Wake eld Retail,Leisure & Town Centres · PDF fileWake eld Retail,Leisure & Town Centres Study Wake eld Council August 2013 GVA Norfolk House 7 Norfolk Street Manchester M2 1DW.....

Wakefield Retail,Leisure & Town Centres Study

Wakefield Council

August 2013

GVANorfolk House7 Norfolk StreetManchesterM2 1DW

Final Report

WAKEFIELD COUNCIL RETAIL, LEISURE AND TOWN CENTRE STUDY

August 2013 I gva.co.uk 2

CONTENTS

EXECUTIVE SUMMARY .......................................................................................................... 3

1. INTRODUCTION ........................................................................................................ 9

2. RETAIL AND LEISURE TRENDS .................................................................................. 12

3. PLANNING POLICY FRAMEWORK ......................................................................... 19

4. FLOORSPACE SURVEYS .......................................................................................... 25

5. RETAIL CAPACITY METHODOLOGY ....................................................................... 45

6. COMMITTED SCHEMES ........................................................................................... 51

7. OSSETT / HORBURY ................................................................................................. 55

8. WAKEFIELD CITY ..................................................................................................... 68

9. NORMANTON ......................................................................................................... 85

10. FEATHERSTONE ....................................................................................................... 93

11. PONTEFRACT ........................................................................................................ 100

12. CASTLEFORD ........................................................................................................ 110

13. KNOTTINGLEY ....................................................................................................... 120

14. HEMSWORTH / SOUTH ELMSALL ........................................................................... 127

15. RURAL SOUTH ....................................................................................................... 138

16. OFFICE ASSESSMENT ............................................................................................ 142

17. STRATEGIC RECOMMENDATIONS ....................................................................... 161

APPENDICES

APPENDIX 1 RETAIL CATCHMENT PLAN

APPENDIX 2 CONVENIENCE ASSESSMENT

A) POPULATION AND SPEND DATA B) MARKET SHARE ANALYSIS C) CAPACITY MODELLING

APPENDIX 3 COMPARISON ASSESSMENT

A) POPULATION AND SPEND DATA B) MARKET SHARE ANALYSIS C) CAPACITY MODELLING

APPENDIX 4 TOWN CENTRE FLOORSPACE PLANS

APPENDIX 5 LOCAL SERVICE CENTRE PLANS

APPENDIX 6 LOCAL AND NEIGHBOURHOOD CENTRE PLANS

APPENDIX 7 TOWN CENTRE BOUNDARY PLANS (DEVELOPMENT MANAGEMENT)



EXECUTIVE SUMMARY GVA was appointed in February 2013 to prepare a district-wide retail, leisure and town

centres study. The study is to inform a Retail and Town Centre Local Plan. The study

establishes current shopping and leisure patters; reviews the vitality and viability of the

main centres; assesses future quantitative and qualitative need; and provides strategic

advice on future needs and appropriate development strategy.

HEALTHCHECK ASSESSMENT

The current floorspace composition of the main centres in the district has been

established by utilising the latest Experian Goad surveys to enable a comparative

assessment. However, given that Goad surveys are not based on adopted town centre

boundaries, GVA has completed new surveys based on saved retail policy area (RPA)

boundaries. The main summary conclusions of the floorspace surveys are as follows:

CENTRE CONCLUSIONS

OSSETT Centre is relatively viable with low vacancy rates. The centre has a predominant convenience and services function with limited comparison retail offer.

HORBURY Centre is relatively viable with low vacancy rates; convenience retail offer and service function is extremely limited. Centre has strong independent (niche) offer.

WAKEFIELD Convenience offer includes mainstream foodstores. Centre has sub-regional comparison retail offer focused on Trinity Walk and Ridings Centre. Vacancies are predominantly within secondary retail areas and potentially reflect a transition period after the Trinity Walk scheme in the city centre opened.

NORMANTON Centre is a viable daily top-up shopping and service destination serving discrete local catchment. Convenience retail offer lacks mainstream anchor. Comparison retail offer very limited.

FEATHERSTONE Traditional linear centre with extremely limited retail offer. Centre requires intervention and possible physical consolidation.

PONTEFRACT Relatively viable town centre with strong convenience offer. Comparison retail offer predominantly orientated towards discount sector. Concentration of food and drink uses (evening economy) focused around historic core.

CASTLEFORD The centre is viable with few vacancies along Carlton Street and Lanes Shopping Centre. Main vacancies are small units in secondary retail areas. Convenience retail offer is limited and comparison offer is orientated towards discount sector. Limited leisure offer which reflects proximity to Xscape regional complex.

KNOTTINGLEY Small town centre which primarily is a large Morrison’s foodstore. The centre has an extremely limited comparison and service function.

HEMSWORTH Relatively viable with edge-of-centre Tesco performing strong anchor function. The comparison retail and service function is relatively limited.

SOUTH ELMSALL Traditional linear high street which may require rationalisation in order to consolidate centre and provide specific area of retail focus. Convenience and comparison retail offer is relatively limited to daily top-up shopping.



On the basis of the floorspace surveys and the recommendations summarised above,

individual plans have been prepared for each respective main centre confirming

potential retail policy area and frontage changes to the existing adopted proposals map.

RETAIL NEED ASSESSMENT

The study is informed by a detailed household telephone survey exercise (1,200 surveys

across 11 catchment zones) and follows the PPS4 practice guidance1 by adopting a step-

by-step approach to quantify needs across the main centres in the district. The emerging

survey results of the Kirklees Retail Study have also been utilised to establish inflow.

All catchment zones are defined on the basis of individual postcode sectors, so as to

generate population and expenditure data from the Experian Micromarketer system.

However, given that Experian population projections (ONS) are based on historic

distribution patterns, a series of measures have been undertaken to reflect the proposed

housing growth and distribution strategy set out in the Council’s adopted Core Strategy

and Site-Specific Policies Local Plan. The latest Experian Retail Planner briefing note (v. 10,

September 2012) was utilised to provide estimates of expenditure growth, sales efficiency

growth and deductions for non-store forms of trading (SFTs).

The main conclusions on retail needs are summarised below:

CENTRE CONVENIENCE COMPARISON

OSSETT The town retains c. 18% of main food expenditure arising within its catchment. Study identifies need for new full-range mainstream foodstore to claw-back expenditure flowing to stores in surrounding centres (Wakefield, Dewsbury etc.).

The town retains just 3.3% of all comparison expenditure arising within its catchment; this reflects extremely limited town centre offer. Study identifies no specific need to plan for new comparison retail given the lack of potential to compete with large centres (Wakefield) and retail park destinations (White Rose).

HORBURY The town performs extremely limited main food shopping function with 2% market share. The study recommends that Council adopt a ‘one-centre’ approach and prioritises a new mainstream foodstore in Ossett given its greater service and retail offer.

The town has a niche local independent comparison retail offer which should be protected. There is limited potential to attract the necessary retailers to deliver a step change in its offer and associated performance. There is no need to plan for new provision.

WAKEFIELD Strong convenience offer with full-range stores in the city centre competing with large stores to the west and south. Rebalancing the network through new foodstores in Ossett and Featherstone would reduce inflows store turnover performance.

Study concludes that no immediate need for Council to plan for new provision over early phase of emerging Local Plan. Future needs should be

City centre performs its intended sub-regional role with strong market share performance from its own catchment and inflows from surrounding areas both within and outside district. City centre performing relatively well in relation to clothing (c. 65% market share from immediate catchment) and is reflective of enhancements which Trinity Walk has delivered.

The study concludes that there is no need for new

1 PPS4 practice guidance on need, impact and the sequential assessment (December 2009)



determined through update to this study should planned housing growth in the city be achieved.

development in short to medium term given that:

The city centre is still in transitional period after the opening of Trinity Walk scheme where there are some vacant units.

There is extant planning permission for a significant extension to The Ridings Centre.

The Trinity scheme in Leeds city centre allied to planned developments at Barnsley and White Rose likely to further suppress operator demand for representation in Wakefield.

The health and performance of the city centre should however continue to be monitored and a future strategy developed following an update study.

NORMANTON The town as a whole retains c. 45% of main food spend arising within its catchment; there are significant outflows to the out-of-centre Asda at Glasshoughton.

The town has a qualitative deficiency in mainstream foodstore provision and whilst there is potential to increase market share, the identified capacity is insufficient to support a new mainstream store without the relocation of an existing operator (primarily Asda).

Council should investigate commercial operator demand to –up-scale’ and if no genuine interest then no overriding requirement to plan for new provision through early phase of the emerging Local Plan.

The town retains c. 6% of comparison expenditure arising within its immediate catchment; this relatively low performance is reflective of the deficiencies in the existing comparison retail offer.

Limited need is identified on a constant market share basis and it is considered that there is no requirement for the Council to proactively plan for new provision.

FEATHERSTONE The town as a whole retains c. 9% of main food spend arising within its catchment; this reflects the extremely limited retail offer aside from the edge-of-centre Lidl.

The quantitative and qualitative deficiency in provision is to be addressed by the recent approval of a new full-range foodstore on an out-of-centre site in the town. There is subsequently no need identified for a new store in the town.

The town retains c. 4% of comparison expenditure arising within its immediate catchment; most residents visit Wakefield, Pontefract or Junction 32 Outlet.

Limited need is identified on a constant market share basis and it is considered that there is no requirement for the Council to proactively plan for new provision.

PONTEFRACT The town as a whole retains c. 70% of main food spend arising within its catchment; this is in addition to substantial inflows from the Featherstone and Knottingley catchments. There is a degree of leakage (c. 20%) to the out-of-centre Asda at Glasshoughton. The approval of new stores in Featherstone and Knottingley will however reverse current inflows.

Study concludes that there is no need to plan for new convenience provision in Pontefract over the emerging plan period given that existing stores, primarily the edge-of-centre Morrison’s, are found to be under-trading despite inflows from surrounding catchments which are to be reversed.

The town retains 33% of comparison expenditure arising within its immediate catchment. This is in addition to significant inflows from the Featherstone, Knottingley and Hemsworth catchments.

The main out-of-centre retail parks (South Baileygate and Parkside) are predominantly bulky retail orientated and do not compete with the town centre.

Whilst the study identifies a need for new provision in the town centre by the end of the emerging plan period, there is unlikely to be sufficient operator demand due to competition from destinations including Wakefield, Leeds and the Junction 32 Outlet. The Council should monitor the health and performance of the centre as part of a future update.

CASTLEFORD The town centre retains 5% of main food expenditure arising within its immediate catchment; this reflects the extremely limited convenience offer. Whilst edge-of-centre stores (Aldi and small format Morrison’s) claim 8% market share, the out-of-centre Asda store at Glasshoughton is dominant with a 61% market share. The store also draws significant inflows from the Featherstone, Normanton and Pontefract catchments.

The town centre retains 33% of all comparison retail expenditure arising in its immediate catchment. The out-of-centre provision, including Castleford Retail Park, Junction 32 Outlet and Asda Glasshoughton retains a further c. 25%. Leakage is to higher order centres including Wakefield, Leeds and White Rose.

On a constant market share basis, the capacity assessment identifies a limited need for new



Whilst the dominance of the Asda store (c. £39.1m overtrading) generates an immediate quantitative and qualitative need for new foodstore provision, there is an extant planning permission for a new large foodstore in the town centre. There is consequently no need for the Council to proactively plan for new provision through the emerging plan period.

However, it is critical that the uncertainty relating to the deliverability of the approved scheme is resolved given that resolution to approve by the Council was originally made in late 2006 and that the permission has recently been renewed. If the site is genuinely and robustly proven to not be viable or deliverable then the Council should potentially look for an alternative site given the immediate quantitative and qualitative benefits arising from providing effective competition to the out-of-centre Asda.

comparison retail provision in the town centre over the early to middle phases of the emerging Local Plan. This position is compounded by the turnover claims of the non-food element within the committed foodstore scheme in the town centre which would generate a negative capacity position if realised.

Whilst there is a wider need identified in the town as a whole in the latter phase of the emerging Local Plan (post 2023), the prospects of securing commercial interest to deliver a step change in the performance of the town centre is considered to be particularly limited given the proximity and accessibility of the town to regional comparison shopping destinations including Junction 32 Outlet and Leeds city centre.

KNOTTINGLEY The town centre is dominated by a full-range Morrison’s foodstore which retains c. 64% of main food expenditure arising within its immediate catchment. There are minor outflows to the out-of-centre Asda at Glasshoughton and Aldi at South Baileygate.

Planning permission has recently been granted for a new foodstore in the town which is likely to be occupied by a discount retailer given its proposed layout. This new store will provide competition and choice for local residents.

There is consequently no need for the Council to proactively plan for new convenience provision in the town through the emerging Local Plan period.

The town as a whole, including Morrison’s, only retains c. 10% of comparison expenditure arising within its immediate catchment. Most local residents travel to Pontefract and Castleford to meet their daily comparison shopping needs. Leeds city centre and White Rose are notable destinations for higher order comparison goods such as clothing.

On a constant market share basis, the capacity assessment identifies a limited need for new comparison retail provision in the town centre over the early to middle phases of the emerging Local Plan. As with other comparable centres in the district, there is limited potential to deliver a step-change in the comparison retail offer given the town’s proximity to higher order centres.

HEMSWORTH The town as a whole, including the edge-of-centre Tesco, retains c. 32% of main food expenditure arising within the wider catchment. The Tesco store attracts inflows from the Rural South and Barnsley catchments as well.

The study concludes that there is no quantitative or qualitative need for the Council to plan for new convenience provision in the town over the emerging Local Plan period given that there is an extant planning permission to extend the existing Tesco in the town and that the existing retail offer also includes deep discount stores such as Iceland.

The study, as detailed below, also identifies that a new deep discount foodstore in South Elmsall provides a better spatial solution and would balance the network of centres in the south of the district.

The town as a whole retains just 6% of comparison goods expenditure arising within its immediate catchment; most local residents look towards the sub-regional centres of Wakefield, Barnsley and Doncaster to meet their main comparison retail shopping needs.

Whilst the planned extension to Tesco will enhance the range of comparison retail goods available to local residents, the study concludes that there is a limited need for the Council to proactively plan for new comparison provision over the emerging Local Plan period.

SOUTH ELMSALL The town centre performs a relatively limited main food shopping function with no market share registered. This is reflective of the existing offer within the town centre which is predominantly orientated to top-up shopping (Sainsbury’s Local etc.).

The main provision is the Asda store (former Co-Op) which is located to the west of the town centre in the adjoining settlement of Moorthorpe. The small Asda store retains c. 11% of main food shopping arising within the immediate catchment.

On a constant market share basis, there is a limited

The town retains a similar market share to Hemsworth and it is concluded that there is extremely limited potential to deliver a step-change in its retail offer and associated performance going forward.



quantitative need identified to support new provision. However, the study identifies the potential for achieving a minor increase in the town’s overall market share to 25%. Whilst this market share increase is insufficient to support a new full-range foodstore, a new deep discount foodstore would be a more appropriate strategy response for South Elmsall given that it would enhance choice and competition for local residents by complementing the mainstream Tesco offer at nearby Hemsworth.

LEISURE NEED ASSESSMENT

In addition to establishing where local residents visited for specific retail goods, the

household survey was also structured to obtain information on where people presently go

to pursue their main leisure activities (cinema, ten-pin bowling, health and fitness, eating

out and socialising).

Overall, the survey found that most local residents visited mainstream commercial leisure

locations in Wakefield (out-of-centre Westgate Leisure Park) and Castleford (out-of-

centre Xscape complex). Given competition from surrounding higher order destinations

such as Leeds city centre, the study concludes that there is extremely limited need for the

Council to proactively plan for new commercial leisure provision across the district.

OFFICE NEED ASSESSMENT

An assessment has been undertaken in relation to the relative balance between the

supply of office floorspace and development land and the requirements projected over

the emerging Local Plan period. This assessment has included the consideration of a

range of models to establish requirements over the period, culminating in an identified

need for between 60,390 m2 and 142,030 m2, with demand concentrated within

Wakefield city centre.

Analysis of available office floorspace supply suggests an alignment with this scale of

demand when extant planning permissions are taken into account. Supply is generally

concentrated within Wakefield in floorspace terms, albeit this is in line with evidence

around the strongest market area and historical transactional activity. This relative

balance in supply and demand does place importance on the delivery of extant office

planning permissions over the plan period.



STRATEGIC RECOMMENDATIONS

A proposed district hierarchy is set out in which Wakefield is identified as the sub-regional

centre with Castleford and Pontefract as principal centres. Ossett, Knottingley,

Hemsworth and Normanton are identified as main towns with Horbury, Featherstone and

South Elmsall identified as small towns. Two further tiers are also identified for local centres

and thereafter villages / neighbourhood centres.

Revised retail policy area and frontage boundaries for the main centres in the district are

set out. A locally-set floorspace threshold for impact assessments of 300 m2 is proposed

for larger centres (sub-regional, principal towns and main towns) and 200 m2 for smaller

centres (small towns, local centres and villages).



1. INTRODUCTION 1.1 GVA was appointed by Wakefield Council in February 2013 to prepare a district-wide

retail, leisure and town centres study. The study is to inform a Retail and Town Centre

Local Plan which will form part of the Council’s Local Development Framework (LDF)

including the adopted Core Strategy and Site Allocations DPDs. The terms of the study

brief are as follows:

To establish current shopping (convenience and comparison) and leisure

expenditure patterns in the district and surrounding localities through commissioning

a new household telephone survey.

Provide a review of the vitality and viability of the main centres (city, town and local

service centres) in the district through completing new floorspace / fascia surveys to

establish centre composition.

To assess the future quantitative capacity and qualitative need for additional retail

and leisure floorspace across the district over the Local Plan period (2026), having

regard to new and planned developments / commitments.

Identify office floorspace provision in the district and capacity to accommodate new

development.

Identify deficiencies in other town centre uses including commercial leisure, tourism

and cultural uses.

To provide strategic advice on the overall future needs and confirm an appropriate

development strategy for the district and its main centres (city, town and local

service centres).

1.2 The study is informed by a detailed household telephone survey exercise which underpins

the quantitative component of the study, identifying the current market share

performance of the main centres and individual stores. The ability to quantify the survey

results in monetary terms enables a detailed understanding of the implications for

potential expenditure growth in relation to existing and planned convenience and

comparison retail floorspace provision.



1.3 The results of the full quantitative analysis and qualitative appraisal along with the

identification of planned and proposed improvements in competing centres, are drawn

together to provide a set of recommendations to enable the Council to proactively plan

for future development.

1.4 However, the conclusions of the study do represent a ‘point-in-time’ assessment of

performance and opportunity. The quantitative need identified should be used to inform

policy which will endure over the short to medium term as required. However, it will be

important that the Council continues to monitor the health of its centres through its

forward planning function, adopting and revisiting the strategy to address changing

circumstances as the Local Plan progresses.

REPORT STRUCTURE

1.5 In accordance with the terms of the Study Brief this report is structured as follows:

PART ONE – BACKGROUND DETAIL AND CONTEXT

SECTION 2 – RETAIL TRENDS; summarises the current market conditions and

developments within the retail and leisure sector.

SECTION 3 – PLANNING POLICY FRAMEWORK; sets out the emerging national and

local planning policy framework which will inform preparation of the Retail and Town

Centre Local Plan.

PART TWO – QUALITATIVE ASSESSMENT

SECTION 4 – HEALTHCHECK ASSESSMENT; assesses the changes in floorspace / fascia

composition within the main centres (city and towns) across the district. The

assessment seeks to comparatively assess and benchmark against Experian Goad

regional averages.

PART THREE – QUANTITATIVE ASSESSMENT

SECTION 5 – RETAIL CAPACITY METHODOLOGY; sets out the methodology

underpinning the quantitative capacity modelling exercise.



SECTION 6 – EMERGING AND COMMITTED SCHEMES; provides an overview of retail

and leisure proposals within and outside of the district which may influence future

retail needs and strategy.

SECTIONS 7 – 15 – CENTRE / CATCHMENT SPECIFIC ANALYSIS; reviews the current retail

performance and market shares of the main destinations (centres and out-of-centre

retail destinations) within and outside of the district in respect to convenience retail,

comparison retail and primary leisure activities. The need / capacity for new

provision within specific centres are identified, having regard to forward growth and

planned / emerging commitments within the district and wider sub-region.

SECTION 16 – OFFICE ASSESSMENT; identifies office floorspace in the district and

capacity to accommodate new development.

SECTION 17 – STRATEGIC RECOMMENDATIONS.

1.6 The next section sets out the current retail and leisure trends which will influence the future

performance of centres and forward strategy.



2. RETAIL AND LEISURE TRENDS 2.1 The study has been commissioned in part to assess the impact of the economic climate

on retail and leisure provision across the district and how the wider economic and social

trends likely to influence both local residents and operator requirements in the future. This

section examines key trends and drivers for change in the retail industry and outlines

those of particular relevance to the district. The review draws on a range of published

data sources including research by Verdict, Mintel and Experian.

ECONOMIC OUTLOOK

2.2 The latest advice published by Experian (Retail Planner 10.1, September 2012) presents a

bleak picture for the economy as the recovery from the recession continues to be weak.

It is anticipated that household spending will continue to be constrained by subdued

disposable income growth and a weak labour market. Pressures on disposable incomes

will limit the extent to which consumers are able to save and consumers will therefore be

more considered with their spending decisions and seeking to achieve best value for

money. In many circumstances, the cost-savings offered by the Internet will be more

readily seized.

2.3 Overall, consumers remain cautious with spending not only on discretionary items but also

on needs, cutting wastage, which will impact on food & grocery volumes. There is an

increased focus on buying efficiently. Big ticket and home-related purchases remain low,

particularly as uncertainty continues to drive house prices and volumes down, as many

are reluctant to move (stagnant housing market and limited availability of finance).

2.4 As the housing market recovery remains slow and uncertain, certain sectors (e.g. home

furnishing and DIY) may benefit from increasing demand as home owners prioritise

renovation of existing property rather than moving. However, it is anticipated that sales

through the town centre will remain weak with online and out of centre retailers

continuing to take a greater share. Space and store numbers in town centre locations

are also expected to decline as retailers drive efficiencies by closing underperforming

space (notable closures include Focus DIY and Comet); these trends are discussed in

more detail below.



THE INTERNET / ‘E-TAILING’

2.5 Consistent with wider economic trends, growth in e-Retail declined in 2009 as a result of

the recession reducing consumer demand. Austerity cuts on the spending ability of the

most prolific online shoppers (35-44 year olds) also had an impact on reduced demand

during this period. Overall the pace of growth in online shopping is set to slow down

significantly as the channel matures and competition increases2.

2.6 Despite overall more modest levels of growth in online shopping, there will continue to

remain reasonable pressure on traditional bricks and mortar retailers. Shoppers are able

to select their own retail mix online and shopping centres and high streets will need to

compete with this choice, which is not only driven by price and range, but also service

and expertise. Online shopping has driven expectations of convenience and service

upwards and customers are expecting more from in-store ambience to tempt them to

make a purchase3. Town centres and high streets will increasingly have to provide a

shopping ‘experience’ that the Internet is unable to match.

2.7 Trends also show that the online and in-store shopping channels are becoming gradually

more blurred as shoppers increasingly research purchases online or in stores which are

increasingly becoming showrooms. According to Verdict, in 2010, 63% of shoppers

researched goods online before purchasing in stores, an increase from 54% in 2007. At

the same time, it is estimated that 29% of consumers researched purchases in store before

buying online, representing a huge increase from 13% in 20074.

NEW TECHNOLOGIES

2.8 Technological advances will continue to drive changes in retailing, with greater

interactions between work, entertainment, social networking and shopping using mobile

devices. Quick Response codes (QR codes) have increased consumer and retailer

interaction and engagement, enabling customers to scan QR barcodes on their mobiles

to gain direct access to the product website, marketing, competitions and product

information. Smartphones provide contactless payment services using Near Field

Communications (NFC) technology. This allows customers to make payments via instore

terminals making the payment process more convenient.

2Verdict Research, “Retail Futures H1 2011 - e-Retail”, March 2011 3Verdict Research, “How Britain Shops: Overall 2011”, March 2011 4Verdict Research, “UK e-Retail 2011”, May 2011



2.9 Retailers have and continue to develop ‘augmented reality’ technology which will merge

the physical and virtual worlds to allow retailers (such as Ikea and Tesco) to provide an

interactive view of how products such as televisions or furniture, will look in consumers own

homes or provide 3D projections of life size products.

2.10 Fashion retailers including Net-a-Porter and Clarks for example already use augmented

reality technology through pointing smartphones and tablets at an image or

advertisement which triggers video content on the mobile device. This technology brings

static adverts to life and allows consumers to view catwalk runways, video advertisements

and product information, and to make purchases. Augmented reality will provide an

interactive advertising platform for retailers, who will use this technology to break down

the barriers between online and in-store shopping.

2.11 While the Internet and new technologies pose challenges to the high street, retailers are

constantly looking for ways to exploit the trading opportunities available through offering

a multichannel shopping experience. The advantages offered by physical stores, in terms

of the experience and immediacy of products, will see a network of key stores remain a

fundamental component of retailers’ strategies to develop a more coherent and

integrated multichannel proposition.

SALES EFFICIENCY

2.12 An efficiency growth rate represents the ability of retailers to increase their productivity

and absorb higher than inflation increases in their costs (such as rents, rates and service

charges) by increasing their average sales densities. The application of a turnover

‘efficiency’ growth rate is a standard approach used in retail planning studies and in is

accordance with good practice.

2.13 Although hard quantitative evidence is limited, comparison businesses in particular have,

over time, increased sales densities by achieving improvements in productivity in the use

of floorspace. Analysis of past data is difficult as sales densities increases have been

affected by changes in the use of retail floorspace over the last 20 years, with higher

value space-efficient electrical goods replacing lower value space intensive goods, the

growth in out-of-centre retailing, a number of one-off events like Sunday-trading and

longer opening hours and the very strong growth of retail expenditure relative to the

growth in floorspace.

2.14 Following the recession many retailers have struggled to increase or even maintain sales

density levels and, together with other financial problems, have led some retailers into



closure. With the expectation of weaker expenditure growth, sales density growth is also

expected to be lower than previous estimates, unless retailers accelerate store closures

and more existing retail stock is taken out of use.

2.15 Based on continuing trends towards more modern, higher density stores and the

demolition of older inefficient space, Experian expect relatively constrained efficiency

growth. The scope for sales density increases for convenience goods is more limited as

expanding store portfolios will increasingly overlap with the catchment of existing stores

and result in the cannibalisation of existing sales.

OPERATOR SPACE REQUIREMENTS

2.16 One of the major trends to emerge from the economic downturn has been the decline in

the amount of retail space in town centre locations. This is, in part, a consequence of the

harsh economic conditions forcing out independent retailers whose margins became too

tight to survive and some multiples which have either collapsed or their store portfolios

have shrunk after entering a pre-pack administration. These losses have not been offset

by new developments, as many town centre schemes have been put on hold or revised

downwards in scale. With online presence allowing national coverage, it is expected

that retailers will remain cautious about expansion.

2.17 As retailers cut back on space to improve efficiencies and online becomes a more

important channel, a new model is emerging in town centres. Retailers are moving

towards opening larger flagship stores in strategic locations which are supported by

smaller satellite stores and transactional websites. The larger flagships will accommodate

the fuller range while smaller stores will offer a more select range supplemented by

Internet kiosks allowing access to the wider range.

2.18 This model offers many advantages such as lower property costs, more efficient logistics

and being able to open stores where there is a high level of demand despite there being

space restrictions. Such models are already being trialled by retailers including

Debenhams and House of Fraser. The first House of Fraser.com store, comprising just 140

sqm, opened at Hammerson's Union Square Shopping Centre, Aberdeen in October

2011, followed by a second in Liverpool in November 2011. It is reported that the retailer

will open similar stores in locations with strong web sales, but without a store presence.

Marks & Spencer is also trialling a boutique offer with sample ranges of clothing

combined with online video and ordering capabilities.



OUT-OF-CENTRE PRESSURES

2.19 As retailers opt to develop stores in the most strategic and cost effective locations, there

has been a notable resurgence to out-of-centre destinations which offer the benefit of

lower rents, better space and in most cases, free parking. According to Verdict, out-of-

town is the only channel which has seen store numbers increase consistently since 2000.

BIS report that the number of out-of-centre stores has increased by up to c.1,800 (25%)

since 2000; whilst the number of town centre stores fell by almost 15,000 between 2000

and 2009, the majority of which are likely to have been in ‘high street’ locations.

2.20 John Lewis for example, has developed a number of out-of-town stores through its At

Home format. Reports suggest that the retailer is actively seeking to increase its out-of-

town portfolio. Other retailers including H&M and Primark are also reported to be seeking

to expand their portfolios in out-of-centre locations.

FOODSTORES

2.21 In the convenience sector, the ‘race for floorspace’ has significantly diminished with

Tesco and latterly Sainsbury’s downgrading their respective new store opening

programmes in the short to medium term. The reduction in new store openings has been

coupled with a move away from large stores towards the more traditional convenience

orientated formats. The reduction in store sizes and realignment to predominantly

convenience retail formats has been primarily driven by the increase in online sales of

non-food retail goods.

2.22 Whilst there remains a significant development pipeline (Verdict estimate that between

2010 and 2015 the leading grocers will increase their space by 2 million sqm - almost

double that of the new space opened between 2005 and 2010), the mainstream retailers

are increasing being more selective in terms of future store opening locations and are no

longer acquiring sites in order to restrict competition. Prime sites are now only being

actively considered by the mainstream operators unless it is a ‘once in a generation’

opportunity to achieve representation in a long standing target area.

2.23 The continuing fall out of independents from the market will provide further opportunities

for the expansion of the leading brands. Smaller store formats are becoming more of a

focus as top up shopping is becoming increasingly popular – a response to consumers

being discouraged from travelling long distances by high fuel prices and as more are



shopping online for staple goods. Following in the path of Tesco and Sainsbury’s, Asda,

Morrison’s and Waitrose are all in the process of expanding smaller concept stores.

2.24 The (limited assortment) discount operators (Lidl and Aldi) are again embarking on a

significant expansion programme (Lidl has announced plans to open a further 60 new

stores in 2013). The proposed expansion programmes are based on the increasing market

share which the discount operators are achieving from middle class shoppers who are

price sensitive but retain a desire for quality produce. Discount operators are therefore

increasing seeking to increase representation in more affluent areas.

THE ROLE OF THE TOWN CENTRE

2.25 The town centre has been the main shopping channel for the last 30 years. However, its

role is set to change dramatically. Emerging trends suggest that it will be used more for

leisure and social activities with more bars, restaurants, food outlets and community

spaces opening in vacant units. The recent announcement by the Government to

enable temporary changes of use from Class A1 to Class A3 amongst others is likely to

precipitate this trend where market demand arises.

2.26 These trends are of major importance to the county’s shopping centres which will need to

adapt to this broader role by broadening their non-retail offer. Data from the Local Data

Company indicates that town centres with more non-retail outlets have seen an

improvement in their performance. Between 2009 and 2011, 114 towns improved their

town centre score and reduced their vacancy rate and of these, 60.5% had a lower

proportion of retail outlets.

2.27 As retailers improve their multi-channel offer, town centre stores will be used more to

support e-retailing with click and collect points and safe drop boxes for customers to

collect their online orders as well as satellite stores opening for customers to make online

purchases. As demand for retail floorspace declines, it is anticipated that more

secondary and tertiary space which suffers from lower levels of footfall, will increasingly

be converted into residential uses.

2.28 In order to ensure that town centres have a viable function moving forwards, it will be

important for the district council to aim to drive footfall to turn around their town centres

and improve dwell time to increase awareness of offers and impulse purchases. This can

be achieved by getting a better understanding of the catchment area and what local

people want, improving the mix of retail and non-retail outlets in the centre to make them

stay longer, and holding commercial, cultural and community events to create a ‘unique



selling point’ for the town centre to differentiate it from the competition and encourage

people to visit. Councils will also need to promote the wider area, to encourage further

investment in jobs, and in the town centre, to persuade residents to spend their money in

the area and support town centres further.

2.29 Smaller town centres have already been greatly impacted by the pull of larger, higher

order shopping destinations, leading to a higher vacancy rate and weaker performance.

For these centres, it will be increasingly important to create a differentiated offer, tailored

to the local catchment and to encourage residents to shop and socialise more locally.

OVERALL SUMMARY

2.30 It is evident that the traditional high street faces a number of challenges not least from

the tightening of retail spend and changing consumer behaviour but also from increasing

competition posed by the Internet and out-of-centre developments. Whilst the future is

uncertain, in light of the challenge currently faced, strategies which support the high

street are considered ever more vital.

2.31 Whilst the town centre ‘first’ strategy must continue to prevail, strategies in some instances

will need to adopt a degree of pragmatism and at worst consider the process of

managing decline of some centres, particularly secondary ones, given the ongoing

process of consolidation in the retail sector.



3. PLANNING POLICY FRAMEWORK

NATIONAL PLANNING POLICY FRAMEWORK (NPPF)

3.1 National Planning Policy Framework was adopted in late March 2012 and has replaced

Planning Policy Statement 4: Planning for Sustainable Economic Growth. The PPS4

practice guidance on need, impact and sequential assessments does however remain as

an informative tool for both plan making and development management functions.

TOWN CENTRE VITALITY AND VIABILITY

3.2 The NPPF (Section 2) specifies that planning policy should promote competitive town

centre environments and set out policies for the management and growth of centres

over the plan period. Local Planning Authorities (LPAs) are directed to:

Recognise town centres as the heart of their communities and pursue policies to

support their viability and vitality.

Define hierarchies and the extent of town centres and primary shopping areas.

Promote competitive town centres that provide customer choice and a diverse retail

offer which reflects the individuality of town centres.

Retain and enhance existing markets, ensuring they remain attractive and

competitive.

Allocate appropriate in-centre sites which are not compromised by limited site

availability. If it is not possible to ensure a sufficient range of suitable sites,

appropriate edge of centre sites that are well connected to a town centre should be

allocated.

Where town centres are in decline, local authorities should plan positively for their

futures and encourage economic activity.

3.3 The long-standing sequential test is retained in the NPPF albeit that there is increased

emphasis on LPAs to ensure an available supply of sites.



EVIDENCE BASE REQUIREMENTS

3.4 LPAs are directed by NPPF to ensure that their Local Plan is based on adequate, up-to-

date and relevant evidence. In relation to planning to meet business requirements, LPAs

are required to have a clear understanding of business needs within the economic

markets operating in and across their area. LPAs are directed to use the evidence base

to assess (amongst others):

The needs for land or floorspace for economic development, including both the

quantitative and qualitative needs for all foreseeable types of economic activity over

the plan period, including for retail and leisure development.

The role and function of town centres and the relationship between them, including

any trends in the performance of centres; and

The capacity of existing centres to accommodate new town centre development.

3.5 Whilst the NPPF constitutes a material consideration which LPAs should take into account

from the date of publication (late March), the policy provisions and directions of the NPPF

should inform the preparation of plans either through partial review or by preparing a new

statutory development plan.

