Plymouth's Core Strategy Public Examination - 7K PCC Test 7k - Shopping - Plymouth City Council
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PCC Test 7k - Shopping
Plymouth’s Core Strategy Public Examination
Document Number: PCC Test 7K Shopping
Title: Whether the retail strategy is
supported by appropriate
evidence
Examination Session: 7K
Page 1 of 14PCC Test 7k - Shopping
PCC objective
1. The Council’s approach to retailing in the city is to set out a proactive
strategy for shopping, focused on directing new retail development such
that it contributes to delivering the City Vision of improving retail facilities,
and planning for future growth. This is based on a robust, up to date
evidence base of assessments of retailing in the city and sub-region, and
other wider sources of evidence. The task is to promote the vitality and
viability of the city’s shopping hierarchy, address deficiencies, encourage
a wide range of services which allow genuine choice, all in a good quality
environment with a vibrant mix of activity, and which is accessible to all.
2. The Council believes that it’s approach, and the evidence on which it is
based is sound.
Context
3. The Council has commissioned a series of specific shopping studies and
other related studies as the evidence base for the Core Strategy and
emerging AAPs. The latest shopping study was produced by Cushman &
Wakefield and published in August 2006. The purpose of this latest study
was to assess Plymouth’s retailing provision, identify need and provide
advice on the likely requirement for additional retail facilities in the period
up to 2021, and advise on some specific opportunities within the City. The
study builds upon the Plymouth Local Shopping Needs Study of 2004 by
CBRE, but replaces the previous shopping studies by CBRE from 2000
and the update to that report in 2001.
4. The methodology for the 2006 Shopping Study follows best practice
advice in PPS6. The study was based on a new household shopper
survey of 2000 respondents, and was based on the same overall study
area as previous survey work to enable ready comparison of the two sets
of results. However, some of the zones within the City boundary were
redefined to better reflect likely catchments, and physical boundaries
within the City. The results of the shopper survey were applied to bespoke
population and expenditure data supplied by Experian, an industry
recognized source. To further enhance the robustness of the study a draft
version of the study was made available at stakeholder events. This
enabled any concerns to be addressed, and increased the robustness of
the final study.
5. Other sources which have been used to develop the retail strategy include
the following; PPS6: Planning for Town Centres, Plymouth Local
Economic Strategy (2006) – EDAW, Employment Land Review (2006) –
Baker Assoc, Plymouth, South West Devon & South East Cornwall
Sustainable Growth Distribution Study (2005) – Baker Assoc, Plymouth
Page 2 of 14PCC Test 7k - Shopping
Sustainable Neighbourhoods Studies (2005/06)– LDA Design, and
Community Planning Studies (2000)– PCC.
6. The 2006 Shopping Study sets out the full planning policy context for
retailing within the City in section 2 of the report.
Detailed comments
7. We now address various objections and comments on the Core Strategy
Government Office for the South West
8. Generally, it appears that GOSW is content that the strategy as a whole is
sound. However, some specific matters have been raised, namely:
• The proposed new district centre at Weston Mill: how does this relate
to the decision of the Secretary of State in 2000 (the ‘Asda’ decision),
and what analysis of need, the sequential approach and impact of the
proposed allocation has been made?
• What assessment of alternative sites has been made in respect of the
proposed new district centre at Derriford? and
• Is the policy approach towards out of centre retail facilities in the Marsh
Mills area of the City appropriate ?
We deal with each of these in turn below.
Weston Mill
9. The proposed district centre allocation was considered in the 2006
Shopping Study (see paragraphs 6.37-6.38, 9.19-9.33 and 10.7-10.9).
GOSW have expressed concern that this appears similar to a project that
was called-in and refused by the Secretary of State in 1999 (the decision
was actually dated 9th February 2000). These concerns are unfounded,
since the contemplated scheme is significantly different. Paragraph 9.32 of
the 2006 Shopping Study explains why. Perhaps the most significant
differences are the much more modest size of the store, that development
of a centre as opposed to a stand-alone store is proposed, and that the
existing district and local centres remain healthy with new investment
coming forward.
10. Matters of need, the sequential approach and impact were addressed in
the shopping study.
11. Paragraphs 6.37-6.38 document the quantitative need. However, to make
this more explicit a set of numerical tables have been prepared (attached
as appendix 1) indicating the likely trade draw pattern of a store of about
2,000sq.m. net convenience sales area (the top end of the range
recommended in the 2006 shopping study). These tables are cumulative,
in that they have taken account of a similar numerical exercise at Derriford
Page 3 of 14PCC Test 7k - Shopping
i.e. they assume that new food stores are developed in both locations,
with Derriford first (although the sequence could just as easily be
reversed). It is anticipated that the majority of trade would be ‘claw-back’
of trade from residents of zone 5, and which currently is spent in stores
elsewhere. Predominantly, this would be trade leaking to Morrisons on
Outlands Road, and Tesco at Transit Way. The assumed pattern is of
course influenced by the likely role and function of a new store at Weston
Mill i.e. one that is not currently present in the area, and would therefore
compete with stores elsewhere.
12. The need for additional convenience shopping floor space in this area of
Plymouth was specifically accepted by the Secretary of State (see
paragraph 12 of his appeal decision letter). If anything the need will have
increased following the conversion of the Coop store at Transit Way to a
Tesco. He did however go on to note that the preferred strategy at the
time was not a single larger new store, but a range of smaller stores in or
adjacent to existing centres. We note that such investment in the area is
now coming forward. Lidl are developing a new store at Wolseley Road,
and are pursuing another site on the Southern edge of St Budeaux centre
(in addition to another site further to the South on Union Street), and Lidl
have confirmed their commitment will not be affected by the Weston Mill
Core Strategy proposal (see GVA Grimley September 2006 Retail and
Land Use Assessment for the St Budeaux proposal, paragraph 4.3.8 third
bullet point).
13. Thus, in parallel with the approach commended by Cushman & Wakefield
i.e. a new food store capable of clawing back expenditure leaking to larger
stores beyond the area, investment previously contemplated at the Asda
inquiry in 1999/2000 is also going ahead. We note from the Coop’s Public
Examination statement (GL Hearn document CS0675A), statement
paragraph 18, that the principle of a new food-store ‘clawing back’ trade
flowing out of the area is accepted, subject to impact on their store in St
Budeaux (see below). There is no reason, or evidence, to assume that
further investment in smaller scale convenience retail facilities in the
existing centres in the area will not come forward.
14. Turning to the sequential approach, the 2006 Shopping Study confirms
that there are no more appropriate sites within or adjacent to existing
centres, in particular St Budeaux. This was the same outcome as the 2004
CBRE analysis (see paragraphs 7.5-7.6 of their report), and more recently
reconfirmed during the assessment of the development proposal by Lidl
on the Southern edge of the centre. Indeed, assuming that there would be
no significant adverse impact from a new district centre at Weston Mill, the
proposed allocation will result in a wider geographical distribution of ‘main
food’ convenience shopping facilities in this part of the City, a deficiency
recognised in the ASDA decision.
15. We also note that no alternative sites in sequentially preferable locations
are promoted by objectors.
Page 4 of 14PCC Test 7k - Shopping
16. Turning to impact, the tables at appendix 1indicate that the main trade
diversions would fall upon other similar stores elsewhere. There is the
potential for a high numerical impact on the Morrisons store on Outlands
Road, located broadly between the proposed new stores at Weston Mill
and Derriford. However, the store currently trades very well, and we
anticipate is able to withstand substantial impact. Other trade diversions
are not anticipated to cause any concerns for other stores where these are
located in centres. Just to note here, the GL Hearn comment at paragraph
18 of their statement (CS0675A) that their store in St Budeaux was
assessed as over-trading by Cushman & Wakefield is incorrect; see
paragraph 9.24 of the 2006 Shopping Study where company average
turnover is assumed.
