 45 (48%) are within the comparison sector, 28 (30%) are within the service sector, 5 (5%) are classified as miscellaneous and 4 (4%) are vacant.
  2. Within the convenience sector, the dominant trade categories are 3 grocers and 3 CTNs. Within the comparison sector, the dominant trade categories are 8 hairdressing businesses, 8 charity and pets businesses and 6 electrical businesses. The service sector is dominated by catering outlets, with 15 units. The convenience sector is well represented with units in every trade category, however the comparison sector has no mens/boys wear shops, variety shops, sports, toys, cycles and hobbies shops and no jewellers. Changes Between 2001 ~ 2003
  3. The table at Appendix II shows the changes that have occurred between 2001 ~ 2003. The total number of units in the centre has not changed. The convenience sector has decreased by 2 units with the closure of a butchers shop and off-licence. There has been an increase of 2 units in the comparison sector. The number of units occupied by service sector businesses has increased by 4, with the opening of 1 catering unit, 1 financial services unit and 2 estate agents. The number of vacant units has decreased from 8 (9%) to 4 (4%). Size of Premises
  4. The majority of the units in this centre are between 50sq.m - 99sq.m (46 units) with only 2 units above 300sq.m. In the convenience sector the largest combined floorspace comprises the groceries/frozen foods trade category with a total of 613sq.m. (6,598sq. ft.). In the comparison sector, the largest combined floorspace comprises the charity, pets trade category, with a total of 492sq.m. (5,295sq.ft.). In the service sector the largest combined floorspace comprises the catering trade category, with a total of 1,817sq.m. (19,559sq.ft.). The vacant floorspace totals 374sq.m. (4,026sq.ft.). A table showing distribution of outlets by sizeband is included in Appendix III. Frontages Designations
  5. There are 94 units in this centre. 68 are situated in primary or secondary locations. The remaining 26 units are situated in tertiary locations. The frontage designation calculations are based on the number of units located only in the primary and secondary frontages. The number of units in the primary locations total 39 (57%) and those in secondary locations total 29 (43%). Of those in the primary locations, 25 (64%) are classified as in a retail use (Class A1 shop). In the secondary locations 19 (66%) are classified as in a retail use. A table showing all units and their frontage designations is included in Appendix IV.
    HEALTH CHECK PERFORMANCE INDICATORS
    Market Share for Non-Food Shopping
  6. The figure for 2001 was 1.9% and the figure recorded in 2003 was 1.6%. The fall in market share for non-food shopping is off-set by an increase in the food trade captured by the Co-op supermarket which saw its global market share rise from 0.9% to 1.3%. Emsworths non-food market share could be further reduced by retail development planned for Chichester City Centre. Pedestrian Flows
  7. The 2003 total WEN has shown a decrease from the 2001 figure of 1.6%. The 100% pitch (location where the highest flow was recorded) has remained constant at Location C (National Westminster Bank, 15 High Street) between 1999 and 2003. In line with local plan targets there has been an increase in the WEN at the 100% pitch of 18% between 2001 and 2003. Since 1995 the flows at the 100% pitch have increased by 45%. The lowest pedestrian flows continue to be recorded at Location A (One Stop, 17 North Street). The total WEN for 2003 was 45,827 compared to 46,588 in 2001. A table showing the flow counts for 1999 to 2003 is included in Appendix V. Proportion of Vacant Shops/Units
  8. At the time of the survey 4 units (4%) were vacant as compared with 8 (9%) in 2001. Emsworths vacancy rate therefore remains below the UK average. Retail Representation
  9. In the primary locations 64% of units are retail and 66% are retail in the secondary locations. Emsworth meets the local plan targets for both primary and secondary locations. Rents
  10. Between 2000 and 2003 the average rent for primary frontages has increased from £183 to £221 per sq.m. (£17.00 to £20.50 per sq.ft.). This increase meets the target set in the HBDWLP to see Zone A rents maintained or increased within the primary shopping frontages. Appearance and Character
  11. Emsworth is rated the best centre in the Borough for its appearance and character (82.7). This is partly due to the high number of old, mainly listed buildings, located around St Peters Square and the High Street. St Peters Square is itself an attractive focal point within the centre. Emsworth has benefited from a number of environmental improvement schemes in the past, the most recent of which was on North Street in 2002, with the replacement of street furniture, new paving and planting. Conclusions
  12. Emsworth District Centre has maintained its role as a small shopping centre with a pleasant village atmosphere. The shopping centre itself comprises 94 units and is divided by the Havant Road A259. The greatest concentration of Class A1 retail units is now to be found south of the A259 along the High Street and around St. Peters Square. Most of the retail outlets in the centre are occupied by local independent traders offering a range of comparison and convenience goods shopping. The centre also provides a good range of banking and financial services.
  13. As described in the 2001 survey, Emsworth is considered to be the most vital and viable shopping centre in the Borough. There is good Class A1 representation both in the primary and secondary locations. The centre has the lowest vacancy rate (4%) of all the district centres and pedestrian flows and Zone A rents have risen. Local residents rate Emsworth as the best centre in the Borough for its appearance and character. It has benefited from public sector investment which has gone into environmental enhancement schemes. In 2002 further environmental works were carried out in North Street which is separated from the main concentration of shops located round St. Peters Square by the A259 and is considered to be the weakest part of the centre.
  14. The HBDWLP contains no site-specific proposals for retail development in the Centre. The level of Class A1 retail representation will continue to be controlled by Policies TC8 and TC9.
 