WAKEFIELD LOCAL DEVELOPMENT FRAMEWORK

3.6 This study is intended to inform the preparation of a Retail and Town Centre Local Plan,

which will form part of Wakefield’s Local Plan. A brief summary of the main adopted

policies within the existing LDF is provided below.

CORE STRATEGY

3.7 The Core Strategy was adopted in April 2009 and sets out the overall strategic direction

for the plan and sets out the framework against which the wider LDF will be delivered.

The main spatial and strategic policies relevant to the retail study commission are as

follows:

Policy CS1 (SCALE AND FUNCTION) supports development that reflects the scale and

function of the main centres of the Wakefield district.

Policy CS2 (RETAIL CENTRE HIERARCHY) sets out a hierarchy for new retail

development and details that Wakefield city centre will remain the largest and

dominant retail centre, performing a sub-regional role, with Castleford and Pontefract



serving the Five Towns area. The provision of retail and other town centre uses is to be

of an appropriate scale to the size and function of the centre.

Policy CS2 also states that a sequential approach will be taken to assess sites for retail

and other town centre uses, focusing development on city and town centres. Out of

centre retail and town centre uses are only to be permitted where they meet the

requirements of national planning policy.

POLICY CS8 (OFFICE DEVELOPMENT); details that new commercial office

development is to be located at:

i) In Wakefield city centre and in Castleford and Pontefract town centres;

ii) Within the extent of existing office parks at Paragon Business Village, Snowhill,

Wakefield, Calder Park, Denby Dale Road, Wakefield; or

iii) At the Former Prince of Wales Colliery, Park Road, Pontefract.

POLICY CS11 (LEISURE DEVELOPMENT); provides guidance as to the location of new

leisure development, encouraging it towards urban areas. New stadia development

is encouraged at Wakefield and Castleford, alongside new sports village concepts.

DEVELOPMENT POLICIES

3.8 The document was adopted in April 2009 and sets out general development

management policies and the necessary scope of technical work required in support of

planning applications.

CENTRAL WAKEFIELD AREA ACTION PLAN (AAP)

3.9 The Area Action Plan (AAP) was adopted in June 2009 and sets out a detailed strategy

and vision, policies and site allocations for around the Wakefield city centre area.

Relevant policies are set out as follows:

POLICY CW12 states that the focus for substantial new office floorspace will be within

defined Special Policy Areas and along the Emerald Ring. The policy details that the

three major regeneration schemes at Trinity Walk, Merchant Gate and Waterfront will

provide at least 49,000 m2 of Class B1 office floorspace. Small scale office

development is to be permitted outside of these areas, subject to an acceptable

impact on surrounding areas.



POLICY CW13 defines a retail policy area within the city centre where Class A1 retail

development will be permitted and encouraged. The policy area is to provide at

least 53,000 m2 of new retail floorspace in the period to 2016.

Outside of the policy area, significant retail development is only to be permitted

where it would not have a detrimental impact on the vitality and viability of the retail

policy area and is small in scale; serves daily shopping needs; forms part of larger

mixed-use developments; and would not be detrimental to the amenity and

character of the retail policy area.

POLICY CW14 defines primary shopping frontages within the city centre and details

that non-retail uses will permitted at ground floor level, unless they would either:

i) Create a continuous frontage of more than three non-retail uses (classes A3-

A5), or 20 metres of non-retail uses; or

ii) Result in more than 25% of the total length of street frontage in any one street

or of any one block being in non-retail use.

Non-retail uses on corner properties within the Primary Shopping Frontages are to be

allowed in exceptional circumstances but restricted to financial and professional

services and food and drink premises.

POLICY CW15 defines a specialist retail area within the city centre which is to be

maintained and enhanced by opposing comprehensive redevelopment; retaining

active frontages; ensuring no more than a third of the shopping frontage at ground

floor level includes non retail uses; and maintaining and enhancing the public realm.

POLICY CW16 encourages small scale shops as well as restaurant, bars and cafes as

potential uses within the Westgate Yards area.

POLICY CW19 defines Trinity Walk as a special policy area and supports the

development of the site as a vibrant new shopping quarter.

POLICY CW20 defines Merchant Gate as a special policy area to be re-developed as

a new office quarter.

POLICY CW21 defines the Waterfront as a special policy area to be redeveloped as a

mixed use area, including office and residential uses.

POLICY CW22 defines Kirkgate as a special policy area to be redeveloped for uses

including office, retail and leisure development.



POLICY CW23 identifies Ings Road as a special policy area to be redeveloped for uses

including small-scale retail, office and leisure development.

POLICY CW24 identifies Thornes Wharf as a special policy area to be redeveloped as

a mixed use area.

SITE-SPECIFIC POLICIES LOCAL PLAN

3.10 The Site Specific Policies Local Plan was adopted in September 2012 and sets out land

allocations across the district to meet anticipated development needs relating to

housing, employment and mixed use development. It does not include policies and

proposals relating to retailing / town centres and leisure / open space.

WAKEFIELD UNITARY DEVELOPMENT PLAN (FIRST ALERATION)

3.11 The Unitary Development Plan (First Alteration) was adopted in January 2003 and a

number of policies remain ‘saved’. Relevant UDP policies relating to the study are:

POLICY S1 states that retail development will be encouraged and permitted in the

retail area of city and town centres. The policy details that retail development should

be of an appropriate scale to the needs of the area served by these centres.

POLICY S2 states that large retail outlets (foodstores and retail warehouses) which

cannot be accommodated within the defined retailing areas of centres will be

permitted on the fringe of these areas, provided that they lie within the existing urban

area; are readily accessible; do not involve land allocated for other uses; and is of an

appropriate scale.

POLICY S3 permits out-of-centre retail development where there is a clearly defined

need; the type of developed cannot be satisfactorily accommodated in or on the

edge of existing centres and; does not undermine the viability and vitality of existing

centres. Large food / convenience outlets are also only to be permitted within the

main urban areas of Wakefield, Castleford or Pontefract, providing that such

development is on a scale appropriate to serve the needs of the locality.

POLICY S4 encourages the development of local shopping facilities to the serve the

day-to-day needs of their immediate locality.

POLICY S5 sets out a strategy for encouraging public and private sector investment to

provide a better quality retail environment.



POLICY S6 states that non-retail uses will be permitted in town centres, subject to a

variety of restrictions. This includes limiting non-retail uses to A2 and A3 uses only in

primary shopping frontages.

POLICY L1 allocates land for indoor and outdoor leisure facilities.

POLICY L2 encourages new leisure and tourist development. For major travel-

generating uses, such development is to be permitted only in city, town and district

centres or in the case of smaller facilities, in local centres. Outside of such centres,

major leisure development is only to be permitted where there is a clearly definable

need and no other more appropriate sites are available.

POLICIES CAS57 – CA60 sets out retail policy specific to Castleford town centre. Town

centre and primary shopping frontages are defined. Policy CAS60 supports the

provision of new office space in Castleford town centre.

POLICIES NOR32 and N33 set out retail policy specific to Normanton town centre and

define the town centre and primary shopping frontage boundaries.

POLICY FTH28 sets out retail policy specific to Featherstone town centre and defines

the town centre boundary.

POLICIES PNT48 - PNT52 set out retail policy specific to Pontefract town centre and

defines the town centre and primary shopping frontage boundaries. Policy PNT52

permits A2 development with the core retail area and B1 development on establishes

industrial sites or on sites allocated for that purpose in the town centre.

POLICY HEM51 sets out retail policy specific to Hemsworth town centre and defines

the town centre boundary.

POLICY EMS56 - EMS57 sets out retail policy specific to South Elmsall town centre and

defines the town centre and primary shopping frontage boundaries.

POLICIES OH26 – OH28 set out retail policy specific to the town centres of Ossett and

Horbury, and defines the respective town centre boundaries. Policy OH28 identifies

the primary retail frontage in Ossett.



4. FLOORSPACE SURVEYS 4.1 The National Planning Policy Framework states that comprehensive up-to-date monitoring

of town centre performance is essential in enabling local planning authorities to improve

the vitality and viability of town centres and effectively plan for the future.

4.2 The floorspace composition of a centre is a particularly important monitoring tool and in

order to establish the current floorspace composition of the main centres in the district,

the following data sources have been utilised:

EXPERIAN GOAD SURVEYS; Experian has published floorspace plans and

accompanying category reports for most centres in the district. These reports and

plans have been utilised to enable a comparative assessment of a centre against

(comparable) regional benchmarks from the Experian database.

GVA FLOORSPACE SURVEY UPDATES; independent surveys have been completed

given that GOAD centre surveys are based on Experian’s own interpretation of the

true extent of retailing within a centre rather than the town centre boundaries as

defined in an adopted (or emerging) statutory development plan. GVA has

therefore updated the GOAD survey figures to remove all floorspace located beyond

adopted (saved UDP) retail policy areas or in the case of Wakefield city centre, the

adopted AAP retail policy area boundaries.

4.3 In addition to completing detailed floorspace surveys for the main town centres in the

district5, surveys have also been undertaken for the sixteen local centres in the district; the

survey plans for these centres is provided at Appendices 5 and 6 for reference.

OSSETT

EXPERIAN GOAD FLOORSPACE SURVEY

4.4 The latest Experian GOAD survey of Ossett (October 2011) is summarised below; the

GOAD average for comparable centres in the Yorkshire region is also provided to enable

comparative analysis.

5 Wakefield City Centre, Castleford, Pontefract, Hemsworth, Featherstone, Ossett, Normanton, Horbury, South Elmsall and Knottingley



Retail Sector No.

Outlets % Outlets Floorspace

(sqm) % Floorspace

Ossett Yorkshire & Humberside

Ossett Yorkshire & Humberside

Convenience 13 7.6 7.19 4,264 21.05 12.46

Comparison 43 25.15 29.66 3,921 19.35 29.48

Retail Service 37 21.64 12.23 2,648 13.07 5.38

Leisure Service 31 18.13 19.35 3,800 18.75 18.04

Financial Service 13 7.6 9.13 1,607 7.93 6.41

Vacant 8 4.68 11.28 1,459 7.2 8.67

TOTAL 145 100 100 17,699 100 100

4.5 The main headline findings arising from the Goad data is as follows:

CONVENIENCE; the town centre convenience retail offer is broadly comparable to

the GOAD regional average in terms of the number of outlets (7.6% to 7.19%).

However, the proportion of floorspace within the town centre dedicated to

convenience retail is significantly above the GOAD regional average (21.05% to

12.46%); this reflects the overall limitations of the town centre (limited comparison

retail offer etc.).

COMPARISON; the retail offer in terms of the number of outlets and overall proportion

of floorspace is below the GOAD regional average. This reflects the fact that the

current comparison retail offer in the town centre is limited to daily goods (chemist,

personal items etc.).

VACANT; the town centre had a limited number of vacant units compared to the

GOAD regional average (4.68% to 11.28%). The quantum of vacant floorspace is

however broadly comparable to the Goad average suggesting that the vacant units

at the time of the Goad survey were slightly larger.

4.6 Overall, the GOAD survey indicates that the town centre was relatively viable with few

vacancies. The limitations of the comparison retail offer are highlighted by the survey.



GVA FLOORSPACE SURVEY (AUGUST 2013)

4.7 The floorspace composition of the adopted retail policy area within the town centre is:

Retail Sector Floorspace (sqm gross) Units

Convenience 3,096 15

Comparison 3,468 38

Service6 7,432 81

Vacant 237 4

TOTAL7 14,233 138

4.8 The main differences between the Goad and the GVA update are as follows:

CONVENIENCE; there is a notable difference in convenience floorspace between the

GOAD and GVA surveys; this is due to the exclusion of the Lidl store on Kingsway

which is outside the currently defined retail policy area boundary. There are more

convenience units since the GOAD survey was completed.

COMPARISON; there is a difference of 5 units between the GOAD survey and the

GVA update. The difference in comparison retail floorspace is in the order of 450 m2.

VACANT; the GVA survey identifies a total of 4 vacant units within the town centre;

this is half of the number of vacancies identified in the GOAD survey. The difference

in floorspace is primarily attributable to the Iceland store being vacant at the time of

the GOAD survey.

4.9 Overall, the main differences between the two respective surveys are Iceland re-

occupying a former vacant unit and Lidl being excluded from the GVA survey results due

to its current edge-of-centre location beyond the adopted retail policy area boundary.

In headline terms, it is positive that the vacancies identified in the GVA survey are half of

that identified in the original GOAD survey.

6 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services. 7 Total floorspace excludes Miscellaneous uses



HORBURY


4.10 The most recent Experian GOAD survey of Horbury was completed in January 2011; the

main survey results are as follows:

Retail Sector No. Outlets

% Outlets Floorspace (sqm)

% Floorspace

Horbury Yorkshire & Humberside

Horbury Yorkshire & Humberside

Convenience 7 9.59 7.19 1,700 21.18 12.46

Comparison 22 30.14 29.66 2,583 32.18 29.48

Retail Service 14 19.18 12.23 883 11 5.38

Leisure Service 14 19.18 19.35 1,384 17.25 18.04

Financial Service 4 5.48 9.13 399 4.98 6.41

Vacant 7 9.59 11.28 539 6.71 8.67

TOTAL 68 100 100 7,488 100 100

4.11 The survey results highlight the following:

CONVENIENCE; the number of units and quantum of overall floorspace dedicated to

convenience retailing is significantly above the Goad regional averages in both

instances. This primarily reflects the convenience orientated nature of the town

centre retail offer.

COMPARISON; the number of outlets and proportion of floorspace within the town

centre dedicated to comparison retailing is slightly above the Goad regional

average. Given that there is a limited number of national multiple operators

represented in Horbury, the survey results indicate a strong niche local independent

comparison retail offer.

VACANT; there are a total of 7 outlets within the centre which are vacant; this is

below the Goad regional average. Likewise the overall quantum of floorspace which

is presently vacant is below the regional average.

4.12 Overall, the survey results identify that the town centre is viable. The local independent

offer, particularly for comparison retail, appears particularly strong.



GVA FLOORSPACE SURVEY UPDATE (AUGUST 2013)

4.13 The floorspace composition within the adopted retail policy area is as follows:



Comparison 910 15

Service8 2,644 33

Vacant 141 2

TOTAL9 5,442 61

4.14 Comparative analysis of the floorspace survey results identifies the following:

CONVENIENCE; there is only a minor difference (increase) in floorspace between the

GOAD and GVA surveys. The GVA survey does however identify four additional units

compared to the GOAD survey; this suggests that units within the town centre have

been re-occupied by convenience retail uses in the period between the two surveys.

COMPARISON; there is a significant difference in comparison retail floorspace

between the GOAD and GVA surveys (c. 2,600 m2 to c. 900 m2). The number of units

has also decreased between the respective surveys (22 to 15 units).

VACANT; the GOAD survey identifies a total of 7 vacant units whereas the GVA survey

identifies only 2. Accordingly, there is a difference in floorspace between the two

respective surveys (decreased from c. 540 m2 to 141 m2).

4.15 Overall, there is a significant difference in comparison retail provision between the GVA

and GOAD surveys. This suggests that the units may have been re-occupied. It is our

view that the town centre is relatively viable with a niche comparison retail offer

(independent orientated) complementing its daily food shopping and services function.

8 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 9 Total floorspace excludes Miscellaneous uses



WAKEFIELD


4.16 The latest GOAD survey of Wakefield city centre was undertaken in August 2012. The

survey results against the Yorkshire regional average is provided below for comparison.

Retail Sector No.

Outlets % Outlets Floorspace

(sqm) % Floorspace

Wakefield Yorkshire & Humberside

Wakefield Yorkshire & Humberside

Convenience 41 5.86 7.19 22,418 13.78 12.46

Comparison 208 29.71 29.66 56,782 34.91 29.48

Retail Service 74 10.57 12.23 7,107 4.37 5.38

Leisure Service 127 18.14 19.35 22,102 13.59 18.04


Vacant 135 19.29 11.28 27,843 17.12 8.67

TOTAL 644 100 100 144,530 100 100

4.17 The Goad survey results indicate the following:

CONVENIENCE; whilst the number of outlets within the city centre is slightly below the

Goad regional average, the quantum of floorspace is above; this is primarily

attributable to the large Sainsbury’s (Trinity Walk) and Morrison’s (Ridings Centre).

COMPARISON; whilst the city centre has experienced a significant quantitative

expansion in its retail offer with the completion and subsequent opening of the Trinity

Walk scheme, the number of outlets is comparable to the Goad regional average.

The quantum of floorspace (as a proportion of the overall city centre) is however

substantially above the Goad regional average.

VACANT; both the number of units and overall quantum of floorspace are

significantly above the Goad regional average. The higher than average vacancy

rates are likely to reflect a number of national and local economic factors including

the ongoing adverse economic climate, the city centre retail offer settling down after

the Trinity Walk scheme has become fully established and the presence of traditional

retail stock in the more secondary areas of the town centre which are in some

instances becoming increasingly obsolete in commercial terms (demand etc.).



4.18 Overall, the survey results show that the city centre retail offer (convenience and

comparison) is relatively well balanced and in line with the Goad regional average. The

service offer is broadly comparable to the regional average whilst vacancies do begin to

raise some concerns, particularly in relation to secondary areas of the centre.


4.19 GVA has updated the GOAD survey to take account of floorspace (including upper and

ground floors) and fascia changes since mid 2012. Given that the Goad survey includes

areas outside of the adopted retail policy area boundaries (as defined by the Central

Wakefield AAP) such as the southern extent of Kirkgate (towards rail station), western

extent of Westgate, Lower Warrengate and northern extent of Northgate, the survey

results show significant changes, as follows:



Comparison 48,258 179

Service10 23,122 203

Vacant 16,352 103

TOTAL11 105,758 525

4.20 Whilst there has not been a significant time lapse since the GOAD survey was completed

in mid 2012, the main differences between the two respective surveys are as follows:

CONVENIENCE; whilst the number of units is similar for both surveys (c. 40 units), there is

a significant difference in floorspace with GOAD identifying c. 22,400 m2 (gross)

whereas the GVA survey identifies c. 18,000 m2 (gross).

COMPARISON; there is a major difference in the number of units between the two

surveys with GOAD identifying 208 and GVA identifying 179. There is a significant

difference in the amount of comparison retail floorspace between the two surveys (c.

56,800 m2 (gross) to c. 48,300 m2 (gross)); this is due in part to the exclusion of the

southern extent of Kirkgate which is beyond the existing defined retail policy area.

VACANT; the GOAD survey identifies a total of 135 units which are presently vacant

whereas the GVA survey identifies 103 units. There is also a significant difference in

10 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 11 Excludes floorspace defined as Miscellaneous



vacant floorspace with GOAD identifying c. 27,800 m2 (gross) and GVA c. 16,350 m2

(gross)). The differences in both surveys is primarily attributable to the GOAD survey

extending beyond the existing adopted retail policy area.

4.21 Given that the Trinity Walk scheme within the city centre has only been trading since May

2011, it is difficult to definitively conclude whether the vacancy levels are a result of the

quantitative and qualitative enhancement to the current retail offer, the current

economic climate or differences in the survey area utilised (GVA floorspace figures solely

based on adopted retail policy area boundaries).

4.22 Whilst there are some vacant retail units within both Trinity Walk and Ridings Centre, it is

particularly apparent that there are a significant number of smaller historic units on the

outer parts of Westgate and Kirkgate in particular.

EDGE-OF-CENTRE / OUT-OF-CENTRE RETAIL PROVISION

4.23 Whilst there are two large mainstream foodstores within the city centre (Sainsbury’s Trinity

Walk and Morrison’s Ridings Centre), there are also a number of foodstores located

outside. A large format Morrison’s store is prominently located on Dewsbury Road to the

west of the city centre whilst a recently re-opened Sainsbury’s store is located at Ings

Road to the south. A large freestanding Asda store at Sandal serves the far southern

extent of the city and the surrounding rural hinterland.

4.24 In terms of comparison retailing, there are a number of retail warehouse parks to the

south of the city centre including Westgate (bulky orientated including operators such as

ScS and Pets at Home), Ings Road (Matalan, Homebase and B&M) and Cathedral (B&Q,

Argos Extra and Carpetright) retail parks.

4.25 The main commercial leisure offer in Wakefield is also located outside the city centre at

Westgate Leisure Park; occupiers including Cineworld and Gala Bingo.



NORMANTON


4.26 The latest GOAD survey of Normanton was completed in October 2011, as follows:



% Floorspace

Normanton Yorkshire & Humberside

Normanton Yorkshire & Humberside

Convenience 14 8.7 7.19 5,175 22.84 12.46

Comparison 37 22.98 29.66 4,032 17.79 29.48

Retail Service 32 19.88 12.23 2,443 10.78 5.38

Leisure Service 20 12.42 19.35 2,434 10.74 18.04


Vacant 13 8.07 11.28 1,273 5.62 8.67

TOTAL 131 100 100 17,011 100 100

4.27 The survey results indicate the following:

CONVENIENCE; whilst the number of units within the town centre is broadly in line with

the Goad regional average, the quantum of floorspace is significantly above. This

suggests that the existing convenience units within the town centre are larger

floorplates rather than small independents.

COMPARISON; the current limitations of the town centre offer is reflected by the fact

that the number of units and quantum of overall floorspace dedicated to

comparison retailing is significantly below the Goad regional average. The existing

comparison retail provision in the town centre is predominantly orientated to meeting

daily ‘top-up’ shopping needs.

VACANT; the number of units and quantum of floorspace which is presently vacant

within the town centre is below the Goad regional average.

4.28 Overall, the Goad survey results indicate that the town centre is relatively viable and is

performing its intended function in the retail hierarchy in terms of its offer.




4.29 GVA has updated the Goad survey to take account of floorspace and fascia changes

since late 2011; the survey results are as follows:



Comparison 3,453 37

Service12 3,908 54

Vacant 585 11

TOTAL13 10,736 115

4.30 The main differences in the survey results (taking account of the defined adopted retail

policy area boundaries) are as follows:

CONVENIENCE; there is only a difference of 1 unit between the two respective

surveys. The floorspace figures are however significantly different with GOAD

identifying 5,175 m2 (gross) and GVA 2,790 m2 (gross). The difference is due to the

existing Lidl and Asda stores being located outside of the defined retail policy area

boundary and therefore discounted from the GVA figures.

COMPARISON; whilst the number of comparison units is the same in both surveys,

there is a small difference in floorspace between the surveys with GOAD identifying c.

4,000 m2 (gross) and GVA 3,450 m2 (gross).

VACANT; the GVA survey identifies 2 fewer vacant units than GOAD. The floorspace

figures are different (GOAD c. 1,275 m2 and GVA 585 m2); this potentially suggests

that larger vacant units have been re-occupied since the GOAD survey.

4.31 The GVA survey identifies that the town centre is relatively viable as a daily shopping and

service destination serving a discrete local catchment. There is a limited amount of

vacant floorspace within the adopted retail policy area boundary.


4.32 As detailed above, there are two foodstores (Lidl and Asda) which are located

immediately adjacent to the defined town centre boundary.

12 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 13 Excludes floorspace defined as miscellaneous



FEATHERSTONE


4.33 The latest GOAD survey of Featherstone was completed in October 2011, as follows:



% Floorspace

Featherstone Yorkshire & Humberside

Featherstone Yorkshire & Humberside

Convenience 8 9.09 7.19 4,116 35.02 12.46

Comparison 22 25 29.66 2,137 18.18 29.48

Retail Service 14 15.91 12.23 901 7.67 5.38

Leisure Service 18 20.45 19.35 1,932 16.44 18.04

Financial Service 5 5.68 9.13 353 3 6.41

Vacant 13 14.77 11.28 827 7.04 8.67

TOTAL 80 100 100 10,266 100 100

4.34 The survey results indicate:

CONVENIENCE; whilst the number of outlets in the town centre is only slightly above

the Goad regional average, the proportion of floorspace is significantly above. This

reflects the predominant convenience orientated nature of the retail offer.

COMPARISON; the limited offer within the town centre is reflected by the number of

outlets and overall quantum of floorspace is below the Goad regional average.

VACANT; the number of units within the town centre which are currently vacant is

above the Goad regional average. However, the overall quantum of floorspace is

below average and indicates that current vacancies comprise smaller units.

4.35 Whilst the town centre offer is relatively limited, the survey results broadly indicate that the

centre is viable but in need of physical enhancement and consolidation.




4.36 GVA has updated the GOAD survey to take account of floorspace and fascia changes

since late 2011; the survey results are as follows:


Convenience 1,210 6

Comparison 1,688 22

Service14 2,909 43

Vacant 805 15

TOTAL15 6,612 86

4.37 The main differences in the survey results are as follows:

CONVENIENCE; whilst the GVA survey identifies 2 fewer convenience outlets within

the town centre, the quantum of floorspace is significantly different with GOAD

identifying c. 4,100 m2 (gross) and GVA 1,210 m2 (gross). This difference is primarily

attributable to the exclusion of the edge-of-centre Lidl store.

COMPARISON; the number of comparison units is the same (22). However, the

quantum of floorspace is different with GOAD identifying c. 2,100 m2 (gross) and GVA

c. 1,700 m2 (gross).

VACANT; the GVA survey identifies 2 more vacant units (15 in total) than GOAD. The

vacant floorspace identified by both surveys is c. 800 m2 (gross). The concentrations

of vacant units are to the north of Station Lane and within the precinct.

4.38 Whilst the two surveys are relatively consistent in terms of the number and amount of

vacant units in Featherstone town centre, on the basis of our site visits there is a possible

need for intervention and possible consolidation of the centre in physical terms in order to

enhance vitality and viability going forward.

4.39 The edge-of-centre Lidl store (physically separated from the centre by the A645

Wakefield Road) is likely to generate linked trips with the town centre and shopping

activity may become further focused in the southern extent of the town centre. The

recent grant of planning permission for a new mainstream foodstore to the south west of

14 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 15 Excludes floorspace defined as miscellaneous



the town centre along Wakefield Road could also have a significant influence on future

composition (and role) of the town centre.


4.40 As detailed above, there is a freestanding Lidl store located to the south of the defined

retail policy area boundary beyond Wakefield Road (A645).

PONTEFRACT


4.41 The most recent survey of Pontefract was completed by Goad in February 2012; the

survey results are as follows:



% Floorspace

Pontefract Yorkshire & Humberside

Pontefract Yorkshire & Humberside

Convenience 19 6.38 7.19 13,099 17.74 12.46

Comparison 77 25.84 29.66 16,425 22.25 29.48

Retail Service 38 12.75 12.23 4,599 6.23 5.38

Leisure Service 52 17.45 19.35 9,197 12.46 18.04


Vacant 35 11.74 11.28 4,311 5.84 8.67

TOTAL 257 100 100 53,187 100 100

4.42 The survey results identify the following:

CONVENIENCE; the number of units within the town centre is slightly below the

regional average whereas the overall quantum of floorspace is above; this reflects

the presence of Asda, Tesco and Morrison’s stores.

COMPARISON; the number of units and quantum of floorspace within the town centre

is below the Goad regional averages. Whilst there are a significant number of units in

comparison retail use, the results potentially reflect the small size of existing units

(reflecting the historic core of the town centre).

VACANT; the number of units within the town centre is in line with the regional

average. The quantum of floorspace is however below the average suggesting that

existing vacant units are small in terms of configuration.



4.43 The survey results generate a balanced overview of the existing performance of

Pontefract town centre. The convenience offer is relatively strong with the in-centre

Tesco store complemented by other national multiples (Iceland and M&S Simply Food)

and local independents (bakers, butchers and grocers). There are also Morrison’s and

Asda stores located just beyond the adopted retail policy area boundary.

4.44 Whilst there are a significant number of comparison retail uses within the town centre,

they are relatively small-scale. This potentially reflects the fact that there is limited

national multiple retailers due to surrounding higher order competition (Wakefield, Leeds

and out-of-centre destinations such as Junction 32 Outlet).

4.45 The vacancies in the town centre are small units which are more suited to local

independents than national multiples.


4.46 GVA has updated the Goad survey to take account of floorspace and fascia changes;

the survey results are as follows:




Service16 16,371 138

Vacant 4,127 30

TOTAL17 37,522 260

4.47 The difference in the survey results is as follows:

CONVENIENCE; the number of convenience units identified in both surveys is similar

(19 in GOAD to 17 in GVA). However, there is a significant difference in floorspace (c.

13,100 m2 (gross) in GOAD to c. 4,600 m2 (gross) in GVA survey); this is primarily

attributable to the exclusion of the Morrison’s, Asda and Farmfoods stores which are

located outside of the defined retail policy area boundary.

COMPARISON; whilst the number of units is broadly similar between the two surveys.

However, the quantum of floorspace within comparison retail use is markedly

different (c. 16,400 m2 (gross) in GOAD to c. 12,400 m2 (gross) in the GVA survey). This




is due to comparison retail units such as the YMCA charity shop on the eastern part of

Horsefair being located outside of the defined retail policy area boundary.

VACANT; the GVA survey identifies 30 vacant units in comparison to 35 in the GOAD

survey. However, the quantum of vacant floorspace between the surveys is similar.

4.48 Overall, there are little changes between the two respective survey exercises aside from

the exclusion of edge-of-centre foodstores. The survey results do however indicate that

there is a significant quantum of food and drink uses (c. 6,300 m2 gross) within the town

centre (concentrated around Beastfair and Cornmarket).


4.49 As detailed above, there are Morrison’s, Asda and Farmfoods stores located outside of

the defined retail policy area boundaries (edge-of-centre in sequential terms). The main

out-of-centre provision within the town is the bulky retail orientated Parkside Retail Park to

the north and South Baileygate to the east which includes Aldi.

4.50 The Xscape leisure facility and Junction 32 Outlet Village are also located to the north of

the town at its junction with the M62 (shared with Castleford).

CASTLEFORD

4.51 The latest GOAD survey of Castleford town centre was completed in September 2012:



% Floorspace

Castleford Yorkshire & Humberside

Castleford Yorkshire & Humberside

Convenience 19 5.97 7.19 8,241 13.57 12.46

Comparison 99 31.13 29.66 23,886 39.34 29.48

Retail Service 43 13.52 12.23 3,549 5.85 5.38

Leisure Service 49 15.41 19.35 8,733 14.38 18.04


Vacant 41 12.89 11.28 6,156 10.15 8.67

TOTAL 283 100 100 55,201 100 100

4.52 In comparing the survey results against the GOAD baseline, it is apparent that:

CONVENIENCE; whilst the number of outlets is below the GOAD regional average, the

quantum of floorspace is slightly above; this suggests that existing convenience units

in the town centre are relatively large.



COMPARISON; whereas the number of outlets is only slightly above the GOAD

regional average, the proportion of floorspace is significantly above. This suggests

that the figures are ‘skewed’ by several larger floorplate units including Wilkinson’s,

Poundstretcher and units within Castleford Retail Park.

VACANT; the number of units and proportion of floorspace are above the GOAD

regional average. There is a concentration of vacant units towards the junction of

Carlton Street and Albion Street which are included in the Goad survey.

4.53 The Goad survey results do however include significant areas beyond the defined retail

policy area boundaries such as Albion Street (Aldi) and Castleford Retail Park

(Homebase, Morrison’s) which inflate the convenience and comparison figures for the

town centre.


4.54 The GVA survey, based on current defined town centre boundaries, identifies the

following floorspace within Castleford town centre:




Service18 7,949 80

Vacant 1,322 13

TOTAL19 24,814 167

4.55 The differences between the GOAD and GVA surveys are as follows:

CONVENIENCE; there is a difference of 3 units between the GOAD and GVA surveys

(19 to 16). The floorspace is however difference due to the Aldi and Morrison’s stores

being located outside the defined retail policy area boundary.

COMPARISON; the number of units identified in the GVA survey (58) is significantly

below that identified in the GOAD survey (99). The quantum of floorspace also drops

from c. 23,900 m2 (gross) in the GOAD survey to c. 12,800 m2 (gross) in the GVA survey;

this is due to the exclusion of Castleford Retail Park, Albion Street and Bridge Street.




VACANT; the GVA survey identifies 13 vacant units within the adopted retail policy

area; this compares to 41 units identified in the GOAD survey. The difference in

vacant floorspace is therefore significant with GVA identifying c. 1,300 m2 (gross) and

GOAD 6,150 m2 (gross). This is again attributable to the exclusion of Albion Street and

the northern parts of Back Wesley Street, Wesley Street and Sagar Street.

4.56 Overall, when the areas outside of the defined retail policy area boundaries are removed

from the schedule then it is apparent that the town centre is relatively viable with few

prominent vacancies. Carlton Street and the Carlton Lanes Shopping Centre have few

vacancies aside from small (terraced) retail units.


4.57 Castleford Retail Park, which is located outside of the defined retail policy area,

comprises a Homebase DIY store and a small Morrison’s foodstore (former Netto). A

standalone Aldi store is located adjacent to the bus station. The main foodstore provision

is the large out-of-centre Asda store at Glasshoughton.

4.58 Outside of the immediate town, there are large out-of-centre regional shopping and

leisure destinations located on the M62 corridor. Junction 32 Outlet Village comprises an

extensive range of national and international fashion multiples. There is also the out-of-

centre Xscape leisure complex which comprises (amongst others) a snow-dome, ten pin

bowling, cinema, family orientated restaurants and evening entertainment (bars).

KNOTTINGLEY

4.59 There are no GOAD survey plans available for Knottingley. The town centre boundary has

also not been defined on an adopted proposals map. GVA has therefore surveyed

(August 2013) the general extent of the town centre shopping area.


Convenience 6,516 2

Comparison 1,275 5

Service20 1,739 20

Vacant 668 6

TOTAL21 10,198 33

20 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services



4.60 The survey results clearly indicate that the town centre primarily performs a convenience

shopping function; this is due to the large Morrison’s foodstore located within the town

centre. The balance of the town centre retail offer is particularly small scale. The recent

approval of a new retail scheme adjacent to the existing sports centre in the town, which

will comprise a foodstore (likely to be discounter) and new retail units, should provide

more choice for local residents and enhance the retail offer further.

HEMSWORTH

4.61 As with Knottingley, there are no GOAD survey plans available for the town. GVA has

therefore surveyed (August 2013) the general extent of the town centre shopping area.


Convenience 1,608 5

Comparison 2,731 15

Service22 4,288 35

Vacant 2,863 8

TOTAL23 11,490 63

4.62 The survey results specifically exclude the Tesco store which is currently located outside of

the defined retail policy area boundary. The high amount of vacant floorspace is

attributable to the closure of the former Co-Op store when Tesco opened.