17. Therefore, in retail terms the proposed allocation of a new medium sized
food store at Weston Mill of 1500-2000 sq. m. is justified.
Derriford
18. GOSW have commented in similar terms to Weston Mill “there is little to
go on” in respect of the proposed District Centre at Derriford, albeit it is
“appreciated that this is part of an integrated vision for employment and
housing as well”. On the contrary, there is significant evidence in support
of a new District Centre (see paragraphs 9.34-9.42, 10.10-14 and 10.26-
1029 of the 2006 Shopping Study).
19. The Council has commissioned a further, more detailed report specifically
on Derriford to inform the emerging AAP for Derriford. The Derriford study,
also being prepared by Cushman & Wakefield, is not itself a part of the
Core Strategy Evidence Base. However, due to the imminent completion
of the final draft report, the Council believe the numerical assessment of
quantitative need and impact will help demonstrate the capacity available
for a District centre and potential range of retail that can be
accommodated. The Council will be happy to share the findings of this
report to attendees of the retail session 7K upon its completion.
19. It is noted that the qualitative need for a district centre appears to be
accepted by all parties (including GOSW). The Derriford study will seek to
quantify the need (by virtue of over-trading) for convenience floor space in
this part of the City. It will also set out a detailed analysis of alternative
sites that have been considered.
20. The quantitative assessment will also consider the potential convenience
goods trade diversion pattern (impact) for the convenience goods element
of a new food store.
Marsh Mills
21. A positive approach for an out of centre retail location is not
unprecedented. The matter is addressed in paragraphs 9.50-9.54 and
10.30-10.32 of the 2006 Shopping Study. This is similar to the approach in
Page 5 of 14PCC Test 7k - Shopping
the adopted Croydon UDP to the out of centre retail facilities on Purley
Way (see paragraph 12.29 of the 2006 adopted UDP), which are
confirmed as “an accepted part of the Borough and the sub-region’s retail
provision”. The proposed Core Strategy approach is a pragmatic
approach, and whilst it will not in any way undermine the policy tests of
PPS6 and the Core Strategy, it should enable wider benefits to be
achieved when development is found to be acceptable in retail terms.
Wharfside Regeneration
22. Wharfside Regeneration contend that there is a lack of consistency
between Area Vision 9, Strategic Objective 7 and Policy CS07.
20. As with all parts of the Core Strategy these are interlinked and should be
read together. Strategic Objective 7 identifies Derriford as one of a
number of proposed new centres. Strategic Objective 7 point 5 sets out
that the proposal for a new centre is to “Remedy an identified gap in the
spatial distribution of food shopping in the city.” This provides the same
level of detail as the other proposed centres and further information is not
necessary as part of a strategic objective. Area Vision 9 relates the
Strategic objective to a local context, providing a general location which
will be further amplified by the Area Action Plan. Any further detail would
be overly repetitive rather than providing a strategic level of detail which is
advised in PPS12. Policy CS07 sets out the identification of a new centre
and the type of centre to be developed based on comprehensive evidence
base. Together these parts of the plan provide the necessary guidance
and level of detail and do not contradict each other.
21. Wharfside Regeneration believe that Area Vision 9 which identifies the
District Centre, centred on the west of the A386 is not based on robust or
credible evidence and that a new study being undertaken on Derriford for
the Preferred Options AAP which is not yet complete is needed to provide
clarity as without this the Core Strategy is unsound.
22. The need for a new district centre at Derriford is clearly supported by the
Plymouth Shopping Study 2006 (see paragraphs 10.10-14 of the report).
The evidence base therefore supports its inclusion as part of the vision for
the Derriford area. The location of the new centre is only identified in
board terms, and is not site specific. The illustrative Vision Diagram
shows that the area of focus for a new centre for the north of Plymouth as
spanning the A386. However, it is appropriate that the district centre is
described as being “centred” on the western side because this is where
there is significant potential for future growth having regard to the
Council’s wider vision for the transformation of Derriford as set out in the
Core Strategy. This vision has been the subject of considerable
community consultation and the evolution of ongoing planning process.
Additionally, the western side of the A386, with the proposal to create a
new southern link route to the Whitleigh area, is best placed to serve the
Page 6 of 14PCC Test 7k - Shopping
large area of North-West Plymouth which currently has poor access to
district shopping facilities.
23. The Derriford shopping study report mentioned earlier has been
commission by the Council to provide the more detailed evidence base
necessary to inform the Derriford AAP. This report is in the final stages of
drafting and will be available imminently. Although the Council does not
believe that the release of this report is necessary in relation to the Core
Strategy, it is happy to share its draft findings if it proves helpful to the
Examination.
24. Wharfside Regeneration contends that Llewellyn Davis’ study of the
Derriford area identifies the site for new centre on the area of land to the
east of the A386 known as the North-West Quadrant as does Core
Strategy Preferred Options, and that there is no evidence to support the
location set out in the Submitted Core Strategy.
25. The Council agrees that the Llewelyn Davies study of 2005 identified this
site. This study was useful in informing earlier considerations relating to
the Derriford area. However, the scope of this early study was limited and
did not consider land to the west of the A386. Further work by LDA
Design on the Derriford Area Action Plan takes a more strategic view of
the potential role of Derriford in the North of Plymouth. This work has
been reflected in the Core Strategy and was specifically consulted upon in
the Core Strategy Key Changes to the Preferred Options consultation in
April 2006. As stated above, the Core Strategy rightly identifies a broad
location for the proposed centre. The precise location will be brought
forward in the AAP for the area, the alteration from historic evidence base
through to Issues and Options, Preferred options and key changes show
the iterative process in development through the plan making process. As
such the identification of a broad location is sound
26. Wharfside Regeneration contend that Policy CS07 identifies new district
centre but does not quantify the scale of development. Such guidance is
important in terms of function of centre as part of over all provision in
Plymouth and would provide certainty to properly plan the future of the
area.
27. The Council does not dispute this matter but it is an issue for the Area
Action Plan not the Core Strategy.
Mr Godfrey Ackers
28. Maintaining City Centre in current location is contrary to RPG10 Policy E6
and EP6 should be moved to the A38 area.
29. This point is a misinterpretation of regional guidance in RPG10. Policy
EC6 seeks to direct retail development into existing commercial centres of
the PUA, not to the geographical centre of the PUA. It is completely
Page 7 of 14PCC Test 7k - Shopping
impracticable to suggest moving the City Centre retail core to another
location in the City.
Dawnan Limited
30. The Council has not specified the size of centre but the level proposed by
Plymouth shopping study in the short term will not achieve aspirations for
Derriford. These will not be achieved by a district centre focused on a
food store and will only function as destination for main food shopping.
Only delivering a small district centre early in the plan period would be a
mistake.
31. Dawnan Limited contend that the centre should be classified as a “town
centre” rather than a “district centre”. This would support its aspiration to
develop a comparison retail scheme that is of sub-regional significance.
32. PPS6 makes it quite clear that any retail allocations of this function or
scale as promoted by Dawnan Limited should be pursued in the first
instance through the Regional Spatial Strategy (RSS), and not at the local
level (PPS6, paragraph 2.14). However there is no provision for such a
development in the draft RSS. To do so now would create a lack of
conformity with the RSS and would make the Core Strategy unsound in
relation to tests of soundness 3, 4c and 7.
33. Even if it were appropriate to consider an allocation at the local level PPS6
also makes it clear that it is incumbent upon Dawnan to present
convincing evidence in relation to matters of need, the sequential
approach and impact. They do not (see below).
