APPENDIX B: Town centre health checks - Planning … THE MOST FROM YOUR GOAD CATEGORY REPORT Each shopping centre has its own unique mix of multiple outlets, independent shops, convenience

GL Hearn

J:\Planning\Job Files\J029186 - Town Centres Northern Ireland\Reports\Northern Ireland town centres and retail report FINAL.docx

Appendices

APPENDIX B: Town centre health checks

Town Centre Vitality and Viability Indicator

ANTRIM

Town Centre Diversity

For a town centre of its size, the health check revealed a reasonable level of diversity in terms of the retailers that are represented in the centre, particularly from national multiples, albeit there are a significant number of vacant retail premises in the town centre.

Comparison Retail: A range of national multiple retailers are present in Antrim town centre with New Look, Dunnes Stores, Dorothy Perkins, Poundland, Boots, O2, Co-op Travelcare and Holland and Barratt all represented. The majority of the multiple retailers are located in the Castle Mall shopping centre, which provides purpose built modern retail units in a covered environment. Comparison goods outlets make up around 30% of the town centre and 36% of the town’s overall floorspace.

Convenience Retail: While the town centre has a reasonable selection of multiple retailers the majority are comparison goods retailers and the convenience goods sector is less well represented with Iceland being the only multiple in the town centre. Overall, the town centre is home to a good range of independent convenience goods retailers and the town centre has a bakery, three butchers and a greengrocers. In composition terms convenience shopping comprises around 10% of all town centre units and 11% of the overall floorspace within Antrim town centre.

Service Uses: In addition to comparison and convenience goods retailers, the town centre is also home to a good range of retail service units that support the retail function of the town centre. A a number of high street banks are represented in the town centre (Danske Bank, Santander, First Trust Bank and Ulster Bank) and the centre is also home to a number of hairdressers, hot food takeaways and public houses.

Floorspace in edge-of-centre and out-of-centre locations

On the edge of Antrim town centre at Castle Way is a Tesco Extra supermarket which extends to 5976 sqm and has a large surface level car park. Shoppers travelling to Antrim town centre from the east along Castle Way must pass the entrance to this store before they reach the town centre car parks at Castle Way and Castle Walk. Castle Way separates the Tesco store from the northern edge of the town centre and during our site visit there was little evidence of there being linked trips between the Tesco Extra store and the town centre.

Also located outwith Antrim town centre is the Junction One retail park which is an extensive retail outlet centre. The centre is also home to a large Asda superstore and is highly accessible, lying adjacent to Junction 1 of the M22 motorway. The scale of the retail offer at this location is such that

1


ANTRIM

it will have a significant influence on Antrim town centre and is very much the focus for retail activity in the Antrim area.

Potential capacity for growth or change

From our study visit, it is apparent that there is significant physical scope for Antrim town centre to grow and change and the Castle Walk and Castle Way car park sites offer redevelopment opportunities while the Ulster Bar Corner site also has the potential to accommodate new retail floorspace. In particular, the Castle Walk car park represents an opportunity to reconfigure the Castle Mall shopping centre, to open it up onto Castle Walk and create large format retail floorspace which the town centre currently lacks and prevents it from competing with other more popular destinations, such as Junction One Shopping Centre.

Retailer representation and intentions to change

A range of national multiple retailers are present in Antrim town centre with New Look, Dunnes Stores, Dorothy Perkins, Poundland, Boots, O2, Co-op Travelcare and Holland and Barratt all represented. In terms of independent retailers, the town centre has a reasonable representation of traders and these are largely found along High Street, Market Square, Railway Street and Church Street, often occupying smaller premises, often in the ground floor of premises with office, residential space on the upper floors. During our study visit we did not observe any evidence of forthcoming investment in the town centre although it was evident that there have been recent high profile closures, including the loss of Peacocks, JJB Sports and Bonmarche.

Shopping rents and commercial yields

The Northern Ireland retail market is currently and generally in poor shape and there are a limited number of transactions being reported. In such circumstances analysing rental levels with any degree of accuracy or reliability is difficult, particularly as many deals that are being done are at distressed levels of rent, often in circumstances where landlords are content to shed vacant rate liability.

Notwithstanding these difficulties, Crothers have provided a market review which provides a broad guide to the prevailing level of rents and where available investment yields.

In Antrim, recent deals suggest prevailing retail rents are at around £25 to £30 psf ITZA.

There are no details available of any recent investment transactions in Antrim, it is not therefore possible to comment on prevailing yield.

Vacancy rates Overall, our survey revealed a total of 26 vacant units in Antrim town centre, accounting for 18% of all town centre units. Historical data from Experian Goad shows that the vacancy rate in Antrim has increased from 13% in 2009, 14% in 2005 and 2007 and 10% in 2003.

The town centre has clearly suffered recently with the closure of JJB Sports, Peacocks and Bonmarche leaving some of the larger units in the town centre vacant. There is a particular issue with vacant units in the Castle Mall shopping centre, with 17 out of 37 units currently vacant.

Pedestrian flows

Antrim town centre is relatively compact and at the time of our survey (Thursday AM) pedestrian flows were relatively level throughout the centre. There were concentrations of activity were around High Street and Railway Street with shoppers travelling between the High Street and the Castle Walk car park.

Accessibility For those travelling to Antrim town centre by public transport, accessibility is poor, with the bus and railway stations located approximately 600m from the town centre. The road network surrounding the town centre also acts as a barrier to those travelling on foot and by cycle and there are poor pedestrian connections to outlying residential areas.

2


ANTRIM

For those travelling to the town centre by car, the town centre is supported by extensive areas of surface level car parking which allow shoppers to access the town centre with relative ease. However, the car parks are poorly located in terms of their relationship with existing retail floorspace, with the Castle Walk car park located to the rear of the Castle Mall and the Castle Way car park somewhat detached from the core shopping area.

Safety and crime

The poor pedestrian and cycle linkages are such that there are safety issues for those travelling to the town centre on foot and by cycle. Furthermore, the pedestrian subway under Castle Way has the impression of being unsafe and does not encourage use by pedestrians.

Environmental quality

Overall, the environmental quality of the town centre is considered to be poor. One of the main entrances to the town centre is via Castle Way / Castle Walk where the principal town centre car park is located. On arriving at Castle Walk, one is presented with the rear of the Castle Mall shopping centre and as such shoppers are not presented with any active retail frontage and instead have the unattractive view of a shopping centre service yard.

Although the environment around Castle Walk is poor, the urban realm does improve somewhat along Railway Street where the public library makes a positive contribution to the streetscape and where environmental improvement works have had an impact. During our site visit, we observed further environmental improvement works underway at the Ulster Bar Corner (corner of Railway Street and Church Street) which when completed will remove a somewhat unsightly gap site and bring further environmental benefits.

Along the High Street, Church Street and Market Square, the quality of the public realm is poor and a number of the shop fronts in these areas would benefit from investment. It was noted that further improvement works were underway at the western end of Market Square and it was evident that high quality finishing materials were being used and when completed, the entrance to the Castle Mall will be much improved, although the shopping centre will still not integrate particularly well with the wider town centre.

Overall, although the town centre is reasonably compact, the environmental quality is poor and the town centre, lacks any real sense of place and does not create a welcoming impression. There is a lack of public space and the environment certainly does not encourage shoppers to dwell in the town centre.

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ANTRIM

4

Survey Date:

Antrim (NI)

Goad Category Report

10/07/2009

(C) Experian 2007 Navteq 2006 Page 1 05/04/2013(C) Experian 2007 Navteq 2006 Page 1 05/04/20135

GETTING THE MOST FROM YOUR GOAD CATEGORY REPORT

Each shopping centre has its own unique mix of multiple outlets, independent shops, convenience and comparison stores, food outlets and vacant premises.

Understanding the retail composition of a centre and its effect on local consumers is crucial to the success of any business. By studying the information in the report, you will be able to examine site quality, evaluate threats opportunities, and assess the vitality and viability of the centre. However, you will only achieve this if you are aware of the various implications of the data that you see. This guide is designed to help you interpret the information you see on the Goad Category Report.

1. The Local Area When evaluating the quality of a site, it is often beneficial to compare it with other local shopping centres. Category Reports are available for the majority of retail centre that we map.

2. The Indexing System A simple indexing system appears throughout the report. This illustrates the difference between a percentage figure for the centre and the UK average. An index of 100 represents an exact match, anything less than 100 i di b l f h d fi

comparison between centres, as all outlets are measured in a consistent manner.

4. Vacant Outlets Comparing the number of vacant outlets with the GB average provides a useful insight into the current economic status of a centre. For example, a high index generally represents under-development or decay, while a low index shows a strong retail presence.

5. Multiple Outlets/Major Retailers A multiple retailer is defined as being part of a network of nine or more outlets. The presence of multiple outlets can greatly enhance the appeal of a centre to local consumers. The strong branding and comprehensive product mix of retailers such as Marks & Spencer, Boots and HMV are often sufficient in itself to attract consumers to a centre. 30 national multiples have been identified as Major Retailers, (i.e. those retailers most likely to improve the consumer appeal of a centre).

The presence of multiple outlets and major retailers can have a significant impact on neighbouring outlets. While other retailers will undoubtedly benefit from increased pedestrian traffic, (and therefore increased sales opportunities), multiples provide fierce competition for rivals in their retail categories

Retail Planner Retail Planner is a service for retail planners, property consultants and retailers, providing comprehensive, up-to-date information for retail planning related decisions. Specifically we provide data for three different types of expenditure: Comparison, Convenience and Leisure. Each category is broken down into the European standard COICOP (Classification of Individual Consumption by Purpose) classification. Data is available at output area and postal sector levels. We can also provide data for predefined areas such as Local Authority District Boundaries.

Goad Paper Plans These provide a bird's eye view of over 1,250 UK retail centres. The name, retail category, floor space and exact location of all outlets and vacant premises is recorded and mapped. Key location factors such as pedestrian zones, road crossings, bus stops and car parks are also featured. There are also over 800 retail park plans available

Goad Digital Plans Digital plans are available online through our Goad Network system. This enables the user to View, Interrogate Edit & Print plans to their own requirements. For a demonstration logon to http://www.goadnetwork.co.uk/demologin.asp

T il d Pl d E t t

(C) Experian 2007 Navteq 2006 Page 2 05/04/2013

the difference between a percentage figure for the centre and the UK average. An index of 100 represents an exact match, anything less than 100 indicates a below average count for the centre, and a figure over 100 represents an above average count.

For example, if restaurants accounted for 10% of a centre's outlets and the UK average was also 10%, the index would be 100. If however, the UK average was 8%, the index would be 125.

The index is an effective gap analysis tool and can be used to identify areas that are under and over represented within a centre. A retail category that is heavily under represented could indicate poor local demand. On the other hand, it could show that there is an untapped market waiting to be serviced. Either way, it provides a strong indication that the site will need to be examined further.

3. Floor Space The floor space figures shown on the report are derived from the relevant Goad Plan, but only show the footprint floorspace, and the site area without the building lines. They should not therefore be read as a definitive report of floor space, but do provide a useful means of

will undoubtedly benefit from increased pedestrian traffic, (and therefore increased sales opportunities), multiples provide fierce competition for rivals in their retail categories.

Also available from Experian:

The Goad Centre Report This defines the retail extent and composition of a centre; showing the number of premises in over 27 retail categories and detailing the space allocation across each of them. A comparison of these figures with the national average illustrates under or over representation by category, allowing you to assess the degree of competition or opportunity within the centre.

The Goad Distribution Report Goad Distribution Reports provides a top-level analysis of the total retail mix and composition of a centre. It shows the number of premises in 16 categories and details the space allocation across each of them.

http://www.goadnetwork.co.uk/demologin.asp

Tailored Plans and Extracts We are able to provide tailored plans and extracts which highlight the information most relevant to your enquiry.

The Retail Address Database An extensive database covering the addresses of 360,000 retail outlets across the UK, this is a highly effective tool for site evaluation and competitor analysis.

For further details on these products or if you have any queries regarding your Goad Category Report, please contact Experian on: Tel: 0845 601 6011 Fax: 0115 968 5003 E-mail: [email protected]


Nearest Centres and Major Retailers

Antrim - Junction One (NI) 1.92Ballymena (NI) 17.24Glengormley (NI) 17.30Newtownabbey - Abbey Centre (NI) 20.36Belfast - Park Centre (NI) 21.60

Major Retailers Present

Department Stores ClothingBhS 0 Burton 1Debenhams 0 Dorothy Perkins 1House of Fraser 0 H & M 0John Lewis 0 New Look 1Marks & Spencer 0 Next 0

Primark 0Mixed Goods Retailers River Island 0Argos 0 Topman 0Boots the Chemist 1 Topshop 0T K Maxx 0W H Smith 0 Other RetailersWilkinson 0 Carphone Warehouse 0

Clarks 0Supermarkets Clintons 0Sainsburys 0 H M V 0

Nearest Location Distance KM

Antrim (NI)


Tesco 2 O2 0Waitrose 0 Superdrug 1

Phones 4 U 0Vodafone 0Waterstones 0

Multiple Counts & Floorspace by Sector

Counts Outlets Area % Base % IndexComparison 18 48.65 43.28 112Convenience 5 13.51 10.99 123Retail Service 5 13.51 9.94 136Leisure Services 1 2.70 19.56 14Financial & Business Services 8 21.62 16.24 133

Total Multiple Outlets 37

Floorspace Sq Ft Outlets Area % Base % IndexComparison 82,500 63.12 47.99 132Convenience 21,800 16.68 22.41 74Retail Service 5,800 4.44 5.01 89Leisure Services 1,100 0.84 15.56 5Financial & Business Services 19,500 14.92 9.03 165

Total Multiple Floorspace 130,700

112

123

136

14

133

0 50 100 150 200 250

132

74

89

5

165

0 50 100 150 200 250


Centre: Survey Date: 10/07/2009

Base: All UK CentresSector ClassificationComparison Outlets Area % Base % Index

Antique Shops 0 0.00 0.41 0Art & Art Dealers 1 0.68 0.64 107Booksellers 1 0.68 0.52 131Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.14 0Charity Shops 5 3.42 2.45 140Chemist & Drugstores 2 1.37 1.13 121Childrens & Infants Wear 1 0.68 0.44 154Clothing General 1 0.68 2.12 32Crafts, Gifts, China & Glass 3 2.05 1.53 134Cycles & Accessories 0 0.00 0.24 0Department & Variety Stores 1 0.68 0.36 188DIY & Home Improvement 1 0.68 0.70 98Electrical & Other Durable Goods 1 0.68 1.43 48Florists 1 0.68 0.74 92Footwear 1 0.68 1.17 58Furniture Fitted 0 0.00 0.39 0Furniture General 1 0.68 0.92 74Gardens & Equipment 0 0.00 0.05 0Greeting Cards 1 0.68 0.78 88Hardware & Household Goods 5 3.42 1.47 232Jewellery, Watches & Silver 2 1.37 1.74 79Ladies & Mens Wear & Acc. 1 0.68 1.20 57Ladies Wear & Accessories 4 2.74 2.83 97Leather & Travel Goods 1 0.68 0.17 397Mens Wear & Accessories 3 2.05 0.87 235

Outlet Counts Antrim (NI)

0

107

131

0

0

140

121

154

32

134

0

188

98

48

92

58

0

74

0

88

232

79

57

97

235

0 50 100 150 200 250


Mens Wear & Accessories 3 2.05 0.87 235Music & Musical Instruments 0 0.00 0.13 0Music & Video Recordings 0 0.00 0.24 0Newsagents & Stationers 0 0.00 1.35 0Office Supplies 0 0.00 0.03 0Other Comparison Goods 1 0.68 0.78 88Photographic & Optical 0 0.00 0.16 0Secondhand Goods, Books, etc. 1 0.68 0.28 246Sports, Camping & Leisure Goods 2 1.37 0.79 173Telephones & Accessories 0 0.00 1.23 0Textiles & Soft Furnishings 1 0.68 0.68 100Toiletries, Cosmetics & Beauty Products 2 1.37 0.92 149Toys, Games & Hobbies 0 0.00 0.81 0Vehicle & Motorcycle Sales 0 0.00 0.28 0Vehicle Accessories 0 0.00 0.21 0Totals 44 30.14 32.92 92

235

0

0

0

0

88

0

246

173

0

100

149

0

0

0



Convenience Outlets Area % Base % IndexBakers & Confectioners 2 1.37 1.86 74Butchers 3 2.05 0.68 300CTN 1 0.68 0.23 304Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.12 0Frozen Foods 1 0.68 0.29 233Greengrocers 2 1.37 0.31 448Grocers & Delicatessens 0 0.00 0.94 0Health Foods 1 0.68 0.46 148Markets 0 0.00 0.11 0Off Licences 2 1.37 0.45 306Shoe Repairs Etc 1 0.68 0.44 157Supermarkets 1 0.68 0.88 78Total Convenience 14 9.59 8.04 119

Retail Service Outlets Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.08 0Dry Cleaners & Launderettes 2 1.37 0.82 167Filling Stations 1 0.68 0.22 315Health & Beauty 10 6.85 7.99 86Opticians 3 2.05 1.35 152Other Retail Services 1 0.68 0.51 135Photo Processing 1 0.68 0.15 459Photo Studio 0 0.00 0.18 0Post Offices 1 0.68 0.44 155Repairs, Alterations & Restoration 0 0.00 0.22 0Travel Agents 1 0.68 0.96 72

Antrim (NI)Outlet Counts

74

0

0

233

0

148

0

157

78

0 50 100 150 200 250

0

167

86

152

135

0

155

0

72

0 50 100 150 200 250


Travel Agents 1 0.68 0.96 72TV, Cable & Video Rental 0 0.00 0.02 0Vehicle Rental 0 0.00 0.06 0Vehicle Repairs & Services 1 0.68 0.50 136Video Tape Rental 1 0.68 0.17 412Totals 22 15.07 13.66 110

Other Retail Outlets Area % Base % IndexOther Retail Outlets 0 0.00 0.16 0

0

72

0

0

136

0

0 50 100 150 200 250

1



Leisure Services Outlets Area % Base % IndexBars & Wine Bars 1 0.68 1.44 48Bingo & Amusements 2 1.37 0.43 317Cafes 3 2.05 4.06 51Casinos & Betting Offices 2 1.37 1.39 99Cinemas, Theatres & Concert Halls 0 0.00 0.25 0Clubs 2 1.37 0.68 203Disco, Dance & Nightclubs 0 0.00 0.25 0Fast Food & Take Away 10 6.85 5.41 127Hotels & Guest Houses 0 0.00 0.63 0Public Houses 4 2.74 2.81 98Restaurants 2 1.37 4.37 31Sports & Leisure Facilities 0 0.00 0.27 0Totals 26 17.81 21.97 81

Financial & Business ServicesBuilding Societies 0 0.00 0.50 0Building Supplies & Services 0 0.00 0.52 0Business Goods & Services 0 0.00 0.03 0Employment & Careers 2 1.37 0.46 301Financial Services 3 2.05 1.39 148Legal Services 3 2.05 1.08 190Other Business Services 0 0.00 0.46 0Printing & Copying 0 0.00 0.34 0Property Services 7 4.79 3.43 140Retail Banks 6 4.11 2.75 149Totals 21 14.38 10.95 131

Antrim (NI)Outlet Counts

48

51

99

0

203

0

127

0

98

31

0

0 50 100 150 200 250

0

0

0

148

190

0

0

140

149

0 50 100 150 200 250

0 50 100 150 200 250


Vacant OutletsVacant Retail & Service Outlets 19 13.01 12.12 107

Total Number of Outlets 146

107

0 50 100 150 200 250



Sector ClassificationComparison Floorspace Area % Base % Index

Antique Shops 0 0.00 0.21 0Art & Art Dealers 500 0.16 0.36 44Booksellers 1,200 0.37 0.44 86Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 7,800 2.42 1.55 156Chemist & Drugstores 8,200 2.55 1.55 165Childrens & Infants Wear 2,200 0.68 0.35 195Clothing General 9,600 2.98 3.46 86Crafts, Gifts, China & Glass 2,600 0.81 0.77 105Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 10,800 3.36 4.48 75DIY & Home Improvement 300 0.09 1.17 8Electrical & Other Durable Goods 1,100 0.34 1.23 28Florists 1,000 0.31 0.27 115Footwear 1,600 0.50 0.96 52Furniture Fitted 0 0.00 0.36 0Furniture General 5,300 1.65 1.49 111Gardens & Equipment 0 0.00 0.07 0Greeting Cards 1,200 0.37 0.52 71Hardware & Household Goods 19,100 5.94 3.35 177Jewellery, Watches & Silver 1,800 0.56 0.74 76Ladies & Mens Wear & Acc. 4,600 1.43 1.62 88Ladies Wear & Accessories 16,800 5.22 2.58 202Leather & Travel Goods 400 0.12 0.09 132Mens Wear & Accessories 4,500 1.40 0.71 198

Floorspace Sq Ft Antrim (NI)

0

44

86

0

0

156

165

195

86

105

0

75

8

28

115

52

0

111

0

71

177

76

88

202

132

198

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 500 0.16 0.61 26Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 200 0.06 0.13 47Sports, Camping & Leisure Goods 7,900 2.46 1.06 232Telephones & Accessories 0 0.00 0.66 0Textiles & Soft Furnishings 400 0.12 0.50 25Toiletries, Cosmetics & Beauty Products 7,200 2.24 0.87 256Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 116,800 36.31 36.34 100

198

0

0

0

0

26

0

47

232

0

25

0

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 2,500 0.78 0.88 89Butchers 4,600 1.43 0.34 422CTN 1,000 0.31 0.12 262Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.05 0Frozen Foods 5,300 1.65 0.79 209Greengrocers 2,300 0.71 0.15 487Grocers & Delicatessens 0 0.00 0.50 0Health Foods 1,400 0.44 0.26 168Markets 0 0.00 0.87 0Off Licences 5,700 1.77 0.26 694Shoe Repairs Etc 600 0.19 0.12 157Supermarkets 11,900 3.70 8.83 42Total Convenience 35,300 10.97 14.42 76

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 1,200 0.37 0.35 107Filling Stations 300 0.09 0.12 81Health & Beauty 14,700 4.57 3.58 128Opticians 6,400 1.99 0.78 255Other Retail Services 1,900 0.59 0.35 171Photo Processing 400 0.12 0.06 224Photo Studio 0 0.00 0.08 0Post Offices 2,200 0.68 0.48 141

Floorspace Sq Ft Antrim (NI)

89

0

0

209

0

168

0

157

42

0 50 100 150 200 250

0

107

81

128

171

224

0

141

0 50 100 150 200 250


,Repairs, Alterations & Restoration 0 0.00 0.08 0Travel Agents 1,500 0.47 0.52 90TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 1,800 0.56 0.65 87Video Tape Rental 1,400 0.44 0.16 278Totals 31,800 9.88 7.28 136

Other Retail Floorspace Area % Base % IndexOther Retail Outlets 0 0.00 0.12 0

141

0

90

0

0

87

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 2,200 0.68 1.81 38Bingo & Amusements 12,100 3.76 0.91 414Cafes 4,600 1.43 2.10 68Casinos & Betting Offices 3,400 1.06 1.06 100Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 7,200 2.24 1.15 194Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 13,400 4.17 2.58 161Hotels & Guest Houses 0 0.00 1.90 0Public Houses 14,800 4.60 3.72 124Restaurants 5,500 1.71 3.79 45Sports & Leisure Facilities 0 0.00 1.56 0Totals 63,200 19.65 22.76 86

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 1,800 0.56 0.29 193Financial Services 3,900 1.21 0.78 155Legal Services 10,200 3.17 0.77 411Other Business Services 0 0.00 0.51 0Printing & Copying 0 0.00 0.20 0Property Services 11,000 3.42 1.78 192Retail Banks 13,800 4.29 3.13 137Totals 40,700 12.65 8.33 152

Antrim (NI)Floorspace Sq Ft

38

68

100

0

194

0

161

0

124

45

0

0 50 100 150 200 250

0

0

0

193

155

0

0

192

137

0 50 100 150 200 250

0 50 100 150 200 250


Vacant OutletsVacant Retail & Service Outlets 33,900 10.54 10.14 104

Total Floorspace 321,700

104

0 50 100 150 200 250

1


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11. FORCE MAJEURE Notwithstanding anything herein contained neither party shall be under any liability to the other in respect of any failure to perform or delay in performing any of the obligations hereunder which is due to any cause of whatsoever nature beyond its reasonable control and no such failure or delay shall be deemed for any purposes to be a breach of this Agreement. 12. ASSIGNMENT The rights granted to the Client hereunder are personal to it and the Client shall not assign or grant any rights in respect of or otherwise deal in the same. 13. WAIVER Failure by either party to enforce any of the provisions of this Agreement shall not operate as a waiver of any of its rights hereunder or operate so as to bar the exercise or enforcement thereof at any time or times. 14. VARIATIONS This Agreement constitutes the whole of the terms agreed between the parties hereto in respect of the subject matter hereof and supersedes all previous negotiations, understandings or representations and shall be capable of being varied only by an instrument in writing signed by a duly authorised representative of each of the parties hereto. 15. NOTICE Any notice to be given hereunder by either party to the other may be given by first class mail addressed to the party of the address herein specified or such other address as such party may from time to time nominate for the purpose hereof or by telex or telefax and shall be deemed to have been served. 15.1 if given by mail seventy-two hours after the same shall have been despatched and 15.2 if given by telex or telefax one hour after transmission (if transmitted during normal business hours) and twelve hours after transmission (if transmitted outside normal business hours). 16. SEVERANCE This Agreement is severable in that if any provision hereof is determined to be illegal or unenforceable by any Court or competent jurisdiction such provision shall be deemed to have been deleted without affecting the remaining provisions of this Agreement. 17 LAW


Agreement or to the extent that it is unlawful for any said representations and warranties to be excluded Experian makes no representations or warranties whether express or implied (by statute or otherwise) in connection with the Services or use thereof by the Client or otherwise in connection with this Agreement. 4.3 The parties hereto agree that the time for the performance of Experian’s obligations in connection with the Services shall not be of the essence in this Agreement. 5. LIMITATION OF LIABILITY Notwithstanding anything to the contrary contained in this Agreement: 5.1 Experian shall not be liable (whether in contract or in negligence (other than the liability in respect of death or personal injury arising out of the negligence of Experian its servants or agents) or other tort or otherwise) for any indirect or consequential loss of any kind whatsoever (including without limitation loss of profit or loss of business) suffered by the Client in connection with the Services. 5.2 Without prejudice to the provisions of sub-clause 4.1 above Experian’s maximum aggregate liability hereunder (other than liability in respect of death or personal injury arising out of the negligence of Experian its servants or agents) whether for breach of this Agreement or otherwise and whether or not arising from the negligence of Experian or any other person involved directly or indirectly in the provision of the Services shall not exceed an amount equal to the Charges (exclusive of VAT) payable to Experian hereunder. 6. COPYRIGHT Property and the copyright (and all other intellectual property rights) in the Media and the Information (other than any information which has passed to Experian by the Client in connection with the Services or which has been obtained from any third party by Experian which copyright and all other intellectual property rights as appropriate shall remain vested in such third party) shall at all times remain vested in Experian.

9. DATA PROTECTION ACT 1984 The Client undertakes that at all times they shall comply fully with the provisions of the Data Protection Act 1984 and any subsequent amendments thereto or re-enactments thereof. 10. TERMINATION 10.1 Experian shall be entitled to terminate this Agreement immediately by written notice to the Client if: 10.1.1 The Client is guilty of any material breach of the provisions of this Agreement and such breach if capable of remedy is not remedied within twenty one working days of written notice having been given to remedy such breach. 10.1.2 The Client has had a bankruptcy order made against it or has made an arrangement or composition with its creditors or (being a body corporate) has had convened a meeting of creditors (whether formal or informal) or has entered into liquidation (whether voluntary or compulsory) except a solvent voluntary liquidation for the purpose only of reconstruction or amalgamation or has a receiver manager administrator or administrative receiver appointed of its undertaking or any part thereof or a resolution has been passed or a petition presented to any Court for the winding-up of the Client or for the granting of an administration order in respect of the Client or any proceedings have been commenced relating to the insolvency of the Client. 10.2 The termination of this Agreement shall be without prejudice to the rights of Experian accrued prior to such termination.

unenforceable by any Court or competent jurisdiction such provision shall be deemed to have been deleted without affecting the remaining provisions of this Agreement. 17. LAW This Agreement shall be governed by and construed in accordance with English Law and the parties hereto agree that the English Courts shall have exclusive jurisdiction.



ARMAGH


Convenience: Armagh is anchored by a modern Sainsbury’s superstore, with the nearby Emersons supermarket, although the latter is poorly configured. There is also an edge of centre Eurospar with adjacent car park off Ogle Street. Other specialist retailers include three butchers, four bakeries, a greengrocer, two off-licences and several CTN/grocers. At the northern end of the town off Dawson Street, there is an indoor and outdoor market which provides an extensive fresh food offer. The proportion of convenience goods units in the town centre is 8.5% in terms of floorspace that proportion is around 35% primarily as a consequence of the large Sainsbury store. Comparison: there are a number of relatively large independent furniture, furnishings and hardware stores in prominent locations within the town including Ta Hawthorne and Decorbrite. Together with a number of small format national retailers, there are a wide range of small independent clothing and footwear retailers. In addition to several chemists, other comparison retailers include cards shops, computer equipment, jewellers, florists, sports shops, variety stores and a haberdashery. The proportion of comparison goods units in the town centre is 43% and the proportion of floorspace in comparison goods use is 31%. Service uses: there is representation from most of the major banks and building societies.


The town centre shopping frontages extends over a kilometre from Lower English Street, along Upper English Street and Thomas Street to Ogle Street. Ogle Street particularly is considered very much secondary frontage and effectively acts as edge-of-centre shopping floorspace. Similarly the end of Barrack Street is more akin to an edge-of-centre location.

Spires Retail Park represents the main out-of-centre floorspace and the only retail park serving Armagh. It is located off the A29 (Moy Road). Tenants include Argos, Halfords, Kidzone Toymaster, Marks & Spencer Simply Food, Peacocks and Poundstretcher.


There is a large vacant site on Ogle Street, which although somewhat removed from the focus of the town centre, could reactivate the southern secondary shopping frontages but driving footfall in that part of town.

Additionally, there is a small vacant site at the Junction of Upper English Street and College Street. Boards indicate that it has planning permission for retail-led development. There is no indication of when this might commence or whether any occupiers have been secured.

A further large vacant site, together with adjoining vacant retail unit is located at 28-34 Upper English Street. There is no evidence of development activity.


National multiples in the centre include the large Sainsbury’s supermarket. Comparison multiples include Boots, Superdry, Benetton, Gordons, Dorothy Perkins, Topshop, Bon Marche, Shoezone and Eurospar.

There was no evidence of work underway to suggest any new units were about to open.




15

In Armagh, there is very limited recent evidence of retail rental levels. The few deals there are suggest rentals are being achieved with inducements at around £10 psf on an overall floorarea basis. Given the limited number of transactions no rental tone can be reliably drawn for Armagh.

We are not aware of any recently completed shop investment transaction. A vacant shop on Thomas Street is being marketed with an asking price which if achieved would have a yield of 10%.

Vacancy rates There were at the time of our study visit 57 vacant units in the town. This is the equivalent of 16% of all town centre premises. Past vacancy rate data obtained from Experian indicates that current level is lower than it was in 2012 (19%) and broadly on par with the levels in 2008 (15%) and both 2003 and 2005 when vacancy rates in the town centre were 16%.

Our survey visit noted a significant concentration of vacant units around the junction of Lower and Upper English Streets.

A further cluster of vacant properties is located on Upper English Street (no. 39, 29, 25, 45 and 28-34).

Elsewhere, vacancies punctuate most shopping frontages, comprising mainly small, irregularly shaped or poor condition/derelict units.

Pedestrian flows

Footfall is highest in the pedestrianised area of Market Street, Upper English Street, McCrums Court and the upper section of Scotch Street.

Activity declines as Upper English Street heads towards Lower English Street. Footfall on Thomas Street and Ogle Street is very limited and appears to comprise local residents going to and from the town centre, rather than shoppers using services and facilities on those streets.

Accessibility Armagh is located at a strategic location on the major road network at the junction of the A28 (to Newry and Omagh), A29 (to Dungannon) and A3 (to Craigavon and Monaghan); however, the majority of traffic bypasses the town centre itself.

The Ulster bus station is located at the edge of the main shopping area on Lonsdale Street. This provides longer distance connections across Northern Ireland. In addition, there are a number of local bus service for the surrounding residential areas and some of the rural hinterland.

There is no railway station serving the town.

Safety and crime

There was no evidence of crime in the town centre.


The pedestrianised Market Street, although with relatively limited retail frontages, provides the focal point of the town centre, with high-quality granite paring and historic buildings, including the recently renovated theatre/cinema complex. This high quality public realm extends along Upper English Street to the junction of College/Abbey Street.

The Sainsbury’s development , behind the Market Square is accessed via two pedestrianised alleyways. Although not unattractive, there is limited activity and the streets are narrow, necessarily constrained by existing buildings.

Environmental quality declines at the periphery of the town centre, notably on Barrack Street and Lower English Street where traffic is heavier, as well as the secondary/tertiary areas of Thomas Street and Ogle Street. This is also evident in the number of decaying buildings/derelict units.

16

Survey Date:

Armagh (NI)


01/10/2012














T il d Pl d E t t
















Portadown (NI) 15.97Dungannon (NI) 18.93Craigavon - Rushmere Shopping (NI) 20.46#N/A 23.31Lurgan (NI) 24.37






Armagh (NI)









98

77

128

76

131

0 50 100 150 200 250

64

158

185

73

146

0 50 100 150 200 250





Outlet Counts Armagh (NI)

0

100

61

0

0

105

170

72

61

63

0

184

135

130

165

0

104

0

166

65

93

27

182

0

73

0 50 100 150 200 250



0

73

244

132

0

0

82

195

0

122

79

141

105

119

0

0





Armagh (NI)Outlet Counts

104

141

25

0

0

210

69

0

216

147

109

0 50 100 150 200 250

0

117

0

93

95

63

0

179

218

147

67

0 50 100 150 200 250




147

67

0

0

0

0

0

0 50 100 150 200 250

1





Armagh (NI)Outlet Counts

0

149

87

93

48

0

83

103

115

29

119

0 50 100 150 200 250

0

62

0

71

208

89

0

192

47

105

0 50 100 150 200 250

0 50 100 150 200 250




178

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 800 0.15 0.36 42Booksellers 700 0.13 0.44 30Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 10,200 1.90 1.55 122Chemist & Drugstores 10,500 1.95 1.55 126Childrens & Infants Wear 1,800 0.33 0.35 95Clothing General 11,600 2.16 3.46 62Crafts, Gifts, China & Glass 2,100 0.39 0.77 51Cycles & Accessories 1,200 0.22 0.18 122Department & Variety Stores 0 0.00 4.48 0DIY & Home Improvement 9,100 1.69 1.17 144Electrical & Other Durable Goods 5,700 1.06 1.23 87Florists 3,700 0.69 0.27 254Footwear 5,900 1.10 0.96 115Furniture Fitted 0 0.00 0.36 0Furniture General 16,600 3.09 1.49 208Gardens & Equipment 0 0.00 0.07 0Greeting Cards 5,500 1.02 0.52 195Hardware & Household Goods 11,200 2.08 3.35 62Jewellery, Watches & Silver 5,100 0.95 0.74 128Ladies & Mens Wear & Acc. 1,100 0.20 1.62 13Ladies Wear & Accessories 34,100 6.35 2.58 246Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 2,400 0.45 0.71 63

Floorspace Sq Ft Armagh (NI)

0

42

30

0

0

122

126

95

62

51

122

0

144

87

115

0

208

0

195

62

128

13

246

0

63

147

0 50 100 150 200 250


Music & Musical Instruments 700 0.13 0.09 147Music & Video Recordings 500 0.09 0.26 36Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 1,900 0.35 0.61 58Photographic & Optical 1,500 0.28 0.08 345Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 4,400 0.82 1.06 77Telephones & Accessories 2,900 0.54 0.66 82Textiles & Soft Furnishings 3,100 0.58 0.50 115Toiletries, Cosmetics & Beauty Products 5,100 0.95 0.87 109Toys, Games & Hobbies 2,000 0.37 0.66 57Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 161,400 30.03 36.34 83

63

147

36

0

0

58

0

77

82

115

109

57

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 9,900 1.84 0.88 210Butchers 6,500 1.21 0.34 357CTN 1,300 0.24 0.12 204Convenience Stores 900 0.17 1.27 13Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 2,200 0.41 0.15 279Grocers & Delicatessens 3,100 0.58 0.50 115Health Foods 0 0.00 0.26 0Markets 6,800 1.27 0.87 146Off Licences 4,200 0.78 0.26 306Shoe Repairs Etc 700 0.13 0.12 109Supermarkets 58,100 10.81 8.83 122Total Convenience 93,700 17.44 14.42 121


Floorspace Sq Ft Armagh (NI)

210

204

13

0

0

115

0

146

109

122

0 50 100 150 200 250

0

97

0

84

84

188

0

120

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,100 0.20 0.08 263Travel Agents 1,100 0.20 0.52 40TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 0 0.00 0.16 0Totals 38,000 7.07 7.28 97


40

0

0

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 1,900 0.35 0.91 39Cafes 15,700 2.92 2.10 139Casinos & Betting Offices 2,700 0.50 1.06 47Cinemas, Theatres & Concert Halls 29,100 5.41 1.65 329Clubs 2,700 0.50 1.15 44Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 15,100 2.81 2.58 109Hotels & Guest Houses 6,300 1.17 1.90 62Public Houses 15,100 2.81 3.72 76Restaurants 10,400 1.94 3.79 51Sports & Leisure Facilities 16,200 3.01 1.56 194Totals 115,200 21.44 22.76 94

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 800 0.15 0.47 32Business Goods & Services 0 0.00 0.02 0Employment & Careers 1,100 0.20 0.29 71Financial Services 11,600 2.16 0.78 276Legal Services 3,300 0.61 0.77 80Other Business Services 0 0.00 0.51 0Printing & Copying 1,600 0.30 0.20 152Property Services 5,500 1.02 1.78 57Retail Banks 17,700 3.29 3.13 105Totals 41,600 7.74 8.33 93

Armagh (NI)Floorspace Sq Ft

0

39

139

47

44

0

109

62

76

51

194

0 50 100 150 200 250

0

32

0

71

80

0

152

57

105

0 50 100 150 200 250

0 50 100 150 200 250




160

0 50 100 150 200 250

1











BALLYCASTLE


Ballycastle is a relatively small town centre, focused around Castle Street and Ann Street with the majority of retail premises located in the ground floor of traditional properties.