21 Total floorspace excludes miscellaneous floorspace 22 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 23 Total floorspace excludes miscellaneous floorspace



SOUTH ELMSALL

4.63 The most recent GOAD survey of South Elmsall was undertaken in September 2012; the

survey results are as follows:



% Floorspace

South Elmsall

Yorkshire & Humberside

South Elmsall

Yorkshire & Humberside

Convenience 15 12.93 7.19 3,010 19.89 12.46

Comparison 40 34.48 29.66 4,766 31.49 29.48

Retail Service 17 14.66 12.23 1,524 10.07 5.38

Leisure Service 16 13.79 19.35 1,849 12.22 18.04

Financial Service 9 7.76 9.13 799 5.28 6.41

Vacant 7 6.03 11.28 1,440 9.52 8.67

TOTAL 104 100 100 13,388 100 100

4.64 The main indicators arising from the GOAD survey are as follows:

CONVENIENCE; the number of units and quantum of floorspace is significantly above

the GOAD regional average; this reflects the predominant convenience-orientated

offer in the town.

COMPARISON; whilst the number of units is significantly above the GOAD regional

average, the overall quantum of comparison floorspace is only slightly above; this

suggests that the majority of comparison retailers occupy smaller units.

VACANT; the number of vacant units is substantially below the GOAD regional

average whereas the quantum of floorspace is above; this suggests that larger units

are currently vacant.

4.65 Overall, the survey results indicate that the town centre is relatively viable. The main

vacancies are however located to the west of the centre along Barnsley Road.




4.66 The GVA survey results, based on defined town centre boundaries, are set out below:



Comparison 4,217 35

Service24 3,405 40

Vacant 2,490 9

TOTAL25 11,840 97

4.67 The main differences between the two respective survey exercises is as follows:

CONVENIENCE; the GOAD survey identifies two more units than GVA. The floorspace

is however different due to the exclusion of the Asda Moorthorpe store further to the

west of the existing defined retail policy area boundary.

COMPARISON; the GOAD survey identifies five more units compared to the GVA

survey. The difference in floorspace however is only c. 500 m2 (gross) and is

attributable to the exclusion of units west of the existing defined retail policy area

boundary along Barnsley Road.

VACANT; the number of vacant units identified in the GVA survey) is actually two

more than the GOAD survey. The quantum of vacant floorspace is also significantly

different with GVA identifying c. 2,500 m2 (gross) whilst GOAD identifies c. 1,450 m2

(gross). This difference is potentially due to larger floorplates (i.e. retail units adjacent

to the town centre library as well as Chequers Public House).

4.68 Overall, the relatively elongated nature of the centre may require rationalisation in order

to consolidate the centre and provide one specific area of retail focus.


4.69 The standalone Asda store in Moorthorpe is located to the west of the currently defined

retail policy area boundary for South Elmsall.

24 Services comprise Retail Services (Class A1), Professional (Class A2), Food & Drink (Classes A3 – A5) and Other Services 25 Total floorspace excludes Miscellaneous floorspace



5. RETAIL CAPACITY METHODOLOGY 5.1 The quantitative assessment adopts a conventional step-by-step methodology, drawing

upon the results of the household telephone survey to understand existing shopping

patterns and to model existing flows of available expenditure to the main retail

destinations within the district and the wider sub-region (extending into the adjoining

Kirklees, Doncaster, Leeds and Barnsley local authority areas).

5.2 Having established the baseline position, the quantitative capacity modelling exercise

goes on to establish the performance of the main centres in the district, the main stores

and retail park destinations. The methodology, data inputs and assumptions adopted in

the assessment exercise are set out below.

1) STUDY AREA DEFINITION

5.3 A catchment plan detailing the study area and individual catchment zones is provided at

Appendix 1. A total of nine individual survey zones, based on the primary centres and

local geography (topography, accessibility etc.) have been defined to cover the

geographical extent of the Wakefield local authority area.

5.4 A further two ‘buffer’ zones have been defined for the northern extent of the Doncaster

and Barnsley local authority areas to ascertain inflows to the main centres (principally

Wakefield city centre given its sub-regional comparison shopping function) in the district.

5.5 A separate retail and town centre study is also being completed for the adjoining Kirklees

Borough at the same time as this assessment. Therefore, the household survey results for

catchments defined in the east of Kirklees (including Dewsbury, Batley and Morley) has

also been utilised as part of this assessment to provide a full overview of expenditure

inflows to main retail destinations in Wakefield.

5.6 The geographical extent of the Morley catchment (survey zone 10) defined for the

Kirklees study has however been reduced for the Wakefield study (NEMS have re-run the

original survey results for this zone to reflect a smaller catchment) given that it covers

postcodes in and around Ossett and extends a significant distance to the west of Morley

towards Brighouse.

5.7 As part of a joint working initiative, the survey results commissioned for Wakefield have

been provided to Kirklees.



5.8 All catchment zones are defined on the basis of individual postcode sectors, so as to

generate population and expenditure data from the Experian Micromarketer system

(derived from ONS mid-year estimates)26.

2) HOUSEHOLD TELEPHONE SURVEY

5.9 A total of 1,200 household surveys have been completed across zones 1 to 9 (Wakefield

District) and buffer zones 1 and 2 (Northern Barnsley and Doncaster respectively). A

minimum survey sample of 100 surveys per catchment zone has been achieved in

accordance with recommended PPS4 practice guidance (Appendix B). A total of 200

household surveys has however been completed for the Wakefield catchment (survey

zone 2) given its large residential population. The Kirklees catchment zones are subject to

a separate survey exercise but a sample of 100 surveys has been completed.

5.10 The survey has been designed to establish household shopping habits in terms of

convenience (main food / top-up) and comparison goods expenditure. The main

questions within the survey template were agreed with the consultants preparing the

Kirklees study to enable the cross boundary work to be completed by both parties.

5.11 The results of the two types of food shopping questions are merged through the

application of a weighting (75% main food; 25% top-up food shopping split), which

reflects the estimated proportion of expenditure accounted for main (bulk) and daily top-

up food shopping. This produces a composite pattern of convenience spending,

enabling the identification of each main centre and foodstore market share.

5.12 With regards to comparison goods, the survey was designed to pick up shopping patterns

for the following categories:

COMPARISON GOODS BULKY DURABLE GOODS

Clothing, Footwear and Other Fashion Goods Furniture, Floor Coverings and Household Textiles

Personal Goods (i.e. Jewellery, Watches, Medical Goods and Therapeutic Appliances)

DIY and Decorating Goods

Small Household Goods including Glassware and Tableware, Jewellery, , Therapeutic Appliances and Appliances for Personal Care

Electrical Goods including Major Household Apps. (i.e. Fridges and Cookers), Large Electrical Goods (i.e. TV and Computers) and Domestic Appliances

Books, CDs, DVDs and Computer Games Chemist Goods

Recreational Goods (i.e. Bicycles, Games, Toys, Sports Equipment, Musical Instruments and Pet Products)

Gardening Goods

26 Experian Retail Planner 10.1, September 2012



5.13 The household survey results have been weighted in order to take account of the resident

population in each respective zone to ensure a representative response. The results of all

these questions were merged using weighting to reflect the amount of per capita

expenditure in the survey zones for each of the different categories of goods.

5.14 In addition, the household survey also sought to understand where people presently go to

pursue their main leisure activities (cinema, eating out etc.). The survey also sought to

determine customer / visitor profile, mode of travel, the attraction and a number of

attitudinal questions determining what users think about the retail and leisure offer,

environmental quality and perception of safety.

3) DATA VARIABLES

i) POPULATION ESTIMATES

5.15 The population estimates and forecasts for each of the survey zones are derived from the

Experian Micromarketer database (2011 Price Base). The population estimates are based

on trend-line projections from the 2001 Census results and are calibrated to Local

Authority District targets on the most recently available Government household and

population data (ONS 2011-based projections).

5.16 Whilst the Experian population estimates are updated annually to allow for changes in

housing stock and residual population, the estimates are based on historic distribution

patterns rather than the growth pattern set out in the Council’s adopted Core Strategy

and Site-Specific Policies Local Plan. Additionally, the Council is also planning for 20%

additional population growth above and beyond ONS trend-line projections and

therefore a slightly revised estimate of growth and the distribution of this growth is

required to ensure consistency with the forward planning policy framework.

5.17 Therefore, a series of measures have been undertaken to reflect the proposed housing

growth and distribution rather than the ONS trend-line (historic) distribution approach

adopted by Experian, as follows (Appendix 2a, Tables 1a-d):

APPORTIONMENT OF GROWTH (20%) BEYOND ONS TREND-LINE; the 20% additional

population growth has been applied for a 9 year period between 2013 and 2023

(originally to be applied over 2008 – 2017 period and not full LDF plan period). The

population has then been distributed to each relevant settlement and its defined

catchment in accordance with adopted Core Strategy policy CS3.



NEW HOUSING DISTRIBUTION; the Site Specific Policies Local Plan (Appendix 1) details

the proposed distribution of housing allocations across the district by settlement in the

period to 2026 (LDF end date). The population of the housing allocations has been

calculated by applying an average persons per household factor based on current

Experian baseline data. The resultant population has then been applied to the

projections and factored back down to the sum of the original district total for the

relevant year.

5.18 As Table 1d of Appendix 2a details, the population for the respective catchment zones

(1-9) within the district is on the whole projected to rise between 2013 and 2026 (LDF end

date) with the exception of Ossett (survey zone 1) and Rural South (survey zone 3)

catchments where housing development is to be restricted by adopted LDF policy.

ii) AVAILABLE EXPENDITURE

EXPENDITURE PER CAPITA

5.19 The latest Experian Micromarketer data (Briefing Note 10.1, September 2012) was used to

provide estimates of per capita (person) expenditure on convenience and comparison

goods in 2011 prices. The current Experian expenditure growth projections are as follows:

CONVENIENCE 0.1% (2011-2012) -0.1% (2012-2013) 0.5% p.a. (2013-2018) 0.8% p.a. 2018 – 2026

COMPARISON 1.4% (2012) 1.8% (2013) 2.8% p.a. (2013–18) 2.9% p.a. (2018–26)

5.20 Whilst Experian projects that expenditure growth will return to historic levels in the longer

term, there is extremely limited growth projected in the short term which reflects the

current squeeze on household incomes and living standards.

5.21 The reduced amount of available expenditure in the short term allied to slower growth

projections has implications for forward quantitative capacity as highlighted later.

SPECIAL FORMS OF TRADING

5.22 Special forms of trading (e.g. expenditure not available to spend in the shops27), primarily

internet sales, is projected to rise towards the latter end of the LDF plan period. The latest

Experian projections are as follows.

27 Experian define SFTs as expenditure that does not take place in shops, such as that via mail order houses, door to door salesmen and stalls and markets. It also includes spending using digital TV and over the Internet.



CONVENIENCE SFT DEDUCTIONS 2% (2012) 3.4% (2018) 4.6% (2028)

COMPARISON SFT DEDUCTIONS 9.9% (2012) 12.9% (2013-18) 16% (2023-28)

5.23 Overall, whilst the latest Experian projections identify longer-term growth in non-store (i.e.

internet) based convenience sales, the current logistical difficulties in servicing customer

demand on line (main retailers are beginning to open ‘dark’ stores to meet demand)

means that the growth has not been as strong as initially projected. In relation to

comparison retail, there continues to be significant growth in non store sales.

5.24 As previously detailed in the retail trends chapter, the overall trend for less expenditure

being physically available to spend in traditional centres / stores poses significant

challenges to traditional ‘bricks and mortar’ retailing and town centres as a whole.

STORE PERFORMANCE

BENCHMARK TURNOVERS

5.25 In order to review the current turnover performance of the main centres as retail

destinations and its main stores (particularly larger format foodstores), published

benchmark performance s (estimates of trading at company average levels) has been

compared against the survey–derived turnover figures identified in the capacity

modelling assessment. The company benchmark (turnover) has been calculated from

average sales density figures obtained from Mintel Retail Rankings and Verdict.

SALES DENSITY IMPROVEMENTS (TRADING EFFICIENCY)

5.26 Projected sales density improvements are projected by Experian to be relatively static in

the short to medium term due to the current economic conditions:

CONVENIENCE SALES DENSITY -0.7% (2012-13) 0.1% p.a. (2013-18) 0.2% p.a. (2018-26)

COMPARISON SALES DENSITY 1.2% (2012-13) 2.1% p.a. (2013-18) 1.8% p.a. (2018-26)



4) CAPACITY REVIEW

5.27 The quantitative capacity is presented on strategic dates according with the lifespan of

the LDF to 2026. Having established the baseline capacity position, the assessment then

goes on to consider what may be achievable in terms of potential increases in market

share and thus quantitative capacity.

5.28 It should be noted that the potential uplift in expenditure only represents actual capacity

if retail proposals and operators that emerge can genuinely qualitatively add to the

existing retail offer of a town centre by strengthening its attractiveness so as to achieve

the envisaged improvements in market share.

5.29 Any market share enhancement assessment should be viewed against the positive

planning policy framework provided by NPPF. Therefore, should proposals emerge for the

development of new retail facilities within the primary shopping area of the town centre

then the application should be considered on its merits, having particular regard to the

qualitative uplift that proposals could potentially achieve.

5.30 In the same respect, there is no NPPF based policy support for the diversion of trade from

sequentially preferable central locations to new provision which is outside of a centre and

is likely to lead to the loss of trade and wider benefits including linked shopping trips and

footfall within a centre.



6. COMMITTED SCHEMES 6.1 In assessing the quantitative and qualitative needs for new retail and leisure provision in

the principal centres in the district, it is important to understand committed proposals

which could materially influence future performance and thereafter strategy. A brief

summary of committed schemes is summarised below.

CONVENIENCE

6.2 The Council has confirmed that planning permission has been granted for the following

foodstores within the district28:

Store Zone Gross

Floorspace (sqm)

Net Floorspace

(sqm)

Net Convenience

(sqm)

APP 13/00436/FUL – Proposed Aldi Foodstore ZONE 2 – WAKEFIELD 1,422 990 792

APP 12/00899/FUL – Proposed Retail Development comprising 1 no. Class A1 Foodstore Unit

ZONE 8 - KNOTTINGLEY 1,759 1,231 985

APP 12/00712/OUT – Proposed Class A1 Foodstore ZONE 4 - FEATHERSTONE 3,716 2,230 1,449

APP 12/00664/RPP – Proposed Class A1 Foodstore ZONE 4 - FEATHERSTONE 2,004 1,403 1,12229

APP 11/02126/RPP – Proposed Class A1 Foodstore ZONE 6 - CASTLEFORD 7,600 5,320 3,458

6.3 Outside of the district, the main committed foodstore scheme which could influence

future convenience shopping patterns (and associated need) is to the south of Barnsley

town centre where a new large foodstore (c. 14,000 m2 gross; 8,250 m2 net) has been

approved on the edge-of-centre New Street site; the store may prove attractive for some

residents in the far south of Wakefield district (including those in buffer zone 1) who

already look to Barnsley for main food trips.

28 Information derived from Decision Notices and Applicant’s Retail Impact Analysis Submissions. Knottingley Foodstore Scheme (LPA ref. 12/00899/FUL) based on 70% gross to net and 80/20 convenience floorspace split. 29 Net floorspace based on 70% gross to net assumption; net convenience floorspace based on 80-20 convenience floorspace ratio.



COMPARISON

6.4 The major committed comparison retail development within the district is the proposed

three storey extension to the Ridings Centre in Wakefield city centre. Originally granted

planning permission in 2008, and subsequently renewed in late 2010, the scheme provides

for c. 9,100 m2 (gross) of additional Class A1 retail floorspace. The proposed scheme is

intended to provide large retail units to attract national multiples.

6.5 The approved mainstream foodstore schemes in and around the district (e.g.

Featherstone and Aire Street, Castleford) would contain a significant non-food retail

element and are likely to have some material influence on shopping patterns.

6.6 In terms of major retail development proposals outside of the district, the schemes set out

below are likely to have some influence on the identified expenditure / market share

patterns for the main centres and destinations in the district.

LEEDS

6.7 There is significant retail-led development ongoing in Leeds city centre with the recently

opened Trinity Leeds scheme complemented by the emerging Victoria Gate scheme.

TRINITY

6.8 The Trinity Leeds scheme has recently opened (March 2013). The scheme consists of c.

100,000 m2 of floorspace with 120 units ranging from small pods to 10,000 m2 department

store anchors. Mainstream retail anchors include River Island, Next, Hollister, Primark, M&S

and H&M. The leisure element of the scheme includes a new cinema and a restaurant

quarter with family orientated national chain operators.

VICTORIA GATE (EASTGATE)

6.9 Outline planning permission was granted in September 201130 for a retail-led, mixed use

development of land to the north-east of Leeds City Centre known as Victoria Gate

(formerly the Eastgate Quarters). The scheme comprises c. 131,200 m2 of development

including up to c. 117,000 m2 of retail floorspace (Class A1 – A5), c. 9,800 m2 of office

floorspace (Class B1), c. 3,500 m2 of gym floorspace (Class D2) alongside a number of

ancillary uses.

30 Leeds LPA Application Reference 11/01000/OT



6.10 In October 2012, planning permission31 was granted for an amendment to the scheme

that allowed additional floorspace and uses including a casino up to c. 5,000 m2 and

open leisure use (Class D2) up to 11,000 m2.

6.11 With respect to the retail and leisure elements of the scheme, there are two large

department stores (John Lewis to anchor one), a number of large multiple format stores

and range of smaller units to encourage a varied retail environment.

6.12 The scheme is to be delivered in two phases with the first phase comprising around one-

third of the overall scheme and includes the proposed John Lewis department store. The

proposed first phase is likely to be operational by autumn 2016 with the second phase to

follow subject to necessary CPO negotiations with relevant parties.

6.13 The scheme will in conjunction with Trinity Leeds further enhance the city centre as the

primary retail and leisure destination in the region.

BARNSLEY

6.14 Full planning permission32 was granted in September 2011 to the 1249 Regeneration

Partnership (as the Council’s preferred developer) for the mixed-use redevelopment of

the Barnsley Markets site in the town centre. The permitted scheme proposes the

demolition of existing buildings on a 4.6 hectare site in the town centre and the

development of:

Class A1 retail (c. 35,900 m2 including Class A4 Food & Drink uses);

Replacement Town Centre Market; and

Class D2 Multi-Screen Cinema (c. 4,100 m2 on upper floor level).

6.15 In terms of the proposed retail element, the approved scheme includes a new large

department store (to be occupied by Debenhams) and high street style comparison

retail units arranged around a new shopping circuit running from the Market Square.

6.16 The Markets Scheme is primarily intended to enable Barnsley to improve its retail offer in

both quantitative and particularly qualitative terms in order to enhance its role as a sub-

regional centre in the retail hierarchy (comparable to Trinity Walk in Wakefield city

centre). The scheme will deliver a range of modern retail and leisure units to attract

national (high street) fashion multiples not currently represented in the town.

31 Leeds LPA Application Reference 12/03002/OT



6.17 In terms of forward timescales and delivery, whilst it is understood that the a revised

development agreement has been finalised and necessary land acquisition (CPO) is

being currently progressed by the Council and relevant parties, a funding (investment)

partner needs to be secured in order to take the scheme forward to construction. The

timescales for completion of the proposed town centre redevelopment are therefore

uncertain at this time.

WHITE ROSE SHOPPING PARK [PLANNED]

6.18 An outline planning application33 has recently been submitted (April 2013) for the

redevelopment and extension of White Rose. The proposed scheme includes:

Extension of c. 3,300 m2 to existing Debenhams store;

Three new Class A1 retail units of c. 1,800 m2;

Extension of c. 5,900 m2 to existing Primark store;

Class D2 cinema (c. 4,100 m2); and

New Class A3 – A5 catering units (c. 2,300 m2).

6.19 Overall, the proposed scheme delivers c. 11,000 m2 of new Class A1 retail floorspace. The

extensions to Primark and Debenhams are primarily proposed in order to meet the

operators’ requirements for additional operational floorspace.

6.20 The leisure based offer (new cinema and restaurant units) at White Rose may appeal to

residents in the western areas of the district (residents from beyond these areas unlikely to

travel beyond Xscape facility in Glasshoughton). The broadening of the uses is intended

to re-orientate White Rose as a family orientated retail and leisure destination rather than

the current traditional shopping park offer.

32 Barnsley LPA Application Reference 2011/0714 33 Leeds LPA Application Reference 13/01640/OT



7. OSSETT / HORBURY 7.1 The respective towns are located within a geographically discrete catchment (survey

zone 1) on the western side of the district beyond the M1 motorway. Ossett is located

equidistance between Wakefield and Dewsbury (Kirklees Borough). The town has a top-

up orientated convenience and comparison retail offer. The main retailers in the town

centre include Co-Op, Iceland and Boot’s. There is an edge-of-centre Lidl store.

7.2 Horbury is a separate smaller settlement located to the south of Ossett. The town serves a

relatively localised catchment with a number of outlying rural villages to the south

(Middlestown, Netherton etc.). The town centre comprises a traditional linear high street

with a Co-Op convenience store and number of small independents.

7.3 The leisure provision within the catchment is limited to local independent restaurants and

bars / pubs.

CONVENIENCE

7.4 The overall convenience expenditure pot (Table 3, Appendix 2a) within the catchment

(survey zone 1) is c. £56m (2013); this is projected to rise to £58.4m by 2018 and £58.7m in

2026 (£2.8m increase over Local Plan period).

A) MAIN FOOD

7.5 The main food expenditure pot (Table 4a, Appendix 2a) within the catchment is

projected to rise from c. £42m in 2013 to £43.8m in 2018 and £44.1m by 2026. The main

food shopping patterns (Table 5, Appendix 2b) are summarised below:

OSSETT TOWN CENTRE; the town centre secures a 5.7% (£2.4m) market share from its

immediate catchment; this is solely attributable to the Co-Op store.

OSSETT – NON TOWN CENTRE; the edge-of-centre Lidl store claims a 12.1% (£5.1m)

market share.

OSSETT – OVERALL MARKET SHARE; taking the market share together, the town as a

whole claims 17.8% (£7.5m) of main food expenditure arising within the catchment.

HORBURY; the Co-Op in the town performs a minor main food shopping function with

only a 2.1% (£0.9m) market share.



OVERALL CATCHMENT RETENTION; the main food retention level of both towns

combined from the defined catchment (survey zone 1) is 19.9% (£8.4m).

INFLOWS; Co-Op Horbury attracts a minor 0.8% (£0.5m) inflow from the adjoining Rural

South East catchment (Kirklees Zone 6). There are no other recorded inflows.

LEAKAGE (DISTRICT); most shoppers look towards mainstream foodstores in Wakefield

and Dewsbury for main food shopping. Wakefield attracts 55.9% (£23.5m) of main

food expenditure with the most popular stores being the out-of-centre Morrison’s

Dewsbury Road (28.1% / £11.8m). There are also expenditure flows to other stores in

the town including Sainsbury’s Trinity Walk and Ings Road, Morrison’s Ridings Centre

and Asda Sandal).

LEAKAGE (OUTSIDE DISTRICT); the main foodstores in Dewsbury (Asda and Sainsbury’s)

claim a 16.4% (£6.9m) market share from the catchment. There are also minor flows

to Tesco Batley, Morrison’s Rothwell and Asda Morley.

7.6 Overall, the survey results highlight the current limitations of the top-up orientated

convenience offer within both Ossett and Horbury. There is a lack of mainstream

foodstore provision in the catchment which is reflected in the significant outflows.

B) TOP-UP FOOD

7.7 The top-up expenditure pot (Table 4b, Appendix 2a) within the catchment is projected to

rise from c. £14m in 2013 to £14.7m by 2026. The survey results (Tables 6a-6c, Appendix

2b) identify the following:

OSSETT TOWN CENTRE; the town centre retains 32.5% (£4.5m) of top-up food spend

arising within its immediate catchment.

OSSETT – NON TOWN CENTRE; the edge-of-centre Lidl attracts a further 16.5% (£2.3m).

Other local / neighbourhood centre provision within Ossett draws 17.4% (£2.4m).

OSSETT – OVERALL RETENTION; combining the market shares together, the town overall

retains 66.4% (£9.3m) of top-up spend arising within its immediate catchment.

HORBURY; the town retains 15.2% (£2.1m) of catchment spend; this reflects the 9.9%

(£1.4m) market share that the Co-Op store attracts from the catchment and the 5.3%

(£0.7m) market share that local independents secure.

OVERALL CATCHMENT RETENTION; the overall top-up retention levels between the two

towns is 81.4% (£11.4m).



INFLOWS; there are minimal inflows to provision within the catchment from the

Wakefield (2.1% / £0.7m) and Dewsbury (3.4% / £0.8m) catchment zones.

LEAKAGE (DISTRICT); given that existing provision within Ossett and Horbury retain just

over 80% of top-up spend arising within its immediate catchment, there are limited

outflows. The main destinations in the district are within Wakefield (16.3% / £2.3m).

LEAKAGE (OUTSIDE DISTRICT); whereas there are notable outflows of main food spend

to convenience stores outside the district, the leakage for top-up spend is negligible.

7.8 The survey results reflect the highly localised nature of top-up shopping with convenience

provision in the district as a whole retaining 99.5% (£13.9m) of top-up spend arising within

the Ossett and Horbury catchment.

C) OVERALL MARKET SHARE (MAIN AND TOP-UP COMBINED)

7.9 Taking the main and top-up food market shares together, the survey (Table 7, Appendix

2b) identifies that Ossett town centre retains 12.4% (£6.9m) of all convenience

expenditure arising within its immediate catchment (survey zone 1).

7.10 The edge-of-centre Lidl store secures a 13.2% (£7.4m) market share whilst local provision

draws 4.4% (£2.4m). Ossett as a whole therefore claims 30% (£16.8m) of all convenience

expenditure arising in the catchment.

7.11 Horbury performs a secondary role with a 5.4% (£3m) market share. The overall retention

level between Ossett and Horbury is 35.3% (£19.8m).

7.12 The main flows from the catchment are primarily to mainstream foodstores in Wakefield

(46% / £25.7m); the out-of-centre Morrison’s on Dewsbury Road is the most popular

destination (21.7% / £12.1m) for local residents in survey zone 1.

7.13 The overall quantum of expenditure retained by convenience provision within the district

as a whole from the catchment (survey zone 1) is 81.7% (£45.7m).

D) FOODSTORE TRADING PERFORMANCE

7.14 The survey results (Table 8, Appendix 2b) identify that the Co-Op store in Ossett town

centre is under-trading by c. £3m against expected company benchmark. The edge-of-

centre Lidl in Ossett is performing strongly and is estimated to be overtrading by c. £5m

against benchmark. This potential disparity in performance between the two main stores

in Ossett is attributable to the Lidl store performing a more prominent main food shopping



role. The range of convenience goods within the Co-Op store is predominantly

orientated towards top-up shopping.

7.15 With respect to existing convenience provision in Horbury, the survey identifies that the

Co-Op store in the town centre is also under-performing by c. £2.9m against benchmark.

E) CAPACITY REVIEW – OSSETT

i) CONSTANT MARKET SHARE

7.16 The baseline capacity modelling exercise (Table 10a-b, Appendix 2c), assuming a

constant market share and taking account of projected population growth, expenditure

growth and trading efficiency increases (notwithstanding increasing SFT deductions),

generates the following floorspace requirement34 over the emerging Local Plan period:

MAINSTREAM RETAIL35 2018 2023 2026

OSSETT TOWN CENTRE c. 20 m2 (gross) c. 50 m2 (gross) c. 65 m2 (gross)

OSSETT36 c. 40 m2 (gross) c. 95 m2 (gross) c. 130 m2 (gross)

7.17 The baseline capacity position, even when the turnover of the existing edge-of-centre

Lidl store in the town is included, is clearly not sufficient to support any substantive

convenience retail provision in the town over the emerging plan period. However, the

baseline assessment reflects the current deficiencies in the town centre retail offer and

does not consider the potential to reverse current main food expenditure outflows. An

assessment of what the town could realistically achieve is therefore considered below.

ii) POTENTIAL MARKET SHARE IMPROVEMENT

7.18 Ossett (the town as a whole) only presently retains c. 18% of all main food expenditure

arising within its defined catchment (survey zone 1); this is a very low level of expenditure

retention and there are significant outflows of main food expenditure to mainstream, full-

range foodstores in Wakefield and Dewsbury in particular.

7.19 Whilst the current edge-of-centre Lidl store performs a main food shopping function to a

certain extent, it is a deep discounter with a business model which primarily focuses on a

34 Rounded to nearest 5 metre floorspace increments 35 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 36 Ossett includes edge-of-centre Lidl turnover.



fixed range of own brand goods; it is not able to effectively compete on a like-for-like

basis with full-range mainstream foodstores37. Likewise, the Co-Op and Iceland stores in

the town centre stock a limited range of convenience goods and are predominantly

orientated towards daily top-up shopping.

7.20 The current quantitative and particularly qualitative deficiencies in the town’s

convenience retail offer are reflected in the outflows; there would be significant

economic and sustainability benefits arising from the Council proactively planning for a

new mainstream foodstore in Ossett so as to address a clear spatial deficiency in

mainstream (full-range) foodstore provision in the west of the district (including Horbury).

7.21 A scenario has therefore been modelled (Tables 10c-e, Appendix 2c) whereby the

market share which the town achieves from its immediate catchment (survey zone 1) is

increased from c. 18% to 70%; this is broadly in line with the retention levels secured by

other towns across the district from individual catchments.

7.22 The increase in market share to 70% generates an additional £21.9m to support new

convenience provision in the town. It is also expected that a new mainstream foodstore

in Ossett would be attractive to local residents in the Rural South East and Dewsbury

catchment zones in Kirklees; minor inflows in the order of 2.5% from both catchments

would in turn generate a further c. £3.2m of main food expenditure to support a new

mainstream foodstore in the town.

7.23 Overall, the enhancement in market shares (Table 10c, Appendix 2c) generate the

following quantitative capacity (Table 10d, Appendix 2c):


OSSETT39 c. 3,085 m2 (gross) c. 3,235 m2 (gross) c. 3,325 m2 (gross)

7.24 Taking account of the potential non-food retail offer within mainstream foodstores, allied

to circulation space and customer facilities (cafes, click and collect, toilets etc.), a

mainstream foodstore in the order of c. 4,500 m2 to 5,000 m2 (gross) would be realistic and

appropriate in scale for Ossett and its wider catchment as a whole. This would be a

37 As acknowledged in the Competition Commission Inquiry into Groceries Market 38 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 39 Ossett includes edge-of-centre Lidl turnover.



mainstream foodstore of a scale comparable to the existing Tesco Hemsworth store,

Morrison’s Pontefract and the recently approved out-of-centre store in Featherstone.

7.25 With respect to the likely trade draw of a new mainstream foodstore in Ossett,

acknowledging the ‘like-affects-like’ principle set out in the extant PPS4 practice

guidance, it is our view that the main quantitative impacts will be on existing mainstream

foodstores in Wakefield and Dewsbury which have long benefited from expenditure

which ordinarily should have been retained within the Ossett catchment. The provision of

a new mainstream foodstore in the town would simply ‘rebalance’ the existing network of

centres in the western part of the district (interfacing with Kirklees).

7.26 The survey results in particular identify that the out-of-centre Morrison’s on Dewsbury Road

in Wakefield draws c. £11.8m of main food expenditure from the Ossett catchment

(survey zone 1); it is expected that a significant quantum of this expenditure would be

clawed-back by a new mainstream foodstore in Ossett. The significant overtrading

position of the Morrison’s store would therefore be reduced.

7.27 In terms of impacts on existing convenience provision in the town, there would inevitably

be some diversion as shoppers begin visiting a new foodstore for their main food shop.

With respect to the edge-of-centre Lidl store, it is our view that it would withstand any

impacts given its specific business model (deep discounter) and the fact that it is

identified to be substantially overtrading relative to expected company benchmark.

7.28 With respect to the in-centre Co-Op store, any potential trading impact is of concern

given that the store is presently identified to be under-performing relative to expected

benchmark. The survey results identify that Co-Op presently performs a limited main food

shopping function (c. 6% market share) and it is highly likely in our view that a significant

proportion of those local residents who currently use the Co-Op will divert to a new

foodstore in the town. Whilst there will be some brand loyalty, there is a real prospect that

the store would become a secondary top-up destination at best.

7.29 A new mainstream foodstore in the town would consequently raise some material

concerns over the future viability of the in-centre Co-Op store. Whilst it is not possible to

say with certainty how the operator may respond nor understand other factors which

may influence any such commercial response (e.g. the leasehold / freehold position /

cost base of the store etc.), it is our view that the closure of the store, if that came about,

would not materially undermine the vitality and viability of the town centre as a whole if a

new and better performing mainstream foodstore would assume this role.



7.30 However, it is important within this context that any new mainstream foodstore provision in

the town is located on a sequentially preferable site which could genuinely facilitate

linked shopping trips and act as an ‘anchor’. A new mainstream foodstore which is

located a significant distance from the town centre would effectively compete rather

than complement and enhance the existing convenience retail offer.

7.31 On this basis, it is recommended that the Council proposes a flexible strategy approach in

its emerging plan by seeking to identify an available and suitable sequentially compliant

site in the town to meet the need identified. However, given the NPPF emphasis on

identifying suitable and ultimately deliverable site opportunities to meet identified needs,

it is important that the Council undertakes an assessment of potential site options so as to

genuinely establish (as advocated by the retained PPS4 practice guidance):

The physical quantum of retail development that could be realistically

accommodated on a site (gross floorspace);

The constraints to development (land ownership, physical limitations etc.); and

The realistic timescales for the sites to come forward and be viably delivered (cost,

delivery and market factors).

7.32 Subject to completing this site viability exercise, if an appropriate deliverable site is

identified then it is recommended that the Council should promote the opportunity on a

‘twin track’ basis by promoting a site-specific allocation and preparing a development

brief as appropriate.

7.33 However, if there are no realistic deliverable opportunities in the town centre within

realistic timescales then the Council should, in accordance with NPPF, seek to identify

suitable edge-of-centre or failing that out-of-centre sites which are in the most sustainable

/ accessible locations to accommodate the need identified.

F) CAPACITY REVIEW - HORBURY


7.34 The town centre currently performs an extremely limited main food shopping function; this

is reflected in the household survey results which identify that only c. 2% of local residents

in the wider catchment (survey zone 1) undertake their main food shop in Horbury town

centre. As with Ossett (albeit more pronounced), the relatively low market share

retention is reflective of the current nature of the convenience offer in the town centre



which is predominantly orientated to top-up shopping (small Co-Op convenience store

and a couple of independents).

7.35 Assuming a constant market share (Table 11a, Appendix 2c), the relatively low turnover

performance generates a negligible quantitative need (c. 30 m2 gross) over the

emerging local plan period to 2026; this is clearly insufficient to support any new

convenience provision in the town.

ii) POTENTIAL MARKET SHARE IMPROVEMENT

7.36 Whilst there is potential for Horbury to improve its main food market share retention level, it

is our view that the Council should adopt a ‘one-centre’ approach for the catchment

(survey zone 1) through the early phase of the emerging local plan. There is insufficient

main food expenditure (c. £42m) arising within the overall catchment to genuinely

support two new mainstream foodstores in quantitative terms unless a 100% retention

scenario is adopted; this is however highly unrealistic given the nature of the catchment

and proximity to surrounding centres and stores. There is inevitably some leakage from a

particular catchment due to accessibility to a particular store, travel-to-work patterns or

simply due to brand loyalty.