34. The Council believes that it is appropriate to provide guidance on the size
of the centre in the Derriford AAP rather than the Core Strategy. The Core
Strategy sets out the overall vision and strategy for the area, and it does
this appropriately in Area Vision 9, Strategic Objective 7, and Policy CS07.
35. The Council’s vision is to see a significant scale of development in the
long term at the Derriford area, to assist in the delivery of the
transformational change it aspires to. The Council accepts that retail
development is an important component of successfully delivering this
level of change in the long term. However, this cannot be at the expense
of the City Centre’s retail function, which remains the priority location of
new development. Significant levels of comparison retail floor space could
only be appropriately delivered when the conditions are right. The
evidence from the Plymouth 2006 Shopping Study is that they are not right
at present. The Council will use the plan, monitor, manage approach set
out in the Core Strategy (paragraph. 7.25, Strategic Objective 7, target 3 &
7) to determine if and when they are.
36. The retail element of the future development of Derriford is an integral part
of the whole plan for the area. The Council aspires to the creation of a
new heart for the North of Plymouth, not a new stand alone retail location.
Page 8 of 14PCC Test 7k - Shopping
It will include employment, leisure and residential development. However,
an initial District Centre scale development in retail terms will help
rebalance the network of centres in Plymouth, addressing a spatial gap in
provision identified in both the 2004 and 2006 studies, and providing the
platform for the provision of non-retail services to the resident and working
population.
37. Point 5 of Strategic Objective 7, point 3 of area vision 9, the District centre
allocation in CS07 and Paragraphs 5.91 7.15 and Derriford Vision
Diagram and Strategic Diagram 5 are unsound in there present form.
38. As with all parts of the Core Strategy these areas are interlinked and
should be read together. They are not unsound. Further comment on this
is put forward in response to Wharfside Regeneration.
39. The 2006 Shopping Study accepts that comparison shopping at Derriford
is accepted in principle and it has been demonstrated that:
40. Point 1. There is sufficient expenditure to provide significant comparison
retail in the early part of plan period. The shopping study underestimates
capacity.
41. When considering development of the scale suggested by Dawnan
Limited, expenditure capacity is only one material consideration;
quantitative capacity will count for nothing if investors, developers and
retailers have no interest in developing or occupying any particular
location. Some specific criticisms are levelled at the Cushman & Wakefield
quantitative analysis. These are:
• That a growth rate of 4.7% per annum rather than 4.3% per annum is
appropriate: The Council is satisfied that 4.3% is robust. First, changes
to retail trend growth rates have been driven upwards by high growth in
recent years. In the longer term this could subside, and it is interesting
to note that Experian’s competitor (MapInfo) prefer a lower equivalent
rate of between 3.8% and 4.3% (Table 1, Information Brief 05/02).
Second, no allowance has been made in the 2006 Shopping Study for
an increase in special forms of trading especially the internet over the
study / plan period, over and above 7%. Recent data suggest this is
however likely to be the case and thus not increasing expenditure
growth rates to 4.7% at least has some recognition of this;
• An allowance for more than 10% of expenditure from beyond the study
/ catchment area is appropriate: The Council is satisfied that a figure of
10% is appropriate. The outer study zones analysed by RPS (zones
16, 20-22, 24 and 27) account for only 16.7% of the total study resident
population in 2006 (90,346). Also, the % trade draw figures put forward
by RPS at paragraph 11 of document CS0709B for clothing and
footwear are, not surprisingly, the highest of all the goods categories
and generally are much less (sub 10%) for other categories. Finally,
the additional 5% for non Plymouth City Centre facilities claimed by
Page 9 of 14PCC Test 7k - Shopping
RPS merely tends to confirm they expect the Dawnan scheme to have
a wide trade draw, of sub-regional significance;
• That sufficient account is not taken of tourist expenditure: The Council
considers that the allowance in the shopping study is appropriate. At
paragraph 2.14 of their statement RPS suggest that this expenditure
should be dealt with separately to other expenditure from beyond the
catchment. Given that by definition tourists will come from beyond the
catchment these categories of expenditure are in fact one and the
same thing, contrary to RPS’s assertion. Indeed, the 2006 Shopping
Study confirms that of possible tourist expenditure in Plymouth, about
90% is from day-trippers (paragraphs 6.57-6.59). Thus, to include this
as a separate item to the assumed 10% would represent double-
counting;
42. A further point relates to the floor space figures highlighted in paragraph
2.5 and elsewhere in the RPS statement (document CS0709B). The
figures mentioned are of course those applicable to traditional out of
centre ‘bulky goods’ developments, with their much lower trading
densities. Given the nature of the occupiers anticipated by Dawnan Limit,
much higher trading densities more consistent with the City Centre levels
are appropriate. Therefore the relevant figures for 2011, 2016 and 2021
are 22,631sq.m., 56,866sq.m. and 105,756sq.m. respectively.
43. The figure for 2011 is relatively modest, and only equivalent to about two
thirds of the Drake Circus scheme or one sixth of the City Centre
comparison floor space. By 2016 the position improves to about 43% of
the City Centre stock, and doubles again by 2021. But as is confirmed in
the 2006 Shopping Study the latter is speculative at this stage, and should
not form the basis of an early commitment to high levels of comparison
floor space at Derriford at the risk of the City Centre.
44. It is accepted that large scale retail development in a City Centre location
has a long lead-in period. Given the very considerable challenges involved
in bringing such projects to fruition, this is precisely why investor,
developer and retailer interest must be carefully and consistently
channelled towards the City Centre. Failure to do this will very quickly and
surely deflect development pressure (such as there is) to ‘easier’ locations
such as at Derriford. Cribbs Causeway is a classic example, and it is only
ten years later that developer interest in the City Centre has recovered.
Bristol is of course a much larger City than Plymouth.
45. At 2016, a further retail development within Plymouth City Centre could
quite easily require floor space in the order of 56,866sq.m. especially if
such a scheme is required to support a new anchor tenant such as a
department store. This emphasises the importance of restricting
comparison floor space at Derriford to that which is complementary to a
major food store, as set out in Policy CS07(1) of the Core Strategy.
Page 10 of 14PCC Test 7k - Shopping
46. Point 2. The health of City Centre is strong, healthy and vibrant in terms
of PPS6.
47. In section 3 and also appendix 3 of their statement (document CS0709B)
RPS present and alternative summary health check of the City Centre.
This is unreliable for the following reasons:
• Plymouth City Centre’s retail floor space stock is not ‘modern’ save for
Drake Circus. Much of the post-war development remains, and the
units are seriously out-moded in the context of modern retailer
requirements, especially in terms of unit depth, floor to ceiling heights,
flexibility, and servicing. Whilst some improvements to the public realm
have been made many of the buildings themselves look extremely tired
and regenerative development is a necessity;
• Retailer representation is concentrated towards the middle market
sector, precisely the sector that Dawnan say they would target for their
scheme. The City’s premier department stores (House of Fraser and
Debenhams) are self evidently in compromised units, despite modest
improvements. Any visit to recently developed stores by those
operators will confirm this, for example Debenhams in the Bull Ring at
Birmingham, or both operator’s stores at the Oracle (Reading);
• Vacancy rates are comparatively low, but this does not confirm high
demand. It is the case that demand is limited (see the 2006 Shopping
Study for empirical evidence), but also that many of the existing units
in the town centre are simply unsuitable for contemporary retailers,
hence those that are suitable tend to let more quickly. It is interesting
to note here that rental levels are lower in Plymouth than in other
centres in the region reflective of the quality of units on offer, and that
also some units in Drake Circus remain unoccupied;
• Prime retail rental levels in Plymouth are lower than other competing
centres, and lower than Exeter (we understand new prime floor space
in Exeter is letting at £250/sq.ft.). Moreover, rents have increased little
in the last decade unlike other centres. Contrary to RPS’s assertion,
the 2006 Shopping Study does not say Drake Circus will “substantially
increase prime rents” (see paragraph 5.24 of the study).;
• The Council considers that any over-trading in Plymouth City Centre
will now have been absorbed by the additional floor space in Drake
Circus (see paragraph 6.67 of the shopping study and paragraph 7.10
of the Core Strategy);