5. MENGHAM/GABLE HEAD
SURVEY RESULTS
Diversity of Uses

 

  1. An analysis of Mengham/Gable Head District Centre by trade category is included in Appendix I. In total there are 96 units providing 9,511sq.m. (102,376sq.ft.) gross of retail and service sector floorspace. Of these 11 (12%) are within the convenience sector, 54 (56%) are within the comparison sector, 17 (18%) are within the service sector, 6 (6%) are classified as miscellaneous and 8 (8%) are vacant.
  2. Within the convenience sector, CTN/convenience stores are the dominant trade category, representing 3 of the 11 units. Within the comparison sector, the dominant trade category comprised charity and pet shops, totalling 8 units. Within the service sector, estate agents are the dominant trade category with 7 units, followed by 5 units in the banks and financial services category. Only 1 trade category (travel agents) is not represented. Changes Between 2001 ~ 2003
  3. The table at Appendix II shows the changes that have occurred between 2001 ~ 2003. The total number of units in the centre has increased by 1. This is the result of 1 existing unit becoming 2 new separate units. There were no changes in the convenience sector. The total number of units in the comparison sector has decreased by 3. The total number of units in the service sector has increased by 1 with the addition of another estate agent. The number of vacant units has doubled from 4 (4%) to 8 (8%). Size of Premises
  4. The majority of the units in this centre are between 50sq.m. - 99sq.m. (55 units) with only 2 units in the 200sq.m. - 299sq.m. sizeband. In the convenience sector the largest combined floorspace comprises the groceries/frozen foods trade category with a total of 1,410sq.m (15,177sq.ft.). In the comparison sector, the largest combined floorspace comprises the furniture, carpets and textiles trade category with a combined floorspace of 898sq.m. (9,664sq.ft). In the service sector, the largest combined floorspace comprises the banks and financial services category with a total of 642sq.m. (6,911sq.ft). The combined floorspace for vacant units totals 599sq.m. (6,448sq.ft.). A table showing distribution of outlets by sizeband is included in Appendix III. Frontages Designations
  5. There are 96 units in this centre. 93 of the 96 units are located either in a primary or secondary frontage. The remaining 3 units are not located in a defined shopping frontage as shown on the HBDWLP Inset Map for this centre. Of the 96 units in defined frontages, 60 (65%) are in primary locations and 33 (35%) are in secondary locations. Of those within the primary frontage locations 46 (77%) are classified as retail (Class A1 shop). Within the secondary frontage locations 24 (73%) are classified as retail. A table showing all the units and their frontage designations is included in Appendix IV.
    HEALTH CHECK PERFORMANCE INDICATORS
    Market Share for Non-Food Shopping
  6. The figure for 2001 was 2.2% and the figure recorded in 2003 was 2.5%. This centres market share rate tends to fluctuate around the 2.5% mark. Its 1999 rate stood at 3.0%. As the majority of Hayling Islands residents travel off the Island to carry out their non-food shopping the centre will remain vulnerable to trade diversion from competing centres. Pedestrian Flows