Convenience Retail: The Co-op foodstore at The Diamond is one of the few multiple retailers in the town with the only other being William Hill who operate a betting office on Ann Street. The Co-op store at The Diamond is the largest retail outlet in the town centre and benefits from having its own customer car park which also acts as a town centre car park. Although the Co-op suffers from having poor visibility it does act as an anchor for the town centre.

Despite the lack of multiple retailers, the town centre does support a wide range of independent traders and the town centre is home to three butchers, a fruit shop, a general convenience store and a bakery. Taken together with the Co-op store, the town centre has a reasonable convenience goods offer with 10% of the units occupied by convenience goods operators and to a certain extent the lack of a medium/large foodstore in the town has resulted in the town being able to support such a breadth of independent convenience goods stores.

Comparison Retail: Aside from its convenience offer, the town centre is also home to a number of comparison goods stores, with around 20% of all units occupied by non food retailers. The town’s non food offer includes two hardware stores, a flower shop, a furniture retailer, a variety store, two jewellers, and clothing and homeware retailers. Ballycastle is a popular tourist destination and this is reflected in the town centre’s retail offer, with many of the non food stores catering for the tourism sector.

Service Uses: There is a good range of retail services units that support the retail function of the town centre, with two high street banks represented (Danske Bank and Ulster Bank). In addition the town centre is home to a number of hairdressers, hot food takeaways, cafes and public houses. In

27


BALLYCASTLE

total, approximately 47% of the units in the town centre are retail service units which illustrates the importance of this sector.


There is very little in the way of edge of centre or out of centre floorspace in Ballycastle. The Original Factory Shop are located on Market Street and there are a number of small retailers located at North Street on Ballycastle seafront which are largely orientated at the tourism market and do not appear to draw any significant trade away from the town centre.


From our study visit, it is apparent that there is limited physical scope for Ballycastle town centre to grow and change. The existing town centre is tightly focused around Ann Street and Castle Street, dominated by retail units located in the ground floor of traditional properties.


The town centre health check revealed relatively poor retail diversity and the town centre is very much dominated by independent retailers operating from units with limited floorspace. There is a significant under representation from multiple retailers, most likely because Ballycastle lacks any medium to large sized retail units that would meet with many of the multiple retailer requirements. During our survey we did not observe any evidence of forthcoming investment in Ballycastle town centre.



Notwithstanding these difficulties, Crothers have provided a market review which provides a broad

28


BALLYCASTLE

guide to the prevailing level of rents and where available investment yields.

In Ballycastle, there is very limited recent evidence of retail rental levels. The indications from local agents are that recent lettings to charity shops are on a rates only basis and rental levels on an overall basis are around £8.50 psf. However, given the limited number of transactions no rental tone can be reliably drawn for Ballycastle. We have details of one recent retail investment sale on recently refurbished unit on Castle Street which achieved a yield of 7.5%.

Vacancy rates It is estimated that approximately 21% of the units in Ballycastle are vacant. There is a particular issue with vacant units at the eastern end of Ann Street where there is a succession of vacant retail units that create an area of dead frontage. As Ballycastle is not a town centre surveyed by Experian Goad, we do not have any historic town centre composition data to enable any time series comment on vacany rates to be made.

Pedestrian flows

At the time of our visit, pedestrian flows were generally steady in the core area of the town centre, around Ann Street and The Diamond. Flows were very low along Castle Street, particularly at its eastern end.

Accessibility The town centre is highly accessible from the surrounding residential areas and the town centre is well placed to benefit from walk in trade. For those travelling by car there is limited car parking available along Ann Street/Castle Street and the Co-op store at The Diamond also has a dedicated customer car park which provides a convenient arrangement for those shoppers making larger food shopping trips. Further town centre car parking is available at Station Road, where the town’s bus station is also located. The bus station is well placed for the town centre and allows bus borne shoppers to access the town centre with relative ease.

Safety and crime

There was no evidence of there being any issues relating to safety or crime in Ballycastle town centre.


The environmental quality of the town centre was found to be fair and a good number of the traders have invested in their shop fronts which make a very positive contribution to the overall environmental quality of the town centre. The public realm in and around The Diamond was in good order although it would benefit from being more pedestrian friendly. The town centre is focused around the main road through Ballycastle and as such traffic does have an influence on the environmental quality of the town centre, with shoppers and pedestrians not having a sense of priority. The quality of the streetscape and public realm was not so good in the fringe areas of the town centre and Castle Street in particular would benefit from some investment.

29


BALLYMENA


Ballymena is a large town centre, performing a sub regional function and benefitting from having very good diversity. The town centre provides a diverse range of retail units, formats and sizes, meaning that it has good representation from national multiple retailers and from independent traders.

Convenience Retail: In terms of convenience goods, the town centre does not benefit from being anchored by a medium/large foodstore, with the large foodstore operators located outwith the town centre. In terms of multiples, Tesco operate an Express format store on Church Street and there is an Iceland store at High Street. Although the town centre is somewhat lacking in food retail multiples, it is home to a good range of independent food retailers, with a number of bakers, and butchers. In 2012 convenience outlets comprised 6% of the overall number of units in the town centre and 7% of overall floorsapce.

Comparison Retail: In terms of multiple retailers, the town centre has a very strong comparison goods sector, particularly in the clothing and fashion sector with Marks and Spencer, Debenhams, River Island, Next, New Look, H&M, Primark, TK Maxx and Benetton all represented. The majority of the multiple fashion retailers are located in the Fairhill shopping centre on Thomas Street which provides large purpose built modern retail units in a covered environment. The Fairhill shopping centre is the dominant retail location in the town centre although there is a second shopping centre (The Tower shopping centre) which is also home to a number of multiple retailers although there is a significant vacancy rate within this centre. In 2012 comparison outlets comprised 35% of the overall number of units in the town centre and 48% of overall floorsapce.

Outside of the two covered shopping centres, the town centre is largely dominated by independent retailers who largely trade from smaller and more traditional retail units, with the focus of activity along Ballymoney Street, Broughshane Street, Church Street and Wellington Street. There is very

30


BALLYMENA

good levels of diversity amongst the independent sector and there is a good range of independent comparison goods traders. In particular, the town centre has two independent department stores, McKillens on Church Street and Cameron’s on Broughshane Street and both of these retailers have other units elsewhere in the centre, in addition to their department stores.

Service Uses: Aside from the convenience and comparison goods offer, the town centre has a very significant retail services offer which supports the retail function of the town centre. A number of high street banks are represented in the town centre (Danske Bank, Santander, First Trust Bank and Ulster Bank) and in addition the town centre is home to a number of hairdressers, hot food takeaways, public houses.


There is a significant quantum of edge of centre and out of centre retail floorspace in Ballymena, particularly to the south east of the town centre along the A26 (Larne Link Road) where the Pentagon and Braidwater retail parks are located. There are out of centre Tesco and Sainsbury’s foodstores together with a B&Q and other non-food retail units.


The town centre currently provides a significant amount of retail floorspace and benefits from having a range of retail formats and floorspace to meet the needs of a variety of retailers. There is some physical capacity within the town centre to accommodate growth or change and development opportunity sites include the existing areas of car parking on Springwell Street and Alexander Street. There are also potential opportunities on the southern edge of the town centre with vacant sites and premises on Bridge Street. There are also opportunities towards the northern end of George Street, although these are very much on the margins of the town centre.


Ballymena town centre has good representation from national multiples with retailers including Marks and Spencer, Debenhams, River Island, Next, New Look, H&M, Primark, TK Maxx and Benetton. There appears to have been recent closures in the Tower Centre and multiples such as Game, HMV and Jessops have closed. However, there was evidence of recent investment and expansion in the town centre by JD Sports.




In Ballymena, there have been some recent open market lettings which indicate rentals levels of £18 to £24 psf ITZA on Church Street. There are few other deals on the towns other main shopping streets which mean it is not possible to give a reliable indication of the overall rental tone in the town.

A shop/A3 unit on Mill Street which sold at auction in December 2011 had an initial yield of 20%. A unit occupied at Wellington Court occupied by Poundstretcher is currently on the market, the asking price suggests a yield of 16%, however there is short tenure remaining.

Vacancy rates At the time of our survey, a total of 126 vacant units were observed in Ballymena town centre, accounting for approximately 24% of all premises and there were notable concentrations of vacant premises in The Tower Centre.

Historic data shows that vacancy rates in Ballymena have been steadily increasing from 2003 and 2006 when the rate was 15% and 17% respectively; in 2009 the rate was 18% and in 2012 this had

31


BALLYMENA

increased to 20%.

Elsewhere in the town centre there were notable vacancies in Mill Street although the majority of vacant units comprised small premises and a number of these would require significant investment in order to make them viable retail opportunities.

Pedestrian flows

At the time of our visit, the town centre appeared to benefit from having high levels of pedestrian flows with significant flows observed along Church Street, Wellington Street, Ballymoney Street and in the Fairhill Shopping Centre. The pedestrian flows were significantly lower in and around the Tower Centre, a function of the weaker retail offer in this part of the town centre.

Accessibility In terms of public transport, Ballymena town centre is currently served by a combined bus and railway station with an associated park and ride facility. The bus and railway station is located at Galgorm Road while the park and ride facility is accessed via Princes Street. Ballymena bus and rail station is located around 500m to the southwest of the town centre boundary and therefore is not particularly well located for the core shopping area of the town. However, there are a series of local bus routes in operation and these services provide access to the town centre from the outlying residential areas, connecting into the bus and rail station and with other bus stops in the town centre itself.

In terms of walking, there are a number of existing residential areas located on the periphery of the town centre, particularly to the east, south west and north west. Pedestrian links between the residential areas and the town centre vary in standard, convenience and environmental quality. Within the town centre itself there are no significant barriers to accessibility or pedestrian movement although as noted above, the volumes of traffic in the town centre do have an impact on pedestrian

32


BALLYMENA

movements at peak times.

The town centre is particularly accessible for those travelling by car and the town centre benefits from having two multi storey car parks providing parking for approximately 1400 vehicles. In addition to the multi storey car parks, here are surface level car parks on Church Street, Alexander Street, Springwell Street and Bridge Street which together provide parking for a further 950 vehicles.

Safety and crime

Generally, the town centre does not appear to suffer from any serious safety or crime related issues. Towards the southern edge of the town centre where there is a concentration of vacant retail units there was some evidence of vandalism to premises and in the evenings there may be a perception of it not being as safe as the core part of the town centre.


As one might expect for a town centre of its size, the environmental quality varies with the quality dropping towards the fringe areas. However, the environmental quality in the core areas of the town centre around Wellington Street, Church Street and Broughshane Street was in relatively good order albeit the town centre would benefit from investment in its public realm. Moreover, the town centre has a significant volume of vehicular traffic running through it and the junction of Ballymoney Street, Wellington Street and Broughshane Street was particularly congested at the time of our visit. Such volumes of traffic does detract from the environmental quality of the town centre and has an impact on the ability of pedestrians to move freely throughout the centre.

33

Survey Date:

Ballymena (NI)


15/10/2012














T il d Pl d E t t
















Antrim - Junction One (NI) 15.39Antrim (NI) 17.24Ballymoney (NI) 27.40Larne (NI) 29.21Glengormley (NI) 29.58






Ballymena (NI)









149

39

108

44

75

0 50 100 150 200 250

153

44

106

28

80

0 50 100 150 200 250





Outlet Counts Ballymena (NI)

0

61

111

35

140

127

86

87

92

101

0

213

0

95

105

133

0

168

0

125

66

112

113

206

0

178

0 50 100 150 200 250



0

178

0

80

14

0

100

0

0

122

143

85

127

96

0

94





Ballymena (NI)Outlet Counts

63

113

31

0

66

64

83

168

0

43

89

66

0 50 100 150 200 250

248

71

0

78

100

38

130

44

178

81

0 50 100 150 200 250


Travel Agents 4 0.78 0.96 81TV, Cable & Video Rental 2 0.39 0.02 1,734Vehicle Rental 0 0.00 0.06 0Vehicle Repairs & Services 4 0.78 0.50 155Video Tape Rental 1 0.19 0.17 117Totals 62 12.04 13.66 88


178

81

0

155

117

0

0 50 100 150 200 250

1





Ballymena (NI)Outlet Counts

0

180

67

42

0

115

0

90

31

90

27

0

0 50 100 150 200 250

77

75

0

85

223

198

42

58

45

92

0 50 100 150 200 250

0 50 100 150 200 250




187

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 800 0.07 0.36 19Booksellers 7,700 0.66 0.44 152Carpets & Flooring 1,200 0.10 0.55 19Catalogue Showrooms 5,300 0.46 0.53 87Charity Shops 25,300 2.18 1.55 140Chemist & Drugstores 32,200 2.78 1.55 180Childrens & Infants Wear 5,100 0.44 0.35 125Clothing General 63,800 5.51 3.46 159Crafts, Gifts, China & Glass 8,300 0.72 0.77 93Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 81,100 7.00 4.48 156DIY & Home Improvement 0 0.00 1.17 0Electrical & Other Durable Goods 35,200 3.04 1.23 248Florists 3,800 0.33 0.27 121Footwear 10,900 0.94 0.96 98Furniture Fitted 0 0.00 0.36 0Furniture General 45,100 3.89 1.49 262Gardens & Equipment 0 0.00 0.07 0Greeting Cards 7,100 0.61 0.52 117Hardware & Household Goods 28,800 2.49 3.35 74Jewellery, Watches & Silver 8,700 0.75 0.74 102Ladies & Mens Wear & Acc. 30,000 2.59 1.62 160Ladies Wear & Accessories 70,900 6.12 2.58 237Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 22,000 1.90 0.71 269

Floorspace Sq Ft Ballymena (NI)

0

19

152

19

87

140

180

125

159

93

0

156

0

248

121

98

0

0

117

74

102

160

237

0

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 2,600 0.22 0.26 86Newsagents & Stationers 4,700 0.41 0.97 42Office Supplies 0 0.00 0.07 0Other Comparison Goods 2,600 0.22 0.61 37Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 15,200 1.31 1.06 124Telephones & Accessories 9,700 0.84 0.66 128Textiles & Soft Furnishings 6,200 0.53 0.50 107Toiletries, Cosmetics & Beauty Products 12,600 1.09 0.87 124Toys, Games & Hobbies 4,700 0.41 0.66 62Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 8,900 0.77 0.24 318Totals 560,500 48.36 36.34 133

0

86

42

0

37

0

0

124

128

107

124

62

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 8,700 0.75 0.88 86Butchers 7,200 0.62 0.34 183CTN 2,000 0.17 0.12 145Convenience Stores 2,400 0.21 1.27 16Fishmongers 0 0.00 0.05 0Frozen Foods 7,100 0.61 0.79 78Greengrocers 700 0.06 0.15 41Grocers & Delicatessens 4,500 0.39 0.50 78Health Foods 2,900 0.25 0.26 97Markets 0 0.00 0.87 0Off Licences 700 0.06 0.26 24Shoe Repairs Etc 1,000 0.09 0.12 72Supermarkets 40,300 3.48 8.83 39Total Convenience 77,500 6.69 14.42 46

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 600 0.05 0.04 128Dry Cleaners & Launderettes 3,500 0.30 0.35 87Filling Stations 0 0.00 0.12 0Health & Beauty 28,900 2.49 3.58 70Opticians 10,300 0.89 0.78 114Other Retail Services 4,600 0.40 0.35 115Photo Processing 1,100 0.09 0.06 171Photo Studio 1,600 0.14 0.08 178Post Offices 7,700 0.66 0.48 137

Floorspace Sq Ft Ballymena (NI)

86

183

145

16

0

78

41

78

97

0

24

72

39

0 50 100 150 200 250

128

87

0

70

114

115

171

178

137

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,100 0.09 0.08 122Travel Agents 5,300 0.46 0.52 89TV, Cable & Video Rental 100 0.01 0.00 179Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 13,800 1.19 0.65 184Video Tape Rental 3,400 0.29 0.16 187Totals 82,000 7.08 7.28 97


137

122

89

179

0

184

187

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 4,400 0.38 0.91 42Cafes 17,700 1.53 2.10 73Casinos & Betting Offices 3,900 0.34 1.06 32Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 16,200 1.40 1.15 121Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 34,500 2.98 2.58 115Hotels & Guest Houses 800 0.07 1.90 4Public Houses 29,900 2.58 3.72 69Restaurants 12,800 1.10 3.79 29Sports & Leisure Facilities 0 0.00 1.56 0Totals 120,200 10.37 22.76 46

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 3,400 0.29 0.39 76Building Supplies & Services 2,300 0.20 0.47 42Business Goods & Services 0 0.00 0.02 0Employment & Careers 1,800 0.16 0.29 54Financial Services 20,100 1.73 0.78 222Legal Services 15,700 1.35 0.77 176Other Business Services 900 0.08 0.51 15Printing & Copying 700 0.06 0.20 31Property Services 10,300 0.89 1.78 50Retail Banks 28,900 2.49 3.13 80Totals 84,100 7.26 8.33 87

Ballymena (NI)Floorspace Sq Ft

0

42

73

32

0

121

0

115

4

69

29

0

0 50 100 150 200 250

76

42

0

54

222

176

15

31

50

80

0 50 100 150 200 250

0 50 100 150 200 250



Total Floorspace 1,158,900

200

0 50 100 150 200 250

1











BALLYMONEY


For a town centre that is relatively compact the health check revealed a reasonable level of diversity in Ballymoney town centre albeit the centre does not benefit from having many multiple retailers, with the only notable multiple being Dunnes Stores who trade from a unit on Church Street.

Convenience Retail: While the town centre has limited multiple retailers it has very good independent retail representation across all sectors, although it is particularly strong in terms of its independent convenience goods offer. Indeed, the town centre is home to five butcher shops (with three on Main Street), a bakers and a greengrocers. Furthermore, these independent food retail stores are complemented by a Spar convenience store on Linenhall Street. Convenience units made up 9% of outlets and 20% of floorspace within the town centre in 2013.

Comparison Retail: In terms of its non food offer, Dunnes Stores are the principal non food trader in the town centre. However there are a significant number of independent non food traders, including Tweeds ladies and menswear, W&J Walker Household Goods, Robert H Gault menswear, three jewellery stores and two shoe retailers. Comparison units made up 26% of outlets and 28% of floorspace within the town centre in 2013.

Service Uses: In addition to the town centre’s retail offer, there is a good range of retail services units that support the retail function of the town centre, with a number of high street banks represented (Danske Bank, Northern Bank, and Ulster Bank). In addition, the town centre is home to a number of hairdressers, hot food takeaways, public houses which also make a contribution to the overall vitality and viability.

Floorspace in edge-of-centre and out-of-centre

On the western edge of Ballymoney town centre at Castle Street is a Tesco supermarket which extends to 4,018 sqm and has a large surface level car park. The Tesco store is well connected to the town centre, linking directly into Main Street via Castlecroft which has the potential to encourage linked trips between the town centre and the Tesco store.

44


BALLYMONEY

locations

In addition, to the south of the town centre on the southern side of Meeting House Street, is Seymour Retail Park which comprises a Lidl supermarket, X-Tra Vision video rental and a charity store. This small retail park is relatively well connected to the town centre although its limited retail offer is such that it is unlikely to draw significant trade away from the town centre.


From our study visit, it is apparent that there is some scope for Ballymoney town centre to grow and change. In particular, there are a series of vacant sites and premises towards the northern end of the town centre, most notably at Cameron Place, Linenhall Street and towards the northern end of High Street.


Ballymoney town centre does not have particularly strong representation from national multiple retailers, with Dunnes Stores being the only notable multiple operators in the centre. However, the town centre does have very strong independent retailer representation across the convenience and comparison goods sectors. In terms of intentions to change we did not observe any signs of forthcoming investment in the town centre although we did note evidence of some local traders moving premises within the centre, including investment in larger premises.




In Ballymoney, there is very limited recent evidence of retail rental levels. The few deals there are suggest rentals are being achieved at around £15 to £20 psf ITZA. Given the limited number of transactions no rental tone can be reliably drawn for Ballymoney.

We are not aware of any recently completed shop investment transaction. A shop unit is being marketed at Linenhall Street/Victoria Street with an asking price which if achieved would have a yield of around 10%.

Vacancy rates Overall, our study visit noted there were 54 vacant retail units in Ballymoney town centre, accounting for approximately 28% of all premises in the town centre. Past vacancy rate information from Experian Goad shows that the vacancy rates in the town were much lower at 14% in 2008 and 15% in 2005.

Generally, the core retail area around Main Street and Church street has good levels of occupancy and is exhibiting signs of good health. However, there are issues with vacant retail units in the northern part of the town centre, particularly along the northern side of Linenhall Street and on Charles Street where there are significant number so of vacant retail premises which create extensive stretches of dead retail frontage.

Pedestrian flows

At the time of our study visit, strong levels of pedestrian flows were observed along Main Street and Church Street which are the core shopping streets in Ballymoney town centre. The pedestrian flows were significantly reduced outwith the core areas, particularly along Linenhall Street and Charles Street which as noted above are affected by a high vacancy rate.

Accessibility For those travelling to the town centre by car, the town centre is supported by a number of modest public car parks (Church Street, Castlecroft and Townhead Street) which allow car borne shoppers to access the town centre with relative ease. There is no dedicated bus station facility in Ballymoney

45


BALLYMONEY

although there are currently three main bus stops offering pick up and set down facilities at Townhead Street, Dervock Road and Charles Street. Despite the absence of a dedicated bus station, Ballymoney train station is located at Seymour Street towards the southern end of the town centre and is well placed , only a short distance from the core retail area of the town.

Safety and crime

During our site visit we did not observe any safety and crime issues that impact on the operation of the town centre.


The environmental quality of the town centre was generally goods, particularly along Church Street and Main Street where the public realm is of good quality and the traders have made investments in their shop fronts.

The environment along Church Street was particularly good where the narrow carriageway and good quality architecture, helps to create a sense of enclosure and the streetscape is softened by trees and soft landscaping. Similarly on Main Street, the public realm is of good quality and the widening of the pedestrian footpaths has assisted with reducing the influence of vehicular traffic in the town centre, making it easier for shoppers to cross Main Street. The environmental quality is less positive in the more peripheral parts of the town centre, particularly along Linenhall Street and Charles Street where significant numbers of vacant premises detract from the quality of the street scene.

46

Survey Date:

Ballymoney (NI)


29/01/2013














T il d Pl d E t t
















Coleraine - Riverside Regional Centre (NI) 11.45Coleraine (NI) 11.85Ballymena (NI) 27.40Limavady (NI) 27.76Antrim - Junction One (NI) 41.95






Ballymoney (NI)









87

114

84

85

154

0 50 100 150 200 250

46

211

48

55

218

0 50 100 150 200 250





Outlet Counts Ballymoney (NI)

0

80

0

0

0

105

91

0

0

67

0

141

74

0

139

132

0

112

0

133

175

89

86

128

0

118

0 50 100 150 200 250


Mens Wear & Accessories 2 1.03 0.87 118Music & Musical Instruments 0 0.00 0.13 0Music & Video Recordings 0 0.00 0.24 0Newsagents & Stationers 1 0.52 1.35 38Office Supplies 1 0.52 0.03 1,737Other Comparison Goods 1 0.52 0.78 66Photographic & Optical 0 0.00 0.16 0Secondhand Goods, Books, etc. 1 0.52 0.28 185Sports, Camping & Leisure Goods 1 0.52 0.79 65Telephones & Accessories 0 0.00 1.23 0Textiles & Soft Furnishings 2 1.03 0.68 151Toiletries, Cosmetics & Beauty Products 1 0.52 0.92 56Toys, Games & Hobbies 0 0.00 0.81 0Vehicle & Motorcycle Sales 3 1.55 0.28 549Vehicle Accessories 0 0.00 0.21 0Totals 51 26.29 32.92 80

0

118

0

0

38

66

0

185

65

0

151

56

0

0





Ballymoney (NI)Outlet Counts

55

228

81

0

0

169

0

112

0

230

0

117

0 50 100 150 200 250

0

63

0

71

76

102

0

0

0

0

54

0 50 100 150 200 250




0

54

0

0

0

0 50 100 150 200 250

1





Ballymoney (NI)Outlet Counts

0

239

89

74

0

0

67

82

129

59

0

0 50 100 150 200 250

0

100

0

0

0

0

120

94

0 50 100 150 200 250

0 50 100 150 200 250




174

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 1,800 0.40 0.36 113Booksellers 0 0.00 0.44 0Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 8,200 1.84 1.55 118Chemist & Drugstores 6,000 1.34 1.55 87Childrens & Infants Wear 0 0.00 0.35 0Clothing General 0 0.00 3.46 0Crafts, Gifts, China & Glass 1,500 0.34 0.77 43Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 8,500 1.90 4.48 43DIY & Home Improvement 700 0.16 1.17 13Electrical & Other Durable Goods 0 0.00 1.23 0Florists 1,900 0.43 0.27 157Footwear 7,400 1.66 0.96 173Furniture Fitted 0 0.00 0.36 0Furniture General 6,400 1.43 1.49 96Gardens & Equipment 0 0.00 0.07 0Greeting Cards 3,600 0.81 0.52 154Hardware & Household Goods 22,200 4.97 3.35 148Jewellery, Watches & Silver 3,300 0.74 0.74 100Ladies & Mens Wear & Acc. 10,100 2.26 1.62 140Ladies Wear & Accessories 12,900 2.89 2.58 112Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 3,700 0.83 0.71 118

Floorspace Sq Ft Ballymoney (NI)

0

113

0

0

0

118

87

0

0

43

0

43

13

0

157

173

0

96

0

154

148

100

140

112

0

118

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 2,900 0.65 0.97 67Office Supplies 3,400 0.76 0.07 1,039Other Comparison Goods 600 0.13 0.61 22Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 2,000 0.45 0.13 336Sports, Camping & Leisure Goods 1,700 0.38 1.06 36Telephones & Accessories 0 0.00 0.66 0Textiles & Soft Furnishings 1,400 0.31 0.50 62Toiletries, Cosmetics & Beauty Products 1,400 0.31 0.87 36Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 15,100 3.38 0.56 604Vehicle Accessories 0 0.00 0.24 0Totals 126,700 28.38 36.34 78

118

0

0

67

22

0

36

0

62

36

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,600 1.03 0.88 117Butchers 9,700 2.17 0.34 641CTN 1,200 0.27 0.12 226Convenience Stores 9,200 2.06 1.27 163Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 1,000 0.22 0.15 153Grocers & Delicatessens 0 0.00 0.50 0Health Foods 1,300 0.29 0.26 113Markets 0 0.00 0.87 0Off Licences 2,900 0.65 0.26 254Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 58,400 13.08 8.83 148Total Convenience 88,300 19.78 14.42 137

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 900 0.20 0.35 58Filling Stations 0 0.00 0.12 0Health & Beauty 10,100 2.26 3.58 63Opticians 2,000 0.45 0.78 57Other Retail Services 1,700 0.38 0.35 110Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Ballymoney (NI)

117

226

163

0

0

153

0

113

0

0

148

0 50 100 150 200 250

0

58

0

63

57

110

0

0

0

0 50 100 150 200 250


Repairs, Alterations & Restoration 0 0.00 0.08 0Travel Agents 2,600 0.58 0.52 113TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 9,200 2.06 0.05 3,791Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 2,600 0.58 0.16 372Totals 29,100 6.52 7.28 90


0

0

113

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 4,200 0.94 0.91 103Cafes 14,800 3.31 2.10 158Casinos & Betting Offices 2,700 0.60 1.06 57Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 18,100 4.05 1.15 352Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 8,500 1.90 2.58 74Hotels & Guest Houses 9,300 2.08 1.90 110Public Houses 12,900 2.89 3.72 78Restaurants 7,500 1.68 3.79 44Sports & Leisure Facilities 0 0.00 1.56 0Totals 78,000 17.47 22.76 77

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 1,500 0.34 0.47 71Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 14,800 3.31 0.78 424Legal Services 9,500 2.13 0.77 276Other Business Services 0 0.00 0.51 0Printing & Copying 0 0.00 0.20 0Property Services 6,400 1.43 1.78 80Retail Banks 20,000 4.48 3.13 143Totals 52,200 11.69 8.33 140

Ballymoney (NI)Floorspace Sq Ft

0

103

158

57

0

0

74

110

78

44

0

0 50 100 150 200 250

0

71

0

0

0

0

80

143

0 50 100 150 200 250

0 50 100 150 200 250




159

0 50 100 150 200 250

1











BANBRIDGE


Convenience: the Town Centre is anchored by a Supervalue supermarket on Newry Street. Independent convenience provision includes a delicatessen, two butchers, two greengrocers, three bakeries, a confectioners and an off licence. Convenience units comprised 14% of all town centre units in 2012.

Comparison: The major non-food stores in the centre comprise Poundland, Houstons Department Store, SD Kells (clothing), Donaghy’s Department store, along with a number of independent and multiple clothing stores. Other comparison occupiers include florists, jewelers, sports shops, three chemists, card shops, soft furnishings & furniture a Topshop, kitchen fittings, a tile merchant and a garden equipment shop. Comparison units comprised 57% of all town centre units in 2012.

Service uses: there are several cafes, a few restaurants and a selection of pubs. In addition, there are a number of fast food takeaways throughout the town. There is an extensive range of independent hair salons, barbers and beauticians, together with opticians and dentists. Financial services include pawnbrokers, mortgage and financial advisors, as well as branches of Bank of Ireland, Ulster Bank and a Santander. The Postal Sorting Office has a small public counter, located on Scarva Street. Other services include solicitors offices.


There is an edge-of-centre Lidl located at the western end of the town. There is a pedestrian footpath providing access to Newry Street.

There is a collection of small scale retail units and other service uses spreading along Castlewellan Road from the junction with Church Square, as well as some similar scale/nature uses stretching up

Dromore Street.

In addition, there is a Tesco supermarket and petrol filling station located on Castlewellan Road. This is less well connected to the town centre and has no visibility.

Although not a retail use, there is a cinema complex off Anderson Street but within easy walking distance of Bridge Street.

Some distance from the Town Centre is The Outlet retail park (pictured right) which comprises c. 20,000 spm gross floor space, primarily devoted to comparison retail but with high vacancy levels.

57


BANBRIDGE


Within the main street itself, opportunities are limited. Buildings are in good condition and there are limited vacancies which are scattered throughout the centre.

There is a large industrial site, which appears to be in active use, located to the west of Newry Street. It is however well linked to the main shopping area and would represent a good development opportunity, potentially for a large foodstore.


National multiple representation includes Supervalu, Poundland, Boots, Superdrug, O2, New Look, Dorothy Perkins, DRS, Hallmark and M & Co. Whilst this is quite high for a centre of this size, it is noted that a number are trading from quite small premises.




In Banbridge, the recent open market letting of the former Peacocks unit on Newry Street in April 2013 achieved a rent of £15 psf ITZA, it is understood that Peacocks were paying over £45 psf ITZA (agreed in 2006). A further open market letting (10 Newry Street) achieved a rent of £28 psf on an overall basis.

Given the limited number of transactions no rental tone can be reliably drawn for Banbridge.

Two investment transactions involving premises tenanted by Poundland and Boots both on Newry Street achieved net yields of between 8.5 and 9%. An investment comprising a multi tenanted retail parade (56-68 Newry Street and 31/33 Townsend Street) is being marketed with an asking price which translates to an initial yield of around 14.5%.

Vacancy rates There are 20 units vacant in the Centre at the time of our study visit, this is an overall vacancy rate of 8%. This rate has fallen from the 10% recorded by Experian in 2012 and is on a par with the rate which prevailed in 2008.

With the exception of 62 Newry Street, they are small and whilst there are a number on the main streets, most are located on the periphery.

Pedestrian flows

The main pedestrian movements are on Bridge Street & Newry Street, with the section of Newry Street between Devonshire Bridge and Poundland / Supervalu experiencing the highest footfall.

Construction work was underway to improve the pavements on Rathfriland Street; in spite of this, there was evidence of reasonably high pedestrian movements.

Footfall declined towards the junction of Bridge Street with Church Square. At the other end of the primary shopping area,

footfall remains relatively high with some evidence of shoppers linking trips to Lidl, in spite of the four road crossings.

58


BANBRIDGE

Accessibility The Ulster bus station is located at the southern end of Newry Street.

The town is located close to the A1. There is ample car parking available – both on street (subject to a time wait) and in car parks (pay and display, as well as some free).

Safety and crime

No evidence of any crime in the town centre. Although traffic levels are high, there does not appear to be any risk posed to shoppers.


There is a substantial hill on Bridge Street leading up to Devonshire Bridge, the resultant separation of through traffic is considered beneficial to the pedestrian and therefore the environment for shoppers.

The environmental quality is high and there is evidence of further investment in the centre.

59

Survey Date:

Banbridge (NI)


17/10/2012














T il d Pl d E t t
















Banbridge - The Outlet (NI) 2.00Lurgan (NI) 13.25Craigavon - Rushmere Shopping (NI) 13.63Portadown (NI) 13.89Newry (NI) 19.99






Banbridge (NI)









131

123

82

28

100

0 50 100 150 200 250

65

222

135

17

107

0 50 100 150 200 250





Outlet Counts Banbridge (NI)

0

72

88

84

0

132

205

208

22

91

0

199

65

62

0

119

100

239

63

107

77

180

0

159

0 50 100 150 200 250



0

159

0

0

34

0

59

0

0

58

76

136

50

114

0

224





Banbridge (NI)Outlet Counts

124

135

73

0

0

49

100

0

106

105

0 50 100 150 200 250

113

213

151

103

0

0

0

0

97

0 50 100 150 200 250




0

97

0

0

92

0

0 50 100 150 200 250

1





Banbridge (NI)Outlet Counts

64

107

57

33

0

0

69

148

132

74

0

0 50 100 150 200 250

0

0

0

0

171

0

0

54

101

0 50 100 150 200 250

0 50 100 150 200 250




92

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 700 0.16 0.36 45Booksellers 700 0.16 0.44 37Carpets & Flooring 1,500 0.34 0.55 62Catalogue Showrooms 0 0.00 0.53 0Charity Shops 9,000 2.06 1.55 133Chemist & Drugstores 8,200 1.88 1.55 121Childrens & Infants Wear 1,700 0.39 0.35 111Clothing General 1,900 0.44 3.46 13Crafts, Gifts, China & Glass 1,600 0.37 0.77 47Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 10,500 2.40 4.48 54DIY & Home Improvement 3,300 0.76 1.17 64Electrical & Other Durable Goods 8,100 1.85 1.23 151Florists 500 0.11 0.27 42Footwear 0 0.00 0.96 0Furniture Fitted 1,000 0.23 0.36 64Furniture General 7,300 1.67 1.49 113Gardens & Equipment 1,500 0.34 0.07 481Greeting Cards 5,200 1.19 0.52 227Hardware & Household Goods 18,100 4.14 3.35 124Jewellery, Watches & Silver 2,100 0.48 0.74 65Ladies & Mens Wear & Acc. 4,000 0.92 1.62 57Ladies Wear & Accessories 19,700 4.51 2.58 175Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 3,800 0.87 0.71 123

Floorspace Sq Ft Banbridge (NI)

0

45

37

62

0

133

121

111

13

47

0

54

64

151

42

0

64

113

227

124

65

57

175

0

123

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 1,600 0.37 0.97 38Office Supplies 0 0.00 0.07 0Other Comparison Goods 4,400 1.01 0.61 165Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 2,200 0.50 1.06 48Telephones & Accessories 1,700 0.39 0.66 59Textiles & Soft Furnishings 2,600 0.60 0.50 119Toiletries, Cosmetics & Beauty Products 3,500 0.80 0.87 92Toys, Games & Hobbies 2,700 0.62 0.66 94Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 2,900 0.66 0.24 275Totals 132,000 30.23 36.34 83

123

0

0

38

0

165

0

0

48

59

119

92

94

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,700 1.08 0.88 123Butchers 3,400 0.78 0.34 230CTN 1,600 0.37 0.12 308Convenience Stores 9,600 2.20 1.27 174Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 2,700 0.62 0.15 421Grocers & Delicatessens 1,600 0.37 0.50 73Health Foods 500 0.11 0.26 44Markets 0 0.00 0.87 0Off Licences 3,000 0.69 0.26 269Shoe Repairs Etc 400 0.09 0.12 77Supermarkets 76,200 17.45 8.83 198Total Convenience 103,700 23.75 14.42 165

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 800 0.18 0.04 452Dry Cleaners & Launderettes 3,100 0.71 0.35 205Filling Stations 1,400 0.32 0.12 277Health & Beauty 20,300 4.65 3.58 130Opticians 2,200 0.50 0.78 65Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 1,400 0.32 0.08 414Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Banbridge (NI)

123

230

174

0

0

73

44

0

77

198

0 50 100 150 200 250

205

130

65

0

0

0

0 50 100 150 200 250


Repairs, Alterations & Restoration 0 0.00 0.08 0Travel Agents 1,300 0.30 0.52 58TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 9,200 2.11 0.65 326Video Tape Rental 1,400 0.32 0.16 205Totals 41,100 9.41 7.28 129


0

0

58

0

0

205

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 6,700 1.53 1.81 85Bingo & Amusements 800 0.18 0.91 20Cafes 6,100 1.40 2.10 66Casinos & Betting Offices 1,200 0.27 1.06 26Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 21,000 4.81 1.15 417Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 6,500 1.49 2.58 58Hotels & Guest Houses 23,800 5.45 1.90 287Public Houses 18,300 4.19 3.72 113Restaurants 6,400 1.47 3.79 39Sports & Leisure Facilities 0 0.00 1.56 0Totals 90,800 20.79 22.76 91

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 7,800 1.79 0.78 229Legal Services 5,400 1.24 0.77 160Other Business Services 0 0.00 0.51 0Printing & Copying 0 0.00 0.20 0Property Services 4,900 1.12 1.78 63Retail Banks 16,500 3.78 3.13 121Totals 34,600 7.92 8.33 95

Banbridge (NI)Floorspace Sq Ft

85

20

66

26

0

0

58

113

39

0

0 50 100 150 200 250

0

0

0

0

229

160

0

0

63

121

0 50 100 150 200 250

0 50 100 150 200 250




78

0 50 100 150 200 250

1











BANGOR

Bangor in County Down is a large seaside town on the southern side of Belfast Lough, the town which is within North Down Borough Council’s administrative area is approximately 14 miles from Belfast City Centre.