48. Point 3. There are limited opportunities for major increase in City Centre.
49. The 2006 Shopping Study undertook only a cursory analysis of
development opportunities in the City Centre. Cushman & Wakefield have
now been instructed by the City Centre Company to carry out a much
more thorough analysis of future development opportunities, in line with
the Mackay Vision, to help inform the preparation of the City Centre
Preferred Options Area Action Plan. Whilst the outcome of the study
Page 11 of 14PCC Test 7k - Shopping
cannot be known at this stage, it would be surprising if development
opportunities for significant regenerative development could not be
identified. Indeed, in physical terms as confirmed above this is essential.
What is certain is that any opportunities will not be easy to bring to fruition,
and therefore it is essential that retail interest is directed towards the City
Centre. There is clearly a need for coordination between the City Centre
and Derriford AAPs, and the Council is now proposing to progress them
side by side through the LDF process.
50. Point 4. Type of comparison retail will not harm the City Centre and help
claw back lost expenditure.
The City Council has no control over the identity of specific occupiers that
most units are let to. Any conditions to this effect would not be
appropriate because of the proposed ‘centre’ status (and capable of being
removed retrospectively by the developer), and in any event would be
unworkable.
Leonora Estates and Plymouth and SW Co-operative Society
51. There should be no long term policy guarantee of comparison retail at
Derriford, dangerous to refer to potential for Derriford to become Sub-
regional centre in the future as Plymouth does not yet have population
growth to sustain a second city centre. Should concentrate on
strengthening city centre and direct development there.
52. The Derriford area already performs a number of sub regional functions
(see para. 5.86 and 5.87 of Core Strategy). However, the Core Strategy
does not propose Derriford as a sub-regional shopping location. Rather, it
advocates a district shopping centre as part of a wider centre of strategic
employment and other uses (see 5.91 and Area Vision 9). The Shopping
chapter goes on to say that ‘In particular Derriford will play a key role as a
district centre serving the north of the city, with potential to grow as
economic and population growth is achieved and the role of the City
Centre as the primary shopping destination is secured.’ This potential
future development is not quantified. However, the Core Strategy sets out
potential for long term development over and beyond the plan period. The
Core Strategy in line with PPS6 clearly sets out in Strategic Objective 7,
Policy CS06 and CS07 the preservation and enhancement of the primary
role of the City Centre. At no point in the Plan is a long term policy
guarantee given for comparison retail at Derriford. Rather it is clear that
significant development must satisfy the test of not undermining the sub-
regional shopping role of the City Centre, either now, or until further retail
development in or around the City Centre could be fundamentally
discounted.
Page 12 of 14PCC Test 7k - Shopping
Plymouth and SW Co-operative Society
53. Point 1, Para 7.20 that allocations for food stores at Derriford, Devonport,
Plymstock Quarry, and Weston Mill will be sufficient in the context of
growth identified but there is not evidence for this and Strategic Objective
7 target are to deliver these centres by 2016.
54. Para 7.19 and 7.20 set out identified capacity based on a 2006 Shopping
Study and that based on this capacity the proposed centre will meet the
available capacity up to 2011. The Targets Section sets out a measurable
target for the delivery of these facilities.
55. Point 2. There is insufficient capacity for proposed food stores
56. The GL Hearn statement on behalf of Coop (document CS0675A) makes
a number of detailed points. We respond to the general thrust of these
below.
57. The Council is content that the household shopper survey under-pinning
the analysis is sound. Cushman & Wakefield have specifically noted a
limited number of instances in the 2006 Shopping Study where turnovers
may have been under estimated by the survey, but in the context of the
total number of stores, the turnover involved and the study as a whole
these are relatively few. We note that other groups, such as Lidl, have
confirmed the overall assessment is robust. Some manual adjustment of
turnovers, particularly for smaller stores is not at all uncommon in studies
of this type.
58. It is quite appropriate for future floor space requirements to take into
account existing over-trading within stores, in addition to expenditure
growth (see paragraph 2.36 of PPS6). We note paragraph 9 of the GL
Hearn statement, and their estimated turnover requirement of proposed
allocations in the order of £66-84m. Table 6.1 and the executive summary
of the 2006 Shopping Study confirm the over-trading in stores at present
at about £76m. We note that none of these are Coop stores. This over-
trading would then be added to expenditure growth of 17.22m at 2011
Thus there is sufficient capacity for the proposed Core Strategy
commitments.
59. We have commented about possible impact of a new food store at Weston
Mill above in response to the concerns raised by GOSW. The same
comments apply to the concerns raised in the GL Hearn statement.
60. Strategic Objective 7 (7) seek to strengthen District and Local Centres yet
the Core Strategy proposes 4 food stores of which 3 are outside existing
centres, yet there is no evidence to demonstrate this can be
accommodated without having an adverse on District and Local Centres,
particularly Weston Mill on St. Budeaux. There should be no adverse
impact on existing centres. Assumptions in Para 7.33 are based on
incorrect assumptions in evidence base and a store in Weston Mill will
capture trade from St. Budeaux Co-op
Page 13 of 14PCC Test 7k - Shopping
61. All new food stores proposed by the Council are not standalone stores but
would form part of new district and local centres and are part of a strategy
to create sustainable communities and meet local need in local areas.
The new centres seek to meet current deficiencies in the spatial
distribution of the network of retail centres in Plymouth. The Council will
insist that any subsequent applications will need to be accompanied by full
retail assessments at the time of submission, as a further safeguard and
to assess any changes in circumstances.
62. Point 3. Policy CS07 and supporting text should make clear new retail
destination at Laira Bridge is not appropriate for high street comparison
retail, only bulky goods retail.
63. This level of detail is not required for a Core Strategy. The exact type and
scale of retail is a matter for the Area Action Plan to provide. Any future
development will also have to comply with Strategic Objective 7 and Policy
CS08 which provide antiquate protection for the existing centres.
Conclusions
64. The Core Strategy’s Strategic Objectives and Policies have been based
on an established evidence base and evolved based on extensive public
consultations through the plan making process. The representations
received do not demonstrate that the plan is unsound. The approach
taken by the Council is consistent with national and regional guidance.
The level of detail is appropriate for a Core Strategy.
65. Possible changes that amendments that could aid in improving the
soundness of the plan.
