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more like what we would expect to see. 5.5 To check the findings of the NLP work in respect of Thetford and its immediate catchment area, we have commissioned our own Household Survey specific to Thetford and the immediate surrounding area. The purpose was to obtain a better and more up-to-date survey sample of where residents are choosing to do their food shopping (both main food shopping and top-up food shopping). The survey area (shown on Plan RPS1, Document 2) was broken down into a primary catchment area and a secondary catchment area. The primary area is that geographic area where Thetford should look to be the principal and main choice for food shopping. The secondary area is a wider area where Thetford would look to attract some customers but would not always be the first choice for food shopping for everyone. The two areas are defined by postcode sectors and are:- Table 6: RPS Household Survey: Primary and Secondary Catchment Areas Area Postcode Sectors Primary IP24 1, IP24 2, IP24 3, IP26 4, IP26 5, IP27 0 and IP27 9. Secondary IP22 2, IP31 1, IP26 6, IP28 8, PE33 9, IP25 7, NR17 1, NR17 2 and NR16 2. 5.6 The primary area above corresponds to Zone 1 in the NLP Study. Document 2 5.7 Across both areas households were asked where they undertook their main and top-up food shopping trips. The number of respondents from each area were weighted so that 60% of respondents were in the primary area and 40% in the secondary. Weighting to reflect the population of the respective postcode areas was also applied. 5.8 For the primary catchment area the Survey showed residents undertook their main and top-up food shopping in the following locations. Table 7: Main Food and Grocery Shopping Store/Centre Primary Catchment Area Secondary Catchment Area Aldi, Thetford 8.8% 1.0% Sainsbury’s, Thetford 22.7% 2.0% Tesco Express, Norwich Road, Thetford 3.3% 0.5% Tesco, Kilverstone Lane, Thetford 22.7% 2.0% Farm Foods, Lime Kiln Lane, Thetford 0.3% 0.0% Iceland, The Burrells, Thetford 1.6% 0.0% Local Shops, Thetford 0.3% 0.0% Thetford Total 59.7% 5.5% Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 22 Retail & Planning Statement, February 2012
5.9 For the secondary catchment area the results were:- Table 8: Top-Up Food and Grocery Shopping Store/Centre Primary Catchment Area Secondary Catchment Area Aldi, Thetford 3.6% 0.5% Sainsbury’s, Thetford 9.2% 0.5% Tesco Express, Norwich Road, Thetford 3.5% 0.0% Tesco, Kilverstone Lane, Thetford 7.4% 1.0% Farm Foods, Lime Kiln Lane, Thetford 1.0% 0.0% Iceland, The Burrells, Thetford 2.3% 0.0% Local Market, Thetford 0.7% 0.0% Local Shops, Thetford 2.9% 0.0% Thetford Total 30.6% 2.0% 5.10 The surveys again reveal that Thetford fails to retain significant proportion of its available food spend. Indeed, it shows even lower retention rates than the NLP Survey. For example, across the primary catchment area the town as a whole retains just 59.7% of the main food spend and 30.6% of the top-up spend. For a freestanding market town such as Thetford these retention rates are surprisingly low. 5.11 The survey also reveals that residents are not using the town centre for their food shopping (either main or top-up). Across the primary catchment area just 1.9% of residents cite town centre stores for their main food shop. For top-up shopping it is just 5.9% of residents. 5.12 The findings of our Survey are not dissimilar from the findings of NLP in their 2010 Study with regard to retention rates in Thetford: 5.13 In a situation of a freestanding market town with an immediate rural hinterland convenience shopping retention rates of 75% to 85% are far more usual and to be expected than a retention rate of 60% to 65%. In short, Thetford’s low convenience shopping retention rate of 60% to 65% should be a cause for concern. It has the following immediate consequences:- People are travelling longer distances than necessary for their food shopping trips. This is unsustainable. Once, lost to Thetford for food shopping, residents are also likely to undertake other shopping and related purchases (cafes, restaurants, etc.) in those other towns they are visiting. This is to the detriment of Thetford’s, other retailers and the town as a whole. Low retention rates are indicative of poor existing food shopping provision or dissatisfaction with it. This runs counter to the Government’s support for choice and competition in shopping (PPS4, paragraph 10%). Former Tulip Factory Site, London Road/Caxton Way, Thetford Page 23 Retail & Planning Statement, February 2012
Page 1 and 2: THE FORMER TULIP FACTORY SITE, LOND
Page 3 and 4: 1 INTRODUCTION 1.1 This Retail Stat
Page 5 and 6: 2 RELEVANT FACTUAL BACKGROUND a) Si
Page 7 and 8: petrol filling station, car parking
Page 9 and 10: excluded groups). iii. The historic
Page 11 and 12: area, taking account of current and
Page 13 and 14: . It will not undermine the functio
Page 15 and 16: The TAAP allocates some 40 hectares
Page 17 and 18: 4 EMPLOYMENT LAND 4.1 As outlined i
Page 19 and 20: Existing Vacant Employment Space at
Page 21 and 22: 4.14 The adopted Breckland Core Str
Page 23: 5 EXISTING SHOPPING PATTERNS 5.1 In
Page 27 and 28: 6 SEQUENTIAL ASSESSMENT 6.1 As iden
Page 29 and 30: Viability - whether there is a reas
Page 31 and 32: 7 RETAIL IMPACT 7.1 In this section
Page 33 and 34: 7.14 The appearance of the foodstor
Page 35 and 36: ii. The Impact of the Proposal on T
Page 37 and 38: of 2016. This is consistent with on
Page 39 and 40: They are out-of-centre stores and t
Page 41 and 42: Neither of the supermarkets will ex
Page 43 and 44: 8 CONCLUSIONS 8.1 The proposed deve
Page 45 and 46: PLANNING HISTORY SCHEDULE Ref No. P
Page 48 and 49: SITE 1: COMMUNITY HALL, WELL STREET
Page 50 and 51: SITE 3: BRIDGE STREET CAR PARK AND
Page 52 and 53: SITE 5: TANNER STREET CAR PARK, THE
Page 54 and 55: Overview of Thetford Town Centre TH
Page 56 and 57: Services/Facilities The centre is w
Page 58 and 59: Photograph 5: Comparisons in pedest
Page 60 and 61: through £millions of investment.
Page 62 and 63: WILKINGSONS VACANT OTHER BUILDING V
Page 64 and 65: THETFORD TOWN CENTRE RETAIL SCHEDUL
Page 66 and 67: Retailer Address Description Use Cl
Page 68 and 69: Retailer Address Description Use Cl
Page 70: APPENDIX 3
Page 73 and 74: Appeal Decision Inquiry held on 10-
Page 75 and 76:
Appeal Decision APP/ M1710/A/10/214
Page 77 and 78:
Page 79 and 80:
Page 81 and 82:
Page 83 and 84:
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