Assessment of Planning and Retail Issues - Renfrewshire Council

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PROPOSED EXTENSIONS AT 24 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 effect of the additional floorspace provision in Glasgow City Centre. This results in that element of the city centre’s turnover which is drawn from the Braehead catchment increasing from £1,046 million to £1,137 million, while Braehead’s turnover from catchment drops from £307 million to £279 million, reflecting the shift in market share from Braehead to the city centre. 3.34 Braehead’s turnover is shown to have dropped by nearly £90 million because of the combined effects of the Silverburn development and new floorspace in the city centre. Similarly the Braehead Retail Park’s turnover is down by some £29 million compared with the 2008 projected estimate, because of the impact of expansion of Abbotsinch and Phoenix retail parks. However, apart from the impact on Braehead, the expansion of these retail parks is shown to have been absorbed into the retail system without any significant adverse effects, and the Silverburn development is also now a part of the system and taking around £260 million of comparison spending from the Braehead catchment. 3.35 Table 18 shows the likely trade draw pattern in 2010, which can be read alongside Table 17's market share analysis to provide the full picture of likely shopping patterns, and also compared with Table 10 to show estimated changes in trade draw from 2008 to 2010 after all commitments have been taken into account. One notable change is the more localised trade draw of Braehead, indicating a shrinking catchment because of the effect of new developments elsewhere. Turnover Potential from Sainsbury’s Relocation 3.36 Tables 19 to 21 show the estimated effect of the Sainsbury’s relocation, which was set out in our 2008 report in support of the Sainsbury’s planning application. Table 19 shows the calculation we undertook to estimate the potential difference in turnover at Braehead when comparing the reoccupation of the B&Q Warehouse, subdivided into four units for bulky goods sales, with the Sainsbury’s relocation. In 2008 we did not know the likely occupation of the vacated Sainsbury’s store in the main centre, but now we know that this will be occupied by Primark, the clothing and footwear retailer, so we are able to more accurately estimate the likely comparison turnover of that unit. 3.37 On the assumption that an electrical retailer, a carpet warehouse, a furniture retailer and car accessories operation could have occupied the old B&Q, we applied Retail Rankings estimates of the turnover potential for such retailers to the floorspace which could be created, and as a result we estimated that the total
PROPOSED EXTENSIONS AT 25 ASSESSMENT OF PLANNING AND RETAIL ISSUES BRAEHEAD RETAIL PARK MAY 2010 potential comparison turnover could be of the order of £36 million in 2010, generated by the reoccupied B&Q and also by the comparison floorspace which would remain in the unrelocated Sainsbury’s store in the mall. 3.38 We then considered the proportion of this turnover which would be competing directly with retailers in the High Streets of existing town centres - i.e. the amount of trade which would not be available to existing town centres if the B&Q was reoccupied. The 2003 household survey revealed that only 50% or so of spending in the Paisley catchment on electrical, carpets and furniture goods was made in retail parks, with the remainder made in town centres. There is no data available for car accessories stores so we assumed that 75% of such trade would be in retail parks. As regards the comparison trade in the old Sainsbury’s, this was unrestricted floorspace and was located close to the other comparison shops in the main shopping mall, so it was appropriate to assume that none of that trade would be available to town centres. Thus we were able to estimate that, of the total turnover potential generated by a reoccupied B&Q and by Sainsbury’s remaining in the mall, some £20 million of the total £36 million would be unavailable for town centre consumption by virtue of the existing permission at the retail park at Braehead. 3.39 We then considered the turnover potential of the situation at Braehead with Sainsbury’s relocated, and we have updated that analysis in light of the knowledge that Primark are occupying the vacated Sainsbury store in the main centre. Table 19 shows that the total turnover potential of the reoccupied mall floorspace and the comparison element of the new Sainsbury’s could be £37 million, assuming healthy trading conditions. However some of the Sainsbury’s comparison floorspace trades in restricted goods and so competes with retail parks as well as town centres, while the unrestricted comparison floorspace - although it can be considered to be in competition with town centres - will also compete to a considerable extent with similar large superstores selling unrestricted comparison goods in out-of-centre locations. Consequently we assumed that 75% rather than 100% of this unrestricted floorspace would be in direct competition with town centres. As regards the unrestricted floorspace in the former Sainsbury’s in the mall, occupied by Primark, all of this (100%) potentially competes with existing town centres. Thus the total potential turnover of competing floorspace is £32.3 million. 3.40 Comparing the two scenarios set out in Table 19, it can be seen that the net increase in competing comparison turnover compared with the turnover potential
Page 1 and 2: Proposed Extensions at Braehead Ret
Page 3 and 4: 1 INTRODUCTION The Proposals 1.1 Br
Page 5 and 6: PROPOSED EXTENSIONS AT 3 ASSESSMENT
Page 13 and 14: PROPOSED EXTENSIONS AT 11 ASSESSMEN
Page 25: PROPOSED EXTENSIONS AT 23 ASSESSMEN
Page 35 and 36: Table 1 Population Estimates - Brae
Page 37 and 38: Table 3 Comparison Expenditure Esti
Page 39 and 40: Table 5 Shopping Patterns in Main C
Page 45 and 46: Table 11 Changes to Glasgow City Ce
Page 47 and 48: Table 13 Estimated Total Turnover a
Page 53 and 54: Table 19 Potential Turnover - B&Q S
Page 57: Table 23 Estimated Turnover of Addi

Assessment of Planning and Retail Issues - Renfrewshire Council

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