None
Page 14 of 14TABLE 1: QUANTITATIVE NEED / OVER-TRADING
Catchment as a Net convenience Company Over-trading from
Turnover from Total turnover Company Total over-
Trade-draw from zones (£) proportion of total sales area benchmark catchment (zones 3-
the catchment (£) (£) benchmark (£) trading (£)
(%) (sq.m.) (£/sq.m.) 5 & 7) (£)
Centres & stores Zone 3 Zone 4 Zone 5 Zone 7
Albert Road
Congreve Gardens
Cumberland Street
Dale Road
Efford
George Street
Ham Green
Henders Corner
Higher compton
Hyde Park
Keyham
Co-op, Plymouth, Fleet street 711,983 142,945 1,908,451 0 2,763,379 4,358,748 63 - 5,685
King Street
Marlbrough Street
Iceland, Devonport, Marlborough street 0 906,010 0 0 906,010 1,403,051 65 931 4,900 4,561,900
Milehouse
North Prospect
Pennycomequick
Peverell Corner
Plymco, Peverell corner 0 0 0 0 0 0 200 5,685 1,137,000
Peverell Park Road
Plymouth Road
Segrave Road
Londis, Plymouth, Segrave rd 0 0 0 0 0 138,039 0 75 2,000 150,000
Station Road
Stoke Village
Plymco, Stoke village 0 239,925 0 0 239,925 239,925 100 270 5,685 1,534,950
Union Steet
Aldi, Plymouth, Union street 1,033,920 336,307 504,093 163,702 2,038,022 4,719,393 43 1,035 4,477 4,633,695 85,698 37,008
Victoria Road
Co-op, Plymouth, Victoria road 101,517 46,564 504,093 0 652,174 1,911,395 34 - 5,685
Londis, Plymouth, Victoria road 101,517 0 0 0 101,517 101,517 100 75 2,000 150,000
West Hoe Road
Wolsey Road
Plymco, Wolseley road 0 0 2,011,299 0 2,011,299 2,011,299 100 1,055 5,685 5,997,675
Sub-total 37,008
OUTSIDE THE CATCHMENT
CITY CENTRE
Iceland, Plymouth 412,306 289,743 601,868 327,403 1,631,320 3,817,716 43 673 4,900 3,297,700 520,016 222,204
Kwik Save, Plymouth 0 193,362 303,470 313,897 810,729 1,910,964 42 1,523 3,629 5,526,967
Marks & Spencer, Plymouth town centre 1,135,437 46,564 704,716 1,915,368 3,802,085 5,293,061 72 650 10,767 6,998,550
Sainsburys, Plymouth, Armada Centre 5,410,880 1,105,592 7,268,746 3,975,957 17,761,174 30,682,967 58 2,130 9,505 20,245,650 10,437,317 6,041,756
Tesco Metro, New george street 1,344,709 908,976 5,750,718 2,406,473 10,410,876 23,087,641 45 948 13,016 12,339,168 10,748,473 4,846,793
FREE-STANDING STORES
Morrisons, Plymouth, Outland road 1,762,607 958,794 11,815,729 9,855,339 24,392,469 35,755,250 68 1,988 9,583 19,051,004 16,704,246 11,395,748
Morrisons, Tavistock, Plymouth road 208,590 0 504,093 313,897 1,026,580 26,737,829 4 - 9,583
Sainsburys, Plymouth, Marsh Mills 3,122,620 239,925 5,350,148 7,749,256 16,461,950 53,582,657 31 3,631 9,505 34,512,655 19,070,002 5,858,788
Tesco Express, Chaddlewood 0 0 0 0 0 900,525 0 300 13,016 3,904,800
Tesco Express, Eggbuckland road 0 0 200,623 656,512 857,135 1,008,468 85 948 13,016 12,339,168
Tesco, Roborough 1,242,510 0 303,470 627,793 2,173,774 38,252,623 6 2,486 13,016 32,357,776 5,894,847 334,985
Asda, Estover 0 193,362 2,628,386 2,214,053 5,035,801 30,367,577 17 2,720 13,352 36,317,440
Morrisons, Plymstock 418,580 239,925 0 163,702 822,207 29,220,705 3 4,666 9,583 44,714,278
Co-op, Plymouth, The Broadway 305,233 0 401,245 0 706,478 2,202,746 32 58 5,685 329,730 1,873,016 600,725
STORES IN CENTRES
Iceland, Plympton, Ridgeway 0 0 0 313,897 313,897 1,607,683 20 567 4,900 2,778,300
Iceland, Plymstock, Broadway 0 0 0 0 0 278,842 0 232 4,900 1,136,800
Lidl, Honicknowle, Transit way 0 0 504,093 1,258,856 1,762,949 3,426,113 51 1,000 4,601 4,601,000
Lidl, Plymstock broadway 0 0 0 0 0 2,766,307 0 517 4,601 2,378,717 387,590
Londis, Plymouth, St Georges Terrace 0 0 200,623 0 200,623 200,623 100 75 2,000 150,400 50,223 50,223
Plymco, Crownhill 0 0 0 0 0 289,373 0 584 5,685 3,320,040
Plymco, Ernesettle 0 0 0 0 0 138,039 0 177 5,685 1,006,245
Plymco, Plymstock broadway 0 0 303,470 0 303,470 764,520 40 58 5,685 329,730 434,790
Plymco, St Budeaux 0 0 401,245 0 401,245 401,245 100 886 5,685 5,036,910
Plymco, Whitleigh green 0 0 0 0 0 367,417 0 605 5,685 3,439,425
Somerfield, Mutley Plain 0 0 0 970,409 970,409 5,490,222 18 1,013 6,146 6,225,898
Somerfield, Plymstock, Broadway 0 0 0 163,702 163,702 9,799,705 2 1,135 6,146 6,975,710 2,823,995 47,174
Somerfield, Southway 0 0 0 0 0 2,732,714 0 442 6,146 2,716,532 16,182
Tesco, Honicknowle, Transit way 208,590 529,070 9,799,357 3,319,445 13,856,462 43,835,255 32 2,576 13,016 33,529,216 10,306,039 3,257,771
BEYOND THE STUDY AREA
Asda, Bodmin, Launceston rd 520,097 0 0 0 520,097 23,920,107 2 1,447 13352 19,320,344 4,599,763
Asda, St Austell, Cromwell rd 0 0 303,470 313,897 617,367 6,693,517 9 2,408 13352 32,151,616 0
Asda, Taunton, Creechbarrow rd 208,590 0 0 0 208,590 999,657 21 13352 0 999,657
Co-op, South Brent, Church street 0 0 0 0 0 1,748,276 0 94 5685 534,390 1,213,886
Marks & Spencer, Torquay, The willows 0 0 0 0 0 77,704 0 10767 0 77,704
Morrisons, Liskeard, Horningtops 0 96,382 504,093 0 600,475 30,722,622 2 1,787 1787 3,193,369 27,529,253 538,060
Morrisons, Paignton, Totnes rd 0 0 0 0 0 1,098,284 0 1787 0 1,098,284
Sainsburys, Exeter, Guildhall sc 0 0 303,470 0 303,470 1,229,008 25 1,012 9505 9,619,060
Sainsburys, Torquay, Nicholson road 0 0 0 0 0 1,625,655 0 2,692 9505 25,587,460
Tesco Extra, Lee mill 208,590 193,362 2,628,386 2,214,053 5,244,391 61,914,077 8 2,804 13016 36,496,864 25,417,213 2,152,948
Tesco, Launceston, Tavistock rd 208,590 142,945 0 477,598 829,134 45,609,731 2 727 13016 - - -
Waitrose, Okehampton 208,590 0 200,623 0 409,213 6,889,778 6 - 11101 - - -
Waitrose, Saltash 0 193,362 303,470 0 496,832 17,029,652 3 - 11101 - - -