7.37 It is our view that Ossett, which is a larger centre than Horbury, would be a more

sustainable location for provision of a new mainstream foodstore given its greater retail

and service offer. Horbury town centre is relatively small and is constrained by

topography and surrounding housing; there is limited possibility of identifying a suitable

site within or immediately adjacent to the town centre without physical intervention.

7.38 Ossett is located in close proximity to Horbury and it is our view that a new mainstream

foodstore in the town would be highly attractive to local residents to meet their main

food shopping needs rather than travelling to the out-of-centre Morrison’s store at

Dewsbury Road in Wakefield for example.

7.39 It is our view that there is no current need for the Council to plan for new convenience

provision in Horbury over the early phase of the emerging local plan. A review of this

position should however be undertaken once a new mainstream foodstore in Ossett has

come forward so as to understand the impact on market share retention levels and

overall vitality and viability of the respective town centres (Ossett and Horbury) with the

joint catchment (survey zone 1).



COMPARISON

7.40 The overall comparison expenditure pot (Table 4, Appendix 3a) in the Ossett / Horbury

catchment is c. £82m (2013); this is projected to rise to £94.5m in 2018 (£12.5m increase)

and £109.2m (£27.2m) by 2026.

A) OVERALL COMPARISON GOODS MARKET SHARE

7.41 The assessment (Table 14a, Appendix 3b) details that Ossett town centre retains just 3.3%

(£2.7m) of all comparison goods expenditure arising within its defined catchment (survey

zone 1); this highlights the relatively limited comparison retail offer in the town. Horbury

town centre secures a 2.5% (£2.1m) market share.

7.42 The overall retention level between the two centres from the defined catchment (survey

zone 1) is 5.8% (£4.8m). There are limited inflows to either town centre from adjoining

catchment zones (Wakefield district and adjoining Kirklees).

7.43 Taking account of the overall market share secured from its immediate catchment,

capacity modelling exercise identifies that Ossett town centre achieves an overall

(survey-derived) comparison retail turnover of £3.0m. Horbury town centre achieves a

larger comparison turnover of £4.1m (reflecting some minor inflows).

7.44 Given the relatively low retention levels, the survey results indicate that most local

residents visit Wakefield (51.4% / £42.2m)40. A significant proportion (35.8% / £29.4m) leaks

to destinations outside of the district including White Rose Shopping Centre (11.7% /

£9.6m), Dewsbury town centre (9.8% / £8m) and Leeds city centre (5% / £4.1m).

B) INDIVIDUAL COMPARISON GOODS MARKET SHARES

7.45 A summary of the main survey results for individual comparison goods categories is

provided below (Tables 5-13, Appendix 3b). The tables show that there is a significant

variance in local residents’ destinations for different types (high street or retail warehouse)

of comparison retail shopping.

Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations) Outflows (Outside District)

Clothing Ossett TC 0.0%

Horbury TC 1.4% (£0.3m)

Wakefield CC 37.6% (£8m)

Wakefield RP 4.4% (£0.9m)

White Rose 26.9% (£5.8m)

Leeds CC 6.7% (£1.4m)

Small Hsehold Ossett TC 2.1% (£0.3m)

Horbury TC 2% (£0.3m)

Wakefield CC 30% (£4.2m)



Dewsbury TC 6.3% (£0.9m) 40 City Centre and Out-of-Centre Market Share combined.



Chemist Ossett TC 22.9% (£0.5m)


Wakefield CC 26.1% (£0.6m)


Dewsbury TC 10.4% (£0.2m)


Books / CDs Ossett TC 7.7% (£0.4m)





Leeds CC 6.2% (£0.3m)

DIY Ossett TC 0.0%

Horbury TC 0.0%




Dewsbury RP 12.8% (£0.7m)

Furniture Ossett TC 11.9% (£1m)





Leeds CC 5.4% (£0.5m)

Electrical Ossett TC 1.8% (£0.2m)

Horbury TC 0.0%




Leeds CC 3.6% (30.5m)

Recreational Ossett TC 0.0%





Leeds CC 4.7% (£0.5m)

7.46 The survey results highlight that the respective town centres perform a primary day-to-day

comparison shopping role (chemist goods etc.) with most local residents visiting larger

regional and sub-regional shopping destinations (centres and retail parks) both within and

outside of the district for higher order comparison goods (particularly clothing, electrical

and recreational goods).

7.47 The survey results are consistent with the size and role that both Ossett and Horbury

perform within the district hierarchy (i.e. small town centres serving localised catchments).

The nature of the comparison retail offer within both centres also needs to be set within

the wider national retail and economic trends whereby multiple retailers are seeking to

consolidate representation within fewer larger centres which serve larger catchments

(e.g. Wakefield city centre).

C) CAPACITY REVIEW - OSSETT

7.48 On the basis of forward population and expenditure growth, assuming that the current

overall comparison goods market share which the town centre achieves remains

constant, the assessment (Table 15, Appendix 3c) identifies the following quantitative

capacity41 to support new retail provision in Ossett:

2018 2023 2026

75 m2 (gross) 200 m2 (gross) 275 m2 (gross)

41 Floorspace capacity rounded up to nearest five metre increments



7.49 The baseline capacity is clearly insufficient to support any new substantive development

that would generate a step-change in the town centre market share and performance

over the emerging plan period. It is our view that there is also limited realistic potential for

the town to significantly increase its market share given its size, the catchment it serves

and proximity to larger, higher order retail destinations including Wakefield, Leeds, White

Rose Shopping Park and Dewsbury. There is unlikely to be any commercial demand for

representation in Ossett given the surrounding provision.

7.50 The town centre will continue to primarily meet local residents’ daily comparison

shopping needs (i.e. chemist and personal goods). However, a new full-range

mainstream foodstore with an appropriate non-food offer would deliver some benefits in

terms of enhancing the choice and range of comparison goods available.

7.51 It is likely in our view that the impact of the non-food element of a new mainstream

foodstore in the town would be limited given that the range of comparison goods within

the proposed store would be more geared towards ‘impulse’ purchases; the comparison

trading impact would therefore be closely linked to the food trading impact.

Consequently, a new mainstream foodstore in Ossett would draw a significant proportion

of its non-food turnover / trade from large foodstores (Asda Dewsbury, Morrison’s

Dewsbury Road etc.) rather than the town centre.

7.52 Overall, aside from the identified need for a new full-range foodstore in a sequentially

compliant location within the town, there is no specific requirement in our view for the

Council to proactively plan for new comparison retail provision over the emerging plan

period (2026 end date).

7.53 Given the realistic lack of potential to compete with larger centres and out-of-centre

destinations in the wider sub-region, the strategy for the town centre should be qualitative

based in terms of emphasising the local independent offer (outdoor market etc.).

D) CAPACITY REVIEW - HORBURY

7.54 Whereas the town centre has a more limited comparison retail offer than Ossett, the

survey results indicate that Horbury achieves a greater overall comparison turnover (c.

£4.1m); this may in part be attributable to residents attributing recreational goods

shopping trips for example to the out-of-centre Go Outdoors store at Middlestown which

is to the immediate south of Horbury.



7.55 Notwithstanding this potential minor anomaly, when the overall comparison retail

turnover of the town centre is projected forward on a constant market share basis against

forward population and expenditure growth, the assessment (Table 16b, Appendix 3c)

identifies the following floorspace requirement over the emerging local plan period:

2018 2023 2026


7.56 The capacity identified at the emerging plan end date is effectively equivalent to

increasing the existing town centre comparison retail offer by a quarter. However, as

detailed in the convenience analysis, it is our view that Horbury has limited potential to

attracting the necessary retailers (quantitative and qualitatively) to deliver a step-change

in its performance. The town serves a small catchment and as with Ossett, will continue to

serve localised day-to-day comparison shopping needs. There is subsequently no need in

our view for the Council to proactively plan for new comparison retail provision in Horbury

over the emerging plan period.

LEISURE

7.57 The table below summarises the available expenditure for leisure activities within the

Ossett / Horbury catchment.

Average Spend (£) Available Expenditure (£) UK Average Spend per

person (£)

Restaurants/Cafes 406 £12.95m 440

Alcoholic Drinks 232 £7.4m 232

Cinema 12 £0.4m 18

Theatre / Concerts 21 £0.7m 33

Museums / Historic Houses and Gardens 10 £0.3m 15

Recreation and Sporting 93 £3m 117



7.58 The main leisure visitation patterns are as follows:

CINEMA; 36.7% of local residents in the catchment regularly visit the cinema. The

majority (78.4%) visit Cineworld at Westgate Retail Park in Wakefield. The remainder

of local residents visit Cineworld Xscape (5.7%), Showcase Batley (8%) and Showcase

in Leeds city centre (7.9%).

INDOOR SPORTS / HEALTH & FITNESS; a total of 16.7% of local residents in the

catchment regularly use gym facilities. Just over half (53.7%) use facilities in Wakefield

including Sun Lane Leisure Centre (20.9%), Klick Fitness (8.4%) and the Fitness and

Wellbeing Centre (8.4%). The Total Fitness facility attracts 20.9% of local residents

whilst Dewsbury Sports Centre attracts 16.8%.

TEN-PIN BOWLING; a total of 10% of local residents regularly bowl. The primary

destination is Bowlplex at Xscape (Castleford) with 40%. A further 33% visit Wakefield

Superbowl. There are minor flows to Leeds and Huddersfield.

RESTAURANTS / SOCIAL DRINKING; 79.3% of residents regularly eat out at restaurants;

the most of all the catchment zones in the district. Most (38.1%) visit restaurants in

Wakefield with Ossett attracting 21.9% and Horbury 16.5%. In terms of visiting pubs

and clubs, 41.3% of local residents regularly visit. Ossett is the main destination for the

majority (44.8%) with Horbury attracting 39.9% and Wakefield 11.4%.

ARTS AND CULTURE; 36.5% of local residents in the catchment regularly visit art and

cultural facilities. Most (68.2%) visit facilities in Wakefield with the Hepworth (32.2%)

and Theatre (14.7%) particularly popular. The Yorkshire Sculpture Park is also a popular

(14.9%) with Wakefield Museum attracting a smaller proportion (6.4%). Outside of the

district, the Grand Theatre at Leeds is a popular destination (12.7%).

7.59 The respective towns have local leisure facilities and given surrounding mainstream

provision in larger centres (Wakefield and Leeds primarily), it is our view that there is

limited potential to attract the national chain leisure operators needed to significantly

enhance provision in the catchment. As with the retail market, leisure operators are

concentrating on sub-regional and regional destinations which serve larger catchments

and benefit from linked trips (i.e. family orientated national chain restaurants seek to

locate near to cinemas).

7.60 The proposed multiplex cinema at White Rose would potentially change existing leisure

visitation patterns and ultimately further restricts the opportunities for enhancing the

leisure offer in the respective town centres.



8. WAKEFIELD CITY 8.1 Wakefield city centre is the primary centre in the district and performs a wider sub-

regional role for services (main Council offices), employment and comparison shopping in

particular. The city centre has recently experienced significant redevelopment with the

Trinity Walk retail scheme, which opened in 2011, delivering a significant quantitative and

qualitative uplift in comparison retail provision within the city centre. Trinity Walk includes

a number of national multiple operators including a Debenhams department store.

8.2 The Trinity Walk scheme complements the historic comparison retail focus of the city

centre around the Cathedral and Westgate area (historic shopping streets) and the

Ridings Centre shopping mall which is anchored by retailers including M&S and Primark.

8.3 The city centre comparison retail offer is largely complemented by predominantly bulky

orientated retail warehouses to the south of the city centre at Westgate, Cathedral and

Ings Road retail parks.

8.4 In terms of convenience retailing, the main foodstores in the city are as follows:

CITY CENTRE; the main foodstores include Morrison’s within the Ridings Centre and a

new Sainsbury’s foodstore at the Trinity Walk scheme.

WEST; the main foodstore is an out-of-centre Morrison’s store on Dewsbury Road. A

smaller Asda (former Netto) is located opposite.

SOUTH; Sainsbury’s has re-opened its store at Ings Road to the south of the city centre.

A large Asda store is located a significant distance to the south of the city (within the

Rural South catchment zone).

8.5 There are a number of smaller local centres located around the city which perform

predominantly daily top-up and service roles.

8.6 The main leisure provision within the city is located at Westgate Leisure Park and includes

a Cineworld multiplex (9 screens) and a number of national chain restaurants. Trinity Walk

includes a number of national chain restaurants. The Westgate area of the city centre

has a more traditional pub and nightclub offer.



CONVENIENCE

8.7 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Wakefield

catchment (survey zone 2) is c. £142.2m (2013); this is projected to rise to £150.5m in 2018,

£168.2m by 2023 and £175.4m in 2026 (Local Plan end date).

A) MAIN FOOD

8.8 The main food expenditure pot (Table 4a, Appendix 2a) is currently £106.6m (2013); this is

projected to rise to £112.9m (2018), £126.1m (2023) and £131.6m (2026). The main food

shopping patterns (Tables 5a-c, Appendix 2b) are summarised below.

CITY CENTRE MARKET SHARE; the city centre, including Morrison’s Ridings Centre and

Sainsbury’s Trinity Walk, retains 24.1% (£25.7m) of main food spend arising within its

catchment (survey zone 2).

CENTRAL AND WEST WAKEFIELD42; existing provision secures 41.5% (£44.3m) arising from

the catchment. This market share is primarily attributable to Sainsbury’s Ings Road

which secures 5.1% (£5.4m) of catchment spend and Morrison’s Dewsbury Road

(34.4% / £36.7m).

NORTH WAKEFIELD43; given the lack of mainstream foodstore provision in the area

around Outwood and Stanley, the survey identifies existing local centres secure an

extremely limited 2.1% (£2.2m) market share from the immediate catchment.

SOUTH AND EAST WAKEFIELD44; Asda Sandal (Rural South catchment) secures a 12.8%

(£13.6m) market share from the immediate catchment with Aldi claiming a minor

1.5% (£1.6m).

CITY-WIDE RETENTION; overall convenience provision in the city (in, edge and out-of-

centre combined) claims 82% (£87.4m) of main food spend arising within its

immediate catchment (zone 2).

42 Central and West Wakefield comprises Sainsbury’s Ings Road, Morrison’s Dewsbury Road, Asda Dewsbury Road and other local centres 43 North Wakefield comprises the areas of Outwood and Stanley (local centres and shopping parades). There is no large mainstream foodstore provision in the area. 44 South and East Wakefield comprises the large Asda store at Sandal, Aldi at Sandal Castle and local centres including Barnsley Road, Agbrigg and Belle Vue.



INFLOWS; the mainstream foodstores in Wakefield (city-wide) serve a significant

catchment area extending beyond the city. The main inflows are from the Ossett

(55.9% / £23.5m), Rural South (88% / £87.4m), Normanton (18.4% / £5.2m), Barnsley

(17.6% / £20.2m) and Rural South East (18.9% / £11.1m) zones45.

LEAKAGE (DISTRICT); there are negligible outflows to other locations across the district.

LEAKAGE (OUTSIDE DISTRICT); the main leakage is to Morrison’s Rothwell (6.7% / £7.1m)

and Asda Morley (3.6% / £3.8m). This leakage is likely to be attributable to the closer

proximity of these stores to residents living in the northern extent of the Wakefield

catchment around Stanley / Outwood.

8.9 Overall, whilst the city centre has two mainstream foodstores (Sainsbury’s Trinity Walk and

Morrison’s Ridings Centre), the large out-of-centre foodstores to the west (Morrison’s

Dewsbury Road) and south (Asda Sandal) are the primary main food shopping locations.

The location and prominence of the Morrison’s Dewsbury Road and Sainsbury’s Ings Road

stores outside of the city centre are constraining the performance of the in-centre stores.

B) TOP-UP FOOD

8.10 The top-up expenditure pot (Table 4b, Appendix 2a) within the Wakefield catchment is

currently £35.5m (2013); this is projected to rise to £37.6m (2018), £42m (2023) and £43.9m

(2026 – Local Plan end date).

8.11 There are a number of local centres located around the city, the survey results (Table 6a,

Appendix 2b) therefore identify that the city centre and mainstream foodstores perform a

slightly reduced shopping function compared to main food shopping, as follows:

CITY CENTRE MARKET SHARE; the city centre retains 23.6% (£8.4m) of top-up food

spend arising within its catchment (zone 2). Morrison’s Ridings Centre claims 10.1%

(£3.6m) of overall spend with Sainsbury’s Trinity Walk securing 4.7% (£1.7m). Local

independents claim 6.1% (£2.2m).

CENTRAL AND WEST WAKEFIELD; existing provision retains 33.2% (£11.8m) from the

catchment. This is based on Sainsbury’s Ings Road securing 8.1% (£2.9m) of

catchment spend, Morrison’s Dewsbury Road securing 11.5% (£4.1m), Asda Dewsbury

Road draws 5.4% (£1.9m) whilst local centres claim a further 8.2% (£2.9m).

45 Barnsley is Buffer Zone 1 and Rural South East is Kirklees Zone 6.



NORTH WAKEFIELD; local centres claim 23% (£8.2m) from the catchment. This is

primarily attributable to Co-Op stores at Lake Lock (4.1% / £1.5m) and Meadow Vale

(14.2% / £5m).

SOUTH AND EAST WAKEFIELD; Asda Sandal performs an extremely limited top-up

function with a 1.4% (£0.5m) market share. The main top-up destination is Tesco

Express at Barnsley Road (4.1% / £1.5m).

CITY-WIDE RETENTION; taking the city centre and surrounding provision together, the

city retains 85.3% (£30.3m) of top-up spend arising within its immediate catchment.

INFLOWS; the city (overall) does receive notable inflows from the Ossett (16.3% /

£2.3m), Rural South (50.1% / £9.1m) and Barnsley Buffer (8.4% / £3.2m).

LEAKAGE; there are negligible outflows from the Wakefield catchment to either

provision elsewhere in the district or outside of it.

8.12 Given the localised nature of top-up food shopping, the relatively high overall retention

level for existing convenience provision in the city as a whole is to be expected as there is

a lower propensity for residents to travel.


8.13 Combining main and top-up food market shares, the survey results (Table 7, Appendix 2b)

identify the following:

CITY CENTRE MARKET SHARE; the city centre retains 24% (£34.1m) of convenience

expenditure arising within its catchment (zone 2). This is mainly attributable to

Sainsbury’s Trinity Walk which secures 12% (£17m) from the catchment and to a lesser

extent Morrison’s Ridings Centre (8.7% / £12.3m).

CENTRAL AND WEST WAKEFIELD; existing provision retains 39.4% (£56.1m) from the

catchment. Morrison’s is the main destination with a 28.7% (£40.8m) market share

from the catchment, followed by Sainsbury’s Ings Road with 5.9% (£8.3m).

NORTH WAKEFIELD; local centre provision claims 7.3% (£10.42m) from the catchment.

SOUTH AND EAST WAKEFIELD; existing provision secures 12.1% (£17.2m) of expenditure

arising within the catchment. Asda Sandal is the primary location (10% / £14.1m).

CITY-WIDE RETENTION; taking the city centre and surrounding provision together, the

city retains 82.8% (£117.8m) of convenience expenditure arising within its immediate

catchment (zone 2).



8.14 Overall inflows from the surrounding Ossett (46% / £25.7m), Rural South (78.5% / £57.3m)

and Barnsley Buffer (15.3% / £23.4m) catchments in particular are significant.


8.15 The survey results (Table 8, Appendix 2b) generate a mixed picture in the trading

performance of mainstream foodstores across the city, as follows:

CITY CENTRE; Sainsbury’s Trinity Walk achieves a total convenience turnover46 of

£26.4m; this is £28m below expected benchmark. Morrison’s Ridings Centre achieves

a turnover of £18m which is £3.4m below expected benchmark (£21.4m).

CENTRAL AND WEST WAKEFIELD; Sainsbury’s Ings Road achieves a total convenience

turnover of £25.3m; this is £19.1m below expected benchmark (£44.4m). Morrison’s

Dewsbury Road performs particularly strongly with a £60m convenience turnover; this

is £28m above expected benchmark (£32m).

SOUTH AND EAST WAKEFIELD; Asda Sandal is performing extremely strongly with a

£73.2m convenience turnover; this is £17.1m above expected benchmark (£56.1m).

The Aldi store is currently trading £3.1m over its expected benchmark (£3.6m).

8.16 The underperformance of the in-centre Sainsbury’s Trinity Walk store in our view is due to

the recent re-opening of the out-of-centre Sainsbury’s Ings Road to the south of the city

centre; the out-of-centre store effectively is competing with the in-centre store and is

likely to prove more attractive for some shoppers given accessibility and free car parking.

8.17 The strong (over-trading) performance of the Morrison’s Dewsbury Road store would be

reduced should a new mainstream foodstore come forward in Ossett due to the reversal

of current significant inflows (£11.8m main food share from the Ossett catchment).

8.18 Asda Sandal is located in the Rural South catchment and serves a large rural hinterland to

the south and east of the city. Its strong trading performance is unlikely to significantly

change given its prominent and accessible location for local residents in both the Rural

South catchment and the far southern parts of Wakefield city itself.

46 Survey-derived turnover



E) CAPACITY REVIEW


8.19 The baseline capacity modelling exercise (based on projected population and

expenditure growth) identifies the following floorspace requirement in the city over the

emerging plan period to 2026 (Tables 19a-b, Appendix 2c):

8.20 This capacity would support a small to medium sized foodstore in the city towards the

latter phase of the emerging plan. However, this baseline position does not reflect the

likely impacts of committed and planned foodstore schemes within the city and other

settlements (e.g. Featherstone and Ossett) which would reverse current inflows.

Assessment of the implications of committed and planned provision is summarised below.

ii) IMPACT OF COMMITMENTS

8.21 Full planning permission48 has been recently granted for a new Aldi foodstore (792 m2 net

convenience sales) in Alverthorpe to the north west of the city centre. The committed

store is projected to achieve a convenience retail turnover (benchmark) of c. £3.7m

(Table 19c, Appendix 2c).

8.22 Given the size of the store and the nature of the operator (deep discounter), it is

expected that it will perform a highly localised convenience shopping function (main and

top-up) and address a spatial deficiency in retail provision in the north western residential

suburbs. A small proportion of its turnover is likely to be derived from ‘drive-by’ trade

given its prominent location of Batley Road which is a primary route from the city to the

north and west.

8.23 On this basis, assuming that c. 90% of the committed store turnover (c. £3.3m) is derived

from existing convenience retail provision in the city as a whole, it is projected that

quantitative capacity within the city will reduce as follows (Table 19e, Appendix 2c):

47 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 48 LPA ref. 12/00436/FUL


CITY CENTRE c. 130 m2 (gross) c. 330 m2 (gross) c. 450 m2 (gross)

CITY c. 545 m2 (gross) c. 1,385 m2 (gross) c. 1,905 m2 (gross)



8.24 There is clearly insufficient capacity to support new convenience provision in the city over

the early phase of the emerging plan period. However, this position still assumes that

existing convenience provision across the city (primarily Morrison’s Dewsbury Road) would

continue to trade at the levels identified in the household survey. This is unlikely to occur

in reality as there are commitments and planned allocations outside of the city (primarily

Ossett and Featherstone) which will claw-back expenditure currently flowing to large

foodstores in the city by rebalancing the network of provision and services. A further

assessment of the likely cumulative impacts on the forward capacity position for

Wakefield is considered below.

iii) IMPLICATIONS OF RE-BALANCING THE NETWORK

8.25 As previously detailed, a mainstream, full-range foodstore in Ossett would significantly

reverse current (significant) inflows to the out-of-centre Morrison’s store on Dewsbury

Road. A new recently approved50 mainstream foodstore in Featherstone would also

draw a minor quantum of trade back which currently flows to mainstream stores in

Wakefield

8.26 A modelling scenario (Table 19g, Appendix 2c) has therefore been undertaken whereby

the trading impact of planned and committed foodstore provision outside of the site has

been completed. In headline terms, the assessment identifies that there is no need for

new convenience retail provision in the city over the emerging plan period to 2026; this

capacity position does not even take into account the quantitative claims that the

approved Aldi store in Wakefield will also have on existing provision.

8.27 On this basis, it is our view that there is no requirement in the short to medium term for the

Council to identify any sequentially suitable sites. Any convenience retail allocations in

Wakefield city for the latter phases of the emerging plan should be based on a future

update to this study once trading patterns and impacts are known.

49 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 50 LPA ref. 12/00712/OUT


CITY c. 150 m2 (gross) c. 990 m2 (gross) c. 1,505 m2 (gross)



F) FORWARD STRATEGY

8.28 There is no quantitative or qualitative deficiency in convenience provision within the city

centre at present. A new Sainsbury’s foodstore at Trinity Walk complements the Morrison’s

store at Ridings Centre in addition to small top-up orientated shops and local

independents / market.

8.29 The survey results do however identify that the existing in-centre Morrison’s and Sainsbury’s

stores are under-trading relative to expected benchmarks with Sainsbury’s in particular

substantially under-trading (c. £28m below benchmark). The primary reason for this

under-performance, particularly in the case of Sainsbury’s, is due to competition from the

out-of-centre Morrison’s store on Dewsbury Road to the west of the city centre and the

recent re-opening of an out-of-centre Sainsbury’s store at Ings Road to the south.

8.30 The respective out-of-centre stores benefit from prominent arterial road locations and

lack of parking charges. The out-of-centre stores effectively compete with the in-centre

provision and it is unlikely that local residents will change their preferred convenience

shopping destinations as they would effectively have to drive past the existing out-of-

centre stores to visit the city centre provision.

8.31 Whilst ordinarily the level of overtrading identified for the out-of-centre Morrison’s store

would generate some quantitative and particularly qualitative issues relating to choice

and competition, given that the store draws a significant quantum of expenditure from

the Ossett catchment then it is likely to be substantially reduced over the short to medium

term once an appropriate store is delivered within Ossett.

8.32 Likewise, even though the Asda Sandal store to the far south of the city (actually located

in survey zone 3) is significantly overtrading (c. £17.1m), given its prominence and access

to local residents in the Rural South catchment, it is unlikely that residents would travel

beyond the store to visit a new comparable store in Wakefield city itself.

8.33 On this basis, given that there is no quantitative need to support new provision in the early

phase of the emerging plan, the critical strategic matter in relation to planning for new

foodstore provision in Wakefield city over the plan period is spatially based.

8.34 In the first instance, it is clear that the west and south of the city (as well as the inner

suburbs around the city centre) are well served by convenience provision with full-range

stores (Asda, Morrison’s and Sainsbury’s) complemented by deep discounters and a well-

established network of local centres meeting top-up shopping needs.



8.35 However, the Council’s planned housing growth and distribution strategy, as set out in the

adopted Core Strategy and Site Specific Policies Local Plan, identify a significant

quantum of new homes (c.6,500) coming forward in the period to 2023 in Zone 2 –

Wakefield as shown on the Catchment Plan. This zone includes the city centre and

suburbs to the west, north and east. The extent of the uplift in residential population (as

set out in Table 1a-d, Appendix 2a) is reflected by the fact that convenience expenditure

is projected to rise by c. £26m over a ten year period (albeit this is predicated on

achieving projected build-out rates).

8.36 Given this substantial increase in planned population and potential available

expenditure, which would be enough to support a new foodstore (assuming 100% was

directed to new provision), it is recommended that the Council seek to investigate the

quantitative need for a new foodstore within the planned housing growth areas as part of

a future update to this study (say 2018).

8.37 Identifying quantitative needs to address any spatial deficiency in provision as part of an

update study would be beneficial and robust as it would firstly take into account how the

performance of existing stores and destinations in the Wakefield catchment has changed

as a result of new provision in surrounding centres (Ossett and Featherstone). This is

particularly important given that the in-centre Sainsbury’s store at Trinity Walk is

substantially under performing.

8.38 Secondly, given the vagaries of the economy and housing market at this present time, it is

possible that the projected rate of housing growth may not be achieved on the basis as

initially presently. Any new convenience provision which specifically seeks to meet

additional needs arising would ultimately need to be tied to appropriate ‘trigger points’ in

relation to housing growth.

COMPARISON

8.39 The overall comparison expenditure pot (Table 4, Appendix 3a) in the Wakefield

catchment (survey zone 2) is currently £195.2m (2013); this is projected to rise to £228.2m

(2018), £276.2m (2023) and £305.7m (2026). The overall growth in comparison expenditure

over the Local Plan period (to 2026) is therefore (£110.5m).




CITY CENTRE

8.40 The survey (Table 14, Appendix 3b) identifies that Wakefield city centre as a whole retains

44.9% (£87.6m) of all comparison spend arising in its immediate catchment (survey zone

2). As expected, the city centre performs a sub-regional shopping function and attracts

a significant quantum of inflow from both within and outside of the district. The city

centre achieves a total comparison turnover from the district (survey zones 1 – 9) of

£211.1m; the main inflows are from immediately adjoining zones including Ossett (28.1% /

£23.1m), Rural South (41.2% / £43m) and Normanton (39.5% / £20.8m). Whilst the city

centre also attracts from other zones (Pontefract, Castleford etc.), its influence decreases

with distance.

8.41 The sub-regional role of the city centre is also highlighted by inflows from outside of the

district which total £50.8m; the main inflows are from the Barnsley (10.8% / £22.4m), Rural

South East (12.5% / £15.1m) and Dewsbury (6.8% / £8.1m) catchment zones.

8.42 Overall, taking the market share which the city centre retains from its immediate

catchment, allied to inflows from the other survey zones within and outside of the district,

the survey results identify that Wakefield city centre achieves a total comparison retail

turnover of £256.3m (2013).

OUTSIDE CITY CENTRE

8.43 Existing provision outside of the city centre (foodstores and retail parks) retains 34.7%

(£67.8m) of overall comparison expenditure arising within the immediate Wakefield

catchment (survey zone 2). There is also a significant amount of inflow from the district as

a whole and particularly from the Ossett (23.3% / £19.1m) and Rural South (28.6% /

£29.8m) catchment zones. The total turnover of non city centre provision from the district

as a whole is £130.8m.

8.44 The existing provision does attract some inflow (c. £25.8m) from outside of the district

(primarily Barnsley and Rural South East zones given the presence of similar retail

warehouse parks around other settlements).

8.45 The survey identifies that the total comparison retail turnover of provision outside of

Wakefield city centre is £156.7m (2013).



COMBINED MARKET SHARE

8.46 The overall quantum of comparison retail expenditure retained by Wakefield as a whole

(city centre and out-of-centre combined) from its immediate catchment (survey zone 2)

is 79.6% (£155.4m); this is an extremely positive market share performance.

8.47 The city as a whole achieves a comparison retail turnover from the district (survey zones 1

– 9) of £342m; this reflects significant inflows from the Ossett (51.4% / £42.2m), Rural South

(69.8% / £72.8m) and Normanton (52.5% / £27.7m) catchments.

8.48 Inflow from outside of the district totals £77.9m; the inflows from the Barnsley (17.5% /

£36.3m) and Rural South East (20.8% / £25.1m) catchments are particularly significant.

OUTFLOWS

8.49 Given that the city as a whole retains c. 80% of all comparison retail expenditure arising

within its immediate catchment (survey zone 2), leakage to competing destinations

outside of the district is relatively limited. The survey results do however indicate that the

regional shopping destinations at White Rose and Leeds city centre respectively draw

total of 4.4% (£8.6m) of comparison expenditure from the Wakefield catchment.

B) INDIVIDUAL COMPARISON GOODS MARKET SHARE

8.50 The overall market share analysis hides some variances in the market share performance

of the city centre relative to out-of-centre retail warehouse provision. The survey results

(Tables 5 – 13, Appendix 3b) highlight the following:

Comparison Goods Town centre MS from Immediate Catchment Outflows (Competing Destinations)

Clothing Wakefield CC 64.6% (£34.7m)

Wakefield RP51 5.6% (£3m)


Leeds CC 8.3% (£4.5m)

Small Hsehold Wakefield CC 50.7% (£16.5m)


Leeds CC 6% (£2m)

Birstall / Junction 27 RP 4.3% (£1.4m)

Chemist Wakefield CC 65.5% (£3.3m)


Negligible

Books / CDs Wakefield CC 72.5% (£9.3m)


Negligible

DIY Wakefield CC 20.4% (£2.3m)


Negligible

51 Wakefield RP refers to existing provision outside of the city centre (retail parks and freestanding foodstores such as Morrison’s Dewsbury Road).



Furniture Wakefield CC 35.8% (£7.4m)

Wakefield RP 38% (£7.8m)

Birstall / Junction 27 RP 9.7% (£2m)

Electrical Goods


Wakefield RP 73.8% (£23m)

Birstall / Junction 27 RP 4% (£1.2m)

Recreational Goods



Leeds CC 3.9% (£1m)

8.51 The survey results show that the city centre performs relatively well in relation to high street

comparison goods (primarily clothing) but has a lower market share for bulky retail

comparison goods such as DIY, electrical and recreational goods; this is to be expected

given the concentration of national multiple (bulky) retailers at surrounding out-of-centre

retail warehouse parks.

8.52 Notwithstanding the significant quantitative and qualitative enhancement delivered by

the Trinity Walk scheme in the city centre, the outflow of clothing expenditure to Leeds

city centre in particular reflects the limitations of the current city centre fashion retail offer

which lacks the higher value / range national and international fashion retailers.

C) CAPACITY REVIEW

i) CITY CENTRE

8.53 The survey results detail that the city centre is performing its intended sub-regional

comparison retail shopping function; the Trinity Walk scheme has delivered a significant

enhancement in the city’s high street retail offer in particular.

8.54 The city centre presently achieves a significant comparison retail turnover in the order of

£263.2m and when projected forward on a constant market share basis against strong

population and expenditure growth, generates the following quantitative capacity over

the emerging plan period (Table 24b, Appendix 3c).

2018 2023 2026

2,905 m2 (gross) 7,680 m2 (gross) 10,670 m2 (gross)

8.55 The capacity identified towards the end of the emerging plan period (2026) in particular

is significant. However, this baseline capacity does not take into account commitments



within the city and the wider sub-region (as detailed in Chapter 6) which would have a

material influence on performance and thereafter strategy going forward.

ii) CITY-WIDE CAPACITY

8.56 When the turnover of the city centre and out-of-centre provision (foodstores, retail parks

etc.) in Wakefield as a whole is projected forward on a constant market share basis, the

assessment (Table 24d, Appendix 3c) identifies the following quantitative capacity:

2018 2023 2026

4,635 m2 (gross) 12,250 m2 (gross) 17,015m2 (gross)

8.57 This capacity position is for informative purposes only given that the quantitative claims of

committed schemes have not been taken into account; this is considered below.

iii) IMPACT OF COMMITMENTS

8.58 Planning permission52 for a three storey significant extension to the Ridings Shopping

Centre (c. 9,100 m2) within the primary shopping area of the city centre remains extant

and capable of implementation at this time; the proposed scheme seeks to deliver

modern units to attract national comparison multiple retailers not presently represented in

the city centre.