The nearest competing town centres are Newtownards around 10 miles to the south, Belfast City Centre which is 14 miles west and Carrickfergus which lies 20 miles to the north.


Bangor exhibits good diversity with a range and choice of shopping and other town centre uses together with some tourist and harbour related industries.

Bangor’s town centre is focused upon Main Street, Bridge Street and High Street which together form an ‘L’ shaped thoroughfare.

The Flagship Centre, a modern enclosed shopping centre is located on Main Street and other shopping streets include Central Avenue, King Street, Queens Parade, Market Street, Dufferin Avenue and Bingham Street.

Bangor is one of the larger town centers that we have reviewed.

Convenience Retailing: The main food shopping store within Bangor town centre is an Asda superstore (5,200 sqm gross/2,650sqm sales) which has frontage to Main Street; this store is supported by a petrol filling station and has extensive surface level car parking to the rear of the store accessed via Castle Street/Market Street. This main food provision is bolstered by an Iceland store within the Flagship Centre and a number of other independent food and grocery retailers including butchers, bakers, greengrocers, delicatessen and a fishmonger these local independent food retailers are more concentrated away from Main Street on High Street and other secondary shopping streets. Taken together, these convenience goods shopping facilities provide a good range and choice of food shopping within the town centre.

In terms of composition, the convenience sector comprised 5% of the total number of town centre units in 2012, this proportion had fallen over the last decade from 7% in 2003.

Comparison Retailing: Bangor has a mixed range of comparison goods shops from quality department and clothing stores to discount household shops. National multiple representation is reasonable with retailers including TK Maxx, JD Sports, Dorothy Perkins, Dunnes, Menarys, DV8, Tempest, Dreams, Boots, Superdrug and Argos.

Local independent traders supplement and expand the range and choice that the multiple traders provide and there are also some niche and specialist retailers which add interest and attraction to

70


BANGOR

the town centre, these include Bookends a large specialist secondhand bookstore and McCulloughs nursery goods.

Comparison goods shopping provision however comprised only 21% of the total number of units within the town centre; this proportion has fallen steadily over the last decade from 30% in 2003.

Service Uses: The largest proportion of Bangor town centres units are in retail/quasi-retail service uses, in 2012 the proportion of service uses was 47% and this has risen from 43% in 2003. A significant element of this service provision is food and beverage with the town having a good range of cafes, restaurants and public houses. This is not surprising give Bangor’s tourist and day visitor attraction. Other service uses are typical of a main town centre and include financial services, professional offices, and hair and beauty salons.

Other Uses: Bangor has a wide range of other civic, employment and leisure uses. These include government offices, a main postal sorting office, a number of places of worship, tourist information (within The Old Customs House building), Library and marina area. A cinema complex and leisure centre is located outside the town centre to the south. At the time of our visits in spring 2013, an area of car parking fronting Queens Parade was being used for a pop-up arts centre (Art 24 Project).


Outside Bangor town centre there is a significant amount of retail development serving its catchment area. This includes the Bloomfield Shopping Centre located to the south of the town off the A2 (South Circular). The Bloomfields Shopping Centre is a fully enclosed shopping mall anchored by an M&S with a mix of predominately national multiple traders. Bloomfields also includes a Retail Park element, tenants include: Mothercare, Laura Ashley, DW Sports, Pets at Home, Harry Corry, Reid, Smyths Toys and a Tesco Extra.

Balloo Retail Park which is located close to Bloomfields Shopping Centre is anchored by a Sainsbury Superstore and Homebase DIY store.

Springhill Shopping Centre to the west of the town is anchored by a Tesco Extra and includes a range of other unit shops including Next, Sports Direct and Poundstretcher.


There is considered to be limited scope for expansion of the existing town centre, given the existing street pattern and surrounding predominately residential uses.

There are a significant number of vacant units within the Flagship Centre and therefore quality modern well configured space is readily available.

The car parking sites within the town centre appear heavily utilised so any redevelopment of these would we anticipate require their re provision.

There is a part cleared site on the seafront at Queens Parade with some adjoining vacant premises which are in very poor condition. It is understood that this is a redevelopment site but as yet little

71


BANGOR

progress has been made to bring this forward.

Given the amount of out of centre floorspace serving Bangor’s catchment and the existing vacancies within the town centre, we do not anticipate there is a pressing need for additional retail floorspace in the short to medium term.


Within the town centre there are no signs of any significant new retailers about to open, there were some general re-fits and also evidence of recent store closures.




In Bangor, there have been few recent open market lettings. The lettings there have been on Main Street in 2012/2013 indicate a headline rental of around £28 to £30 psf ITZA, when inducements are taken account of the net effective rentals range between £18 to £24 psf ITZA. On High Street, the limited number open market lettings (2012) suggest rents of around £7 to £12 psf on an overall basis.

Given the limited number of transactions and the nature of the market currently no rental tone can be reliably drawn for Bangor.

There is no retail investment transaction information for Bangor town centre. A multi tenanted investment at Main Street and Castle Street is understood to be under offer, the initial yield is understood to be 18%.

Vacancy rates The vacancy rate in Bangor town centre is high at 18% in 2012, this has risen in recent years and historical rates were around 13% to 15%.

The greatest concentration of vacant units is within the Flagship Centre, where based upon our visit in spring 2013 around two thirds of the units were vacant. A further concentration of vacant units is found at Queens Parade where a terrace of seven units is empty.

If the vacant premises in the Flagship Centre and at Queens Parade are factored out of the vacancy rate calculation, the rate falls from 18% to 13%.

Throughout the rest of the centre the level of vacancies is not particularly high and the voids do not detract from overall town centre experience.

Pedestrian flows

Bangor town centre is busy and has viable pedestrian flows throughout the town centre. Both Main Street and High Street are well shopped. The Flagship Centre was quieter but this is not surprising give the vacancy level.

Generally, pavements are wide and well maintained and there are no significant pedestrian/vehicular conflict issues for pedestrians within the town centre.

Accessibility Accessibility to and traffic circulation around Bangor town centre is good. There is clear directional and information signage for car bourne visitors.

Off street car parks are busy, most particularly the free off street parking at the Seafront.

On street time limited parking is also popular and well utilised.

Local bus services for shoppers are routed through the town centre on Main Street and High Street

72


BANGOR

and services did appear to be reasonably well used.

Safety and crime

Our visits to Bangor did not highlight any safety or crime issues although there was some evidence of graffiti and minor vandalism.

Overall the town centre was felt to be a safe shopping experience.


Bangor presents a good quality and pleasant shopping environment.

It is clear that there have been some recent public realm and soft landscaping works undertaken and overall the hard landscaping and streetscape was well maintained. The street furniture and material used throughout the town centre however is not consistent.

The town centre can be dominated by circulating traffic at busy times but the width of the pavements does ameliorate the impact of this to an extent.

73

Survey Date:

Bangor (NI)


01/10/2012














T il d Pl d E t t
















Bloomfield Centre (NI) 1.79Newtownards - Ards Shopping Centre (NI) 8.14Carrickfergus (NI) 10.81Connswater Shopping Centre (NI) 16.18Newtownabbey - Abbey Centre (NI) 16.22






Bangor (NI)









107

84

108

47

152

0 50 100 150 200 250

117

101

67

16

172

0 50 100 150 200 250





Outlet Counts Bangor (NI)

0

91

112

106

211

143

78

132

69

95

0

80

84

20

39

50

0

32

0

75

119

101

24

72

0

33

0 50 100 150 200 250



0

33

0

0

43

0

0

0

105

147

72

86

127

72

0

141





Bangor (NI)Outlet Counts

47

85

0

99

0

31

63

0

196

67

66

0 50 100 150 200 250

0

0

135

124

86

115

163

132

122

0 50 100 150 200 250




122

0

0

116

0

0

0 50 100 150 200 250

1





Bangor (NI)Outlet Counts

20

203

115

84

0

0

141

0

115

74

217

0 50 100 150 200 250

116

57

0

64

189

27

64

51

96

0 50 100 150 200 250

0 50 100 150 200 250




176

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 1,900 0.26 0.36 72Booksellers 3,300 0.45 0.44 103Carpets & Flooring 3,300 0.45 0.55 81Catalogue Showrooms 10,700 1.45 0.53 276Charity Shops 20,200 2.74 1.55 176Chemist & Drugstores 12,000 1.63 1.55 105Childrens & Infants Wear 3,600 0.49 0.35 139Clothing General 12,800 1.73 3.46 50Crafts, Gifts, China & Glass 3,500 0.47 0.77 61Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 31,000 4.20 4.48 94DIY & Home Improvement 2,800 0.38 1.17 32Electrical & Other Durable Goods 600 0.08 1.23 7Florists 500 0.07 0.27 25Footwear 3,600 0.49 0.96 51Furniture Fitted 0 0.00 0.36 0Furniture General 5,400 0.73 1.49 49Gardens & Equipment 0 0.00 0.07 0Greeting Cards 4,600 0.62 0.52 119Hardware & Household Goods 24,900 3.37 3.35 101Jewellery, Watches & Silver 4,600 0.62 0.74 84Ladies & Mens Wear & Acc. 4,300 0.58 1.62 36Ladies Wear & Accessories 28,700 3.89 2.58 151Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 3,700 0.50 0.71 71

Floorspace Sq Ft Bangor (NI)

0

72

103

81

176

105

139

50

61

0

94

32

7

25

51

0

49

0

119

101

84

36

151

0

71

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 12,400 1.68 0.97 174Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 800 0.11 0.13 81Sports, Camping & Leisure Goods 10,500 1.42 1.06 135Telephones & Accessories 2,500 0.34 0.66 52Textiles & Soft Furnishings 2,100 0.28 0.50 57Toiletries, Cosmetics & Beauty Products 10,800 1.46 0.87 167Toys, Games & Hobbies 1,700 0.23 0.66 35Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 1,500 0.20 0.24 84Totals 228,300 30.93 36.34 85

71

0

0

174

0

0

0

81

135

52

57

167

35

0

84



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,600 0.62 0.88 71Butchers 3,700 0.50 0.34 148CTN 2,500 0.34 0.12 285Convenience Stores 0 0.00 1.27 0Fishmongers 2,000 0.27 0.05 554Frozen Foods 6,100 0.83 0.79 105Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 1,000 0.14 0.50 27Health Foods 200 0.03 0.26 10Markets 0 0.00 0.87 0Off Licences 6,900 0.93 0.26 366Shoe Repairs Etc 300 0.04 0.12 34Supermarkets 53,400 7.24 8.83 82Total Convenience 80,700 10.93 14.42 76

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 0 0.00 0.35 0Filling Stations 1,000 0.14 0.12 117Health & Beauty 27,600 3.74 3.58 105Opticians 6,400 0.87 0.78 111Other Retail Services 10,800 1.46 0.35 423Photo Processing 1,000 0.14 0.06 244Photo Studio 800 0.11 0.08 140Post Offices 4,700 0.64 0.48 131

Floorspace Sq Ft Bangor (NI)

71

148

0

105

0

27

10

0

34

82

0 50 100 150 200 250

0

0

117

105

111

244

140

131

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,400 0.19 0.08 244Travel Agents 3,000 0.41 0.52 79TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 9,200 1.25 0.65 193Video Tape Rental 0 0.00 0.16 0Totals 65,900 8.93 7.28 123


131

244

79

0

0

193

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 7,700 1.04 1.81 58Bingo & Amusements 6,000 0.81 0.91 89Cafes 32,300 4.38 2.10 208Casinos & Betting Offices 4,600 0.62 1.06 59Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 36,200 4.91 1.15 426Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 26,500 3.59 2.58 139Hotels & Guest Houses 0 0.00 1.90 0Public Houses 25,800 3.50 3.72 94Restaurants 21,200 2.87 3.79 76Sports & Leisure Facilities 16,100 2.18 1.56 140Totals 176,400 23.90 22.76 105

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 5,400 0.73 0.39 189Building Supplies & Services 800 0.11 0.47 23Business Goods & Services 0 0.00 0.02 0Employment & Careers 4,000 0.54 0.29 187Financial Services 11,800 1.60 0.78 205Legal Services 700 0.09 0.77 12Other Business Services 1,000 0.14 0.51 26Printing & Copying 3,400 0.46 0.20 235Property Services 8,900 1.21 1.78 68Retail Banks 28,300 3.83 3.13 123Totals 64,300 8.71 8.33 105

Bangor (NI)Floorspace Sq Ft

58

89

208

59

0

0

139

0

94

76

140

0 50 100 150 200 250

189

23

0

187

205

12

26

235

68

123

0 50 100 150 200 250

0 50 100 150 200 250




163

0 50 100 150 200 250

1











BELFAST

Belfast is the administrative capital and largest city of Northern Ireland. Most of Belfast is in County Antrim, but parts of East and South Belfast are in County Down. The City Centre contains a wide range of public and private sector services, offices, education and university provision, leisure and an extensive range of comparison goods retailing.

The nearest major retail centres are Londonderry (70 miles west) and Dublin (100 miles south).


Belfast City Centre as the largest shopping location in Northern Ireland has an extensive and very diverse range of shopping provision.

The City Centre’s shopping area is spread across a large geographic area and comprises a mix of traditional ‘high street’ shopping areas and modern shopping centre developments. The main and distinct shopping areas are annotated on the plan below.

Victoria Square Shopping Centre

Donegall Place

Cathedral Quarter Area

Castle Court Shopping Centre

Fountain Street

City Hall

84


BELFAST

The traditional focus of the City Centre’s retailing was Donegal Place close to City Hall (Donegall Square), which along with Castle Street / Castle Place, High Street and Royal Avenue, contained the City Centre’s principal shopping frontages.

The Fountain Street area of the City is predominately focused upon specialist and independent retailers and services.

The Castle Court Shopping Centre opened in the late 1980s and comprises an enclosed shopping mall format. Castle Court’s main retail anchor is Debenhams which has a frontage onto Royal Avenue as well as within the Centre. The retail profile of the shopping centre is predominately mid-market national multiple comparison goods retailers.

The Cathedral Quarter of the City Centre is an historic area which contains a mix of uses with some retailing.

Victoria Square Shopping Centre which opened in 2008 is in the south-eastern part of the City Centre. Victoria Square provides modern retail space configured over four levels including around 100 retail units, food and beverage offer and eight screen cinema and also has residential apartments. The Shopping Centre is anchored by a House of Fraser department store and its retail profile is focused upon mid to high end national multiple comparison goods retailing, particularly fashion. Victoria Square links into the rest of the City Centre via shopping focused Arthur Street, Cornmarket and Ann Street.

85


BELFAST

To the south of City Hall (Wellington Place/Donegall Square North/Chichester Street) this is a grid pattern of mixed retail and commercial uses focused upon Upper Queen Street, Wellington Street, Howard Street and Brunswick Street. Convenience Retail: The City Centre provides limited convenience goods retailing, serving primarily city workers, residents and those on linked comparison goods focused shopping trips. The main convenience opportunities are provided by the M&S Foodhall, the Tesco Metro store (Royal Avenue), an Iceland store (Bridge Street), Dunnes (High Street/Cornmarket) and a number of small convenience store operated by national and local independent trades, and this includes some artisan retail offer.

In floorspace terms the City Centre has 10,470sqm of convenience floorspace within 73 units. This comprises 3% of the overall floorspace and 6% of units within the City Centre area (based on Goad 2013 survey). Comparison Retail: Comparison goods retailing is very strong within the City Centre. There is a mix of national multiple traders from the value end of the market through to the premium and luxury brands. With particularly strong representation in fashion.

Key comparison goods retailers within the City Centre include the department stores operated by Debenhams, House of Fraser, Dunnes and Marks and Spencer. Comparison multiple fashion retailers include Zara, Next, H&M (2 outlets), Mexx, Jack Wills, Jack & Jones, White Stuff, Gap, River Island, Laura Ashley, Ted Baker, Reiss, Hollister, Top Shop, Urban Outfitters, Wallis, Oasis, Dorothy Perkins and Primark.

Other comparison goods shopping categories are also well represented in the City Centre with multiple and local independent traders providing a range homewares, household goods, gifts, electrical, chemist, jewellers and sports goods. Other comparison goods multiple retailers of note are L’Occitaine, Le Crueset, Cath Kidston, Mamas and Papas, Apple, Build a Bear, Currys, HMV, JD Sports and TK Maxx.

In addition to the national multiple brands, the City Centre has a number of independents providing a range and choice of comparison goods which provides variety and differentiation.

In floorspace terms the City centre has 130,710sqm of comparison goods shopping floorspace within 407 units. This comprises 38% of the overall floorspace and 33% of units within the City

86


BELFAST

Centre area (based on Goad 2013 survey). Service Uses: The City centre has a strong range and choice of eating and drinking establishments ranging from national chains to fine dining and artisan food. There is also an extensive choice of hair and beauty salons and other service uses including bookmakers, dry cleaners and a similarly strong range of financial and professional service uses and all of the main high street banks.

In composition terms service uses within the City centre comprise 35% of all outlets within the City Centre are in retail service use. Other Uses: The City Centre as a major employment and administrative location and a popular tourist location has a diverse range of other uses within it. This includes a number of religious buildings most notably St Anne’s Cathedral. A number of offices including Government and Civic buildings, libraries, museums, arts and entertainment venues.


Whilst the City centre is the main focus for shopping and leisure activities within Belfast, there are a number of notable free-standing shopping centres within Belfast’s urban area. These include the following: Connswater Shopping Centre – located to the east of the City Centre on Bloomfield Avenue/Newtownards Road, Connswater provides a modern covered shopping mall environment. The Shopping Centre is anchored by Dunnes Stores and Tesco and comprises a range of national multiple and independent readers. Forestside Shopping Centre – located to the south of the City at the junction of the A24 and A55, Forestside is a large modern covered shopping mall anchored by Sainsbury, Marks & Spencer and Dunnes Stores, with over 30 other retail units. Park Centre – located in south west Belfast at the start of the M1, the Park Centre has over 40 retail outlets and is anchored by a Dunnes Department Store and a separate Dunnes foodstore. Westwood Centre – in south west Belfast at the junction of the M1 with the A55 is also close to the Kennedy Centre. This covered shopping centre is anchored by Asda and has around 20 other retail units occupied by a range of predominately local independent retailers. Multiples include B&M Bargains and Peacocks. Kennedy Centre – is located on the Falls Road (A501) to the south-west of Belfast City Centre. The Centre comprises a covered shopping mall anchored by a large Sainsbury superstore and has a multiplex cinema. The centre has around 40 other retail units. Boucher Road - Boucher Road and Boucher Crescent to the south of the City Centre comprises a concentration of retail warehousing which is a mix of bulky and non-bulky retailers.


Belfast’s shopping area is extensive and many parts of the City are historic which is a constraint to future development and expansion. However there are opportunities for redevelopment around the City Centre and we note that there a plans to regenerate the historic north eastern Royal Exchange part of the City Centre focused upon Royal Avenue, Donegall Street, Garfield Street and High Street.


Belfast City Centre has a good level of retail provision including multiple retailers. The Experian Goad data indicates a national multiple count of 366 units in 2013 which is the equivalent of 29% of the total number of units. The 2013 multiple count is below the level recorded in 2009 (33%) and 2006 (30%) but above 2003 (28%) level.

Our survey visits to Belfast did highlight there is a churn in occupiers and whilst some units were becoming vacant there was shop-fitting and redevelopment going on for incoming tenants.

Shopping rents and commercial

The Northern Ireland retail market is currently and generally in poor shape and there are a limited number of transactions being reported. In such circumstances analysing rental levels with any degree of accuracy or reliability is difficult, particularly as many deals that are being done are at

87


BELFAST

yields distressed levels of rent, often in circumstances where landlords are content to shed vacant rate liability.


In the current market conditions, there has been a significant downward movement of rental levels across the City Centre compared to the peak of the market in 2007/2008.

Rents on the traditional prime retail pitch in the City Centre on Donegall Place have fallen from a peak of around £300 psf Zone A in 2008 to current peak levels at around £150 psf Zone A and there is also evidence of some open market lettings at rents substantially below this level, furthermore rentals are being achieved with inducements including rent free periods and fitting out contributions.

Rentals achieved within Victoria Square, the new prime location in the City Centre have been quoted at £230 psf Zone A again; incentives are available which act to reduce that headline level of rent and a recent open market letting to Mexx (October 2012) had a net effective rent of £97 psf ITZA.

In the secondary parts of the City Centre, such as Fountain Street, Arthur Street, Castle Place and Castle Lane rents up to £100 psf Zone A are understood to be achievable, however there is also evidence pointing to much lower rentals having recently been agreed.

There are few retail property transactions to give an indication yield, the limited number of sales indicates a yield on prime property of 7% and a spread of yield on other recently recorded investment deals of 8% to 12%.

Vacancy rates Based upon Experian Goad data, the vacancy rate in Belfast City Centre was 17% of the total number of units based upon their 2013 survey.

Historically, the time series data indicates that the proportion of vacant properties has been relatively similar across the survey data we have from Goad over the last decade, with a consistent vacancy rate of 16% in 2003, 2006 and 2009.

In terms of distribution, vacant units are to be found throughout the City Centre but the greatest concentrations of vacant premises within the town centre are in the secondary and fringe locations around the City Centre, with particular concentrations at the northern end of Royal Avenue and North Street.

Pedestrian flows

Pedestrian activity is strong throughout the majority of the City Centre although it is recognised that this is not all attributable to shopping activity.

The busiest shopping areas reflect the prime shopping areas of the City Centre and Donegall Place/Royal Avenue, Corn Market and William Street leading into Victoria Square are busy throughout the shopping day.

Overall, the level of footfall within and around the City Centre is very viable.

Pedestrian movement around the City centre is easy, pavements are generally of a generous width and well maintained, there are also pedestrianised/car free areas around Royal Avenue, Cornmarket/Arthur Square.

Accessibility Car accessibility into and around the City Centre is good with clear signage for off-street car parking locations.

Overall off-street car parking provision is good, with main shopper car parks associated with Castle Court and Victoria Square shopping Centres supplemented by a number of multi storey and surface car parks within and around the City Centre. In addition there is provision for some restricted time on-street car parking around the fringes of the City Centre area.

Bus services pass through and around the City Centre and these connect the City with the surrounding Belfast area and the wider area. A bus, coach and railway station is located at the south western side of the City Centre at Great Victoria Street providing good accessibility to the City Centre from outlying areas.

88


BELFAST

The City Centre is subject to quite heavy traffic flows and this does create congestion and give rise to some vehicular/pedestrian conflict, However this is mainly around the outer fringes of the City Centre and the core areas are relative conflict free.

Safety and crime

There was no observed evidence of any shopper safety or crime and limited graffiti or vandalism was noted.

CCTV coverage operates throughout and overall the City Centre felt a safe place to shop.


Overall, Belfast City Centre has a pleasant environmental quality. Many of the buildings comprising the main shopping area are attractive and have historic interest. Whilst there is limited ‘green’ space within the core of the City Centre there are some public spaces which provide seating and planting to soften the streetscape.

The pavements are generally well maintained and there are areas which have recently been re-laid with good quality materials, there is however no consistency in the hard landscaping throughout the City Centre.

89

Survey Date:

Belfast (NI)


21/02/2013














T il d Pl d E t t
















Belfast - Odyssey Pavilion (NI) 1.11Belfast - Park Centre (NI) 2.33Connswater Shopping Centre (NI) 2.61Forestside (NI) 4.11Newtownabbey - Abbey Centre (NI) 6.31






Belfast (NI)







Floorspace Sq Ft Outlets Area % Base % IndexComparison 1,122,700 70.23 47.99 146Convenience 65,200 4.08 22.41 18Retail Service 36,200 2.26 5.01 45Leisure Services 236,500 14.79 15.56 95Financial & Business Services 138,000 8.63 9.03 96

Total Multiple Floorspace 1,598,600

135

63

56

90

70

0 50 100 150 200 250

146

18

45

95

96

0 50 100 150 200 250





Outlet Counts Belfast (NI)

23

130

141

50

134

49

57

125

153

163

39

152

40

90

37

126

0

20

71

63

170

208

170

0

211

0 50 100 150 200 250



0

211

189

14

0

154

56

33

163

173

54

231

136

0

0





Belfast (NI)Outlet Counts

80

54

124

0

63

91

49

100

0

62

106

31

0 50 100 150 200 250

118

23

0

66

75

0

62

52

42

212

87

0 50 100 150 200 250




212

87

158

0

0

0

0 50 100 150 200 250

1





Belfast (NI)Outlet Counts

180

192

125

100

111

123

37

62

133

76

87

0

0 50 100 150 200 250

110

36

101

53

120

20

0

13

118

0 50 100 150 200 250

0 50 100 150 200 250



Total Number of Outlets 1,082

156

0 50 100 150 200 250




Antique Shops 300 0.01 0.21 5Art & Art Dealers 17,400 0.62 0.36 173Booksellers 20,200 0.71 0.44 164Carpets & Flooring 5,900 0.21 0.55 38Catalogue Showrooms 28,800 1.02 0.53 194Charity Shops 27,900 0.99 1.55 63Chemist & Drugstores 29,700 1.05 1.55 68Childrens & Infants Wear 20,900 0.74 0.35 210Clothing General 135,800 4.80 3.46 139Crafts, Gifts, China & Glass 41,500 1.47 0.77 190Cycles & Accessories 1,200 0.04 0.18 23Department & Variety Stores 352,300 12.46 4.48 278DIY & Home Improvement 9,000 0.32 1.17 27Electrical & Other Durable Goods 26,000 0.92 1.23 75Florists 2,400 0.08 0.27 31Footwear 33,300 1.18 0.96 123Furniture Fitted 0 0.00 0.36 0Furniture General 13,400 0.47 1.49 32Gardens & Equipment 900 0.03 0.07 45Greeting Cards 8,200 0.29 0.52 55Hardware & Household Goods 32,300 1.14 3.35 34Jewellery, Watches & Silver 39,400 1.39 0.74 188Ladies & Mens Wear & Acc. 178,400 6.31 1.62 390Ladies Wear & Accessories 133,100 4.71 2.58 182Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 41,900 1.48 0.71 210

Floorspace Sq Ft Belfast (NI)

5

173

164

38

194

63

68

210

139

190

23

27

75

31

123

0

32

45

55

34

188

182

0

210

0 50 100 150 200 250


Music & Musical Instruments 7,900 0.28 0.09 314Music & Video Recordings 13,600 0.48 0.26 184Newsagents & Stationers 11,800 0.42 0.97 43Office Supplies 0 0.00 0.07 0Other Comparison Goods 42,500 1.50 0.61 247Photographic & Optical 1,500 0.05 0.08 65Secondhand Goods, Books, etc. 1,000 0.04 0.13 27Sports, Camping & Leisure Goods 32,900 1.16 1.06 110Telephones & Accessories 28,900 1.02 0.66 156Textiles & Soft Furnishings 5,800 0.21 0.50 41Toiletries, Cosmetics & Beauty Products 38,100 1.35 0.87 154Toys, Games & Hobbies 22,100 0.78 0.66 119Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 1,406,300 49.73 36.34 137

210

184

43

0

247

65

27

110

156

41

154

119

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 12,900 0.46 0.88 52Butchers 4,200 0.15 0.34 44CTN 5,500 0.19 0.12 164Convenience Stores 28,300 1.00 1.27 79Fishmongers 0 0.00 0.05 0Frozen Foods 15,100 0.53 0.79 68Greengrocers 3,700 0.13 0.15 89Grocers & Delicatessens 7,500 0.27 0.50 53Health Foods 7,400 0.26 0.26 101Markets 0 0.00 0.87 0Off Licences 1,600 0.06 0.26 22Shoe Repairs Etc 4,000 0.14 0.12 119Supermarkets 22,600 0.80 8.83 9Total Convenience 112,800 3.99 14.42 28

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 7,400 0.26 0.04 646Dry Cleaners & Launderettes 1,400 0.05 0.35 14Filling Stations 0 0.00 0.12 0Health & Beauty 60,500 2.14 3.58 60Opticians 13,100 0.46 0.78 59Other Retail Services 0 0.00 0.35 0Photo Processing 1,300 0.05 0.06 83Photo Studio 1,500 0.05 0.08 69Post Offices 8,900 0.31 0.48 65

Floorspace Sq Ft Belfast (NI)

52

44

164

79

0

68

89

53

101

0

22

119

9

0 50 100 150 200 250

14

0

60

59

0

83

69

65

0 50 100 150 200 250


,Repairs, Alterations & Restoration 2,100 0.07 0.08 95Travel Agents 10,900 0.39 0.52 75TV, Cable & Video Rental 100 0.00 0.00 73Vehicle Rental 900 0.03 0.05 59Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 0 0.00 0.16 0Totals 108,100 3.82 7.28 53


65

95

75

73

59

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 84,900 3.00 1.81 166Bingo & Amusements 23,300 0.82 0.91 91Cafes 84,200 2.98 2.10 142Casinos & Betting Offices 21,800 0.77 1.06 73Cinemas, Theatres & Concert Halls 48,900 1.73 1.65 105Clubs 34,700 1.23 1.15 107Disco, Dance & Nightclubs 3,600 0.13 0.54 23Fast Food & Take Away 48,600 1.72 2.58 67Hotels & Guest Houses 89,800 3.18 1.90 167Public Houses 52,000 1.84 3.72 49Restaurants 128,400 4.54 3.79 120Sports & Leisure Facilities 0 0.00 1.56 0Totals 620,200 21.93 22.76 96

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 18,300 0.65 0.39 167Building Supplies & Services 1,800 0.06 0.47 13Business Goods & Services 6,100 0.22 0.02 1,414Employment & Careers 7,800 0.28 0.29 95Financial Services 8,800 0.31 0.78 40Legal Services 27,500 0.97 0.77 126Other Business Services 600 0.02 0.51 4Printing & Copying 0 0.00 0.20 0Property Services 10,900 0.39 1.78 22Retail Banks 116,300 4.11 3.13 131Totals 198,100 7.01 8.33 84

Belfast (NI)Floorspace Sq Ft

166

91

142

73

105

107

23

67

167

49

120

0

0 50 100 150 200 250

167

13

95

40

126

4

0

22

131

0 50 100 150 200 250

0 50 100 150 200 250




133

0 50 100 150 200 250

1











CARRICKFERGUS

Carrickfergus in County Antrim, is located on the north shore of Belfast Lough approximately 11 miles from Belfast. Carrickfergus is the administrative centre for Carrickfergus Borough Council and forms part of the Belfast Metropolitan Area. The closest competing principal centres to Carrickfergus are Larne 10 miles to the north, Bangor 12 miles to the south east, Belfast 11 miles to the south and Antrim approximately 18 miles to the west.


The town centres main shopping area is focused upon Market Place, West Street, North Street and within the covered DeCourcy Shopping Centre. The town is reasonably compact and is one of the smaller centres we have reviewed.

The town centres shopping provision is a little limited and there are only a handful of lower order value orientated national multiples within the town centre, these include Iceland, Poundland, New Look, Home Bargains, Poundstretcher and Superdrug. The De Courcy Centre is not particularly prominent, occupying a tucked away position and its anchor stores do not provide any significant draw.

Convenience goods shopping provision is provided within the town centre by Iceland, the only large format food retailer in the town. This is however bolstered by local independent food retailers including butchers, bakers, greengrocers and CTN/conveneince stores. Food shop comprises only 3% of the town centres overall composition and the offer and choice available is limited. A large Sainsbury superstore on the edge of the town centre at Roger Quay and a Tesco Extra at Minorca Place outside the town centre provides the main food shopping opportunities in Carrickfergus.

Comparison goods shopping provision comprises only 23% of the towns total composition. Again like the food retailing the range and choice on offer within the town centre is limited. The majority of traders are local independents and whilst some of the clothing and footwear retailers within the town centre are of good quality, the centre does not appear to be particularly viable.

100


CARRICKFERGUS

The percentage convenience and comparison goods composition within the town centre has not changed significantly over the last decade.

Service uses within the town centre predominate at 37%, although the proportion of service premises has fallen over the decade from over 40% in 2003. The town provides a range of food and beverage outlets, professional service outlets, hair and beauty salons and all of the main retail banks are present.

Other uses within the town centre reflect the historic importance and tourist role of Carrickfergus. With Carrickfergus Castle, the harbour area with small boat marina and the Carrickfergus Museum, Civic Centre, Art Gallery, tourist information centre and Omniplex Cinema.


Edge of town centre there is a Sainsbury superstore of around 2,050sqm sales, a Lidl supermarket and a Tesco Extra store of 3,970sqm sales.


The historic heart of Carrickfergus and its traditional town centre structure provides limited opportunity for redevelopment or expansion.


Retailer representation within Carrickfergus is low in terms of both national multiple and local traders. There were signs from our visits to the centre of further closures pending and these were not being matched by any new lettings.




In Carrickfergus, the few open market lettings that have taken place over the last two years point to rentals for shop premises of around £10 psf overall. However, given the limited number of transactions and the nature of the market currently no rental tone can be reliably drawn for

101


CARRICKFERGUS

Carrickfergus.

There is no retail investment transaction information available for Carrickfergus town centre.

Vacancy rates The vacancy rate in Carrickfergus town centre is high at 21% in 2012, it has however been higher over the last decade, as it was 26% in 2007.

It is clear from our inspections that a number of vacant units are long-term vacant and many are in a poor state of repair.

Pedestrian flows

Carrickfergus was quiet and there was very limited pedestrian/shopper activity even on the main shopping streets. The quietness of the centre impacts upon the overall viability of the town as a trading location

Whilst the Sainsbury store and car park was busy we did not observe any ‘on foot’ between Sainsbury and town centre.

Accessibility The town has good accessibility. There is ample surface level car parking and some on street in-bay spaces are provided. Buses whilst available did not appear to be used that much by shoppers.

Safety and crime

The town centre did feel safe and there was no perceived threat of crime due to the generally safe and open nature of the centre which allowed natural observation. There was some graffiti around the town centre.


Overall, the town centres environment is very good and has been well maintained.

Recent hard surface and landscaping works have been carried out with good quality materials and this has provided a consistent and coherent streetscape.

102


CARRICKFERGUS

The environmental works have helped to reduce the dominance of cars within the town centre and remove the potential for vehicular conflict with pedestrians/shoppers.

Shop units are all relatively well maintained although some longer term vacant units do detract from the overall street scene.

103

Survey Date:

Carrickfergus (NI)


15/10/2012














T il d Pl d E t t
















Newtownabbey - Abbey Centre (NI) 9.72Bangor (NI) 10.81Glengormley (NI) 10.81Bloomfield Centre (NI) 12.30Belfast - Odyssey Pavilion (NI) 14.13






Carrickfergus (NI)









97

59

65

99

159

0 50 100 150 200 250

64

136

59

148

144

0 50 100 150 200 250





Outlet Counts Carrickfergus (NI)

139

88

0

0

0

184

100

53

111

237

0

81

39

76

193

0

0

73

153

0

0

120

0

65

0 50 100 150 200 250



0

65

0

0

0

0

217

0

203

71

92

0

184

70

0





Carrickfergus (NI)Outlet Counts

61

83

44

0

192

0

60

0

0

0

0

64

0 50 100 150 200 250

0

0

113

83

0

128

118

0 50 100 150 200 250




118

0

0

0

0

0 50 100 150 200 250

1





Carrickfergus (NI)Outlet Counts

39

131

70

81

227

0

42

180

40

65

210

0 50 100 150 200 250

112

0

0

0

81

52

0

0

99

103

0 50 100 150 200 250

180 190 200 210 220 230 240 250




210

180 190 200 210 220 230 240 250




Antique Shops 700 0.17 0.21 81Art & Art Dealers 1,600 0.40 0.36 111Booksellers 0 0.00 0.44 0Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 14,500 3.59 1.55 231Chemist & Drugstores 6,800 1.69 1.55 109Childrens & Infants Wear 3,800 0.94 0.35 268Clothing General 2,100 0.52 3.46 15Crafts, Gifts, China & Glass 4,100 1.02 0.77 131Cycles & Accessories 1,100 0.27 0.18 150Department & Variety Stores 0 0.00 4.48 0DIY & Home Improvement 3,600 0.89 1.17 76Electrical & Other Durable Goods 2,200 0.55 1.23 44Florists 1,300 0.32 0.27 119Footwear 5,500 1.36 0.96 143Furniture Fitted 3,100 0.77 0.36 214Furniture General 0 0.00 1.49 0Gardens & Equipment 0 0.00 0.07 0Greeting Cards 2,200 0.55 0.52 104Hardware & Household Goods 17,800 4.41 3.35 132Jewellery, Watches & Silver 0 0.00 0.74 0Ladies & Mens Wear & Acc. 0 0.00 1.62 0Ladies Wear & Accessories 13,100 3.25 2.58 126Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 700 0.17 0.71 25

Floorspace Sq Ft Carrickfergus (NI)

81

111

0

0

0

231

109

15

131

150

0

76

44

119

143

214

0

0

104

132

0

0

126

0

25

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 2,100 0.52 0.61 85Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 1,000 0.25 0.13 186Sports, Camping & Leisure Goods 500 0.12 1.06 12Telephones & Accessories 1,700 0.42 0.66 64Textiles & Soft Furnishings 0 0.00 0.50 0Toiletries, Cosmetics & Beauty Products 5,200 1.29 0.87 147Toys, Games & Hobbies 1,000 0.25 0.66 38Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 1,300 0.32 0.24 133Totals 97,000 24.04 36.34 66

25

0

0

0

0

85

0

186

12

64

0

147

38

0

133



Convenience Floorspace Area % Base % IndexBakers & Confectioners 1,000 0.25 0.88 28Butchers 2,000 0.50 0.34 146CTN 2,000 0.50 0.12 417Convenience Stores 1,500 0.37 1.27 29Fishmongers 0 0.00 0.05 0Frozen Foods 7,300 1.81 0.79 230Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 5,500 1.36 0.50 272Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 0 0.00 0.26 0Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 35,800 8.87 8.83 100Total Convenience 55,100 13.66 14.42 95

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 500 0.12 0.04 306Dry Cleaners & Launderettes 0 0.00 0.35 0Filling Stations 0 0.00 0.12 0Health & Beauty 11,300 2.80 3.58 78Opticians 1,300 0.32 0.78 41Other Retail Services 7,600 1.88 0.35 545Photo Processing 0 0.00 0.06 0Photo Studio 800 0.20 0.08 256Post Offices 500 0.12 0.48 26

Floorspace Sq Ft Carrickfergus (NI)

28

146

29

0

230

0

0

0

0

0

100

0 50 100 150 200 250

0

0

78

41

0

26

0 50 100 150 200 250


Repairs, Alterations & Restoration 800 0.20 0.08 255Travel Agents 2,600 0.64 0.52 125TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 2,800 0.69 0.16 443Totals 28,200 6.99 7.28 96


26

125

0

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 21,200 5.25 1.81 291Bingo & Amusements 500 0.12 0.91 14Cafes 10,100 2.50 2.10 119Casinos & Betting Offices 3,700 0.92 1.06 86Cinemas, Theatres & Concert Halls 19,600 4.86 1.65 295Clubs 13,800 3.42 1.15 297Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 5,100 1.26 2.58 49Hotels & Guest Houses 5,600 1.39 1.90 73Public Houses 4,000 0.99 3.72 27Restaurants 12,400 3.07 3.79 81Sports & Leisure Facilities 49,100 12.17 1.56 782Totals 145,100 35.96 22.76 158

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 2,900 0.72 0.39 186Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 1,000 0.25 0.78 32Legal Services 1,300 0.32 0.77 42Other Business Services 0 0.00 0.51 0Printing & Copying 0 0.00 0.20 0Property Services 6,800 1.69 1.78 95Retail Banks 14,500 3.59 3.13 115Totals 26,500 6.57 8.33 79

Carrickfergus (NI)Floorspace Sq Ft

14

119

86

0

49

73

27

81

0 50 100 150 200 250

186

0

0

0

32

42

0

0

95

115

0 50 100 150 200 250

0 50 100 150 200 250




126

0 50 100 150 200 250

1











COLERAINE


Coleraine is one of the larger town centres in Northern Ireland and therefore has a good level of diversity in terms of the retailers that are represented in the centre, particularly from national multiples.