Other 1,123,587 1,548,935 5,809,304 5,649,684 14,131,510 198,767,135
Sub-total 35,347,175
Total 35,384,183
Notes
1. Base data sourced from C&W 2006 shopping study;
2. 2003 price base
3. Convenience goods expenditure only;
4. 'Under-trading' in existing stores ingored;TABLE 2: QUANTITATIVE NEED / OVER-TRADING, AFTER OPENING OF NEW FOOD STORE AT DERRIFORD
Catchment as a Net convenience Company Over-trading from
Turnover from Total turnover Company Total over-
Trade-draw from zones (£) proportion of total sales area benchmark catchment (zones 3-
the catchment (£) (£) benchmark (£) trading (£)
(%) (sq.m.) (£/sq.m.) 5 & 7) (£)
Centres & stores Zone 3 Zone 4 Zone 5 Zone 7
Albert Road
Congreve Gardens
Cumberland Street
Dale Road
Efford
George Street
Ham Green
Henders Corner
Higher compton
Hyde Park
Keyham
Co-op, Plymouth, Fleet street 711,983 142,945 1,908,451 0 2,763,379 4,358,748 63 70 5,685 397,950 3,960,798 2,511,085
King Street
Marlbrough Street
Iceland, Devonport, Marlborough street 0 906,010 0 0 906,010 1,403,051 65 931 4,900 4,561,900
Milehouse
North Prospect
Pennycomequick
Peverell Corner
Plymco, Peverell corner 0 0 0 0 0 0 200 5,685 1,137,000
Peverell Park Road
Plymouth Road
Segrave Road
Londis, Plymouth, Segrave rd 0 0 0 0 0 138,039 0 75 2,000 150,000
Station Road
Stoke Village
Plymco, Stoke village 0 239,925 0 0 239,925 239,925 100 270 5,685 1,534,950
Union Steet
Aldi, Plymouth, Union street 1,033,920 336,307 504,093 163,702 2,038,022 4,719,393 43 1,035 4,477 4,633,695 85,698 37,008
Victoria Road
Co-op, Plymouth, Victoria road 101,517 46,564 504,093 0 652,174 1,911,395 34 - 5,685
Londis, Plymouth, Victoria road 101,517 0 0 0 101,517 101,517 100 75 2,000 150,000
West Hoe Road
Wolsey Road
Plymco, Wolseley road 0 0 2,011,299 0 2,011,299 2,011,299 100 1,055 5,685 5,997,675
Sub-total 2,548,092
OUTSIDE THE CATCHMENT
CITY CENTRE
Iceland, Plymouth 412,306 289,743 601,868 327,403 1,631,320 3,817,716 43 673 4,900 3,297,700 520,016 222,204
Kwik Save, Plymouth 0 193,362 303,470 313,897 810,729 1,910,964 42 1,523 3,629 5,526,967
Marks & Spencer, Plymouth town centre 1,135,437 46,564 623,314 1,694,124 3,499,439 4,955,561 71 650 10,767 6,998,550
Sainsburys, Plymouth, Armada Centre 5,410,880 1,105,592 6,927,330 3,789,204 17,233,005 30,007,967 57 2,130 9,505 20,245,650 9,762,317 5,606,313
Tesco Metro, New george street 1,344,709 908,976 5,361,592 2,243,638 9,858,915 22,412,641 44 948 13,016 12,339,168 10,073,473 4,431,138
FREE-STANDING STORES
Morrisons, Plymouth, Outland road 1,762,607 958,794 9,204,114 7,677,027 19,602,542 30,355,250 65 1,988 9,583 19,051,004 11,304,246 7,299,955
Morrisons, Tavistock, Plymouth road 208,590 0 504,093 313,897 1,026,580 26,737,829 4 - 9,583
Sainsburys, Plymouth, Marsh Mills 3,122,620 239,925 4,527,983 6,558,417 14,448,946 50,882,657 28 3,631 9,505 34,512,655 16,370,002
Tesco Express, Chaddlewood 0 0 0 0 0 900,525 0 300 13,016 3,904,800
Tesco Express, Eggbuckland road 0 0 200,623 656,512 857,135 1,008,468 85 948 13,016 12,339,168
Tesco, Roborough 1,242,510 0 89,404 184,952 1,516,867 34,202,623 4 2,486 13,016 32,357,776 1,844,847 81,818
Asda, Estover 0 193,362 1,649,576 1,388,698 3,231,636 26,992,577 12 2,720 13,352 36,317,440
Morrisons, Plymstock 418,580 239,925 0 88,389 746,894 27,870,705 3 4,666 9,583 44,714,278
Co-op, Plymouth, The Broadway 305,233 0 401,245 0 706,478 2,202,746 32 58 5,685 329,730 1,873,016 600,725
STORES IN CENTRES
Iceland, Plympton, Ridgeway 0 0 0 313,897 313,897 1,607,683 20 567 4,900 2,778,300
Iceland, Plymstock, Broadway 0 0 0 0 0 278,842 0 232 4,900 1,136,800
Lidl, Honicknowle, Transit way 0 0 504,093 1,258,856 1,762,949 3,426,113 51 1,000 4,601 4,601,000
Lidl, Plymstock broadway 0 0 0 0 0 2,766,307 0 517 4,601 2,378,717 387,590
Londis, Plymouth, St Georges Terrace 0 0 200,623 0 200,623 200,623 100 75 2,000 150,400 50,223 50,223
Plymco, Crownhill 0 0 0 0 0 289,373 0 584 5,685 3,320,040
Plymco, Ernesettle 0 0 0 0 0 138,039 0 177 5,685 1,006,245
Plymco, Plymstock broadway 0 0 303,470 0 303,470 764,520 40 58 5,685 329,730 434,790
Plymco, St Budeaux 0 0 401,245 0 401,245 401,245 100 886 5,685 5,036,910
Plymco, Whitleigh green 0 0 0 0 0 367,417 0 605 5,685 3,439,425
Somerfield, Mutley Plain 0 0 0 970,409 970,409 5,490,222 18 1,013 6,146 6,225,898
Somerfield, Plymstock, Broadway 0 0 0 163,702 163,702 9,799,705 2 1,135 6,146 6,975,710 2,823,995 47,174
Somerfield, Southway 0 0 0 0 0 2,597,714 0 442 6,146 2,716,532
Tesco, Honicknowle, Transit way 208,590 529,070 8,805,059 2,982,635 12,525,354 40,460,255 31 2,576 13,016 33,529,216 6,931,039 2,145,654
BEYOND THE STUDY AREA
Asda, Bodmin, Launceston rd 520,097 0 0 0 520,097 23,920,107 2 1,447 13352 19,320,344 4,599,763
Asda, St Austell, Cromwell rd 0 0 303,470 313,897 617,367 6,693,517 9 2,408 13352 32,151,616 0
Asda, Taunton, Creechbarrow rd 208,590 0 0 0 208,590 999,657 21 13352 0 999,657
Co-op, South Brent, Church street 0 0 0 0 0 1,748,276 0 94 5685 534,390 1,213,886
Marks & Spencer, Torquay, The willows 0 0 0 0 0 77,704 0 10767 0 77,704
Morrisons, Liskeard, Horningtops 0 96,382 504,093 0 600,475 30,722,622 2 1,787 1787 3,193,369 27,529,253 538,060
Morrisons, Paignton, Totnes rd 0 0 0 0 0 1,098,284 0 1787 0 1,098,284
Sainsburys, Exeter, Guildhall sc 0 0 303,470 0 303,470 1,229,008 25 1,012 9505 9,619,060
Sainsburys, Torquay, Nicholson road 0 0 0 0 0 1,625,655 0 2,692 9505 25,587,460
Tesco Extra, Lee mill 208,590 193,362 1,551,893 1,307,256 3,261,101 27,073,839 12 2,804 13016 36,496,864