  7. The 2003 total centre WEN has shown a decrease from the 2001 figure of 5.2%. The 100% pitch has remained constant at Location C (Lloyds Pharmacy, 9/11 Mengham Road) between 1999 and 2003. Despite the fall in the total WEN, Location C showed an 8.7% rise over the 2001 figure. There has been an increase in the WEN at the 100% pitch of 9% between 2001 and 2003. This meets the local plan target to increase footfall at the 100% pitch, although the 2003 figure remains 8% below that recorded in 1999. The lowest pedestrian flows were recorded at Location F (One Stop, 106 Elm Grove, Gable Head) this being only 24% of the level recorded at the 100% pitch. A table showing the flow counts is included in Appendix V. Proportion of Vacant Shops/Units
  8. At the time the survey was carried out there were 8 vacant units (8%) as compared to 4 units (4%) in 2001. Despite this rise the district centres vacancy rate remains below the national average. Retail Representation
  9. In the primary locations 77% of all units are in Class A1 use which exceeds the local plan target. In the secondary locations 73% are in Class A1 use, well above the current target of 40%. Rents
  10. The average rent for primary frontages has increased from £145 per sq.m (£13.50 per sq.ft.) in 2000 to £188 per sq.m (£17.50 per sq.ft.) in 2003. Zone A rents have therefore increased in line with local plan targets. Appearance and Character
  11. Mengham/Gable Head has an average appearance and character rating of 34.1. A successful environmental enhancement scheme involving pedestrian improvements, rationalisation of on-street parking and resurfacing the road and pavements was completed in Mengham during 1998. Conclusions
  12. Mengham and Gable Head are two separate shopping centres linked by the classified road, C426, Elm Grove. They provide a complementary shopping offer and as such operate as one centre. Mengham is the largest shopping centre comprising 65 outlets. This centre expanded during the 1960s and 1970s to meet the needs of new residential development and the summer holiday trade. Gable Head is the smallest centre and comprises 31 units.
  13. The principal indicators of vitality and viability show an improving centre compared with the results obtained from the 2001 survey. Class A1 retail representation remains high in both primary and secondary locations. Pedestrian flows at the 100% pitch have increased as has market share and Zone A rents have risen above the levels recorded in 2001. The only indicator which contradicts the other improvements is the vacancy rate which has risen to 8% as compared to 4% in 2001. This may only be a temporary problem but in any event the vacancy rate remains below the national average.
  14. Due to the constraints imposed by the proximity of residential property both at Mengham and Gable Head it has been impossible to include a site of sufficient size for new retail development in the HBDWLP, that would be close enough to either centre to contribute to their vitality and viability. In the absence of any realistic opportunities for new retail development in or adjoining these centres, the main issue for the future is the promotion of environmental improvements directed at enhancing the shopping experience. All traffic management and environmental enhancements schemes now appear in Appendix 9 of the HBDWLP, which is referred to in Policy TC2 Maintenance and Enhancements of Centres. Appendix 9 includes an environmental enhancement and traffic management scheme for both sides of Elm Grove at Mengham and Gable Head. This would help calm the speed of through traffic to the benefit of shoppers and provide more space for tree planting and new street furniture.
  15. The level of Class A1 retail representation will continue to be controlled by Policies TC8 and TC9.
 
