isle of man retail strategy final report · pdf fileretail strategy ... market assessment...

Department of Trade & Industry, Isle of Man Government

ISLE OF MAN ISLAND RETAILING STUDY

Draft Report

This document is formatted for double-sided printing.

ROGER TYM & PARTNERS 19 Woodside Crescent Glasgow G3 7UL t 0141 332 6464 f 0141 332 3304 e [email protected] w www.tymconsult.com

CONTENTS Executive Summary......................................................................................................... i

1 INTRODUCTION.......................................................................................................... 1 Background.....................................................................................................................1 Study Context .................................................................................................................1 Structure of the Report....................................................................................................2

2 SOCIO-ECONOMIC PROFILE..................................................................................... 3 Introduction.....................................................................................................................3 Analytical areas ..............................................................................................................3 Socio-Economic Characteristics .....................................................................................3

3 POLICY AND PLANNING REVIEW.............................................................................. 7 Strategic Island Plan.......................................................................................................7 Local Plans .....................................................................................................................9 Planning Applications and Commitments .....................................................................12

4 STAKEHOLDER CONSULTATION ............................................................................ 15 Summary of Responses................................................................................................15

5 TOWN CENTRE ‘HEALTH CHECKS’......................................................................... 19 City and Town Centre Rankings ...................................................................................19 Retailer Requirements ..................................................................................................19 Douglas ........................................................................................................................20 Peel ..............................................................................................................................23 Castletown....................................................................................................................25 Ramsey ........................................................................................................................26 Other Main Settlements ................................................................................................28

6 MARKET ASSESSMENT AND CONTEXT ................................................................. 33 Context .........................................................................................................................33 Overview of Principal Retail Centres ............................................................................34 Retailer, Developer & Investor Consultation .................................................................38

7 SHOPPING PATTERNS ............................................................................................ 41 Introduction...................................................................................................................41 Town Centre Survey Perceptions .................................................................................41 Convenience Retailing..................................................................................................43 Comparison Retailing ...................................................................................................44

8 RETAIL ASSESSMENT ............................................................................................. 47 Population.....................................................................................................................47 Available Expenditure ...................................................................................................47 Turnover .......................................................................................................................48 Projected Additional Requirements...............................................................................49

9 RECOMMENDATIONS .............................................................................................. 50 Projected Retail Requirements .....................................................................................50 Retail Strategy ..............................................................................................................51

Isle of Man Island Retailing Study Final Report

Roger Tym & Partners i

Executive Summary 1) In early 2007, the Department of Trade and Industry commissioned Roger Tym &

Partners, in association with Black Grace Cowley, to carry out a comprehensive study of the Isle of Man’s retailing sector. The work involved: a comprehensive household survey of shopping patterns; discussions with Government officials in various departments and other key stakeholders in the Isle of Man’s retail sector; health check assessments of the 4 main retail centres - Douglas, Ramsey, Castletown, Peel - and other centres; analysis of existing information on retail planning applications and retail floorspace data.

2) Key factors influencing the future development of retailing on the Isle of Man include

Continuing population growth (although has not been evenly distributed - over the last 5 years there has been considerable growth in Peel while Ramsey’s population has declined slightly). The Isle of Man’s population is anticipated to grow from its 2006 level of just over 80,000 to nearly 88,500 in the next 15 years. The retail needs of a growing population need to be met.

High levels of economic activity accompanied by increasing incomes and rising standards of living. Town centres are the business, social and cultural focal points on the Isle of Man and are an important influence on the quality of life enjoyed by existing and importantly future residents. Retail and related activity is a critical factor in shaping Douglas and other town centres. As such, its development helps meet the needs of existing residents while also supporting the islands future economic direction.

High levels of access to private transport. The road network and the relationship of retail facilities to it can have a significant influence on shopping patterns.

Tourism is an important part of the economy, with the most recent figures estimating that leisure and business visitors spend more than £111 million on the Isle of Man. In Douglas and elsewhere regeneration is increasingly linked to improvements in the tourism offer and the islands overall attraction. A supporting retail offer is essential to ensure that the economic benefits of increased tourism numbers are maximised locally.

Trips off-island by residents outnumber the volume of trips made by visitors to the Isle of Man, and many take the opportunity to shop at stores not represented in Douglas or elsewhere.

Market Perspective

3) From the perspective of developers, investors and the major operators, Douglas is the key retail focus providing a full range of high street shopping combining national multiple representation with prominent local and independent traders.

4) Interest from UK-based multiple retailers generally concentrates on Strand Street or the adjoining pedestrianised areas, and including the Strand Centre. Were they available, certain retailers would wish to open retail warehouse style units in edge of town locations. This interest is often frustrated as the existing stock of retail units in Douglas town centre tends to be located in older, refurbished buildings with limited flexibility. While general requirements are for between 2,500 s.ft and 4,000 sq ft such floorplates are generally only available for new units.

5) There is some demand from local and independent retailers for units in the central area although most cannot or are not prepared to compete for prime retail units which command the highest retail and freehold values. As rentals have steadily increased local retailers have retreated from Strand Street relocating to Castle Street and to Duke Street. This trend is expected to continue as northern Strand Street rents increase to match the established prime pitch to the south.


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6) Strand Street has retained its prime position and a number of easily developable sites (former cinemas, brewery plant etc) have been redeveloped over the last 15 years to provide the scale and flexibility of floorplate sought by many High Street multiple retailers.

7) Zone A Rents on Strand Street’s prime pitches are some £100 per sq.ft, sufficient to attract the interest of developers and investors. However, site assembly is becoming increasingly difficult as the large single ownership sites have now been developed. While the market would be interested in developing edge of town and out of town retail provision, this is not consistent with present planning policy. Moreover, the property market assessment suggests that sites in south Douglas are nearly always more valuable as office or residential schemes.

8) Castletown, Peel and Ramsey share similar characteristics from a market perspective. While all provide local shopping facilities, residents regularly shop in Douglas where the range of goods (particularly for comparison goods shopping) is much wider. While retail rents vary by location and type of property, average rentals in all three centres are of the order of £12 per sq.ft. Rental growth also lags behind that achievable in Douglas.

9) Investment interest is present although tends to be limited to local business people (with yields in the order of 8%-9%). In general, the provision of new retail units outside Douglas is not seen as financially viable and there is little if any interest from investors or developers in acquiring sites for retail schemes. Where development has taken place, as at Callow’s Yard in Castletown, the retail element is secondary to the residential element.

Shopping Patterns

Convenience shopping

10) Shopping patterns for convenience goods generally reflect the distribution of supermarkets across the island. Some 60% of all expenditure is attracted to stores in Douglas, with Tesco, Shoprite and Marks and Spencer accounting for all but 5% of this figure. In Douglas and the surrounding area, there is virtually no leakage of resident spend to stores in other areas. Ramsey attracts nearly one-fifth of convenience expenditure (mainly from the northern area) while Peel, Port Erin and Castletown serve important functions in the West and South.

Comparison shopping

11) Douglas attracts over 70% of resident expenditure on High Street comparison goods (although the proportion fell to just over 60% in Ramsey and the surrounding area). This is consistent with the scale and nature of floorspace provision in the town and in the centre in particular. However, after Douglas, off-island locations are the next most significant destination accounting for at least 15% of resident expenditure1. The survey indicated that on line purchases accounted for just 3% of spending on High Street items. Ramsey and Tynwald Mills were the next most important retail locations on the Isle of Man.

12) The extent of expenditure leakage off island or on line was less pronounced in other goods categories, ranging from 7% for furniture and carpets etc to 3% for domestic and electrical appliances. While stores in Douglas still attracted the bulk of residents’ expenditure in these categories, the influence of the MEA stores has been significant in retaining significant proportions of expenditure on domestic and electrical appliances in local centres.

13) Expenditure on DIY and garden items is heavily concentrated in Douglas which accounts for 89% of related spending and in particular at the B&Q superstore at Spring Valley.

1 Expenditure estimates have been developing using data from the 2006 Survey of Household Expenditure. It should be noted that this did not seek specific information on off-island purchases. Assumptions have therefore been derived from the market share data.


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Town Centre Quality

14) Responses regarding the quality of provision in centres outside Douglas all indicated that the range and quality of retail facilities needed to be improved. In addition, while there is a significantly wider range and higher quality of shopping available in Douglas, this observation was also applied to Douglas. Car parking provision was a frequent cause for concern in responses concerning Douglas town centre. The need for improvements in the condition and appearance of the town centre environment was a shared observation from users of Douglas, Castletown, Peel and Ramsey town centres.

Requirement for additional floorspace

15) Assuming the Isle of Man maintains its present market share of expenditure, we estimate the current requirement for additional convenience floorspace to be some 68,000 sq ft (net) with limited scope for further addition to 2012 and 2017.

16) Our projections indicate considerable scope for new comparison floorspace at the current time, equivalent to 121,000 sq ft (net). This will increase with the potential for an accumulated 190,000 sq ft (net) by 2012, and 271,000 sq ft (net) in 2017.

17) It should be noted that these projections above do not take account of potential improvements in market share. For example, should the relative attraction of Douglas as a focus for High Street comparison goods shopping improve relative to off shore locations, this would have implications for the amount of shopping space needed to accommodate increased levels of trade.

Key Recommendations

18) The majority of future requirements in the Isle of Man can be met through development or redevelopment of town centre or edge of centre sites in Douglas, Peel, Ramsey and Castletown.

19) The majority of any new comparison floorspace should be distributed primarily to town centre or edge-of-centre locations in Douglas - for example, Strand Street and the existing shopping core and Douglas Quayside. A lower level of provision is required to meet the requirements of the key centres in the north (Ramsey), west (Peel) and south (Castletown/Port Erin). The role of retail development in supporting regeneration and wider improvement activity will also influence the scale and location of comparison shopping development. Where such development might assist in developing the broader appeal of an area as part of regeneration activity or in establishing and developing the tourism product in a particular area then this should be considered. For similar reasons, smaller scale retail development should be encouraged in one of the key village centres such as Onchan, Port Erin, Port St Mary and Laxey.

20) It will also be important that any new floorspace adds to the existing available retailing offer, that it meets the needs of new international and Manx market entrants and their customers, while simultaneously providing a catalyst for new developer and retailer interest, associated future investment and the active regeneration of the Isle of Man’s key town centres.

21) However, there will be forms of future retail development which will not be suited to or be able to be accommodated in Douglas or the established town centres. Where this occurs there will be a need to facilitate edge-of-centre (or out of centre) sites. This requirement will be restricted to the retailing of bulky comparison goods. Mainstream comparison and convenience retail floorspace should continue to be located in the established centres.

22) A high volume of convenience shopping trips are made to the larger convenience stores in Douglas. While a large proportion of such trips and expenditure would continue to be


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undertaken (linked to commuting, leisure and other trips), were appropriate facilities available some of the expenditure could be retained locally, thereby supporting a network of medium sized supermarkets. In addition to the obvious benefits for store operators, this would also encourage higher levels of footfall, trade and activity in the more regional centres.

23) The requirement for new convenience goods floorspace would therefore best be accommodated through the provision of new (or enlarged) medium to large scale supermarkets, located strategically across the island. Comparison of the Household Survey findings with analysis of existing floorspace shows that southern and western areas have the greatest requirement for additional convenience floorspace. On this basis, any such development (or combination of developments) should focus on the main settlements.

24) Peel and the west have seen recent population growth driven by increased housing development activity. The large volume of expenditure ‘leakage’ to Douglas suggests that residential development has not been accompanied by a corresponding improvement or increase in the scale, quality and range of retail and other services available locally. Peel may therefore be a suitable location for the provision of additional convenience retail floorspace at sustainable levels.

25) On the same basis, there is a requirement to improve and enhance current provision in the south, either through additional floorspace or a consolidation and expansion of present supermarket floorspace. The location of any new provision would require comprehensive discussion and further consultation, ideally as part of the process of preparing the Area Plan.

26) The report specifies a number of assessment criteria in support of these directions. It is recommended that the sequential approach to site identification and development be continued with a presumption in favour of retail development in central areas. This will support the site values necessary to encourage town centre redevelopment and renewal. Where it is demonstrated that retail development cannot proceed in such locations, the potential for suitable development in edge of centre locations should be examined. Only when these options have been exhausted should out of centre locations be considered. This consideration should include examination of the potential effects on existing retail centres and the potential impacts on regeneration initiatives and their implementation.

Town Centre Initiatives

27) In Douglas town centre, a number of key issues need to be addressed to bring forward a revitalised and improved Douglas town centre, with a sustainable, vibrant and attractive retail shopping area. Recommended approaches include:

The creation of a limited number of ‘gateways’ at the entry and heart of the traditional shopping area, i.e. Strand Street, Castle Street and from the Quayside and the Promenades.

Reduction in town centre through traffic to provide a safer and more pedestrian-friendly experience (through improved traffic management, car park management and enforcement).

Significant improvement to ‘public realm’– to include creation of new public spaces to support and encourage private sector investment in Central Douglas. This would provide a backdrop for fashion retail and restaurants, café and other leisure opportunities. In achieving this, the potential of opportunities to open up existing and proposed linkages between the central core shopping area and Waterfront (Promenades and the Douglas Quayside) should be examined.

Similar improvements to the ‘private realm’ would be beneficial – such as on the buildings, their frontages, and overall presentation and appearance, promoted through development of a set of adopted guidelines, design principles, and advertisement and signage controls.


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Identification, management, promotion, planned, assembly and delivery of any future major development opportunities and sites.

Recognition of the importance of capitalising on and building the Isle of Man’s tourism product and Douglas’s gateway role within it. This would act as a catalyst for increasing visitor expenditure, while also helping to retain higher levels of resident expenditure on mainstream comparison goods.

28) The critical requirement is for a co-ordinated approach to build the attractiveness and widen the range of retail and commercial leisure activity at Douglas’s waterfront and the neighbouring areas including Strand Street and the shopping core. There is mutual benefit to be gained from co-locating retail and leisure uses and activities in key locations in Central Douglas – both generate footfall and extend dwell times - with several opportunities in and around the retail core.

