Agenda Item No_____15_______
NORTH WALSHAM RETAIL AND LEISURE DEMAND, CAPACITY AND
FEASIBILITY STUDY
Summary:
This report outlines the findings of the North Walsham
Retail Demand and Capacity Study and its implications
for the town.
Options considered:
The proposals resulting from the recommendations in
the retail study present a possible way forward to
achieve the overall objectives for the future of North
Walsham town centre. Failure to investigate these
further and follow up with the appropriate action would
amount to a possible missed opportunity, with
potentially dire consequences for future investment in
the vitality and viability of the town centre. The only
realistic alternative at present is to develop an
alternative scenario (which would require new evidence
to be sought); or to do nothing.
Conclusions:
Undertaking the further investigations necessary in
pursuit of the recommendations of the retail report will
be complementary to the objectives of the Corporate
Plan and AAP. The property consultants are already in
place in anticipation of this kind of work. Their findings
will provide the Council with the opportunity to make
informed decisions about the future strategy for North
Walsham, and the use of NNDC’s own assets.
Recommendations:
It is recommended that the Council, through its
property consultants (as appropriate), investigates
the opportunities to provide investment and
development which will support the overall vitality
and viability of North Walsham Town Centre and
that any relevant actions or interventions are
brought to Cabinet at the appropriate time for
decision.
Reasons for
Recommendations:
To provide the information necessary to make decisions
about future investment and development in North
Walsham
LIST OF BACKGROUND PAPERS AS REQUIRED BY LAW
(Papers relied on the write the report and which do not contain exempt information)
NNDC Cabinet Papers – March 2012
North Walsham Retail and Leisure Demand, Capacity and Feasibility Study – SPA
(http://www.northnorfolk.org/community/8373.asp)
Cabinet Member(s)
Ward(s) affected
Cllr T Ivory
North Walsham Wards
Cllr W Northam
Contact Officer, telephone number and email:
R Young ex. 516162 robert.young@north-norfolk.gov.uk
1.
Introduction
1.1
In response to a recognition of the problems faced by North Walsham town
centre, voiced through the North Walsham Leadership of Place initiative,
Cabinet considered a report (in March 2012) which recommended that
evidence should be gathered and resources used to help realise opportunities
for the town in order to:
i) reinvigorate North Walsham Town centre, reducing the number of
vacant units and increasing the presence of multiple retailers;
ii) make more effective use of key town centre sites, potentially including
St. Nicholas’s Court precinct, Vicarage Street car park, New Road car
park, Bank Loke/ Black Swan Loke and other land and buildings
owned by NNDC; and
iii) establish a dialogue with owners of key town centre businesses to
identify synergy between their aspirations and those of NNDC and
other stakeholders.
1.2
In order to take this forward Cabinet resolved to:
a. Commission a retail demand and capacity study to determine:
• The actual demand for new development of retail outlets within the
town and its catchment (both at the present day and in the
foreseeable future) and what factors might influence that demand
• The demand for new development of commercial leisure/ food &
drink outlets within the town and its catchment
• The capacity of the town centre to accommodate such development
either through the redevelopment of sites or the re-use/ adaptation
of existing buildings,
b. Procure a property advisor for the Council to work ‘collaboratively’ with
to help to unlock potential and realise opportunities (with North
Walsham identified as a specified project) by:
• advising on the realistic options for various sites and what
measures the Council might take in helping to realise them
• advising on the optimum use of sites within the Council’s control, to
assist with meeting the objectives for the various localities
• advising on ways in which the Council can effectively use its assets
or its statutory powers and influence to facilitate investment and
development opportunities involving its own and third party land
• acting on behalf of the Council in negotiations with landowners,
developers, retailers and commercial operators in relation to
acquisitions, disposals and other property transactions
• realising public and private sector development and investment
opportunities and where appropriate assisting in the establishment
of partnerships to deliver these
1.3
Consequently both the retail consultant (SPA Ltd.) and property consultant
(Aspinal Verdi) were procured. The findings of the retail study have been
received and these were reported to the Leadership of Place steering Group
(at its meeting on 15 October). The report has been published on the
Council’s website and a news release was issued, resulting in front page
coverage in the North Norfolk News (1st November edition).
1.4
The retail study raises many significant issues for the town and includes
recommendations which require further investigations. A summary of the
report’s findings is included below and its implications for NNDC have been
highlighted. It is obviously too soon to be able to make recommendations
about a course of action; however, Cabinet’s approval to undertake the
further investigations necessary to determine a future direction for North
Walsham is sought.
2.
Summary of the key findings of retail report and its implications
2.1
The report set out to determine:
• The demand for new development of retail stores within North
Walsham and what factors might influence that demand
• The ability of North Walsham town centre to accommodate such
development either through the redevelopment of sites or the reuse / adaptation of existing buildings
• The opportunity for commercially viable development to deliver
improvements to North Walsham town centre, and any obstacles to
realising these
2.2
Soundings with retailers and leisure operators in relation to North Walsham
during the study indicate:
• Supermarkets are interested in North Walsham and in the town
centre if a suitable site can be created; the interest in the town is
already manifest in the Waitrose proposal and in the interest being
expressed on behalf of other supermarkets, albeit out-of-centre.