6. LEIGH PARK
SURVEY RESULTS
Diversity of Uses

 

  1. An analysis of Leigh Park District Centre by trade category is included at Appendix I. In total there are 90 units providing 15,497sq.m. (166,800sq.ft.) gross of retail and service sector floorspace. Of these, 8 (9%) are within the convenience sector, 42 (46.5%) are within the comparison sector, 15 (16.5%) are within the service sector, 9 (10%) are classified as miscellaneous and 16 (18%) are classified as vacant.
     
  2. Within the convenience sector, groceries/frozen food shops and CTNs/convenience outlets are the dominant trade categories with 3 units each. Within the comparison sector, charity and pet shops are the dominant trade category with 7 units followed by chemists and opticians with 5 units. Within the service sector, catering outlets are the dominant trade category with 8 units. The centre has no representation by bakers or butchers. In the comparison sector there are no mens/boys clothing shops, florists, launderettes, travel agents or jewellers. The service sector lacks representation by estate agents.
     
    Changes Between 2001 ~ 2003
  3. The table at Appendix II shows the changes that have occurred between 2001 ~ 2003. The total number of units has decreased by 2 as a result of 4 separate units being combined to form 2 larger units at 28-30 Park Parade and 69-71 Greywell. The number of units in the convenience sector has decreased by 3 resulting in a 1,123sq.m. (12,100sq.ft) reduction in floorspace caused by the closure of Kwik Save at 37-39 Greywell and the Mr Butch Food Hall at 50 Greywell. The total number of units in the comparison sector has increased by 1 and in the service sector by 2. The number of vacant units remains unchanged at 16 units. Size of Premises
  4. 30 units are in the 100sq.m.-199sq.m sizeband and 28 in the 50sq.m.-99sq.m sizeband. In the convenience sector, the largest combined floorspace comprises the groceries/frozen food trade category with a total of 2,176sq.m. (23,400sq.ft.) and includes 3 supermarkets (Tesco, Iceland and Netto). In the comparison sector, the largest combined floorspace comprises the mixed and general clothing trade category with a total of 1,245sq.m. (13,400sq.ft.), followed by the variety store category with a total of 1,171sq.m. (12.600sq.ft.). In the service sector the largest combined floorspace comprises banks and financial services with a total floorspace of 1,011sq.m. (10,900sq.ft.). The floorspace for vacant units totals 2,309sq.m. (24,800sq.ft.). Frontages Designations
  5. All of the 90 units in Leigh Park District Centre are located in either primary or secondary frontages. Of the 90 units, 46 units (51%) are situated in primary frontages, and 44 units (49%) are situated in secondary frontages. Within the primary frontages 38 units (83%) are classified as retail and 8 (17%) non-retail. Within the secondary frontages, 27 units (61%) are classified as retail and 17 units (39%) as non-retail. A table showing all units and their frontage designations is included at Appendix IV.
    HEALTH CHECK PERFORMANCE INDICATORS
    Market Share for Non-Food Shopping
  6. The figure for 2001 was 6.8% and the figure recorded in 2003 was 5.9% representing a 13% decline in market share over the 2 years between surveys. The loss of market share is attributable to the centres restricted retail offer and the competition from the re-built Asda/Walmart Hypermarket. In 2001 the Hypermarket captured 3.5% of locally generated expenditure but by 2003 this had risen to 8.4% as a consequence of trading patterns becoming established after the rebuilding of the store in 2001. The greater levels of trade now captured by the Hypermarket have been at the expense of both Havant and Leigh Park, these being the two closest centres to the store.
     