29) There may be a number of site opportunities that could be released for re-development. However, their development will only be successful through a proactive approach to realising opportunities in the central area. This will require not only reinvestment, redevelopment but also in some cases a significant change of use. While a combination of negotiation and compulsory purchase (CPO) powers are needed to encourage site assembly there are clear opportunities in and around Market Street (linked to existing car park, buildings in commercial use, or the exploitation of ‘air rights’) which could be further investigated/developed.

30) A series of potential actions and priorities seek to encourage, develop, support and promote the future sustainability, vitality and viability of Douglas, Peel, Castletown and Ramsay and other centres. These are consistent with the direction of existing and emerging policy. They also reinforce the key messages from the recent Town Life Creation Report prepared by the Manx Executive Challenge Yellow Team.

31) The following activities are included:

Development Opportunities:

o Promote the re-use of vacant sites and premises (assembly, joint venture development, land ownership etc) which could extend the range of retail and other offers and thus retain expenditure;

o Promote the wider town centre area as a residential location (especially on upper floors) to encourage evening activity and retain residential catchment expenditure;

o Enhance relative attractiveness, access and convenience of the town centre, thereby increasing its use;

o Consolidate and enhance town centre retail functions; o Potential for tourism – identify and develop town centre visitor and tourism offer

and potential, relevant marketing and promotion strategy.

Town Centre Environment:

o Shop front improvement and enhancement schemes; o Review and upgrade of pedestrian only areas; o Utilisation of vacant premises for temporary use of window space as local

community publicity and promotional tool.

Traffic Management and Car Parking:

o Town centre transport strategy; o Comprehensive car parking review and strategy; o Improvements to overall parking environment and quality;


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o Guides or leaflet to car parking facilities in town centre – available in local shops, post office, museums etc; and

o Weekend and public holiday parking – making use of any public authority and private sector premises to alleviate potential parking congestion.

Business Development:

o Business and retailers initiatives – support mechanisms to assist local retailers, and encourage ‘local’ recruitment of residents;

o Provide a range of continuing employment opportunities in town centre; o Promotion of internet and e-retailing among local operators.

Community:

o Crime and public safety – local ‘business watch’, CCTV, secure lighting in the evenings, community policing, and regular crime prevention seminars;

o Need to place emphasis upon role of town centre as ‘heart of local community’ through instilling ‘local Manx pride’.

Marketing and promotion:

o Town centre management partnership or arrangements; o Media opportunities – newspapers, radio, website etc; o Town or village website with local information, events and facilities; o Town centre and farmers market – to complement existing local shops whilst

supporting local trade and Manx products; o Agreement between businesses and retailers on operating and opening hours –

with extension for special events i.e. local festivals, Christmas, public holidays and the annual TT races;

o Town ‘Forum’ (particularly in Douglas) to assist local organisation to encourage pro-active response to key issues and concerns, consultation etc.

Town Centre Monitoring:

o Use of key performance indicators and assessment: centre environment, vacant sites and premises, car parking usage, public transport use, shops and mix of retailers, and level of local retailer support and participation.

Enforcement:

o Enforcement of policy and regulations is an important issue. It is noted that the Isle of Man’s first enforcement officer has been recruited by the DLGE and support across all Government departments is required if this function is to be successful. This is crucial if a co-ordinated retail development strategy and supporting masterplan exercises are to bear fruit.


Roger Tym & Partners 1

1 INTRODUCTION

Background 1.1 Roger Tym & Partners, in association with Black Grace Cowley, were commissioned

by the Department of Trade and Industry to carry out a comprehensive study of the retailing sector in the Isle of Man.

1.2 From a detailed technical assessment and engagement with a wide range of local stakeholders, retailers and others with an interest in the sector, the study provides broad policy options and recommendations to assist in the future development of retailing on the Isle of Man.

Study Context

Retailing and Town Centres

1.3 The retailing sector on the Isle of Man acts as a key and valuable contributor to the economy. Retailing plays a vital role in contributing to and underpinning residents’ increasingly high quality of life.

1.4 Douglas is the administrative capital. Its town centre is the main focus of shopping and retail activity and development. It accommodates a wide and diverse range of UK national multiple retailers (i.e. M&S, B&Q and Tesco) as well as more local and independent traders. It has two covered shopping centres – the Strand and Tower House Shopping Centres.

1.5 Douglas continues to be the key focus for most retail investment with a number of major site redevelopment proposals being brought forward in the centre, primarily along Quayside, and through proposals for development and improvement in the centre of Douglas town centre. As the location for many financial services and IT operations, many proposed schemes are predominantly office-led. The aspirations of the Isle of Man Government are that these will contribute to the continuing transformation and regeneration of the leisure and retailing activities and investment on the island.

1.6 The network of town centres across the Isle of Man provides a range of retailing and related services to meet local shopping needs. These smaller, more compact centres generally complement the major shopping provision offered in Douglas, and as a whole comprise mainly Manx-based businesses.

1.7 This network includes the principal towns of Castletown and Port Erin (in the south), Ramsey (to the north) and Peel (to the west). The regeneration and vitality and viability of these centres is identified by the Government as the subject of continuing effort and resources, through collaboration with private sector interests in developing a range of office, business and other services.

1.8 Tynwald Mills is located on the road from Douglas to Peel. This converted Mill complex provides a high quality shopping and leisure destination with a mix of individual operators alongside a number of UK fashion labels.

1.9 The importance of the variety and quality of the local retail offer should not be underestimated, particularly in serving an expanding tourism and related leisure industry. The Isle of Man’s retailers market widely and distribute local produce thus reinforcing progress towards a self-sustaining economy.

Retailing by Sectors

1.10 The Isle of Man appears to be well served in respect of food and convenience goods shopping, with existing provision including the main supermarkets (Tesco, Shoprite



and the Co-op) and many other locally operated outlets including bakers, butchers and others that help to meet day-to-day ‘convenience’ requirements.

1.11 Comparison goods shopping is reasonably well catered for, including both general comparison retail (i.e. clothing and shoes) and more specialised DIY and household improvements (i.e. bulky retail goods). The majority of the first is provided for by a range of high street branded, specialist niche and local independent comparison retailers located mainly in Douglas, although more limited comparison shopping is available in Peel, Ramsey and Port Erin. Bulky goods retailing has limited representation, with one UK multiple retailer (B&Q) competing directly with several competitive Manx businesses.

1.12 This broad assessment might suggest that subject to demonstration of quantitative need and market demand, there may be scope for a wider range of retailers which would benefit residents from increased competition and choice similar to that in the UK and Republic of Ireland.

Retailing and the ‘Quality of Life’ Survey

1.13 The ‘Quality of Life’ survey undertaken in 2002 provides further context and background. In particular, it highlights the significance of ‘off-island’ trading, via mail order catalogue and internet shopping, and the reasons for doing so. It found that:

91% of respondents were satisfied with food shopping provision on the Isle of Man

o Douglas (77%), Ramsey (24%) and Port Erin (13%) were the main locations for household food and grocery shopping.

but this fell to 68% for non-food retail shopping facilities

o While Douglas was the main shopping destination for the purchase of non-food items 1 in 10 of the island’s residents shopped ‘off-island’ for non-food items);

o In the previous year, 66% had purchased goods through mail order, while 34% had also shopped via the internet; and

o Main factors included: wider choice; goods not being on sale locally; and the cost and convenience of these forms of shopping.

1.14 This work examines the extent to which shopping and retailing patterns have changed since 2002 highlighting issues which need to be considered in preparing any future strategy for retail and related development on the Isle of Man.

Structure of the Report 1.15 Following this introduction, the report is structured as follows:

Section 2 – Socio-Economic Profile;

Section 3 – Policy and Planning Review;

Section 4 – Stakeholder Consultation;

Section 5 – Town Centre Health Check Assessment;

Section 6 – Market Assessment and Context;

Section 7 – Household Survey and Shopping Patterns;

Section 8 – Retail Assessment; and

Section 9 – Study Recommendations.



2 SOCIO-ECONOMIC PROFILE

Introduction 2.1 The Isle of Man covers an extensive combination of both landscape open countryside,

along with the traditional Manx history and cultural aspects of its towns and villages, spread across the island.

2.2 The Isle of Man is 33 miles from North to South, and approximately 13 miles from East to West. Its key centres are: Douglas, the main administrative centre and capital; and Castletown (in the south), Ramsey (to the north), and Peel (on the east coast). Outside these centres is a network of villages and smaller settlements including Onchan, Laxey, Port St Mary and Port Erin.

Analytical areas 2.3 The Strategic Island Plan (SIP) identifies four zones in its spatial strategy;

o Douglas and the East; o Ramsey and the North; o Peel and the West; and o the South, including Castletown.

2.4 For the purpose of this study (and related survey work), nine sub-zones have been defined on the basis of existing shopping patterns influenced by the attraction of centres such as Douglas, Castletown, Peel and Ramsey and using district level information from the Isle of Man Census. The sub zones are consistent with the areas used in the Strategic Island Plan.

Table 2.1 Analytical areas

SIP Zone Sub-Zone Spatial Coverage (by Parish)

North Ramsey Ramsey North Andreas, Bride, Jurby, Lezayre and Maughold South Castletown Castletown South Port Erin, Port St Mary, Arbory, Malew and

Rushden East Douglas Douglas East 1 (North) Onchan, Laxey and Lonan East 2 (South) Braddan, Marown and Santon West Peel Peel West Ballaugh, German, Michael and Patrick

Socio-Economic Characteristics 2.5 The socio-economic profile includes an overview of demographic and socio-economic

trends, including an examination of databases maintained by Isle of Man Government departments (i.e. DTI, DLGE and Treasury) and information available from the Isle of Man Chamber of Commerce, local authorities and other organisations.

Population

2.6 Figures from the 2006 Census2 show a resident population of 80,058, an increase of 4.9% on 2001 levels. This compares with 6.4% population growth between 1996 and 2001.

2 Isle of Man Census 2006, Economic Affairs Division, Isle of Man Treasury



2.7 The Census shows that 51% of the population - some 41,000 people – are resident in the four main towns. A further 21% - over 16,400 people – are residents of Onchan, Laxey, Port St Mary and Port Erin with the remaining 16 parishes accounting for the balance of 28% (some 22,700 residents).

Age Profile

2.8 Analysis of the population by age profile shows that two-thirds (52,833) are in the 15-64 years (i.e. working age) group. The population under the age of 15 accounts for some 17% and a similar proportion is over the age of 65.

2.9 The proportion of resident working age population varies from 60% in Ramsey, up to 68% in Douglas. Nearly a quarter of Ramsey’s population is over the age of 65, the highest proportion of any area. The proportion of the area’s population under the age of 15 is also the lowest. The East 2 (South) area (which includes Braddan and Marown) has the highest proportion in the younger age groups.

Table 2.2: Population by Age Profile

Island Sub-Zone Nos. Total 0-14 yrs 15–64 yrs 65+ yrs Ramsey 7,309 15.4% 60.0% 24.6% North 4,645 18.1% 62.8% 19.1% Castletown 3,109 17.9% 65.6% 16.6% South 11,106 15.1% 64.4% 20.5% Douglas 26,218 17.3% 68.5% 14.3% East 1 (North) 12,503 16.5% 66.1% 17.5% East 2 (South) 5,917 19.7% 67.5% 12.8% Peel 4,280 16.7% 67.5% 15.8% West 4,971 17.7% 65.3% 17.0% Isle of Man (Total) 80,058 16.9% 66.0% 17.1%

Source: Isle of Man Census 2006

Households

2.10 In 2006, there were 33,390 households across the Isle of Man. The average household size was 2.40, varying from 2.25 persons in Ramsey, to 2.56 persons in the East 2 (South) zone.

Table 2.3: Population & Households by Island Sub-Zone

Island Sub-Zone Household

Nos. Household

Size Ramsey 3,253 2.25 North 1,885 2.46 Castletown 1,291 2.41 South 4,749 2.34 Douglas 10,835 2.42 East 1 (North) 5,235 2.39 East 2 (South) 2,314 2.56 Peel 1,807 2.37 West 2,021 2.46 Isle of Man 33,390 2.40


2.11 The latest available data on households by tenure is the 2001 Census. This shows that 68% of households lived in houses which were either owned outright or in the process of being purchased, by means of mortgage payment. Just under a fifth of all households (18%) rented from public sector bodies.



Economic Activity

2.12 The 2006 Census shows 41,793 economically active residents in the Isle of Man, 52% of the resident population. Economic activity rates are high, this figure equating to 79% of the working age population.

2.13 The Census data also indicates that the majority of employment was in full-time positions, with 67% of employees working full-time. 16% of the workforce was employed on a part-time basis, with a further 15% self-employed.

Unemployment

2.14 The 2006 Census indicates 40,783 people in employment. Assuming the balance of the economically active (1,010) are unemployed; this implies an unemployment rate of 2.4% in April 2006. Information provided by the Economic Affairs Division of the Treasury indicates that 624 people were unemployed in April 2007, some 1.5% of the economically active population.

Employment

2.15 The Isle of Man’s key employment sectors are:

Education; medical and health services (15%); and public administration (7%);

Insurance and banking (13%);

Wholesale and retail distribution (11%);

Transport and communications(7%); and

Construction related activities (8%).

2.16 While the private sector employs the majority of the workforce (75%) with over 30,800 employees, the public sector continues to be a key employer due to its role in providing administrative, education and health care facilities.

Table 2.4: Employment by Sector

Sector EmploymentShare (%)

Agricultural, Forestry & Fishery 1.6% Manufacturing 5.5% Construction 8.3% Gas, Electricity and Water 1.5% Transport & Communications 7.8% Wholesale & Retail Distribution 11.2% Insurance & Banking 13.2% Other Financial Institutions 4.0% Property Owning & Management 2.6% Other Business Services & ICT 4.4% Legal & Accountancy Services 3.1% Education, Medical & Health Services 15.0% Other Professional & Technical Services 1.7% Tourist Accommodation 0.9% Entertainment & Catering 4.7% Public Administration 7.1% Miscellaneous Services 7.6% Isle of Man 100.0%


2.17 The last full Census in 2001 demonstrated the following employment pattern:



Nearly 60% of all employment was based in Douglas, with 39,000 people working there;

Braddan, Onchan and the wider Douglas area accounted for a further 9.3% (3,600) of the working population;

Nearly 9% (3,700) were employed in the Malew and Castletown areas;

Just under than 3% (1,000) worked in Peel; while

6.4% (c.2, 500) worked in Ramsey.