• Many national names operate large but limited number of stores;
they reckon to achieve sufficient national coverage by being
represented in major towns and cities; many of the fashion chains
fall into this category and they are not likely to consider North
Walsham positively. The situation of North Walsham can be
illustrated from the current list of requirements for East Anglia: there
are currently no national retailer requirements for the town.
• Operators that seek wider representation include Costa, Greggs,
Poundland and QS; Boots are understood to be looking for a larger
store in North Walsham. All of these are possible candidates for
space in North Walsham.
• Regional and local chains, such as Hughes and J B Postle (both
already established in the town centre), are interesting because
they know the trading environment and bring the financial clout and
trading experience of a group. Hughes want to expand in North
Walsham; there are better prospects for attracting regional and
local chains in the short term than national multiples.
• Independents form the majority of traders in North Walsham; they
include some excellent examples like the Beechwood Hotel and
Spring Floral Design; the turnover of independents can be high as
entry to the business is relatively easy. In the short to medium term
independents are seen as being an important source of business in
the town.
2.3
The prognosis, resulting from an examination of national trends and local
contextual factors is not positive. The main prospect arises from exploiting the
developer interest that is manifest in the town and directing this so as to
reinforce rather than compete with the town centre. The report therefore
recommends a process described as ‘progressive regeneration’, which if
successful would see a wider range of retailers and leisure operators
becoming candidates for the town centre at successive stages in the process
as footfall is increased and turnover and confidence boosted.
2.4
The consultants advised that the development of a centrally located
supermarket could provide the impetus for town centre regeneration. If an
appropriate site can be found, the report suggests that this type of investment
would create the step change necessary to attract more shoppers into the
town centre which in turn could lead to wider investment from non-food
retailers.
2.5
SPA advise that the most effective way to exploit the interest from foodstore
developers for the benefit of the town as a whole would be to identify
appropriate sites close to the town centre to encourage linked trips, which
would have the distinct benefit of increasing the number of shoppers with
easy access to other existing retail outlets. Very early discussions have taken
place with the relevant parties in order to identify a site and it is clear that
further detailed viability analysis of the opportunities needs to be
undertaken.
2.6
The site which was suggested in the report to have the most potential is
Paston College’s Lawns Campus. Investment here would not only bring a key
footfall generator (a supermarket) in close proximity (and well linked) to the
town centre, but it has the potential to raise the funding for the College to be
able to invest in improvement and consolidation on its Griffon site. This would
also retain and extend footfall from students at the heart of the town centre.
3.
Next Steps
3.1
There is extensive work necessary to explore the viability and overall
feasibility of the option recommended in the retail report. This will also involve
investigation into the potential role of sites in the ownership of NNDC, and of
other third parties. Opportunities on sites elsewhere in the town that might
result from this scenario will also need to be evaluated, together with the
wider implications for the town (such as car parking and pedestrian and
vehicular circulation) should such a scheme come to fruition.
3.2
It is proposed therefore that the property consultants that have been
commissioned to undertake this work, complete these investigations and that
their findings are reported back to Cabinet at the appropriate time.
4.
Options considered
4.1
The proposals resulting from the recommendations in the retail study present
a possible way forward to achieve the overall objectives for the future of North
Walsham town centre. Failure to investigate these further and follow up with
the appropriate action would amount to a possible missed opportunity, with
potentially dire consequences for future investment in the vitality and viability
of the town centre. The only realistic alternative at present is to develop an
alternative scenario (which would require new evidence to be sought) or to do
nothing.
5.
Conclusion
5.1
Undertaking the further investigations necessary in pursuit of the
recommendations of the retail report will be complementary to the objectives
of the Corporate Plan and AAP. The property consultants are already in place
in anticipation of this kind of work. Their findings will provide the Council with
the opportunity to make informed decisions about the future strategy for North
Walsham, and the use of NNDC’s own assets.
6.
Implications and Risks
6.1
The Retail Study raises key issues for North Walsham town centre, and the
study’s recommendations could have critical implications for its future vitality
and viability. Without further information it will be impossible to recommend a
strategy for the town, or for NNDC’s assets there. Cabinet’s decision will be of
fundamental importance to the town and to the Council and implementing the
recommendation to Cabinet will enable informed decisions to be made in the
future. The recommended approach is fully in line with the priorities and
objectives set out in the Corporate Plan 2012 – 2015 and the provisions of the
Council’s Annual Action Plan 2012 – 2013.
7.
Financial Implications and Risks
7.1
The financial implications of the recommended course of action amount to the
cost of the further investigative work, which has been given prior approval by
virtue of Cabinet’s decision at its meeting in March 2012; which resulted in the
property advisors being procured and actively working on the contract to
which this will become a part.
8.
Sustainability
8.1
This report relates to the exploration of options to reinforce and improve the
retail role of North Walsham town centre. Supporting services and businesses
in this central and accessible location is likely to bring sustainability benefits.
9.
Equality and Diversity
9.1
No diversity and equality implications stem from this report
10.
Section 17 Crime and Disorder considerations
10.1
No crime and disorder implications stem from this report.