Comparison Retail: Coleraine town centre has a strong comparison goods offer and is home to a number of national multiples including Sports Direct, Argos, Tresspass, Superdrug, Next, Boots, Barratts, Top Shop, Benetton and Waterstones. The majority of the multiple retailers are located on Church Street which is the focus for retail activity in Coleraine albeit the majority of the floorspace is provided in the ground floor of traditional properties and the majority of the retail units have relatively limited floorplates. The Diamond Shopping Centre at Bridge Street is a relatively modern shopping centre which does provide a range of modern retail premises in a covered environment but a significant number of the premises in the centre are vacant. The town centres non food retail offer is much more expansive and in addition to the national multiples mentioned above, the town centre has a diverse range of independent non food retailers. In particular the town centre is home to a large independent department store on Church Street (Moores of Coleraine) and there are a number of independent fashion traders, jewellers, gift shops, sports stores and household goods traders.

Comparison retailing made up 35% of all units and 40% of floorspace in the town centre 2013.

Convenience Retail: For a town centre of its size, Coleraine town centre has a relatively limited convenience goods offer, with Marks and Spencer Simply Food being the focus for food shopping and supported by a number of independent traders, including two bakers, a specialist Polish convenience store and a butchers. Conveneince retailing made up 6% of all units and 9% of floorspace in the town centre 2013.

Service Uses: There is a good range of retail services units that support the retail function of the town centre, with a number of high street banks represented (Danske Bank, Santander, First Trust Bank and Ulster Bank). In addition the town centre is home to a number of hairdressers, hot food

114


COLERAINE

takeaways and public houses.


On the edge of Coleraine town centre is a purpose built Dunnes Stores unit which has its own dedicated customer car park and a Tesco superstore at Bannfield Road. Elsewhere there is a significant quantum of out of centre convenience goods floorspace with large Asda at Ring Road and Sainsbury’s at Riverside Retail Park. The level of edge and out of centre convenience retail provision in Coleraine may explain the relative weakness of the convenience goods offer in the town centre.

In terms of non-food retailing, The Riverside Retail Park is the main retail warehouse development in Coleraine and the park is home to a range of retailers including Argos, Currys, B&Q, Pets at Home, Halfords, JJB Sports, Harry Corry, B&M Bargains and food and beverage offer is provided by McDonald's, Burger King and Pizza Hut.


From our study visit, it is apparent that there is some scope for Coleraine town centre to grow and change. There are a series of sites in the town centre which can be considered to have redevelopment potential, including the existing car park areas Abbey Street together with the car park and vacant premises at The Mall on the northern edge of the town centre.


A range of national multiple retailers are present in Coleraine town centre with Sports Direct, Argos, Tresspass, Superdrug, Next, Boots, Barratts, Top Shop, Benetton and Waterstones all represented. The majority of the multiple retailers are located on Church Street which is the focus for retail activity in Coleraine albeit the majority of the floorspace is provided in the ground floor of traditional properties and the majority of the retail units have relatively limited floorplates.

There appear to have been a number of high profile closures in Coleraine town centre, including the loss of HMV, Game and Clinton Cards. Moreover, at the time of our survey we did not observe any evidence of forthcoming investment in the town centre.




For Coleraine town centre we have details of four open market lettings in 2012/2013. These are all on Church Street and show a range of rental levels from £69 psf to £38 psf Zone A. The majority of these lettings included rent free periods and taking account of these, the net effective rentals achieved ranged from £62 psf to £33psf ITZA.

A lease renewal, also on Church Street was negotiated at £43 psf ITZA compared to £53 psf ITZA which was agreed previously in 2009. This illustrates the downward adjustment to rental values in Coleraine.

There are no recent retail investment deals in Coleraine.

Vacancy rates From our survey, Coleraine town centre currently has 74 vacant retail units which account for 21% of all units in the town centre. This is higher than past vacancy rates in Coleraine advised by Experian Goad to be 16% in 2013, 12% in 2009 and 13% in 2005.

The core shopping area along Church Street is not particularly affected by vacant premises although

115


COLERAINE

there are issues elsewhere in the centre most notably in The Diamond Shopping Centre where 11 out of 17 units are currently vacant. There are also issues of vacant floorspace along Queen Street where there is a succession of vacant premises and also at Lodge Road/Kings Gate Street and Railway Road where there concentrations of vacant floorspace.

Pedestrian flows

During our study visit, high levels of footfall were observed along Church Street, particularly between The Diamond Shopping Cenre and up towards Kings Gate Street. Outside of this area, levels of pedestrian activity fell away sharply, particularly on Queen Street which despite its proximity to the core shopping area has very low levels of footfall.

Accessibility For those travelling to the town centre by car, the town centre is supported by areas of surface level car parking at Abbey Street, The Mall and Circular Road which allow shoppers to access the town centre with relative ease despite much of the core shopping area being pedestrianised. The pedestrianised area along Church Street, New Row, Queen Street and Bridge Street make moving around the town centre particularly easy for shoppers. Coleraine has a rail and bus hub which is located at Railway Road, in the north east of the Town Centre. The train station is situated in reasonably close proximity to the Diamond (approx. 500 metres) access to the station, via Railway Place at the top of Railway Road, is somewhat contrived.

Safety and crime

During our study visit we did not observe any safety or crime related issues that appeared to affect the health of the town centre.


Overall, the environmental quality of Coleraine town centre was good, particularly along pedestrianised Church Street where significant investment in the public realm has helped to create a high quality shopping environment which appears to be particularly popular with shoppers. The town

116


COLERAINE

centre was both clean and tidy with no littering or graffiti issues. Moreover, many of the traders, particularly the independent traders, have made investments in their shopfronts, helping to make a positive contribution to the streetscape, particularly along Abbey Street. The environmental quality was less good in more peripheral parts of the town centre, particularly along Railway Road.

117

Survey Date:

Coleraine (NI)


29/01/2013














T il d Pl d E t t
















Coleraine - Riverside Regional Centre (NI) 1.35Ballymoney (NI) 11.85Limavady (NI) 20.05Ballymena (NI) 38.71Londonderry - Lisnagelvin Shopping Centre (NI) 42.95






Coleraine (NI)









125

46

103

52

126

0 50 100 150 200 250

120

62

132

40

173

0 50 100 150 200 250





Outlet Counts Coleraine (NI)

69

176

215

0

204

126

100

127

93

73

118

232

121

59

152

72

0

61

0

109

96

146

164

129

0

64

0 50 100 150 200 250



0

64

214

115

21

72

0

101

178

138

165

61

104

0

0





Coleraine (NI)Outlet Counts

61

123

44

0

0

92

30

122

248

63

194

32

0 50 100 150 200 250

0

103

0

95

83

56

189

0

64

0

147

0 50 100 150 200 250




0

147

0

0

169

0

0 50 100 150 200 250

1





Coleraine (NI)Outlet Counts

0

65

104

41

0

0

83

0

60

13

209

0 50 100 150 200 250

112

0

0

124

243

184

84

82

102

0 50 100 150 200 250

0 50 100 150 200 250




135

0 50 100 150 200 250




Antique Shops 1,400 0.16 0.21 77Art & Art Dealers 2,800 0.33 0.36 92Booksellers 9,900 1.16 0.44 266Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 5,800 0.68 0.53 130Charity Shops 12,400 1.45 1.55 94Chemist & Drugstores 14,700 1.72 1.55 111Childrens & Infants Wear 3,900 0.46 0.35 130Clothing General 27,800 3.26 3.46 94Crafts, Gifts, China & Glass 4,200 0.49 0.77 64Cycles & Accessories 1,800 0.21 0.18 116Department & Variety Stores 61,400 7.20 4.48 161DIY & Home Improvement 4,100 0.48 1.17 41Electrical & Other Durable Goods 6,900 0.81 1.23 66Florists 3,000 0.35 0.27 130Footwear 10,900 1.28 0.96 134Furniture Fitted 0 0.00 0.36 0Furniture General 13,300 1.56 1.49 105Gardens & Equipment 0 0.00 0.07 0Greeting Cards 4,300 0.50 0.52 96Hardware & Household Goods 26,500 3.11 3.35 93Jewellery, Watches & Silver 9,100 1.07 0.74 144Ladies & Mens Wear & Acc. 34,300 4.02 1.62 249Ladies Wear & Accessories 30,500 3.58 2.58 139Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 4,000 0.47 0.71 67

Floorspace Sq Ft Coleraine (NI)

77

92

0

130

94

111

130

94

64

116

161

41

66

130

134

0

105

0

96

93

144

249

139

0

67

237

0 50 100 150 200 250


Music & Musical Instruments 1,800 0.21 0.09 237Music & Video Recordings 5,000 0.59 0.26 224Newsagents & Stationers 6,800 0.80 0.97 82Office Supplies 4,400 0.52 0.07 704Other Comparison Goods 1,900 0.22 0.61 37Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 400 0.05 0.13 35Sports, Camping & Leisure Goods 10,900 1.28 1.06 121Telephones & Accessories 5,000 0.59 0.66 89Textiles & Soft Furnishings 1,800 0.21 0.50 42Toiletries, Cosmetics & Beauty Products 7,400 0.87 0.87 99Toys, Games & Hobbies 2,500 0.29 0.66 45Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 340,900 39.97 36.34 110

67

237

224

82

37

0

35

121

89

42

99

45

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,500 0.53 0.88 60Butchers 3,600 0.42 0.34 125CTN 1,600 0.19 0.12 158Convenience Stores 8,900 1.04 1.27 82Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 1,200 0.14 0.15 96Grocers & Delicatessens 600 0.07 0.50 14Health Foods 3,500 0.41 0.26 159Markets 5,300 0.62 0.87 72Off Licences 1,100 0.13 0.26 50Shoe Repairs Etc 2,100 0.25 0.12 207Supermarkets 40,800 4.78 8.83 54Total Convenience 73,200 8.58 14.42 60

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 1,800 0.21 0.35 61Filling Stations 0 0.00 0.12 0Health & Beauty 19,000 2.23 3.58 62Opticians 7,800 0.91 0.78 117Other Retail Services 7,200 0.84 0.35 244Photo Processing 1,100 0.13 0.06 233Photo Studio 0 0.00 0.08 0Post Offices 7,900 0.93 0.48 191

Floorspace Sq Ft Coleraine (NI)

60

125

158

82

0

0

96

14

159

72

50

207

54

0 50 100 150 200 250

0

61

0

62

117

244

233

0

191

0 50 100 150 200 250


,Repairs, Alterations & Restoration 0 0.00 0.08 0Travel Agents 5,300 0.62 0.52 120TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 13,900 1.63 0.65 253Video Tape Rental 3,700 0.43 0.16 277Totals 67,700 7.94 7.28 109


191

0

120

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 1,200 0.14 0.91 15Cafes 20,700 2.43 2.10 116Casinos & Betting Offices 3,700 0.43 1.06 41Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 41,000 4.81 1.15 417Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 17,700 2.08 2.58 80Hotels & Guest Houses 0 0.00 1.90 0Public Houses 23,500 2.76 3.72 74Restaurants 1,800 0.21 3.79 6Sports & Leisure Facilities 39,200 4.60 1.56 295Totals 148,800 17.45 22.76 77

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 5,000 0.59 0.39 151Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 5,600 0.66 0.29 227Financial Services 17,100 2.01 0.78 257Legal Services 10,400 1.22 0.77 158Other Business Services 3,400 0.40 0.51 78Printing & Copying 500 0.06 0.20 30Property Services 19,600 2.30 1.78 129Retail Banks 34,400 4.03 3.13 129Totals 96,000 11.26 8.33 135

Coleraine (NI)Floorspace Sq Ft

0

15

116

41

0

0

80

0

74

6

0 50 100 150 200 250

151

0

0

227

158

78

30

129

129

0 50 100 150 200 250

0 50 100 150 200 250




146

0 50 100 150 200 250

1











COOKSTOWN

Cookstown is in County Tyrone and is one of the main town centres in the Mid-Ulster area.

The town is approximately 45 miles south west of Belfast and its closest competing towns are Magherafelt to the north, Dungannon to the south and Omagh to the west.


Cookstown has a good range and choice of shopping facilities with a mix of predominately independent retailers but with some national multiples, particularly on edge and out of centre retail parks.

The main shopping and commercial area is focused upon James Street, William Street and Oldtown Street which together form an attractive elongated thoroughfare. There is some further shopping and commercial activity on Molesworth Street which is perpendicular to and connects into the eastern side of James Street and Burn Road which connects into the western side of William Street.

Outside the town centre there are a number of retail parks/foodstores. Convenience Retail: The main foodstore located within Cookstown town centre is the recently redeveloped SuperValu supermarket on Burns Road.

Other convenience goods’ shopping is provided by a range of traditional convenience trades comprising a number of butchers, bakers, greengrocers and CTNs. On the edge of the town centre there is a Lidl supermarket at the Station Square Retail Park. Convenience goods stores comprise 6% of the total number of units within Cookstown town centre. This has been a constant proportion of the overall provision in Cookstown over the last decade.

In addition to the food shopping provision highlighted above, there is a Tesco superstore and Marks & Spencer Simply Food at Orritor Road/Westland Road to the west of the town centre and an Asda superstore at Sweep Road/Dungannon Road to the south of the town. Comparison Retail: As with convenience retailing, the town centres comparison goods offer is predominately provided by local independent traders. The national multiple comparison goods traders that are present include: Boots, Sports Direct, Poundstretcher, Edinburgh Woolen Mill, Poundland, Superdrug, and Argos. Regional multiples include Menarys, Heatons and DV8. In

128


COOKSTOWN

terms of offer, the town centre has a good range and choice of clothing and fashion, particularly ladieswear and there are a number of independent boutique type retailers. Other comparison goods retailing is reasonably well covered also with a range of homeware and household goods stores, jewellers, chemists, cards, gifts and stationery stores. It is notable that there is limited electrical retailer provision within the town centre.

Comparison goods retailing comprised 32% of the town centres overall number of units in 2012 and this had fallen from a rate of 36% that had prevailed since 2003. Service Uses: The largest proportion of town centre uses in Cookstown is the retail service category which comprises 40% of all town centre units. This provides the town centre with a good range and choice of food and beverage outlets, a number of professional services offices (accountant’s, solicitors etc.), offices, the main retail banks are present and there are a number of estate agents offices. Other Uses: Cookstown is diverse, it has leisure provision including a cinema, bingo hall and theatre (Burnavon Theatre), there is a library, the South-West College campus, a number of churches and some residential units within the town centre area.


At the eastern edge of the town centre area there is a small retail park (Station Square Retail Park) off Molesworth Street. The retail park is anchored by Lidl and includes Argos, Harry Corry and Carpetright.

Outside the town centre to the west, there is a recently completed substantial retail park area at Orritor Street comprising the Orritor Road Retail Park and the Broadfields Retail Park. This retail park area is approximately 750 meters from Cookstown’s main retail core. Retailers include Tesco, Homebase, B&M Bargains, Halfords, Next, New Look, Tempest, Poundworld and M&S. At the time of our visits one unit was still to be let.

Approximately one and a half miles to the south of the town centre there is an Asda Superstore at Drum Road and on the opposite side of the road to Asda there is a Toymaster retail warehouse store (Wheelie World).

Potential Cookstown’s shopping area comprises an elongated shopping thoroughfare; the scope to expand

129


COOKSTOWN

capacity for growth or change

the core shopping area is therefore limited to redevelopment and infill opportunities.

There has been some recent retail expansion within the town centre on Molesworth Street at ‘Molesworth Place’, which comprises a mixed retail and office scheme, although we estimate that approximately 50% of the retail space remains un-let within this development and the overall scheme has not been fully completed.

Given the recent retail park development to the west of the town centre, the potential for further retail development to serve Cookstown in the short and

medium term is likely to be limited.


The town centre has a reasonable level of national multiple retailers as highlighted earlier. Generally, the multiple traders occupy larger units whilst independents are in smaller but still good quality retail units.

Our visit did not find any significant store closures or recent lettings within the town centre and there was limited shop fitting activity.




In Cookstown, the limited open market letting and rent review information that is available indicates a range of Zone A rents of £30psf to £39psf ITZA.

Recent yield evidence is limited to one transaction comprising 47 James Street which is let to Boots the Chemist, this achieved an initial yield of 8.11% and a net yield of 7.67%.

Vacancy rates Based upon Experian Goad survey data, vacancy rates in Cookstown have been rising over the last seven years in 2012 the measured vacancy rate was 16%, this had doubled from 8% in 2008 and the 2005 vacancy rate was 9%. In 2003 the recorded vacancy rate was 16%.

Our recent visits to the town centre in spring 2013 found 28 vacant units and it was clear from our survey that the 2012 Goad vacancy rate was artificially high due to a number of units on Burn Road being held vacant to facilitate redevelopment to provide the new SuperValu supermarket. Our 2013 vacancy count would suggest a vacancy rate of approximately 12%.

In terms of distribution of vacant units, the core shopping area of Cookstown which we consider comprises James Street/William Street between Orritor Street to the north and Molesworth Street to the south has a very low number of vacancies (5 smaller units). The majority of Cookstown’s vacant units are in secondary/fringe locations and on Molesworth Street. Some of these vacant units are in poor condition and are unlikely to be re-occupied without significant investment, this longer term and poorer quality vacant stock is on

130


COOKSTOWN

periphery of the town centre and given the overall length of the main shopping street, we would anticipate some tail off in activity and contraction and concentration of shopping frontage would be appropriate in the longer term.

Pedestrian flows

Overall, we observed Cookstown to be a busy town centre with good levels of footfall. William Street and James Streets were the busiest and Molesworth Street whilst quieter did still have viable pedestrian activity.

The town centre benefits from wide pavements and these provide for a reasonably safe pedestrian experience although crossing the wide and busy main road (dual carriageway) did present some conflict and generally required shoppers to use the signal controlled or zebra crossings.

Accessibility Cookstown is a car dominated centre, the main shopping street is dual carriageway and busy with both shopper and through traffic.

On street car parking is plentiful and well used by short stay shoppers. Off street car parking is also provided around the town centre and is also popular with shoppers and longer stay parking.

There is a bus station at Molesworth Street and buses pass along the main shopping streets.

Safety and crime

Cookstown provides a clean and safe shopping environment and our visits to the town centre highlighted no safety issues for shoppers.


Overall we consider that Cookstown has a very pleasant town centre environment.

Pavements are generally wide and well maintained and whilst there is very little potential for significant public open space provision given the elongated nature of the town’s shopping area, street trees, seating areas and raised planters have been used to good effect to reduce the perception of the busy roads.

The town centres building stock whilst varied is generally of good quality and well maintained. In addition a consistent and well-designed paving and soft/hard landscaping themes have been applied which gives the town centre a unified and

131


COOKSTOWN

well-structured appearance

132

Survey Date:

Cookstown (NI)


15/10/2012














T il d Pl d E t t
















Dungannon (NI) 16.00Portadown (NI) 31.60Craigavon - Rushmere Shopping (NI) 31.66Lurgan (NI) 33.54Armagh (NI) 33.78






Cookstown (NI)









121

68

75

38

154

0 50 100 150 200 250

117

72

127

26

191

0 50 100 150 200 250





Outlet Counts Cookstown (NI)

120

153

94

140

217

110

93

64

0

135

0

34

66

167

126

53

0

63

200

141

204

121

0

56

0 50 100 150 200 250



0

56

0

0

36

0

0

0

176

185

120

144

107

0

0

0





Cookstown (NI)Outlet Counts

53

217

39

0

0

160

0

0

0

110

112

111

0 50 100 150 200 250

119

0

49

109

0

0

0

111

225

51

0 50 100 150 200 250




225

51

0

0

0

0

0 50 100 150 200 250

1





Cookstown (NI)Outlet Counts

34

227

97

106

218

0

91

0

210

34

0

0 50 100 150 200 250

0

0

0

0

211

91

0

0

71

143

0 50 100 150 200 250

0 50 100 150 200 250




142

0 50 100 150 200 250




Antique Shops 800 0.20 0.21 91Art & Art Dealers 1,700 0.42 0.36 117Booksellers 1,000 0.24 0.44 56Carpets & Flooring 16,100 3.93 0.55 713Catalogue Showrooms 12,500 3.05 0.53 582Charity Shops 9,700 2.37 1.55 153Chemist & Drugstores 9,400 2.30 1.55 149Childrens & Infants Wear 1,200 0.29 0.35 84Clothing General 8,900 2.17 3.46 63Crafts, Gifts, China & Glass 2,600 0.64 0.77 82Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 9,400 2.30 4.48 51DIY & Home Improvement 0 0.00 1.17 0Electrical & Other Durable Goods 2,500 0.61 1.23 50Florists 700 0.17 0.27 63Footwear 7,100 1.74 0.96 182Furniture Fitted 7,900 1.93 0.36 537Furniture General 700 0.17 1.49 12Gardens & Equipment 0 0.00 0.07 0Greeting Cards 2,100 0.51 0.52 98Hardware & Household Goods 9,800 2.39 3.35 71Jewellery, Watches & Silver 6,600 1.61 0.74 218Ladies & Mens Wear & Acc. 8,400 2.05 1.62 127Ladies Wear & Accessories 7,000 1.71 2.58 66Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 1,600 0.39 0.71 55

Floorspace Sq Ft Cookstown (NI)

91

117

56

153

149

84

63

82

0

51

0

50

63

182

12

0

98

71

218

127

66

0

55

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 3,500 0.86 0.97 88Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 1,300 0.32 0.13 238Sports, Camping & Leisure Goods 5,200 1.27 1.06 120Telephones & Accessories 3,700 0.90 0.66 138Textiles & Soft Furnishings 7,900 1.93 0.50 384Toiletries, Cosmetics & Beauty Products 3,700 0.90 0.87 103Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 153,000 37.39 36.34 103

55

0

0

88

0

0

0

238

120

138

103

0

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,500 1.10 0.88 125Butchers 5,600 1.37 0.34 404CTN 400 0.10 0.12 82Convenience Stores 1,400 0.34 1.27 27Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 900 0.22 0.15 150Grocers & Delicatessens 0 0.00 0.50 0Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 1,400 0.34 0.26 134Shoe Repairs Etc 700 0.17 0.12 144Supermarkets 17,900 4.37 8.83 50Total Convenience 32,800 8.02 14.42 56

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 1,100 0.27 0.04 664Dry Cleaners & Launderettes 2,300 0.56 0.35 162Filling Stations 0 0.00 0.12 0Health & Beauty 10,700 2.61 3.58 73Opticians 2,500 0.61 0.78 78Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 3,300 0.81 0.48 166

Floorspace Sq Ft Cookstown (NI)

125

82

27

0

0

150

0

0

0

134

144

50

0 50 100 150 200 250

162

0

73

78

0

0

0

166

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,800 0.44 0.08 565Travel Agents 1,000 0.24 0.52 47TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 3,300 0.81 0.16 515Totals 26,000 6.35 7.28 87


166

47

0

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 3,800 0.93 1.81 51Bingo & Amusements 6,100 1.49 0.91 164Cafes 7,700 1.88 2.10 90Casinos & Betting Offices 5,800 1.42 1.06 134Cinemas, Theatres & Concert Halls 25,900 6.33 1.65 384Clubs 3,600 0.88 1.15 76Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 8,900 2.17 2.58 84Hotels & Guest Houses 0 0.00 1.90 0Public Houses 28,700 7.01 3.72 189Restaurants 7,300 1.78 3.79 47Sports & Leisure Facilities 0 0.00 1.56 0Totals 97,800 23.90 22.76 105


Cookstown (NI)Floorspace Sq Ft

51

164

90

134

76

0

84

0

189

47

0

0 50 100 150 200 250

0

0

0

0

232

101

0

0

44

152

0 50 100 150 200 250

0 50 100 150 200 250




160

0 50 100 150 200 250

1











CRAIGAVON


Convenience: the 2,800 sqm net Sainsbury’s store at the northern end of the Rushmere Shopping Centre (RSC) provides the main convenience shopping facility in Craigavon. It is considered to provide a full-range food shopping offer expected of a modern superstore. Beyond this, the convenience offer is limited to a small Thorntons confectioners and an ancillary newsagent offer within the Eason bookshop. Comparison: the centre is unique in Northern Ireland in terms of the dominance of the comparison goods offer at Craigavon, accounting for nearly 70% of the units. The comparison offer is dominated by national multiples and has a notably strong fashion offer. Occupiers within the RSC include Dunnes, TK Maxx, Topshop, River Island, Dorothy Perkins, Burton, Mexx, Barratts, Debenhams, Internacionale, H&M, Jack and Jones, New Look, Monsoon, Accessorize and Clarks. In the adjacent in-centre Rushmere Retail Park (RRP), the clothing offer includes Matalan, Menarys and Next. Whilst there are several bulky goods occupiers in RRP (Homebase, Currys, Pets At Home and Harry Corry), there are none in RSC. The comparison offer is completed by a number of sports and outdoor pursuits shops, three health and beauty shops (Boots, Superdrug and Semichem), a number of mobile phone shops, an Argos Extra, several jewellers and card/gift shops.

It is notable that recent lettings have focused on the discount comparison sector with Discount NI and Home Bargains occupying a former Tesco supermarket in RSC and BM Bargains and Poundstretcher taking units in RRP. Service uses: unlike other centres in Northern Ireland, the service offer is focused on food and beverage and has no hairdressers or salons, banks, building societies, bookmakers, or financial and professional services. Instead, the food and beverage offer is dominated by multiple operators including McDonalds, Costa, Starbucks, O’Briens and Esquires. In addition, there is one travel agent and a Specsavers Optician. Overall, the service uses in the centre account for a much lower proportion by unit and floorspace than typical in other centres in Northern Ireland, at 14% and 4% respectively.


Marlborough Retail Park is located outwith the designated Primary Retail Core, on the opposite side of the A3 dual carriageway. It is anchored by a large Tesco Extra superstore, together with free-standing B&Q and Halfords units.


It is understood that RSC was extended recently at the southern end; this is now occupied by Debenhams.

There is scope to deliver further retail floorspace through reconfiguration of RRP. However, the existing retail park style format is likely to be popular amongst retail operators so the impetus for reconfiguration in commercial terms is limited.


As set out above, the proportion of national multiple operators is extremely high in Craigavon. Marks and Spencer is considered the only notable omission from the retailer offer but there is no indication that they have any interest in securing representation at Craigavon, particularly given the proximity of their store at Sprucefield.

143


CRAIGAVON




There is very limited available open market or rent review information available on recent lettings; however, it is noted that in RSC a rent of £66,000 plus turnover rent was agreed on the Costa unit in March 2012 and a rent of £140,500 was agreed on the Clarks unit in January 2012. It is understood that headline rents at RRP are in the region of £17 per sqft.

There is no recent yield information available.

Vacancy rates The level of vacancy in the centre is very low: all the units are let in RRP and only two small units are vacant in RSC. Examination of historic data show a very significant decline in vacancy levels from the 2004 level of 18 units (10,350 sqm gross) to a much lower level of 6 in 2006, 1 in 2008 and 4 in 2010.

These are exceptionally low and are indicative of close asset management by Central Craigavon Ltd as owners and RSC, and the RRP owners. They also point towards the commercially attractive nature of the letting stock which means that the centre does not include the increasingly obsolete stock that is found in other town centres.

Pedestrian flows

By virtue of the non-traditional configuration of the centre, pedestrian activity is relatively limited outwith RSC. Within RSC, pedestrian activity is very high but this is necessarily controlled by the opening hours of the centre.

There was limited evidence of pedestrian movements on foot between RSC and RRP, suggesting that shoppers drive between the two and repark their vehicles. This is unsurprising given the car-dominated nature of the environment and the large expanse of car parking.

Accessibility The centre is highly accessible from the primary road network, with access onto the A3. It is in close proximity to the M1 and approximately 30 minutes’ drive from Belfast.

Translink buses serve the centre, providing access from the surrounding residential areas of Lurgan and Portadown, as well as centres further afield.

Safety and crime

There was no evidence of crime within the centre. However, the centre is bisected by an extremely busy road which is difficult to cross, unless by the designated crossing points.


Whilst the environmental quality is not poor, it is not comparable to any other of the centres reviewed. As set out above, it is dominated by car parking and there are no traditional streets, with the RSC effectively internalising what would be the main high street.

Within RSC, as would be expected of a well-managed shopping centre, the environment is well maintained.

144

Survey Date:

Craigavon - Rushmere Shopping (NI)


26/07/2010














T il d Pl d E t t
















Lurgan (NI) 4.00Portadown (NI) 4.54Banbridge (NI) 13.63Banbridge - The Outlet (NI) 15.07Armagh (NI) 20.46






Craigavon - Rushmere Shopping (NI)







Floorspace Sq Ft Outlets Area % Base % IndexComparison 376,400 79.98 47.99 167Convenience 78,300 16.64 22.41 74Retail Service 4,500 0.96 5.01 19Leisure Services 11,400 2.42 15.56 16Financial & Business Services 0 0.00 9.03 0


186

45

82

34

0

0 50 100 150 200 250

167

74

19

16

0

0 50 100 150 200 250




Antique Shops 0 0.00 0.41 0Art & Art Dealers 0 0.00 0.64 0Booksellers 0 0.00 0.52 0Carpets & Flooring 1 1.43 0.55 258Catalogue Showrooms 1 1.43 0.14 1,033Charity Shops 0 0.00 2.45 0Chemist & Drugstores 1 1.43 1.13 126Childrens & Infants Wear 0 0.00 0.44 0Clothing General 5 7.14 2.12 338Crafts, Gifts, China & Glass 0 0.00 1.53 0Cycles & Accessories 0 0.00 0.24 0Department & Variety Stores 3 4.29 0.36 1,176DIY & Home Improvement 2 2.86 0.70 409Electrical & Other Durable Goods 2 2.86 1.43 199Florists 0 0.00 0.74 0Footwear 3 4.29 1.17 366Furniture Fitted 0 0.00 0.39 0Furniture General 1 1.43 0.92 155Gardens & Equipment 0 0.00 0.05 0Greeting Cards 2 2.86 0.78 368Hardware & Household Goods 0 0.00 1.47 0Jewellery, Watches & Silver 3 4.29 1.74 247Ladies & Mens Wear & Acc. 3 4.29 1.20 357Ladies Wear & Accessories 8 11.43 2.83 404Leather & Travel Goods 0 0.00 0.17 0Mens Wear & Accessories 3 4.29 0.87 490

Outlet Counts Craigavon - Rushmere Shopping (NI)

0

0

0

0

126

0

0

0

199

0

0

155

0

0

247

0

0 50 100 150 200 250



0

0

106

0

0

0

0

233

210

176

0





Craigavon - Rushmere Shopping (NI)Outlet Counts

77

0

0

0

0

0

0

0

0

0

0

0

0 50 100 150 200 250

0

0

0

105

0

0

0

0

149

0 50 100 150 200 250




0

149

0

0

0

0 50 100 150 200 250

1





Craigavon - Rushmere Shopping (NI)Outlet Counts

0

0

141

0

0

0

0

26

0

0

0

0

0 50 100 150 200 250

0

0

0

0

0

0

0

0

0

0

0 50 100 150 200 250

0 50 100 150 200 250




47

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 0 0.00 0.44 0Carpets & Flooring 8,300 1.71 0.55 309Catalogue Showrooms 11,400 2.35 0.53 447Charity Shops 0 0.00 1.55 0Chemist & Drugstores 6,600 1.36 1.55 88Childrens & Infants Wear 0 0.00 0.35 0Clothing General 57,300 11.79 3.46 341Crafts, Gifts, China & Glass 0 0.00 0.77 0Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 61,200 12.59 4.48 281DIY & Home Improvement 115,600 23.79 1.17 2,029Electrical & Other Durable Goods 14,300 2.94 1.23 240Florists 0 0.00 0.27 0Footwear 5,900 1.21 0.96 127Furniture Fitted 0 0.00 0.36 0Furniture General 2,500 0.51 1.49 35Gardens & Equipment 0 0.00 0.07 0Greeting Cards 2,900 0.60 0.52 114Hardware & Household Goods 0 0.00 3.35 0Jewellery, Watches & Silver 2,500 0.51 0.74 70Ladies & Mens Wear & Acc. 16,900 3.48 1.62 215Ladies Wear & Accessories 20,600 4.24 2.58 164Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 4,700 0.97 0.71 137

Floorspace Sq Ft Craigavon - Rushmere Shopping (NI)

0

0

0

0

88

0

0

0

240

0

127

0

35

0

114

0

70

215

164

0

137

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 2,800 0.58 0.26 221Newsagents & Stationers 6,000 1.23 0.97 128Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 18,100 3.72 1.06 352Telephones & Accessories 1,900 0.39 0.66 60Textiles & Soft Furnishings 7,600 1.56 0.50 311Toiletries, Cosmetics & Beauty Products 5,600 1.15 0.87 132Toys, Games & Hobbies 2,500 0.51 0.66 78Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 4,300 0.88 0.24 367Totals 379,500 78.09 36.34 215

137

0

221

128

0

0

0

0

60

132

78

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 2,300 0.47 0.88 54Butchers 0 0.00 0.34 0CTN 0 0.00 0.12 0Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 0 0.00 0.50 0Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 0 0.00 0.26 0Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 76,000 15.64 8.83 177Total Convenience 78,300 16.11 14.42 112

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 0 0.00 0.35 0Filling Stations 1,700 0.35 0.12 303Health & Beauty 0 0.00 3.58 0Opticians 1,300 0.27 0.78 34Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 600 0.12 0.48 25

Floorspace Sq Ft Craigavon - Rushmere Shopping (NI)

54

0

0

0

0

0

0

0

0

0

0

0

177

0 50 100 150 200 250

0

0

0

34

0

0

0

25

0 50 100 150 200 250


Repairs, Alterations & Restoration 0 0.00 0.08 0Travel Agents 800 0.16 0.52 32TV, Cable & Video Rental 100 0.02 0.00 428Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 500 0.10 0.65 16Video Tape Rental 0 0.00 0.16 0Totals 5,000 1.03 7.28 14


25

0

32

0

16

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 0 0.00 0.91 0Cafes 9,100 1.87 2.10 89Casinos & Betting Offices 0 0.00 1.06 0Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 0 0.00 1.15 0Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 6,400 1.32 2.58 51Hotels & Guest Houses 0 0.00 1.90 0Public Houses 0 0.00 3.72 0Restaurants 0 0.00 3.79 0Sports & Leisure Facilities 0 0.00 1.56 0Totals 15,500 3.19 22.76 14

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 0 0.00 0.78 0Legal Services 0 0.00 0.77 0Other Business Services 0 0.00 0.51 0Printing & Copying 0 0.00 0.20 0Property Services 0 0.00 1.78 0Retail Banks 0 0.00 3.13 0Totals 0 0.00 8.33 0

Craigavon - Rushmere Shopping (NI)Floorspace Sq Ft

0

0

89

0

0

0

0

51

0

0

0

0

0 50 100 150 200 250

0

0

0

0

0

0

0

0

0

0

0 50 100 150 200 250

0 50 100 150 200 250




16

0 50 100 150 200 250

1











DERRY/LONDONDERRY


Derry/Londonderry is the largest centre in Northern Ireland outside Belfast; it is however significantly smaller than the capital and is broadly comparable in total floorspace terms, extending approximately 137,800 sqm gross, with Ballymena and Newry.

The town centre itself is located to the northern side of the River Foyle and comprises a number of quite separate elements: The Foyleside Shopping Centre at the western end of the centre is a covered mall extending over three levels in response to the topography; the somewhat-dated two-storey Richmond Centre with entrances onto Ferryquay and Shipquay Streets and The Diamond (pictured below); Waterloo Place, a more traditional open square which forms the link between the western portion of the centre to Strand Road; and, on Strand Road, the Quayside Shopping Centre. The centre is on a hill overlooking the river, with The Diamond at the highest point in the main retail core with roads leading down to the Strand, Waterloo Place, Shipquay Place and Foyle Street at river level.