Car Ownership

2.18 In 2001, 84% of households had access to a motor vehicle (i.e. 26,578 households). The level of car accessibility is relatively high, although it varies by parish with the highest levels found in those parishes outside of the eight main towns and villages. Douglas has the lowest accessibility (78%), while 96% of households in Lezayre have access to a car.

Earnings

2.19 The latest available earnings data3 indicates that in June 2006 average earnings for full-time employees were £536.33 per week. It confirmed that 50% of full-time employees earn more than £457 per week. Average earnings in the Isle of Man are 99.8% of the UK level.

2.20 Average earnings rose by 9.6% from June 2005 to June 2006, well ahead of the 2.9% rise in the retail prices index experienced in the same period.

Access to the Internet

2.21 The 2001 Census sought for the first time information on the level of availability and use of the internet in household accommodation. Around 40% of all households had direct access to the internet within the confines of their household. This figure increases to 50% when considering the proportion of residents and household who have general access to the internet.

Tourism

2.22 Tourism is one of the most important economic drivers for the Isle of Man economy, and most of its related services and facilities area also of benefit to residents. These facilities contribute to the continuing diversification of the economy and the overall quality of life.

2.23 According to the latest tourism statistics4 , nearly 323,000 people visited the Isle of Man is 2006. Some 70% of visits were for leisure purposes, with a further 26%making the trip for business reasons. 49% of leisure trips involved a stay in paid accommodation, such as a hotel or guesthouse, with another 49% electing to stay with friends and family. The remaining 2% of leisure trips were made as day trips.

2.24 The average length of stay excluding day trips is 5.1 nights. In 2006, it was estimated that leisure and business visitors spent some £111 million on travel, accommodation and other purchases.

2.25 However, in the same 12 month period, Isle of Man residents made an estimated 364,661 trips to other destinations. Trips made off-island by Isle of Man residents averaged 7.4 nights.

3 Isle of Man Earnings Survey 2006 4 Passenger Survey Annual Report 2006, Isle of Man Government



3 POLICY AND PLANNING REVIEW 3.1 The Policy and Planning Review covers all relevant previous work undertaken in the

Isle of Man. It includes: the Island Strategic Plan and supporting studies; current and emerging town and local area plans across the Isle of Man, as well as the Douglas town centre masterplan and other documents. It is set in the context of recent changes in planning guidance and the planning process, and the Strategic Island Plan. Policy aims and objectives are highlighted.

Strategic Island Plan 3.2 The Town and Country Planning Act 1999 requires production of a Development Plan

which consists of an all Island Strategic Plan and one or more Area Plans.

3.3 The Draft Island Strategic Plan was the subject of a formal public inquiry in March 2005. Following consideration of the Inquiry Inspector’s recommendations, and publication of proposed modifications, the Plan was finalised and adopted by the Department and approved by Tynwald in July 2007. It became operational in August 2007.

3.4 The Inquiry Inspector made up to 160 recommendations, mainly relating to the Island Spatial Strategy, and the need for studies of housing and employment land availability and the transport implications of proposed development. These have been completed and modifications made to the Strategic Island Plan, which also take account of 2006 Interim Census information.

Island Spatial Strategy

3.5 The spatial strategy guides the physical development of the Isle of Man to 2016, and acts as a framework for development and infrastructure investment. It focuses on four areas:

Douglas and the East: comprising Douglas, Onchan, Braddan, Marown, Santon, Laxey and Lonan;

Ramsey and the North: including Ramsey and its rural catchment of Andreas, Ballaugh, Bride, Jurby, Lezayre and Maughold;

Peel and the West: Peel and a catchment comprising Patrick, German and Michael; and

The South – including Castletown, Port Erin and Port St Mary, as well as Ballasalla, Colby, Ballabeg and other areas.

3.6 The strategy is based on service centres, key transport links and the main gateways (i.e. airport and ports) and supports:

Creation of a compact and dynamic eastern area, focused on Douglas;

Area service centres in Peel and Ramsey, using regeneration as a tool to strengthen and diversify their employment and service base;

Regeneration of a network of local centres in the South, recognising the potential for growth around Ballasalla and Ronaldsway Airport; and

Key transport links to guide future physical development and act as primary links to and from gateway ports (Douglas, Ramsey and Peel) and the airport.

3.7 The strategy adopts specific approaches to each of the four areas, recognising key pressures and issues:



Douglas and the East

o Douglas – regeneration particularly along the Promenades, Quayside and key regeneration areas - for housing, employment, retail and leisure;

o Maintaining the gateway role of Douglas Harbour; and o Continuing urban containment to ensure settlement characters are retained.

Ramsey and the North

o Residential development focused in Ramsey; o Promoting employment opportunities and continuing regeneration of Ramsey

town centre; and o Active regeneration of Jurby.

South

o Castletown, Port Erin and Port St Mary – regeneration and creation of housing, employment and leisure opportunities of a suitable scale;

o Maintaining and improving gateway role of Ronaldsway Airport; o Protection and preservation of historic characteristics of Castletown; and o Promotion and development of employment opportunities at Freeport and

Ballasalla to act as counter-balance to Douglas and the East.

Peel and the West:

o Peel - continued regeneration for housing, employment and leisure activity; o Actively exploiting potential for opportunities for additional housing and leisure

in the Quayside and Harbour areas of Peel; and o Continued policy restriction limiting development in smaller villages.

3.8 The retail strategy can have an important function in reinforcing this approach and encouraging a consistent pattern of investment and development.

Strategic & Other Policies

3.9 Strategic and other policies relevant to this study include:

Strategic Policy 7 – undeveloped land allocated for retail, industrial and office use will be retained and protected for such uses, except where the use is inappropriate or incompatible with adjoining land uses.

Strategic Policy 9 – all new retail development (except neighbourhood shops and those falling within Business Policy 5) and all new office development (except corporate HQ suitable for a business park location) must be situated within the town and village centres on land zoned for these purposes in area plans.

Housing Policy 1 – provision for sufficient development opportunities for up to 6,000 additional dwellings in the period 2001 to 2016 (revising the 5,400 stated in 2004).

o Housing Policy 3 – distribution of 6,000 further dwellings as follows: North - 1,200; South – 1,300; East - 2,500, West - 1,000.

Business Policy 5 – Retail will not be allowed on land zoned for industrial purposes,

except where: items could not be reasonably sold within town centres due to size or nature; items for sale are produced on site and sale could not be severed from the main business; and it can be demonstrated that no adverse impact on town centre and shopping area vitality and viability would result.

Business Policy 9 – New retail provision will be supported in existing retail areas at a scale appropriate to the area and where it will have no adverse impact. All major retail development (more than 500 sq m floorspace measured externally) will require a retail impact assessment.



Business Policy 10 – retail development to be permitted only in established town and village centres, with the exception of neighbourhood shops (normally not more than 100 sq m floorspace measured externally) in large residential areas.

Community Policy 1 – New or expanded residential areas should be provided with community benefits in the form of a neighbourhood centre (i.e. small scale retail shops and related services, as appropriate).

Community Policy 4 – Development, including change of use, which results in the loss of local shops and public houses will only be permitted where it can be shown that no commercial viable operation can be sustained.

Local Plans 3.10 In order to achieve all-Island plan coverage and satisfy the requirements of the 1999

Town and Country Planning Act in a relatively short period, DLGE has resolved to prepare individual area plans for the: north; south; east ;and west. This process will begin in early 2008 with preparation of the Area Plan for the South covering the parishes of Arbory, Malew, Rushen, Castletown, Port Erin and Port St Mary.

3.11 In the meantime, the Isle of Man has thirteen local plans, approved by the Tynwald at varying stages between 1989 and 2005. The land use provisions of the 1982 Development Plan Order apply in those areas where there is no formally approved plan.

Table 3.1 Approved Local Plans

2005 Laxey & Lonan 1998 Douglas 2000 Onchan 1994 Kirk Michael 1999 Sulby 1991 Castletown 1999 St John’s 1991 Braddan 1999 Foxdale 1990 Port Erin 1999 Arbory & East Rushen 1989 Peel 1998 Ramsey Source: DLGE, Isle of Man Government

3.12 The provisions of the main retail and town centre based planning policies are described below.

Douglas Local Plan

3.13 The Douglas Local Plan was approved by Tynwald in December 1998 and came into operation in January 1999. It outlines a number of common concerns and perceptions relating to the provision of retailing in Douglas and elsewhere; including:

The quality of the overall town centre environment, and the need to create a mix of uses;

Confidence in maintaining the island’s network of town centres for retailing; and

Traffic and parking, in particular short stay for shoppers; and public transport.

3.14 Douglas’s main retail centre is defined as the area bound: to the west by Market Street, Duke Street and Market Hill; Villiers Lane, Strand Lane and Granville Lane; to the north by Church Road; and to the south by North Quay. There are further small pockets of retailing activity on Church Street, and the North Quay as well as on Walpole Avenue and on The Promenade.

3.15 There is a strict policy presumption against retail warehousing unless located within the town centre. There have been a few exceptions to this policy, notably B&Q at Spring Valley Industrial Estate, and bulky goods retail provision (carpets and furniture etc) at Snugborough and Peel Road.



The main retail provisions of the plan (Policies D/RET/P1 – P4) include:

o Retail development should be restricted to the defined town centre. The development of units for the sale of non-food bulky goods may though be suited to appropriate sites outside the town centre (although this appears to contradict paragraph 3.15 above);

o Land at the existing coal yard area adjoining the Steam railway station and Lake Road should be provided for non-food bulky goods retail warehousing (subject to preparation of a development brief); and

o Small scale provision in residential areas will be permitted where demonstrated as being ancillary to local community needs.

Onchan Local Plan

3.16 The Onchan Local Plan became operational in April 2000. Key retail policies include:

Policy O/RCO/P/1

o A general policy restriction on future retailing development, with such activities directed to specific areas, notably Village Walk and Main Road, with some additional small scale retail provision at Port Jack; and

o The plan expressly forbids non-retail (especially office) uses at ground floor level in Village Walk.

Policy O/RCO/P/2 Former Nursery Hotel

o Identified as an opportunity site capable of accommodating large-scale retail development. It has since been developed as a Shoprite supermarket. The new store will assist in reducing traffic movements and associated shopping trips to Douglas.

Ramsey Local Plan

3.17 The Ramsey Local Plan became effective in December 1998. Ramsey town centre is identified as the main commercial centre for the North.

3.18 At the time of writing the local plan, the town centre had over 15,000 sq m of retail floorspace, with some 20% of this accounted for by convenience shopping. The town centre also had a large number of vacant units. It was noted that estimated turnover sales in Ramsey were 25% lower than in Douglas, a likely consequence of an over-supply of space relative to the available catchment population.

3.19 There is a policy presumption against the extension of the main shopping area in Ramsey, including the provision of any new significant retail floorspace. Where new retail units are to be sought they should be in proximity to the Manx Electric Railway (MER) station, thereby consolidating the role and function of this part of Ramsey, while improving links to Parliament Street and encouraging the uptake of vacant units in this area, most notably in Victoria Mall.

3.20 Key retail and town centre policies include:

Policy R/TC/P1 Retail Use:

o Presumption in favour of retention of ground floor retail uses in main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place West, Parliament Street (excl. Auckland Terrace), East Street, and Parliament Square East).

o Office use including finance related use at ground floor level should not be permitted to exceed 30% of street frontage in any one block between public and vehicular highways in these streets.

Policy R/TC/P2 Retail Malls:

o Ensuring adequate retail floorspace within Ramsey town centre, through no new office space within St Paul’s Square and the Victoria Mall.



Policy R/TC/P3 Upper Floors:

o The use of upper floors for retail, office or residential will be encouraged especially where currently vacant.

Policy R/TC/P4 Offices:

o Presumption in favour of office use at ground floor and street level in Auckland Terrace and Water Street.

Policy R/TC/P7 Traffic Management:

o Consistent with the findings of the Local Plan consultation, a traffic management scheme should be prepared, potentially including partial pedestrianisation of Market Hill, Parliament Street (to Christian Street), Court Row and Cannells Lane.

Policy R/TC/P9 Public Car Parks:

o Outlines car parking improvements for Station Road, Plaza Site & Wesleyan School Site, College Street-Chapel Lane, Market Place, and on the Queens and South Promenades. [The Local Plan consultation indicated general opposition to multi-storey car parking].

Castletown Local Plan

3.21 The Castletown Local Plan was approved in April 1991 and although preparation of a replacement plan has begun, it still represents the formal policy position.

3.22 Policies 2.10-2.14 are most relevant to this study. Castletown’s commercial area is defined as: Arbory Street; Malew Street; Bank Street; and Castle Street. The plan stipulates that there is limited scope for extension or expansion of the retail area, by virtue of the town’s unique configuration as well as conservation area restrictions.

3.23 However, the Local Plan acknowledges in principle approval for potential retail opportunities between Arbory Street and Malew Street, which would create a valuable link while also increasing retail provision in the town. The Callow’s Yard redevelopment proposals for Arbory Street and Malew Street effectively evolved from this identified opportunity. If this scheme is completed, it will make a major contribution to Local Plan objectives for the town centre.

Port St Mary Village Plan

3.24 A Draft Plan for the village of Port St Mary was published in May 2001 and subject to a later public inquiry. While this is being superseded with the preparation of the South Area Plan, the Draft Plan nonetheless provides the most recent policy thinking for the area, although it has not had formal approval.

3.25 In brief, it supports the continuation of the main retail/village area and adopts a presumption against retail development outside this defined central retail area. The only exception would be within the harbour area and in other areas where retail activity may be deemed as an ancillary use.

Port Erin Local Plan

3.26 The Port Erin Local Plan was formally approved in 1990, and indicates that retail uses are largely confined to Church Road, Station Road, The Promenade and beside Cherry Orchard Hotel, including Shoprite and the local parade.

3.27 Policy 2.5 directs retail development to the central area, identifying the renovation of empty and vacant units in Strand Street as expansion to the retail sector in Port Erin.



3.28 The redevelopment of the York House site at Station Road and The Promenade is encouraged (Policy 2.6) provided that retailing is proposed on ground floor, with a mix of uses above.