Tesco, Launceston, Tavistock rd 208,590 142,945 0 477,598 829,134 45,609,731 2 727 13016 - -
Waitrose, Okehampton 208,590 0 200,623 0 409,213 6,889,778 6 - 11101 - -
Waitrose, Saltash 0 193,362 303,470 0 496,832 17,029,652 3 - 11101 - -
Other 1,123,587 1,548,935 5,809,304 5,649,684
Sub-total 21,023,265
Total 23,571,357
Notes:
1. Table 1, but excluding trade diversion to new store at Derriford (see separate C&W assessment)TABLE 3: PREDICTED TRADE-DRAW PATTERN OF NEW FOOD STORE (%)
Catchment zone
3 4 5 7 Total
Centres & stores
Albert Road 0.0
Congreve Gardens 0.0
Cumberland Street 0.0
Dale Road 0.0
Efford 0.0
George Street 0.0
Ham Green 0.0
Henders Corner 0.0
Higher compton 0.0
Hyde Park 0.0
Keyham 0.0
Co-op, Plymouth, Fleet street 0.0
King Street 0.0
Marlbrough Street 0.0
Iceland, Devonport, Marlborough street 0.0
Milehouse 0.0
North Prospect 0.0
Pennycomequick 0.0
Peverell Corner 0.0
Plymco, Peverell corner 0.0
Peverell Park Road 0.0
Plymouth Road 0.0
Segrave Road 0.0
Londis, Plymouth, Segrave rd 0.0
Station Road 0.0
Stoke Village 0.0
Plymco, Stoke village 0.0
Union Steet 0.0
Aldi, Plymouth, Union street 0.0
Victoria Road 0.0
Co-op, Plymouth, Victoria road 0.0
Londis, Plymouth, Victoria road 0.0
West Hoe Road 0.0
Wolsey Road 0.0
Plymco, Wolseley road 0.0
0.0
Sub-total 0.0
0.0
OUTSIDE THE CATCHMENT 0.0
CITY CENTRE 0.0
Iceland, Plymouth 0.0
Kwik Save, Plymouth 0.0
Marks & Spencer, Plymouth town centre 0.0
Sainsburys, Plymouth, Armada Centre 5.0 5.0
Tesco Metro, New george street 0.0
FREE-STANDING STORES 0.0
Morrisons, Plymouth, Outland road 5.0 2.5 37.5 15.0 60.0
Morrisons, Tavistock, Plymouth road 0.0
Sainsburys, Plymouth, Marsh Mills 5.0 5.0
Tesco Express, Chaddlewood 0.0
Tesco Express, Eggbuckland road 0.0
Tesco, Roborough 0.0
Asda, Estover 0.0
Morrisons, Plymstock 0.0
Co-op, Plymouth, The Broadway 0.0
STORES IN CENTRES 0.0
Iceland, Plympton, Ridgeway 0.0
Iceland, Plymstock, Broadway 0.0
Lidl, Honicknowle, Transit way 0.0
Lidl, Plymstock broadway 0.0
Londis, Plymouth, St Georges Terrace 0.0
Plymco, Crownhill 0.0
Plymco, Ernesettle 0.0
Plymco, Plymstock broadway 0.0
Plymco, St Budeaux 0.0
Plymco, Whitleigh green 0.0
Somerfield, Mutley Plain 0.0
Somerfield, Plymstock, Broadway 0.0
Somerfield, Southway 0.0
Tesco, Honicknowle, Transit way 17.5 5.0 22.5
BEYOND THE STUDY AREA 0.0
Asda, Bodmin, Launceston rd 0.0
Asda, St Austell, Cromwell rd 0.0
Asda, Taunton, Creechbarrow rd 0.0
Co-op, South Brent, Church street 0.0
Marks & Spencer, Torquay, The willows 0.0
Morrisons, Liskeard, Horningtops 0.0
Morrisons, Paignton, Totnes rd 0.0
Sainsburys, Exeter, Guildhall sc 0.0
Sainsburys, Torquay, Nicholson road 0.0
Tesco Extra, Lee mill 2.5 2.5
Tesco, Launceston, Tavistock rd 0.0
Waitrose, Okehampton 0.0
Waitrose, Saltash 0.0
0.0
Other 0.0
0.0
Sub-total 0.0
TOTAL 5.0 2.5 67.5 20.0 95.0TABLE 4: PREDICTED TRADE-DRAW PATTERN OF NEW FOOD STORE (£)
Catchment zone
3 4 5 7 Total
Centres & stores
Albert Road - - - - -
Congreve Gardens - - - - -
Cumberland Street - - - - -
Dale Road - - - - -
Efford - - - - -
George Street - - - - -
Ham Green - - - - -
Henders Corner - - - - -
Higher compton - - - - -
Hyde Park - - - - -
Keyham - - - - -
Co-op, Plymouth, Fleet street - - - - -
King Street - - - - -
Marlbrough Street - - - - -
Iceland, Devonport, Marlborough street - - - - -
Milehouse - - - - -
North Prospect - - - - -
Pennycomequick - - - - -
Peverell Corner - - - - -
Plymco, Peverell corner - - - - -
Peverell Park Road - - - - -
Plymouth Road - - - - -
Segrave Road - - - - -
Londis, Plymouth, Segrave rd - - - - -
Station Road - - - - -
Stoke Village - - - - -
Plymco, Stoke village - - - - -
Union Steet - - - - -
Aldi, Plymouth, Union street - - - - -
Victoria Road - - - - -
Co-op, Plymouth, Victoria road - - - - -
Londis, Plymouth, Victoria road - - - - -
West Hoe Road - - - - -
Wolsey Road - - - - -
Plymco, Wolseley road - - - - -
- - - - -
Sub-total - - - - -
- - - - -
OUTSIDE THE CATCHMENT - - - - -
CITY CENTRE - - - - -
Iceland, Plymouth - - - - -
Kwik Save, Plymouth - - - - -
Marks & Spencer, Plymouth town centre - - - - -
Sainsburys, Plymouth, Armada Centre - - 1,200,000 - 1,200,000
Tesco Metro, New george street - - - - -
FREE-STANDING STORES - - - - -
Morrisons, Plymouth, Outland road 1,200,000 600,000 9,000,000 3,600,000 14,400,000
Morrisons, Tavistock, Plymouth road - - - - -
Sainsburys, Plymouth, Marsh Mills - - 1,200,000 - 1,200,000
Tesco Express, Chaddlewood - - - - -
Tesco Express, Eggbuckland road - - - - -
Tesco, Roborough - - - - -
Asda, Estover - - - - -
Morrisons, Plymstock - - - - -
Co-op, Plymouth, The Broadway - - - - -
STORES IN CENTRES - - - - -
Iceland, Plympton, Ridgeway - - - - -
Iceland, Plymstock, Broadway - - - - -
Lidl, Honicknowle, Transit way - - - - -
Lidl, Plymstock broadway - - - - -
Londis, Plymouth, St Georges Terrace - - - - -
Plymco, Crownhill - - - - -
Plymco, Ernesettle - - - - -
Plymco, Plymstock broadway - - - - -
Plymco, St Budeaux - - - - -
Plymco, Whitleigh green - - - - -
Somerfield, Mutley Plain - - - - -
Somerfield, Plymstock, Broadway - - - - -
Somerfield, Southway - - - - -
Tesco, Honicknowle, Transit way - - 4,200,000 1,200,000 5,400,000
BEYOND THE STUDY AREA - - - - -
Asda, Bodmin, Launceston rd - - - - -
Asda, St Austell, Cromwell rd - - - - -
Asda, Taunton, Creechbarrow rd - - - - -
Co-op, South Brent, Church street - - - - -
Marks & Spencer, Torquay, The willows - - - - -
Morrisons, Liskeard, Horningtops - - - - -
