Impact of large foodstores on market towns

Citation

(1999), "Impact of large foodstores on market towns", Property Management, Vol. 17 No. 1. https://doi.org/10.1108/pm.1999.11317aab.019

Impact of large foodstores on market towns

Impact of large foodstores on market towns

Keywords Planning, Retailing

Richard Caborn MP, Minister for the Regions, Regeneration and Planning, has launched the DETR's eagerly awaited research on The Impact of Large Foodstores on Market Towns and District Centres, at the Action for Market Towns Conference.

The CB Hillier Parker project team was led by Chris Goddard, who commented: "The study concludes that out-of-town foodstores have in the past had an adverse impact on a number of market towns; however, the focus of the study is on the future. In particular, it provides a Good Practice Guide, which highlights the potential risks associated with certain kinds of development and which town centres are likely to be most vulnerable.

"In the report we show that because of their potential vulnerability, guidance should place greater onus on local authorities and developers adopting a positive approach to sustaining and enhancing market towns and district centres. They should assess thoroughly all potential town centre opportunities before advocating less central proposals.

"The study highlights the need for more research into a range of issues, in particular the cumulative impact of a succession of store openings, and the effectiveness of linkages between so-called 'edge-of-centre' sites. The study advocates a more consistent approach to assessing the retail, transport and economic effects of proposals by means of a Combined Retail Economic and Transportation Evaluation (CREATE), and criticises the lack of consistent data at national and local levels".

Key findingsThe key findings and policy implications are:

• •

  As a result of large foodstores in edge-of-centre and out-of-centre locations there have been impacts on market share of 13 per cent to 50 per cent on principal food retailers in market towns and district centres.

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  Contrary to the widely-held perception, the research indicates that impact is not confined solely to other supermarkets. Edge-of-centre and out-of-centre large foodstores sell an increasingly wide range of convenience and comparison goods; they often include other services such as post office, pharmacy, dry cleaner and cash point.

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  Shoppers using town centre and edge-of-centre foodstores are in general more likely to undertake linked trips with the centre than those using out-of-centre foodstores. This appears to support the policy preference for town centre or edge-of-centre stores.

• •

  Smaller centres which are dependent principally on their convenience shopping function are generally less able to adjust to a transfer of food trade to less central locations. Where foodstore proposals are disproportionately large compared with the size of the centre, the new store can supplant the role of the centre. Smaller centres therefore require additional "protection" ­ see policy implications.

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  The extent of a centre's vulnerability will depend on: whether it has already experienced retail impact (a single impact or a series of impacts ­ cumulative impact); the diversity of its role ­ the strengths of its convenience, comparison and services function; the extent to which the centre performs a tourist function; accessibility, prominence and general attractiveness of the centre; and the size of the centre in relation to any new foodstore proposal.

Policy implications

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  The "need" for a new foodstore in market towns/district centres should be more clearly defined in PPG6. Where there is no need for a foodstore (i.e. no qualitative or quantitative deficiency), then no additional foodstores should be developed.

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  The current distance guideline of 200-300 m for edge-of-centre location in PPG6 may be too wide for some small market towns. In addition to the need for strong physical links with the town centre, edge-of-centre development should be of an appropriate scale relative to the centre, and complement the existing retail offer. Local authorities need to help "create" linkages to ensure edge-of-centre stores complement rather than supplant the convenience shopping role of these centres.

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  All foodstore proposals over 1,000 sq. m net sales, on the edge of or outside market towns and district centres, should be accompanied by CREATE. It is unlikely to be necessary to carry out such assessments for fully integrated town centre developments, as these will be likely to contribute to the vitality and viability of the town/district centres.

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  PPG6 should recognise more explicitly that vitality and viability assessments should be undertaken on a regular and consistent basis; pattern of change over time is crucial. The most relevant vitality and viability indicators for small market towns and district centres are retailer representation and retailer performance, vacancy levels and state-of-the-town-centre environment.

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  Market towns and district centres are particularly vulnerable to the cumulative impact of a succession of stores over a number of years. The impact of large foodstores may not be realised for several years (e.g. vacancy levels). Impact assessments should quantify the cumulative impact of a succession of developments. When there is already a well developed provision of out-of-centre foodstores, a caution approach to any further non-central development may be warranted.

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  Given the challenges facing market town and district centres, it is critical that local authorities develop proactive strategies for these centres. Town centre management has become increasingly prevalent in many towns, it may not be appropriate for each centre to have dedicated town centre management initiative. A single town centre manager responsible for a number of smaller centres can be an effective compromise.

The research represents the culmination of a major project, led by CB Hillier Parker, with co-consultants, Savell Bird Axon, dealing with transportation issues. The project was led by Chris Goddard, who is Director of CB Hillier Parker, and is responsible for the firm's retail planning consultancy work. David Bird, of Savell Bird Axon, was responsible for advising on the travel and transportation effects of large foodstores.

The study has taken over two years to complete, and includes a comprehensive survey of all local planning authorities, and leading foodstore operators in the UK. The study provides a detailed review of all research undertaken to date, and draws on case studies in nine market towns and district centres; St Neots, Ashby-de-la-Zouch, Warminster, Leominster, Fakenham, Cirencester, Northfield, Portchester and Ferndown.

Copies of the research publication are available from The Stationery Office (Tel: 0171 873 0011), priced £20.