Planning Applications and Commitments 3.29 This stage of the work has been supplemented with an overview of all retail planning

applications, commitments and decisions made from January 2002 to February 2007. This provides a broad indication of the nature, scale and level of development pressures and activity in each of the town centres. Further planning application details are provided in the report appendices.

3.30 Based on information from DLGE, there have been 384 retail planning applications since January 2002.

Table 3.2 Planning Applications by Location and Date (2002-2007)

Parish 2002 2003 2004 2005 2006 2007 Total Arbory 1 0 0 0 3 0 4 Ballaugh 0 1 0 1 0 0 2 Braddan 5 7 7 9 1 0 29 Castletown 2 7 1 3 2 1 16 Douglas 23 29 26 33 29 7 147 German 1 2 1 2 2 0 8 Laxey 1 1 6 3 2 1 14 Lezayre 2 2 0 0 2 0 6 Malew 4 3 2 1 3 0 13 Marown 0 0 0 3 0 0 3 Michael 0 2 3 2 1 0 8 Onchan 5 4 5 2 6 0 22 Patrick 0 0 1 1 0 0 2 Peel 5 6 6 7 7 0 31 Port Erin 3 7 2 5 7 0 24 Port St Mary 2 4 2 1 5 0 14 Ramsey 7 10 4 7 9 1 38 Rushen 0 0 0 0 2 0 2 Santon 1 0 0 0 0 0 1 Total 62 85 66 80 81 10 384 Source: DLGE, Isle of Man Government (March 2007)

3.31 Thirty eight percent of the applications related to potential retail development in Douglas, (with up 8% and 6% in adjoining Braddan and Onchan respectively). Peel and Ramsey attracted the highest number of applications outside Douglas accounting for with 8% and 10% respectively.

3.32 Further detailed information on these and individual planning applications can be found in the Appendices, split by the location and year of planning application.

Douglas

3.33 Of the 147 applications submitted, 111 were approved with 18 refused. There were 11 applications remaining to be formally determined at the time of reporting. Most of the applications related in whole or in part to retailing and shop unit development, with any other proposals incorporating elements of office/commercial, leisure, hotel or residential use.

3.34 A large number of the applications were for specific locations in the Douglas core shopping area, such as Strand Street, Castle Street, Drumgold Street, Chester Street, Market Street, Duke Street and Regent Street. This was supplemented with further



interest in the mixed commercial area as well as in the more peripheral parts of the town centre, including Victoria Street, Lord Street, Prospect Hill, Bucks Road and Woodbourne Road. There has been more limited interest south of the main shopping area, including the Quayside and adjacent Lake Road area.

3.35 There was a distinct variety of applications for planned development and conversions to the north of the core shopping area, in locations around Castle Mona, the Central Promenade, Queens Promenade, and Victoria Road (Little Switzerland).

3.36 There has been a low level of interest in development and building changes to existing retail and related premises in the south-west of the town, mainly along Peel Road leading to Quarterbridge. There is continued interest in edge/out of town development in key locations such as Cooil Road, where mixed industrial/trade related units have been developed in the past, adjacent to B&Q, Spring Valley Industrial Estate and the Business Park.

Table 3.3 Planning Applications in Douglas (2002-2007)

Planning Status 2002 2003 2004 2005 2006 2007 Total Approved 19 21 20 27 24 0 111 Refused 4 4 4 5 1 0 18 Pending 0 0 0 0 4 7 11 Withdrawn 0 4 2 1 0 0 7 Total 23 29 26 33 29 7 147 Source: DLGE, Isle of Man Government (March 2007)

Peel

3.37 Some 31 planning applications were submitted for retail and related development in Peel, 87% of which were approved. Most of the applications related to premises in the town centre on Michael Street, with others on linked streets such as Douglas Street, Atholl Place, Atholl Street and Market Street. A small number related to other key locations including Derby Road and along Quayside. Proposals were also received for development of a new neighbourhood centre as part of a new residential development and expansion of the town.

Table 3.4 Planning Applications in Peel (2002-2007)


3.38 More in depth analysis shows that most of the applications related to alterations and extensions to create additional retail and associated space. The remainder of the proposals involved applications for change of use, and other works such as exterior alterations and improvements to shop frontages etc.

Castletown

3.39 Sixteen planning applications were submitted for development in the Castletown area from January 2002 to February 2007, 75% of which have been approved (with 7 of the 12 granted consent in 2003). The applications were generally made for changes of use, or for external works, or indeed for extension or conversion to create additional retail space.

3.40 The majority of applications were submitted for sites or premises in the town centre, notably in Arbory Street, Malew Street, Bank Street and Castle Street.



Table 3.5 Planning Applications in Castletown (2002-2007)


Ramsey

3.41 Thirty three of the 38 applications for retail related development in Ramsey were granted approval. Around 50% were related to proposed conversion and change of use to retail uses, with the remainder seeking amendments to shop frontages, extensions, or the creation of additional floorspace.

3.42 More than half related to premises in the heart of the town centre, including Parliament Street, Christian Street, St Paul’s Square, West Street and East Street. There were a smaller number of applications made in neighbouring areas, such as Bowring Road, Brookfield Avenue, as well as those leading to the Quays and Queen’s Promenade.

Table 3.6 Planning Applications in Ramsey (2002-2007)


Other Locations

Onchan, Port St Mary, Port Erin & Laxey

3.43 The planning applications submitted in the other four main settlements on the island (including Onchan, Port St Mary, Port Erin and Laxey) in the same period, have also been reviewed. This indicates that 74 planning applications have been submitted to the DLGE since January 2002. 32% of the applications relate to land and properties in Port Erin, almost 30% in Onchan, and 19% each in Port St Mary and Laxey.

Elsewhere on the Island

3.44 Other settlements and villages in the remaining 16 parishes attracted a total of 49 applications between 2002 and 2007 – just under 13% of all retail planning applications in the period. These generally concerned changes of use of existing shop premises, small scale retail extension or alterations, or improvements to shop fascia, signage or building frontages.



4 STAKEHOLDER CONSULTATION 4.1 A tightly focussed and detailed consultation was undertaken to enable the views of key

public and private sector stakeholders to inform the study. The consultation framework had two complementary strands: a series of focused consultations, and a written consultation exercise.

Focused Consultation

4.2 Discussions took place with offices in relevant Departments of the Isle of Man Government (DTI, DLGE, Treasury and Tourism & Leisure) and other relevant public sector organisations, agencies and initiatives. A structured process of consultation was also completed involving representatives of the Douglas Development Partnership, the Isle of Man Chamber of Commerce, as well as other local stakeholders in the retailing sector.

Written Consultation

4.3 We invited a wider range of written representations and submissions on the retail market and the existing and future needs of Isle of Man residents from: members of the public; retailers; businesses; trade organizations; developers; and shopping centre owners across the island.

4.4 The organisations were initially contacted by letter (see Appendix 2) and asked to provide comment on the:

Strengths and weaknesses of Douglas, Peel, Ramsey and Castletown (as well as other settlements) as retail centres;

Improvements needed to the road and traffic circulation, car parking provision as well as public transport arrangements;

Potential for additional convenience shopping provision;

Potential for additional comparison (non-food) shopping provision; and

Identification of potential development locations in the individual town centres or on the edge of the town centres.

4.5 This was supplemented with discussion with local agents in order to understand the retail market context and views of the sector across the Isle of Man. This was coupled with the market assessment outlined in Section 6.

Summary of Responses 4.6 The general responses and feedback received from the consultation exercise are

summarised here. Please note they do not reflect the findings of the Household Survey. More over, this is a direct reflection of the responses received i.e. responses do not reflect the consultants views or those of the Client.

Retail Provision on the Isle of Man

Insufficient demand to enable shops to compete with the quality of product, sold at competitive prices (in UK, Ireland or via Internet) while still making decent profit.

Main purchases in the following outlets:

o Boots, M&S, Tesco and Shoprite for basic goods; as well as o B&Q and Eden Park Garden Centre for specialist DIY and garden items.

Need to capitalise on assets, with specialist retailers exploiting internet-based niche market opportunities. For example, motorbike-led retailers linked to TT races, through provision of small trade units at events.



Review of business premises legislation for small shops, and application of lower rateable value for shops to reflect their importance amongst communities.

Difficulty in finding an appropriate ‘vehicle’ or mechanism to engage with retail and service sectors in respect of longer trading hours and the increasing of stock during high demand periods, especially such as during TT Races 2007.

Service standards remain poor, despite considerable efforts. Good customer service (and training) is a major selling point and it is important to the future of local shops and increasing their use by residents.

The days of the a ‘closed market’ favouring local retailers are past and there is no longer any guaranteed custom. Many shops are unwilling to ‘order’ items, but those specialist and local shops that do will encourage repeat custom.

In many towns retailers close at lunch times. As many commute to Douglas to work, shop opening hours should be tailored to meet customer needs.

Development of tourism-led opportunities, focusing on different themes to support regeneration initiatives, such as:

o Coast-oriented activities or theme in Port Erin & Port St Mary; o Laxey Wheel and railway initiatives in village of Laxey; o Historic and cultural importance of Castletown; and o Railway and other ‘resort’ initiatives in Ramsey.

Off-island and Online Shopping

Quality, choice and price of products are considered to be better off-island;

Guaranteed delivery of purchase direct to place of residence on time, if shopping via internet or mail order;

Internet shopping will continue to increase, while catalogue shopping remains significant on the Isle of Man;

Many residents shop off-island in discount shopping malls in the UK and Ireland, accessed via ferry boat and/or aeroplane.

Douglas

4.7 A series of issues emerged relating to Douglas as a town centre and as a retail destination:

Strength:

o dominance as the Isle of Man’s main retail and shopping centre; o benefits from relative inconvenience of shopping in off-island centres; o has retained a reasonably high proportion of independent retailers, and in

particular those that contribute to its unique characteristics; and o relatively low levels of crime and anti-social behaviour.

Weaknesses:

o Despite improvements, still poor in many parts and needs work - with a lack of investment in public realm resulting in dated appearance and poor image;

o The Promenade area has improved although Strand Street is dated - there is a need to develop the main shopping area;

o Lack of entertainment and leisure attractions, and areas of open public space; o There is a finite market available on-island for traditional retail channels; o Difficulty in recruiting high-calibre retail staff, resulting in poor levels and

standards of customer service; and o The independence of the Isle of Man from the UK puts it ‘off the radar ‘for some

retail developers.



Traffic, Car Parking and Public Transport:

o Noticeable increase in town centre traffic in last decade. Consideration of means to ease traffic congestion in near future needed;

o Opportunity to improve appearance, pedestrian environment and image of Victoria Street through traffic reduction and calming initiatives;

o Car parks are well positioned around the edge of the town centre, except for Drumgold Street which encourages through traffic;

o Need for multi-storey car park in south-east of town centre to serve eastern Quayside, Lord Street and Drumgold Street area. This will increase with the loss of Lord Street & Parade Street car parks and Quayside redevelopment;

o Need for co-ordination of car parking pricing strategy between all bodies; o Public transport provision is deemed to be reasonably good; and o Site for re-location of bus terminus (away from Lord Street, Parade Street &

North Quay) needs to be agreed, and one that does not impact on traffic circulation, pedestrian amenity and image.

Other

o A fully integrated approach to the regeneration and development of Central Douglas needs to be adopted.

o The key issue is to make the shopping area smart and attractive, and less so about the range of shops that are on the street – demand will cater for that. The Isle of Man is very entrepreneurial and any opportunity to make money will be capitalised on.

o Recognition that agencies must be prepared to work within the available budgets as well as with the physical and built-up conditions within existing centres.

o Concern expressed about any proposed superstore in the Cooil Road area, outside Douglas, and the potential impact such use would have on the retailing sector.

Other Centres

4.8 A number of specific comments were provided relating to the role, strengths and weaknesses of other towns and villages.

Castletown, Ramsey and Peel:

o Castletown, Ramsey and Peel can only serve and sustain primarily convenience shops and supermarkets.

o Out-of-town development will destroy shops trying to survive in Castletown, Ramsey and Peel.

o There is an oversupply of shops. In many instances, shops struggle to survive and their appearance is generally poor.

o A radical approach would be to take actions that result in loss of profitability and shop closures, giving opportunity for redevelopment as residential use. This occurred with the tourism accommodation, and although it would create local tensions and be politically difficult, it may be possible.

o In Peel, one option might include promotion of development away from the town centre, with free car parking and modern retail facilities. While this may close shops in Michael Street, it would allow properties to return to original residential use. Other towns could also benefit from such radical treatment.

Onchan

o Retailing in Onchan has diminished at an alarming rate in recent years, including the recent closure of the Robinson’s store.



5 TOWN CENTRE ‘HEALTH CHECKS’ 5.1 The physical nature of any retail and town centre is very important to its vitality. There

are a range of features and characteristics which shape perceptions of retail locations, whether as a shopper, a retailer, a developer or an investor. Typically, these may include the range and quality of retailing and other services; ease of car parking; prevailing operational costs (rentals etc); the quality of approach, sense of security, and the quality of the pedestrian environment and public realm generally.

5.2 During February and March 2007, site visits were undertaken to review these factors. While these centred on Douglas, Peel, Castletown and Ramsey, further comment is provided on some of the other settlements.

5.3 The ‘healthchecks’ aim to reflect the broad retail ‘health’ of the respective centres based on consideration of:

The quality and diversity of retailing and other services;

The scale of floorspace in retailing, services and other town centre uses;

Vacancy rates;

Investigation of property rentals, yields and availability;

Quality of shop frontages;

Access arrangements – quality and location of car parking and other transport provision relative to retailing and other focal points;

Pedestrian facilities; and

Environmental quality.

5.4 While site surveys have been the main method employed, this has been supplemented with a market assessment and contextual commentary (see Section 6).

City and Town Centre Rankings 5.5 Management Horizons Europe (MHE) produces a shopping index which covers the top

1,672 shopping locations in the UK and Isle of Man, and gives a ranking of overall town centre attraction. This provides an indication of retail strength location based on a centre’s representation of non–food multiple retailers.