8.59 In quantitative terms, if the commitment was to be implemented then the assessment

(Table 24g, Appendix 3c) identifies that there is no need for the Council to proactively

plan for new comparison retail development in Wakefield until the latter periods of the

emerging plan (i.e. post 2023).

8.60 On this basis, it is our view that there is no requirement for the Council to identify any new

sites through the emerging plan; a future quantitative update to this study should be

completed in order to robustly establish future needs beyond 2018 in particular (positive

capacity only generated post Ridings Centre commitment by 2023).

8.61 In reality, it is unlikely that the city centre could support any substantive new comparison

retail development over the short to medium term given:

The Trinity Walk scheme (opened mid 2011) has delivered a significant quantitative

and qualitative enhancement in the city centre comparison retail offer. The scheme



includes a Debenhams department store as well as mid-range multiple fashion

retailers such as Next, River Island and Topshop. There is unlikely to be significant

additional commercial requirements to locate within Wakefield; there are some

modern units within the scheme (and Ridings Centre) which are vacant and capable

of meeting immediate operator requirements in any event.

The Trinity scheme in Leeds city centre has recently opened (March 2013) and is likely

to have drawn some trade away from Wakefield as residents in the wider sub-region

visit the higher order centre for clothing and fashion shopping. The Trinity scheme

and the emerging Victoria Gate scheme are qualitatively distinct from the existing

offer in Wakefield due to the presence of higher order international fashion brands.

The proposed redevelopment of Barnsley town centre to facilitate a comparable

retail offer to that delivered by Trinity Walk in Wakefield would potentially claw-back

some shoppers from the more peripheral catchment areas to the south of the district

(i.e. Barnsley buffer survey zone).

There is currently a wider trend within the retail sector, due to the increase in internet

shopping and the ongoing adverse economic climate, to consolidate their offer

towards fewer stores in larger centres.

8.62 The performance of the city centre and thereafter the capacity identified reflects a

‘point-in-time’ position and the realisation of other schemes will have impacted upon its

overall performance. It is our view that the Council should actively monitor the health of

the city centre and identify any future retail needs for the latter phases of the emerging

plan through a quantitative update to this study (say 2018) once sub-regional shopping

patterns have become established.

iii) FORWARD STRATEGY – NON CITY CENTRE

8.63 The survey results identify that out-of-centre foodstores and retail parks in and around

Wakefield city perform particularly well in meeting local residents bulky retail shopping

needs (DIY, large electrical, furniture etc.).

8.64 There are no apparent quantitative or qualitative deficiencies in retail warehouse

provision in the city and it is recommended that the Council should seek, where

appropriate, to effectively manage the existing mix of comparison retail uses by

52 LPA ref. 10/02031/RPP



preventing a ‘drift’ towards open Class A1 retail use. The diversification of traditional retail

warehouse parks to accommodate ‘high street’ style comparison retailers has significant

potential to undermine the vitality of the city centre going forward. Given that there are

vacant units (modern floorplates) within Trinity Walk and Ridings Centre then the first

priority (as per NPPF sequential approach) should be to direct operators to such locations.

LEISURE

8.65 As detailed in the introduction, Wakefield has a varied leisure offer with a cinema (albeit

out-of-centre) and family orientated national chain restaurants (Trinity Walk and

Westgate Leisure Park) completed by a more evening economy offer (Kirkgate area).

8.66 The available leisure expenditure53 within the Wakefield catchment is as follows:

8.67 The main leisure visitation patterns are as follows:

CINEMA; 45% of local residents regularly visit the cinema. As to be expected, most

(82%) visit the Cineworld at Westgate Leisure Park. A small number (13.5%) visit

Cineworld at Xscape.

INDOOR SPORTS / HEALTH & FITNESS; a total 15.5% of local residents in the Wakefield

catchment regularly use health & fitness facilities. Most local residents (87.1%) visit

facilities in the city with Bannatynes’ Health Club (private membership) and Sun Lane

Leisure Centre (public) each attracting 22.6% of residents respectively. A further

53 Sourced from Experian Goad retail planner reports


person (£)



Cinema 11 £0.9m 18



Recreation and Sporting 81 £6.9m 117



12.9% visit Klick Fitness and 9.7% visit Excercise4less. A small number of local residents

(6.5%) visit Total Fitness on the edge of Ossett.

TEN-PIN BOWLING; a total of 15.5% of local residents regularly bowl. The main

destination is Bowlplex at Xscape (73%) with Wakefield Superbowl only attracting

16.2%; it is particularly surprising that local residents are travelling beyond an existing

facility in the city and may highlight a deficiency in the current bowling facility.

RESTAURANTS / SOCIAL DRINKING; 70.5% of residents regularly eat out at restaurants.

The majority (68.6%) visiting restaurant within the city. The main alternative location is

Leeds city centre which attracts 17.4% of residents. With respect to socialising, the

survey identifies that 49.5% regularly visit pubs and clubs. The main destination is

Wakefield (71.6%).

ARTS AND CULTURE; 37.5% of residents regularly visit art and cultural facilities. Despite

the range of art and cultural attractions located within the catchment area, only

55.5% of residents stay locally for art and cultural activities. The survey results identify

the Hepworth and Theatre Royal to be the most popular attractions from this

catchment area. A relatively large number of local residents (31.9%) visit facilities in

Leeds city centre.

8.68 On the basis of existing leisure provision within the city, as reflected in the survey results, it is

our view that there is no real need for the Council to proactively plan for new commercial

leisure provision as part of the emerging Retail and Town Centre Local Plan.

8.69 With respect to cinema provision, whilst the out-of-centre location of the existing cinema

in the city (Westgate Leisure Park) is not ideal, its location is close enough to the city

centre to encourage linked trips. It is unlikely in our view that there is sufficient

commercial demand for another operator to locate within the city centre. However,

should a proposal come forward in a sequentially compliant location then there is scope

for the Council to actively support such a scheme.

8.70 The proposed multiplex at the out-of-centre White Rose Shopping Park could materially

influence existing cinema visitations patterns, particularly for local residents in the west of

the district (Ossett etc.) and the Council should carefully assess the proposals as a new

leisure orientated offer at the existing regional shopping park could potentially compete

with the city centre in its own right (i.e. encouraged linked shopping and leisure trips).

8.71 In relation to restaurants and socialising, the attraction of family orientated national

restaurant chains to the Trinity Walk scheme to complement those around the existing



cinema has delivered a significant qualitative based step change in the attraction and

profile of the city centre. Whilst further enhancements should be welcomed, there is

sufficient space within the city centre (i.e. vacant units at Trinity Walk) which could meet

any commercial demand arising. There is no requirement in our view for the Council to

proactively plan for new provision.

8.72 With respect to health and fitness provision, the survey results generally indicate a

balance between visiting public and private membership facilities. On this basis, we do

not consider that there is any current spatial deficiency in provision which requires the

Council to proactively plan for new provision. However, any proposals which do come

forward outside of the Local Plan process should be judged against local and national

(NPPF) policy.

8.73 In terms of arts and cultural facilities, the city centre has a notable range of attractions.

Given recent developments (Hepworth Art Galley) allied to the Council’s well developed

cultural management plan / strategy, it is our view that new provision should be brought

forward on an individual ‘opportunity led’ basis.



9. NORMANTON 9.1 Normanton is a small town located between Wakefield, Castleford and Pontefract. The

town centre has a traditional linear high street. The main foodstore anchors are Co-Op

(in-centre), Lidl and Asda (both edge-of-centre); all of the stores are small scale and the

town lacks a full-range store (Asda is former Netto). The town centre has a popular open

market. The comparison retail offer in the town is limited to day-to-day provision. The

leisure offer is also limited.

CONVENIENCE

9.2 The town lies within its own discrete catchment (survey zone 5). The overall convenience

expenditure pot within the Normanton catchment is c. £37.4m (2013) and is projected to

rise to £39.5m in 2018, £41.6m by 2023 and £43.2m by 2026 (£5.8m increase over Local

Plan period).

A) MAIN FOOD

9.3 The main food expenditure pot is £28.1m in 2013. The survey results (Table 5a, Appendix

2a) are as follows:

TOWN CENTRE; the town centre retains 7.2% (£2m) of main food spend arising within its

immediate catchment; this is attributable to the in-centre Co-Op.

NON TOWN CENTRE; the edge-of-centre stores in the town claim 38.1% (£10.7m)

market share from the catchment; this primarily reflects Asda (33% / £9.3m) and Lidl

(4.1% / £1.2m) market shares.

OVERALL MARKET SHARE; taking the town centre and non town centre provision

together, Normanton overall retains 45.3% (£12.7m) of main food spend arising in its

immediate catchment (zone 5).

INFLOWS; given the limitations of the existing convenience provision in the town, there

are minimal inflows from surrounding catchments.

LEAKAGE (DISTRICT); most local residents look towards the out-of-centre Asda

Glasshoughton store (26.8% / £7.5m) for their main food shopping. Wakefield draws

18.4% (£5.2m) from the Normanton catchment.



LEAKAGE (OUTSIDE DISTRICT); there are negligible outflows from the Normanton

catchment to convenience provision outside of district.

9.4 Overall, whilst the town does not have a full-range mainstream foodstore, the main food

market share performance (c. 45%) is reasonably positive.

B) TOP-UP FOOD

9.5 The top-up expenditure pot in the Normanton catchment is projected to rise from £9.4m

in 2013 to £10.8m by 2026 (Local Plan end). The survey results (Table 6a, Appendix 2a) are

as follows:

TOWN CENTRE; the town centre retains 27% (£2.5m) of top-up food spend arising

within its catchment. This market share is balanced between Co-Op (13.5% / £1.3m

of catchment spend) and local independent shops (10.1% / £0.9m).

NON TOWN CENTRE; the edge-of-centre Asda and Lidl stores retain 39.3% (£3.7m) and

13.5% (£1.3m) respectively. Local centre provision in the Normanton catchment

claims a further 10.1% (£0.9m) market share from the catchment.

OVERALL MARKET SHARE; the town centre and non town centre market share

combined is 89.9% (£8.4m).

INFLOWS; there are extremely limited inflows aside from the Featherstone catchment

(6.3% / £0.4m).

LEAKAGE; given that the town retains c. 90% of top-up spend arising within its

catchment, there is extremely limited leakage both within and outside of the district.


9.6 Existing retail provision in Normanton town centre retains just 12.2% (£4.5m) of

convenience spend arising in its immediate catchment (Table 7, Appendix 2a). The

edge-of-centre Asda store claims 34.6% (£12.9m) and Lidl 6.5% (£2.4m). Local centres

claim 3.3% (£1.2m). The town as a whole secures 56.5% (£21.1m) of spend arising within

the Normanton catchment.


9.7 The study (Table 8, Appendix 2a) identifies that the existing Co-Op store in the town

centre achieves a total convenience turnover of £3.3m; this is £5.1m below the store’s

expected benchmark (£8.4m).



9.8 Whilst the edge-of-centre Asda store is the most popular store for local residents in the

Normanton catchment, the survey identifies that the store is undertrading by £1m (£13.8m

survey-derived turnover compared to £14.8m benchmark). Lidl is performing relatively

well and is identified to be overtrading by £1.9m against benchmark (£4.1m survey

turnover against £2.2m benchmark).

E) CAPACITY REVIEW


9.9 The baseline capacity position (Tables 16a-b, Appendix 2c), which applies the current

(constant) market share of retail destinations in the town (in-centre and edge) against

projected population and expenditure growth, identifies the following floorspace

requirement over the emerging plan period:

9.10 The floorspace identified is insufficient in our view to require the Council to identify any

sites over the emerging plan period to 2026. However, this capacity reflects a constant

market share (no change) position. Whilst the Co-Op (in-centre), Asda and Lidl (both

edge-of-centre) provide sufficient choice for local residents, the town has a qualitative

deficiency in that it lacks a mainstream full range foodstore of comparable scale to those

in surrounding centres such as Pontefract and Castleford or indeed recently approved at

Featherstone. The existing retail offer is small and lacks the full range of product lines; this

is reflected in the survey results which highlight that the town only secures c. 45% of main

food spend arising in its immediate catchment (tightly drawn around the town).

ii) POTENTIAL MARKET SHARE ENHANCEMENT

9.11 As detailed above, the survey results detail that Normanton only retains c. 45% of main

food expenditure arising within its immediate catchment (survey zone 5); this retention

54 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised 55 Normanton town includes the edge-of-centre Lidl and Asda stores


TOWN CENTRE c. 10 m2 (gross) c. 30 m2 (gross) c. 40 m2 (gross)

NORMANTON TOWN55 c. 55 m2 (gross) c. 140 m2 (gross) c. 190 m2 (gross)



level is below that secured by the majority of centres in the district which have full range

stores (70% retention and above).

9.12 Whilst the town is unlikely to retain a significantly high main food expenditure retention

level given its location between Wakefield and Castleford in the district (strong

competition from foodstore provision in these centres), a scenario has been modelled

(Table 16c, Appendix 2c) whereby the main food market share is increased from c. 45%

to 70% from its immediate catchment.

9.13 The increase in market share (Table 16d, Appendix 2c) would generate through claw-

back an additional £6.9m of main food expenditure to support new convenience

provision in the town (as a whole), which supports the following floorspace requirement:

9.14 In our view, the identified capacity is insufficient to support a full range mainstream

foodstore in the town given that:

It would not be of the scale necessary to enable the town realistically and effectively

claw-back expenditure which is identified to be presently flowing from its catchment

to large stores such as Morrison’s Pontefract and Asda Glasshoughton (Castleford).

A store of the scale identified would also not secure any substantive inflows from the

surrounding catchments (Wakefield, Castleford and Featherstone).

A store of the scale identified would not deliver any quantitative or qualitative

enhancement on the existing provision in the town (Lidl, Co-Op and Asda). The

trading impact of a store of the scale identified would fall primarily on existing

provision rather than other stores outside the town.

9.15 Overall, the main food expenditure capacity within the Normanton catchment is

relatively limited (c. £28.1m in 2013) and the only realistic prospect of facilitating a new

mainstream foodstore in Normanton in our view would be through the potential

relocation of an existing operator (primarily Asda) to a new larger store in the town. The

edge-of-centre Asda store for example currently achieves a survey-based turnover of c.

56 Mainstream Retailer (Asda, Morrison’s, Sainsbury’s and Tesco) Higher Sales Density of £12,000 / m2 utilised


NORMANTON TOWN c. 895 m2 (gross) c. 1,005 m2 (gross) c. 1,075 m2 (gross)



£14m and the additional expenditure released through claw-back (market share

enhancement) would generate a main food capacity pot in the order of £21m; this

would support a slightly smaller store to Tesco Hemsworth (c. £25.1m turnover benchmark

/ 1950 m2 net convenience sales).

9.16 The critical issue however will be whether there is sufficient commercial appetite or

justification for an existing operator such as Asda to ‘up-scale’ in light of current

economic conditions and the fact that a new store at Normanton would effectively

compete with its existing well-performing (albeit out-of-centre) store at Glasshoughton

(Castleford) which is relatively accessible for a significant number of local residents. There

are also committed foodstore schemes in Featherstone and Castleford which will also

reduce commercial requirements for new (or enhanced) provision in the wider locality.

9.17 Whilst the Council should initially investigate the potential for an existing operator to

potentially relocate to a larger store, if there is no genuine commercial interest then it is

our view that there is no realistic potential to achieve market share enhancement and

thus no overriding quantitative requirement to identify an appropriate sequentially

preferable site in the early phase of the emerging plan.

COMPARISON

9.18 The comparison retail expenditure pot (Table 4, Appendix 3a) within the Normanton

catchment is £52.7m (2013); this is projected to rise to £61.4m (2018), £70m (2023) and

£77.3m by 2026 (£24.5m increase over Local Plan period).


9.19 The survey results (Table 14, Appendix 3b) identifies that Normanton town centre retains

just 5.9% (£3.1m) of all comparison retail expenditure (£52.7m) arising within its immediate

catchment (survey zone 5). The low retention levels reflect the limitations of the existing

comparison retail offer in the town centre and its location in close proximity to Wakefield

(sub-regional centre), and Pontefract and Castleford (principal retail centres).

9.20 Most local residents in the Normanton catchment visit Wakefield city centre (39.5% /

£20.8m) to meet their comparison shopping needs; out-of-centre provision in Wakefield

secures a further 13% (£6.8m). Castleford town centre attracts a minor 3.4% (£1.8m) and

Pontefract 2.8% (£1.5m). The main alternative destination in the district is the out-of-

centre Junction 32 Outlet Village in Castleford with a 7.2% (£3.8m) market share.



9.21 With respect to leakage outside of the district, White Rose draws 10.3% (£5.4m) and Leeds

city centre 3.2% (£1.6m).


9.22 Given the limitations of the town centre comparison retail offer, the survey results indicate

that it retains relatively low levels of expenditure for individual comparison goods, as

highlighted below.


Clothing Normanton TC 1.1% (£0.2m) Wakefield CC 48.9% (£7.1m)

Junction 32 Outlet 12.8% (£1.3m)

Leeds CC 4.3% (30.6m)


Small Hsehold Normanton TC 3% (£0.3m) Wakefield CC 43.9% (£3.9m)

Castleford RP 12.2% (£1.1m)


Leeds CC 3% (£0.3m)

Chemist Normanton TC 54.4% (£0.7m) Wakefield CC 28.8% (£0.4m)

Negligible

Books / CDs Normanton TC 11.4% (£0.4m) Wakefield CC 45.7% (£1.6m)



DIY Normanton TC 6.7% (£0.2m) Wakefield CC 18% (£0.6m)



Negligible

Furniture Normanton TC 6.6% (£0.4m) Wakefield CC 35.5% (£2m)

Wakefield RP 18.4% (£1m)


Electrical Normanton TC 0.0% Wakefield CC 32.9% (£2.8m)


Pontefract TC 10.0% (£0.8m)

Negligible

Recreational Normanton TC 12.5% (£0.9m) Wakefield CC 37.5% (£2.6m)


Castleford TC 6.3% (£0.4m)

Leeds CC 6.2% (£0.4m)

9.23 The survey results show that larger centres and shopping parks are the primary shopping

destinations for local residents in the Normanton catchment. The lack of a full-range

mainstream foodstore in the town is also partially attributable to the low levels of retention

given that such stores include a wide range of comparison retail goods.

C) CAPACITY REVIEW

9.24 The town centre performs an extremely limited comparison retail shopping function. On

the basis of projected population and expenditure growth, the baseline (constant market



share based) capacity assessment identifies the following floorspace requirement over

the emerging Local Plan period to 2026 (Table 21b, Appendix 3c):

2018 2023 2026


9.25 The capacity in the short to medium term is insufficient to support any substantive retail

development that would deliver a quantitative and qualitative step-change in the

performance of the town centre.

9.26 It is considered that there is no requirement for the Council to proactively plan for new

comparison retail floorspace within the town centre at this stage. Given the proximity

and access of the town centre to larger centres (Wakefield, Castleford) and regional

destinations (Leeds city centre, Birstall retail park, Junction 32 Outlet etc.), it is likely that

there would be limited commercial demand for representation in the town centre from

national chain multiples.

9.27 The town will ultimately continue to adequately meet daily top-up comparison needs

(chemist and personal goods etc.).

LEISURE

9.28 The quantum of available leisure expenditure (as per specific leisure activity) is

summarised below:


person (£)



Cinema 12 £0.3m 18






9.29 As the town centre has an extremely limited leisure offer aside from traditional pubs, the

survey results identify that most local residents look towards larger centres and

destinations, as follows:

CINEMA; just under half (49%) of residents in the catchment regularly visit the cinema.

The majority (75.5%) visit Cineworld at Xscape given its close proximity and ease of

access. A further 20.4% visit the Cineworld at Westgate Leisure Park.

INDOOR SPORTS / HEALTH & FITNESS; a total of 15% of local residents in the catchment

regularly visit gym facilities. Just over half (53.9%) regularly use facilities at Wakefield,

with Bannatyne’s and Exercise 4 Less each attracting 15.4% of residents. A total of

15.4% also regularly use Fitness Zone at Normanton, Castleford Swimming Pool and

Xercise 4 Less at Xscape.

TEN-PIN BOWLING; a total of 29% of local residents regularly bowl. The main

destination is the Bowlplex at Xscape (88.9%).

RESTAURANTS AND SOCIALISING; a total of 73% of local residents regularly visit

restaurants. One third of local residents visit restaurants in Wakefield with another third

visiting Castleford and Xscape. Only 8.6% of local residents visit restaurants in

Normanton itself. In terms of social drinking, just over half (53%) of residents visit pubs

and clubs; the main destinations are Normanton (49%) and Wakefield (21.1%).

ARTS AND CULTURE; a total of 36% of residents in the catchment regularly visit art and

cultural facilities. Just under half (49.8%) of local residents visit Wakefield most

regularly, where the Hepworth and Theatre Royal are most popular attractions. All

other local residents visit art and cultural facilities outside of the study area.

9.30 The town has a limited leisure offer and it is our view that there is limited potential for the

new facilities given its proximity to larger centres (Wakefield and Xscape in particular).



10. FEATHERSTONE 10.1 Featherstone is a small town serving a highly localised catchment. Pontefract is located

to the north east. The town centre comprises a traditional linear high street with a post

war shopping precinct. The retail offer within the town centre is predominantly small-

scale and orientated towards independent traders. There is an edge-of-centre Lidl store

to the south.

10.2 Outline planning permission57 has however been recently granted for a new out-of-centre

full-range foodstore (3,716 m2 gross; 2,230 m2 net sales) in the town.

CONVENIENCE

10.3 The overall convenience expenditure pot within the Featherstone catchment (survey

zone 4) is c. £22.7m (2013); this is projected to rise to £23.8m by 2018, £25.1m in 2023 and

£26.2m in 2026 (£3.4m increase to end of Local Plan).

A) MAIN FOOD

10.4 The survey results (Table 5a, Appendix 2b) identifies the following:

TOWN CENTRE; the town centre does not secure any market share from its immediate


NON TOWN CENTRE; the edge-of-centre Lidl store secures a 9.1% (£1.5m) market share

from the catchment.

OVERALL MARKET SHARE; the town as a whole retains 9.1% (£1.5m) of spend arising

from the catchment.

INFLOWS; given the limitations of the convenience offer in the town there are no

inflows recorded.

LEAKAGE (DISTRICT); most local residents in the catchment travel to main foodstore

provision (Morrison’s and Asda) in the Pontefract (51.5% / £8.8m) and Castleford

(25.2% / £4.3m) catchments. A further 6% (£1m) travel to foodstores in Wakefield.

57 LPA application ref. 12/00712/OUT



10.5 Overall, there is a clear deficiency in main foodstore provision in the town and the

approved new out-of-centre store would deliver a significant quantitative and qualitative

increase in product range and facilities, thereby increasing expenditure retention and

reversing current outflows to Pontefract and Castleford.

B) TOP-UP FOOD

10.6 The top-up expenditure pot in the Featherstone catchment is currently £5.7m (2013); this is

projected to rise to £5.9m in 2018, £6.3m by 2023 and £6.5m at 2026 (Local Plan ending).

The survey results (Table 6a, Appendix 2b):

TOWN CENTRE; local shops within the town centre secure 30% (£1.7m) of top-up spend

arising within the immediate catchment.

NON TOWN CENTRE; the edge-of-centre Lidl store claims a further 18.7% (£1.1m) of

top-up spend. Local centres (North Featherstone etc.) claim a further 6.3% (£0.4m).

OVERALL MARKET SHARE; drawing the respective market shares together, the town as

a whole retains 55% (£3.1m) of top-up spend arising within its catchment.

INFLOWS; the edge-of-centre Lidl store draws some limited inflows from surrounding

catchments; this is attributable to its prominent location on the A645.

LEAKAGE (DISTRICT); top-up spend is dissipated to a number of centres including

Pontefract (22.4% / £1.3m) and Castleford (8.7% / £0.5m).

10.7 Notwithstanding the current deficiencies in the town’s convenience offer, the survey

results indicate that it is adequately meeting local residents’ daily shopping needs.


10.8 Existing retail provision in Featherstone town centre retains only 7.5% (£1.7m) of all

convenience spend arising in its immediate catchment. The edge-of-centre Lidl store

secures 11.5% (£2.6m) of total spend. The town as a whole retains 20.6% (£4.7m). The

main leakage is to Pontefract (44.2% / £10m) and Castleford (21.1% / £4.8m).


10.9 The edge-of-centre Lidl store achieves a survey-based turnover of £3.3m; this is £0.7m

above its expected company benchmark (£2.6m).



E) CAPACITY REVIEW


10.10 Given the relatively low levels of main food expenditure retention, the capacity

projections, based on projected population and expenditure growth, identifies a minimal

floorspace requirement (c. 15 m2 gross by 2026) in the town centre over the emerging

plan period (Tables 12a-b, Appendix 2c).

ii) POTENTIAL FOR MARKET SHARE ENHANCEMENT - COMMITMENTS

10.11 Whilst there is significant potential for the town as a whole to improve expenditure

retention levels and claw-back expenditure which is presently flowing to mainstream

foodstores in Pontefract, outline planning permission58 has recently been granted for a

new out-of-centre store in the town. The new store, which is anticipated will be operated

by a mainstream retailer (no named operator as yet), extends to 2,230 m2 net sales and

would be of a sufficient scale (product lines, store facilities etc.) to perform a main food

shopping function for local residents and therefore facilitate clawback (particularly from

mainstream foodstores in Pontefract) through increased market share retention.

10.12 On this basis and allied to the fact that there is an extant (renewed) planning permission59

for a further Class A1 retail unit (c. 1,122 m2 net sales) to the immediate rear of the existing

shopping precinct within the town centre, it is clear that there is insufficient expenditure

capacity arising within the relatively discrete catchment which Featherstone serves to

support additional provision.

10.13 It is therefore concluded that there is no need for the Council to proactively plan for new

convenience retail provision in Featherstone over the emerging plan period.

COMPARISON

10.14 There is a total of £29.4m of comparison goods expenditure (Table 4, Appendix 3a) arising

in the Featherstone catchment (survey zone 4). The expenditure pot is projected to rise to

£34.1m (£4.6m increase) in 2018 and £43.1m (£13.6m increase) by 2026.

58 LPA ref. 12/00712/OUT 59 LPA ref. 12/00664/RPP



A) OVERALL COMPARISON GOODS MARKET SHARES

10.15 The survey results (Table 14, Appendix 3b) identify that Featherstone town centre currently

retains 4.0% (£1.2m) of the overall comparison goods expenditure arising within its

immediate catchment. There are no inflows from adjoining catchments.

10.16 The main shopping destinations for local residents are Pontefract town centre (28.7% /

£8.4m), Wakefield city centre (19.5% / £5.7m) and the out-of-centre Junction 32 Outlet in

Castleford (9.2% / £2.7m). There is only minor leakage outside of the district to Leeds city

centre (5.1% / £1.5m).


10.17 The individual comparison goods market share (Tables 5 – 13, Appendix 3b) are

summarised below:


Clothing Featherstone TC 2.3% (£0.2m) Wakefield CC 33.7% (£2.6m)


Pontefract TC 12.8% (£1m)

Leeds CC 11.6% (£0.9m)


Small Hsehold Featherstone TC 2.9% (£0.1m) Pontefract TC 35.3% (£1.6m)



Leeds CC 4.4% (£0.2m)


Chemist Featherstone TC 38.9% (£0.2m) Pontefract TC 31.6% (£0.2m)



Negligible

Books / CDs Featherstone TC 8.1% (£0.2m) Pontefract TC 29.7% (£0.6m)


Leeds CC 8.1% (£0.2m)

DIY Featherstone TC 4.8% (£0.1m) Castleford RP 56% (£1.1m)


Negligible

Furniture Featherstone TC 1.9% (£0.1m) Pontefract TC 32.7% (£1.0m)



Electrical Featherstone TC 1.3% (£0.1m) Pontefract TC 42.9% (£2.2m)

Pontefract RP 32.5% (£1.7m)

Negligible

Recreational Featherstone TC 6.1% (£0.2m) Pontefract TC 36.4% (£1.4m)



White Rose £% (£0.1m)

10.18 The survey results show the minor comparison shopping function that the town centre

currently performs. The competition from larger centres in the district (Wakefield,



Pontefract and Castleford) and competing destinations (Leeds and White Rose)

effectively limit the realistic potential for the town to improve retention levels through

either quantitative or qualitative enhancement.

10.19 Whilst the recent approval of a new mainstream foodstore in the town is in an out-of-

centre location, it should, if ultimately realised, should generate some enhancement in

retention levels.

C) CAPACITY REVIEW

10.20 The town centre has an extremely limited comparison retail offer and this is reflected in its

low overall comparison turnover (c. £1.5m). On the basis of a constant market approach

(no change), the assessment (Table 17b, Appendix 3c) identifies an extremely limited

comparison floorspace requirement (c. 130 m2 gross) over the emerging plan period. It is

our view that the current deficiencies in provision allied to its proximity to Wakefield,

Pontefract and Castleford, minimise the potential to achieve any realistic increase in

market share and overall performance.

10.21 Outline planning permission60 has however recently been granted for a new full-range

mainstream foodstore in the town (c. 780 m2 net comparison floorspace) which will

deliver some enhancement in the choice and range of comparison goods available to

local residents. Whilst the store is out-of-centre it is likely to compete with existing

mainstream foodstores in surrounding centres (as per conclusions in relation to Ossett)

rather than the town centre (reflecting the ‘like-affects-like’ principle).

10.22 On this basis, it is our view that there is no requirement for the Council to proactively plan

for new comparison retail provision in the town over the emerging plan period. The town

will continue to perform a minor top-up based role and there is unlikely to be any realistic

commercial demand to locate in the town given its proximity to larger centres.

60 LPA ref. 12/00712/OUT



LEISURE

10.23 The expenditure capacity pot within the Consett catchment is set out below.

10.24 The main leisure visitation patterns for local residents in the Featherstone catchment are

as follows:

CINEMA; 35.3% of residents in Featherstone regularly visit the cinema. The majority

(75%) visit Cineworld at Xscape. A further 16.7% go to Cineworld Wakefield. A small

number of residents go to cinemas at Batley (5.6%) and Leeds (2.8%).

INDOOR SPORTS / HEALTH & FITNESS; 13.7% of residents regularly use the gym. The

most visited facilities are Pontefract Squash Club (21.4%), Xercise 4 Less, Xscape

(21.4%) and Castleford Swimming Pool (14.3%). A total of 7.1% of local residents visit

Featherstone Sports Complex; a similar number visit Pontefract Swimming Pool and

Bannatyne’s in Wakefield.

TEN-PIN BOWLING; a total of 13.7% of local residents regularly bowl. The main location

is Bowlplex at Xscape (93.7%).

RESTAURANTS AND SOCIALISING; 57.8% of residents within the Featherstone

catchment regularly eat out in restaurants. Castleford is the principal destination,

attracting 42.5% to the town centre and Xscape, followed by 12.8% to Pontefract,

Wakefield and Featherstone respectively. Only 12.8% visit Featherstone town centre.

In terms of socialising, 47% of local residents regularly go to clubs and pubs. Over half

(59.1%) staying within Featherstone with Castleford (13.6%) and Pontefract (9.1%) as

the main alternatives.


person (£)



Cinema 10 £0.1m 18






ARTS AND CULTURE; just under a quarter (23.5%) of residents in the Featherstone

catchment regularly visit art and cultural facilities. Under half (42.8%) of these

residents go to Wakefield most regularly. Leeds and London each attract 21.4% of

local residents for art and cultural activities. Pontefract Museum attracts 7.2%.

10.25 The town centre leisure offer is extremely limited and given its proximity to the larger

centres of Pontefract, Castleford (including Xscape) and Wakefield, it is unlikely in our

view to attract the necessary critical mass (commercial demand) to deliver a step

change in offer.



11. PONTEFRACT 11.1 Pontefract is a principal town in the district-wide retail hierarchy. The town centre

comprises a number of historic streets (Cornmarket, Beastfair and Ropergate) running

from the Market Place. The retail offer is relatively small but has a good mix of national

multiples and local independents.

11.2 The mainstream convenience offer within the town centre comprises a medium sized

Tesco store off Cornmarket as well as M&S Simply Food and Iceland. There are several

independents as well as the popular town centre market. A full-range Morrison’s

foodstore is located immediately to the north of the town centre main shopping area61.

A small Asda store is located to the west of the town centre beyond Jubilee Way.

11.3 The comparison retail offer is primarily orientated towards day-to-day shopping needs

and there is a strong representation of discounters.

11.4 There are two out-of-centre retail parks in the town at Parkside (north of town centre) and

South Baileygate (east). Parkside retail park is primarily bulky goods orientated (Wickes,

Carpetright etc.) but does include a Fitness First gym. South Baileygate is also bulky

orientated but includes an Aldi store.

11.5 The Xscape leisure facility is located a short distance to the north of Pontefract on the

M62 junction.

CONVENIENCE

11.6 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Pontefract


£57.7m by 2023 and £59.8m by 2026 (£15.5m increase over Local Plan period).

A) MAIN FOOD

11.7 The main food expenditure pot (Table 4a, Appendix 2a) is projected to rise from £33.2m

(2013) to £44.9m by 2026 (£11.7m increase). The survey results (Table 5a, Appendix 2b) for

the Pontefract catchment are as follows:

61 The store is edge-of-centre on the basis of current town centre boundary definitions.



TOWN CENTRE; the town centre itself retains only 15.8% (£5.3m) of main food spend

arising within its immediate catchment; this is solely attributable to the Tesco store.

NON TOWN CENTRE; existing convenience provision outside of the defined town

centre claims a 52.6% (£17.5m) market share from the Pontefract catchment. The

edge-of-centre Morrison’s is the primary destination with a 36.8% (£12.2m) market

share, followed by the out-of-centre Aldi at South Baileygate with 9.5% (£3.2m). The

small Asda (former Netto) claims a 6.3% (£2.1m) market share.

OVERALL MARKET SHARE; combining the town centre and non town centre market

shares together, Pontefract retains 68.4% (£22.7m) of all main food spend arising

within its immediate catchment.

INFLOWS; the in-centre Tesco store draws inflows from the Featherstone (8.1% /

£1.4m), Knottingley (5.1% / £1.1m) and Hemsworth (9.1% / £6m) catchments. The

edge-of-centre Morrison’s store draws a significant amount of trade from the

Featherstone catchment (35.4% / £6m). Aldi draws 11.2% (£2.4m) from the

Knottingley catchment.

LEAKAGE; the main leakage is to the out-of-centre Asda Glasshoughton store in the

Castleford catchment (18.9% / £6.3m). The in-centre Morrison’s store in Knottingley

attracts 8.4% (£2.8m).

11.8 Overall, the survey identifies that all of main food expenditure arising within the Pontefract

catchment is retained within the district as a whole. The grant of planning permission for

new stores in Featherstone (full range) and Knottingley (likely to be discounter) are

however likely to reduce inflows to the town and therefore reduce the current

performance of the Tesco, Morrison’s and Aldi stores in particular.