Comparison Retail: a relatively wide range of major national multiples are present in the centre, including Marks and Spencer, Debenhams, H&M, River Island, Next, Topshop, Primark, Dunnes and New Look. These are chiefly focused in the managed shopping centres, particularly Foyleside. In other parts of the centre, independent comparison occupiers are dominant, particularly on Shipquay Street and around the Diamond, including Austins Department Store. According to Experian data for 2012, comparison retail outlets made up 35% and comparison floorspace was 44% of the town centre. Convenience Retail: the food offer, estimated by Experian to extend to 8,100 sqm (gross) is dominated by the in-centre Sainsbury’s (Strand Road), Tesco in Quayside Shopping Centre and Supervalu on Waterloo Place. Other convenience shopping opportunities arise in the food hall within Marks and Spencers and Iceland store in the Foyleside Shopping Centre, together with a range of independent food shops throughout the centre. In 2012, the proportion of convenience outlets was 6% and floorsapce was 8%. Service Uses: typical of a centre of this size, there is an extensive range of service uses throughout, accounting for the majority use (almost 40%). These include the major banks and building societies, a large number food and beverage users, together with a range of cultural uses focused nearer the river including the Millennium Theatre and Guildhall Art Gallery.

155


DERRY/LONDONDERRY


Whilst space on the edge of the Central Area is relatively limited, there are a number of retail parks located outside the centre, notably those on Crescent Link and Lisnagelvin. Whilst these do include a number of operators that might struggle to find sites/premises of a sufficient size within the centre, there a number of occupiers present that might more logically be located in the Central Area including Argos, Maplin Electronics, TK Maxx and Mothercare. Other occupiers are chiefly oriented towards bulky goods including Harveys, Carpetright, DFS, Currys, Homebase, Halfords, Dreams and Toys’R’Us. In addition, there is a large Tesco store.


As set out in Appendix C, there is a significant pipeline of applications outside the Central Area with an intention to approve or formal commitments, chiefly foodstore-led proposals. Of these, there is an edge-of-centre scheme at Rossdowney Road which includes a 3,716 sqm foodstore.

However, there is no evidence of larger-scale expansion of the Central Area or redevelopment within that would give rise to a change in the retail function of the City. That said, there is scope for remodeling the dated Richmond Centre such that it achieves greater integration with The Diamond by increasing active frontage and permeability. There is evidence of redevelopment activity on Waterloo Place but the timescale for completion and likely occupiers are unknown.


There is clear evidence from the out-of-centre applications that there is appetite from the foodstore operators, including Asda, to expand their presence in Londonderry/Derry.

In comparison terms, there is limited evidence of new operators coming to the Central Area.




In Londonderry/Derry there is very limited available open market or rent review information available and it is therefore not possible to give an indication of the rental levels which prevail in the town centre at present.

Yield information is similarly scarce for the town centre. There have however been investment sales on out of centre retail stores, an initial yield of 6.04% was achieved on the sale of a foodstore investment let to Sainsbury at Strand Road and the sale of a retail warehouse at Buncrana Road occupied by B&Q had an initial yield of 7.9%. The net yields were 5.7% and 7.5% respectively.

Vacancy rates The vacancy rate in the Central Area was 16% by unit number and 14% by floorspace at the time the survey was undertaken. This is marginally higher than the Northern Ireland average. Past vacancy rates in the town centre collected by Experian Goad show that the current rate has fallen from the 2012 level of 17% and is slightly higher than the rate of 14% that prevailed in 2004, 2006 and 2008. As with most centres, the majority of vacancies are in secondary and tertiary locations and comprise chiefly smaller, less commercially attractive units. That said, there are vacancies in more central locations, including the former HMV unit in the Richmond Centre and on Waterloo Place. Additionally, there are a number of vacant units in the Quayside Shopping Centre, indicating that either it is not being very actively managed or there is some underlying issue with successfully letting the units.

Pedestrian flows

Pedestrian activity is highest on Foyleside, Ferryquay Street, Waterloo Place and The Strand, and to a lesser extent Shipquay Street. The somewhat disjointed nature of the centre is evident in the relatively low footfall between the Strand, in the east, with the rest of the centre to the west. The more peripheral streets have significantly lower footfall which appears to more local in nature.

156


DERRY/LONDONDERRY

Accessibility Significant car parking is provided adjacent to Foyleside Shopping Centre (950 spaces) on either side of Foyle Street. Further parking is provided in the Quayside Shopping Centre (multi-storey) and at surface level on Sackville Street and off the Strand.

The bus station is relatively centrally located on Foyle Street, and links the city centre with not just surrounding Northern Irish towns but also to Letterkenny and centres in the Republic. The railway station is less conveniently located to the south of the river, with no direct connection into the shopping core, other than by Bridge Street to the south (c. 1km) or the Peace Bridge to the north (c. 3km).

Safety and crime

There was limited graffiti in the city centre and whilst vacant development sites appeared to be subject to security patrols, this is not considered unusual or indicative of higher crime levels.


Londonderry/Derry’s status of 2013 City Culture has inevitably attracted significant investment in the centre, including a new footbridge over the River Foyle (Peace Bridge).

The pedestrianised public realm at Shipquay Place (pictured right and below) is notably high quality.

Elsewhere in the city, it is more varied. Notably around the Diamond and Ferryquay Street, where cars are very dominant and pavements are somewhat narrow, the quality of the environment for pedestrians is lower.

157

Survey Date:

Londonderry (NI)


28/05/2012














T il d Pl d E t t
















Londonderry - Lisnagelvin Shopping Centre (NI) 1.70Strabane (NI) 20.97Limavady (NI) 24.30#N/A 26.95Coleraine - Riverside Regional Centre (NI) 43.36






Londonderry (NI)









140

63

85

55

81

0 50 100 150 200 250

147

57

94

38

68

0 50 100 150 200 250





Outlet Counts Londonderry (NI)

53

101

206

0

156

132

57

49

112

183

0

237

0

45

58

129

0

23

0

139

59

137

144

191

0

123

0 50 100 150 200 250



0

123

164

177

64

0

28

131

0

82

141

158

164

80

0

0





Londonderry (NI)Outlet Counts

128

32

51

0

73

0

0

47

190

97

148

73

0 50 100 150 200 250

0

26

0

97

64

43

145

120

98

99

113

0 50 100 150 200 250




99

113

0

0

0

0

0 50 100 150 200 250

1




Financial & Business ServicesBuilding Societies 3 0.65 0.50 129Building Supplies & Services 0 0.00 0.52 0Business Goods & Services 2 0.43 0.03 1,559Employment & Careers 3 0.65 0.46 142Financial Services 11 2.38 1.39 171Legal Services 3 0.65 1.08 60Other Business Services 2 0.43 0.46 94Printing & Copying 0 0.00 0.34 0Property Services 5 1.08 3.43 31Retail Banks 12 2.59 2.75 94Totals 41 8.86 10.95 81

Londonderry (NI)Outlet Counts

90

100

96

47

87

96

86

96

103

131

45

80

0 50 100 150 200 250

129

0

142

171

60

94

0

31

94

0 50 100 150 200 250

0 50 100 150 200 250




159

0 50 100 150 200 250




Antique Shops 11,900 1.06 0.21 495Art & Art Dealers 4,800 0.43 0.36 120Booksellers 5,900 0.53 0.44 121Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 4,600 0.41 0.53 78Charity Shops 26,300 2.34 1.55 151Chemist & Drugstores 16,200 1.44 1.55 93Childrens & Infants Wear 300 0.03 0.35 8Clothing General 39,500 3.52 3.46 102Crafts, Gifts, China & Glass 19,300 1.72 0.77 222Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 111,600 9.95 4.48 222DIY & Home Improvement 0 0.00 1.17 0Electrical & Other Durable Goods 2,000 0.18 1.23 15Florists 2,200 0.20 0.27 72Footwear 10,600 0.94 0.96 99Furniture Fitted 0 0.00 0.36 0Furniture General 1,500 0.13 1.49 9Gardens & Equipment 0 0.00 0.07 0Greeting Cards 9,400 0.84 0.52 160Hardware & Household Goods 21,800 1.94 3.35 58Jewellery, Watches & Silver 15,100 1.35 0.74 182Ladies & Mens Wear & Acc. 42,600 3.80 1.62 235Ladies Wear & Accessories 58,900 5.25 2.58 203Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 10,200 0.91 0.71 129

Floorspace Sq Ft Londonderry (NI)

120

121

0

78

151

93

8

102

222

0

222

0

15

72

99

0

9

0

160

58

182

235

203

0

129

0 50 100 150 200 250


Music & Musical Instruments 2,600 0.23 0.09 261Music & Video Recordings 9,300 0.83 0.26 317Newsagents & Stationers 12,700 1.13 0.97 117Office Supplies 0 0.00 0.07 0Other Comparison Goods 600 0.05 0.61 9Photographic & Optical 2,000 0.18 0.08 220Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 18,800 1.68 1.06 159Telephones & Accessories 6,400 0.57 0.66 87Textiles & Soft Furnishings 8,800 0.78 0.50 156Toiletries, Cosmetics & Beauty Products 14,600 1.30 0.87 149Toys, Games & Hobbies 5,300 0.47 0.66 72Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 495,800 44.19 36.34 122

129

117

0

9

220

0

159

87

156

149

72

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 10,000 0.89 0.88 102Butchers 2,100 0.19 0.34 55CTN 3,500 0.31 0.12 262Convenience Stores 2,300 0.20 1.27 16Fishmongers 0 0.00 0.05 0Frozen Foods 8,500 0.76 0.79 96Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 0 0.00 0.50 0Health Foods 500 0.04 0.26 17Markets 4,100 0.37 0.87 42Off Licences 3,200 0.29 0.26 112Shoe Repairs Etc 2,100 0.19 0.12 157Supermarkets 51,200 4.56 8.83 52Total Convenience 87,500 7.80 14.42 54

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 500 0.04 0.35 13Filling Stations 0 0.00 0.12 0Health & Beauty 34,300 3.06 3.58 86Opticians 6,700 0.60 0.78 77Other Retail Services 3,600 0.32 0.35 93Photo Processing 800 0.07 0.06 129Photo Studio 900 0.08 0.08 104Post Offices 11,000 0.98 0.48 202

Floorspace Sq Ft Londonderry (NI)

102

55

16

0

96

0

0

17

42

112

157

52

0 50 100 150 200 250

0

13

0

86

77

93

129

104

202

0 50 100 150 200 250


,Repairs, Alterations & Restoration 400 0.04 0.08 46Travel Agents 7,200 0.64 0.52 124TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 0 0.00 0.16 0Totals 65,400 5.83 7.28 80


202

46

124

0

0

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 8,100 0.72 1.81 40Bingo & Amusements 6,900 0.61 0.91 68Cafes 21,600 1.93 2.10 92Casinos & Betting Offices 3,000 0.27 1.06 25Cinemas, Theatres & Concert Halls 18,000 1.60 1.65 97Clubs 22,400 2.00 1.15 173Disco, Dance & Nightclubs 900 0.08 0.54 15Fast Food & Take Away 30,500 2.72 2.58 105Hotels & Guest Houses 38,200 3.40 1.90 180Public Houses 35,500 3.16 3.72 85Restaurants 24,600 2.19 3.79 58Sports & Leisure Facilities 1,700 0.15 1.56 10Totals 211,400 18.84 22.76 83

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 3,000 0.27 0.39 69Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 8,100 0.72 0.02 4,732Employment & Careers 6,600 0.59 0.29 203Financial Services 15,400 1.37 0.78 176Legal Services 3,900 0.35 0.77 45Other Business Services 2,600 0.23 0.51 45Printing & Copying 0 0.00 0.20 0Property Services 5,500 0.49 1.78 28Retail Banks 23,400 2.09 3.13 67Totals 68,500 6.11 8.33 73

Londonderry (NI)Floorspace Sq Ft

40

68

92

25

97

173

15

105

180

85

58

10

0 50 100 150 200 250

69

0

203

176

45

45

0

28

67

0 50 100 150 200 250

0 50 100 150 200 250




170

0 50 100 150 200 250

1











DOWNPATRICK

Downpatrick is the County town of Down and is located approximately 25 miles south east of Belfast.

Downpatrick is located in a predominately rural area and the closest town centre competitors are Newcastle, Newry and Lisburn although the routes and travel times to these alternative centres suggest that Belfast is likely to be a popular alternative shopping destination for Downpatrick residents.


The retail and central area commercial core of Downpatrick is focused upon Market Street, St Patrick’s Avenue, English Street, Irish Street, Scotch Street and Church Street.

The majority of retail premises are located within the ground floor of traditional properties and there has been some limited more recent infill redevelopment to provide more modern retail/commercial space.

Overall, Downpatrick has a reasonable range and choice of both convenience and comparison shops and the majority of retailers are independents.

Convenience Retail: The main food store within Downpatrick town centre is Lidl which comprises a modern infill redevelopment supported by off-street customer car parking. Outside the town centre, there is a large Asda store on the Downe Retail Park.

Other food shopping is provided by independent retailers and the town centre has a range of butchers, a greengrocer, a baker, health food store, off-licences and CTN’s. Overall, there are 17 convenience outlets within the town centre which comprises 7% of all outlets.

Comparison Retail: Downpatrick has 60 comparison goods outlets which equate to around 25% of the town’s overall outlets. There is a viable mix of comparison goods shopping and the town centre has a range of clothing and footwear stores including national multiples Top Shop/Dorothy Perkins, DV8 and Heatons (department store) independent menswear, ladies wear and footwear retailers. Other multiple retailers include B&M Bargains, Boots, Superdrug and Gordons the Chemist. Outside the town centre at the Downe Retail Park there are larger retail outlets including New Look, Peacocks, Argos and Poundstretcher. The town’s other comparison goods offer includes a range of

168


DOWNPATRICK

florists, jewellers, sports, homeware and hardware stores.

Service Uses: Within Downpatrick, the predominant town centre use is retail service comprising around 45% of all outlets. The town supports all of the main high street banks, a range of food and beverage offer, hair and beauty salons and financial and professional service uses.

Other Uses: There are civic and tourist/leisure uses around the town including the St Patrick’s Centre museum and art/exhibition centre, campus buildings for the South Eastern Regional College, Down Leisure Centre, Down Arts Centre Theatre, offices, churches, bus station, a large police station and some residential properties mixed within the fringes of the retail/commercial frontage.


Close to but outside the main town centre area, there is a substantial quantum of retail floorspace at the Down Retail Park (Ballyduggan Road) which is anchored by an Asda superstore (4,550sqm gross/2,480sqm sales area) and includes a further seven retail warehouses occupied by Harry Corry, Peacocks, Poundstretcher, Newlook, Argos, Halfords. One unit was vacant in April 2013. The retail park also has a McDonalds fast food outlet and an Asda PFS.


There has been some recent development within the town centre including the construction of the Grove Shopping Centre on Market Street. The centre is anchored by B&M Bargains but also has a number of vacancies.

The town centre is relatively constrained and does not present any obvious re development or town centre expansion opportunities. There are some buildings which are not in particularly good condition and small vacant plots which do provide some infill opportunities. The most notable of these is the semi-derelict property at the junction of Market Street and St Patrick’s Avenue which together with adjoining rear yard would benefit from redevelopment to improve the streetscape at this prominent gateway location.


From our most recent survey, there have been some recent vacancies and some relocations within the centre e.g. NPO (stationery and cards) relocated from 5b Market Street to a larger unit on the opposite side of the road previously occupied by Easons.

Apart from relocations, there are no indications from shop fitting activity that new retailers are coming into the town centre.

Shopping rents and commercial

The Northern Ireland retail market is currently and generally in poor shape and there are a limited number of transactions being reported. In such circumstances analysing rental levels with any degree of accuracy or reliability is difficult, particularly as many deals that are being done are at

169


DOWNPATRICK

yields distressed levels of rent, often in circumstances where landlords are content to shed vacant rate liability.


In Downpatrick there is very limited recent open market or rent review information available and it is therefore not possible to give an indication of the rental levels which prevail in the town centre at present. The details of open market lettings that are available relating to Market Street and St Patrick’s Avenue indicate recent lettings at rents between £9 psf and £12.50 psf on an overall area basis.

Yield information is similarly scarce for Downpatrick town centre. The sales that are recorded show a wide range of yields reflecting lease term and occupier profile. The net yields range from 15.5% on Irish Street to 7.8% on Market Street.

Vacancy rates Based upon Experian Goad data, the vacancy rate in Downpatrick was 15% of the total number of units based upon their 2012 survey. Historically, the time series data indicates that the proportion of vacant properties has been relatively similar across the surveys undertaken by Goad over the last decade, with a vacancy rate in 2003 of 15%, falling in 2005 to 11%, increasing in 2008 to 16%.

Our 2013 survey update found 37 vacant units equivalent to a vacancy rate of 14%, which suggests that the vacancy rate has fallen slightly since 2012.

In terms of distribution, the greatest concentrations of vacant premises within the town centre are on Irish Street and Scotch Street, although we regard this as secondary pitch and the units are small. There are also a disproportionate number of vacant premises at the recently developed Grove Shopping Centre.

The shopping core of the town centre on Market Street has relatively few vacant units.

Commercial yields

No investment deal information is available to provide a clear understanding of the yield on retail property in Downpatrick.

Pedestrian flows

Pedestrian activity is strongest along Market Street with lesser but still viable flows on St Patrick’s Avenue.

Irish Street, Scotch Street, English Street and Church Street are generally quiet.

Pedestrian movement around the town centre is easy, pavements are a generous width and well maintained. There is some pedestrian/vehicular conflict as Market Street is a very busy main vehicular route.

Accessibility Good vehicular accessibility with clear direction signage for town centre and its car parks.

Ample, well used on street limited stay car parking. Off street car parks (pay and display) are used by shoppers and longer stay visitors.

The bus station at southern end of Market Street appeared well utilised and provides both local buses and longer distances coach routes.

Safety and crime

No observed signs of crime or shopper safety issues.

There is a large main police station, located on Irish Street and the town centre has CCTV coverage.

No notable graffiti or vandalism.

170


DOWNPATRICK


The overall streetscape and hard landscape environment in Downpatrick is good.

Pavements have been recently re-laid in good quality materials and street furniture and lighting enhances overall quality of the environment.

The secondary shopping streets and Irish Street in particular have attractive architecture.

Most shop fronts are well kept although some of the secondary shopping areas have vacant units which are in poor condition.

The vacant property at junction of St Patrick’s Avenue and Market Street which was mentioned earlier is a landmark/gateway location to the town centre and it would benefit the town centres streetscene if this properties condition was improved or redeveloped.

171

Survey Date:

Downpatrick (NI)


18/10/2012














T il d Pl d E t t
















Newcastle (NI) 17.02Lisburn - Sprucefield Centre (NI) 28.80Forestside (NI) 29.07Lisburn (NI) 29.50Newtownards - Ards Shopping Centre (NI) 29.51






Downpatrick (NI)









100

107

79

60

157

0 50 100 150 200 250

95

143

55

32

161

0 50 100 150 200 250





Outlet Counts Downpatrick (NI)

0

143

0

83

75

162

103

22

90

0

126

66

64

124

118

0

0

0

59

187

53

76

162

0

105

0 50 100 150 200 250



0

105

0

0

68

0

118

0

0

58

37

67

50

56

163

222





Downpatrick (NI)Outlet Counts

49

0

108

0

0

150

0

99

0

0

104

0 50 100 150 200 250

0

112

63

102

0

0

0

0

210

48

0 50 100 150 200 250




210

48

0

0

183

0

0 50 100 150 200 250

1





Downpatrick (NI)Outlet Counts

0

68

99

184

0

153

73

147

42

170

0 50 100 150 200 250

0

0

101

198

85

0

53

117

0 50 100 150 200 250

0 50 100 150 200 250




151

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 1,400 0.28 0.36 80Booksellers 0 0.00 0.44 0Carpets & Flooring 6,700 1.36 0.55 246Catalogue Showrooms 1,400 0.28 0.53 54Charity Shops 4,600 0.93 1.55 60Chemist & Drugstores 9,800 1.99 1.55 129Childrens & Infants Wear 700 0.14 0.35 40Clothing General 9,000 1.83 3.46 53Crafts, Gifts, China & Glass 3,700 0.75 0.77 97Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 23,000 4.67 4.48 104DIY & Home Improvement 3,100 0.63 1.17 54Electrical & Other Durable Goods 6,500 1.32 1.23 108Florists 1,900 0.39 0.27 142Footwear 4,200 0.85 0.96 89Furniture Fitted 0 0.00 0.36 0Furniture General 0 0.00 1.49 0Gardens & Equipment 0 0.00 0.07 0Greeting Cards 1,100 0.22 0.52 43Hardware & Household Goods 30,700 6.23 3.35 186Jewellery, Watches & Silver 1,700 0.35 0.74 47Ladies & Mens Wear & Acc. 9,900 2.01 1.62 124Ladies Wear & Accessories 10,700 2.17 2.58 84Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 5,400 1.10 0.71 155

Floorspace Sq Ft Downpatrick (NI)

0

80

0

246

54

60

129

40

53

97

0

104

54

108

142

89

0

0

0

43

186

47

124

84

0

155

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 4,600 0.93 0.97 96Office Supplies 0 0.00 0.07 0Other Comparison Goods 1,200 0.24 0.61 40Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 500 0.10 1.06 10Telephones & Accessories 1,200 0.24 0.66 37Textiles & Soft Furnishings 5,300 1.08 0.50 214Toiletries, Cosmetics & Beauty Products 1,400 0.28 0.87 32Toys, Games & Hobbies 1,400 0.28 0.66 43Vehicle & Motorcycle Sales 200 0.04 0.56 7Vehicle Accessories 1,200 0.24 0.24 101Totals 152,500 30.95 36.34 85

155

0

0

96

0

40

0

0

10

37

214

32

43

7

101



Convenience Floorspace Area % Base % IndexBakers & Confectioners 3,400 0.69 0.88 79Butchers 3,600 0.73 0.34 216CTN 0 0.00 0.12 0Convenience Stores 2,300 0.47 1.27 37Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 2,000 0.41 0.15 277Grocers & Delicatessens 0 0.00 0.50 0Health Foods 700 0.14 0.26 55Markets 0 0.00 0.87 0Off Licences 2,900 0.59 0.26 230Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 65,000 13.19 8.83 149Total Convenience 79,900 16.22 14.42 112

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 2,500 0.51 0.35 146Filling Stations 2,500 0.51 0.12 439Health & Beauty 14,500 2.94 3.58 82Opticians 2,800 0.57 0.78 73Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Downpatrick (NI)

79

216

0

37

0

0

0

55

0

230

0

149

0 50 100 150 200 250

0

146

82

73

0

0

0

0

0 50 100 150 200 250




0

78

55

0

0

47

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 6,500 1.32 0.91 145Cafes 4,900 0.99 2.10 47Casinos & Betting Offices 4,100 0.83 1.06 78Cinemas, Theatres & Concert Halls 3,500 0.71 1.65 43Clubs 8,200 1.66 1.15 144Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 18,300 3.71 2.58 144Hotels & Guest Houses 2,500 0.51 1.90 27Public Houses 17,000 3.45 3.72 93Restaurants 6,200 1.26 3.79 33Sports & Leisure Facilities 26,200 5.32 1.56 342Totals 97,400 19.77 22.76 87

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 12,200 2.48 0.47 524Business Goods & Services 0 0.00 0.02 0Employment & Careers 500 0.10 0.29 35Financial Services 6,300 1.28 0.78 164Legal Services 5,100 1.04 0.77 134Other Business Services 0 0.00 0.51 0Printing & Copying 2,800 0.57 0.20 289Property Services 3,300 0.67 1.78 38Retail Banks 16,900 3.43 3.13 110Totals 47,100 9.56 8.33 115

Downpatrick (NI)Floorspace Sq Ft

0

145

47

78

43

144

0

144

27

93

33

0 50 100 150 200 250

0

0

35

164

134

0

38

110

0 50 100 150 200 250

0 50 100 150 200 250




174

0 50 100 150 200 250

1











DUNGANNON

Dungannon is a located in County Tyrone and is approximately 40 miles to the west of Belfast. The nearest competing town centres to Dungannon are Cookstown around 20 miles to the north, Craigavon and Portadown approximately 25 miles to the east, Armagh around 25 miles to the south and Omagh 30 miles to the west.


Dungannon town centre is based around Market Square and Scotch Street which together form an elongated shopping and commercial thoroughfare. Other shopping and commercial streets connecting into this thoroughfare include Church Street, Thomas Street, Irish Street.

There is a relatively steep gradient from Market Square down to Railway Road at the bottom of Scotch Street.

Generally retail provision in Dungannon is of mixed quality and whilst there is a range of shops there is limited depth of choice.

Convenience Retail: Within the town centre there are Iceland and Lidl supermarkets, these are supported by smaller traditional convenience goods retailers including butchers, bakers, grocers and CTN’s. On the edge of the town centre at the bottom of Scotch Street there is a Tesco Superstore with a petrol filling station. In 2013, there were 12 convenience retailers in the town centre which equates to 7% of the overall composition of the town centre. Historical analysis of the town centres composition indicates that the number of convenience retailers within the town centre has increased marginally as it was at 6% in 2004, 2006 and 2009.

Comparison Retail: Dungannon town centre has a limited number of national multiple comparison goods retailers, those present include: New Look, Peacocks, United Colours of Benetton, Boots and Poundland. Regional multiple traders include Menarys department store and Gordons Chemists.

The local independent sector does bolster the comparison goods shopping provision to some extent, particularly clothing and footwear as there are a number of small boutique type stores and mens outfitters. The town centre also has some specialist and niche retail including Stewarts Music Store. Comparison goods shopping at 27% comprises a relatively small proportion of Dungannon’s overall town centre composition and is low also compared to the average across the Northern Ireland towns we have reviewed. The comparison goods composition rate has declined from a rate of 30% in 2004.

Service Uses: Service uses are the most dominant class of town centre use in Dungannon. The town centre comprised 45% service uses in 2013 and this rate has been relatively stable across the historical analysis we have prepared. The service uses include a range of food and beverage outlets, financial and professional services, beauty and hair salons, retail banks and estate agents. Whilst the service sector is the main element of the town centres composition, it does not have a dominant feel.

182


DUNGANNON

Other Uses: Dungannon has a good range of public buildings including the Hill of the O’Neill Arts and Visitor Centre at Market Square, a number of churches within and around the town centre, a library, offices and some residential.


Edge of town centre there is a Tesco superstore (3,680sqm gross) at Beech Valley located the lower end of Scotch Street and adjacent to this there is a vacant free-standing A3 unit which was previously occupied by Pizza Hut.

Outside the town centre to the north, there is a Sainsbury superstore at Oaks Road, which anchors the Oaks Shopping Centre. The shopping centre is enclosed and other retailers include Boots, Semi-Chem, Poundland and Internationale. The Oaks Shopping Centre also has a post office and 6 screen cinema.

South of Dungannon at Moygasnel there is the Linen Green Designer Village which comprises a mix of ‘outlet’ retailing, gift shops, service and food and beverage uses together with a visitor centre.


Around the top of the town at Market Square and Castle Hill there is limited scope for expansion or redevelopment given the historic and constrained physical geography. Although the Post Office building in the eastern corner of Market Square is vacant and could potentially be redeveloped. Similarly, Scotch Street because of the gradient and existing street pattern does not lend itself to any form of significant redevelopment.

Some expansion to the town centre has already taken place with the development of Lidl and Argos at John Street. Similarly, the Tesco at Beech Valley has taken up a large potential development site.

There is a redevelopment site on Georges Street, which backs onto the Argos and Lidl developments that appears to have been vacant and for sale for since 2010. This site has planning consent for a mixed retail and residential development.

Given the recent developments of Tesco, Lidl and Argos and the relative paucity of available sites within the town centre we consider that in the short and medium term there is limited scope for the town centre to be expanded.

183


DUNGANNON


Dungannon town centre has a limited number of national multiples and a low overall number of retail units relative to its overall size.

Our visits to the centre identified some newly vacant units and there was little evidence of recent lettings or shop-fitting taking place.




In Dunganon there is very limited recent open market or rent review information available and it is therefore not possible to give an indication of the rental levels which prevail in the town centre at present. The few details of open market lettings and lease renewals that are available relating to Scotch Street and Church Street do indicate that there has been a significant fall in rents. The limited deals available indicate overall rents ranging from £7 psf to £12.50 psf. Zone A rents on Scotch Street are in the order of £18 psf ITZA.

Yield information is also limited for Downpatrick town centre. The only recent transaction relates to a bank premises on Scotch Street which achieved an initial yield of around 7%.

Vacancy rates We identified 22 vacant units in Dungannon town centre which equates to a vacancy rate of 13%. Looking back, the historical composition data shows that this has increased from 9% in 2006 and 2009.

Vacancies are spread throughout the town centre but there is a concentration of vacancies at the lower end of Scotch Street. Some vacancies appear to be long term and in poor condition.

Pedestrian flows

Dungannon has reasonable level of pedestrian activity throughout the tow centre, the busiest areas were the lower end of Market Square and upper part of Scotch Street, this reflects what we consider to be Dungannon’s core retail area.

The quietest locations were Church Street and Thomas Street.

Accessibility Access to Dungannon appears primarily by car, although there are bus stops throughout the town centre and a bus station at the bottom of Scotch Street.

Free, time limited car parking is available on street and is well utilised by shoppers and visitors, longer stay off-street pay and display car parking is also available but this did not seem to be as heavily used.

Pedestrian movement around the town centre is generally easy although the gradient and narrow pavements are likely to be an issue for the elderly and the town centres narrow streets are also busy with local and through traffic.

Safety and crime

Overall, whilst the town centre felt safe, there were some signs signs of vandalism e.g. damaged shop fronts.

184


DUNGANNON


The Market Square area has some fine buildings and provides some public open space and has some landscaped seating areas with tree planting. The rest of the town centre has limited seating and planting provision due to the narrow streets.

The hard landscape of the town centre is poor compared to other centres we have reviewed and the pavements and street furniture and signage are in poor condition with some damage in places, overall there is no consistent theme to hard/soft landscaping.

185

Survey Date:

Dungannon (NI)


17/08/2009














T il d Pl d E t t
















Cookstown (NI) 16.00Armagh (NI) 18.93Portadown (NI) 22.98Craigavon - Rushmere Shopping (NI) 25.27Lurgan (NI) 28.64






Dungannon (NI)









108

114

126

32

135

0 50 100 150 200 250

74

208

47

34

115

0 50 100 150 200 250





Outlet Counts Dungannon (NI)

0

0

125

0

107

173

0

247

43

179

94

91

0

168

71

0

84

133

75

0

231

0

224

0 50 100 150 200 250



0

224

0

0

0

0

0

0

0

82

0

0

0

0

0

0





Dungannon (NI)Outlet Counts

35

191

0

0

222

0

139

142

0

146

0

148

0 50 100 150 200 250

0

159

98

97

0

0

0

148

205

0 50 100 150 200 250




205

0

0

130

0

0

0 50 100 150 200 250

1





Dungannon (NI)Outlet Counts

91

151

32

47

0

194

0

48

0

140

60

0

0 50 100 150 200 250

130

0

0

143

121

0

152

119

0 50 100 150 200 250

0 50 100 150 200 250




81

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 900 0.29 0.44 67Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 7,900 2.55 0.53 486Charity Shops 5,100 1.65 1.55 106Chemist & Drugstores 5,300 1.71 1.55 111Childrens & Infants Wear 0 0.00 0.35 0Clothing General 19,800 6.39 3.46 185Crafts, Gifts, China & Glass 2,300 0.74 0.77 96Cycles & Accessories 900 0.29 0.18 159Department & Variety Stores 14,100 4.55 4.48 102DIY & Home Improvement 3,300 1.07 1.17 91Electrical & Other Durable Goods 1,700 0.55 1.23 45Florists 0 0.00 0.27 0Footwear 7,200 2.32 0.96 243Furniture Fitted 7,400 2.39 0.36 664Furniture General 3,400 1.10 1.49 74Gardens & Equipment 0 0.00 0.07 0Greeting Cards 2,700 0.87 0.52 166Hardware & Household Goods 4,300 1.39 3.35 41Jewellery, Watches & Silver 1,800 0.58 0.74 79Ladies & Mens Wear & Acc. 0 0.00 1.62 0Ladies Wear & Accessories 10,400 3.36 2.58 130Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 8,500 2.74 0.71 389

Floorspace Sq Ft Dungannon (NI)

0

0

67

0

106

111

0

185

96

159

102

91

45

0

243

74

0

166

41

79

0

130

0

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 2,100 0.68 1.06 64Telephones & Accessories 0 0.00 0.66 0Textiles & Soft Furnishings 0 0.00 0.50 0Toiletries, Cosmetics & Beauty Products 0 0.00 0.87 0Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 109,100 35.22 36.34 97

0

0

0

0

0

0

0

64

0

0

0

0

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 1,000 0.32 0.88 37Butchers 1,000 0.32 0.34 95CTN 300 0.10 0.12 81Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.05 0Frozen Foods 8,400 2.71 0.79 345Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 900 0.29 0.50 58Health Foods 300 0.10 0.26 37Markets 0 0.00 0.87 0Off Licences 800 0.26 0.26 101Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 58,200 18.79 8.83 213Total Convenience 70,900 22.89 14.42 159

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 1,400 0.45 0.35 130Filling Stations 900 0.29 0.12 251Health & Beauty 9,700 3.13 3.58 88Opticians 1,400 0.45 0.78 58Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 1,400 0.45 0.48 93

Floorspace Sq Ft Dungannon (NI)

37

95

81

0

0

0

58

37

0

101

0

213

0 50 100 150 200 250

0

130

88

58

0

0

0

93

0 50 100 150 200 250


,Repairs, Alterations & Restoration 500 0.16 0.08 207Travel Agents 1,800 0.58 0.52 113TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 1,800 0.58 0.65 90Video Tape Rental 0 0.00 0.16 0Totals 18,900 6.10 7.28 84


93

207

113

0

0

90

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 2,000 0.65 1.81 36Bingo & Amusements 3,800 1.23 0.91 135Cafes 2,900 0.94 2.10 45Casinos & Betting Offices 700 0.23 1.06 21Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 12,800 4.13 1.15 359Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 3,400 1.10 2.58 42Hotels & Guest Houses 0 0.00 1.90 0Public Houses 10,500 3.39 3.72 91Restaurants 16,800 5.42 3.79 143Sports & Leisure Facilities 0 0.00 1.56 0Totals 52,900 17.08 22.76 75

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 1,400 0.45 0.39 117Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 900 0.29 0.29 100Financial Services 5,900 1.90 0.78 244Legal Services 1,600 0.52 0.77 67Other Business Services 0 0.00 0.51 0Printing & Copying 2,400 0.77 0.20 395Property Services 7,400 2.39 1.78 134Retail Banks 12,700 4.10 3.13 131Totals 32,300 10.43 8.33 125

Dungannon (NI)Floorspace Sq Ft

36

135

45

21

0

0

42

0

91

143

0

0 50 100 150 200 250

117

0

0

100

244

67

0

134

131

0 50 100 150 200 250

0 50 100 150 200 250




82

0 50 100 150 200 250

1











ENNISKILLEN


Convenience shopping provision: other than Iceland, none of the national foodstore operators are present in the town centre. There is a good level of independence convenience retail including two butchers, two greengrocers, a bakery, a fishmonger, several small convenience stores and a health food shop. Convenience outlets comprised 6% and floorspace was 21% in 2012.

Comparison shopping provision: there are a range of clothing and footwear retailers (alongside a number national multiples identified below, Houstons, SD Kells) and clothing –led department stores throughout the traditional town centre. Other comparison sectors represented include chemists/pharmacies, homewares, sports goods, books/stationery and phone shops. In composition terms comparison outlets were 42% of the total town centre premises and 46% in floorspace terms in 2012.

Service uses: there is a large range of banks, building societies, financial advisors, solicitors and estate agents within the centre. Restaurant provision is limited; although there is a range of pubs, cafes and takeaways. Other services available include dry cleaners and alterations services, along with a wide selection of hairdressers and beauty salons, as well as dentists, located primarily in smaller side streets and small units at the periphery of the main shopping areas.

The Buttermarket (pictured right), to the north of the High Street, provides niche arts and craft space across 16 small units.


There is significant edge-of-centre floorspace: the A4 (Shore Road/Friths Pass) effectively divides the traditional Primary Shopping Area focused on the High Street/Townhill Street/East Bridge Street from the both the older secondary areas on Bellmore Street and the newer developments of the Fair Green Shopping Centre (Dunnes Stores) and Erneside Shopping Centre (anchored by M&S).

Tesco (2,119 sqm net) and Asda (3,735 sqm net sales) both have out-of-centre representation off Derrychara Road. In addition, there is small terrace of retail warehouse units to the north of Fair Green Shopping Centre: one is current vacant, the other two are occupied by Currys and Lidl (recently refurbished).

In addition, there is a terrace of mixed bulky goods/trade counter uses housed in 12 units (including two vacancies) on Derrychara Link.


Within the traditional town centre, there are limited development opportunities. Vacant units are not of a significant size nor is there any clustering.

It is understood that an expansion of Erneside Shopping Centre was completed in 2008. Additionally, local press indicates that there is a current application for a modest extension to the Erneside Shopping Centre (c. 2,000 sqm) but would provide more a substantive leisure offer

196


ENNISKILLEN

including a cinema and restaurant space.

There is scope for the vacant unit on the Railway Junction development to be occupied. Given the neighbouring Lidl, it is expected that the permission on the site is open so could be attractive to either a comparison or convenience goods retailer. That said, the unit appears to have been vacant for some time, suggesting that rental levels are not viable in the short term.


National multiples in the traditional centre include: Topshop, Evans, Boots, B&M Bargains, Edinburgh Woollen Mill, SD Kells, Heatons, Dorothy Perkins, Burton, Specsavers and Iceland. However, it is notable that the majority are located in Erneside Shopping Centre (namely M&S, Monsoon, Accessorize, Superdrug, River Island, Argos, Poundland, Next, Semichem, Barratts, H Samuel, The Perfume Shop, Lakeland and Holland and Barratt).

There is no evidence of new retailers coming to the town centre.




In Enniskillen we have details of three open market lettings in 2012/2013 these point to current rental values being around £10 to £13 psf on an overall basis. This limited number of reported transactions means that it is not possible with any reliability to give an indication of the rental levels which prevail in the town centre at present. Sales are also subdued and there is limited yield information available. The sale of premises on East Bridge Street in December 2012 comprising retail and offices had an initial yield of 14.7% and a net yield taking account of purchasers costs of 14%.