5.6 Douglas is the only town in the Isle of Man, covered by the index. It is identified as a major district centre. The 2003/04 edition ranks Douglas at 243, a slight decline from its ranking of 231 in 2000/01, although maintaining an improvement from its ranking of 300 in 1995/96.

5.7 As would be expected for Douglas and the other town centres on the Isle of Man there are a number of competing shopping and town centres in the UK (in particular in North West England) that are likely to be attractive to residents for a range of retailing and other purchases.

Retailer Requirements

Douglas

5.8 An overall analysis of the retailers’ requirements database compiled by FOCUS Information Ltd indicates a number of potential general, as well as more specific, retailer requirements (mainly comparison shopping) which could potentially be satisfied and accommodated in Douglas town centre, or elsewhere in the town.



Table 5.1: Retailers’ Requirements for Douglas

Retailer Requirement Company Retail Activity Location Property Size Tenure

Dunelm Soft Furnishings Ltd

Household Accessories

Retail Park, Edge of town

Retail, 20,000-40,000 sq ft

Leasehold

Pets at Home Ltd

Pet Shop Retail Park, Main Road

Retail, 5,000-12,000 sq ft

Leasehold, Freehold

Pizza Express Plc

Restaurant Prime Fringe, & Secondary

Retail/Leisure, 1,750-3,000 sq ft

Leasehold, Freehold

Source: FOCUS Retailers Requirements, October 2007

Other Centres

5.9 While Ramsey is recognised as a potential retail location on the FOCUS database it has no current retailer requirements listed as at October 2007. However, the general list of retailer requirements for Isle of Man are not specific to a particular centre and could theoretically be accommodated in Ramsey, Douglas or other locations.

Table 5.2: Retailers’ Requirements for the Isle of Man

Retailer Requirement Company Retail Activity Location Size (sq.ft) Tenure

Factory Shack 1997 Ltd

Clothing, Electrical & Durable Goods

Retail Park, Stand Alone

Retail, 7,500 -10,000

Leasehold

Home Bargains

Homeware Prime Pitch, Prime Fringe, Secondary, Retail Park, Shop Centre

Retail, 7,000-12,000

Leasehold, Freehold

Homebase Ltd DIY, Hardware, Garden Centre

Retail Park & Edge of town

Retail, 20,000-35,000 (+10,000 ext.)

Leasehold, Freehold

Johnson Cleaners UK

Dry Cleaners All Locations Retail, 1,000 – 1,250

Leasehold, Freehold

Vintage Inns Public House Edge of town, Dev. Sites

Retail/Leisure, 7,000

Leasehold, Freehold

Source: FOCUS Retailers Requirements, October 2007

Douglas 5.10 Douglas is the Isle of Man’s main major shopping and leisure centre. This is reflected

in its range of bars and restaurants as well as a variety of small and large hotels, guest houses, and bed and breakfast accommodation.

5.11 Douglas has a diverse range of UK national multiples, independent and more traditional Manx traders spread throughout the town centre. There are a number of distinct and differing shopping areas within and outside the Douglas central area.

Convenience Retailing

5.12 Convenience shopping outlets in Douglas are well distributed with the main focus on the following stores: Shoprite which occupies the former Safeway supermarket on Chester Street, M&S at Drumgold Street, and the Tesco superstore on Lake Road.

5.13 There a number of other local stores throughout the town including the SPAR convenience stores, such as on Strand Street, Duke Street and Market Hill. There is also a Shoprite supermarket situated at Victoria Road in the residential area of Little



Switzerland, to the north of the town centre, as well as Co-op units at Prospect Terrace and Woodbourne Road.

5.14 The first official Government accredited Farmers Market was held in July 2007 at the Villa Marina Colonnade to coincide with Manx National week. It is intended that future Douglas Farmers Markets will be held on the first Saturday of each month. The market emphasises the high quality of Manx food and seeks to increase sales. The new farmers market in Douglas complements the weekly Green Mann Market held at Ballabrooie Farm, St Johns, and the weekly Ramsey Farmers’ Market

Comparison Retailing

5.15 The main comparison shopping areas in Douglas town centre are the Strand Shopping Centre, the Tower House Shopping Centre, Strand Street and the adjoining streets. These provide accommodation for high street and fashion clothing retailers. Douglas has a number of multiple retailers including M&S, Boots, Burton, Top Shop, Dorothy Perkins, Clarks, New Look, River Island, Next and Woolworths.

5.16 While there is some retailing of bulky goods form centrally located premises and showrooms, the main focus for bulky goods retailing (such as DIY, gardening, electrical and other household items) is generally in out-of-centre locations, such as established peripheral industrial estates and along the Peel Road and Cooil Road. This includes for example B&Q and Eden Park Garden Centre.

Retail Services

5.17 Banking and postal facilities, public houses, café and restaurant, hot food takeaway outlets are all available within Douglas town centre. As the main commercial and financial centre on the island, Douglas is home to a number of key financial, insurance, banking and institutional companies as well as a wide range of professional businesses, both in Central Douglas (Victoria Street, Athol Street and Prospect Hill) as well as in neighbouring areas (Little Switzerland, Business Park etc).

5.18 Douglas is home to the Gaiety Theatre, dating back to 1900, and the new Villa Marina and its Royal Hall, hosting stage and dance, the cinema, concerts and shows. The complex re-opened in 2004 following a £12 million refurbishment.

5.19 The National Sports Centre is on the outskirts of Douglas at Groves Road. It accommodates an eight lane competition and leisure swimming pool, sports hall, health and fitness suite, squash courts, as well as outdoor athletics and the stadium. Nobles Park in the northern suburbs is a popular destination for families and visitors with a range of bowling, camping, tennis and playing facilities.

Floorspace

Table 5.3 Retail floorspace in Douglas (sq.ft) July 2007

Town Centre Other locations Convenience 35,669 73,884 Comparison Mainstream 42,723 Comparison Bulky goods 47,615 All comparison 180,352 90,338 Total occupied & trading 216,021 164,222 Douglas total 380,243 Vacant 5,307 2,358

5.20 Retail floorspace figures have been supplied by the Isle of Man Government, with the co-operation of the DTI, DLGE and the Treasury.5

5 While less current floorspace data is available from Experian GOAD, it is not directly comparable due to differences in interpretation and geographical coverage



5.21 In February/March 2007 with the exception of a limited number of units on Peel Road and the North Quay, very few retail premises in the town centre were available either for purchase or to let.

Rental Values

5.22 Details on the rental values being achieved in Douglas have been collated through discussion with commercial agents. Prime zone ‘A’ rentals of £95 to £100 per sq ft are being achieved in the Strand Street main shopping area. Further rental evidence would suggest that rentals of £70 to £80 per sq ft are being experienced in other retail locations including North Strand Street and the northern parts of Duke Street.

Transport and Movement

5.23 Douglas town centre is easily accessible by the bus network, with the bus station located in the west of the town centre at Lord Street. Bus services operate throughout Douglas itself as well as those linking most of main towns and villages. A number of express services operate to the larger towns at peak times to facilitate commuting and shopping trips.

5.24 Rail services operate April through November with the Manx Electric Railway departing from its terminus at Derby Castle, and the Isle of Man Steam Railway from the station at North Quay. The Manx Electric railway links Douglas with Laxey and Ramsey, whilst the Steam railway heads south to Ballasalla, Castletown, Port St Mary and Port Erin.

5.25 Car parking provision in Douglas town centre is reasonable with dedicated multi-storey off-street car parks such as Chester Street (640 spaces). The various public car parks operate on a fee-paying basis, with additional on-street spaces available, such as those on the Promenade (disc parking is free).

5.26 Detailed plans are being considered by the DLGE and Department of Transport (DoT) for Market Street in Douglas. A recent public consultation sought views on proposals for:

o Its realignment and improvement to better service existing and proposed development;

o Facilities for pedestrians to cross the street at key points; o Future development areas with advice on uses and urban design criteria; and o An opportunity to create a retail link between Market Street and Strand Street

to strengthen retail activity at this part of Strand Street.

5.27 It is intended that the DLGE will adopt this as supplementary planning guidance. While the DoT will adopt the road-widening and improvement line, it will also be deemed as a material consideration for determination of future planning applications.

Town Centre Environment

5.28 Of the Isle of Man’s 19 designated conservation areas, 8 are located in Douglas. In Douglas town centre, the key conservation areas cover parts of the North Quay and the Promenades.

5.29 The site visits confirmed that although there have been some ad hoc improvements to parts of the streetscape and environment in central Douglas (such as in Strand Street) further improvements are still needed and the stakeholder consultations confirmed a desire to see a comprehensive programme of wider improvement prioritised. Such an approach would ensure that the town centre provides a high quality environment consistent with the town’s status as the Isle of Man’s shopping and service centre.

Town Centre Management Initiatives

5.30 The Douglas Development Partnership was established by Douglas Corporation, Isle of Man Chamber of Commerce and the Isle of Man Government, as a non profit making company limited by guarantee. The partnership is supported by financial subscriptions from a wide range of local business members.



5.31 Douglas Development Partnership is an association of private and public sectors interests, all of whom have an interest in the effective management, continuing operation, success and vibrancy of the town centre. The partnership seeks to improve the image and overall environment of Douglas, ensuring that it is a high quality pace to live, work and visit. It aims to achieve this through collaborative working with other agencies and organisations to develop, deliver and implement projects. Its present activities focus on improving Central Douglas and include:

Running the town centre management liaison group (involving representatives from all Douglas sectors);

Managing a licensing system for buskers on behalf of the Douglas Corporation;

An instrumental role in commissioning the Douglas town centre masterplan, which recommended the following actions (with an estimated cost of up to £4 million):

o Repaving the main shopping street from Duke Street through to Marina Road; o Punctuating the main shopping streets with features to emphasise the unique

characteristics of individual streets; and o Creation of public open spaces and provision of information.

5.32 Improvements to the Quayside are a partnership priority, including:

Infrastructure work to create a yacht haven and divert through traffic away from the North Quay onto South Quay;

Improvements to North Quay to raise its profile as a leisure and tourism area; and

Development of a framework to co-ordinate the Quayside’s improvement, including lighting, public art, and development and design strategies.

5.33 The Promenade is at the heart of Douglas, particularly in light of its role in provision of visitor accommodation, being one of the main through routes, forming a focus for the evening economy, and acting as an area of open space and leisure. The Partnership is particularly active in helping to co-ordinate and support the significant levels of public and private investment in the area including the planned reconstruction of the roadway (and potential public realm) in 2009. It also has an active role in Project Centurion, a multi-sector initiative to reduce crime and public disorder in the Promenade.

5.34 The Partnership also assists with projects to improve the image and environment of the town, such as dressing the street with banners during key events and in the summer months. It has also been working with the DTI on a 6 month project to establish a supportive environment for small independent retailers.

Peel 5.35 Peel is on the west coast, some 12 miles from Douglas. In April 2006, its population

was 4,280 - an increase of over 13% since 2001. This rapid growth is linked to new residential development activity in the area.

5.36 Peel Castle (on St Patrick’s Isle) along with the House of Manannan are the town’s key attractions, which is also renowned for its Manx Kippers. The Peel Bay Festival, the largest ever rock festival on the Isle of Man (linked to the TT centenary), was held in June 2007. Peel also witnessed the Viking Festival at the beginning of July.


5.37 Retailing activity in Peel is concentrated on Michael Street, which accommodates the Manx Co-op and Shoprite, the town’s main convenience stores. The town centre also has a butcher, bakery, newsagent, specialist seafood shop and other convenience outlets. Petrol filling stations in Peel also offer a limited range if convenience items.




5.38 Comparison shopping outlets in the town centre are all operated by independent and Manx retailers. A broad range of goods are sold (although generally not higher order products) with the following broad categories of retailers represented: pharmacy, clothing, electrical, photography, hardware, carpets etc, charity shops, jewellery, antiques, toys and leisure pursuits.

Retail Services

5.39 Tourism in Peel has benefited in recent years from the redevelopment of the House of Manannan. Whilst this has raised the tourism profile of the town, the linkages between the established town centre and shopping area and the House of Manannan could be strengthened. Peel seafront also provides additional retail and catering outlets.

5.40 A range of retail services are also offered in the town, including banking, post office and local facilities such as hairdressing, restaurant, café, public house and takeaways also within easy access of the town centre. Peel also offers overnight accommodation in a choice of establishments. Travel agency, estate agency and other commercial businesses (solicitors, accountants etc) are also represented. The town also has a public library, health, dental and veterinary care services.

Floorspace

Table 5.4 Retail floorspace in Peel (sq.ft) July 20076

Town Centre Convenience 19,479 Comparison Mainstream 10,670 Comparison Bulky goods 9,133 All comparison 19,803 Total occupied & trading 39,282 Vacant 980

Rental Values

5.41 There is a significant difference in the rental values achieved in Central Douglas and those realistically obtainable in other centres such as Peel. Discussion with commercial agents indicates that rentals of £10 per sq ft would be achievable in the town’s main retailing area.


5.42 Peel’s conservation area covers most of the town’s built-up area, with the exception of the area to the West of the River Neb (including West Quay, Peel Castle and St Patrick’s Isle). In the town centre, Michael Street is closed to traffic at certain parts of the day. The main retailing area is characterised by narrow streets with limited pavement space.


5.43 Parking facilities in Peel are considered reasonable. Various public and private car parks are located at: House of Manannan (East Quay, Mill Road), at West Quay, Off Marine Parade, Market Place and adjacent to Derby Road. This is supplemented by on-street parking spaces (disc parking is free, but limited to 2 hours).

5.44 Peel and its centre are well connected to the Isle of Man’s bus route network, with the local bus depot located in the town centre at Athol Street. A number of express services operate to and from Douglas at peak times. Other services operate to Ramsey via Kirk Michael, Douglas via St John’s and Cooil Road, and also to the South via the Airport, Castletown and on to Port Erin.

6 Isle of Man Government, (DTI, DLGE , & Treasury)



5.45 The town is also served by a number of local taxi operators, who offer an invaluable service to those living in outlying communities

5.46 There are no rail services to Peel or indeed elsewhere in the west of the island.

Castletown 5.47 Castletown is on the south coast, approximately 10 miles from Douglas and

immediately adjacent to Ronaldsway Airport. In April 2006, its population was 3,109.