Morrisons, Paignton, Totnes rd - - - - -
Sainsburys, Exeter, Guildhall sc - - - - -
Sainsburys, Torquay, Nicholson road - - - - -
Tesco Extra, Lee mill - - 600,000 - 600,000
Tesco, Launceston, Tavistock rd - - - - -
Waitrose, Okehampton - - - - -
Waitrose, Saltash - - - - -
- - - - -
Other - - - - -
- - - - -
Sub-total - - - - -
TOTAL 1,200,000 600,000 16,200,000 4,800,000 22,800,000
Notes
1. Assumes a store of 2,000sq.m. (net convenience) trading at £12,000 = total turnover of (£): 24,000,000
2. Assumes some trade will be diverted from Tesco at Transit Way from residents of zone 6, South of A38;
3. Ignor's trade likely to be derived from beyond the catchment and also expenditure growth;TABLE 5: IMPACT (£ and %)
Trade diversion Comparison
Convenience Residual Trade diversion Cumulative Residual turnover
(£) to Westom Impact (%) with benchmark
turnover (£) turnover (£) (£) to Derriford impact (%) (£)
Mill (%)
Stores / Centres
Albert Road 0 0 - - - - - -
Congreve Gardens 0 0 - - - - - -
Cumberland Street 0 0 - - - - - -
Dale Road 0 0 - - - - - -
Efford 0 0 - - - - - -
George Street 0 0 - - - - - -
Ham Green 0 0 - - - - - -
Henders Corner 0 0 - - - - - -
Higher compton 0 0 - - - - - -
Hyde Park 0 0 - - - - - -
Keyham 0 0 - - - - - -
Co-op, Plymouth, Fleet street 4,358,748 0 - 4,358,748 - - 4,358,748 -
King Street 0 0 - - - - - -
Marlbrough Street 0 0 - - - - - -
Iceland, Devonport, Marlborough street 1,403,051 0 - 1,403,051 - - 1,403,051 -
Milehouse 0 0 - - - - - -
North Prospect 0 0 - - - - - -
Pennycomequick 0 0 - - - - - -
Peverell Corner 0 0 - - - - - -
Plymco, Peverell corner 0 0 - - - - - -
Peverell Park Road 0 0 - - - - - -
Plymouth Road 0 0 - - - - - -
Segrave Road 0 0 - - - - - -
Londis, Plymouth, Segrave rd 138,039 0 - 138,039 - - 138,039 92
Station Road 0 0 - - - - - -
Stoke Village 0 0 - - - - - -
Plymco, Stoke village 239,925 0 - 239,925 - - 239,925 -
Union Steet 0 0 - - - - - -
Aldi, Plymouth, Union street 4,719,393 0 - 4,719,393 - - 4,719,393 102
Victoria Road 0 0 - - - - - -
Co-op, Plymouth, Victoria road 1,911,395 0 - 1,911,395 - - 1,911,395 -
Londis, Plymouth, Victoria road 101,517 0 - 101,517 - - 101,517 -
West Hoe Road 0 0 - - - - - -
Wolsey Road 0 0 - - - - - -
Plymco, Wolseley road 2,011,299 0 - 2,011,299 - - 2,011,299 -
Sub-total
OUTSIDE THE CATCHMENT
CITY CENTRE
Iceland, Plymouth 3,817,716 0 - 3,817,716 - - 3,817,716 116
Kwik Save, Plymouth 1,910,964 0 - 1,910,964 - - 1,910,964 35
Marks & Spencer, Plymouth town centre 5,293,061 0 - 5,293,061 337,500 6.4 4,955,561 71
Sainsburys, Plymouth, Armada Centre 30,682,967 1,200,000 3.9 29,482,967 675,000 6.1 28,807,967 142
Tesco Metro, New george street 23,087,641 0 - 23,087,641 675,000 2.9 22,412,641 182
FREE-STANDING STORES
Morrisons, Plymouth, Outland road 35,755,250 14,400,000 40.3 21,355,250 5,400,000 55.4 15,955,250 84
Morrisons, Tavistock, Plymouth road 26,737,829 0 - 26,737,829 - - 26,737,829 -
Sainsburys, Plymouth, Marsh Mills 53,582,657 1,200,000 2.2 52,382,657 2,700,000 7.3 49,682,657 144
Tesco Express, Chaddlewood 900,525 0 - 900,525 - - 900,525 -
Tesco Express, Eggbuckland road 1,008,468 0 - 1,008,468 - - 1,008,468 -
Tesco, Roborough 38,252,623 0 - 38,252,623 4,050,000 10.6 34,202,623 106
Asda, Estover 30,367,577 0 - 30,367,577 3,375,000 11.1 26,992,577 74
Morrisons, Plymstock 29,220,705 0 - 29,220,705 1,350,000 4.6 27,870,705 62
Co-op, Plymouth, The Broadway 2,202,746 0 - 2,202,746 - - 2,202,746 -
STORES IN CENTRES
Iceland, Plympton, Ridgeway 1,607,683 0 - 1,607,683 - - 1,607,683 58
Iceland, Plymstock, Broadway 278,842 0 - 278,842 - - 278,842 25
Lidl, Honicknowle, Transit way 3,426,113 0 - 3,426,113 - - 3,426,113 74
Lidl, Plymstock broadway 2,766,307 0 - 2,766,307 - - 2,766,307 116
Londis, Plymouth, St Georges Terrace 200,623 0 - 200,623 - - 200,623 133
Plymco, Crownhill 289,373 0 - 289,373 - - 289,373 9
Plymco, Ernesettle 138,039 0 - 138,039 - - 138,039 14
Plymco, Plymstock broadway 764,520 0 - 764,520 - - 764,520 232
Plymco, St Budeaux 401,245 0 - 401,245 - - 401,245 8
Plymco, Whitleigh green 367,417 0 - 367,417 - - 367,417 11
Somerfield, Mutley Plain 5,490,222 0 - 5,490,222 - - 5,490,222 88
Somerfield, Plymstock, Broadway 9,799,705 0 - 9,799,705 - - 9,799,705 140
Somerfield, Southway 2,732,714 0 - 2,732,714 135,000 - 2,597,714 96
Tesco, Honicknowle, Transit way 43,835,255 5,400,000 12.3 38,435,255 3,375,000 20.0 35,060,255 105
BEYOND THE STUDY AREA
Asda, Bodmin, Launceston rd 23,920,107 0 0.0 23,920,107 - - 23,920,107 124
Asda, St Austell, Cromwell rd 6,693,517 0 0.0 6,693,517 - - 6,693,517 -
Asda, Taunton, Creechbarrow rd 999,657 0 0.0 999,657 - - 999,657 -
Co-op, South Brent, Church street 1,748,276 0 0.0 1,748,276 - - 1,748,276 -
Marks & Spencer, Torquay, The willows 77,704 0 0.0 77,704 - - 77,704 -
Morrisons, Liskeard, Horningtops 30,722,622 0 0.0 30,722,622 - - 30,722,622 -
Morrisons, Paignton, Totnes rd 1,098,284 0 0.0 1,098,284 - - 1,098,284 -
Sainsburys, Exeter, Guildhall sc 1,229,008 0 0.0 1,229,008 - - 1,229,008 -
Sainsburys, Torquay, Nicholson road 1,625,655 0 0.0 1,625,655 - - 1,625,655 -
Tesco Extra, Lee mill 61,914,077 600,000 1.0 61,314,077 34,840,238 57.2 26,473,839 73
Tesco, Launceston, Tavistock rd 45,609,731 0 0.0 45,609,731 - - 45,609,731 -
Waitrose, Okehampton 6,889,778 0 0.0 6,889,778 - - 6,889,778 -
Waitrose, Saltash 17,029,652 0 0.0 17,029,652 - - 17,029,652 -
Other 198,767,135 0 0.0 198,767,135 198,767,135 100.0 - -
Sub-total
TOTAL 22,800,000 255,679,874You can also read