Vacancy rates At the time of visiting (April 2013), there were 22 vacant units, this corresponds to a vacancy rate of 7%. . Data on previous vacancy rates from Experian Goad shows vacancy rates have fluctuated around 7% to 10% over the period 2003 to 2012. The only notable concentration was in the secondary shopping area on Belmore Street (6 units), comprising low quality, small units. In addition, there was evidence of formerly retail/vacant premises being converted into residential dwellings, pointing towards a shift in the focus of the retail centre.

Other vacancies include on the edge-of-centre Railway Junction Retail Park and former cinema on Forthill Street, as well as on the peripheral strip of trade counters on Derrychara Link. There are 6 vacant units scattered along the main shopping street (East Bridge Street, Town Hall Street and High Street) but none are of significant size and are considered indicative of a normal degree of ‘churn’ within the town centre.

Pedestrian flows

Pedestrian flows are highest on the High Street and Town Hill Street. There is also evidence of people linking trips with the town centre and Erneside Shopping Centre, with a regular stream of footfall down Regal Pass and over the river footbridge.

Footfall is more limited Forthill Street, where traffic is heavy.

The quality of linkages between the out-of-centre foodstores and the main town centre is poor. This

197


ENNISKILLEN

is manifest in the limited pedestrian footfall coming to and from the stores.

Accessibility The centre is located on A4 and serves a wide rural catchment, including exerting influence across the border into Ireland.

There is ample car parking available around the town centre: free parking is available in the superstore and Fair Green Shopping Centre car parks, subject to a 2-3 hour time limit. Elsewhere, there are charges in place; however, these are not substantial. There is also on-street parking on the main High Street area (pictured right).

The Ulsterbus station is located to the south of Shore Road (A4), with reasonable pedestrian linkage across the main road into the town centre via Eden Street.

There is no railway station in the town.

Safety and crime

There are no obvious signs of crime or graffiti in the centre.


There has been investment in the public realm in pedestrianised area of Eden Street, The Diamond and Water Street, outside the Council offices (pictured left).

Whilst not subject to the same level of investment, the environment on Townhill Street and the High Street is pleasant and not heavily trafficked, lined with reasonable quality buildings.

The quality of linkages to Erneside Shopping Centre is high and the bridge over the river provides an attractive route for pedestrians.

The pedestrian environment is notably poor at the junction of Belmore Street, Forthill Street, Dublin Road and Frith Pass, with limited crossing opportunities over the busy road (pictured below).

198


ENNISKILLEN

199

Survey Date:

Enniskillen (NI)


16/10/2012














T il d Pl d E t t
















Omagh (NI) 35.75#N/A 43.18#N/A 44.54Strabane (NI) 54.73#N/A 55.01






Enniskillen (NI)









147

52

57

76

63

0 50 100 150 200 250

106

150

42

38

83

0 50 100 150 200 250





Outlet Counts Enniskillen (NI)

80

125

59

236

107

144

147

93

170

137

140

114

88

167

0

106

0

42

133

151

191

162

0

149

0 50 100 150 200 250



0

149

0

0

48

0

168

0

0

165

107

48

142

121

116





Enniskillen (NI)Outlet Counts

18

143

0

51

111

107

35

142

73

75

111

0 50 100 150 200 250

0

40

150

90

97

0

219

0

68

0 50 100 150 200 250




68

0

65

197

201

0 50 100 150 200 250

1





Enniskillen (NI)Outlet Counts

45

151

40

71

0

194

0

109

52

128

60

121

0 50 100 150 200 250

130

63

0

0

141

182

71

0

48

95

0 50 100 150 200 250

0 50 100 150 200 250




97

0 50 100 150 200 250




Antique Shops 2,100 0.23 0.21 107Art & Art Dealers 5,200 0.57 0.36 160Booksellers 3,900 0.43 0.44 98Carpets & Flooring 3,500 0.38 0.55 69Catalogue Showrooms 5,900 0.65 0.53 123Charity Shops 13,900 1.52 1.55 98Chemist & Drugstores 16,700 1.83 1.55 118Childrens & Infants Wear 4,200 0.46 0.35 131Clothing General 16,400 1.79 3.46 52Crafts, Gifts, China & Glass 7,000 0.77 0.77 99Cycles & Accessories 1,400 0.15 0.18 84Department & Variety Stores 93,100 10.18 4.48 227DIY & Home Improvement 4,700 0.51 1.17 44Electrical & Other Durable Goods 17,300 1.89 1.23 154Florists 1,100 0.12 0.27 44Footwear 9,700 1.06 0.96 111Furniture Fitted 0 0.00 0.36 0Furniture General 9,100 1.00 1.49 67Gardens & Equipment 0 0.00 0.07 0Greeting Cards 1,100 0.12 0.52 23Hardware & Household Goods 36,900 4.03 3.35 120Jewellery, Watches & Silver 10,300 1.13 0.74 152Ladies & Mens Wear & Acc. 31,900 3.49 1.62 216Ladies Wear & Accessories 32,900 3.60 2.58 139Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 8,600 0.94 0.71 133

Floorspace Sq Ft Enniskillen (NI)

107

160

98

69

123

98

118

131

52

99

84

227

44

154

44

111

0

67

0

23

120

152

216

139

0

133

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 11,000 1.20 0.97 124Office Supplies 0 0.00 0.07 0Other Comparison Goods 10,400 1.14 0.61 187Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 11,800 1.29 1.06 122Telephones & Accessories 7,500 0.82 0.66 125Textiles & Soft Furnishings 2,700 0.30 0.50 59Toiletries, Cosmetics & Beauty Products 15,000 1.64 0.87 188Toys, Games & Hobbies 4,900 0.54 0.66 81Vehicle & Motorcycle Sales 9,700 1.06 0.56 189Vehicle Accessories 6,300 0.69 0.24 285Totals 416,200 45.51 36.34 125

133

0

0

124

0

187

0

0

122

125

59

188

81

189



Convenience Floorspace Area % Base % IndexBakers & Confectioners 3,100 0.34 0.88 39Butchers 4,700 0.51 0.34 152CTN 0 0.00 0.12 0Convenience Stores 4,900 0.54 1.27 42Fishmongers 600 0.07 0.05 134Frozen Foods 2,800 0.31 0.79 39Greengrocers 2,200 0.24 0.15 164Grocers & Delicatessens 1,400 0.15 0.50 31Health Foods 4,000 0.44 0.26 169Markets 3,500 0.38 0.87 44Off Licences 1,500 0.16 0.26 64Shoe Repairs Etc 700 0.08 0.12 64Supermarkets 168,400 18.41 8.83 208Total Convenience 197,800 21.63 14.42 150

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 1,300 0.14 0.35 41Filling Stations 4,000 0.44 0.12 379Health & Beauty 14,800 1.62 3.58 45Opticians 6,500 0.71 0.78 91Other Retail Services 0 0.00 0.35 0Photo Processing 200 0.02 0.06 39Photo Studio 900 0.10 0.08 127Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Enniskillen (NI)

39

152

0

42

134

39

164

31

169

44

64

64

208

0 50 100 150 200 250

0

41

45

91

0

39

127

0

0 50 100 150 200 250


Repairs, Alterations & Restoration 2,400 0.26 0.08 337Travel Agents 1,800 0.20 0.52 38TV, Cable & Video Rental 100 0.01 0.00 227Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 3,300 0.36 0.65 56Video Tape Rental 2,800 0.31 0.16 196Totals 38,100 4.17 7.28 57

Other Retail Floorspace Area % Base % IndexOther Retail Outlets 2,400 0.26 0.12 219

0

38

227

0

56

196

219

200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 2,100 0.23 1.81 13Bingo & Amusements 2,700 0.30 0.91 32Cafes 7,100 0.78 2.10 37Casinos & Betting Offices 2,500 0.27 1.06 26Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 14,100 1.54 1.15 134Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 22,800 2.49 2.58 96Hotels & Guest Houses 5,100 0.56 1.90 29Public Houses 29,200 3.19 3.72 86Restaurants 16,400 1.79 3.79 47Sports & Leisure Facilities 400 0.04 1.56 3Totals 102,400 11.20 22.76 49

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 6,700 0.73 0.39 189Building Supplies & Services 400 0.04 0.47 9Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 7,500 0.82 0.78 105Legal Services 13,800 1.51 0.77 196Other Business Services 600 0.07 0.51 13Printing & Copying 0 0.00 0.20 0Property Services 12,100 1.32 1.78 74Retail Banks 32,200 3.52 3.13 113Totals 73,300 8.02 8.33 96

Enniskillen (NI)Floorspace Sq Ft

13

32

37

26

0

134

0

96

29

86

47

3

0 50 100 150 200 250

189

9

0

0

105

196

13

0

74

113

0 50 100 150 200 250

0 50 100 150 200 250




91

0 50 100 150 200 250

1











LARNE


Comparison Retail: Overall, Larne town centre has a reasonable level of town centre diversity with a fair representation of multiple and independent retailers. In terms of its comparison retail offer, the focus for activity is the Laharna Retail Park at Circular Road which is home to is home to Argos, B&M Bargains, New Look and Peacocks Clothing. In the town centre there is a reasonable range of comparison stores, with Dunnes Stores and Superdrug present on Main Street.

Convenience Retail: The convenience retail offer in Larne town centre is fair, with a Lidl supermarket at Laharna Retail Park and Iceland and Costcutter stores on Point Street being the focus for food shopping in the centre. In addition there are also a number of independent food traders in the town centre, including five butchers, two bakers and a greengrocers.

Service Uses: The town has an expansive retail services offer with banks, café’s, public houses, hairdressing and beauty stores, estate agents, opticians and hot food takeaways, helping to support the vitality and viability of the town centre.


Outwith Larne town centre at Circular Road is a large Asda supermarket which has an extensive convenience and comparison goods offer and is highly accessible, offering a particularly convenient offer for those travelling by private car.


From our study visit, it is apparent that there is significant physical scope for Larne town centre to grow and change. Towards the eastern end of the town centre there are vacant sites on Main Street and also a number of business premises which could offer redevelopment potential for town entre uses. During our survey we did not observe any evidence of new retailers coming to the town centre although there was evidence that Abbey National, Poundstretcher and Dorothy Perkins had recently vacated premises in the town centre.

210


LARNE


In terms of multiple representation, Larne town centre a number of national multiples, including Lidl, Argos, New Look, B&M Bargains, New Look, Peacocks Clothing, Dunnes Stores and Superdrug. The majority of the multiples are located in the Laharna Retail Park on Circular Road which provides large format modern retail units that are well suited to the requirements of many national multiples.

Shopping rents and commercial yield



In Larne there are some open market lettings and lease renewals in 2012/2013 for premises on Main Street which show a range of headline rents ranging from £18 psf to £24.50 psf ITZA. These lettings are subject to rent free periods and the net effective rents are therefore lower. The lease renewals show a discount of around 25% on previous rental levels.

There are no recent retail property transactions, we cannot therefore comment upon current/prevailing retail property yields in Larne.

Vacancy rates During our survey we observed a total of 55 vacant units in the town centre, accounting for approximately 21% of all retail units in the town centre. There was a significant concentration of vacant premises along Point Street and Dunluce Street, although many of these were small premises and a number were in need of significant upgrading and investment in order to bring them back into meaningful use.

Historical data on vacancy rates in Larne indicates that the general trend has been a rise in the proportion of vacant units, with rates previously at 19% in 2008, 17% in 2005 and 18% in 2003.

Pedestrian flows

Pedestrian flows were strong along Main Street, particularly in the core retail area surrounding Dunnes Stores which acts as something of an anchor for the town centre. During our visit we also observed steady pedestrian movement between Laharna Retail Park and Main Street, indicating that the car park which serves the retail park is also performing a wider town centre function. Pedestrian flows and activity were found to be significantly reduced towards the eastern end of the town centre and also on the southern edge along Point Street where there is a significant concentration of vacant retail premises.

Accessibility Larne town centre has reasonable accessibility albeit the one way system does give rise to some accessibility issues and the Harbour Highway does act as something of a barrier. For those travelling by car, there is plentiful car parking in the town centre and the Laharna Retail Park provides 300 surface level car parking spaces, allowing for shoppers to access the town centre retail stores with ease. Elsewhere, the town centre car parks are located on the edge of the town centre and do not provide shoppers with such convenient arrangements. Moreover, Main Street appeared to be particularly pressured in terms of car parking with very few spaces available and on street car parking the subject of waiting restrictions.

The town centre would also benefit from improvements to accessibility by public transport. At present the train station is poorly related to the town centre and there is scope to improve bus stop provision along Main Street.

211


LARNE

Safety and crime

There was no evidence during our site visit to indicate that safety and crime are particular issues for Larne town centre.


Overall, the environmental quality of Larne town centre is considered to be poor. The town centre would benefit from investment in a number of areas, including improvements to the public realm, shopfronts and by reducing the dominance of vehicle movements along Main Street. Some investment in the public realm has been made in the area around Dunnes Stores which creates a focal point for pedestrians although the town centre lacks any real sense of place.

212

Survey Date:

Larne (NI)


11/12/2009














T il d Pl d E t t
















Carrickfergus (NI) 15.17Glengormley (NI) 21.80Newtownabbey - Abbey Centre (NI) 22.68Bangor (NI) 23.19Bloomfield Centre (NI) 24.98






Larne (NI)









120

73

60

72

123

0 50 100 150 200 250

112

91

119

53

126

0 50 100 150 200 250





Outlet Counts Larne (NI)

96

182

74

174

103

88

74

51

0

111

109

105

133

100

42

0

151

79

90

0

110

0

89

0 50 100 150 200 250



0

89

0

159

29

0

150

0

140

49

95

171

127

48

0





Larne (NI)Outlet Counts

84

227

0

0

132

41

0

0

174

89

88

0 50 100 150 200 250

0

95

0

97

115

230

0

0

176

178

41

0 50 100 150 200 250




178

41

0

0

155

0

0

0 50 100 150 200 250

1





Larne (NI)Outlet Counts

27

180

67

84

0

173

0

101

0

42

45

145

0 50 100 150 200 250

0

151

0

0

144

0

116

68

99

0 50 100 150 200 250

0 50 100 150 200 250




144

0 50 100 150 200 250




Antique Shops 500 0.09 0.21 42Art & Art Dealers 1,900 0.34 0.36 95Booksellers 2,600 0.46 0.44 106Carpets & Flooring 11,700 2.09 0.55 378Catalogue Showrooms 13,100 2.33 0.53 445Charity Shops 32,600 5.81 1.55 374Chemist & Drugstores 10,700 1.91 1.55 123Childrens & Infants Wear 1,800 0.32 0.35 91Clothing General 10,000 1.78 3.46 52Crafts, Gifts, China & Glass 3,700 0.66 0.77 85Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 41,000 7.31 4.48 163DIY & Home Improvement 9,700 1.73 1.17 147Electrical & Other Durable Goods 7,800 1.39 1.23 113Florists 1,900 0.34 0.27 125Footwear 9,000 1.60 0.96 168Furniture Fitted 400 0.07 0.36 20Furniture General 1,200 0.21 1.49 14Gardens & Equipment 0 0.00 0.07 0Greeting Cards 5,800 1.03 0.52 197Hardware & Household Goods 11,800 2.10 3.35 63Jewellery, Watches & Silver 5,300 0.94 0.74 128Ladies & Mens Wear & Acc. 0 0.00 1.62 0Ladies Wear & Accessories 17,100 3.05 2.58 118Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 5,000 0.89 0.71 126

Floorspace Sq Ft Larne (NI)

42

95

106

123

91

52

85

0

163

147

113

125

168

20

14

0

197

63

128

0

118

0

126

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 400 0.07 0.26 27Newsagents & Stationers 1,700 0.30 0.97 31Office Supplies 0 0.00 0.07 0Other Comparison Goods 1,500 0.27 0.61 44Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 1,600 0.29 0.13 214Sports, Camping & Leisure Goods 1,000 0.18 1.06 17Telephones & Accessories 7,400 1.32 0.66 201Textiles & Soft Furnishings 4,000 0.71 0.50 142Toiletries, Cosmetics & Beauty Products 10,100 1.80 0.87 206Toys, Games & Hobbies 1,900 0.34 0.66 51Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 2,500 0.45 0.24 185Totals 236,700 42.18 36.34 116

126

0

27

31

0

44

0

214

17

201

142

206

51

0

185



Convenience Floorspace Area % Base % IndexBakers & Confectioners 5,600 1.00 0.88 114Butchers 3,700 0.66 0.34 194CTN 5,100 0.91 0.12 765Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.05 0Frozen Foods 8,000 1.43 0.79 181Greengrocers 4,000 0.71 0.15 486Grocers & Delicatessens 2,100 0.37 0.50 75Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 2,200 0.39 0.26 153Shoe Repairs Etc 400 0.07 0.12 60Supermarkets 31,500 5.61 8.83 64Total Convenience 62,600 11.16 14.42 77


Floorspace Sq Ft Larne (NI)

114

194

0

0

181

75

0

0

153

60

64

0 50 100 150 200 250

0

247

0

93

137

0

0

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,600 0.29 0.08 366Travel Agents 900 0.16 0.52 31TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 1,800 0.32 0.65 50Video Tape Rental 0 0.00 0.16 0Totals 53,400 9.52 7.28 131


31

0

0

50

0

0

0 50 100 150 200 250

1




Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 3,300 0.59 0.47 124Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 17,200 3.07 0.78 392Legal Services 3,200 0.57 0.77 74Other Business Services 0 0.00 0.51 0Printing & Copying 3,200 0.57 0.20 290Property Services 10,400 1.85 1.78 104Retail Banks 19,400 3.46 3.13 111Totals 56,700 10.11 8.33 121

Larne (NI)Floorspace Sq Ft

13

104

90

57

0

124

0

131

0

26

44

54

0 50 100 150 200 250

0

124

0

0

74

0

104

111

0 50 100 150 200 250

0 50 100 150 200 250




149

0 50 100 150 200 250

1











LIMAVADY


Our town centre health check revealed a good level of diversity in Limavady town centre, with the centre having a good balance of convenience, comparison and service offer.

Convenience Retail: The majority of convenience floorspace in Limavady is provided at the western edge of the town centre, particularly on Main Street where Tesco and Lidl both have stores. Aside from Tesco and Lidl, the town centre is home to a Supavalu supermarket on Market Street and there are a number of independent traders, including a large greengrocers (Marshall How) on Market Street and three butchers. In overall town centre composition terms convenience outlets comprise 6% and floorspace is 20% of the town centre.

Comparison Retail: For a town of its size, Limavady town centre has a reasonably strong comparison goods offer and is home to a number of multiples, including Peacocks and Superdrug. The non-food independent sector is particularly strong in Limavady town centre, with a range of ladies and men’s fashion retailers (Vogue, Seven, Pink, Chaps, DV8, Jeanius), jewellers, gift shops, sports goods, electrical appliances and general household goods. In overall town centre composition terms comparison outlets comprise 34% and floorspace is 32% of the town centre.

Services Uses: In addition, there is a good range of retail services units that support the retail function of the town centre, with a number of high street banks represented (Ulster Bank, Northern Bank, Bank of Ireland) while the town centre is also home to a number of hairdressers, cafes, hot food takeaways and public houses.


On the north eastern edge of Limavady town centre at Main Street is a Tesco supermarket which extends to 3345sqm and has a large surface level car park. Shoppers travelling to Limavady town centre from the east must pass the entrance to this store before they reach the town centre and as such this store is well placed to capture a significant volume of convenience goods trade.

223


LIMAVADY


From our study visit, it is apparent that is some scope for Limavady town centre to grow and change. Development opportunities could include the existing Connelll Street and Central car parks which lie between Market Street and Linenhall Street. There are also some modest development opportunity sites at Catherine Street and on the northern side of Main Street.


In terms of multiple retailers, the town centre has fair representation for a town of its size with Tesco, Lidl, Peacocks, Superdrug, O2, Co-operative Travel and Birthdays all having stores in the centre. The town centre has a particularly strong independent retail offer across all sectors. There does appear to have been recent occupation of units on Catherine Street although during our visit we did not observe and evidence of forthcoming investment.




In Limavady there is very limited recent open market or rent review information available and it is therefore not possible to give an indication of the rental levels which prevail in the town centre at present. The details of open market lettings that are available relating to Market Street indicate recent lettings at rents around £5 psf to £6 psf on an overall area basis.

There is no recent yield information on high street shops in Limavady. The freehold of the Tesco store on Main Street was sold in 2012, this sale achieved a yield of just under 6%.

Vacancy rates From our survey, Limavady town centre currently has 31 vacant retail units which account for 16% of all units in the town centre. The core shopping area along Market Street is not particularly affected by vacant premises although there are issues elsewhere in the centre most notably on the northern side of Main Street, Linenhall Street and towards the western end of Catherine Street.

Historical data on town centre composition highlights fluctuating vacancy rates in Limavady; the 2008 vacancy rate was 8%, in 2005 the rate was 13% and 2003 had a vacancy rate of 14%.

Pedestrian flows

During our site visit, particularly high pedestrian flows were observed along Market Street and at the eastern end of Main Street. There was a significant degree of activity in these areas and it appeared that shoppers were moving between the Market Street shopping area and the Tesco and Lidl supermarkets at the eastern end of Main Street. These stores certainly help to drive footfall in these parts of the town centre. Footfall was much reduced towards the western end of the town centre, particularly along Linenhall Street at the western end of Catherine Street where the retail offer is weaker and there is a greater concentration of vacant retail property.

Accessibility Limavady does not have a railway station but there is a bus station located at Main Street with regular bus services linking the town centre with a series of local and regional destinations.

For those travelling to the town centre by car, the town centre is supported by extensive areas of surface level car parking which allows shoppers to access the town centre with relative ease. The car parks at Connell Street and Catherine Street give good access to the town centre stores and there is also a good supply of on street parking along Catherine Street and Main Street which provide a convenient arrangement for short stay parking.

224


LIMAVADY

The town centre is relatively compact and the pedestrianised area along Market Street makes moving around the town centre particularly easy for shoppers and there are no significant levels differences to impact upon accessibility. Main Street can be heavily trafficked which could discourage shoppers from crossing Main Street and this may be one of the factors why the southern side of Main Street appear to trade better than the northern side.

Safety and crime

During our study visit we did not observe any safety or crime related issues affect the health of the town centre.


Overall, the environmental quality of Limavady town centre was very good, particularly along pedestrianised Market Street where significant investment in the public realm has helped to create a high quality shopping environment which appears to be particularly popular with shoppers.

The environment on Main Street was also found to be high quality, with clear investment having been made in the public realm and the tourist information centre makes a positive contribution to the streetscape and helping to create a sense of focus on Main Street. The environmental quality was less good along Linenhall Street where there are a significant number of vacant retail units and although this is clearly a secondary retail pitch, this part of the town centre could be improved upon.

225

Survey Date:

Limavady (NI)


21/02/2013














T il d Pl d E t t
















Coleraine - Riverside Regional Centre (NI) 19.19Coleraine (NI) 20.05Londonderry - Lisnagelvin Shopping Centre (NI) 23.04Londonderry (NI) 24.30Ballymoney (NI) 27.76






Limavady (NI)









98

138

122

62

112

0 50 100 150 200 250

54

216

137

36

149

0 50 100 150 200 250





Outlet Counts Limavady (NI)

0

0

0

0

0

103

134

95

66

212

139

71

204

129

0

164

0

195

103

145

42

143

0

115

0 50 100 150 200 250



0

115

0

0

0

0

0

0

64

41

74

110

0

0

244





Limavady (NI)Outlet Counts

27

221

0

80

0

0

165

0

0

0

0

116

172

0 50 100 150 200 250

0

61

101

112

0

0

0

231

53

0 50 100 150 200 250




231

53

0

0

101

0

0 50 100 150 200 250

1





Limavady (NI)Outlet Counts

105

117

124

73

0

150

0

112

81

144

35

0

0 50 100 150 200 250

0

98

0

0

182

110

151

88

73

0 50 100 150 200 250

0 50 100 150 200 250




104

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 0 0.00 0.44 0Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 4,300 1.31 1.55 84Chemist & Drugstores 8,100 2.47 1.55 160Childrens & Infants Wear 2,900 0.89 0.35 252Clothing General 7,100 2.17 3.46 63Crafts, Gifts, China & Glass 1,100 0.34 0.77 43Cycles & Accessories 1,500 0.46 0.18 251Department & Variety Stores 2,500 0.76 4.48 17DIY & Home Improvement 21,300 6.50 1.17 555Electrical & Other Durable Goods 5,800 1.77 1.23 144Florists 3,700 1.13 0.27 416Footwear 2,600 0.79 0.96 83Furniture Fitted 0 0.00 0.36 0Furniture General 3,300 1.01 1.49 68Gardens & Equipment 0 0.00 0.07 0Greeting Cards 4,100 1.25 0.52 239Hardware & Household Goods 6,700 2.05 3.35 61Jewellery, Watches & Silver 4,100 1.25 0.74 169Ladies & Mens Wear & Acc. 2,500 0.76 1.62 47Ladies Wear & Accessories 8,300 2.53 2.58 98Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 2,100 0.64 0.71 91

Floorspace Sq Ft Limavady (NI)

0

0

0

0

0

84

160

63

43

17

144

83

0

68

0

239

61

169

47

98

0

91

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 2,600 0.79 0.61 130Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 1,300 0.40 1.06 38Telephones & Accessories 1,000 0.31 0.66 47Textiles & Soft Furnishings 1,100 0.34 0.50 67Toiletries, Cosmetics & Beauty Products 4,700 1.43 0.87 164Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 2,000 0.61 0.24 253Totals 104,700 31.96 36.34 88

91

0

0

0

0

130

0

0

38

47

67

164

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,500 1.37 0.88 157Butchers 3,300 1.01 0.34 297CTN 0 0.00 0.12 0Convenience Stores 2,400 0.73 1.27 58Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 3,800 1.16 0.15 791Grocers & Delicatessens 0 0.00 0.50 0Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 0 0.00 0.26 0Shoe Repairs Etc 500 0.15 0.12 128Supermarkets 52,600 16.06 8.83 182Total Convenience 67,100 20.48 14.42 142

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 800 0.24 0.35 70Filling Stations 3,700 1.13 0.12 977Health & Beauty 10,100 3.08 3.58 86Opticians 4,200 1.28 0.78 165Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 300 0.09 0.08 118Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Limavady (NI)

157

0

58

0

0

0

0

0

0

128

182

0 50 100 150 200 250

0

70

86

165

0

0

118

0

0 50 100 150 200 250




0

157

65

0

0

104

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 5,200 1.59 1.81 88Bingo & Amusements 3,700 1.13 0.91 124Cafes 10,400 3.17 2.10 151Casinos & Betting Offices 4,000 1.22 1.06 115Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 6,700 2.05 1.15 178Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 12,300 3.75 2.58 145Hotels & Guest Houses 2,100 0.64 1.90 34Public Houses 17,000 5.19 3.72 140Restaurants 7,300 2.23 3.79 59Sports & Leisure Facilities 0 0.00 1.56 0Totals 68,700 20.97 22.76 92

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 800 0.24 0.47 52Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 5,400 1.65 0.78 211Legal Services 8,400 2.56 0.77 332Other Business Services 900 0.27 0.51 54Printing & Copying 3,600 1.10 0.20 560Property Services 7,400 2.26 1.78 127Retail Banks 12,900 3.94 3.13 126Totals 39,400 12.03 8.33 144

Limavady (NI)Floorspace Sq Ft

88

124

151

115

0

178

0

145

34

140

59

0

0 50 100 150 200 250

0

52

0

0

211

54

127

126

0 50 100 150 200 250

0 50 100 150 200 250




66

0 50 100 150 200 250

1











LISBURN


Convenience: whilst there is no in-centre supermarket/superstore beyond a small M&S Simply Food unit in the Bow Street Mall, there is strong independent convenience retail provision esp. butchers, greengrocers e.g. Greens Food Fare. The convenience component of Lisburn is low at 5% based on outlets and 7% based on floorspace.

Comparison: the town centre has a strong comparison offer. National multiple comparison operators are focused on the pedestrianised Bow Street & Bow Street Mall Shopping Centre. In terms of independent comparison, there is a large range of clothes & footware tending to be focused in secondary shopping streets. There is also a well-established Woodsides Department Store on the Market Square. Reflecting the strong offer, comparison goods shopping comprises 33% of outlets and 48% of floorspace.

Service: as with most other centres visited, the service provision in Lisburn town centre is extensive – banks, building societies, financial advisers, salons, hairdressers and opticians are located throughout the town.

There is limited evidence of an evening economy (very few restaurants, no notable arts centres or cinemas) beyond a number of pubs spread throughout the town centre.


The town centre has a significant proportion of secondary (e.g. Bridge Street (pictured), Smithfield, Antrim Street and Railway Street) and tertiary frontages (e.g. Bachelors Walk). Although the amount of floorspace is limited due to small units, the overall number of units outside the prime areas of Bow Street and the Bow Street Mall is high.

In spite of their apparently preferable location close to extensive car parking, it is noted that there are two vacant retail warehouses in the Langanhall Road area.

Perhaps the most significant out-of-centre retail provision in the country is located outside Lisburn – Sprucefield Retail Park. This is a traditional out-of-centre retail warehouse format but is anchored by a large M&S store, together with a number of other large format core comparison retailers. Its strategic location on the M1 means that it exerts a regional level of attraction. In comparison goods terms, it performs a very separate role to Lisburn town centre but it is notable that M&S only operate a small Simply Food store in the town when it might have otherwise had a more significant presence. In convenience terms, and in circumstances where there is very limited representation from multiple retailers in the town centre, Sainsbury’s operate a large superstore from Sprucefield, extending 4,613 sqm (net sales area, IGD).

236


LISBURN


Whilst, there are no clear opportunity sites in the town centre, which is already quite large/sprawling, the retail circuit is not well defined.

Within the geography of the centre, there is scope to provide a more complete loop, drawing in some of the more peripheral and areas of lower footfall. For example, the

relatively modern Lisburn Square development (pictured left) is largely empty and poorly connected to the main shopping area. Options could be explored to create an improved retail loop based around Bow Street, Market Place, Lisburn Square, with an improved linkage along Halslem Lane.

The industrial/garage sites on Market Place could be redeveloped for retail uses – possibly a supermarket anchor to complete the loop/activate it.


The level of multiple retailer representation in the town centre is high. The GOAD centre report confirms that c. 40% of the operators present are considered multiples (9 or more premises). In terms of major retailers, it is notable that none of the major convenience operators have representation in the town. Similarly, department store representation is limited. This is considered unsurprising though, given the nearby presence of Sprucefield (2.43 km from the town centre).




In Lisburn, recent open market lettings in the main retail areas, particularly Bow Street are achieving headline rents in the range £55 psf to £26 psf ITZA. However these lettings have rent free periods which when analysed indicate net effective rents in the range £46 psf to £23.50 psf.

The sale of a shop premises at Wallace Buildings in early 2012 achieved an initial yield of 9.3%, the premises are let to a national multiple clothing retailer on a 10 year lease from 2011. There are no other retail property transactions for which yield data is available.

237


LISBURN

Vacancy rates There are vacancies throughout the town centre, especially in secondary shopping streets which are characterised by small, poor quality units. Castle Street, Bachelors Walk and Lisburn Square represents the main concentration of good quality vacant floorspace in the centre.

It is noted that there are vacant units within the Bow Street Shopping Mall, some of which appear to be long term; however, these vacancies are primarily amongst smaller units which are comparable in size to units in other parts of the centre which are likely to demand cheaper rents.

Vacancy rates in Lisburn were 21.5% in 2012 and have been rising over the period from 2006 (13%) and 2009 (16%).

Pedestrian flows

Flows are notably highest in the Shopping Mall and on the pedestrianised Bow Street (pictured below) and although they tail off towards Market Square, they remain still relatively high.

It is also noted that flows on Market Street are quite which is unsurprising given this forms a key linkage to the main car parks to the south of the town centre. On other street leading off Bow Street, footfall is significantly more limited.

Accessibility Good parking provision throughout the town centre – car parks and on-street, all pay and display. Inexpensive.

Train station at the edge of the town centre. The bus station is centrally located within the town and provides local linkages, including to Sprucefield, as well as longer distance bus linkages.

Safety and crime

No obvious signs of crime.

238


LISBURN


Overall, environmental quality in Lisburn is good. The streetscape is of high quality on Bow Street which is pedestrianised and Market Place.

There is limited evidenc of pedestrian/vehicular conflicts and cars are not overly dominant in the town centre. Generally, side streets of a lesser quality but are still relatively good and subject to limited traffic flows..

239

Survey Date:

Lisburn (NI)


18/10/2012














T il d Pl d E t t
















Lisburn - Sprucefield Centre (NI) 2.43Belfast - Park Centre (NI) 10.17Forestside (NI) 10.61Belfast (NI) 12.25Belfast - Odyssey Pavilion (NI) 13.28






Lisburn (NI)









141

47

87

53

90

0 50 100 150 200 250

157

34

93

21

99

0 50 100 150 200 250





Outlet Counts Lisburn (NI)

0

98

160

38

151

85

111

94

119

27

175

230

90

102

113

143

54

113

0

81

71

145

87

133

0

215

0 50 100 150 200 250



0

215

86

31

0

81

0

0

79

119

61

114

103

0





Lisburn (NI)Outlet Counts

56

61

185

49

0

71

68

45

91

0

93

144

24

0 50 100 150 200 250

51

0

107

93

83

140

117

47

109

0 50 100 150 200 250




109

0

0

0

0

0 50 100 150 200 250

1





Lisburn (NI)Outlet Counts

44

48

113

60

0

217

0

54

0

45

34

0

0 50 100 150 200 250

83

81

0

138

155

0

0

73

68

0 50 100 150 200 250

0 50 100 150 200 250




178

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 7,000 0.67 0.36 189Booksellers 11,400 1.10 0.44 251Carpets & Flooring 1,600 0.15 0.55 28Catalogue Showrooms 6,100 0.59 0.53 112Charity Shops 13,900 1.34 1.55 86Chemist & Drugstores 26,400 2.54 1.55 164Childrens & Infants Wear 7,200 0.69 0.35 197Clothing General 76,600 7.36 3.46 213Crafts, Gifts, China & Glass 2,500 0.24 0.77 31Cycles & Accessories 5,100 0.49 0.18 269Department & Variety Stores 63,400 6.09 4.48 136DIY & Home Improvement 6,400 0.61 1.17 52Electrical & Other Durable Goods 7,800 0.75 1.23 61Florists 2,000 0.19 0.27 71Footwear 19,800 1.90 0.96 199Furniture Fitted 1,100 0.11 0.36 29Furniture General 52,300 5.03 1.49 338Gardens & Equipment 0 0.00 0.07 0Greeting Cards 3,300 0.32 0.52 61Hardware & Household Goods 26,200 2.52 3.35 75Jewellery, Watches & Silver 10,400 1.00 0.74 135Ladies & Mens Wear & Acc. 18,800 1.81 1.62 112Ladies Wear & Accessories 39,800 3.82 2.58 148Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 20,300 1.95 0.71 277

Floorspace Sq Ft Lisburn (NI)

0

189

28

112

86

164

197

213

31

136

52

61

71

199

29

0

61

75

135

112

148

0

0 50 100 150 200 250


Music & Musical Instruments 2,600 0.25 0.09 281Music & Video Recordings 4,700 0.45 0.26 173Newsagents & Stationers 7,900 0.76 0.97 78Office Supplies 0 0.00 0.07 0Other Comparison Goods 2,700 0.26 0.61 43Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 18,000 1.73 1.06 164Telephones & Accessories 10,600 1.02 0.66 155Textiles & Soft Furnishings 3,000 0.29 0.50 57Toiletries, Cosmetics & Beauty Products 9,900 0.95 0.87 109Toys, Games & Hobbies 6,400 0.61 0.66 93Vehicle & Motorcycle Sales 11,100 1.07 0.56 190Vehicle Accessories 0 0.00 0.24 0Totals 506,300 48.65 36.34 134

173

78

0

43

0

0

164

155

57

109

93

190

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 9,900 0.95 0.88 108Butchers 1,800 0.17 0.34 51CTN 1,600 0.15 0.12 129Convenience Stores 17,500 1.68 1.27 133Fishmongers 0 0.00 0.05 0Frozen Foods 13,000 1.25 0.79 159Greengrocers 500 0.05 0.15 33Grocers & Delicatessens 3,200 0.31 0.50 61Health Foods 2,300 0.22 0.26 85Markets 0 0.00 0.87 0Off Licences 2,600 0.25 0.26 98Shoe Repairs Etc 1,300 0.12 0.12 105Supermarkets 18,500 1.78 8.83 20Total Convenience 72,200 6.94 14.42 48

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 2,000 0.19 0.04 475Dry Cleaners & Launderettes 1,200 0.12 0.35 33Filling Stations 0 0.00 0.12 0Health & Beauty 35,700 3.43 3.58 96Opticians 8,500 0.82 0.78 105Other Retail Services 800 0.08 0.35 22Photo Processing 1,600 0.15 0.06 277Photo Studio 900 0.09 0.08 112Post Offices 11,800 1.13 0.48 234

Floorspace Sq Ft Lisburn (NI)

108

51

129

133

0

159

33

61

85

0

98

105

20

0 50 100 150 200 250

33

0

96

105

22

112

234

0 50 100 150 200 250


,Repairs, Alterations & Restoration 2,600 0.25 0.08 321Travel Agents 7,700 0.74 0.52 143TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 30,600 2.94 0.65 456Video Tape Rental 0 0.00 0.16 0Totals 103,400 9.94 7.28 137


234

143

0

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 11,200 1.08 1.81 60Bingo & Amusements 600 0.06 0.91 6Cafes 31,500 3.03 2.10 144Casinos & Betting Offices 3,900 0.37 1.06 35Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 26,700 2.57 1.15 223Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 10,500 1.01 2.58 39Hotels & Guest Houses 0 0.00 1.90 0Public Houses 12,100 1.16 3.72 31Restaurants 7,800 0.75 3.79 20Sports & Leisure Facilities 0 0.00 1.56 0Totals 104,300 10.02 22.76 44


Lisburn (NI)Floorspace Sq Ft

60

6

144

35

0

223

0

39

0

31

20

0

0 50 100 150 200 250

117

83

0

116

164

116

0

0

64

85

0 50 100 150 200 250

0 50 100 150 200 250




170

0 50 100 150 200 250

1











LURGAN


Convenience shopping provision: there is a good range of independent retailers including three greengrocers, five butchers, three bakeries, a health food shop, two wine merchants/off licenses and three grocers/convenience stores. In composition terms, according to Experian data convenience outlets comprised 11% of all units in 2012 and convenience floorspace was 17%.