5.48 Castletown is the ancient and historic capital of the island, and this is evident from the grouping of visitor attractions in and around the town, forming the Castletown Heritage Experience: Castle Rushen, Old House of Keys, Rushen Abbey, Nautical Museum, and the Old Grammar School.

5.49 Castle Rushen dominates the town centre and Castletown’s small pedestrianised shopping area is adjacent to it. In addition to the A5, the town is linked to Douglas by the Steam Railway which also acts as an important tourist attraction.


5.50 Key convenience retailers in Castletown include the Manx Co-op with a store at the Parade, and Shoprite who maintain a small store on Arbory Street. There are also a number of other local, independent and specialist retailers such as newsagents, health food store, etc. The Shell petrol filling station at the Victoria Road roundabout also retails a limited range of convenience goods.

5.51 In addition, the Castletown Market operates on a weekly basis throughout the year from its pitch in Castle Square. The market trades on a Thursday from 9am to 4pm (with operating hours shortened during the winter) and provides an opportunity to purchase local produce such as fruit and vegetables, cakes and preserves.


5.52 There is a limited provision of comparison shopping in Castletown. Town centre provision is confined to small independent and local retailers selling clothing, books and gifts, hardware and other small household products.

Retail Services

5.53 Retail service provision is proportionate to Castletown’s size. It has a local post office, a range of banking facilities, hotels and accommodation providers, as well as eating and drinking facilities, such as bars, cafes, restaurant and public houses. Town centre provision is supplemented by a cluster of leisure facilities activities in the harbour area.

5.54 Hairdressers, chemists, and dentist and GP services are also present in the town, as well as a small number of professional and office based companies. This is supplemented by Royal Court, modern commercial offices occupied by Friends Provident on the western edge of town.

5.55 Other facilities include a public library, the local High School, the Southern swimming pool, fire station, police station and the Castletown civic centre. The town operates a seasonal tourist information point at the Old Grammar School.



Floorspace

Table 5.5 Retail floorspace in Castletown (sq.ft) July 20077

Town Centre Convenience 10,917 All comparison 2,144 Total occupied & trading 13,061

Rental Values

5.56 Castletown, like the towns of Ramsey and Peel, does not attract a high level of interest from new retailers. As with most of the towns outside Douglas, rental levels are unlikely to exceed £10 per sq ft even in the main retail pitches.


5.57 The historic nature of Castletown’s town centre is recognised in designation of large parts of it as a conservation area. To date, there has been limited improvement around the Market Square and the town hall, although it is anticipated that momentum can be developed following the implementation of the Callow’s Yard development and the associated environmental improvements that would be completed in Arbory Street, Malew Street and elsewhere in the town centre.


5.58 Castletown benefits from a regular bus service to and from Douglas, the Airport, Port Erin and Port St Mary. Express services operate at morning and evening peaks.

5.59 Rail services operate from April to November with the Isle of Man Steam railway linking Castletown with Port St Mary, Port Erin and Douglas. There are four services daily. The station is in the northern part of the town between Victoria Road and Poulson Park. Castletown and the surrounding area environs are also served by a number of licensed taxi firms, which also serve the nearby airport.

5.60 Castletown has both on and off-street car parking facilities, although the on-street parking spaces are restricted to a one hour limit through the enforcement of the disc parking regime. Off-street parking is limited to Parliament Square and Farrants Way.

Ramsey 5.61 Ramsey is the second largest town with a population of 7,309 at April 2006. This

represents a slight reduction of 1.2% on 2001 levels.

5.62 Ramsey remains a popular visitor destination with an attractive harbour, museum, and the nearby Mooragh Park, all accessible by the Manx Electric Railway. Shopping activity centres on Parliament Street on the south side of the harbour in an older part of the town which also comprises terraces of commercial and residential buildings.


5.63 The main convenience retailing operators in Ramsey are the Manx Co-operative and Shoprite. Shoprite has a purpose built superstore off Bowring Street, and an Express outlet at St. Paul’s Square. The Manx Co-op now operate a supermarket at Christian Street (formerly a Safeway unit) as well as its Parliament Street ‘high street’ shop.

5.64 There a number of other convenience retailers in Ramsey including Pickwick stores, newsagents, fishmongers and grocers, home bakery, off licence, and a healthy food and fair trade stores. There are a few petrol filing stations in Ramsey, some of which also sell a limited range of convenience items.




5.65 A weekly farmers’ market is held in Ramsey each Saturday morning at the Albert Road School Playground. The market offers a wide range of fresh farm produce including fruit and vegetables, bread and cakes, eggs, jam and chutneys, and bedding plants.


5.66 The modern Victoria Mall fronts onto Parliament Street, with car parking to the rear opposite the Co-op supermarket. The town centre also accommodates a range of independent and Manx comparison retailers trading in: clothing and footwear products, DIY, hardware and electrical products, chemists, toys, stationery and gifts, charity shops, pet store and supplies, furniture, books and sports goods.

Retail Services

5.67 Ramsey has a diverse range of retail service provision, as well as other community and social facilities. The town centre offers a travel agency, banking and postal facilities, accommodation, restaurants, cafes and sandwich shops, public house and fast food outlets, as well as dry cleaning, estate agencies, hairdressing, dentist and an array of professional/office related services.

5.68 Ramsey is also the centre of a range of heritage, cultural and leisure attractions in the north of the Isle of Man. These include the swimming pool, public library, golf club, museum, and commissioners’ office. The Ramsey Cottage Hospital is in the north of the town at Cumberland Road, providing important emergency medical services for the northern area island. A Cattle Mart operates every Monday at Bowring Road.

Floorspace

Table 5.6 Retail floorspace in Ramsey (sq.ft) July 20078

Convenience 32,052 Comparison Mainstream 28,470 Comparison Bulky goods 16,767 All comparison 45,237 Total occupied & trading 77,289

5.69 A number of retail premises in Ramsey were being actively marketed by one or more commercial property agents during February and March 2007. These include new retail units at Wesy Quay and an individual unit on Parliament Street

Rental Values

5.70 As in Peel and Castletown, rental values in Ramsey are significantly lower than those achieved in Douglas. Consultation with commercial and retail agents indicates that achievable rentals on Parliament Street are of the order of £10 per sq.ft.


5.71 Most of Ramsey’s town centre is within the central conservation area, which covers the western part of Parliament Street, West Quay, East Street, Market Place, Tower Street, Water Street, Peel Street, Bourne Place, Market Hill, Mona Street, and the St Paul’s Church and Hall.


5.72 Ramsey town centre has an estimated 800 public car parking spaces (on-street and off-street) reflecting the existing distribution of retail and office uses. Any future pedestrianisation plans may result in the loss of street parking, which would need to be re-provided elsewhere.




5.73 On-street parking on Parliament Street is restricted to of one hour. There are established car parks at Christian Street, Parliament Square, St Paul’s Square, off Albert Road, beside the Rail Station and next to East Quay.

5.74 Manx Electric Railway runs from Ramsey in the north, to Douglas in the east. The railway station is situated on Albert Street. The railway runs from April to November with regular services also accessing Laxey.

5.75 Ramsey is similarly well connected to Douglas by regular bus services which also connect Laxey and Onchan. Express services operate at peak times. Ramsey also has a choice of local taxi firms who cover the town and the north of the island.

5.76 The Department of Transport is presently considering a range of development options for a Marina in Ramsey. It is intended that a preferred option will be identified in early 2008, with a planning application following in 2009. The consultation process employed by the Department of Transport aims to inform the development of a preferred option with a comprehensive range of views.

Other Main Settlements

Onchan

5.77 Onchan is seen by many as a suburban extension to the Douglas area. It has however managed to retain many elements of the traditional village life and community, and had a population of 9,172 in 2006.


5.78 The modern Shoprite supermarket at Onchan Walk (to the rear of a small shopping parade) provides Oncahan’s main convenience shopping facility. This is supplemented by the presence of a Manx Co-op store.

5.79 Robinson’s fresh fruit and groceries store on Main Road has closed and remains a prominent vacant unit. Other small scale retailing facilities include a SPAR convenience store at Port Jack.


5.80 Onchan offers a limited yet diverse range of independent and local comparison retailers concentrated on Onchan Walk and Main Road. The general perception is that the local population in Onchan supports these local businesses where they can.

Retail Services

5.81 Onchan also offers a selection of community, social and other non-shopping services and facilities including the Onchan Commissioner’s Office, the local library (with tourist information), local banking facilities and a post office. There is evening entertainment and related activities such as pubs, restaurants and food takeaway. Onchan Pleasure Park is to the south of the centre, off Summerhill Road.



Floorspace

Table 5.7 Retail floorspace in Onchan (sq.ft) July 20079


5.82 The scale of bulky goods floorspace (which is greater than in any other centre apart from Douglas) reflects Onchan’s location in the wider Douglas area and the main concentration of population.

5.83 In February and March 2007, various retail premises were available for lease in the area including the former supermarket premises and other shop units on Village Walk and two units on Main Road.

Town Environment

5.84 Onchan’s conservation area covers land to the south of the Main Road, from the junction with Royal Avenue to opposite the District Commissioners offices, and then south to Church Avenue. It includes St Peter’s Church and lands.

5.85 Pedestrian movement in Onchan is relatively easy, although there are a number of pavement and footpaths which could be improved or widened to improve shopper and pedestrian safety.


5.86 The village attracts a high volume of through traffic as it is on the route from Ramsey, Laxey and other parts of the north to Douglas.

5.87 The lack of appropriate parking on and around Main Road discourages passing trade. The main off-street parking provision is to the rear of Onchan Walk adjoining Shoprite.

5.88 A regular bus service runs through the village centre into Douglas in one direction, and Laxey and Ramsey to the north. A local service operates through the Douglas residential suburbs into the town centre.

Laxey

5.89 Laxey is 7 miles to the north of Douglas and Onchan. Its 2006 population was 1,768 - an increase of 2.5% growth on 2001.

5.90 The Great Laxey Wheel (built in 1854and the largest surviving water wheel of its kind) is a significant attraction for the village. The ‘mines trail’ also offers insight into the once thriving industrial heritage of the area. The Laxey Glen is also a popular destination with residents and visitors.


5.91 The small Manx Co-op on New Road is the village’s main convenience retail provision. There are also a limited number of other retailers, including newsagent, fishmongers and the Total petrol filling station and associated shop kiosk.


5.92 Laxey has a number of local and independent comparison retailers including: furniture and antiques stores, household item retailers, a woolen mill and country store, pharmacy, opticians, and a hair and beauty outlet.




Retail Services

5.93 The village also has an appropriate range of retail and related community services, including the local branch of the Isle of Man Bank, a post office, accommodation, healthcare/dentist and resource centres, public houses and restaurant, and a Chinese takeaway. The village is also home to the Lonan Parish Commissioners office.

Floorspace

Table 5.8 Retail floorspace in Laxey (sq.ft) July 200710

Convenience 915 Comparison Mainstream 1,134 Comparison Bulky goods 4,589 All comparison 5,723 Total occupied & trading 6,638 Vacant 242

Town Environment

5.94 Laxey has a conservation area that extends the full length of the village and includes most of the neighbouring hills. In general the town centre is welcoming environment for both residents and visitors, despite having to contend with A2 traffic travelling through the village and onwards to the north (Ramsey) and to the south to Onchan and Douglas.


5.95 Laxey has a small railway station which on the Manx Electric Railway (MER) line running from Douglas through Laxey onto Ramsey. The railway operates daily from April to November. The Snaefell Mountain Railway also links the village to the mountain summit, offering frequent services from April to September.

5.96 Laxey also benefits from regular bus services that operate to and from Ramsey, Onchan and Douglas. Weekday services also connect the village with Douglas, with intervening stops at Tromode Park estate as well as Nobles Hospital.

5.97 At present, there is ample off-street parking in Laxey as well as on-street parking spaces (disc parking, time restricted). The main car parking areas are to the rear of the Co-op and the railway station, at the petrol filling station, the village’s two main hotels and at the Laxey Wheel.

Port Erin

5.98 Port Erin is 2 miles to the north-west of Port St Mary, and 5 miles north-west of Castletown of the island. In 2006 its population was 3,575.

5.99 Like neighbouring Port St Mary, it is popular for those with an interest in marine environment and wildlife, and is the departure point for summer boating trips to the nature reserve on the Calf of Man. International musical events are held in the Erin Arts Centre throughout the year.


5.100 Port Erin’s convenience shopping provision includes the Shoprite supermarket and adjoining parade at Orchard Street and a smaller Co-op store in the traditional village centre on Station Road. It also has a number of other convenience retailers (mainly family-owned and local businesses) including newsagents, convenience stores and a local food groceries hall. These are mainly concentrated on Station Road and Church Road. There is a Shell petrol filling station and kiosk situated on Station Road.





5.101 Port Erin has a fairly broad provision of comparison shopping, albeit mainly local and independent traders. The centre offers the following categories of comparison shops: florists, garden and hardware, carpets, gifts and toys, electrical and video products, pharmacy, optician, clothing, pets and charity shops.

Retail Services

5.102 The retail offer is supplemented a range of retail services including: banking and post office, launderette, restaurants, café and bistros, hairdressing and salons, a travel agency, estate/commercial agents, professional services (e.g. insurance/solicitors) and bookmakers. Port Erin also caters for entertainment through public houses, a nightclub, hotel and overnight accommodation. The Port Erin Commissioners office is on Station Road11, and the village also has a public library, arts centre and youth centre.

Floorspace

Table 5.9 Retail floorspace in Port Erin (sq.ft) July 200712


5.103 A shop unit was available for lease on station Road in March 2007.

Town Environment

5.104 The residential redevelopment of the vacant and semi-derelict Traders Jack site on Strand Street by developer Kinno Ltd has been approved by the Port Erin Commissioners. This will improve the setting of the town centre.

5.105 The town centre environment and streetscape is in fair condition, although some of the more prominent buildings, shop frontages and street paving in the area appear to have deteriorated. This could be the subject of a future programme of public and private intervention and maintenance (covering all of the main centres).


5.106 Regular bus services like the village with Port St Mary, Castletown, and Ronaldsway Airport and also Douglas town centre. As many residents commute to work in Castletown, the airport, or in Douglas, express services operate at peak times.