B) TOP-UP FOOD

11.9 There is a total of £11.1m of top-up expenditure arising within the Pontefract catchment

(survey zone 7) in 2013 (Table 4b, Appendix 2a). The expenditure pot is projected to rise

to £11.6m in 2018, £14.4m by 2023 and £15m in 2026 (Local Plan period end date).

11.10 The survey results (Table 5b, Appendix 2b) identify the following top-up shopping patterns:

TOWN CENTRE MARKET SHARE; the town centre retains 38.5% (£4.3m) of top-up spend

arising within its immediate catchment. This retention level is primarily attributable to

Tesco (15.4% / £1.7m) and Local Independents (19.2% / £2.1m).



NON TOWN CENTRE; existing provision draws a further 39.7% (£4.4m) from the

Pontefract catchment. This retention level reflects the 17.9% (£2m) market share that

the edge-of-centre Asda attracts from the catchment as well as the 11.5% (£1.3m)

market share that the edge-of-centre Morrison’s secures. Local centres in and

around Pontefract secure a further 5.2% (£0.6m).

OVERALL MARKET SHARE; Pontefract as a whole retains 78.2% (£8.7m) of top-up

expenditure arising within its own immediate catchment.

INFLOWS; the top-up inflow to Pontefract is from the Featherstone (22.4% / £1.3m) and

Hemsworth (13.35 / £2.9m) catchments.

LEAKAGE; given that town as a whole retains c. 80% of all top-up spend arising within

its catchment, there are minor outflows to other surrounding centres within and

outside of the district.

11.11 Overall, 92.4% (£10.2m) of top-up expenditure arising within the Pontefract catchment is

retained within the district.


11.12 Combining the main food and top-up market shares together, the survey results (Table 7,

Appendix 2b) identify that the town centre retains 21.5% (£9.5m) of all convenience

expenditure arising within its immediate catchment. A significant proportion of this overall

retention is due to the Tesco store (15.7% overall market share from the catchment).

11.13 Convenience provision outside of the town centre secures 49.4% (£21.9m) of all

expenditure arising; this in part reflects the fact that the edge-of-centre Morrison’s store

retains 30.5% (£13.5m) of all expenditure in the Pontefract catchment.

11.14 Taking the market shares together, Pontefract as a whole retains 70.9% (£31.4m) of

convenience expenditure arising within its catchment. The main alternative destinations

outside of the town are Asda Glasshoughton (15.1% / £6.7m) and Morrison’s Knottingley

(6.6% / £2.9m).

11.15 A total of 98.1% (£43.5m) of convenience expenditure arising within the Pontefract

catchment is retained within the district.




11.16 The survey results (Table 8, Appendix 2b) identify that the in-centre Tesco store achieves a

convenience turnover of £16.9m; this is £2.1m above its expected company benchmark

of £14.7m. The edge-of-centre Morrison’s store is trading broadly in line with expected

benchmark (£30m turnover against £30.5m benchmark). The out-of-centre Aldi store is

overtrading by £7m (£10.3m turnover against £3.4m benchmark); this is primarily due to

the constrained nature of the store and the fact that it draws inflows from the adjacent

Knottingley catchment in particular. These inflows should however reverse should a

discount operator trade from the recently approved foodstore in Knottingley.

E) CAPACITY REVIEW


11.17 The baseline quantitative capacity, generated by applying the current market share of

the town centre and wider town as a whole against projected population and

expenditure growth (Tables 15a-b, Appendix 2c), is as follows:

11.18 The capacity identified is clearly insufficient to support any new substantive convenience

provision in the town. However, there are foodstore commitments in surrounding centres

such as Featherstone (probable mainstream foodstore format) and Knottingley (probable

deep discounter format) which will reverse a significant quantum of inflow expenditure

which existing mainstream and deep discount foodstores in Pontefract (Tesco, Morrison’s

and Aldi) presently secure from the wider district. The future changes in market share

patterns are likely to further reduce the turnover performance of the town as a whole.

11.19 On this basis, given that the existing mainstream foodstores in the town (primarily the

edge-of-centre Morrison’s), which already benefit from substantial inflows, are found to

be under-trading relative to expected benchmarks, it is our view that there is no

quantitative or qualitative need for the Council to plan for new convenience provision in


TOWN CENTRE c. 55 m2 (gross) c. 140 m2 (gross) c. 195 m2 (gross)

PONTEFRACT c. 170 m2 (gross) c. 430 m2 (gross) c. 590 m2 (gross)



the town over the emerging plan period. Additionally, there are no immediate

qualitative deficiencies in existing provision which needs to be addressed; the

mainstream and deep discounters are complemented by top-up orientated shops (i.e.

M&S Simply Food) and local independents.

COMPARISON

11.20 There is £60.5m of comparison retail expenditure (Table 4, Appendix 3a) arising within the

Pontefract catchment (survey zone 7). This is projected to rise to £70.1m in 2018 (£9.6m

increase), £94.2m in 2023 (£33.7m increase) and £103.7m by 2026 (£43.2m increase over

the Local Plan period).


TOWN CENTRE

11.21 The survey results (Table 14, Appendix 3b) indicate that Pontefract town centre retains

33.3% (£20.1m) of overall comparison expenditure arising within its immediate catchment

(survey zone 7).

11.22 The town centre also attracts significant inflows from the Featherstone (28.7% / £8.5m),

Knottingley (35.9% (£13.5m) and Hemsworth (12.5% / £15.2m) catchments within the

district. The total (survey-derived) quantum of expenditure secured by the town centre

from the district as a whole (zones 1 – 9) is £61.9m. In terms of inflows from outside of the

district, the town centre draws a minor market share (1.9% / £2.2m) from the Doncaster

(buffer) catchment.

11.23 Taking the expenditure flows which the town centre secures from both within and outside

of the district, the total (survey-based) comparison turnover is £64.1m (2013).

OUT-OF-CENTRE

11.24 Provision outside of the town centre (including Morrison’s, Parkside and South Baileygate

Retail Parks) secures 11% (£6.6m) of all comparison goods expenditure arising within the

Pontefract catchment (survey zone 7). The provision also secures notable inflows from the

Featherstone (9.9% / £2.9m) and Castleford (9.6% / £10.8m) and Hemsworth (3.5% /




£4.2m) catchments within the district. The total expenditure retained by the provision

from the district as a whole is £27.9m.

11.25 There are negligible inflows from outside of the district (c. £0.7m in total). The overall

comparison turnover of out-of-centre provision in Pontefract is therefore £92.6m.

OVERALL RETENTION

11.26 Combining the town centre and out-of-centre market shares together, the survey results

identify that comparison retail provision in Pontefract as a whole retains 44.3% (£26.8m) of

available expenditure within its immediate catchment.

OUTFLOWS

11.27 The main alternative destinations within the district for local residents in the Pontefract

catchment is out-of-centre provision in Castleford (17.9% / £10.8m) and Wakefield city

centre (6.9% / £4.2m). White Rose is the primary destination outside of the district (10.2% /

£6.2m). Leeds city centre draws 4.1% (£2.5m).


11.28 The table below shows the performance of the town centre and out-of-centre provision in

market share terms.


Clothing Pontefract TC 11.7% (£1.9m)

Pontefract RP 0.0%




Small Hsehold Pontefract TC 57.3% (£5.7m)



White Rose 9.8% (£1m)

Chemist Pontefract TC 83.2% (£1.2m)


Castleford RP 5.3% (£0.08m) Negligible

Books / CDs Pontefract TC 54.3% (£2.1m)


Wakefield CC 8.6% (£0.3m) White Rose 8.6% (£0.3m)

Leeds CC 5.6% (£0.2m)

DIY Pontefract TC 15.6% (£0.6m)


Castleford RP 74.4% (£2.7m) Negligible

Furniture Pontefract TC 25.8% (£1.6m)





Leeds CC 6.4% (£0.4m)

Electrical Pontefract TC 41.7% (£4.1m)


Negligible Negligible

Recreational Pontefract TC 33.9% (£2.7m)








11.29 The survey results show that the town centre performs relatively well in relation to most

comparison goods items aside from clothing and fashion; this reflects the predominant

discount based offer within the town centre (B&M, Wilkinson’s etc.) and the lack of

national fashion multiples. Pontefract reflects many small town centres in that key fashion

shops such as Peacock’s for example have closed. Whilst some closures reflect the

ongoing adverse economic conditions, national multiples are also seeking to rationalise

their existing offer towards fewer, larger centres (polarisation).

C) CAPACITY REVIEW

i) TOWN CENTRE

11.30 The overall comparison retail turnover of the town centre is £64.1m; when this is projected

forward against population and expenditure growth, the following floorspace capacity

(Table 20b, Appendix 3c) is identified over the emerging plan period:

2018 2023 2026

795 m2 (gross) 2,100 m2 (gross) 2,920 m2 (gross)

11.31 Ordinarily, whilst the Council should proactively plan to meet the need identified over the

emerging plan period, it is our view that it is unlikely that the town will be able to attract

the necessary high street clothing and fashion multiples required to deliver a quantitative

but importantly a qualitative step-change in its overall market share performance.

11.32 As detailed above, whilst the town centre performs relatively well in relation to most

comparison goods, it only secures a limited market share (c. 12%) from its immediate

catchment for clothing and fashion goods. The existing offer is predominantly orientated

towards the discount end of the market and mid-range retailers would be required in

order to enhance the existing offer.

11.33 However, the town is located in close proximity to Junction 32 Outlet and its catchment

benefits from good accessibility to larger sub-regional (Wakefield and Doncaster) and

regional destinations (Leeds and White Rose); commercial operator demand to locate

within Pontefract town centre is therefore likely to be constrained. Whilst the town

performs a principal centre function in the district hierarchy, it is a secondary centre in the

wider regional context.



ii) OVERALL TOWN CAPACITY

11.34 When the overall turnover of the out-of-centre foodstore and retail park (South Baileygate

and Parkside) are combined with the town centre turnover, the assessment (Table 20d,

Appendix 3c) identifies the following floorspace capacity:

2018 2023 2026


11.35 However, the respective capacity figures do not take into account the likely clawback of

some comparison expenditure which is presently flowing from the Featherstone

catchment to Pontefract. As detailed in the Featherstone analysis, a new full-range

mainstream foodstore has recently been approved on an out-of-centre site in the town;

the store is likely to include a non-food retail offer which would adequately cater for daily

top-up comparison shopping needs.

11.36 The quantitative analysis undertaken for the Featherstone foodstore commitment

identifies a trade diversion in the order of £2.5m from existing foodstores in Pontefract

(Tesco and Morrison’s). Therefore, as detailed in the assessment (Table 20e, Appendix

3c), the floorspace requirement for Pontefract as a whole would decrease to:

2018 2023 2026


11.37 On this basis and as per the town centre conclusions above, it is our view that there is

limited need for the Council to proactively plan for new comparison retail development

in the town over the emerging plan period. It is considered that needs for the latter

phase of the emerging plan should be determined through an update to this study.

iii) OUT-OF-CENTRE PROVISION

11.38 There does not appear to be any quantitative or qualitative deficiency in existing out-of-

centre retail warehouse in the town (South Baileygate and Parkside). The proximity to

Junction 32 (including B&Q) and retail provision along the M62 corridor (Birstall and White

Rose) will constrain realistic commercial requirements. The Council should seek to assess

open A1 and particularly high street comparison retail uses on out-of-centre sites in

accordance with the relevant NPPF sequential and impact tests.



LEISURE

11.39 The leisure expenditure pot within the Pontefract catchment is as follows:

11.40 The leisure offer within the town centre is currently limited to traditional evening economy

uses. The close proximity of the regional Xscape leisure destination further limits the offer:

CINEMA; over half (59%) of residents in the catchment regularly visit the cinema. The

vast majority (94.9%) of residents visit Cineworld at Xscape.

INDOOR SPORTS / HEALTH & FITNESS; a total of 19% of residents in the catchment

regularly visit a gym. The most popular destination is Xercise at Xscape (26.3%),

followed by Knottingley Sports Centre (15.8%) and Pontefract Squash Club (10.5%). A

small proportion (5.3%) visit the Fitness First in Pontefract.

TEN-PIN BOWLING; 19% of local residents regularly bow. The main destination is

Bowlplex at Xscape (97.1%).

RESTAURANTS AND SOCIALISING; 77% of local residents in the catchment regularly eat

out at restaurants. A total of 27% eat out at Xscape and a further 22% eat out at

restaurants in Castleford. Pontefract town centre attracts 17.5%. In terms of

socialising, 61% of residents visit pubs and clubs; most (69%) stay locally in Pontefract.

The main alternative location for social drinking is Castleford which attracts 17.2% of

local residents.

ARTS AND CULTURE; half of residents in the catchment regularly visit art and cultural

facilities; this is the most out of all the survey zones within the district. The vast majority

of local residents from this catchment area go to art and cultural facilities outside of

the district with only 23.7% going to Wakefield.


person (£)



Cinema 11 £0.3m 18






11.41 The town centre leisure offer is relatively limited and given its proximity to the Xscape

regional leisure facility, it is our view that it is unlikely to be able to attract the leisure

operators required to generate a step change in its leisure offer.



12. CASTLEFORD 12.1 Castleford is a principal centre in the district retail hierarchy. The town is located to the

north of the M62 motorway and serves a relatively discrete catchment covering the north

eastern extent of the district and southern parts of Leeds.

12.2 The town centre is focused along Carlton Street, which is a traditional (linear) shopping

street (partially pedestrianised), and the Carlton Lanes Shopping Centre located to the

rear. The market hall is prominently located within the town centre.

12.3 The convenience retail offer within town centre is limited to small discount orientated

stores such as Iceland and independents / market. There are relatively small Aldi and

Morrison’s stores to the west of the town centre at the edge-of-centre Castleford Retail

Park. The main convenience destination in Castleford is the large out-of-centre Asda

store at Glasshoughton. Planning permission63 has however recently been renewed for a

large format foodstore (c. 7,600 m2 gross) at Aire Street within the town centre.

12.4 In terms of comparison retail provision, the town has a relatively small offer with a small

M&S as a notable attraction. The balance of the comparison provision is orientated

towards the discount end of the market and local independents.

12.5 Whilst the edge-of-centre Castleford Retail Park is primarily orientated towards bulky

goods with a Homebase DIY store anchor, the town centre faces significant competition

as a non-food shopping destination from the out-of-centre Junction 32 Outlet Village

which comprises an extensive range of national and international fashion multiples.

12.6 Adjacent to the Junction 32 Outlet is the out-of-centre Xscape leisure complex which is

also a regional destination comprising a snow-dome, ten pin bowling, family orientated

restaurants and evening entertainment (bars).

CONVENIENCE

12.7 The convenience expenditure pot (Table 3, Appendix 2a) arising within the Castleford

catchment (survey zone 6) is projected to rise from £82.7m in 2013 to £86.8m by 2018,

£96.1m in 2023 and £100.1m by the Local Plan end date of 2026 (£17.4m increase over

Local Plan period).



A) MAIN FOOD

12.8 The main food expenditure pot in the Castleford catchment (survey zone 6) is projected

to rise (Table 4a, Appendix 2a) from £62m in 2013 to £65.1m by 2018, £72.1m in 2023 and

£75.1m by 2026.

12.9 The survey results (Table 5a, Appendix 2b) identify the following expenditure flows in the

Castleford catchment:

TOWN CENTRE; the town centre itself retains only 5% (£3.1m) of main food spend

arising within its immediate catchment; this low market share reflects the current

deficiency in convenience provision in the town centre.

NON TOWN CENTRE; the edge-of-centre Aldi and Morrison’s stores claim 8% (£5m) and

6% (£3.7m) market shares respectively. However, the out-of-centre Asda

Glasshoughton store is the primary location for main food shopping in the catchment

with a 61% (£37.8m) market share.

OVERALL MARKET SHARE; existing convenience provision in Castleford as a whole

retains 82% (£50.9m) of main food expenditure arising within its catchment.

INFLOWS; the Asda Glasshoughton store attracts significant inflows from the adjacent

Featherstone (23.2% / £3.9m), Normanton (26.8% / £7.5m) and Pontefract (18.9% /

£6.3m) catchments.

LEAKAGE (DISTRICT); there is a small amount of outflow from the catchment (5% /

£3.1m) to the Morrison’s store in Knottingley. There are also minor flows to Morrison’s

Pontefract (c. 2% / £1.2m).

LEAKAGE (OUTSIDE DISTRICT); there are minor outflows to Morrison’s Rothwell (3% /

£1.9m) and Tesco Garforth (2% / £1.2m).

12.10 Overall, 92% (£57.1m) of main food expenditure arising within the Castleford catchment

(survey zone 6) is retained within the district as a whole. The out-of-centre Asda

Glasshoughton store is extremely dominant although new stores at Featherstone (reversal

of current inflow) and within Castleford town centre itself would provide effective

competition and choice for local residents.

63 LPA Application Ref. 11/02126/RPP (Renewal of 06/99/70287)



B) TOP-UP FOOD

12.11 The top-up expenditure pot 9Table 4b, Appendix 2a) within the catchment is projected to

rise from £20.7m in 2013, to £21.7m by 2018, £24m in 2023 and £25m by 2026 (Local Plan

end date). The survey results (Table 6a, Appendix 2b) identify the following top-up

shopping patterns:

TOWN CENTRE; the town centre retains 13.6% (£2.8m) of top-up expenditure arising

within its immediate catchment.

NON TOWN CENTRE; the edge-of-centre Aldi and Morrison’s stores claim 4.9% (£1m)

and 6.2% (£1.3m) market shares respectively. The out-of-centre Asda Glasshoughton

store is the primary location for top-up food shopping in the catchment with a 35.8%

(£7.4m) market share. Local centres (including Airedale) within the catchment claim

a further 14.7% (£3m) market share

OVERALL MARKET SHARE; existing convenience provision in Castleford as a whole

retains 78.9% (£16.3m) of top-up food expenditure arising within its catchment.

INFLOWS; the Asda Glasshoughton store attracts minor inflows from adjacent

catchment zones.

LEAKAGE (DISTRICT); there is a small amount of outflow (4.9% / £1m) to convenience

provision (primarily the edge-of-centre Morrison’s) in Pontefract.

LEAKAGE (OUTSIDE DISTRICT); there is negligible (c. £0.7m) leaking to destinations


12.12 The survey results identify that convenience provision within the district as a whole retains

86.2% (£17.8m) of top-up expenditure arising within the Castleford catchment.


12.13 Combining the main food and top-up shopping market shares together, the survey

assessment (Table 7, Appendix 2b) identifies that existing provision within Castleford town

centre retains just 7.2% (£5.9m) of all convenience expenditure arising within its immediate

catchment (survey zone 6). Convenience provision outside of the town centre (main

stores and local centres) retains a further 74.1% (£61.2m).

12.14 The town as a whole retains 81.2% (£67.2m) of all convenience expenditure arising within

the Castleford catchment. The total outflow from the catchment to Knottingley and

Pontefract is 4.1% (£3.3m) and 3.5% (£2.9m) respectively.




12.15 The survey results (Table 8, Appendix 2b) indicate that the out-of-centre Asda

Glasshoughton store achieves a total convenience turnover of £68.3m; this is £39.1m

above its expected company benchmark of £29.1m. As previously detailed, it is

expected that a new foodstore in Castleford town centre itself, allied to enhancements in

mainstream foodstore provision elsewhere in the district (primarily Featherstone) would

significantly reduce this existing overtrading position.

12.16 The Aldi store in the town is identified to be overtrading by £5.3m (£8.1m survey turnover

against £2.8m benchmark). Conversely, the Morrison’s store is slightly undertrading (£5.6m

survey turnover against £8.5m benchmark); this under-performance may be attributable

to the fact that the store is converted from a former Netto format.

E) CAPACITY REVIEW


12.17 Given the current limitations of the convenience retail offer within the town centre, the

capacity modelling exercise (Table 14a, Appendix 2c) identifies an extremely limited

requirement for new convenience floorspace over the emerging plan period, as follows:

2018 2023 2026


12.18 The identified capacity, based on a constant market share basis, is clearly insufficient to

support any new substantive provision in the town centre.

12.19 In terms of the capacity position for the town as a whole, including the existing turnover

performance of the Aldi, Morrison’s and Asda stores outside of the town centre,

generates the following town-wide capacity (Table 14b, Appendix 2c):

2018 2023 2026

215 m2 (gross) 545 m2 (gross) 745m2 (gross)

12.20 Whilst this capacity would potentially support mainstream operators smaller convenience

formats (Sainsbury’s Local, Tesco Express etc.) by the end of the emerging plan period,

the capacity identified would not support a new mainstream foodstore in the town which



would deliver a step-change in provision and provide effective choice and competition

to the existing out-of-centre Asda store.

12.21 However, there is limited potential for the town as a whole to significantly increase its

existing main food retention level beyond the identified 82% level given the geographical

extent of the Castleford catchment, the nature / location of existing surrounding provision

and the fact that there will inevitably be some leakage due to brand loyalty for example.

12.22 Whilst ordinarily the significant level of overtrading which the out-of-centre Asda store

presently achieves (c. £39.1m) would generate major quantitative and qualitative

support for new centrally located provision to enhance choice and deliver effective

competition (i.e. claw-back from a dominant out-of-centre store), there are existing

commitments within and outside of the town which, if realised, would address the current

quantitative and qualitative issues.

ii) POTENTIAL FOR MARKET SHARE IMPROVEMENT - COMMITMENTS

12.23 Planning permission64 for a large foodstore (c. 5,320 m2 net sales) at Aire Street in

Castleford town centre has recently been renewed. The proposed store is located within

the town centre and if realised would deliver significant quantitative and qualitative

benefits by providing effective choice and competition to the out-of-centre Asda store to

reduce its current trading dominance. A new centrally located foodstore would also

facilitate linked trips within the town centre and act as an anchor / major attraction.

12.24 On the basis of the current commitment, allied to the fact that the approved new out-of-

centre foodstore in Featherstone would reverse some of the current inflows (c. £3.9m) to

Asda Glasshoughton, there is no quantitative need for the Council to proactively plan for

new convenience retail provision in Castleford over the emerging plan period.

12.25 However, the critical issue for Castleford going forward is the uncertainty relating to the

deliverability of the current in-centre foodstore commitment. It is our understanding that

resolution to approve the scheme was made in November 2006 with the grant of

planning permission ultimately in February 2009 following completion of a legal

agreement. A further four years have now transpired since the original planning

permission and whilst a time extension to implement has been recently granted, it is

critical that the quantitative and qualitative need arising within Castleford is urgently met.

64 LPA ref. 11/02126/RPP



12.26 Whilst it is not the role of this study to assess the deliverability of the Aire Street site, if it is

the case that the Council is genuinely (and robustly) satisfied that there is no viable

commercial or operational prospect of the commitment being realised then it should

potentially look for an alternative site in accordance with the sequential approach

having regard to suitability and deliverability. Key site selection criteria would however be

the location of any new provision relative to the town centre given the significant benefits

arising from linked trips etc.

COMPARISON

12.27 The survey analysis (Table 4, Appendix 3a) identifies that there is currently £112.1m of

comparison retail expenditure arising in the Castleford catchment (survey zone 6); this is

projected to rise to £130.1m in 2018 (£17.9m increase), £156m in 2023 and £172.3m by

2026 (£60.1m increase over Local Plan period).


TOWN CENTRE

12.28 The town centre retains 33.3% (£37.4m) of all comparison retail expenditure arising in its

immediate catchment (Table 14, Appendix 3b). The main inflow to the town centre is

from the adjoining Knottingley catchment (10.5% / £3.9m).

12.29 In terms of inflows, the town centre draws £48m of comparison expenditure from the

district as a whole (survey zones 1 – 9). However, inflows from beyond the district are

limited (£2.5m).

12.30 Overall, taking account of its market share from its immediate catchment allied to inflows,

the town centre achieves a total comparison retail turnover of £50.5m (2013).

OUT-OF-CENTRE

12.31 Retail provision outside the town centre65 claims 25.1% (£28.1m) of comparison

expenditure arising within the Castleford catchment (survey zone 6). The out-of-centre

locations also secure inflows from the Featherstone (13.9% / £4.1m), Normanton (13.3% /

£7m), Pontefract (17.9% / £10.8m) and Knottingley (13.6% / £5.1m) catchments.

65 Includes Asda Glasshoughton, Castleford Retail Park and Junction 32 Outlet Village



12.32 The out-of-centre turnover derived from the district as a whole (survey zones 1 – 9) is

£70.2m which is above that achieved by the town centre. There are also inflows from

outside of the district (c. £5.6m) which mean that out-of-centre provision as a whole

achieves a total comparison retail turnover of £75.8m (2013).

OVERALL RETENTION

12.33 Castleford as a whole (i.e. market share of the town centre and out-of-centre provision

combined together) retains 58.4% (£65.5m) of comparison retail expenditure arising within

its immediate catchment (survey zone 6).

OUTFLOWS

12.34 The main alternative destination within the district for local residents in the Castleford

catchment is Parkside Retail Park in Pontefract (9.6% / £10.8m).

12.35 In terms of leakage outside of the district, Leeds city centre draws a 9.5% (£10.6m) market

share whilst White Rose Shopping Park secures 6.6% (£7.4m).

D) INDIVIDUAL COMPARISON GOODS MARKET SHARE

12.36 The breakdown of individual comparison goods market share (Tables 5 – 13, Appendix 3b)

are summarised below.


Clothing Castleford TC 25.8% (£7.9m)


Wakefield CC 8.6% (£2.6m) Leeds CC 19.4% (£5.9m)


Small Hsehold Castleford TC 44.6% (£8m)

Castleford RP 23% (£4.2m)

Pontefract RP 6.8% (£1.2m) Leeds CC 8.1% (£1.5m)

Chemist Castleford TC 58.2% (£1.5m)


Negligible Leeds CC 5.5% (£0.1m)

Books / CDs Castleford TC 35.1% (£2.6m)

Castleford RP 35.1%(£2.6m)

Wakefield CC 8.1% (£0.6m) White Rose 13.5% (£1m)

DIY Castleford TC 19.1% (£1.3m)


Negligible Negligible

Furniture Castleford TC 38.3% (£4.4m)



Pontefract RP 5% (£0.6m)

Leeds CC 8.3% (£1m)

Electrical Castleford TC 26.7% (£5.1m)


Pontefract RP 37.3% (£7.1m) Negligible

Recreational Castleford TC 41.5% (£6.2m)


Pontefract RP 12.2% (£1.8m) Leeds CC 9.8% (£1.5m)



12.37 The survey results show that the town centre faces significant competition from out-of-

centre retail park destinations both within (Parkside Retail Park in Pontefract and Junction

32 Outlet Village in particular) and outside (White Rose Shopping Park) of the district.

12.38 The proximity and access from the Castleford catchment to Leeds city centre is also

reflected in the survey results which identify that it is particularly attractive for high street

style comparison goods, particularly clothing and fashion.

E) CAPACITY REVIEW

i) TOWN CENTRE

12.39 On the basis of forward population and expenditure growth, assuming that the current

market share of the town centre is projected forward on a constant market share basis,

the assessment (Table 19b, Appendix 3c) identifies the following quantitative capacity for

comparison retail goods over the emerging plan period:

2018 2023 2026


12.40 The capacity identified in the early phase of the emerging plan is clearly insufficient to

deliver any substantive quantitative enhancement in the existing town centre comparison

retail offer. Full planning permission66 has however recently been renewed for a new

foodstore-led development at Aire Street (c. 7,600 m2 gross) in the town centre. The

scheme would deliver a significant quantum of comparison retail floorspace (c. 1,860 m2

net sales in the foodstore along with replacement retail units). The implications on

forward strategy for the town centre over the plan period are considered below after the

headline capacity for town as a whole (including out-of-centre foodstores and retail

parks) is identified.

ii) OVERALL TOWN CAPACITY

12.41 There is a significant concentration of out-of-centre retail provision in Castleford, including

the dominant Asda store at Glasshoughton and the bulky–orientated Castleford Retail

Park (Homebase DIY anchor) to the west of the town centre. The Junction 32 Outlet

(including B&Q in close proximity) is a regional shopping destination.

66 LPA ref. 11/02126/RPP



12.42 When the turnover of this out-of-centre provision is added to that of the town centre, the

assessment (Table 19d, Appendix 3c) identifies the following quantitative capacity:

2018 2023 2026


12.43 The forward strategy for the town as a whole is detailed below.

iii) COMMITMENTS AND FORWARD STRATEGY

12.44 The turnover of the Aire Street foodstore commitment is in the order of £12m; a significant

proportion of this expenditure is likely to be drawn from the existing out-of-centre Asda

store given that the new store would be compete on a ‘like-for-like’ basis. The impact on

Asda will be negligible given that the store, which is afforded no policy protection due to

its out-of-centre status, is identified as significantly overtrading.

12.45 The quantitative claims of the commitment do however generate a negative capacity

(Table 19g, Appendix 3c) in Castleford until the latter phase (post 2023) of the emerging

plan. Whilst a quantitative need (c. 1,565 m2 gross) is identified in 2026, it is considered

that there is no requirement for the Council to proactively plan for new comparison retail

provision in Castleford over the emerging plan period; a future update to this study should

identify needs.

12.46 The prospects of securing commercial interest to deliver a step change in the

performance of the town centre in particular are likely to be limited due to the proximity

to regional shopping destinations including Junction 32, Birstall Shopping Park and Leeds.

12.47 In relation to future out-of-centre development at Junction 32 Outlet, whilst it is not a

specific requirement of the study brief to assess its potential, the survey results clearly

identify that the facility serves a sub-regional catchment which is likely to extend into

South Leeds, East Riding and Selby. Any future development should be assessed against

NPPF policy tests.

LEISURE

12.48 As detailed in the introduction, the leisure offer in Castleford is dominated by the out-of-

centre Xscape facility which is a regional attraction. The town centre has a traditional

evening economy focused around pubs and local restaurants.



12.49 The leisure expenditure figures for the catchment is summarised in the table below.

12.50 The survey results identify the following leisure visitation patterns:

CINEMA; half of local residents in Castleford visit the cinema regularly. As to be

expected almost all residents (98%) visit Cineworld Xscape.

INDOOR SPORTS / HEALTH & FITNESS; 17.6% of local residents in the catchment

regularly visit a gym. The most popular destination is Xercise4Less at Xscape (29.4%),

followed by Castleford Swimming Pool, Castlelock Lane Sports Centre and

Exercise4Less in Wakefield (all 11.8%).

TEN-PIN BOWLING; 21.6% of local residents regularly bowl. The main destination for

nearly all (95.5%) is Bowlplex at Xscape.

RESTAURANTS AND SOCIALISING; 65.7% of local residents in the catchment regularly

eat out at restaurants. Castleford town centre and Xscape are the main destination

for eating out for 75% of local residents; Leeds city centre attracts 9.4%. In terms of

socialising, half of residents regularly go out. Most residents (64.6%) stay locally in

Castleford with a further 14.6% visiting Leeds city centre.

ARTS AND CULTURE; just over a quarter (26.5%) of residents in Castleford visit art and

cultural facilities. The survey results show that most residents (52.7%) go to Leeds city

centre, followed by Wakefield (21.1%). A total of 5.3% of local residents visit the

Bridge Arts Gallery in Castleford.

12.51 Given the proximity to the regional Xscape leisure destination, there will be limited

commercial demand or potential in our view to attract the operators and facilities

needed to enhance the town centre leisure offer.


person (£)


Alcoholic Drinks 201 £1m 232

Cinema 11 £0.5m 18






13. KNOTTINGLEY 13.1 The town is located to the far east of the district close to the strategic M62 and A1 (M)

junction. The town’s catchment is relatively discrete given its separation from the larger

centres of Pontefract and Castleford by virtue of the motorways. However, there is a

large rural hinterland to the north and east towards Selby.

13.2 The town centre retail offer is extremely limited aside from a full range Morrison’s

foodstore. Planning permission has however been granted for a new foodstore (1,758 m2

gross)67, in the town, potentially to be operated by a discount retailer, which would

enhance choice for local residents.

CONVENIENCE

13.3 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Knottingley


£33.9m in 2023 and £35.2m by 2026 (£6m increase over Local Plan period).

A) MAIN FOOD

13.4 There is a total (Table 4a, Appendix 2a) of £21.9m of main food expenditure arising within

the Knottingley catchment (survey zone 8); this is projected to rise to £23m in 2018, £25.4m

by 2023 and £26.4m in 2026. The survey results (Table 5a, Appendix 2b) identify the

following main food shopping patterns:

TOWN CENTRE; the Morrison’s store in the town centre retains 64.3% (£14.1m) of main

food spend arising within its immediate catchment.

INFLOWS; the Morrison’s store attracts some inflows from the Castleford (5% / £3.1m),

Pontefract (8.4% / £2.8m) and Doncaster68 (5.1% / £3.1m) catchments.

LEAKAGE; the main outflows are to Asda Glasshoughton (8.2% / £1.8m) and the out-

of-centre Aldi in Pontefract (11.2% / £2.4m).

13.5 Overall, existing convenience provision within the district retains 98.9% (£21.6m) of

convenience expenditure arising within the Knottingley catchment.

67 LPA Application Ref. 12/00899/FUL 68 Doncaster defined as Buffer Zone 2.



B) TOP-UP FOOD

13.6 The top-up expenditure pot (Table 4b, Appendix 2a) within the Knottingley catchment is

presently £7.3m; this is projected to rise to £7.7m in 2018, £8.5m in 2023 and £8.8m by 2026

(Local Plan end date).

13.7 The survey results (Table 6a, Appendix 2b) identify the following shopping patterns:

TOWN CENTRE; the town centre retains 49.3% (£3.6m) of top-up spend from the

Knottingley catchment; this market share is primarily attributable to the Morrison’s

store (45.2% market share from the catchment).

NON TOWN CENTRE; local centres within the Knottingley catchment (Ferrybridge and

Racca Green) secure a further 19.2% (£1.4m) of top-up spend arising.

OVERALL MARKET SHARE; Knottingley as a whole retains 68.5% (£5m) of top-up spend

arising within its immediate catchment.

INFLOWS; there are negligible inflows to the town from surrounding catchments.

LEAKAGE; the main leakage is to convenience provision in Pontefract (20.5% / £1.5m).

13.8 Overall, convenience provision in the district retains 94.6% (£6.9m) of top-up expenditure

arising within the catchment.


13.9 When the main food and top-up retention levels are combined, the survey (Table 7,

Appendix 2b) identifies that the town centre (including Morrison’s) retains 60.6% (£17.6m)

of all convenience spend arising in its immediate catchment. Local centres claim a

further 5.6% (£1.6m). The overall town-wide retention is therefore 66.1% (£19.3m).

13.10 The main outflows are to Pontefract (22.7% / £6.6m) and Castleford (8.4% / £2.4m). The

overall retention level for the district as a whole is 97.8% (£28.5m).


