Background_E_Market_Assessment - Shoalhaven City Council ...

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Nowra CBD Master Plan – Market Assessment7. RETAIL & COMMERCIAL MARKET ANALYSIS7.1 Existing Retail Floorspace in Nowra CBDNowra is the major regional centre for Shoalhaven LGA. Located in the northern entry point to the LGA, it has anextended trade area from Berry in the north to the major township of Ulladulla in the south. The defined trade area is abroad region extending around 120km along the Princes Highway encompassing the majority of the LGA.Hill PDA has reviewed previous retail and commercial studies and background information for Nowra CBD. Thisinformation has been supplemented from Hill PDA’s own floorspace survey of Nowra CBD (completed in April 2010)and other sources where indicated, the purpose being to understand the size and significance of existing centres whencompared to their level in the retail hierarchy, and their quantum and mix of retail and commercial land uses. It providesan understanding of not only the relationship of Nowra to other retail centres, but also the relationship and impact ofspecific retailers and land owners within the CBD itself.From Hill PDA’s inspection of the study area, the retailing and/or commercial role and function of certain areas of NowraCBD became defined. In many instances, the role of particular locations was clearly different. For instance:• The retail and commercial core of Nowra CBD could be defined as that land bounded by North Street to thenorth, O’Keefe Avenue and Nowra Lane to the east, Worrigee Street to the south and Berry Street to the west.The traditional retail precinct being focused on Kinghorne and Junction Streets;• A fringe or peripheral retail and commercial role has been identified for the likes of Haigh Avenue, LawrenceAvenue, Osborne Street, Graham Street, Moss Street, McGrath Avenue, Hyam Street, that retail located to thewest of Princes Highway, and any other retail or commercial floorspace along Kinghorne, Junction and BerryStreets outside the retail core. These locations include a mix of retail, commercial, bulky goods, wholesale andlight industrial land uses. Furthermore, the likes of Osborne, Junction, and North Streets within the fringe areahas a distinct health theme. There are an abundance of health practitioners located within detached residentialdwellings within the 2(b)1 Residential zone. The fringe of Nowra CBD also accommodates standalonecommercial buildings particularly along Graham Street and south of Worrigee Street; and• Whilst located on Princes Highway, Stockland Nowra could be identified as being out-of-centre. Whilst there isa vehicle overpass, the arterial nature of the Highway is a physical and mental barrier to connecting theStockland shopping centre to the remainder of Nowra CBD, especially for pedestrians. As a result Nowra CBDas a retail centre is effectively severed by the Princess Highway, which also acts as a road by pass for thosetravelling south along Princes Highway.The total amount of existing shop front floorspace (GLA) attributed to Nowra CBD by retail core, fringe and out of centrelocation is provided in the following table. Further breakdown of the above supply data by street is provided in Appendix2. The number of shop fronts within Nowra CBD by retail store type is provided in Appendix 3 and 4.C09143 Page 34 Hill PDA
Nowra CBD Master Plan – Market AssessmentTable 12 - Existing Retail Floorspace Supply in Nowra CBD 2010 (GLA sqm)Retail Store Type Core Fringe Stockland Nowra CBD TotalDepartment Store - - - -Discount Department Store 1,150 - 7,190 8,340Supermarkets & Grocery Stores 8,412 1,500 4,230 14,142Mini Major 2,528 1,200 - 3,728Convenience Store 256 - - 256Specialty Food 1,539 270 735 2,544Restaurants & Take-aways 2,735 120 276 3,131Clothing 2,833 800 1,470 5,103Specialty Non Food 5,497 344 1,653 7,494Bulky Goods 1,120 576 - 1,696Personal Services 2,144 104 - 2,248Total Retail Shopfront Floorspace 28,214 4,914 15,554 48,682Commercial Shopfront 5,666 957 276 6,899Medical Shopfront 1,873 352 - 2,225Vacant Floorspace 1,248 367 - 1,615Commercial - in house 584 1,728 - 2,312Medical - in house 188 1,920 - 2,108Total Shopfront Premises 37,773 10,238 15,830 63,841* Stockland Nowra only. Does not include any bulky goods retailing outside of fringe or core areas, or retailing from industrial zones.**Shop front space is defined as that lettable area which is occupied by retailers plus non-retail users that occupy shop front spaces (such as banks, travel agents,medical services, real estate agents, etc) and vacant shop front space.Sources: Hill PDA Floorspace Surveys (2010) and PCA Shopping Centres Directory (2009)The floorspace results are based on the following assumptions:• Hill PDA surveyed all retail and commercial shop front floorspace located within the retail core and fringelocations;• Commercial and medical tenants located within residential dwelling type accommodation have been separatedfrom total shop front floorspace given its unlikely this type of accommodation would be tenanted by a typicalretailer should the commercial occupier vacate; and• Stand alone commercial buildings, bulky goods and any retailing in industrial zones, outside of Nowra CBDhave not been surveyed at this stage. It is acknowledged there is extensive bulky goods and industrial activitysouth of the study area along Princes Highway. Whilst not surveyed, the peripheral bulky goods role of thisarea is acknowledged.The floorspace data results indicate:• There is around 48,682sqm of retail shop front floorspace in Nowra CBD and a further 9,124sqm ofcommercial and medical shop front floorspace;• Nowra CBD has a low number of vacancies with only around 1,600sqm of vacant shop front floorspace at thetime of survey, representing 2.7% of all shop front floorspace;• Total retail and commercial shop front floorspace accounts for around 59,421sqm. As expected the majority ofthis is located in the retail core (62%), compared to the fringe and Stockland Nowra; and• A further 4,400sqm of associated floorspace is located within the fringe but within the 2b(1) Residential Zone.The majority of this being used by the likes of medical practitioners, accountants, financial planners, solicitorsand some community services (e.g. legal aid, community counselling services etc).C09143 Page 35 Hill PDA
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