Tewkesbury. March 2015

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1 Tewkesbury March 2015

2 1. Market Update

3 Retailer Trends International retailers still entering the UK but more selective about their store footprint. Right-sizing existing retailers want representation in core areas but looking to rationialise overall- focus on strongest catchments Changing store formats Flexible, more efficient retail space click and collect services pop up stores web-based services in shopping centres Town centre format food stores Multi-channel retailing multi channel retailing Click and collect growing in importance Customer convenience Retailer cheaper (exclude final mile) Landlord retailer needs space Multi-channel Separate divisions within company Customer profitability not channel profitability Holistic, seamless view 3

4 Leisure Trends The importance of A3 / Leisure A3 and leisure uses are more important than ever to retail, particularly given their ability to increase dwell time Cinemas and restaurants been very successful through the recession Incorporation of them into centres is a key ingredient for vitality The changing role of the High Street Needs to provides a holistic service offering to its users creating a community The right mix of uses and of independents and multiples is vital to differentiate themselves. Role of civic and cultural uses growing in importance The need to define a place with a brand has become ever more important a clear identity created through: Logo/branding Town centre offer clearly communicated Strong on-line presence Marketing material Programme of events Role of residential is important Attracting and accommodating local businesses 4

5 Tewkesbury Demographic Overview 40% 35% 30% 25% Strong catchment profile - 34% are affluent achievers (40% above base) 20% 15% Age profile - High proportion of adults aged 45 plus (25% above UK average) 10% High proportion of adults aged 85 plus (35% above UK average) Small Shopper Population Limited 5% 0% Affluent Achievers P rofile = Dark Shade Bas e = Light Shade Rising Prosperity Comfortable Communities Financially Stretched Urban Adversity Not Private Households Significant Leakage to competing towns Profile = Dark Shade 5

6 Tewkesbury Retail Catchment - Map 6

7 Tewkesbury Retail Catchment - Leakage 7

8 Retail Current Spend / Offer Comparison Offer Prime pitch found on High Street Higher number of independents national multiples - 81 Independent Only 11 out of 113 vacancies on High Street Convenience Tesco Few Key Existing Retailers Limited names absent relative to comparable catchments Opportunity - To increase demand from national multiples through the development of retail scheme/s on the subject sites Leisure Offer/ Opportunity Current leisure offer has significant gaps Limited number of restaurant/ A3 multiples Basic evening offer 1 screen cinema and theatre Key existing operators Costa Potential demand - Indicative demand from [several] restaurant multiples. Other leisure offers a possibly Potential opportunities Introduce a multiplex cinema to the town and strengthen the food and beverage offer to create a stronger evening economy or expand the existing Roses Theatre and cinema complex. 8

9 Residential Demand National Level - Temporary Weakening? Growth Flatter but Positive No pressure to sell South West: - Falling sales - Except the South West and Yorkshire and Humberside Tewkesbury - Prices up 1.48% over 12 months down over 6 months 243 properties for sale 230,000 average sales price Flats - 110,000 circa 180 per sq ft Semi - 200,000 Detached - 340,000 Terraced 158,000 Potential Opportunity: Strong market for Retirement Homes/ Sheltered Housing Office Demand South West: Grade A - Speculative office development - Skanska and Salmon Harvester Permitted Development Rights - Significant office to residential conversion Focus on well connected out-of-town locations Tewkesbury Small office market Little demand Out of town Junction 9 M5 Business Park - 11 psf In town Older mixed use Professional practices Serviced Offices: Tewkesbury Business Park Potential Opportunity: Only with public sector grant support. 9

10 Key Challenges 1) To achieve a holistic and joined up approach for the town centre 2) To enable Tewkesbury to establish itself as a popular place to live and a popular visitor destination 3) To make best use of the Council s assets for the benefit of the town and borough 4) To encourage a suitable and balanced mix of retail and leisure uses that are deliverable, viable and sustainable 10