Comparison shopping provision: Heatons department store is the major comparison anchor in the town, augmented by SD Kells and Houstons (clothing store) and a number of other independent clothing and footwear retailers. There are number of independent furniture, soft furnishings and household goods stores. There are several chemists and pharmacies. In addition, there are a range of card and stationery shops and charity shops within the town centre. Comparison outlets comprised 26% and comaprison floorspace was 30% of the total town centre stock.

Service uses: Ulster bank, First Trust, Danske and Bank of Ireland all have branches in the town; further financial and legal services include building societies, solicitors, mortgage advisors, estate agents and accountants. Health and beauty services include salons, barbers, chiropractors, dentists and doctors’ surgery. Restaurants are limited but there is wide selection of pubs, takeaways and cafes/coffee shops throughout the town.


There is a large edge-of-centre Tesco store located to the south of Market Street and Lidl supermarket at the northern end of the Castle Lane car park, which also includes an Iceland store.

There is also a terrace of nine recently completed retail units on the southern side of the relief road, opposite the Tesco store. At present, the terrace is only partially occupied – three separate occupiers including a furniture retailer (taking up three units), baby goods shop and children’s soft play centre.


The concentration of vacant units on the edge of the town centre, between the Iceland and Lidl stores, represents a potential development opportunity. The existing units are low quality sheds with no architectural value (pictured below). Recent press (January 2013) indicates that the car park, owned by the Department of Regional Development, was being marketed for development in accordance with the strategy outlined in the Craigavon Integrated Development Framework. It is noted that the adjoining retail units are not in the same ownership and there is no concrete plans in place to bring these ownerships in order to assemble the site. At present, the site is linked via Castle Lane but has limited visual connectivity with the main street; any redevelopment would need to address this.

250


LURGAN


National multiple representation in Lurgan is limited. Retailers include Boots, Savers, Poundstretcher and Superdrug. There is also representation from Gordons, a regional chemist chain.

There is no evidence of new retailers coming into the Primary Shopping Area. Whilst it is noted that one of the pharmacies, Clear Pharmacy, have recently relocated to a similarly-sized premises within the town centre and does not appear to be motivated by an intention to expand.




Available rental information for Lurgan based on recent open market lettings, assignments and lease renewals for retail premises on High Street and Market Street show a range of headline rents from around £25 psf down to £14 psf. These deals are subject to various inducements including rent free periods so the net effective rent is less.

There are not enough retail property sales to be able to provide an indication of the retail investment yield profile for Lurgan.

Vacancy rates There are 40 vacancies throughout the town centre. This equates to a vacancy rate of 15%. The majority are small units and there are only limited concentrations, the only notable one is four units between SD Kells and Danske bank on the southern side of Market Street.

Although not part of the Primary Shopping Area, there is a substantial vacant unit fronting onto the Castle Lane car park, between the Iceland and Lidl. There are further three vacant units adjacent to the Iceland store.

Historical data indicates that Lurgan has seen improved levels of vacancy. The vacancy rate in 2004, 2006 and 2008 was 17% and this rose to 19% in 2012.

251


LURGAN

Pedestrian flows

Footfall is concentrated at the upper end of Market Street, to the west of the junction with with Carnegie Street and Castle Lane; pedestrian flows decline towards the western end of Market Street, going down to the High Street. The southern sides of Church Place do not experience high levels of footfall, nor do units on William Street, Edward Street and North Street.

There were high pedestrian flows between the Tesco store and the Market Street, via Carnegie Street. However, there limited signs of pedestrian flows from the Castle Lane car park and foodstores towards Market Street.

Accessibility There is significant on-street parking on either side and in the centre of the High Street/Market Street. This is subject to a one hour time limit. There are two main car parks, attached to the Tesco store (c. 250 spaces and subject to a three hour time limit) and at Castle Lane (c. 280 spaces).

The main bus stops are located on the northern side of Market Street, providing access to the main residential areas and Portadown, as well Craigavon Rushmere retail park and town centres further afield.

There is a railway station outside the main shopping area on William Street. There are regular train services to Portadown and Newry, and Lisburn, Belfast and Bangor.

Safety and crime

There are no obvious signs of crime in the town centre.


Works were being undertaken on the central reservation and pavements on Market Street at the time of visiting the town (pictured right).

There is evidence that recent works have been undertaken to upgrade pavements and public realm in other parts of the centre.

Church Place, Market Street and the High Street are subject to very high levels of traffic. This is exacerbated with the railway level crossing is closed. There are ample pedestrian crossing opportunities which are controlled by traffic lights.

252

Survey Date:

Lurgan (NI)


17/10/2012














T il d Pl d E t t
















Craigavon - Rushmere Shopping (NI) 4.00Portadown (NI) 8.41Banbridge (NI) 13.25Banbridge - The Outlet (NI) 15.02Lisburn - Sprucefield Centre (NI) 17.79






Lurgan (NI)









87

137

75

89

139

0 50 100 150 200 250

85

145

108

39

169

0 50 100 150 200 250





Outlet Counts Lurgan (NI)

0

0

134

0

45

83

18

97

155

203

53

129

150

158

0

120

0

96

101

43

31

79

214

42

0 50 100 150 200 250



214

42

0

0

0

0

0

0

0

47

30

163

161

0

0

0





Lurgan (NI)Outlet Counts

100

58

0

126

118

80

0

85

84

0 50 100 150 200 250

0

45

0

74

109

73

0

0

170

155

0 50 100 150 200 250




170

155

0

0

74

223

0

0 50 100 150 200 250

1





Lurgan (NI)Outlet Counts

0

171

64

133

0

165

0

137

0

79

34

0

0 50 100 150 200 250

0

0

0

0

240

0

0

54

108

0 50 100 150 200 250

0 50 100 150 200 250




189

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 1,900 0.39 0.44 90Carpets & Flooring 7,700 1.58 0.55 287Catalogue Showrooms 0 0.00 0.53 0Charity Shops 2,400 0.49 1.55 32Chemist & Drugstores 14,400 2.96 1.55 192Childrens & Infants Wear 300 0.06 0.35 18Clothing General 4,400 0.91 3.46 26Crafts, Gifts, China & Glass 5,100 1.05 0.77 136Cycles & Accessories 700 0.14 0.18 79Department & Variety Stores 50,100 10.31 4.48 230DIY & Home Improvement 1,500 0.31 1.17 26Electrical & Other Durable Goods 3,500 0.72 1.23 59Florists 3,000 0.62 0.27 228Footwear 7,500 1.54 0.96 162Furniture Fitted 0 0.00 0.36 0Furniture General 4,400 0.91 1.49 61Gardens & Equipment 0 0.00 0.07 0Greeting Cards 2,200 0.45 0.52 86Hardware & Household Goods 9,900 2.04 3.35 61Jewellery, Watches & Silver 1,200 0.25 0.74 33Ladies & Mens Wear & Acc. 1,300 0.27 1.62 17Ladies Wear & Accessories 6,100 1.25 2.58 49Leather & Travel Goods 800 0.16 0.09 175Mens Wear & Accessories 2,300 0.47 0.71 67

Floorspace Sq Ft Lurgan (NI)

0

0

90

0

32

192

18

26

136

79

230

26

59

228

162

0

61

0

86

61

33

17

49

175

67

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 300 0.06 1.06 6Telephones & Accessories 600 0.12 0.66 19Textiles & Soft Furnishings 1,700 0.35 0.50 70Toiletries, Cosmetics & Beauty Products 11,500 2.37 0.87 271Toys, Games & Hobbies 0 0.00 0.66 0Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 144,800 29.79 36.34 82

67

0

0

0

0

0

0

0

6

19

70

0

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 4,400 0.91 0.88 103Butchers 7,000 1.44 0.34 425CTN 2,100 0.43 0.12 363Convenience Stores 12,800 2.63 1.27 208Fishmongers 0 0.00 0.05 0Frozen Foods 8,200 1.69 0.79 214Greengrocers 3,000 0.62 0.15 421Grocers & Delicatessens 3,500 0.72 0.50 144Health Foods 400 0.08 0.26 32Markets 0 0.00 0.87 0Off Licences 4,500 0.93 0.26 362Shoe Repairs Etc 1,000 0.21 0.12 173Supermarkets 36,600 7.53 8.83 85Total Convenience 83,500 17.18 14.42 119

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 500 0.10 0.35 30Filling Stations 0 0.00 0.12 0Health & Beauty 11,400 2.35 3.58 66Opticians 2,900 0.60 0.78 77Other Retail Services 400 0.08 0.35 24Photo Processing 0 0.00 0.06 0Photo Studio 1,900 0.39 0.08 505Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Lurgan (NI)

103

208

0

214

144

32

0

173

85

0 50 100 150 200 250

0

30

0

66

77

24

0

0

0 50 100 150 200 250




0

132

207

0

0

207

223

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 0 0.00 1.81 0Bingo & Amusements 1,400 0.29 0.91 32Cafes 8,300 1.71 2.10 81Casinos & Betting Offices 6,200 1.28 1.06 120Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 9,500 1.95 1.15 170Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 18,700 3.85 2.58 149Hotels & Guest Houses 0 0.00 1.90 0Public Houses 10,200 2.10 3.72 56Restaurants 8,400 1.73 3.79 46Sports & Leisure Facilities 0 0.00 1.56 0Totals 62,700 12.90 22.76 57


Lurgan (NI)Floorspace Sq Ft

0

32

81

120

0

170

0

149

0

56

46

0

0 50 100 150 200 250

0

0

0

0

232

245

0

0

49

177

0 50 100 150 200 250

220 225 230 235 240 245 250




233

220 225 230 235 240 245 250

1











MAGHERAFELT

Magherafelt is a mid-ulster town located in County Londonderry within the district of Magherafelt. Magherafelt is roughly equidistant from Belfast and Londonderry/Derry which are approximately 55km drive to the east and west respectively. The main competing town centre in the area is Cookstown which is approximately 20 minutes drive to south.


Magherafelt’s retail area is focused upon Market Street, Broad Street and within the Meadowlane Shopping Centre. Mixed retail and commercial streets connecting into this main shopping area include Queen Street, Union Street, Church Street and Rainey Street.

Whilst a relatively small and traditional town centre, Magherafelt’s retail offer was extended in the early 1990’s by the development of the Meadowlane Shopping Centre. Through an extension and refurbishment works in 2006 the shopping centre now provides around 40 modern units within a covered shopping mall and supported by terrace of large space units fronting a surface level car park.

The scheme also has a 500 space multi-storey car park.

The town centres retail offer is reasonably good, with a range of local independent, regional and national multiple retailers.

The largest convenience goods retailing store within the town centre is the independently owned supermarket JC Stewart Food Hall located on Union Street and housed within a modern attractive building. This store operates a market hall type format with a range of serving counters, freshly prepared meals, fresh produce and a food to go offer together with ambient grocery goods.

Other food offer within the town centre includes a number of independent butchers, bakers, CTN’s, greengrocers, off-licences and two grocery/convenience stores (Nisa and Spar). In addition, within the Meadowlane Shopping Centre there is an Iceland frozen food centre and the Dunnes Stores which anchors the Shopping Centre has a small food hall area.

263


MAGHERAFELT

Comparison goods shopping provision is reasonable for a centre of Magherafelt’s size. The Meadowlane Shopping Centre is the focus for comparison multiple retailers and includes Boots, Shoe Zone, Clintons Cards, Dunnes, M&Co, River Island, New Look, Poundland and Semi-Chem.

Outside the Shopping Centre the traditional shopping streets provide a range of predominately independent comparison traders, particularly notable is the range and quality of clothing retailers including a number of ladies wear boutiques. The town also has a Cuddy’s Department store.

The town centre has a reasonable range of retail service uses such as hair and beauty salons, bookmakers and food and beverage operators. Financial and professional services are also well provided.

Other town centre uses adding to the town’s diversity; attraction and focus for activity include a number of religious buildings, bus station, library, tourist information centre, civic offices, a number of schools (both primary and secondary) and a leisure centre.


Retail provision outside the town centre includes two foodstores:

Lidl Supermarket, outside the town centre, approximately 1.5km to the north east on Castle Dowson Road.

Tesco supermarket (former Supervalu store) approximately 1km east from the town centre at Ballyronan Rd.


There appears limited scope for significant expansion of the existing traditional shopping streets, although some smaller scale redevelopment could be possible.

There is some potential scope to expand further the Meadowlane Shopping Centre onto the adjacent surface level car parking. This could provide better connections between the Shopping Centre and the traditional shopping streets.


The town centre has a reasonable range of national and regional multiple retailers, these include:

Dunnes, M&Co, River Island, New Look, Poundland, Poundstretcher, Specsavers, Iceland, Boots, Semi-Chem, Savers, Shoe Zone, Clintons Cards,

There were no signs of retailer stress or any imminent store closures when we visited the centre in May 2103.




In Magherafelt there are some open market lettings over the period 2011to 2013 which indicate on an overall floorspace basis that rents in the town centre’s main shopping streets (Broad Street, Rainey Street and Queen Street) are around £10 to £13 psf overall.

There are no recent retail property sales that provide any retail yield information for Magherafelt.

264


MAGHERAFELT

Vacancy rates There is no historical composition data for Magherafelt. Our survey of the main town centre shopping area and the Meadowlane Shopping Centre identified 19 vacant units relatively evenly spread and the level of vacant properties is not considered particularly significant and does not detract from overall shopping experience.

Generally the vacant premises are in reasonable condition so could be readily re occupied.

Pedestrian flows

Footfall throughout the town centre appeared viable; the busiest parts of the town are Market Street and the Meadowlane Shopping Centre.

The pavements around the town centre are generally well maintained and wide and whilst the shopping streets are subject to heavy traffic flows, there are a number conveniently located pedestrian crossing points which limit conflict.

Accessibility Magherafelt has good car accessibility and its main shopping streets (Queen Street, Broad Street, and Church Street) form the A31 a main trunk road. The volume of traffic, particularly through traffic does lead to congestion.

On street short term car parking is available on all of the shopping and commercial streets within the town centre and this popular and well used. Off street car parks are well signposted and easily accessed although on our visits to the town centre, the off street car parking was not heavily used.

Bus access to Magherafelt is good, there are bus stops on the main shopping streets and the bus station is located at the edge of the shopping area on Union Street.

Safety and crime

On our visits to the town centre we did not observe any safety or crime.

Overall, Magherafelt felt like a safe environment to shop in.

265


MAGHERAFELT


Magherafelt town centre has a pleasant and well maintained town centre environment. The retail area however has limited soft landscaping and no noteworthy public open space.

Overall, Magherafelt has good streetscape with attractive architecture and generally well maintained shop units.

266


NEWCASTLE

Newcastle is a small town within County Down; it is a seaside resort on the Irish Sea coast and is at the base of the Mourne Mountains. The town lies within the Down District Council area.

The closest competing town centres to Newcastle are Newry to the east and Downpatrick to the west.


Newcastle is one of the smaller town centres we have reviewed. The retail and commercial area of the town centre is focused upon Main Street and Central Promenade which provide an elongated thoroughfare connected by Castle Bridge which crosses the Shimna River.

The majority of retail premises are located within the ground floor of traditional properties and there has been some limited more recent infill redevelopment to provide more modern retail/commercial space.

Convenience Retail: The main food store within Newcastle town centre is Lidl which is housed within the attractive former Railway Station building.

Other food shopping is provided by independent retailers and a symbol/franchise convenience stores (Centra). The independent foodstores include three butchers, a greengrocer, two bakers, off-license, a health food store and CTN’s. Overall, there are 14 convenience outlets within the town centre which comprises 8% of all outlets.

Comparison Retail: Newcastle has 52 comparison goods outlets which equate to around 30% of the town’s overall outlets. Relative to other town centres considered this is a low proportion of comparison offer. That said, the town does have clothing and fashion retailers including a local independent department store, Wadsworth of Newcastle and the regional multiple DV8. Other multiple comparison goods retailers include Superdrug and Gordons Chemist. The town also has a

267


NEWCASTLE

range of gift shops, florists, jewellers, homeware and hardware stores, toy shop; discount household goods stores and some niche/specialist retailing including a haberdasher/wool shop and a bead and button shop.

Service Uses: Within Newcastle, the predominant town centre use is retail service comprising over 45% of all outlets. This reflects the town’s tourist and leisure role which supports a good range of food and beverage offer, hair and beauty salons and financial and professional service uses.

Other Uses: There are civic and tourist/leisure uses around the town including Tropicana amusement and swimming centre, tourist information office, Town Hall, a number of religious buildings, the Slieve Donard Hotel and Royal County Down Golf Links.


A Tesco supermarket is located to the north of the town centre at Castlewellen Road. This tore has a sales area of approximately 1,200sqm and provides 170 car parking spaces at grade.

There is no other significant out of centre retailing nearby.


Newcastle town centre is linear and therefore structurally it is quite constrained. This limits the potential for Newcastle town centre to grow and change.

There may be some scope for smaller scale infill development at the southern end of the town centre around Central Promenade.


The town centre comprise mostly local independent retailers and retail service providers, there were no apparent signs of distress or store closures, indeed the town centre overall appeared to be performing reasonably well with previously vacant units being refurbished for occupation.

Our centre visit was during the off-season period and we would expect at peak summer holiday times the town is busy and performs strongly on the back of its tourist and golfing attractions.




In Newcastle, there is very limited data available on the current level of shopping rents. We have details of one open market letting of premises on Central Parade which achieved a rent of £9.80 psf analysed on an overall basis. This was for a one year tenure.

There is one recent (February 2013) retail property sale of a shop premises on Main Street occupied by Superdrug on a 15 year lease from 2005, this achieved an initial yield of 10.9%.

Vacancy rates Historically vacancy rates in Newcastle have been low.

268


NEWCASTLE

Our survey in April 2013 identified 13 vacant units which is equivalent to a vacancy rate of 7.5 %.

The vacant units are mostly small and are in good re-occupiable condition. They are relatively evenly spread throughout the town centre and there is no over concentration of voids in any particular part of the centre.

Pedestrian flows

Our observations suggest the main pedestrian activity is around the northern part of the town centre on Main Street and around Railway Street.

The southern part of the town centre along Central Promenade was quieter, although we would expect this part of the town to be busy during the holiday season.

Pedestrian movement around the town is helped by generous pavement widths and a number of road crossing points which limit pedestrian/vehicular conflicts.

Accessibility Access to the town centre appeared to be primarily by private car or on foot from surrounding residential areas.

Public transport accessibility is provided by Ulsterbus and the town has a bus station located at Railway Street.

Off street car parking is conveniently located and on street, time limited short stay parking is available on the main shopping thoroughfares. At the time of our visit, the parking provision appeared adequate.

There is good directional signage for the town centre and its car parking and the one-way routing of traffic makes for a comfortable and relatively car calmed shopping experience.

Safety and crime

No observed issues. A safe shopping environment.


Newcastle has a very good quality environment.

Throughout the town centre pavements have been re-laid in natural granite stone and features have been made out of well-designed street furniture, planting and lighting which enhance the overall feel and quality of the town centres seaside setting. The hard and soft landscaping is well maintained and there are no signs of any graffiti.

269


NEWCASTLE

Conclusion Newcastle town centre is an attractive and generally well maintained. The town has a good level of diversity with a mix of shopping, service, civic, leisure and tourist based activities. Vacancy rates are low and have been low for a long period of time. Overall we consider that Newcastle town centre is vital and viable.

270

Survey Date:

Newcastle (NI)


17/08/2009














T il d Pl d E t t
















Downpatrick (NI) 17.02Banbridge - The Outlet (NI) 28.37Banbridge (NI) 28.97Newry (NI) 29.58Lisburn - Sprucefield Centre (NI) 32.96






Newcastle (NI)









77

202

112

85

103

0 50 100 150 200 250

66

169

101

59

180

0 50 100 150 200 250





Outlet Counts Newcastle (NI)

164

0

0

0

81

236

0

183

191

140

180

171

0

144

0

0

226

38

56

189

76

0 50 100 150 200 250



76

0

0

49

0

0

0

0

84

0

196

72

82

0

0





Newcastle (NI)Outlet Counts

143

105

0

0

218

0

144

0

153

76

0 50 100 150 200 250

0

81

0

75

148

0

0

151

70

0 50 100 150 200 250




70

0

0

133

0

0 50 100 150 200 250

1





Newcastle (NI)Outlet Counts

93

181

144

0

197

0

111

106

47

61

0

0 50 100 150 200 250

0

0

0

0

48

62

0

0

117

73

0 50 100 150 200 250

0 50 100 150 200 250




39

0 50 100 150 200 250




Antique Shops 900 0.35 0.21 164Art & Art Dealers 0 0.00 0.36 0Booksellers 1,900 0.74 0.44 170Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 0 0.00 0.53 0Charity Shops 5,200 2.03 1.55 131Chemist & Drugstores 8,000 3.13 1.55 202Childrens & Infants Wear 4,800 1.88 0.35 534Clothing General 0 0.00 3.46 0Crafts, Gifts, China & Glass 8,700 3.40 0.77 440Cycles & Accessories 2,900 1.13 0.18 621Department & Variety Stores 9,500 3.71 4.48 83DIY & Home Improvement 1,900 0.74 1.17 63Electrical & Other Durable Goods 2,800 1.09 1.23 89Florists 1,700 0.66 0.27 245Footwear 5,000 1.95 0.96 204Furniture Fitted 0 0.00 0.36 0Furniture General 6,200 2.42 1.49 163Gardens & Equipment 0 0.00 0.07 0Greeting Cards 0 0.00 0.52 0Hardware & Household Goods 11,500 4.49 3.35 134Jewellery, Watches & Silver 1,000 0.39 0.74 53Ladies & Mens Wear & Acc. 600 0.23 1.62 14Ladies Wear & Accessories 8,400 3.28 2.58 127Leather & Travel Goods 800 0.31 0.09 332Mens Wear & Accessories 900 0.35 0.71 50

Floorspace Sq Ft Newcastle (NI)

164

0

170

0

0

131

202

0

83

63

89

245

204

0

163

0

0

134

53

14

127

50

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 1,600 0.63 0.97 65Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 3,200 1.25 1.06 118Telephones & Accessories 0 0.00 0.66 0Textiles & Soft Furnishings 1,500 0.59 0.50 117Toiletries, Cosmetics & Beauty Products 2,100 0.82 0.87 94Toys, Games & Hobbies 2,600 1.02 0.66 154Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 93,700 36.60 36.34 101

50

0

0

65

0

0

0

0

118

0

117

94

154

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 8,900 3.48 0.88 396Butchers 2,600 1.02 0.34 300CTN 3,000 1.17 0.12 986Convenience Stores 3,200 1.25 1.27 99Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 1,200 0.47 0.15 320Grocers & Delicatessens 0 0.00 0.50 0Health Foods 700 0.27 0.26 106Markets 0 0.00 0.87 0Off Licences 5,800 2.27 0.26 887Shoe Repairs Etc 500 0.20 0.12 164Supermarkets 9,900 3.87 8.83 44Total Convenience 35,800 13.98 14.42 97

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 1,000 0.39 0.35 113Filling Stations 0 0.00 0.12 0Health & Beauty 8,500 3.32 3.58 93Opticians 2,200 0.86 0.78 110Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 1,000 0.39 0.08 505Post Offices 1,600 0.63 0.48 129

Floorspace Sq Ft Newcastle (NI)

99

0

0

0

106

0

164

44

0 50 100 150 200 250

0

113

0

93

110

0

0

129

0 50 100 150 200 250


,Repairs, Alterations & Restoration 1,000 0.39 0.08 502Travel Agents 500 0.20 0.52 38TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 400 0.16 0.65 24Video Tape Rental 700 0.27 0.16 175Totals 16,900 6.60 7.28 91


129

38

0

0

24

175

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 6,900 2.70 1.81 149Bingo & Amusements 24,700 9.65 0.91 1,061Cafes 12,200 4.77 2.10 227Casinos & Betting Offices 4,000 1.56 1.06 147Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 7,000 2.73 1.15 237Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 9,300 3.63 2.58 141Hotels & Guest Houses 9,100 3.55 1.90 187Public Houses 4,700 1.84 3.72 49Restaurants 4,300 1.68 3.79 44Sports & Leisure Facilities 0 0.00 1.56 0Totals 82,200 32.11 22.76 141


Newcastle (NI)Floorspace Sq Ft

149

227

147

0

237

0

141

187

49

44

0

0 50 100 150 200 250

0

0

0

0

50

81

0

0

156

92

0 50 100 150 200 250

0 50 100 150 200 250




40

0 50 100 150 200 250

1










Town Centre

Vitality and

Viability

Indicator

NEWRY

The City of Newry is located in the south of Northern Ireland approximately 35 miles from Belfast

and close to the border with the Republic of Ireland; Dublin is 65 miles to the south.

Newry is the main centre within Newry and Mourne District.

Town Centre

Diversity

Newry is one of Northern Ireland’s larger

shopping locations with a mix of traditional high

street shopping, two enclosed shopping centres

and some large retail warehouse units within a

City centre area which straddles the Clanrye

River and Newry Canal which run parallel to

each other.

The main traditional shopping streets are on the

eastern side of the River and Canal and have a

grid pattern focused upon Hill Street, the main

shopping thoroughfare which is crossed by

Margaret Street and Marcus Street; squares are

formed where these streets intersect with Hill Street. Other shopping/commercial frontages on the

eastern side of the river include Mill Street, John Mitchell Place, O’Hagan Street, St Mary’s Street,

The Mall and Kildare Street.

On the western side of the River and Canal,

shopping is dominated by two large modern

shopping centres the Buttercrane Shopping

Centre and the Quays Shopping Centre. There

is also more traditional scale retail and

commercial frontage to Monaghan Street and

Merchants Quay and larger retail warehouse

type units at the Old Creamery Centre which is

located behind Monagahan Street/Merchants

Quay.

The Buttercrane Shopping Centre has two retail anchors, Marks & Spencer and Dunnes Stores; the

Quays is anchored by a Debenhams Department store and a large Sainsbury superstore. Both

shopping centres are supported by extensive surface and multi-storey car parking and The Quays

also has some separate large space retail units and smaller units in a converted warehouse building

to the west and south of the car parking areas

respectively.

Newry is well provided in shopping terms.

Convenience Retail: The largest main

foodstore in Newry City Centre is the

Sainsbury superstore at the Quay’s shopping

centre. Other supermarkets include Iceland,

Dunnes and Supervalu both located on Hill

Street and a foodhall within the M&S at the

Buttercrane Shopping Centre. The food

shopping provision within these larger stores is bolstered by a range of traditional convenience store

traders which are predominately local independents including butchers, bakers, greengrocers, off

licenses and a delicatessen. This provision is further supported by Newry market which operates on

281

Town Centre

Vitality and

Viability

Indicator

NEWRY

Thursdays and Sundays from a fixed site at John Mitchell Place.

In terms of composition, convenience retailing comprises 6% of the overall number of units within

Newry City Centre.

Comparison Retail: Comparison goods’ retailing predominates within both of the covered shopping

centres which house the majority of Newry’s multiple retailers. National multiple comparison clothing

retailers include M&S, Debenhams, Dunnes, Primark, Topshop, Topman, Burtons, Dortothy Perkins,

New Look, Next, River Island, H&M, Monsoon, Jack & Jones, Oasis, TK Maxx and Peacocks. These

multiple clothing and fashionwear retailers are complimented by a range of local independent mens,

ladies and footwear retailers.

Other comparison goods shopping categories are also well represented in Newry with multiple and

local independent traders providing a range homewares, household goods, gifts, electrical, chemist,

jewellers and sports goods.

Comparison goods’ shopping comprises approximately 35% of the City centres total retail and

service provision.

Service Uses: Newry City Centre has a good range and choice of eating and drinking

establishments and is well provided with hair and beauty salons, financial and professional service

uses and all of the main high street banks.

In composition terms 35% of all outlets within the City Centre are in retail service use.

Other Uses: The City Centre has a diverse range of other uses within it, including a number of

religious buildings most notably the Cathedral of Saints Patrick and Colman and Saint Patrick’s

Church of Ireland. A number of offices including Government and Civic buildings and a library.

Floorspace in

edge-of-centre

and out-of-

centre

locations

There are no edge of centre retail developments, although it could be argued given the wide

geographical spread of the City Centre that the two modern purpose built shopping centres are on

the edge of what would be considered the Newry’s traditional shopping core.

The main out of centre development serving Newry is the Damolly Retail Park which is located

around 1.5 miles north of the City Centre at the intersection of the A28 and the A1 (the outer ring

road). The retail park is anchored by B&Q, with other occupiers including Next Home, Smyths Toys,

Mothercare, Currys, Halfords and Halfords a new unit for Lidl is being constructed.

A large Tesco Extra superstore (circa 9,000sqm gross) has recently opened to the north of the City

Centre at Downshire Road. The store has an extensive range of food and non- food goods and

includes a cafe.

Potential

capacity for

growth or

change

Newry’s shopping area is extensive and there is

very little scope for expansion to the eastern side

of the River/Canal in the historic heart of Newry.

The eastern side of the City Centre does provide

some potential for expansion.

To the south of the City Centre, the Albert Basin

redevelopment/regeneration site does present

some opportunities for mixed uses. However,

any retail element of this scheme would need to

be carefully considered to ensure it links well with

the rest of the City Centre and does not adversely

282

Town Centre

Vitality and

Viability

Indicator

NEWRY

impact upon the existing provision, particularly the historic core of the City.

Retailer

representation

and intentions

to change

Newry has a good level of retail provision including multiple retailers.

Whilst there was some shop fitting and refurbishment works taking place at the time of our visit,

there were no signs of any significant new retailers coming to the City centre and we have no

information on retailer demand.

Vacancy rates Based upon Experian Goad data, the vacancy rate in Newry was 15% of the total number of units

based upon their 2012 survey. Historically, the time series data indicates that the proportion of

vacant properties has been relatively similar across the surveys undertaken by Goad over the last

decade, with a vacancy rate in 2003 of 15%, falling in 2006 to 12%, and falling again in 2009 to

12%. The vacancy rate in Newry in 2012 was therefore higher than it was in 2003 and 2009 and on

a par with 2003.

Our 2013 survey update found 75 vacant units equivalent to a vacancy rate of 14%, which suggests

that the vacancy rate has fallen slightly since the 2012 Goad survey.

In terms of distribution, vacant units are to be found throughout the City Centre but the greatest

concentrations of vacant premises within the town centre are on St Mary’s Street and Mill Street,

certainly St Mary’s street should be regarded as secondary pitch and the units are small, Mill Street

marks the bottom of Hill Street which is the historic retail core of the City Centre and could also be

regarded as a secondary shopping street. Monaghan Street also has a higher proportion of vacant

units and some of these are in poor condition and would not be readily re-occupied. There are also

a relatively high number of vacant premises in the Quay’s and Buttercrane Shopping Centres this

would appear to be as a direct result of multiple retailer casualties in the recent recession.

Shopping rents

and

commercial

yields

The Northern Ireland retail market is currently and generally in poor shape and there are a limited

number of transactions being reported. In such circumstances analysing rental levels with any

degree of accuracy or reliability is difficult, particularly as many deals that are being done are at

distressed levels of rent, often in circumstances where landlords are content to shed vacant rate

liability.

Notwithstanding these difficulties, Crothers have provided a market review which provides a broad

guide to the prevailing level of rents and where available investment yields.

In Newry we have some details of recent open market lettings and lease renewals for shop

properties on Hill Street which indicate a range of current rents. The deals reported with zone A

rentals show a range from £42 psf to £32 psf ITZA, there are inducements to these deals which

mean the net rentals are lower. Deals reported on an overall rent basis suggest a rate per square

foot of around £22. No recent rental information is available for Buttercrane or the Quays shopping

centres.

There are no recent retail investment deals reported it is not therefore possible to provide any

indication of current or prevailing yields for Newry.

Accessibility Car accessibility is good with clear signage for both the City Centre and its off-street car parking

locations.

On-street limited time period car parking is permitted throughout the town centre and is heavily

utilised. Off street car parking is also well used by longer term shoppers and visitors.

283

Town Centre

Vitality and

Viability

Indicator

NEWRY

Bus services pass through the town centre for shoppers and the Bus Station is located on the

river/canal side.

The City Centre is subject to quite heavy traffic flows and this does create congestion and give rise

to some vehicular/pedestrian conflict.

Safety and

crime

There was no observed evidence of any shopper safety or crime and limited graffiti or vandalism

was noted.

CCTV coverage operates throughout and overall the City Centre felt a safe place to shop.

Environmental

quality

Newry has a good quality shopping environment and it is evident that substantial public realm

workers have taken place which makes the town centre an attractive place to visit and shop.

The pavements are generally well maintained and have recently been re-laid with good quality

materials. Whilst there are limited open

space areas within the core shopping parts

of the City centre, the public open spaces

that are available are well maintained and

have good quality street furniture planting

and lighting.

The river and canal-side areas provide

some open space and the landscaping

theme to these areas is pleasant and well

maintained.

Overall, the public realm is consistently

good throughout the City Centre.

284

Survey Date:

Newry (NI)


17/10/2012














T il d Pl d E t t
















Banbridge - The Outlet (NI) 17.99#N/A 19.24Banbridge (NI) 19.99Armagh (NI) 28.07Portadown (NI) 28.46






Newry (NI)









152

64

63

48

72

0 50 100 150 200 250

131

70

66

80

65

0 50 100 150 200 250





Outlet Counts Newry (NI)

0

34

123

0

70

171

97

143

98

0

237

31

75

58

184

0

47

0

111

175

112

90

221

0

197

0 50 100 150 200 250



0

197

163

177

16

83

131

78

109

158

63

234

80

0

0





Newry (NI)Outlet Counts

70

189

191

68

0

0

71

115

93

0

144

99

98

0 50 100 150 200 250

0

52

0

100

48

0

0

0

0

197

113

0 50 100 150 200 250




197

113

0

129

0

0

0 50 100 150 200 250

1





Newry (NI)Outlet Counts

75

150

80

78

87

192

0

64

34

38

59

80

0 50 100 150 200 250

86

42

0

189

201

180

0

64

38

118

0 50 100 150 200 250

0 50 100 150 200 250




142

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 1,000 0.09 0.36 24Booksellers 7,300 0.62 0.44 143Carpets & Flooring 0 0.00 0.55 0Catalogue Showrooms 9,400 0.80 0.53 153Charity Shops 14,500 1.24 1.55 80Chemist & Drugstores 22,100 1.89 1.55 122Childrens & Infants Wear 5,200 0.44 0.35 127Clothing General 77,500 6.63 3.46 192Crafts, Gifts, China & Glass 9,600 0.82 0.77 106Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 136,200 11.65 4.48 260DIY & Home Improvement 1,300 0.11 1.17 9Electrical & Other Durable Goods 7,600 0.65 1.23 53Florists 1,300 0.11 0.27 41Footwear 16,200 1.39 0.96 145Furniture Fitted 0 0.00 0.36 0Furniture General 7,600 0.65 1.49 44Gardens & Equipment 0 0.00 0.07 0Greeting Cards 4,700 0.40 0.52 77Hardware & Household Goods 47,400 4.05 3.35 121Jewellery, Watches & Silver 13,100 1.12 0.74 151Ladies & Mens Wear & Acc. 21,500 1.84 1.62 114Ladies Wear & Accessories 59,900 5.12 2.58 198Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 18,900 1.62 0.71 229

Floorspace Sq Ft Newry (NI)

0

24

143

0

153

80

122

127

192

106

0

9

53

41

145

0

44

0

77

121

151

114

198

0

229

96

0 50 100 150 200 250


Music & Musical Instruments 1,000 0.09 0.09 96Music & Video Recordings 5,700 0.49 0.26 187Newsagents & Stationers 6,700 0.57 0.97 59Office Supplies 2,500 0.21 0.07 292Other Comparison Goods 3,800 0.32 0.61 53Photographic & Optical 1,500 0.13 0.08 158Secondhand Goods, Books, etc. 700 0.06 0.13 45Sports, Camping & Leisure Goods 9,500 0.81 1.06 77Telephones & Accessories 9,300 0.80 0.66 121Textiles & Soft Furnishings 5,500 0.47 0.50 94Toiletries, Cosmetics & Beauty Products 20,100 1.72 0.87 197Toys, Games & Hobbies 3,500 0.30 0.66 45Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 552,100 47.22 36.34 130

229

96

187

59

53

158

45

77

121

94

197

45

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 5,900 0.50 0.88 58Butchers 4,300 0.37 0.34 108CTN 2,700 0.23 0.12 194Convenience Stores 9,800 0.84 1.27 66Fishmongers 0 0.00 0.05 0Frozen Foods 0 0.00 0.79 0Greengrocers 1,100 0.09 0.15 64Grocers & Delicatessens 4,700 0.40 0.50 80Health Foods 2,600 0.22 0.26 86Markets 0 0.00 0.87 0Off Licences 9,400 0.80 0.26 315Shoe Repairs Etc 1,100 0.09 0.12 79Supermarkets 85,600 7.32 8.83 83Total Convenience 127,200 10.88 14.42 75

Retail Service Floorspace Area % Base % IndexClothing & Fancy Dress Hire 0 0.00 0.04 0Dry Cleaners & Launderettes 2,100 0.18 0.35 52Filling Stations 0 0.00 0.12 0Health & Beauty 33,300 2.85 3.58 80Opticians 5,200 0.44 0.78 57Other Retail Services 0 0.00 0.35 0Photo Processing 0 0.00 0.06 0Photo Studio 0 0.00 0.08 0Post Offices 0 0.00 0.48 0

Floorspace Sq Ft Newry (NI)

58

108

194

66

0

0

64

80

86

0

79

83

0 50 100 150 200 250

0

52

0

80

57

0

0

0

0

0 50 100 150 200 250


Repairs, Alterations & Restoration 1,800 0.15 0.08 198Travel Agents 7,800 0.67 0.52 129TV, Cable & Video Rental 100 0.01 0.00 178Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 13,700 1.17 0.65 182Video Tape Rental 0 0.00 0.16 0Totals 64,000 5.47 7.28 75


0

198

129

178

0

182

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 20,700 1.77 1.81 98Bingo & Amusements 18,500 1.58 0.91 174Cafes 16,300 1.39 2.10 66Casinos & Betting Offices 11,700 1.00 1.06 94Cinemas, Theatres & Concert Halls 38,700 3.31 1.65 201Clubs 17,100 1.46 1.15 127Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 23,100 1.98 2.58 76Hotels & Guest Houses 24,700 2.11 1.90 111Public Houses 8,300 0.71 3.72 19Restaurants 24,500 2.10 3.79 55Sports & Leisure Facilities 1,300 0.11 1.56 7Totals 204,900 17.52 22.76 77


Newry (NI)Floorspace Sq Ft

98

174

66

94

201

127

0

76

111

19

55

7

0 50 100 150 200 250

55

42

0

127

142

187

0

4

35

91

0 50 100 150 200 250

0 50 100 150 200 250




119

0 50 100 150 200 250

1











NEWTOWNARDS

Newtownards is located in County Down within the Borough of Ards. The town lies at the northern tip of Strangford Lough and is approximately 12 miles east of Belfast City Centre.