5.107 Isle of Man Steam railway services operate fro April to November with four services daily.

5.108 Port Erin is well provided with parking facilities both on-and off-street. Car parks are available at Station Road, along the Promenade, and at the Shoprite supermarket and Orchard Walk retail parade. As in other centres, on-street parking in Port Erin is restricted by disc parking regulations to no more than 90 minutes.

Port St Mary

5.109 Port St Mary neighbours Port Erin. The village had a population of 1,913 in 2006. It overlooks the small harbour on the south coast, and is noted as the island’s main sailing and water sports centre. In retailing terms, Port St Mary has limited local shopping facilities, with many shopping trips and purchases being undertaken in nearby Port Erin, as well as in Douglas.

11 Noted as being for sale in Feb/Mar 2007 12 Isle of Man Government, (DTI, DLGE , & Treasury)




5.110 The Co-op convenience store on Bay View Road is the main food retailer in the village. This store serves the immediate local village catchment and is supplemented by other traditional outlets, including a butcher and a newsagent. Many residents may elect to do larger weekly grocery shopping trips in nearby Port Erin.


5.111 Comparison shopping outlets are mainly of a specialist nature, such as some of those in the ‘Port of Call’ shopping mall on Bay View Road. This includes clothing, antiques, gifts and jewellery, photography and furniture and upholstery shops.

Retail Services

5.112 Port St Mary has a chemist, pharmacy, restaurant, Chinese takeaway, nursery and sports clinic all of which are on Bay View Road. Although there are no bank facilities the village post office provides a valuable community facility.

5.113 The village also offers accommodation and public house and food takeaway facilities in the High Street overlooking the harbour and Bay.

Floorspace

5.114 Port St Mary has a small but important range of retail floorspace. The floorspace survey recorded some 2,691 sq ft retail floorspace (2,135 sq ft comparison and 556 sq ft convenience retail sales area).

Town Environment

5.115 The townscape and environment in Port St Mary village is in reasonable condition, with a relatively clean bill of heath in terms of street cleanliness and overall levels of graffiti and vandalism.


5.116 Port St Mary like neighbouring Port Erin is connected to Castletown and then Douglas by the Isle of Man Steam railway. As the railway station is located on Station Road to the north of the village, it does not provide a direct link to the heart of the local community.

5.117 Regular services link the village to Douglas and Castletown. The village is also served by a number of local taxi services.

5.118 Port St Mary has at least two dedicated off-street car parking areas, one at the Promenade (opposite the town hall) and the other to the rear of the High Street and Athol Street. On-street parking is enforced through time restricted disc parking.

5.119 The Harbour is to be the subject of harbour improvement initiated by the Department of Transport, in conjunction with the Port St Mary Harbour Improvement Consultation Group. Work was expected to start in autumn 2007, with enabling works following in early 2008.



6 MARKET ASSESSMENT AND CONTEXT 6.1 We have provided an overview of retail development with specific reference to trends

that could potentially affect the Isle of Man and its towns and centres. Reference is made to relevant retailing sectors and their differing property requirements.

6.2 An assessment has been undertaken of the current retail offer, with information provided on recent transactions with a view to tracking space availability by type, rents and yields and a physical and commercial overview of the main retail areas in comparison with other centres.

6.3 This has been achieved through access to a number of in-house and external data sources that assess the retail and commercial offer. It is supplemented by consultations with retailers, developers and investors either active on the Isle of Man or with an interest in potential market opportunities. Consultations with investors have also been undertaken.

Context 6.4 The Isle of Man’s location restricts the shopping opportunities of the 80,000 residents

at least on a short term basis, to the retail offer provided by Douglas and the other main centres. In general terms the local population shops on a daily and weekly basis in their local centre and takes the opportunity to purchase retail goods when travelling to the UK or Ireland, or by mail order or via the internet.

6.5 In the local context Douglas provides the major retail facilities and its town centre accommodates a range of UK multiple retailers including Marks & Spencer. In addition Tesco and Shoprite operate supermarkets within the town. Shoprite and to a lesser extent the Co-op also operate supermarkets and food stores in other retail centres on the island.

6.6 The perceived trend is for residents of smaller population centres such as Ramsey, Peel, Castletown and Port Erin to shop locally for daily and possibly weekly requirements and to travel to Douglas from time to time to obtain the greater choice of goods available in Douglas town centre.

6.7 As Douglas is a major employment centre (finance sector, professional firms, government etc) many residents from the outlying towns travel into Douglas for employment, mostly by car, and shop in the town centre or at one of the major supermarkets either at lunch time or after work.

6.8 However a significant number of retail purchases are perceived to be made off-island. As retailing is seen as partly a leisure pursuit many residents take the opportunity to shop in UK towns and regional shopping centres when on holiday or travelling on business. Shoppers regularly travel on the Steam Packet to Liverpool to shop at weekends. Not only is the range of stores and goods greater but shoppers may have time to make major purchases, often in the pleasant surroundings of a covered shopping centre.

6.9 It is known that many residents also purchase goods from the UK via mail order and the internet where there is a wide choice and prices are perceived to be competitive.

6.10 The growing proportion of new residents from the UK and Ireland will be familiar with UK and Irish retail centres and have the opportunity to buy goods when returning to visit friends and relations. A growing awareness of and access to the internet has resulted in increasing retail purchases via the internet.

6.11 From the retailer’s prospective the Isle of Man has and continues to offer business opportunities to trade successfully. They perceive that the majority of the 80,000 population travel to Douglas to shop. The great majority of UK retailers, especially UK



multiple retailers, identify Strand Street in Douglas town centre as the only location they will consider with almost no interest in other towns. .

6.12 Many UK retailers will find Strand Street less competitive than a standard UK High Street. However, there are a number of problems to overcome in establishing a new retail outlet as the Isle of Man must be supplied via sea transport and there is a separate legal system and employment laws including the requirements for work permits.

6.13 Strand Street is the only location where rental levels attract interest from developers and investors to any significant extent. Zone A rents in the prime pitch are now around £100 per square feet.

6.14 Planning laws have discouraged the development of retail operations outside the town centre and there is a distinct absence of edge of town and out of town retail facilities as commonly seen in the UK.

Overview of Principal Retail Centres

Douglas

6.15 Douglas is the capital, the main population centre, the location of the Isle of Man’s finance sector and government and the principal shopping area centred on Strand Street in Douglas town centre. To the north Onchan adjoins Douglas and together this forms a population area around Douglas Bay.

6.16 The principal retail area is Douglas town centre where pedestrianised Strand Street, Castle Street and Duke Street are located parallel to and to the rear of Loch Promenade in the south of the town. This is one of the oldest areas of the town and is relatively densely developed. There is an established network of roads and lanes and there are distinct physical boundaries to the area both in terms of geography and the built environment.

6.17 The retail centre is defined in the Douglas Local Plan Order 1998 which describes the district as an Area of Predominantly Shopping Use. Essentially the centre comprises a 700m long uncovered high street from Marina Road and Castle Street in the north to Market Hill and the North Quay in the south. With the exception of the short section of Market Hill this retail thoroughfare is pedestrianised. The established prime pitch is southern Strand Street between the junctions with Regent Street and Howard Street. The location is dominated by a major two storey Marks & Spencer store which has an adjoining multi-storey car park (approximately 300 spaces) which has been partly built on the former Heron & Brearley plant. Boots occupy the former M&S at 14-22 Strand Street and Woolworths have been established for many years at 32-36 Strand Street.

6.18 There have been four or five major redevelopment schemes in the prime pitch over the last ten years which have provided stores for Dorothy Perkins, Waterstones, TK Maxx, Superdrug and WH Smith. Smaller, mostly refurbished retail units occupied by UK retail multiple retailers include Clinton’s Cards, Lloyds Pharmacy, SpecSavers, and Thomas Cook etc.

6.19 However, in recent years there has been a lack of retail opportunities in this relatively restricted prime retail pitch and major retailers have been willing to take units in the northern section of Strand Street between Howard Street and the Strand Shopping Centre/Granville Street.

6.20 This northern section of Strand Street is the most obvious location for improvement and development in the near future although the narrow Victorian frontages are not conducive to easy site assembly. This area is dominated by the new 18,000 sq ft Next Store at 78-82 Strand Street which opened before Christmas 2006. Recent redevelopment schemes have also provided units for Monsoon and River Island and



occupiers in this northern section of Strand Street include William Hill, Ann Summers, Game, H Samuel and Clarks’ shoes.

6.21 The two-storey Strand Centre is located at the northern end of Strand Street at its junction with Castle Street/Granville Street. Although built in a secondary retail location the scheme has gradually improved. Occupiers in this retail scheme include HMV, Mothercare, MK One and Peacocks.

6.22 Shoprite’s town centre supermarket is to the rear of the Strand Centre in Market Street where it occupies the ground floor of the multi-storey Chester Street Car Park (circa 640 car spaces). At the far end of Market Street, Mackays occupy a modern retail store adjoining the car access to the Chester Street Car Park.

6.23 Castle Street to the north of Strand Street accommodates mostly local traders and is a secondary retail pitch. The multi-storey Tower House shopping scheme is located in Castle Street where occupiers include Coloroll and Toni & Guy.

6.24 On the south side of the prime Strand Street retail pitch Marks & Spencer have extended their store into northern Duke Street. The quality of traders is mixed although there are units occupied by Julian Graves, KFC and Principles in this area. To the south the retail thoroughfare is intersected by Victoria Street which has gradually evolved from a predominantly retail area to an offices and finance sector location. A number of former retail buildings in Victoria Street have been redeveloped for office use, the latest being the new office/showroom scheme for Heritage Homes on the former Furniture House/Sayles site. Victoria Street is the leading location for estate agents and also accommodates advocates, banks, mortgage brokers in addition to a number of local retail operations.

6.25 Approximately 200 metres to the west of the Duke Street/Victoria Street junction is the recently completed Shaws Brow multi-storey car park with capacity for approximately 700 car spaces. This is operated by the Douglas Corporation.

6.26 The southern section of Duke Street includes the former Co-op Store which has been subdivided to accommodate Top Shop and a smaller Co-op. The imposing Victorian Peter Louis Building contains four floors of retail units.

6.27 The pedestrianised area ends at the junction of Duke Street with Lord Street. Lord Street provides the principal access to bus services from the town centre. The former Lord Street Bus Station site is to be redeveloped as a hotel and apartments.

6.28 The southern section of the retail thoroughfare is Market Hill where the Douglas Corporation’s Market Hall provides covered market stall facilities. Market Hill adjoins the North Quay where quayside improvement works are currently being undertaken by the Department of Transport. This is a mixed commercial area with retail and offices.

6.29 The principal retail activity in this area is around the Clinch’s Complex which houses a number of restaurants. To the west of the harbour area approximately 500 metres from Market Hill, Tesco has a modern supermarket with surface car park (circa 530 spaces).

6.30 Outside the town centre the principal retail scheme is the Shoprite supermarket at Little Switzerland (Victoria Road) in the northern residential suburbs of the town. Adjoining Onchan provides local shopping facilities centred on the Main Road. The modern Village Walk shopping precinct and an adjoining Shoprite supermarket are located a short distance away from Main Road.

6.31 Outside Douglas town centre there are a number of retail operations on Peel Road including car showrooms and Walton’s television/electrical store. B&Q have a major store and garden centre on the southwest outskirts of Douglas on the Spring Valley Industrial Estate on Cooil Road. The original planning consent for this scheme was controversial and B&Q face little competition from their traditional UK rivals.



Ramsey

6.32 Ramsey is the dominant population, commercial and retail centre in the north and provides a good range of shopping facilities to the local population.

6.33 The modern Victoria Mall retail scheme has a frontage onto Parliament Street and leads to a large Co-op store (formally Safeway) and car parking to the rear. The major retail scheme in the town is the Shoprite supermarket off Bowring Road, at the west end of Parliament Street.

6.34 Although there are a few vacant shops in the main retail area there is only limited demand from retailers to take units and once vacated shops can remain vacant for some time. There is no demand from UK multiple retailers, possibly with the exception of competing supermarket groups.

6.35 Rents are relatively low, although in common with overall investment trends on the island there is relatively good demand for vacant freehold property from businessmen and local investors.

6.36 In conclusion, there is insufficient demand to keep rents up to a level which would make redevelopment a financially viable option. Site assembly would be difficult as frontages are relatively narrow and ownership fragmented. With future retail activity focused on Douglas, it is difficult to envisage any significant change in the town.

Peel

6.37 Peel dominates the west of in a similar way to Ramsey in the north although its local shopping facilities are not as extensive. Retail activity is centred on Michael Street in an older part of the town comprising stone built terraces of mixed commercial and residential buildings. This older part of the town is located within the Conservation Area and is zoned for Mixed Uses.

6.38 Shoprite are represented in Michael Street and the local supermarket group also have a modern store with car parking to the east of the town centre on Derby Road.

6.39 Peel is closer to Douglas than Ramsey and has therefore attracted major residential development in recent years, with many of these new and local residents commuting to Douglas to work.

6.40 Demand for retail units is relatively low and limited to local traders. Consequently rents and investment levels are relatively low. More so than Ramsey, redevelopment opportunities to create additional or better quality retail space would not be financially viable. Peel has generally the same site assembly problems as experienced in Ramsey.

Castletown

6.41 Castletown is the leading population, commercial and retail centre in the south east and is a popular residential location with higher property values relative to Ramsey and Peel. Ronaldsway Airport is located nearby and the town is served by both public and private sector primary and secondary schools.

6.42 Centred around the historic harbour and Castle Rushen the central retail area has a similar profile to other regional towns i.e. older stone built terraces of commercial and residential buildings, much of which is contained within a Conservation Area and where site assembly is difficult.

6.43 Retail activity is centred on Castletown Square and both Malew Street and Arbory Road which lead off. Shoprite have a store on Arbory Street and the Co-op has a shop in the square.

6.44 A private developer has recently commenced a major £10 million plus mixed use development scheme Callow’s Yard, effectively linking Arbory Street with Malew Street. New retail units will be created which are likely to attract demand from local



retailers. The key to the development is believed to be the high proportion of residential space within the scheme without which the overall development may not be viable.