13.11 Whilst the in-centre Morrison’s is the primary destination for local residents, the survey

results (Table 8, Appendix 2b) identifies that the store is presently under-trading by £3.6m

against company benchmark (£30.4m survey turnover against £34m benchmark).



E) CAPACITY REVIEW

13.12 The baseline capacity assessment (Table 13a, Appendix 2c) identifies a minimal (c. 250 m2

gross) convenience floorspace requirement for the town centre over the emerging plan

period to 2026. Planning permission69 has however recently been granted for a new

foodstore (c. 1,758 m2 gross) which is assumed will be operated by a deep discounter

given the approved store layout and configuration. A new deep discounter would

further enhance local residents choice beyond the existing in-centre (full range)

Morrison’s store and would claw-back some main food expenditure which is presently

flowing from the Knottingley catchment to the out-of-centre Aldi store at South

Baileygate (far eastern extent of Pontefract).

13.13 On the basis of the foodstore commitment, allied to the existing Morrison’s full range offer,

it is considered that there is no need for the Council to proactively plan for new

convenience retail provision in Knottingley over the emerging plan period. The

performance of the town should however continue to be monitored.

COMPARISON

13.14 The comparison expenditure pot (Table 4, Appendix 3a) in the Knottingley catchment is

presently £37.7m (2013); this is projected to rise to £43.8m (2018), £52.4m (2023) and

£57.7m (2026). The projected increase over the Local Plan period to 2026 is c. £20.1m.


13.15 The survey results (Table 14, Appendix 3b) identifies that the town centre as a whole,

including Morrison’s, retains 9.5% (£3.6m) of comparison goods expenditure arising within

its immediate catchment (survey zone 8); this is a relatively low retention level and reflects

the limited nature of the town centre comparison retail offer.

13.16 There are extremely limited inflows from adjoining catchments both within and outside of

the district. Overall, when its market share from its immediate catchment and inflows are

combined, the town centre achieves a (survey-based) comparison turnover of £6.3m

13.17 Given the low level of retention, there are significant outflows of expenditure from the

catchment to destinations both within and outside of the district. In terms of destinations

69 LPA ref. 12/00899/FUL



within the district, the main flows are to Pontefract (42.1% / £15.9m) and Castleford (24.1%

/ £9.1m)70. White Rose (5.3% / £2m) and Leeds city centre (4.1% / £1.5m) are the

alternative destinations outside of the district.


13.18 The individual comparison market share secured by the town centre is summarised below.


Clothing Knottingley TC 2% (£0.2m) Pontefract TC 22.5% (£2.3m)




Leeds CC 8.2% (£0.8m)

Small Hsehold Knottingley TC 13% (£0.8m) Pontefract TC 55.1% (£3.3m)



Chemist Knottingley TC 38.1% (£0.3m) Pontefract TC 39.1% (£0.3m)


Negligible

Books / CDs Knottingley TC 25% (£0.6m) Pontefract TC 34% (£0.9m)



DIY Knottingley TC 1.3% (£0.03m) Castleford RP 65.8% (£1.6m)


Negligible

Furniture Knottingley TC 3.3% (£0.1m) Pontefract TC 34.4% (£1.3m)


Doncaster TC 4.9% (£0.2m)

Leeds CC 4.9% (£0.2m)

Electrical Knottingley TC 2.6% (£0.2m) Pontefract TC 57% (£3.6m)


Negligible

Recreational Knottingley TC 23.9% (£1.3m) Pontefract TC 26.1% (£1.4m)


Leeds CC 4.3% (£0.2m)


13.19 Overall, the survey results highlight that the majority of local residents in the Knottingley

catchment look towards retail provision (town centre and out-of-centre) in the nearby

larger centres of Pontefract and Castleford.

C) CAPACITY REVIEW

13.20 The town centre retail offer is extremely limited aside from the non-food element of

Morrison’s store. The survey results actually record that Morrison’s achieves a higher

comparison turnover than the town centre as a whole. The overall comparison turnover

of the town centre is £6.3m.

70 The market share for each town reflects town centre and out-of-centre combined.



13.21 Projecting the town centre market share forward on a constant market basis against

expected population and expenditure growth, the assessment (Table 18b, Appendix 3c)

identifies the following capacity in the town over the emerging plan period:

2018 2023 2026


13.22 The capacity identified is insufficient to support any new substantive comparison retail

development in the town centre. As with other comparable centres in the district, it is

considered that there is limited prospect of attracting the necessary national multiple

retailers to deliver a step-change in provision and performance. The proximity and

access from the town to higher order centres in the sub-region (Leeds, Junction 32 Outlet

and Birstall Shopping Park) constrain retailer demand.

13.23 The existing in-centre Morrison’s store does however meet local residents’ daily top-up

comparison shopping needs and this should be complemented by the recent approval

of a new retail scheme in the town centre, as detailed below.

iii) COMMITMENTS

13.24 Planning permission71 has been granted for a new retail development in the town centre

comprising a new foodstore (likely to be occupied by a deep discounter) and small retail

units (c. 110 m2 gross). Whilst the comparison retail offer delivered by the committed

development will be relatively small, the assessment (Table 18e, Appendix 3c) identifies

that there would be no need for any additional comparison retail floorspace over the

emerging plan period.

71 LPA ref. 12/00899/FUL



LEISURE

13.25 The catchment expenditure for individual leisure activities is set out below.

13.26 The relatively limited leisure offer within the town is reflected in the leisure visitation

patterns as follows:

CINEMA; 34% of residents in the catchment regularly visit the cinema; the least out of

all the survey zones. All residents in this catchment visit Cineworld at Xscape.

INDOOR SPORTS / HEALTH & FITNESS; only 9% of residents regularly use the gym; the

least of all of the catchment areas. The majority of residents (66.6%) visit Knottingley

Sports Centre in the town centre. The remainder use facilities in Wakefield, Pontefract

and also outside of the study area.

TEN-PIN BOWLING; 21% of local residents regularly bowl. Nearly all local residents

(95.2%) visit Bowlplex at Xscape.

RESTAURANTS AND SOCIALISING; 61% of local residents in the catchment regularly eat

out at restaurants. Castleford is the main destination, attracting 53.2% of local

residents, followed by Pontefract (14.9%) and Knottingley itself (10.6%). In terms of

socialising, 38% of residents from this catchment area regularly go out; this is the least

of all the catchment areas in the district. Approximately a third (33.3%) of the local

residents visit Knottingley with 18.2% going to Pontefract and Castleford respectively.

12.1% go to Leeds city centre and other places outside of the study area.

ARTS AND CULTURE; 15% of residents in the catchment regularly visit art and cultural

facilities; the least out of all the survey zones. The main destination for art and cultural


person (£)



Cinema 9 £0.2m 18






activities from this catchment area is Leeds (40%), followed by Wakefield (30%),

Pontefract (20%) and Bradford (10%).

13.27 Given the location of the town and its proximity and accessibility to larger centres and

regional leisure destinations (Xscape) both within and outside of the district, it is our view

that it is unlikely that it would be able to attract the necessary operators to deliver a step

change in its leisure offer going forward.



14. HEMSWORTH / SOUTH ELMSALL 14.1 The Rural South East catchment within the district comprises two distinct towns.

Hemsworth is located in the south western part of the catchment and serves a rural

hinterland extending to the Rural South catchment to the west (including villages such as

Ryhill) and southwards beyond the district boundary. South Elmsall (and the adjacent

centre of Moorthorpe) is located in the south eastern part of the district and is close to

Doncaster.

14.2 The retail offer within both centres is predominantly orientated towards meeting local

convenience and service needs. Hemsworth has a modern edge-of-centre Tesco store

(planning permission72 to extend) and discounters including Farmfoods and Iceland.

South Elmsall lacks a full range foodstore and the convenience offer is predominantly

orientated towards small-scale top-up shopping with Heron and Sainsbury’s Local stores.

There is a freestanding Asda store (former Co-Op) in Moorthorpe which adjoins South

Elmsall. The town centre market is particularly popular.

CONVENIENCE

14.3 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Rural South


£96.7m by 2023 and £100.4m by 2026 (Local Plan period end date).

A) MAIN FOOD

14.4 The main food expenditure pot (Table 4a, Appendix 2a) is currently £66.4m; this is

projected to rise to £69.1m in 2018, £72.5m by 2023 and £75.3m in 2026. The survey results

(Table 5a, Appendix 2b) identify the following shopping patterns in the Rural South East

catchment (survey zone 9) as a whole:

HEMSWORTH; the town centre retains just 6.8% (£4.5m) of main food expenditure

arising within the wider catchment (survey zone 9). The edge-of-centre Tesco store

claims a 31.8% (£21.1m) of main food expenditure arising. The overall (combined)

retention level is therefore 38.6% (£25.6m).

72 LPA Application Ref. 10/01459/FUL



SOUTH ELMSALL; the survey results do not identify that existing convenience provision

within the town centre performs a main food shopping role. However, the Asda store

claims a 10.6% (£7m) market share.

OVERALL RETENTION (HEMSWORTH AND SOUTH ELMSALL); the towns between them

retain 49.2% (£32.7m) of main food expenditure arising within the wider catchment.

INFLOWS; the Tesco Hemsworth store attracts minor inflows from the Rural South (3% /

£1.6m) and Barnsley73 (5.2% / £6m) catchments.

LEAKAGE (DISTRICT); the main outflows are to convenience provision in Pontefract

(20.5% / £13.6m).

LEAKAGE (OUTSIDE DISTRICT); the main alternative foodstore destinations outside of

the district is Morrison’s Cortonwood (5.6% / £3.7m) and mainstream stores in

Doncaster (11.1% / £7.4m).

14.5 Overall, existing convenience provision within the district retains 81.1% (£53.8m) of main

food expenditure arising within the Rural South East catchment zone; this is the second

lowest retention level of any of the catchments (zones 1 – 9) within the district aside from

Ossett / Horbury catchment.

B) TOP-UP FOOD

14.6 The top-up expenditure pot (Table 4b, Appendix 2a) within the wider catchment is

projected to rise from £22.1m (2013), to £23m in 2018, £24.2m by 2023 and £25.1m in 2026.

The survey results (Table 6a, Appendix 2b) identify the following shopping patterns:

HEMSWORTH; the town centre retains 10.3% (£2.3m) of top-up spend arising within the

catchment. The edge-of-centre Tesco store claims 15.4% (£3.4m). The town overall

therefore retains 25.7% (£5.7m).

SOUTH ELMSALL; the town centre claims a 4.5% (£1m) market share. The Asda store

claims a further 11.5% (£2.5m). The town overall therefore retains 16% (£3.5m).

OVERALL RETENTION; the two respective towns retain 41.7% (£9.2m) of top-up

expenditure arising within the catchment. Local centres (South Kirby, Upton etc.)

claim a further 33.1% (£7.3m) market share. The overall catchment retention level is

therefore 74.8% (£16.5m).

73 Buffer Zone 1



INFLOWS; Tesco Hemsworth attracts minor inflows from the Barnsley catchment (4.2% /

£1.6m).

OUTFLOWS; existing convenience provision within the Pontefract catchment attracts

13.3% (£2.9m) of top-up spend arising within the wider catchment.

LEAKAGE; there are extremely limited outflows of top-up spend to other locations


14.7 Overall, the district retains 92.1% (£20.4m) of top-up spend arising within the Rural South

East catchment.


14.8 The survey results when combined (Table 7, Appendix 2b) detail that Hemsworth town

centre retains just 7.7% (£6.8m) of overall convenience expenditure arising within the Rural

South East catchment. The edge-of-centre Tesco store claims a 27.7% (£24.5m) market

share. The town overall retains 35.4% (£31.3m).

14.9 South Elmsall retains 12% (£10.6m) of catchment spend; this is primarily attributable to the

Asda store which claims 10.8% (£9.6m) from the catchment. Local centres claim a further

8.3% (£7.3m).

14.10 Combining the respective market shares together, 55.6% (£49.2m) of overall convenience

expenditure arising within the catchment is retained within it. The district as a whole

retains 83.9% (£74.2m).


14.11 The survey results identify that the Tesco store in Hemsworth is currently trading £8.8m

above expected benchmark (£33.9m survey turnover against £25.1m benchmark). The

Asda store in South Elmsall (Moorthorpe) is trading £4.6m below expected benchmark

(£11.4m survey turnover against £16m benchmark).

E) CAPACITY REVIEW - HEMSWORTH

14.12 Whilst the capacity modelling exercise (Tables 17a-b, Appendix 2c) identifies a minor (c.

360 m2 gross) convenience floorspace in Hemsworth over the emerging plan period, it is

considered that there is no overriding quantitative and qualitative need for the Council to

proactively plan for new provision in the town.



14.13 There is extant planning permission74 for an extension to the existing Tesco store in the

town, which if implemented, will alleviate the current overtrading position (c. £8.9m).

Although the Tesco store is located immediately adjacent to but outside of the existing

adopted town centre boundary (thereby edge-of-centre), it is our view that it effectively

performs a town centre anchor function.

14.14 Given that the full-range Tesco store is complemented by niche discounters such as

Iceland and Farmfoods, it is considered that there is no quantitative or qualitative

deficiency in retail provision in the town which the Council needs to address as part of the

emerging plan.

F) CAPACITY REVIEW – SOUTH ELMSALL


14.15 The town centre performs a relatively limited main food shopping function at present (no

market share recorded in the survey results); this is reflective of the existing convenience

offer within the town centre (Sainsbury’s Local, Heron Foods and local independents)

which are predominantly orientated towards meeting local daily top-up convenience

shopping needs. The main convenience destination in the locality is the standalone Asda

store in Moorthorpe to the immediate west of South Elmsall town centre. The Asda store,

which is a converted former Co-Op, presently retains 10.6% (£7m) of main food

expenditure arising within the wider catchment (survey zone 9) as a whole.

14.16 Taking the deficiencies and relatively low convenience turnover which the Asda store

achieves, the capacity modelling assessment (Tables 18a-b, Appendix 2c) identifies

extremely limited quantitative capacity (c. 110 m2 gross) by the end of the emerging plan

period; this is clearly insufficient to support any new mainstream convenience retail

provision in the town.

ii) POTENTIAL FOR MARKET SHARE ENHANCEMENT

14.17 The prospects of achieving a significant increase in the main food market share

performance of South Elmsall as a whole (including the Asda Moorthorpe store) towards

the retention levels (c. 60-70%) of other comparable towns in the district is limited by:

74 LPA ref. 10/01459/FUL



The proximity of the town to Hemsworth constrains the western extent of the

catchment which new convenience provision in South Elmsall could realistically serve.

Local residents in this area are unlikely to divert from the Tesco Hemsworth store.

The overall geographical extent of the defined catchment (survey zone 9) which

extends a significant distance from South Elmsall in the far south to Pontefract and

Featherstone in the far north. It is unlikely that local residents in villages in the northern

extent of the catchment would travel to South Elmsall given proximity and access to

these other centres which have mainstream foodstore provision.

14.18 On this basis, a scenario (Tables 18c-d, Appendix 2c) has been modelled whereby the

main food market share which South Elmsall presently achieves from its immediate

catchment is increased from 10.6% at present (solely attributable to Asda) to 25%; this

generates an additional £9.6m of expenditure to support new provision. Small increases

in market share are also likely from the two buffer (survey) zones beyond the district

boundary (Barnsley and Doncaster) given proximity to surrounding villages.

14.19 The market share enhancement detailed above therefore generates the following

quantitative capacity over the plan period:

14.20 The capacity identified is insufficient in our view to support a mainstream foodstore of the

scale required to firstly achieve the market share enhancement identified (i.e. effectively

compete on a like-for-like basis with other full-range stores) but also provide a full-range

store which is capable of providing genuine choice and competition for local residents in

the southern part of the catchment who presently shop at either Tesco Hemsworth or

other outlying mainstream stores outside of the district.

14.21 As with Normanton, whilst there may be some merit in the Council exploring the potential

to relocate (‘up-size’) the existing Asda to a larger store format in the town given that its

current convenience turnover (c. £11m) could, alongside the expenditure released by

the potential market share increase (£9.6m), broadly support a store of a comparable

scale to the existing Tesco Hemsworth store, it is uncertain as to whether there would be


SOUTH ELMSALL c. 1,585 m2 (gross) c. 1,680 m2 (gross) c. 1,740 m2 (gross)



any realistic commercial demand given existing Asda representation in and around

Barnsley and Doncaster in particular.

14.22 On this basis, it is our view that a more appropriate strategy would be for the Council to

promote a new deep discount foodstore in South Elmsall as this would:

Enhance choice and competition for local residents in the town and the immediate

southern part of the wider catchment (survey zone 9) by providing a specific retail

offer which is presently lacking from the catchment. South Elmsall and Hemsworth

have small Iceland, Heron and Farmfoods stores but no deep discounter.

Complement the existing mainstream convenience offer (Tesco) at Hemsworth and

address a qualitative deficiency in existing provision.

14.23 Whilst a deep discounter is unlikely to achieve the modelled increase in main food market

share achieved by the town given that it could not compete on a like-for-like basis with

mainstream full-range foodstores, the turnover claims of a new discount store would be

significantly less by virtue of lower convenience sales density.

14.24 It is our view that the Council should seek to identify an appropriate sequentially

compliant site in South Elmsall to meet the quantitative and qualitative need identified. It

is however important that the store is centrally located so as to facilitate linked shopping

trips so as to derive sustainability and economic benefits.

COMPARISON

14.25 The overall comparison expenditure pot (Table 4, Appendix 3a) within the catchment

(survey zone 9) is currently £121.7m (2013); this is projected to rise to £140.1m (2018),

£159.1m (2023) and £175.2m (2026). The projected growth in comparison expenditure

within the catchment is therefore £53.5m over the Local Plan period (to 2026).





14.26 The survey results (Table 14, Appendix 3b) for the catchment are set out below.

HEMSWORTH

14.27 The town centre only retains 4% (£4.9m) of comparison goods expenditure arising within

the wider catchment (survey zone 9). The edge-of-centre Tesco store76 retains a further

2% (£2.5m) market share. The town as a whole therefore retains 6% (£7.4m) of

comparison goods expenditure arising within its wider catchment (survey zone 9).

14.28 There are extremely limited inflows to Hemsworth from surrounding catchment zones. The

overall (survey-derived) comparison turnover of the town is £10.7m.

SOUTH ELMSALL

14.29 The town centre retains 4.5% (£5.5m) of comparison goods expenditure arising within the

wider catchment. The edge-of-centre Asda store77 claims a 1.3% (£1.5m) market share.

The town as a whole therefore retains 5.7% (£7m) of comparison retail expenditure arising

within the wider catchment.

14.30 There are extremely limited inflows to South Elmsall from surrounding catchment zones.

The overall (survey-derived) comparison turnover of the town is £7.9m.

OVERALL RETENTION

14.31 Taking the market share secured by Hemsworth and South Elmsall together, the

catchment retains 11.7% (£14.4m) of comparison goods expenditure arising within the

catchment (survey zone 9). This low market share reflects the current deficiencies in the

comparison retail offer in the respective towns and the fact that the catchment area

(survey zone 9) extends a significant distance to the north.

LEAKAGE (DISTRICT)

14.32 Local residents travel to a number of destinations within the district for comparison retail

shopping. The survey results identify that Wakefield (18.1% / £22.1m) is the most popular

location, followed by Pontefract (16% / £19.5m) and Castleford (8.6% / £10.5m)78.

76 Tesco is currently located beyond adopted town centre boundary 77 Edge of centre but actually located within Moorthorpe 78 The market shares for each respective settlement reflect in-centre and out-of-centre market shares combined.



14.33 The survey results detail that the district as a whole retains just 55.9% (£68m) of comparison

goods expenditure arising within the catchment.

LEAKAGE (OUTSIDE DISTRICT)

14.34 A total of 40.9% (£49.8m) of comparison expenditure flows to destinations outside of the

district; the main locations are Doncaster 16.6% (£20.2m) and Barnsley (12.4% / £15.1m)79.


14.35 The market share performance for each individual comparison retail goods category is

summarised below.


Clothing Hemsworth80 1.4% (£0.5m)

South Elmsall81 1.9% (£0.6m)



Barnsley 18.8% (£6.1m)

Doncaster 22% (£7.1m)

Leeds 7% (£2.3m)

Small Hsehold Hemsworth 9.7% (£1.9m)

South Elmsall 2.5% (£0.5m)



Barnsley 10.4% (£2m)

Doncaster 22.4% (£4.4m)

Chemist Hemsworth 24% (£0.7m)




Books / CDs Hemsworth 13.5% (£1.1m)

South Elmsall 0%




DIY Hemsworth 5.6% (£0.4m)


Castleford RP 30.6% (£2.2m) Barnsley 14% (£1.1m)

Furniture Hemsworth 5.3% (£0.7m)



Pontefract TC 15.3% (£2m)



Electrical Hemsworth 3.2% (£0.6m)





Barnsley 7.8% (£1.6m)

Recreational Hemsworth 8.8% (£1.4m)




Barnsley 18% (£2.9m)

14.36 The survey results identify that the respective town centres perform limited comparison

shopping roles. The main alternative destinations within the district are the larger centres

of Wakefield and Pontefract. In terms of leakage outside of the district, the most notable

flows are to the sub-regional centres of Doncaster and Barnsley; these outflows are in part

79 Market share reflects in-centre and out-of-centre combined. 80 Includes Tesco 81 Includes Asda (Moorthorpe)



attributable to the respective centres being in closer proximity to local residents living in

the south of the catchment.

C) CAPACITY REVIEW - HEMSWORTH

14.37 The assessment (Table 22b, Appendix 3c) identifies that the turnover of the town centre

(excluding Tesco), when projected forward on a constant market share basis against

expected population and expenditure growth, generates the following capacity:

2018 2023 2026


14.38 The quantitative need for the town as a whole does however increase when the (survey-

derived) comparison turnover of the (current) edge-of-centre Tesco store (c. £4.1m) is

combined with the town centre, as follows:

2018 2023 2026


14.39 There is however full planning permission for the existing edge-of-centre Tesco store to

extend (c. 650 m2 net additional comparison floorspace) and it is considered that there is

no need for the Council to proactively plan for new comparison retail provision in the

town over the emerging plan period.

14.40 The Tesco store will adequately meet local residents’ daily top-up comparison shopping

needs and it is unlikely in our view that the town could attract the sufficient quantum or

quality of retailers required to deliver a step change in its market share performance. The

town serves a predominantly rural hinterland and Doncaster town centre, which has a

higher order comparison retail offer, is readily accessible. The town is secondary in

commercial terms and will continue to meet top-up needs.

D) CAPACITY REVIEW – SOUTH ELMSALL

14.41 The town centre has a relatively limited comparison retail offer which is predominantly

orientated towards meeting daily top-up comparison shopping needs. The baseline

capacity generated on a constant market share basis against projected population and

expenditure growth is as follows (Table 23a, Appendix 3c):



2018 2023 2026


14.42 As with other towns within the district, the capacity is insufficient in the short to medium

phases of the emerging plan period to support any new substantive comparison retail

development. The town serves a small catchment and will continue to serve localised

day-to-day comparison shopping needs. The proximity and access to Doncaster restricts

likely commercial demand to significantly enhance comparison retail provision by

attracting the necessary national multiples. The focus for the town centre should be

qualitatively distinguishing it in the retail hierarchy from focusing on its local independent

offer (i.e. promoting the existing town centre market etc.).

14.43 There is no need in our view for the Council to proactively plan for new comparison retail

provision in the town over the emerging plan period.

LEISURE


14.45 The leisure offer within the respective towns is limited to traditional evening economy uses;

this is reflected in the survey results as follows:

CINEMA; 41.1% of local residents in the catchment regularly visit the cinema. The

majority (76.6%) visit Cineworld at Xscape. A further 18.5% go to Cineworld in

Wakefield. A small number of residents visit cinemas in Doncaster and Barnsley.


person (£)

Restaurants/Cafes 345 £19m 440


Cinema 10 £0.5m 18

Theatre / Concerts 18 £1m 33





INDOOR SPORTS / HEALTH & FITNESS; 15.5% of residents regularly use the gym in this

catchment area. The main destination is Minsthorpe Swimming Pool (16.4%), followed

by Pontefract Squash Club (12.9%) and Fitness First in Pontefract (9.5%).

TEN-PIN BOWLING; 14.3% of local residents bowl regularly. The main destination is

Bowlplex at Xscape (72%). A further 20.6% visit Wakefield Superbowl.

RESTAURANTS AND SOCIALISING; just over half (51.7%) of local residents in the

catchment regularly eat out at restaurants; the least of all the catchment zones in the

district. The main destination is Xscape (23.3%), followed by Wakefield (14.1%) and

Leeds (9.5%). Ackworth Moor Top attracts 8.7% of local residents. In terms of

socialising, 49.1% of residents go out regularly. Most stay locally at Ackworth Moor

Top (21%) and South Elmsall (18.7%). Alternative destinations outside of the district

include Barnsley, Doncaster and Leeds (6.2% respectively).

ARTS AND CULTURE; just under a quarter (24.7%) of local residents in the catchment

regularly visit art and cultural facilities. The vast majority of local residents from this

catchment area go to art and cultural facilities outside of the study area, with only

30.8% going to Wakefield.

14.46 Overall, the survey results highlight the current deficiencies of the leisure offer within the

catchment as a whole. It is our view that there are limited prospects of attracting the

necessary leisure operators required to deliver a step change. The proximity and access

to Castleford, Wakefield, Doncaster and Barnsley significantly reduces the catchment

that such facilities could serve.



15. RURAL SOUTH 15.1 The Rural South catchment covers a significant part of the district, extending from the

south of Horbury and Wakefield eastwards. The catchment comprises a number of small

outlying villages and local service centres including Ryhill, Crofton and Sharlston. There

are Asda and Aldi stores at Sandal in the far south of Wakefield city which serve the Rural

South catchment (as well as residents in south of Wakefield). Given the geographical

extent of the catchment, there is no one particular dominant centre.

CONVENIENCE

15.2 The overall convenience expenditure pot (Table 3, Appendix 2a) within the Rural South

catchment (survey zone 3) is £72.9m (2013); this is projected to rise to £75.5m in 2018,

£76.8m by 2026 (Local Plan end date).

A) MAIN FOOD

15.3 The main food expenditure pot within the catchment (Table 4a, Appendix 2a) is

projected to rise from £54.7m in 2013 to £56.7m in 2018 and £57.6m by 2026. The survey

results (Table 5a, Appendix 2b) identify the following main food shopping patterns:

MAIN FOOD SPEND FLOWS; local centres within the catchment retain just 1% (£0.5m)

of main food spend arising within the catchment. The primary shopping destinations

for local residents are Asda Sandal (50% / £27.4m), Sainsbury’s Ings Road (13% /

£7.1m) and the main foodstores (Sainsbury’s Trinity Walk and Morrison’s Ridings

Centre) in Wakefield city centre (12% / £6.5m).

OUTFLOWS; despite small settlements in the far south of the catchment being

equidistant from Barnsley, there are extremely limited (c. 1%) outflows from the district.

15.4 Overall, existing convenience provision within the district retains 98% (£53.6m) of main

food expenditure arising within the Rural South catchment.

B) TOP-UP FOOD

15.5 The top-up expenditure pot (Table 4b, Appendix 2a) within the catchment is currently

£18.2m; this is projected to rise to £18.9m in 2018 and £19.2m by 2026. The survey results

(Table 6a, Appendix 2b) identify the following shopping patterns:



TOP-UP MARKET SHARE; local centres retain 43.9% (£8m) of top-up expenditure arising

within the catchment. Convenience provision within Wakefield retains 50.1% (£9.1m).

INFLOWS; there are no significant inflows from surrounding catchments.

LEAKAGE; given that local centres and Wakefield retains c. 94% of top-up spend

arising within the catchment, there is limited outflows to alternative destinations within

or outside of the district.

15.6 Overall, the district retains 96.5% (£17.6m) of top-up spend arising within the Rural South



15.7 Existing convenience provision within the local centres retains 11.7% (£8.6m) of all

convenience expenditure arising within the immediate catchment (Table 7, Appendix

2b). The main destination is Wakefield which draws 78.5% (£57.3m) of catchment spend.

Asda Sandal is the primary shopping destination (42.8% / £31.2m from the catchment).

COMPARISON

15.8 There is £104.3m of comparison expenditure (Table 4, Appendix 3a) arising within the Rural

South catchment (survey zone 3); this is projected to increase to £119.4m in 2018, £127.2m

(2023) and £139.4m by 2026. The growth in comparison expenditure in the catchment

over the Local Plan period as a whole is £35.1m.


15.9 There is no main defined town centre within the Rural South catchment. The Asda and

Aldi stores at Sandal do however retain 6.7% (£6.9m) of comparison retail expenditure

arising within the Rural South catchment (survey zone 3).

15.10 The primary comparison retail destination for local residents in the catchment is Wakefield

where the city centre secures 41.2% (£43m) of comparison expenditure and out-of-centre

provision a further 21.9% (£22.9m).

15.11 The main leakage outside of the district is to Leeds city centre (4.5% / £4.8m) and

Meadowhall in Sheffield (6.1% / £6.4m).




15.12 The individual comparison goods market share is summarised below:


Clothing Asda Sandal 0.0% Wakefield CC 51.1% (£14m)

Leeds CC 8.7% (£2.4m)

Meadowhall 13% (£3.6m)

Small Hsehold Asda Sandal 18.1% (£3.1m) Wakefield CC 38.9% (£6.7m)

Wakefield RP 13.9% (£2,.4m)

Leeds CC 5.6% (£m)

Meadowhall 9.7% (£1.7m)

Chemist Asda Sandal 24.1% (£0.7m) Wakefield CC 42.4% (£1.2m) Negligible

Books / CDs Asda Sandal 17.3% (£1.2m) Wakefield CC 67.5% (£4.6m) Negligible

DIY Asda Sandal 1,2% (£0.1m) Wakefield CC 28.8% (£1.8m)


Negligible

Furniture Asda Sandal 0.0% Wakefield CC 36.8% (£4.2m)



Electrical Asda Sandal 4% (£0.7m) Wakefield CC 26.7% (£4.5m)



Recreational Asda Sandal 6.5% (£0.9m) Wakefield CC 41.3% (£5.5m)


Negligible

15.13 The survey results show that most local residents in the Rural South catchment look

towards retail provision within Wakefield (city centre and out-of-centre) for their main

comparison retail shopping needs.

LEISURE



person (£)



Cinema 12 £0.5m 18






15.15 As there are no leisure facilities in the Rural South catchment aside from traditional village

pubs and restaurants, the survey results show that local residents primarily visit Wakefield

for leisure activities:

CINEMA; just under half (49%) of local residents in the catchment regularly visit the

cinema. The majority (75.5%) visit Cineworld in Wakefield. A further 20.4% visit

Cineworld at Xscape. A very small number (4%) visit cinemas in Leeds.

INDOOR SPORTS / HEALTH & FITNESS; 22% of residents in the Rural South catchment

regularly use the gym. The majority visit (68.2%) visit facilities in Wakefield with

Exercise4less and Green Health and Fitness each attracting 18.2%. A further 9.1% of

residents visit the Havercroft & Ryhill Sports Centre. A total of 13.6% of residents use

facilities outside of the study area.

TEN-PIN BOWLING; 16% of local residents regularly bowl. The main locations are

Bowlplex at Xscape (43.7%) and Wakefield Superbowl (37.5%). The fact that some

local residents are travelling a significant distance beyond the existing facility in

Wakefield, which is in close proximity and on the main route to the south of the city,

suggests that there is a deficiency in relation to the existing facility.

RESTAURANTS AND SOCIALISING; 68% of residents in the Rural South regularly eat out

at restaurants with just over half (54.5%) visiting Wakefield. Leeds City Centre attracts

12.1% of local residents as the main alternative location for people eating out from

this catchment. Other centres attract much smaller proportions of the local resident

population from this catchment, with Crofton and Sharlston attracting 3% each, as

typical examples. In terms of socialising, just over half (53%) regularly go to the pub or

clubs. Just under half (49%) of these visit Wakefield, followed by Sandal (15.7%) and

Walton (7.8%). The remainder visit establishments, in small numbers, within and outside

of the district.

ARTS AND CULTURE; 36% of local residents in the catchment regularly visit art and

cultural facilities. Most residents (68.7%) visit the Hepworth, Theatre Royal and Yorkshire

Sculpture Park in Wakefield. A further 21.9% of local residents visit Leeds.

15.16 The catchment is predominantly rural in nature, comprising a number of small villages.

Most local residents look towards facilities in Wakefield. There is limited requirement in our

view for the Council to proactively plan for new leisure provision in the catchment.



16. OFFICE ASSESSMENT 16.1 In line with the NPPF and the recognition of office activity as a key town centre use, an

office assessment has been undertaken as part of the study to establish the extent to

which there is a potential shortfall / surplus office floorspace in the district and the

capacity of its principal centres (Wakefield, Castleford and Pontefract) to accommodate

new floorspace.

16.2 The assessment is based on quantitative and qualitative evidence available at the time

of writing. Within this context, it is noted that the Employment Land Technical Paper,

prepared by the Council in 2008, does not draw any firm conclusions around the demand

for and provision of B1a office floorspace and development land.

AVAILABILITY

EXISTING OFFICE FLOORSPACE

16.3 The latest consistent and reliable dataset establishing the scale of office floorspace within

Wakefield is the April 2008 Commercial and Rateable Value floorspace statistics,

published by the DCLG82; this is the latest date at which this dataset is available. The

table83 below summarises the number of office units and the associated office floorspace

across Wakefield. The data is not available to a level below local authority area.

Type of Accommodation Units Floorspace

(m2) Average Size of Premises (m2)

Total offices 1,660 404,000 243

Commercial offices 1,341 294,000 219

Other' offices 319 110,000 345

16.4 As the table indicates, as of April 2008, there were a total of 1,660 office premises in

Wakefield. Commercial offices accounted for the majority of this overall figure with 1,341

premises in such use; this was equivalent to 294,000 m2 of commercial office floorspace

across the district.

82 Department for Communities and Local Government 83 Source: Commercial and Rateable Floorspace Statistics, 2008



16.5 Given that this data is now relatively dated, it is relevant to note office development that

has occurred within Wakefield in the intervening period which has resulted in a net

increase from these levels of supply. Specifically, since April 2008 there has been

substantial office development at Calder Park and within Merchant Gate, including

Wakefield One. The Annual Monitoring Reports from 2009 onwards indicate the following

levels of office completion across Wakefield, which support the assumption that the levels

of supply identified in 2008 are an underestimation of the current position:

2008/9; 10,000 m2 Class B1a floorspace completed;

2009/10; 2,133 m2 Class B1a floorspace completed;

2010/11; over 10,000 m2 Class B1a floorspace completed; and

2011/12; 26,049 m2 Class B1a floorspace completed.

ALLOCATIONS AND COMMITMENTS

16.6 The table below summarises the latest position regarding extant planning permissions for

Class B1a office development across Wakefield and remaining developable areas on

B1a allocated employment land. For allocated sites a potential floorspace yield from

land remaining has been calculated applying a plot ratio of 100% (i.e. a relatively high

density between pavilion style and urban centre development).