Nearby competing towns include Bangor to the north and Belfast City Centre to the west.


The main shopping area of Newtownards is grid based and focused upon Frances Street/Regent Street and running parallel to that High Street/Mill Street. Connections through with shopping frontages are provided by Conway Square, Lower Mary Street, Gibson Lane, Meeting House Lane and Castle Place.

The town centre offers a good mix of convenience and comparison goods shopping provision, however for a centre of its size, it does lack a full range supermarket or superstore – the Asda at the Ards Centre appears to fulfill that role.

Food shopping within the town centre is provided by a good range of traditional local independent retailers including butchers, bakers, green grocers and CTN’s. There is also a small Spar supermarket/convenience store on High Street. In total our 2013 survey found 15 convenience goods stores including four bakers, four butchers and two greengrocers.

Comparison goods retailing within the town centre is of mixed quality, there are some multiple retailers including Menarys, Edinburgh Woolen Mill, Boots, Gordons and Savers. Local independent stores included a number of clothing boutiques and home décor/interior stores. There is also some niche/specialist retail offer including two independent sports shops, fishing tackle stores, a wool shop and a toy shop. The town centre also had a number of charity shops. Our 2013 survey noted 76 comparison goods shops, mostly smaller units.

Service uses within the town centre are a strong proportion of the overall town centres composition and the town is particularly good for food and beverage offer. The main retail banks are present and there is a number of professional service uses, beauty and hair salons.

Other uses within the town centre adding to the overall diversity and attraction include the Town Hall Arts Centre, Library, Civic Offices and places of worship.


The Ards Centre which is located approximately one mile from the core of Newtownards town centre is a covered shopping centre anchored by Asda and includes Next, Argos, River Island, Primark and a range of other national multiple and local traders.

295


NEWTOWNARDS


The town centre is quite constrained and there are no obvious opportunities to expand the existing retail area, some redevelopment may be possible but it would yield relatively modest additional retail space.


Predominantly local traders and our visits did not highlight any pending store closures. There was limited vacant space within the town centre so opportunities for new businesses to come into the town are limited.

The presence of the nearby Ard’s Centre coupled with the smaller and older floorspace stock is likely to limit the level of demand for representation within the town centre from national multiples.




In Newtownards there are some open market lettings over the period 2011to 2013 which indicate on a Zone A basis that headline rents on High Street and Conway Square are between £17 psf and £40 psf ITZA. However some of these rental deals are subject to rent free periods which reduce the overall rent payable and the net effective zone A rentals are in the range £29 to £37 psf ITZA.

The details of a rent review and lease renewal relating to premises on High Street show substantial (circa £5,000/pa) reductions in rent.

There are no recent retail property investment sales in Newtownards that provide any retail investment yield information for town.

Vacancy rates No historical data is available as Newtownards is not a town centre that Experian Goad survey. Therefore composition analysis to establish vacancy rate changes over time has not been possible. Our April 2013 survey identified 17 vacant units which were reasonably evenly spread throughout the town centre and did not detract from the overall shopping experience. The vacancy rate in Newtownards is estimated to be in the region of 10%.

Pedestrian flows

Good levels of pedestrian activity were observed throughout the town centre and Regent Street/Frances Street and High Street were broadly comparable in terms of vitality.

Conway Square the main linking route between the two shopping thoroughfares was also reasonably busy.

Busy through roads do lead to some conflict/comfort issues when crossing the roads.

Accessibility Good accessibility by car the town centre which is well signposted (as too is the Ards Centre). The main shopping streets are one-way for traffic and this provides a wide effectively dual carriageway route around the town centre.

Car parking is predominantly on street and ample. Off street parking is available off Mill Street for longer stay durations.

Bus services with stops on the main shopping streets within Newtownards appeared to be well used.

296


NEWTOWNARDS

Within the town centre, pavements are generally wide and well maintained, although crossing the at times busy and heavily trafficked roads did present some conflict.

Safety and crime

On our visits to the town centre we did not observe any safety or crime issues although there was some minor graffiti.

Overall, Newtownards felt like a safe environment to shop in.


Newtownards is comprised of some very pleasant and attractive older buildings and has a good quality street scape which has been enhanced recently with newly laid pavements and other hard surfacing and street furniture features.

Conway Square is an attractive landscaped open public space and provides a good setting for the Town Hall Arts Centre.

297


OMAGH


Convenience: Supervalu and Iceland are the main stores in centre. Whilst Supervalu has a prominent location on Market Street, Iceland has no high street frontage and is accessed via Kevlin Avenue. There is a wide range of specialist retailers including two butchers, two bakers, one greengrocer, three off licenses, a health food shop and several CTNs/Grocers. The convenience component of the town centre overall was 8% for both outlets and floorspace in 2012.

Comparison: The centre has a wide range of clothing, footwear, accessories and small department stores. Variety provision is underpinned by a Poundstretcher on Scarfes entry. Other outlets include sports shops, jewelers, toy shops, several chemists, bookshops and video/game shops, several chemists, bookshops and video/game shops, all occupying small units across the town centre. There is a limited range of bulky comparison goods retailers selling furniture, floor coverings, DIY and electrical goods. There are seven charity shops; some of which appear to be on temporary leases. The comparison goods shopping component of the town centre overall was 36% based on outlets and 32% based on floorspace. Service uses: as with other centres, there are a large number of independent hairdressers, beauty salons, tanning parlours and barbers in the centre. Financial and legal services in the town include four major banks, along with building societies, estate agents, financial advisors & solicitors. There is evidence of some evening economy in the town, particularly focused on the main street arcade, as well as other pubs and restaurants throughout the town. Other provision includes cafes and takeaways with the latter focused in more secondary locations. There are also a couple of small amusement arcades.


There is a standalone Dunnes stores at the Eastern end of the centre. It is separated from the main shopping area, although by virtue of its riverside location, has reasonable visibility. It provides both a convenience and comparison offer.

The out-of-centre convenience provision comprises an Asda (Dromore Road, extending 2,672 sqm net) and Lidl (James Street) stores. Adjacent to the Asda, there is also an Original Factory Outlet shop.

Further out of centre is the Showgrounds Retail Park which is

anchored by an M&S store. Other retailers present include Argos, Peacocks, Next, Tempest, Heatons, Blue Inc, River Island, New Look and Laura Ashley.

Great Northern Retail Park (6,460 sqm gross), located adjacent to the A5, is the focus of bulky comparison goods shopping: Halfords, Homebase, B&M Bargains, a tiling shop and a household textiles shop.

298


OMAGH


There are a number of vacant premises throughout the centre, although none form any real clusters that could provide opportunities to create more substantial and potentially more commercially attractive units. It is noted that the Sorting Office at the upper end of the High Street appears to have been recently vacated; however, it lacks prominence in the centre because of its peripheral location.

Behind Market Street, part of a bulky goods retail shed has been recently demolished to provide additional car parking to the rear of the Supervalu store. The remaining DAC appliances Unit B of poor quality, such that together with the car park there is some scope to assemble a development site, which could potentially allow Supervalu to improve on its current two storey format.


National multiples in the centre include Supervalu, Iceland, Poundstretcher, Boots, Superdrug, Semichem, Clintons, SD Kells, Topshop, The Perfume Shop, Clarks, Thorntons, Menary’s, Holland & Barratt and Dorothy Perkins.

It is noted that Bon Marche and Game have recently closed.




In Omagh there is limited open market letting information available for the last two years. The details of the deals we have available indicate that lettings have been achieved at rates well below peak values and have rent free periods. Deals on High Street and Market Street in 2012/2013 achieved headline rents of £24 psf ITZA and £15.50 psf ITZA respectively. When rent free periods are factored in, the net effective rents are £20 psf and £14.50 psf ITZA.

There are no recent retail investment deals reported it is not therefore possible to provide any indication of current or prevailing yields for Omagh.

Vacancy rates There are 36 vacant units in the town centre which equates to a vacancy rate of around 13%. There majority are small units. However, it is noted that here are a number of prominent units that are currently unoccupied and do not appear to be in the poor state of repair.

Historic town centre composition data from Experian Goad shows that the vacancy rate has generally been stable at around 13% to 14 % over the period from 2004.

Pedestrian flows

Footfall is highest on the High Street and Market Street (to the junction with Drumragh Avenue and Dublin Road), with evidence of strong flows along Scarfes Entry to the town centre car parks.

Pedestrian levels decline towards the river, with limited footfall beyond Drumragh Avenue/Dublin Road up to Campsie Road. Although there is a footbridge from the Campsie Road car park over Drumragh River, only a limited amount of pedestrian traffic was observed. Similarly, there was limited evidence of pedestrians walking into the centre past the library and via Dublin Road.

There are a number of pedestrianised arcades/small shopping courts off the High Street/Market Street. Footfall in Old Market Place was very low; however, it was observed to be higher on Main Street and Foundry Lane, chiefly, it is anticipated, with shoppers going to and from their cars.

299


OMAGH

Accessibility Omagh is located at the junction of the A5 (to Strabane to the north west and towards Dungannon to the south east), A505 (to Cookstown) and A32 (to Enniskillen). The centre serves a significant rural hinterland; however, bus services to and from the centre are primarily long-distance or very local, suggesting the private car is the main mode of transport to the centre. This is evident in the level of congestion experienced in the town centre.

There is no railway station in Omagh or serving the local area.

There is a large amount of off-street parking to the south of the High Street/Market Street. These car parks are pay and display, whilst the parking by the Dunnes Store is free.

Safety and crime

There was no evidence of crime in the town.


The environmental quality, particularly at the top of the high street is extremely high. There are a number of historic buildings which provide attractive focal points. Although there is a relatively high level of traffic this is largely local and not fast moving.

The environmental quality of the street scene is notably lower to the east of Dubhine Road/Drumragh Avenue. That said, the river is attractive and visible to pedestrians.

300

Survey Date:

Omagh (NI)


16/10/2012














T il d Pl d E t t
















Strabane (NI) 27.28Enniskillen (NI) 35.75Dungannon (NI) 35.79Cookstown (NI) 36.12Londonderry - Lisnagelvin Shopping Centre (NI) 43.29






Omagh (NI)









110

112

124

39

123

0 50 100 150 200 250

129

72

81

21

161

0 50 100 150 200 250





Outlet Counts Omagh (NI)

0

0

72

68

0

138

133

170

89

74

0

207

162

53

203

193

0

82

0

97

51

109

94

147

0

173

0 50 100 150 200 250



0

173

0

155

28

48

0

0

143

154

111

164

0

0





Omagh (NI)Outlet Counts

81

110

59

0

128

247

80

163

0

169

0

43

0 50 100 150 200 250

0

92

0

99

167

149

0

171

173

79

0 50 100 150 200 250




173

79

0

0

0

227

0

0 50 100 150 200 250

1





Omagh (NI)Outlet Counts

53

175

65

54

0

112

150

77

0

121

61

0

0 50 100 150 200 250

150

0

0

0

136

175

82

225

66

137

0 50 100 150 200 250

0 50 100 150 200 250




115

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 1,100 0.22 0.44 50Carpets & Flooring 700 0.14 0.55 25Catalogue Showrooms 0 0.00 0.53 0Charity Shops 12,600 2.50 1.55 161Chemist & Drugstores 15,500 3.08 1.55 199Childrens & Infants Wear 2,800 0.56 0.35 159Clothing General 14,600 2.90 3.46 84Crafts, Gifts, China & Glass 2,300 0.46 0.77 59Cycles & Accessories 0 0.00 0.18 0Department & Variety Stores 67,000 13.32 4.48 298DIY & Home Improvement 7,200 1.43 1.17 122Electrical & Other Durable Goods 25,400 5.05 1.23 412Florists 5,400 1.07 0.27 396Footwear 11,700 2.33 0.96 243Furniture Fitted 0 0.00 0.36 0Furniture General 4,300 0.85 1.49 58Gardens & Equipment 0 0.00 0.07 0Greeting Cards 3,600 0.72 0.52 137Hardware & Household Goods 16,000 3.18 3.35 95Jewellery, Watches & Silver 4,700 0.93 0.74 126Ladies & Mens Wear & Acc. 5,700 1.13 1.62 70Ladies Wear & Accessories 12,100 2.41 2.58 93Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 5,500 1.09 0.71 155

Floorspace Sq Ft Omagh (NI)

0

0

50

25

0

161

199

159

84

59

0

122

243

0

58

0

137

95

126

70

93

0

155

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 500 0.10 0.26 38Newsagents & Stationers 1,500 0.30 0.97 31Office Supplies 1,100 0.22 0.07 298Other Comparison Goods 600 0.12 0.61 20Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 2,700 0.54 1.06 51Telephones & Accessories 5,000 0.99 0.66 152Textiles & Soft Furnishings 1,300 0.26 0.50 51Toiletries, Cosmetics & Beauty Products 6,500 1.29 0.87 148Toys, Games & Hobbies 7,100 1.41 0.66 214Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 0 0.00 0.24 0Totals 244,500 48.61 36.34 134

155

0

38

31

20

0

0

51

152

51

148

214

0

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 5,800 1.15 0.88 131Butchers 2,300 0.46 0.34 135CTN 2,700 0.54 0.12 452Convenience Stores 3,600 0.72 1.27 56Fishmongers 0 0.00 0.05 0Frozen Foods 7,200 1.43 0.79 182Greengrocers 1,900 0.38 0.15 257Grocers & Delicatessens 2,200 0.44 0.50 87Health Foods 1,500 0.30 0.26 115Markets 0 0.00 0.87 0Off Licences 2,200 0.44 0.26 171Shoe Repairs Etc 0 0.00 0.12 0Supermarkets 19,100 3.80 8.83 43Total Convenience 48,500 9.64 14.42 67


Floorspace Sq Ft Omagh (NI)

131

135

56

0

182

87

115

0

171

0

43

0 50 100 150 200 250

0

126

0

91

145

92

179

0

119

0 50 100 150 200 250


,Repairs, Alterations & Restoration 600 0.12 0.08 153Travel Agents 1,600 0.32 0.52 62TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 1,300 0.26 0.16 165Totals 32,700 6.50 7.28 89


119

153

62

0

0

0

165

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 3,600 0.72 1.81 40Bingo & Amusements 1,700 0.34 0.91 37Cafes 6,300 1.25 2.10 60Casinos & Betting Offices 3,700 0.74 1.06 69Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 7,500 1.49 1.15 129Disco, Dance & Nightclubs 3,200 0.64 0.54 117Fast Food & Take Away 10,800 2.15 2.58 83Hotels & Guest Houses 0 0.00 1.90 0Public Houses 17,800 3.54 3.72 95Restaurants 11,400 2.27 3.79 60Sports & Leisure Facilities 0 0.00 1.56 0Totals 66,000 13.12 22.76 58

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 4,400 0.87 0.39 226Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 0 0.00 0.29 0Financial Services 5,300 1.05 0.78 135Legal Services 5,400 1.07 0.77 139Other Business Services 1,100 0.22 0.51 43Printing & Copying 1,000 0.20 0.20 101Property Services 6,700 1.33 1.78 75Retail Banks 24,800 4.93 3.13 158Totals 48,700 9.68 8.33 116

Omagh (NI)Floorspace Sq Ft

40

37

60

69

0

129

117

83

0

95

60

0

0 50 100 150 200 250

226

0

0

0

135

139

43

101

75

158

0 50 100 150 200 250

0 50 100 150 200 250




123

0 50 100 150 200 250

1











PORTADOWN


Convenience shopping provision: beyond an in-centre Iceland, located to the south of of the High Street fronting onto the sloped Meadow Lane car park, there are a number of independent convenience retailers. These include three butchers, three bakeries, two greengrocers and two off-licenses. In addition, there is a Holland and Barrett health food shop and Thorntons confectioners; together with several grocers/convenience stores. In composition terms, convenience outlets comprise 9% of Portadown town centres premises and 14% of its floorspace.

Comparison shopping provision: there is a large range of clothing and footwear stores throughout the centre; these include national multiples and independent boutiques. Other comparison retailers include florists, chemists/pharmacies, sports shops, card shops/stationers, jewellers and a wider range of independent furniture and floorings retailers, both on the High Street and in units at the periphery. There are also seven charity shops in the Primary Shopping Area. In composition terms, comparison outlets comprise 34% of Portadown town centres premises and 39% of its floorspace.

Service uses: there is an extensive selection of hairdressers, barbers, salons and beauticians through the centre. Danske Bank, Barclays, First Trust, Ulster Bank and Bank of Ireland, alongside Nationwide (not yet converted to Santander) and Progressive. Further uses include estate agents, mortgage advisors, travel agents and betting shops. Whilst there is a greater range of restaurants in the centre, the number of pubs, cafes and takeaways are much more prominent.

The Municipal Central Market was converted into arts and crafts/gallery space approximately 10 years ago. Other leisure uses in the centre are minimal.


There is a large edge-of-centre shopping mall to the south east of the High Street. The Meadows Shopping Centre is anchored by a Tesco superstore which appears to be trading well; however, the rest of the centre is largely vacant with only out eight of the 29 units currently let, including one to a charity shop. There is also a standalone McDonalds fronting onto Meadow Lane.

Opposite the Meadows Shopping Centre, on the western side of Meadow Lane, is the Meadows Retail Park (pictured right) which comprises three retail units: one is vacant, one appears to be a temporary let to a resale shop; the remaining unit is a video rental and computer game shop.


The linkages through from the Meadow Shopping Centre to the main high street are poor. The currently underused pay and display car park on the north side of Meadow Lane, together with the substantial vacancy at 13-15 High Street, could form a potential development site with the prospect of increasingly Iceland’s presence in the centre. However, there is a significant level changes across the site that would have to be resolved.

There are a number of vacant units in High Street Mall, including three large units with High Street frontage. These could be reconfigured to improve the pedestrian access into the Mall as well as create units to respond to market demand.

311


PORTADOWN


National multiples are focused in the two in-centre shopping malls: High Street Mall at the northern end of the High Street, linking through to Woodhouse Street; and Macgowan West Shopping Centre off West Street (pictured right). Retailers present include Dunnes, Blue Inc, Argos, Internacionale, Mothercare, The Works, Semi Chem, Poundland, B&M Bargains, Benetton and Boots.

Outwith the shopping centres, there is representation from Edinburgh Woollen Mill, Evans, Topshop and Hallmark.

It is noted that a number of units in the Mall are currently in the process of being fitted out for a new Home Bargains store. Conversely, a branch of Esprit has recently closed on West Street, on the edge of the Macgowan West complex.




In Portadown there have been three open market lettings since the start of 2013. Rentals being achieved on High Street are around £14 psf on an overall basis with a short rent free period reducing the net effective rent to around £13 psf overall. Church Street rents are around 50% of the values achieved on High Street.

There are no recent retail investment deals reported it is not therefore possible to provide any indication of current or prevailing yields for Portadown.

Vacancy rates There are 73 vacant units within the town centre, this equates to a vacancy rate of 22%, these include some significantly sized premises with High Street frontage. Although the vast majority of vacancies are small units, it is noted that there are clusters including on the north side of Bridge Street.

In addition, the majority of the units in Meadows Shopping Centre are not occupied and of those let, it is appears that some are short-term lets pointing to greater underlying weaknesses.

Historic town centre composition information from Experian indicates that vacancy rates were 18% in 2003, 16% in 2006 and 18% in 2009.

Pedestrian flows

Pedestrian flows in the High Street Mall were noted to be high but in the Macgowan West complex they are more limited. Furthermore, although the rear entrance of the High Street Mall creates a loose ‘loop’ across the large pay and display car to Macgowan West, the route is poorly defined and flows very limited.

312


PORTADOWN

Elsewhere in the town centre, footfall in core section of the High Street and Market Street between the two in-centre malls is high (pictured right). Reflecting the linear nature of the centre, pedestrian flows are significantly lower on Bridge Streets, Woodhouse Street, Edward Street, Thomas Street, Shillington Street and Mandeville Street.

Very limited pedestrian traffic was observed between the Meadows Shopping Centre and the main core of the town centre.

Accessibility The free car park located next to the Meadows Shopping Centre represents the main free town centre car park. Further parking is available at Macgowan West Shopping Centre and to the east and west of Meadow Lane (all pay and display). Furthermore, Portadown is only short distance from the M1 so is highly accessible.

Bus services run along the main street, providing linkages to other parts of the wider Craigavon settlement.

Portadown station is located to the north of the town centre. This provides rail linkages to Newry, Lurgan, Lisburn, Belfast and Bangor.

Safety and crime

There were no obvious signs of crime or antisocial behaviour in Portadown.


The public realm and environmental quality is high throughout the main town centre area, including a large area at the junction of West Street, Church Street and Market Street (pictured right). Accordingly, whilst the High Street is subject to significant traffic, there are ample crossing opportunities and is manageable for pedestrians.

Off the main High Street/Market Street, the quality of public realm is less high. This is evident in the treatment to the rear entrance to the High Street Mall, as well as the quality of routes through to the major town car park located adjacent to the Meadows Shopping Centre which is poorly configured and involves crossing a combination of major roads and car parks.

313

Survey Date:

Portadown (NI)


17/10/2012














T il d Pl d E t t
















Craigavon - Rushmere Shopping (NI) 4.54Lurgan (NI) 8.41Banbridge (NI) 13.89Banbridge - The Outlet (NI) 14.82Armagh (NI) 15.97






Portadown (NI)









114

59

118

53

136

0 50 100 150 200 250

114

104

76

24

157

0 50 100 150 200 250





Outlet Counts Portadown (NI)

0

48

116

110

220

112

135

137

86

99

128

84

174

64

41

130

79

165

0

79

62

105

152

119

0

209

0 50 100 150 200 250



0

209

0

0

0

0

117

0

0

77

99

134

199

150

0

147





Portadown (NI)Outlet Counts

66

178

135

24

0

104

199

132

0

136

140

35

0 50 100 150 200 250

0

111

0

73

113

0

0

170

69

127

0 50 100 150 200 250




127

0

0

0

183

0

0 50 100 150 200 250

1





Portadown (NI)Outlet Counts

85

71

75

110

0

90

0

68

0

43

35

113

0 50 100 150 200 250

121

59

0

67

175

113

0

44

122

0 50 100 150 200 250

0 50 100 150 200 250




184

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 400 0.06 0.36 16Booksellers 3,800 0.54 0.44 124Carpets & Flooring 6,000 0.85 0.55 154Catalogue Showrooms 5,400 0.77 0.53 146Charity Shops 13,000 1.85 1.55 119Chemist & Drugstores 9,300 1.32 1.55 85Childrens & Infants Wear 6,100 0.87 0.35 247Clothing General 12,200 1.73 3.46 50Crafts, Gifts, China & Glass 5,800 0.82 0.77 107Cycles & Accessories 700 0.10 0.18 55Department & Variety Stores 51,400 7.30 4.48 163DIY & Home Improvement 3,600 0.51 1.17 44Electrical & Other Durable Goods 6,800 0.97 1.23 79Florists 1,400 0.20 0.27 73Footwear 8,300 1.18 0.96 123Furniture Fitted 10,100 1.44 0.36 399Furniture General 13,600 1.93 1.49 130Gardens & Equipment 0 0.00 0.07 0Greeting Cards 3,600 0.51 0.52 98Hardware & Household Goods 21,300 3.03 3.35 90Jewellery, Watches & Silver 5,500 0.78 0.74 106Ladies & Mens Wear & Acc. 17,600 2.50 1.62 155Ladies Wear & Accessories 18,600 2.64 2.58 102Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 8,900 1.26 0.71 179

Floorspace Sq Ft Portadown (NI)

0

16

124

154

146

119

85

247

50

107

55

163

44

79

73

123

130

0

98

90

106

155

102

0

179

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 0 0.00 0.26 0Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 10,700 1.52 0.61 250Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 2,000 0.28 1.06 27Telephones & Accessories 3,800 0.54 0.66 82Textiles & Soft Furnishings 2,200 0.31 0.50 62Toiletries, Cosmetics & Beauty Products 11,400 1.62 0.87 185Toys, Games & Hobbies 8,100 1.15 0.66 175Vehicle & Motorcycle Sales 0 0.00 0.56 0Vehicle Accessories 5,100 0.72 0.24 300Totals 276,700 39.32 36.34 108

179

0

0

0

0

250

0

0

27

82

62

185

175

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 6,800 0.97 0.88 110Butchers 5,800 0.82 0.34 243CTN 800 0.11 0.12 96Convenience Stores 1,200 0.17 1.27 13Fishmongers 0 0.00 0.05 0Frozen Foods 6,500 0.92 0.79 117Greengrocers 3,500 0.50 0.15 339Grocers & Delicatessens 9,800 1.39 0.50 278Health Foods 1,900 0.27 0.26 104Markets 0 0.00 0.87 0Off Licences 2,800 0.40 0.26 156Shoe Repairs Etc 400 0.06 0.12 48Supermarkets 59,900 8.51 8.83 96Total Convenience 99,400 14.12 14.42 98


Floorspace Sq Ft Portadown (NI)

110

243

96

13

0

117

104

0

156

48

96

0 50 100 150 200 250

0

139

0

61

126

0

0

55

26

0 50 100 150 200 250


Repairs, Alterations & Restoration 900 0.13 0.08 164Travel Agents 3,900 0.55 0.52 107TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 0 0.00 0.65 0Video Tape Rental 2,200 0.31 0.16 200Totals 33,900 4.82 7.28 66


26

164

107

0

0

0

200

0

0 50 100 150 200 250

1




Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 3,700 0.53 0.39 136Building Supplies & Services 600 0.09 0.47 18Business Goods & Services 0 0.00 0.02 0Employment & Careers 1,700 0.24 0.29 83Financial Services 9,700 1.38 0.78 176Legal Services 5,200 0.74 0.77 96Other Business Services 5,700 0.81 0.51 158Printing & Copying 0 0.00 0.20 0Property Services 4,600 0.65 1.78 37Retail Banks 34,000 4.83 3.13 154Totals 65,200 9.26 8.33 111

Portadown (NI)Floorspace Sq Ft

74

139

76

40

0

67

0

70

0

29

24

57

0 50 100 150 200 250

136

18

0

83

176

96

158

0

37

154

0 50 100 150 200 250

205 210 215 220 225 230 235 240 245 250




221

205 210 215 220 225 230 235 240 245 250

1











STRABANE


Convenience: The Supervalu on Main Street and Iceland on Railway Street provided the largest in-centre food selection. This is supplemented by the well-stocked McColgans Delicatessen, together with a butcher, three off licenses and a CTN. The convenience component of Strabane is low at 5.5% based on outlets but by virtue of the size of units in convenience use is 20% based on floorspace.

Comparison: there are a range of everyday non-food retailers present in the town including florist, jewellers, household goods, cardshops, chemists, and small DIY and furniture outlets. In addition there are a significant number of clothing and footwear retailers, predominantly operated as independent businesses. There is some representation from multiples including Menarys and Bon Marche. There are four charity shops. The comparison goods shopping component of Strabane is 35.5% based on outlets and 43% based on floorspace.

Service uses: There is strong personal services provision with many small hairdressers and barbers in the centre. Other services include dry cleaners, alterations services, taxi offices, opticians, video rental shops, mechanics, betting shops and money centres. There are branches of Ulster Bank, Santander, Danske Bank and First Trust in the Centre.

Other occupiers include solicitors, travel agents and dentists. Although there are a few restaurants, there is a more extensive range of pubs, cafes and takeaways.


Strabane is dominated by out-of-centre retail provision, both in convenience and comparison terms. There is a large Asda superstore (4,757 sqm net sales) off Railway Street. To the east of the store is a terrace seven retail units: two are occupied by hairdressers and a third is a café; of the residual four, two are clothes retailers, one a chemist and the other a delicatessen. There is a standalone clothes shop at the southern end of the terrace; however, it forms a second Cilento outlet.

To the South West of Railway Street, there are two further retail parks. The larger Northern park has a Poundstretcher, Poundland and Heaton/Sports Direct. The smaller park comprises New Look, Peacocks, Argos and a further branch of Mehary’s department store (small unit in the town centre also).


There is a potential development site adjacent to the new Arts Centre & Library Complex. It is currently under used – occupied by a car repair garage and car parking.


National multiples in the town centre include Bon Marche, B&M Bargains, Superdrug, NV, DV8, Menarys, Semi-Chem, Supervalu & Iceland.

324


STRABANE




In Strabane we have some details of recent open market lettings for shop properties on Main Street, Castle Street and Railway Street. The deals are reported on an overall basis and show a range of rents from £22 psf down to £7.50 psf and rent free periods were conceded.

There are no recent retail investment deals reported it is not therefore possible to provide any indication of current or prevailing yields for Strabane.

Vacancy rates There are 22 vacant units in the centre this equates to a vacancy rate of 12%. A number are located on Castle Place and there is scope to amalgamate three adjacent units. However, it is acknowledged that the street is narrow and lacks footfall. Surprisingly the largest vacancy is on Castle Street (18) extending 390 sqm (gross).

The vacancy rate for Strabane town centre in previous years which we have data for was 14% in 2007, 12% in 2005 and 10% in 2003.

Pedestrian flows

Pedestrian activity is focused on the loop formed by Abercorn Square, Castle Street, Main Street and Market Street. Of these streets, Castle Street is pedestrianised.

Footfall is very limited on Railway Street, John Wesley Street, Castle Place, Church Street and Main Street.

There was little evidence of shoppers walking from the retail parks to the town centre and vice versa.

Accessibility Strabane is easily accessible from the main road network, although it is noted that traffic arriving from the North first travels past the retail parks, potentially diverting shoppers.

There is plentiful car parking with pay and display car parks on Market Street, Bowling Green, Railway Street and John Wesley Street. There is also a large tree car park off Dock Street, at the edge of the central shopping area.

Public transport is available by buses that stop in Abercorn Square. There is no railway station.

Safety and crime

There was no evidence of crime within the centre. However, the centre is bisected by an extremely busy road which is difficult to cross, unless by the designated crossing points.

325


STRABANE


The town centre comprises two very pleasant squares; Abercorn Square and Market Street (Butchers Street, which although heavily trafficked have wide pavements and good public realm.

Similarly, Castle Street as the only pedestrianised section of the town centre is attractive to shoppers. Environmental quality is lower on Railway Street, with poorly formed narrow pavements and Castle Place, again with narrow pavements and no strong frontages.

Although located by the River Mourne, the retail core faces away from it, thus not taking advantage of the natural setting.

326

Survey Date:

Strabane (NI)


15/10/2012














T il d Pl d E t t
















Londonderry (NI) 20.97Londonderry - Lisnagelvin Shopping Centre (NI) 21.03#N/A 22.04Omagh (NI) 27.28Limavady (NI) 41.16






Strabane (NI)









119

74

54

55

150

0 50 100 150 200 250

75

220

61

22

92

0 50 100 150 200 250





Outlet Counts Strabane (NI)

0

0

0

90

61

177

112

47

130

210

0

135

213

129

216

0

129

136

86

0

159

0

0 50 100 150 200 250



0

0

205

0

0

0

0

0

126

41

147

163

62

178

0





Strabane (NI)Outlet Counts

27

73

0

0

0

170

0

107

0

0

115

113

0 50 100 150 200 250

0

122

0

100

148

0

0

0

0

52

0 50 100 150 200 250




52

0

0

199

0

0 50 100 150 200 250

1





Strabane (NI)Outlet Counts

174

49

144

0

148

0

83

0

178

23

0

0 50 100 150 200 250

0

0

0

219

108

109

0

44

182

0 50 100 150 200 250

0 50 100 150 200 250




99

0 50 100 150 200 250




Antique Shops 0 0.00 0.21 0Art & Art Dealers 0 0.00 0.36 0Booksellers 0 0.00 0.44 0Carpets & Flooring 7,400 1.36 0.55 246Catalogue Showrooms 3,700 0.68 0.53 130Charity Shops 7,000 1.29 1.55 83Chemist & Drugstores 10,500 1.93 1.55 125Childrens & Infants Wear 5,100 0.94 0.35 267Clothing General 10,300 1.89 3.46 55Crafts, Gifts, China & Glass 2,700 0.50 0.77 64Cycles & Accessories 800 0.15 0.18 81Department & Variety Stores 14,000 2.57 4.48 57DIY & Home Improvement 14,900 2.74 1.17 234Electrical & Other Durable Goods 0 0.00 1.23 0Florists 3,600 0.66 0.27 244Footwear 6,300 1.16 0.96 121Furniture Fitted 2,100 0.39 0.36 107Furniture General 17,000 3.13 1.49 210Gardens & Equipment 0 0.00 0.07 0Greeting Cards 3,100 0.57 0.52 109Hardware & Household Goods 49,000 9.01 3.35 269Jewellery, Watches & Silver 3,800 0.70 0.74 94Ladies & Mens Wear & Acc. 0 0.00 1.62 0Ladies Wear & Accessories 26,500 4.87 2.58 189Leather & Travel Goods 0 0.00 0.09 0Mens Wear & Accessories 15,600 2.87 0.71 407

Floorspace Sq Ft Strabane (NI)

0

0

0

246

130

83

125

55

64

81

57

234

0

244

121

107

210

0

109

94

0

189

0

0

0 50 100 150 200 250


Music & Musical Instruments 0 0.00 0.09 0Music & Video Recordings 200 0.04 0.26 14Newsagents & Stationers 0 0.00 0.97 0Office Supplies 0 0.00 0.07 0Other Comparison Goods 0 0.00 0.61 0Photographic & Optical 0 0.00 0.08 0Secondhand Goods, Books, etc. 0 0.00 0.13 0Sports, Camping & Leisure Goods 5,500 1.01 1.06 96Telephones & Accessories 1,700 0.31 0.66 48Textiles & Soft Furnishings 3,600 0.66 0.50 132Toiletries, Cosmetics & Beauty Products 6,000 1.10 0.87 126Toys, Games & Hobbies 4,000 0.74 0.66 112Vehicle & Motorcycle Sales 7,800 1.43 0.56 256Vehicle Accessories 0 0.00 0.24 0Totals 232,200 42.68 36.34 117

0

14

0

0

0

0

0

96

48

132

126

112

0



Convenience Floorspace Area % Base % IndexBakers & Confectioners 1,900 0.35 0.88 40Butchers 1,900 0.35 0.34 103CTN 0 0.00 0.12 0Convenience Stores 0 0.00 1.27 0Fishmongers 0 0.00 0.05 0Frozen Foods 10,500 1.93 0.79 245Greengrocers 0 0.00 0.15 0Grocers & Delicatessens 7,400 1.36 0.50 272Health Foods 0 0.00 0.26 0Markets 0 0.00 0.87 0Off Licences 3,000 0.55 0.26 216Shoe Repairs Etc 900 0.17 0.12 139Supermarkets 82,600 15.18 8.83 172Total Convenience 108,200 19.89 14.42 138


Floorspace Sq Ft Strabane (NI)

40

103

0

0

0

245

0

0

0

216

139

172

0 50 100 150 200 250

0

0

82

106

0

0

0

0

0 50 100 150 200 250


Repairs, Alterations & Restoration 3,600 0.66 0.08 850Travel Agents 1,700 0.31 0.52 61TV, Cable & Video Rental 0 0.00 0.00 0Vehicle Rental 0 0.00 0.05 0Vehicle Repairs & Services 13,600 2.50 0.65 387Video Tape Rental 5,000 0.92 0.16 587Totals 49,900 9.17 7.28 126


0

61

0

0

0

0 50 100 150 200 250

1



Leisure Services Floorspace Area % Base % IndexBars & Wine Bars 16,800 3.09 1.81 171Bingo & Amusements 6,300 1.16 0.91 127Cafes 11,700 2.15 2.10 102Casinos & Betting Offices 6,600 1.21 1.06 114Cinemas, Theatres & Concert Halls 0 0.00 1.65 0Clubs 5,800 1.07 1.15 93Disco, Dance & Nightclubs 0 0.00 0.54 0Fast Food & Take Away 11,600 2.13 2.58 83Hotels & Guest Houses 0 0.00 1.90 0Public Houses 17,700 3.25 3.72 88Restaurants 4,000 0.74 3.79 19Sports & Leisure Facilities 0 0.00 1.56 0Totals 80,500 14.80 22.76 65

Financial & Business Services Floorspace Area % Base % IndexBuilding Societies 0 0.00 0.39 0Building Supplies & Services 0 0.00 0.47 0Business Goods & Services 0 0.00 0.02 0Employment & Careers 1,700 0.31 0.29 108Financial Services 3,400 0.63 0.78 80Legal Services 6,800 1.25 0.77 162Other Business Services 2,400 0.44 0.51 86Printing & Copying 0 0.00 0.20 0Property Services 2,500 0.46 1.78 26Retail Banks 16,600 3.05 3.13 98Totals 33,400 6.14 8.33 74

Strabane (NI)Floorspace Sq Ft

171

127

102

114

0

93

0

83

0

88

19

0

0 50 100 150 200 250

0

0

0

108

80

162

86

0

26

98

0 50 100 150 200 250

0 50 100 150 200 250




72

0 50 100 150 200 250

1










APPENDIX B: Town centre health checks - Planning … THE MOST FROM YOUR GOAD CATEGORY REPORT Each shopping centre has its own unique mix of multiple outlets, independent shops, convenience

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