11 2. Key Current Projects

12 Key Current Projects Retail Outlet Centre Sainsbury s Proposals Parking for up to 2,000 cars 512 space customer car park Risks Further leakage from Tewkesbury centre Traffic issues Opportunities Creates linked trips Tewkesbury Shuttle bus into Tewkesbury Tourist point promoting Provision for a bus stop at the store entrance to safely pick up and drop off passengers. 12 Proposals Full range store granted permission 512 space customer car park Eight-pump petrol station Provision for a bus stop at the store entrance to safely pick up and drop off passengers. Risks Further leakage from Tewkesbury centre Traffic issues Opportunities Create linked trips

13 Current Key Projects Proposals Public Realm Project Riverside Marketing and Investment Cascades Leisure Centre Heritage 13

14 3. Key Development Sites

15 Spring Gardens, Bishops Walk Oldbury Road - Car Park Site areas 1.7ha in total 15

16 Bishops Walk Key Site 1 Current Use Shopping centre and Car Park: London & Western Holdings C. 0.4 ha C. 22,000 sq ft retail anchored by Tesco Opportunity Improve townscape/ historic linkages Improve/ relocate retail offer Key Constraints Current value likely to be prohibitive Upper level uses may prevent short term proposals Acquiring vacant possession likely to be costly Removal will reduce overall retail provision 16

17 Spring Gardens Key Site 2 Current Uses 1 hectare Principal car park Spaces Bi Weekly Market Annual Mop Fair Cascades centre (relocation) Underutilised Opportunity Key regeneration site Improve townscape Improve retail offer which support existing Contribute to heritage and community Key Constraints Requirement to re-provide public uses Any development will have to have regard to parking provisions 17

18 Oldbury Road Key Site 3 Current Use Principal Car Park C ha Opportunity Provision of later living apartments (STP) 18

19 Spring Gardens Only Option 1 Leisure / Convenience Small format food store Leisure provision Leisure provision Leisure provision 19

20 Spring Gardens Only Option 2 - Retail 20

21 Healing Mills and Quay Street Buildings Conservations area Building/ site May require significant structural works Opportunity Part Residential Uses Offices Quay Street - More vulnerable uses Employment use Opportunity limited Largest historic buildings EH interest Leisure/ Tourism/ Crafts/ Moorings Car Parking Bridge Grade 2 listed Flood risk - Less vulnerable High conversion/ running costs Options Retain all buildings and encourage suitable uses Permit removal of rear silo buildings & implement strategy with SFG to retain warehouse Allow for demolition of all non viable elements Recommendations Permit removal of rear silo buildings & implement strategy with SFG to retain warehouse Allow for demolition of all non viable elements 21

22 Conclusions and Way Forward Key Sites Fundamental market changes Retail and Leisure Potential demand from small number of retailers/ leisure operators but retail is focused mainly on value not fashion Significant alterations / refurbishment to Bishop s Walk would require Council financial support Low intervention option to improve linkages through Bishop s Walk is possible Leisure led redevelopment of Spring Gardens likely to be financially unviable, but would help develop a broader offer and evening out the economy Retail led redevelopment of Spring Gardens potentially viable only but in hybrid town retail park format (subject to demand) Potential demand from convenience store operator in local format Healing Mill Buildings - Residential conversion (or A3) of part only realistic option with demolition of remainder 22

23 Conclusions and Way Forward Ongoing Strategy Drive forward initiatives to promote the many positive aspects of Tewkesbury In the short term the Council should seek to continue with High Street improvements/ Grants/ Shop-front Scheme Access and Movement and work with existing owners on high-streets Farmers Markets, Craft Fairs, Improve Tourism, Lengthen Stay, Tours, Evening markets Celebrate the scale and quality of its independent offering Riverside walks along the Severn & Avon Boat trips & moorings at Tewkesbury Marina Tewkesbury's Vintage & Antiques Trail Tewkesbury Museum 23

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