16.7 The Council’s latest commitments schedule (April 2013) identifies c. 275,000 m2 of Class

B1a floorspace allocated / committed across Wakefield; a total of c. 250,000 m2 has

planning permission or is under construction. The majority of this supply (over 200,000 m2)

is concentrated within the Wakefield city centre area and surrounding environs. The

extant outline planning permission at Calder Park in its own right comprises over 50% of

the total allocated and committed office supply identified across the district.

Location Nature of Supply m2 Settlement

Westgate Full Permission 30,000 Wakefield

Bretton Hall Full Permission 10,000 West Bretton

Former Prince of Wales Colliery Outline Permission 21,853 Pontefract

J39 Calder Park Outline Permission 140,000 Wakefield

Snowhill (Paragon Park) Outline Permission 56,369 Wakefield

Paragon Business Park Outline Permission 4,328 Wakefield

Normanton Extension Outline Permission 3,715 Normanton

Church Road / Pope Street Under Construction 1,344 Normanton

Calder Park* Allocated 9,800 Wakefield

Pioneer Way* Allocated 3,600 Castleford



A1 Business Park* Allocated 3,200 Knottingley

Total 284,209

MARKETED COMMERCIAL FLOORSPACE

16.8 The table below details the level of ‘available’ (i.e. vacant and marketed) commercial

office floorspace across Wakefield as recorded on the Focus and EGi websites. The

information obtained on available floorspace has been split between second hand stock

and new build stock. Very little information is available from which conclusions can be

drawn regarding the nature of the available floorspace in terms of its quality, beyond this

distinction between second hand stock and new build stock.

16.9 There are clear concentrations of availability of second hand stock including within

individual buildings including Normanton House, Number 3 Red Hall Avenue, Wakefield 41

Business Park (individual unit), and The Courtyard at Paragon Business Park. Together

these individual premises include over 5,000 m2 of second hand office floorspace. The

Normanton House and Number 3 Red Hall Avenue premises are some of the highest rents

quoted for second hand stock across the district.

16.10 Outside of these concentrations, the majority of available second hand floorspace being

marketed across Wakefield is within units of sub 500 m2, with most under 250 m2, albeit

these smaller units are all within established / existing employment locations. This includes

availability within Westgate in central Wakefield and Calder Park / Calder Island which

are located in proximity to Junction 39 of the M1. The Silkstone House and Silkwood Park

premises are located near to Junction 40 of the M1.

16.11 A total of 20,339 m2 of second hand office floorspace is noted to be available and

marketed across Wakefield district; the majority is either within Wakefield city itself or at

out-of-centre locations around the strategic motorway junctions. Quoted rents for this

stock range from £54 / m2 for the smaller premises at Westgate, to £157 / m2 for Number 3

Red Hall Avenue. The average quoted rent across the district is £108 / m2.



m2 Rent £ / m2

Maj

or C

once

ntra

tions

Westgate

114 £53.82

76 £53.82

43 £53.82

218 NQ

Total / Average Westgate 451 £53.82

Calder Park

488 £134.54

150 £79.87

31 £86.11

53 £86.11

253 £107.63

Total / Average Calder Park 975 £114.97

Normanton Business Park

80 £86.96

71 £87.84

76 £89.45

90 £90.95

Total / Average Normanton Business Park 317 £88.89

Silkwood Park

192 £134.54

127 £91.49

123 £91.49

279 £129.16

Total / Average Silkwood Park 721 £117.53

Silkstone House

109 £110.54

89 £118.40

75 £119.26

58 £120.55

95 £121.30

Total / Average Silkstone House 426 £117.48

Calder Island Way

97 £129.16

106 £129.16

141 £129.16

247 £129.16

Total / Average Calder Island Way 591 £129.16

Normanton House 1700 £134.54

Red Hall Avenue 1463 £157.15

Wakefield 41 Business Park 1291 NQ

The Courtyard, Paragon Business Park

390 NQ

186 NQ

163 NQ

Total / Average The Courtyard 739 NQ

Overall Total 20,339 £108.20*



16.12 In terms of new build office stock which is vacant and is currently (April 2013) being

marketed across Wakefield district, the table below84 identifies a total of 13,521 m2 is

available with an average quoted rent of £150.04 / m2; this is notably higher than the

average quoted rent for the second hand stock. It should be noted that quoted rents

are not available for The Courtyard at Paragon Business Park. The available floorspace at

this location is to be all sub 250 m2 units and comprises all new build supply of this kind

currently being marketed within Wakefield.

16.13 The marketed new build floorspace outside of Paragon Business Park is almost exclusively

within Wakefield city and its immediate environs. This includes 2,139 m2 at Merchant Gate

within Wakefield city centre, two premises of 1,273 m2 and 1,708 m2 respectively at

Wakefield Waterfront and 1,672 m2 within one unit plus the smaller accommodation at

The Courtyard at Paragon Business Park to the north of Wakefield city centre.

m2 Rent £ / m2

Ma

jor C

once

ntra

tions

Merchant Gate 2,139 £139.82

Waterfront

1,273 £156.07

1,708 £156.07

Total / Average Waterfront 2,981 £156.07

Unit 2 Pope Street, Normanton 1,208 £161.45

Origin Point, Paragon Business Park 1,672 £177.60

The Courtyard, Paragon Business Park

163 NQ

186 NQ

186 NQ

139 NQ

163 NQ

116 NQ

211 NQ

211 NQ

139 NQ

139 NQ

139 NQ

Overall Total 13,521 £150.04

84 Source: Focus / EGi, April 2013



SUMMARY OF AVAILABLE OFFICE FLOORSPACE

16.14 In summary, the analysis has identified the following ‘available’ office floorspace across

Wakefield district:

A total of 257,609 m2 of committed or under construction office floorspace including

a concentration of over 230,000 m2 within Wakefield and surrounding environs.

There is capacity for circa 16,600 m2 additional Class B1a floorspace on allocated

land supply including Wakefield, Castleford and Knottingley.

There is a total of 33,860 m2 of marketed office floorspace across the district with a

clear concentration within Wakefield city centre and surrounding environs including

business park locations around the M1 corridor (junctions 39 and 40). Of this total

marketed floorspace, over 20,000 m2 is second hand stock, with a much smaller

quantum comprising new build stock.

REQUIREMENT FOR NEW FLOORSPACE

16.15 In considering what future requirements for office floorspace may be across Wakefield

district, a number of different data sources have been considered. In considering a

range of data sources it is possible to ‘triangulate’ findings to give a rounded view on

both the nature and scale of requirements is likely to be over the plan period.

TAKE-UP OF OFFICE LAND

16.16 Data on the take-up of land for office development, and total employment land take-up,

has been obtained from Wakefield Council for the period 1996 to 2012. Over this period

monitoring requirements changed, with the data from 1996 to 2003 following calendar

years, and from January 2004 to March 2012 annual monitoring years (April to March).

The data for 1996 only represents three-quarters of the year, and the data for 2004 has

been adjusted to reflect initially the period January to March 2004, and then the AMR

period April 2004 to March 2005.

16.17 The data table below illustrates the take up of office land in hectares and the total take

up of employment land over this period.



Land Take Up (Ha)

0.00

5.00

10.00

15.00

20.00

25.00

30.00

35.00

40.00

1996

(3/4

)19

9719

9819

9920

0020

0120

0220

03

Jan 04

-Mar 0

4

Apr 04-M

ar 05

Apr 05-M

ar 06

Apr 06-M

ar 07

Apr 07-M

ar 08

Apr 08-M

ar 09

Apr 09-M

ar 10

Apr 10-M

ar 11

Apr 11-M

ar 12

B1 (Ha) Total (Ha)

16.18 It is notable that the total employment land take-up figures over this period show

significant fluctuation from 4.91ha in 2009/10 to 37ha in 1999 and then again in 2004/05.

Interestingly in the context of this fluctuation, the take-up of office land was fairly

consistent over the period, excluding 1997 where no take-up was noted, the figures range

from 0.35ha in 1999 to 6.39ha in 2002.

16.19 Using these figures it is possible to establish a 5-year and a 15-year take-up rate for office

development specifically. A 15-year average allows for changes in the economic cycle

and is generally considered to be a more robust basis for consideration of trends over

time. Given the general consistency of take-up rates for office development over the

period there is little difference between these two averages, which are 2.42 ha annually

over the 15-year timeframe and 2.58ha annually over the 5-year timeframe.

16.20 Notable development has taken place over the period at a number of the out of town

business parks including junctions 39 and 40 of the M1, junctions 31 and 32 of the M62,

and Wakefield city centre. Data obtained from the Wakefield Annual Monitoring Reports

for the period 2009-2012 is summarised in the bullet points below:

2009/10; Class B1a office floorspace completed 213 m2, including 32 m2 in Wakefield

and 181 m2 in ‘other’ settlement (outside of Wakefield, Castleford, Pontefract)

2010/11; Class B1a office floorspace completed 10,066 m2, including 10,032 m2 in

Wakefield and 34 m2 in ‘other’ settlement



2011/12; Class B1a office floorspace completed 178 m2, including 118 m2 in Wakefield

and 60 m2 in ‘other’.

TAKE UP OF OFFICE FLOORSPACE

16.21 The data table below illustrates the take-up of office floorspace over the period 1996 to

2012; this was monitored by the Council alongside take-up of land. The same caveats

regarding the periods covered by the data are set out above. However, it should be

noted that this data relates to planning permission granted rather than space being

occupied as ’take-up’.

16.22 As with the data on land take-up over the period, the granting of planning permission for

Class B1a office development over the period was relatively consistent compared to the

general take-up of employment floorspace.

16.23 Similarly to the land analysis, given the general consistency of take-up rates for office

development over the period there is little difference between these two averages,

which are 6,762 m2 annually over the 15-year timeframe and 7,213 m2 annually over the

5-year timeframe.

Floorspace Take Up (Sqm)

0

20000

40000

60000

80000

100000

120000

140000

160000

1996

(3/4

)19

9719

9819

9920

0020

0120

0220

03

Jan 04

-Mar 0

4

Apr 04-M

ar 05

Apr 05-M

ar 06

Apr 06-M

ar 07

Apr 07-M

ar 08

Apr 08-M

ar 09

Apr 09-M

ar 10

Apr 10-M

ar 11

Apr 11-M

ar 12

B1 (Sqm) Total (Sqm)

16.24 The majority of planning permissions granted for Class B1a office development over the

period 1996 to 2012 were concentrated within Wakefield, with both Normanton and

Castleford also recording some notable take-up over the period albeit well below that

within Wakefield centre.



16.25 The floorspace figures by settlement are listed below:

CASTLEFORD: 14,263 m2;

FEATHERSTONE: 508 m2;

HORBURY: 1,300 m2;

NORMANTON: 4,603 m2;

KNOTTINGLEY: 418 m2;

OSSETT: 110 m2; and

WAKEFIELD: 79,850 m2.

Floorspace Take Up (Sq M) by Settlement

0

10000

20000

30000

40000

50000

60000

70000

80000

Castleford

Feathe

rstone

Horbury

Normanto

n

Nottingley

Ossett

Other

Stanle

y / O

utwood

Wake

field

‘BASELINE’ ECONOMETRIC FORECASTS

16.26 The analysis is informed by the latest econometric forecasting data available for

Wakefield, utilising the Experian Business Strategies forecasting model, provided by

Wakefield Council. The econometric data was extracted in March 2013 and is only

available to Wakefield district level. The data is considered an indication of strategic

office property requirements over the emerging plan period to 2026.

16.27 A two-step approach is followed to translate employment projections to floorspace

requirements as summarised in the bullet points below:

Allowance for economic growth: utilising employment projections by sector to

establish floorspace requirements through the application of relevant employment

densities; and



Allowance for choice and churn: application of assumptions relating to the need to

make contingency allowance for the changing needs of businesses including ‘churn’

requirements that include relocation without necessarily changes in employment

levels, and the need to provide a choice within the marketplace.

16.28 The forecast results are presented for the period 2012 to 2026 in the table85 below. Class

B1a Use Class employment has been estimated on the basis of an assumption, by sector,

for the scale of employment that is likely to require such (Class B1a) floorspace. This

includes recognition of some sectors, including construction and engineering, that do

require office accommodation albeit not for all employees, and that ‘traditional’ office

sectors including professional and property services which can occupy B1a and A2

accommodation.

FTE Number 2012 FTE Number 2026 Absolute Change % Change

Total 124,767 142,046 +17,280 +13.8%

B1a Use Class 24,811 29,386 +4,575 +18.4%

16.29 The data suggests that the Wakefield economy is forecast to grow over the period to

2026; the growth within Class B1a employment is forecast to out-perform the overall

economy in terms of percentage change between 2012 and 2026. Specifically, the Class

B1a economy is forecast to grow by 4,575 jobs to 2026 representing over a quarter of total

employment growth over the period.

16.30 The identified forecast change in Class B1a FTE employment over the period is translated

into a property requirement through the application of a standard employment density of

12sqm per FTE in line with the 2010 Homes and Communities Agency Employment

Densities (2nd Edition) guidance. Multiplying the +4,575 FTEs forecast by this floorspace

assumptions suggests a requirement of c. 54,900 m2 over the plan period to 2026.

16.31 Detailed information relating to the loss of employment land / floorspace to non-B1a

activities is not available. As a result a standard allowance of 10% has been applied as

the choice and churn contingency. This allowance increases the estimated floorspace

requirement to 2026 to 60,390 m2.

85 Source: Experian Business Strategies / GVA, 2013



Proportion of FTE in B1a

Floorspace Agriculture, Forestry & Fishing 0% Extraction & Mining 0% Food, Drink & Tobacco (manufacture of) 0% Textiles & Clothing (manufacture of) 0% Wood & Paper (manufacture of) 0% Printing and Recorded Media (manufacture of) 0% Fuel Refining 0% Chemicals (manufacture of) 0% Pharmaceuticals (manufacture of) 0% Non-Metallic Products (manufacture of) 0% Metal Products (manufacture of) 0% Computer & Electronic Products (manufacture of) 0% Machinery & Equipment (manufacture of) 0% Transport Equipment (manufacture of) 0% Other Manufacturing 0% Utilities 0% Construction of Buildings 0% Civil Engineering 35% Specialised Construction Activities 0% Wholesale 0% Retail 0% Land Transport, Storage & Post 0% Air & Water Transport 0% Accommodation & Food Services 0% Recreation 65% Media Activities 65% Telecoms 65% Computing & Information Services 65% Finance 65% Insurance & Pensions 65% Real Estate 65% Professional Services 65% Administrative & Supportive Services 65% Other Private Services 65% Public Administration & Defence 25% Education 25% Health 25% Residential Care & Social Work 25%



COMMERCIAL MARKET PERSPECTIVES

MACRO-ECONOMIC TRENDS

16.32 Positive economic growth between Q4 2012 and Q1 2013 was a welcome relief from a

feared triple dip recession, even if growth was only a weak 0.3%. This means that over the

last two years UK economic output has only increased by 1.1%, or an annual average of

just 0.5%. This compares to an annual average of 3% in the decade before the 2008

recession.

16.33 However, North Sea oil and gas extraction has declined by 21% over the last two years. If

this is excluded slightly healthier economic growth of 1.5% has been achieved. The other

main drags on economic growth over the last two years have been manufacturing

output (-3.1%) and construction (-10.1%), whereas the service sector has increased by

2.9% in total, with business services and finance showing the strongest growth of 3.5%, but

with finance much weaker than business services.

16.34 In Q1 2013 sector output growth was similar to the pattern over the last two years.

However, when compared to the quarterly sector averages in the 10 years before the

recession started (i.e. up to the end of 2007), the current economic weakness is evident.

16.35 Ironically, just as output growth went positive in Q1, employment growth went negative

and unemployment increased, reversing the trend of the last 18 months when total

employment increased by 600,000. However, surprisingly strong employment growth has a

downside, which is very weak pay growth and declining productivity.

16.36 Total annual pay growth was only 0.4% over the latest three month period, compared to

CPI inflation of 2.8% pa and RPI inflation of 3.3% pa, meaning a large fall in earnings in real

terms, as the second chart shows. This indicates a strong squeeze on household

purchasing power and is in marked contrast with the previous two post-recession upturns

when household spending growth played an important role. It is hardly surprising that

retail spending growth has recently been weak, compounding the problems for the retail

property market from a strong growth in internet sales.

16.37 The consequence of weak economic growth has been no underlying improvement in the

budget deficit and a further increase in the national debt. The IMF is now of the view that

severe austerity policies may be counter productive for the UK, especially when similar

policies are being pursued in the Euro area, our main export market.



16.38 As a result, their latest forecast for the UK is for only 0.7% economic growth this year and

1.5% next year, and even weaker growth in the Euro area, where -0.3% and 1.1%

respectively is expected. This contrasts with a relatively healthy 1.9% and 3% in the USA.

16.39 The government’s response to growing concerns about very weak economic growth has

been to try to free up bank lending, particularly to small and medium sized firms, but also

to homeowners to increase effective housing demand and so boost house building. The

lack of bank lending is seen as a constraint to stronger economic output growth.

16.40 The Funding for Lending scheme has had only a small effect on bank lending so far, due

to the perceived risks of lending to smaller companies and arguably weak demand from

smaller businesses for higher borrowing due to lack of confidence. The recent budget

provided increased incentives for banks to lend to small and medium sized companies,

but the general view is that these policies will only have a limited effect.

16.41 The latest consensus forecasts for economic growth are similar to the IMF’s – a slow and

weak improvement over the next two years at least. As the third chart indicates, this will

mean only a slight improvement in occupier demand for property outside London and

slowly increasing levels of UK rental growth.

GENERAL OCCUPIER REQUIREMENTS

16.42 Demand for employment sites is primarily a function of the occupational market and the

banks propensity to lend. Given that the banks are currently exhibiting a limited appetite

for lending for development purposes, developer demand for employment sites has

largely evaporated. Furthermore, this situation has worsened due to the reluctance of

developers to risk speculative development.

16.43 There is virtually no prospect of speculative development until all the new build stock is

occupied and, more importantly, until the banks are prepared to start lending again to

the sector on sensible terms and loan to value ratios. In reality, speculative development

throughout the Yorkshire and Humber region and beyond on any substantive scale is

several years away.



THE RACE FOR ‘PRIME’

16.44 As noted, the prospects for speculative commercial development remain poor for the

foreseeable future. The only commercial development will be pre-lets / pre-sales where

the combination of a prime location, a prime covenant and fundable lease terms or an

agreement to purchase, will converge to ensure sensible loan support.

16.45 There is a natural and established hierarchy of values pertaining to all employment land

and premises throughout the UK. This is based on prime, secondary and tertiary locations

combined with prime, secondary and tertiary quality buildings and in the case of

investments, prime, secondary and tertiary covenant strength being offered on sensible

residual lease terms by the occupying company.

16.46 In the current climate, it is virtually impossible to secure commercial development finance

unless every aspect of the transaction is considered to be prime. This will not change for

the foreseeable future and as the banks continue to unload their toxic property holdings,

there will inevitably be further downward pressure on values as most of the purchase

monies will have to be raised through existing cash resources.

16.47 This therefore affords few sites where investment will be supported across Yorkshire,

although prime sites do include those at motorway intersections which promote the

potential within Wakefield given the M1/M62 corridors. The office market continues to be

driven by in-centre and out-of-centre requirements, with good strategic connectivity,

quality of the built and surrounding environments, and infrastructure, including

Broadband provision, being key factors.

SUPPLY OF GOOD QUALITY EMPLOYMENT SITES

16.48 In the modern economy there is a strong preference for high quality sites with

prominence, proximity to market, labour force, amenities, and good motorway, rail and

airport connections. As noted previously, this is the distinction between sites that are

considered to be ‘prime’ compared to those which are secondary or tertiary.

RECENT OCCUPIER MARKET TRENDS

16.49 With the UK’s economic output still 2.5% below its pre-recession peak and a weak and

protracted recovery, it is not surprising that the occupier market remains subdued.

Average rental values have barely moved over the last two years. All property rental

growth was zero in the 12 months to March 2013 (IPD Quarterly Index).



16.50 Rental values have continued to rise in central London, at an annualised rate of more

than 5% in Q1 for average office and retail property, well above inflation. Central London

office take-up has been above average in recent quarters. During Q1, nearly 2.5 million

sq. ft. was let, although boosted by Google’s deal to take 860,000 sq. ft. at King’s Cross

Central. We expect this above-inflation rate of rental growth to be maintained this year.

16.51 The suburban London office market has also seen rising rents (1.9% over the last year) and

there are signs of cautious optimism in the wider South East office market where average

rental values have stabilised.

16.52 There was a positive start to the year in the regional office markets, with take-up in Q1 at

its highest level for more than three years, and the out-of-town markets seeing a notable

improvement. Average rental values are still falling but prime headline rents and

incentives have been stable across most key centres. Edinburgh saw an increase in the

prime headline rent in Q1.

16.53 A number of schemes in the UK’s key regional city centre office markets have either

started or are moving closer to a start date, on a speculative or part-speculative basis.

This is encouraging and is a step towards providing the levels of new space that will be

needed if grade A supply shortages are to be avoided over the next few years.

OUTLOOK FOR OCCUPIER MARKET PERFORMANCE

16.54 Overall, we are seeing a gradual improvement in occupier sentiment across many of the

UK’s occupier markets. Barring any further major economic shocks, we expect average

UK commercial property rental values to rise by 0.7% this year, a modest acceleration on

the 0.3% achieved in 2012. We then expect the rate of growth to broadly double in 2014,

at around 1.5% pa.

OVERVIEW OF THE UK OFFICE SECTOR

16.55 City centre and out-of-town take-up activity reached 1,762,000 sq. ft. in Q4 2012, 12%

above the quarterly average. This makes overall take-up for 2012 consistent with levels

over the last three years, supported by a stronger performance out-of-town.

16.56 The shortage of Grade A supply has been tempered by the lack of significant deals this

year but with healthy future demand in a number of cities and the prospect of lease

events over the next three years, there are signs of developer sentiment improving to

meet this demand.



16.57 City centre take-up for Q4 2012, evidenced by GVA across the nine regional office areas

of Glasgow, Manchester, Birmingham, Bristol, Leeds, Edinburgh, Cardiff, Newcastle, and

Liverpool, was 995,000 sq. ft., similar to the quarterly average. Manchester and

Birmingham finished the year strongly, recording the majority of the top deals in Q4.

16.58 For 2012 as a whole, take-up was 6% below average. While the year was characterised

by a larger number of smaller secondary deals, there remains a reasonably healthy level

of demand, evidenced by known requirements and upcoming lease events. This is set

against a backdrop of ever reducing Grade A supply.

16.59 This shift in balance is likely to underpin rental values and should theoretically reduce

incentive packages; however, landlords still have to offer large inducements to convince

occupiers to move.

16.60 In the wider secondary market, existing landlords are keen to renegotiate short term

extensions to mitigate void periods and the consequent ratings liabilities and service

charge shortfalls.

16.61 Take-up in the out-of-town markets was 767,000 sq. ft. in Q4, 34% above the quarterly

average. The largest deal was at Birmingham Business Park: the sale of land to AEC to

develop a new office and research facility totalling 250,000 sq. ft., of which 125,000 sq. ft.

will be of an office nature. The third largest out-of-town deal recorded in Q4 2012 was the

take-up of 21,900 sq. ft. at the Abbey and Prudential Buildings in Stockport (private

occupier).

WAKEFIELD OFFICE TRANSACTIONS (1998 – 2013)

16.62 Transactional data obtained from EGi for the 15-year period April 1998 to April 2013

suggests total office transactions of c. 152,172 m2, which equates to an annual average

transaction figure of 10,145 m2 across Wakefield. The average deal size is 345 m2.

16.63 The data for the period 2010 to 2013 suggests a relatively strong performance within the

office market locally, in terms of transactional deals done. Over this period a total of 111

transactions were noted totalling 32,935 m2, at an average of 297 m2. Breaking this

transactional evidence base86 down to settlement level, it is clear to see again the

concentration of activity within Wakefield and Castleford.

86 Source: EGi, April 2013



16.64 Transactions over the period totalled over 116,000 m2 within Wakefield which is by far the

largest transactional location across the district. This was followed by just under 11,500 m2

within Castleford. Accordingly, the annual average square metres transacted by town

are highest within Wakefield at just under 7,800 m2.

Settlement Total m2 Annual Average m2 Average m2 per transaction

Castleford 11,485 766 250

Crigglestone 325 Based on a single transaction

Horbury 551 Based on two transactions at Benton Business Park (321sqm and

230 sqm)

Knottingley 2,121 141 165

Normanton 6,518 435 261

Ossett 8,629 575 411

Pontefract 5,567 371 206

Wakefield 116,976 7,798 376

AGENT CONSULTATION

16.65 Several agents active in the Wakefield market, including FSL Commercial, Knight Frank

and Chris Rowlands & Co. were consulted in April 2013 in order to gain a more localised

view of the market,

16.66 Agents’ report that the office market in Wakefield is currently struggling and demand is

much weaker compared with previous years; the main reasons for this are the perceived

attractiveness of the Leeds market with businesses relocating or starting in Leeds. This is

primarily attributable to a large supply of office accommodation in Leeds and although it

is not necessarily prime, its location is perceived as being more favourable.

16.67 Demand in Wakefield, where present, is from a range of sources including new starters,

relocations and businesses down-sizing. The majority of businesses are local, with few

moving in from outside the authority. In the city itself, smaller office spaces are in highest

demand, usually between 500 and 1,000 sq. ft. However, across the local authority area

there are still examples of businesses looking for larger premises, up to 10,000 sq. ft. In

addition, one agent reported that decisions are often more price oriented, rather than

based on the quality or location of the office.



16.68 Although the city centre market is struggling at present, out of town office space remains

popular; Paragon Office Park, which is located to the north of Wakefield off the A650, is

one popular destination. Good proximity to the strategic road network (including the

M62, M1 and A1 (M)) is cited as one of the main reasons for the popularity of out of town

locations, which has further reduced demand levels in Wakefield city centre.

16.69 At present, due to low demand levels the existing office supply in Wakefield is meeting

demand, if not exceeding it. Although agents report that it is difficult to predict when

and how this situation will change, many remain hopeful that market demand will

increase in the future.

SUMMARY OF CLASS B1a OFFICE REQUIREMENTS

16.70 The analysis has considered a range of quantitative and qualitative evidence regarding

potential requirements for B1a floorspace over the period to 2026. The findings of the

alternative models / datasets considered are summarised below:

Land take-up rates over the last 15 years have been considered, with a 2.42 ha

annual average Class B1a land take up figure identified. Projecting this forward to

2026 suggests a B1a land requirement of c. 34 hectares.

Class B1a employment floorspace take-up rates over the last 15 years have been

considered, with a 6,762 m2 annual average B1a floorspace take-up figure identified.

Projecting this forward to 2026 suggests a B1a floorspace requirement of 94,668 m2.

B1a employment floorspace take-up rates have been disaggregated to settlement

level, focusing on the main centres noted in the brief. On this basis the annual

average take-up for the main centres for the last 15 years has been projected

forwards to 2026. For Wakefield this results in a requirement of 74,527 m2 and for

Castleford 13,312 m2. No take up was noted for Pontefract and therefore no future

requirement is calculated for this centre.

Transactional data suggests an annual average floorspace figure over the last 15

years of 10,145sqm across the district, which when projected forward to 2026 suggests

a total B1a floorspace requirement of 142,030 m2.

Transaction based B1a floorspace requirements have been projected forward to

2026 at settlement level for the main centres including a calculated requirement of

109,172 m2 for Wakefield, 10,724 m2 for Castleford, and 5,194 m2 for Pontefract.



Econometric forecasts (Experian Business Strategies) have been considered for the

period 2012 to 2026, resulting in a requirement of 60,390 m2 across Wakefield to

deliver 4,575 jobs.

16.71 On this basis the range of B1a floorspace requirements across the district to 2026 is

between 60,390 m2 and 142,030 m2 with requirements concentrated within Wakefield.

OFFICE ASSESSMENT CONCLUSIONS

16.72 The following conclusions are drawn regarding the office market across Wakefield as a

result of the analysis undertaken:

Total commercial office floorspace within Wakefield in 2009 stood at 294,000 m2.

Whilst a level of development has occurred since this time across the district, the

pipeline of floorspace identified including extant planning permissions alone, would

double this supply if developed out. This pipeline supply is spread across a number of

schemes, including across Wakefield. Pontefract, Normanton, Castleford and

Knottingley, but is noted to be heavily concentrated in Wakefield in floorspace terms,

albeit this aligns with evidence around the strongest market area and transactional

activity over the last 15 years linked to mainline rail provision and the M1 motorway

corridor focused on Junctions 39 and 40.

A further 34,000 m2 of B1a office floorspace is being marketed across the district,

including within new build and second hand stock at the time of writing, again with a

with a clear concentration within Wakefield centre and surrounding environs

including business park locations within the M1 corridor at Junctions 39 and 40. Of this

total marketed floorspace, over 20,000 m2 is second hand stock, with a much smaller

quantum comprising new build stock.

Just comparing the existing available stock with the range of floorspace requirements

identified suggests a potential shortfall over the plan period. However, when the

extant planning permissions are taken into account, including recognition of a

number of planned schemes outside of Wakefield centre, this position is reversed.

16.73 Overall, the analysis does suggest a relative balance in supply and demand, once extant

planning permissions are taken into account, although this position does rely on the

delivery of schemes permitted over the period to meet demand.



17. STRATEGIC RECOMMENDATIONS 17.1 The study has been commissioned to assess the future need for new retail and leisure

provision within Wakefield district. The study is informed by a detailed floorspace survey of

the existing centre hierarchy (city, town and local) and a robust household survey

exercise in order to provide a comprehensive evidence base for the Council and its

regeneration partners to proactively plan for future growth in the district.

Recommendations on future needs are provided for each specific centre in the

preceding chapters. Strategic district-wide recommendations are set out below.

PROPOSED DISTRICT HIERARCHY

17.2 The adopted Core Strategy defines a settlement hierarchy based on urban area, local

service centres and villages. Wakefield is identified as a sub-regional city in the hierarchy

with both Castleford and Pontefract as principal towns.

17.3 A requirement of the study is to assess the retail hierarchy of centres across the district and

to consider an appropriate spatial response. The proposed hierarchy is based on a range

of criteria, primary amongst which is the quantitative and qualitative assessment of each

respective centre, the size of the centre, its wider function in terms of its overall shopping

and service offer and the number of national multiples represented.



17.4 Whilst it is considered that the top two tiers, as currently defined by the adopted Core

Strategy, reflect the higher order retail and service based function which the respective

centres perform across the wider district, it is our view that there is a need to distinguish

between larger and small towns in the hierarchy. The hierarchical separation of Ossett

and Horbury for example would reflect the enhanced function which Ossett would

perform in light of securing an appropriate mainstream foodstore scheme to complement

its existing retail and service offer.

17.5 Additionally, whilst adopted Core Strategy identifies five local service centres87, it is

proposed on the basis of the existing retail offer (limited to top-up shopping) that the

respective centres are amalgamated within a wider local retail centre definition

comprising similar centres within urban areas such as Airedale in Castleford and Lake

Lock Road in Wakefield.

DEVELOPMENT MANAGEMENT

TOWN CENTRE BOUNDARIES

17.6 On the basis of updated survey fieldwork, a series of plans have been prepared

(Appendix 7) which recommend a series of changes (extensions and deletions) to the

saved UDP town centre and retail policy area boundaries.

DISTRICT / LOCAL CENTRE BOUNDARIES

17.7 Boundaries for defined district and local centres should be formalised as either separate

inset plans or on a future policies map in order to ensure certainty should any applications

come forward. The suite of plans set out at Appendices 5 and 6 should provide the basis

for defining the boundaries as appropriate.

IMPACT THRESHOLD

17.8 NPPF (paragraph 26) confirms that local planning authorities (LPAs) should require an

impact assessment for any town centre proposals which are outside of a centre and not

in accordance with an up-to-date Local Plan. The ‘default’ nationally set floorspace

threshold of 2,500 m2 should apply in the absence of any locally set floorspace threshold.

17.9 On the basis of our on-site surveys and the quantitative analysis of centre performance,

we recommend that the Council should adopt a tiered approach, based on the



proposed district hierarchy set out above, to set minimum local floorspace thresholds for

both convenience and comparison retail as follows:

TIER 1 – 3 CENTRES (SUB-REGIONAL, PRINCIPAL TOWNS AND MAIN TOWNS); floorspace

threshold of 300 m2.

TIER 4 – 6 CENTRES (SMALL TOWNS, LOCAL CENTRES AND VILLAGES); floorspace

threshold of 200 m2.

17.10 In relation to convenience retail, the larger centres (proposed tiers 1 – 3) all have

foodstore provision either within or on the edge of the defined retail policy area

boundaries (Knottingley has as no boundaries defined at present); a larger floorspace

threshold would in our view not materially undermine the future performance of the

centres which also have day-to-day comparison and service functions.

17.11 The smaller centres (tiers 4 – 6) are relatively small-scale and primarily orientated towards

top-up shopping. A lower floorspace threshold would therefore consequently enable the

Council to make a balanced planning assessment of the likely trading impacts of new

provision on smaller centres.

17.12 With respect to comparison retail, existing retail units within the historic areas of Wakefield

city centre and the other respective town centres are relatively small. There are identified

vacancies in prominent locations within the respective centres and it is our view that a

larger locally set floorspace threshold would potentially undermine the re-occupation of

existing units. The Council should actively direct new retail uses towards the existing

centres unless there is a defined spatial deficiency in provision (i.e. new local centre

required to deliver a sustainable residential development).

FRONTAGE POLICIES

17.13 An assessment of the continued appropriateness (or requirement) of defined shopping

frontages across the main centres in the district has been undertaken (Appendix 7).

However, the Government has recently published new guidance supporting the

temporary re-use of existing units within town centre locations to non retailing activities

(i.e. residential or wider commercial uses).

17.14 Therefore, aside from potentially protecting primary shopping frontages, particularly

within larger centres such as Wakefield, Castleford and Pontefract, it is not considered

87 The defined centres are Ackworth (Moor Top), Crofton, Fitzwilliam / Kinsley, Ryhill / Havercroft and Upton.



that a frontage policy would accord with national policy or provide sufficient flexibility to

ensure viable re-use of vacant units.

17.15 As detailed in the centre-specific assessments, there is unlikely to be significant

quantitative expansion in the retail and leisure offer in most centres across the district

going forward over the plan period due to the secondary location of the centres in the

wider regional retail hierarchy, the current economic climate and the wider retailer trends

towards rationalising store portfolios (i.e. retailers seeking fewer but larger stores serving

wider catchments). The Council should therefore seek to adopt as flexible approach as

possible towards attracting new viable uses.

17.16 However, frontage policies relating to evening economy uses (Classes A3 – A5 in

particular) should be maintained and strengthened where appropriate given the

potential social and environmental issues arising from a concentration of these uses.

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