     
    Pedestrian Flows
  7. The pedestrian flow count for this centre was carried out in August 2002. The 2000 WEN figure was measured at 85,016 but this dropped to 67,408 in the 2002 survey, a reduction of 20.7%. The 100% pitch remains at Location C (Superdrug, 13-17 Greywell). There has been a decrease in the WEN at the 100% pitch of 36% between 2000 and 2002. Therefore pedestrian flows recorded at this centre fail to meet the Local Plan target to increase footfall at the 100% pitch. The lowest pedestrian flows were recorded at Location A (Help the Aged, 1 Park Parade) which was also the location where the lowest levels were recorded in 2000. A table showing the flowcount changes between 2000 and 2002 is included at Appendix V. Proportion of Vacant Shops/Units
  8. At the time of the survey 16 units were vacant which was the same figure recorded in 2001. Leigh Parks vacancy rate of 18% is well above the UK average. Retail Representation
  9. In the primary frontages 83% are in Class A1 retail use and 61% in the secondary frontages. Leigh Park District Centre therefore exceeds the primary representation and secondary representation targets set out in the local plan. Rents
  10. There are currently no figures available for 2003. Between 1999 and 2001 the Zone A figures at Greywell South have remained static at £215 per sq.m. (£20 per sq.ft.). Zone A rents have therefore been maintained along the primary frontages in line with local plan targets. Since 1994 when rental tone surveys first started there has been a 33% decline in the Zone A rent along Greywell South. Appearance and Character
  11. This centre has the second lowest rating (9.9) of all the district centres for its appearance and character. This may be due to the centre being built during the 1950s and 60s in a rather bland architectural style popular then. Whilst a great deal of effort has been made to improve the condition and design of the public spaces the overall effect is uninspiring. However, proposals to improve the appearance and character of the centre are expected to come forward as part of the Leigh Park Creating Quality Places initiative. Conclusions
  12. Leigh Park District Centre provides shopping facilities for the extensive residential areas to the north and west of Havant. It is a purpose built district centre constructed as part of the post-war expansion of Havant in the 1950s and 1960s to meet the slum clearance and overspill housing needs of Portsmouth. It is a fully pedestrianised centre with extensive surface level public car parks. Its retail offer is orientated towards meeting the convenience and lower order comparison shopping needs of its immediate catchment area. The centre itself comprises 90 units built in a U-shaped form. The retail element of the centre is located in two parallel precincts with a narrow mall connecting the two at the western end.
  13. Since 2001 the economic picture for this centre has worsened. The 2001 survey indicated that there were signs of recovery but the latest figures do not confirm that the improvements have continued. Pedestrian flows have declined as has non-food market share. The loss of market share is attributable to the centres restricted retail offer and the intense price competition from the Asda/Walmart Hypermarket. The Hypermarket was rebuilt in 2001 and as a consequence it has been able to extend its non-food offer. The 2001 shopping survey showed that the district centre captured 28% of trade from the Leigh Park wards. By 2003 this had fallen to 23% and conversely the Hypermarket captured 4% of trade from the same wards but by 2003 this had risen to 14%. The greater levels of trade now captured by the Hypermarket have been at the expense of Leigh Park District Centre and also Havant Town Centre, these being the two closest shopping centres to the store.
  14. The current vacancy rate remains above the UK average and the centre has the largest number of vacant units compared with the other district centres in the Borough. On the up-side the centre retains good Class A1 representation along the primary and secondary frontages and rental levels have been maintained.
  15. The comments about the future of this centre contained in the 2001 report are still applicable. The major problem for Leigh Park is its poor image and poor retail offer in the comparison sector. The owners of Greywell are seeking to amalgamate small units which will be of more interest to local and national multiple retailers. The provision of larger units will provide the opportunity to improve the retail officer and of course reduce the number of vacant units. Proposals to improve the appearance and character of the centre were investigated during the Enquiry-by-Design process in respect of the Leigh Park Creating Quality Places Project which was held during July 2003. The report on the proceedings by Llewelyn Davies in association with Micheal Beaman Ltd, was published in August 2003 and included suggestions as how the centre could be strengthened. In particular it is considered important to create a new market square and bus station which would help open up views of the shops from the surrounding road network and better integrate the centre with adjacent development.