Retail Planning: Guidelines for Planning Authorities

1. Page 71

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   65 A 4.3 Market Demand A general picture of emerging retailer demand can be obtained from the following sources: Trends in planning applications for different types of retail development;• Review of relevant newspapers, journals and periodicals; and• Consultations with retailers, leisure operators and property agents.• Planning authorities should seek to identify the trends in market demand from these sources so that they can be taken into account when preparing development plans. A 4.4 Assessment of Need A broad assessment of the requirement for additional retail floorspace can be provided by projecting the future change in population and the growth in consumer spending. Projections of increased spending should seek to identify the change in the value of spending at constant prices, rather than prices which include the effect of inflation. It is particularly necessary to establish the retail catchment area for the gateway cities and towns, hub towns and other larger towns to be covered by joint or multi-authority retail strategies in Chapter 3 and to make allowances for cross local authority boundary shopping flows avoiding the tendency in some previous retail strategies to aim to stem what might otherwise be considered to be normal flows associated with retail choice. Assessments of the change in retail spending which can be expected to be generated within the catchment area of retail centres can provide a useful mechanism for identifying future retail development requirements. The projected growth in retail spending can readily be converted into retail floorspace using appropriate sales density ratios for the different types of retail formats to be provided. A 4.5 Assessment of Retail Floorspace Requirements An assessment of additional retail floorspace requirements will normally encompass both quantitative (floorspace required) and qualitative (requirements to improve mix and shopping quality) elements. A 4.6 Quantitative Assessment A number of in-depth techniques have developed to identify future floorspace requirements based on population, turnover, disposable income, sales density and other indicators and these may be utilised until the alternative approach referred to above is put in place. A 4.7 Allocation between Retail Sectors Once a broad quantitative assessment of the retail floorspace required has been determined, it should then be possible to subdivide the quantitative requirement above into the needs of the convenience and comparison sectors by using information on existing and future trends in a relevant retail strategy A 4.8 Qualitative Assessment The preparation of retail strategies should also have regard to qualitative factors in determining the need for future floorspace e.g. changing retail trends and formats.

2. Page 72

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   66 A 5.1 Main Steps to the Assessment of Retail Impact As indicated in Chapter 4 the assessment of retail impact is not intended to prevent competition or prevent trade diversion in itself, but its purpose is to promote healthy urban centres in the public interest. This must be borne in mind when carrying out these assessments. It is commonly accepted that there are five main steps to the assessment of retail impact: I. Identification of catchment or study area; II. Estimation of expenditure available within the defined catchment or study area; III. Estimation of the turnover of existing centres within the catchment area which is likely to be affected by a new development; IV. Estimation of the turnover of the new development for which a planning application is being lodged; and V. Estimation of the quantum of consumer retail spending available in the catchment area which will be diverted from existing centres to the new retail development. A 5.2 Estimate of Trade Diversion from Centres in the Retail System Many of these steps in the assessment of retail impact are relatively straightforward and make use of readily available data. The one matter that is less clear cut in the assessment of impact is step (v) which is where the estimate of trade diversion from each of the centres in the retail system to the proposed development is made. A variety of approaches can be adopted at this stage of the assessment, some more sophisticated than others. It is not intended to impose a required methodology to this stage of the calculation. It is important for all approaches to be clearly substantiated, however, preferably using up to date information and survey evidence as far as possible. Unsubstantiated judgements and assertions do not assist in providing a clear assessment. A 5.3 Professional Objectivity to Provide Clarity and Guidance for Decision Makers Those submitting retail impact studies on behalf of clients, or considering the work of others on behalf of clients should at all times be aware of the need to maintain professional objectivity. The purpose of an impact study is to provide clarity and guidance for decision makers. Clear, well reasoned and impartial submissions should be made which seek to address uncertainty and inform all parties. Annex 5 The Assessment of Retail Impact

3. Page 73

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Source Department of the Environment, Community and Local Government: Retail Planning: Guidelines for Planning Authorities (April 2012) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.