6.45 Even with the Callow’s Yard facility completed the local population are likely to follow the trend of Ramsey and Peel with shoppers travelling to Douglas for the wider range of goods on offer. Further redevelopment activity is unlikely for similar reasons to Ramsey and Peel.

Port Erin

6.46 Port Erin is located close to Port St Mary and these two towns are the dominant population and commercial centres of the southern most part of the Island.

6.47 Retail activity in Port Erin is centred on Church Road and Station Road where there are a range of relatively small shops serving the local community. Adjoining this traditional retail centre there has been the opportunity in the past to provide modern retail facilities and Shoprite have a large supermarket store adjoining which there is a terrace of retail units, Orchard Walk.

6.48 Overall, demand for retail space in the town is relatively low with the result that rental levels are also low, the rental and investment profile being broadly similar to Ramsey and Peel. It is unlikely that private investment will come forward to provide new or better quality retail facilities in the town to any significant extent.

Tynwald Mills

6.49 Tynwald Mills, located close to St Johns in the west of the Island, is unique in Isle of Man terms. Originally a woollen mills industrial complex in the heart of the countryside this group of former industrial buildings have been developed over many years and have now evolved in to an attractive retail destination complex providing a wide range of retail units selling clothing, gifts, pet supplies and a garden centre together with cafés and an art gallery. There are a number of franchised operations including Laura Ashley, Country Casuals and Hobbs.

6.50 Although the complex is likely to evolve and improve further, physical and planning constraints are likely to limit extensive future development.

Retailing on Industrial Estates

6.51 Planning restrictions on out of town centre retailing have resulted in the sporadic development of retail operations in light industrial areas, especially industrial estates such as the Spring Valley Industrial Estate, Snugborough Trading Estate and the Hills Meadow Industrial Estate.

6.52 Planning policy now permits bulky goods to be sold in these locations and a number of furniture and carpet showrooms trade on these estates on the outskirts of Douglas. Car parking is often inadequate and the industrial/warehouse environment is not ideal for retail operations.

Summary

6.53 In general terms Douglas stands alone as the major retail centre providing a full range of high street shopping represented by multiple retailers and prominent local traders.

6.54 However, planning policy to limit retailing to the town centre has discouraged the development of the type of main road and edge of town retail facility that is seen in almost every UK town of a similar size.

6.55 With the focus remaining firmly on Strand Street a number of easily developable sites (former cinemas, brewery plant etc) have been redeveloped over the last 15 years to provide the size of retail store required by many UK multiple retailers.

6.56 With Strand Street prime pitch Zone A rents around £100 per square feet the provision of new retail units is of interest to developers and investors. However, site assembly is



becoming more and more difficult as the large single ownership sites have now been developed. There would be interest in developing edge of town and out of town retail parks although planning restrictions are in place. Sites in south Douglas are nearly always more valuable as office or residential schemes.

6.57 The regional towns have a broadly similar profile. The established retail centres provide local shopping facilities to residents who regularly shop in Douglas where the range of goods is much wider.

6.58 It is often said that there are too many shops on the Island and many of these are located in the regional towns where local traders may only be obtaining the equivalent of a salary in return for the risk and reward of operating a small retail business.

6.59 As a broad generalisation rental values are +/- £12 per sq foot in these locations and rental growth has fallen behind that in Douglas. There is investment interest from local investors although investment yields vary depending on a wide range of investment factors including the quality of the tenant, the length and type of lease and prospects for future rental growth. In broad terms investment yields are in the 8-9% range.

6.60 Purely in respect of the retail element of a mixed use development scheme the provision of new retail units in one of the regional towns is not seen as financially viable and there is virtually no interest from investors or developers in acquiring sites for retail schemes.

6.61 Where development has recently taken place, as is currently the case at Callow’s Yard in Castletown, the retail element is seen as secondary to a residential element without which the provision of retail units would not be financially viable.

Retailer, Developer & Investor Consultation

Introduction

6.62 In recent years, regular consultation has been held with retailers, developers and investors to discuss broad as well as individual requirements. The majority of retailers have looked to establish retail outlets in Douglas although there is very occasional but limited demand for retail units in Ramsey, Peel, Castletown and Port Erin. The majority of development and investment interest is focused on Douglas, and the town centre.

Retailers

6.63 Retailers fall into two distinct groups; firstly, UK multiple retailers generally wish to open retail units in Strand Street or the adjoining pedestrianised areas. Certain retailers wish to open retail warehouse style units in edge of town/retail park locations if these were available.

6.64 One of the problems with the existing stock of retail units in Douglas town centre is that the older, refurbished buildings are too small. Although specific requirements vary, a significant number of UK multiple retailers will require between 2,500 and 4,000 sq ft and generally speaking this is only available in a newly built unit.

6.65 Retailers are prepared to enter into medium term (15-20 years) FRI leases and fit out premises completed by the developer to a shell finish.

6.66 Many UK retailers are not prepared to look outside the prime Strand Street pitch, possibly extending to northern Strand Street and the Strand Centre. These retailers are usually represented by UK based estate agents who are in regular contact with local estate agents regarding the availability of suitable units.

6.67 The second group of retailers are local businessmen and individual businessmen from the UK who intend to open a retail unit, preferably in Douglas town centre.



6.68 The majority of these retailers cannot or are not prepared to compete with the UK multiple retailers for prime located retail units which command the highest retail and freehold values.

6.69 As a general trend local retailers have retreated from Strand Street as rental values have steadily increased, relocating to Castle Street and to Duke Street. We expect his trend to continue as northern Strand Street rents increase to match the established prime pitch to the south.

6.70 There is no interest in the regional towns from UK multiple retailers. Local retailers will occasionally lease shops in and close to Parliament Street in Ramsey, Patrick Street in Peel, Arbory Street/Malew Street in Castletown and Station Road/Church Road in Port Erin. They generally look for short leases, possibly between 3-10 years and preferably on internal repairing terms where the landlord remains responsible for external repairs.

6.71 Beyond the town centre there is an existing network of supermarkets on the Island operated by Shoprite, the Co-op and Tesco. We believe that proposals will be put forward in the future either by existing operators or by new entrants to develop new and larger supermarkets both in Douglas and in other parts of the Island.

Developers

6.72 Developers focus has been principally on Douglas town centre. Developers look for a combination of positive factors including sufficiently high rental values, tenant demand, site availability and investor demand for the completed scheme. Ideally they wish to achieve pre-lettings and forward sales so that risk can be reduced and development profit quantified at an early stage.

6.73 UK developers often carry out one-off development schemes and move on to other schemes in the UK. These individual UK developers have been responsible for a number of Douglas town centre schemes in recent years including 31-33 Strand Street (TK Maxx & Cable and Wireless), 27-29 Strand Street (Next, Lime and Superdrug) and 21-25 Strand Street, (Dorothy Perkins and Internacionale). The resulting investments have been sold and would now command investment yields around 5%.

6.74 Increasingly, local developers have been active, linking with local and UK estate agents who can introduce a steady supply of tenants.

6.75 Local developers have been responsible for a number of new schemes in the town centre including the new Next store at 78-82 Strand Street, 48-50 Strand Street (WH Smiths), 28-30 Strand Street (New Look & Holland & Barratt) and 7-17 Wellington Street (Abode, Fiesta Havana and Carrefour). The majority of these schemes have been subsequently sold to investors. There is development interest in south Douglas and in nearby edge of town locations although there are current Planning restrictions and sites are often more valuable as office or residential schemes.

6.76 There is little sustainable interest from developers in locations outside Douglas except for special situations many of which may include mixed uses with a high percentage of either residential or office content. Developers are conscious of investor requirements and will not want to risk building a scheme which cannot subsequently be sold profitably to an investor.

Investors

6.77 The Isle of Man’s retail investor profile is fundamentally different to that of the UK. Although UK institutional investors and pension funds were historically well represented in Strand Street they have gradually sold investments to be replaced by private investors and privately owned property investment companies.

6.78 In recent years the Island has attracted a significant number of high net wealth residents who have become active in the local investment market. In addition there have been a number of UK and Irish based investors who have links with the Island and who understand the often complex tax considerations. More recently the Isle of



Man’s growing profile has attracted private investors from the UK who have had no previous connection.

6.79 Investors seek retail property investments with good quality tenants where units are let on long term FRI 13leases with three or five year rent review patterns and where there are prospects for rental growth. These qualities are present in Douglas town centre at the present time.

6.80 Following the trend in the UK investment yields have fallen in recent years. This has not put off investors who have actively sought good quality investments even at reducing investment yields.

13 Full Repair & Insuring



7 SHOPPING PATTERNS

Introduction 7.1 A household survey of Isle of Man residents informs an accurate and detailed

assessment of existing shopping patterns and expenditure and also existing and future retail capacity.

7.2 We have undertaken a telephone-based survey of over 1,000 households on the Isle of Man. This targeted a representative distribution across the defined sub-catchment areas, with a formal sampling against a broad quota of gender, age and social class.

7.3 The main purpose of the household survey was to establish: the level of use made of Douglas, as well as the other main centres (shopping, services etc), the average levels of expenditure on convenience and comparison goods, and the perceptions of Douglas and the three provincial towns (Castletown, Peel and Ramsey) as shopping locations. A copy of the household survey questionnaire is attached in the report appendices.

Town Centre Survey Perceptions 7.4 The household survey specifically sought views of both Douglas town centre and

residents closest other main centre (i.e. Castletown, Ramsey or Peel) as retail locations and importantly how these might be improved in terms of attractiveness and overall competitiveness.

Douglas

7.5 In respect of Douglas, all 1,004 households were asked about their perception of the positive and negative aspects of the centre.

Positive Aspects of the Town Centre

7.6 The survey indicates that the positive aspects or main attractions of the town centre are its convenient location, such as being close to place of employment or easily accessible from home (31% responses); the range and quality of the existing shopping facilities (30%); and the presence of the island’s key larger retailers and stores (8%) and other specific outlets (4%). In addition, 2% of the survey responses indicated that the main feature was the existence of leisure facilities, including the cinema, theatre, sports centre and other such amenities.

Table 7.1: Positive & Negative Aspects in Douglas

Positive Aspects Negative Aspects

Convenient location Variety and quality of shopping facilities

Variety and quality of shopping facilities General appearance and cleanliness

Presence of larger stores Car parking provision and facilities

Source: Household Survey (RTP, 2007)

Potential Town Centre Improvements

7.7 The survey also revealed that the most notable feature of Douglas town centre that could do with being improved was the need for a wider range, quality and supply of shopping facilities (21%). A further 20% stated that car parking facilities needed to be improved in terms of scale, location and cost.

7.8 The general appearance of the town centre environment, including cleanliness, was noted by 14% as an area in need of improvement. However, 1 in 5 respondents (21%) thoughts there was no need for any improvement in Douglas.



Castletown

7.9 304 of the 1,004 households surveyed identified Castletown as the closest main town and centre to their place of residence (excluding Douglas).


7.10 The most commonly identified attractions of Castletown as a town centre, was its convenient location (18%); the level of safety and lack of crime (6%); and the presence of specialist local food shops in the town centre (5%).

Table 7.2: Positive & Negative Aspects in Castletown



Safety and low levels of crime General appearance and cleanliness

Presence of specialist local food shops No aspects in need of improvement



7.11 The survey highlighted the main features or aspects of Castletown town centre that were felt to be most in need of improvement and action. These are noted in Table 7.3 above. The two main reasons given included the existing choice and quality of the shopping facilities required improving (13%), and the overall general appearance and cleanliness (36%) in the town. It should be noted however, that a quarter of all those who surveyed (25%) expressed the view that there were no particular aspects of the centre in need of improvement.

Ramsey

7.12 306 households from the 1,004 surveyed, identified Ramsey as the closest main town to their place of residence.


7.13 In Ramsey, the most identified positive features of the town centre were: its location, i.e. convenient to place of residence and work (37%); the variety and quality of shops in the town (10%), and the presence of a choice of specialist local food and non-food shops (8%).

Table 7.3: Positive & Negative Aspects in Ramsey


Convenient location General appearance and cleanliness

Variety and quality of shopping facilities Variety and quality of shopping facilities

Presence of specialist local food and non-food shops

No aspects in need of improvement



7.14 Respondents highlighted two key areas for improvement – the overall town centre environment i.e. cleanliness and appearance (16%), and the choice and range of shops within the town centre (36%). In addition, 14% thoughts there were no particular aspects in need of improvement.



Peel

7.15 394 from the 1,004 households surveyed across the island identified Peel as the next closest main town to their place of residence.


7.16 The three main positive attributes of Peel town centre were: its convenient location (22%); the range, diversity and quality of shopping provision (5%), and choice of public houses, bars and restaurants in the town (6%).

Table 7.4: Positive & Negative Aspects in Peel



Public house and bars, restaurants, etc General appearance and cleanliness

Variety and quality of shopping facilities Parking facilities and provision



7.17 Whilst there were a number of negative aspects acknowledged and flagged up as areas for potential town centre improvement (see Table 7.4), 27% of households stated that there were no areas in need of improvement.

7.18 Those who did have some concerns commented on the variety and quality of the existing shopping provision (34%), the appearance and cleanliness of the town centre (8%) as well as the facilities available and arrangements made for parking in the town centre (8%).

Convenience Retailing 7.19 The nine survey zones island are numbered in the tables below and broadly explained

as follows:

Table 7.5: Survey Sub-Zones

Zone 1: Castletown Zone 6: Peel

Zone 2: Douglas Zone 7: Ramsey

Zone 3: East 1 (North) Zone 8: South (excl. Castletown)

Zone 4: East 2 (South) Zone 9: West (excl. Peel)

Zone 5: North (excl. Ramsey) All: Zones 1 to 9 combined

7.20 Table 7.6 highlights that all of the island’s expenditure on convenience retail goods is retained on the Isle of Man, with approximately 1% of all convenience expenditure being undertaken via internet shopping – notably via Tesco Online. This is a relatively low figure for the island as a whole. However, the level of online convenience shopping is marginally greater for the North and West sub-zones (2%).

7.21 The majority (and greatest proportion) of convenience expenditure is spent in Douglas (60%) followed by Ramsey (18%). Peel, Port Erin and Castletown also function as key convenience shopping centres for the West and South respectively.

7.22 At sub-zone level, respondents from Douglas and the two East zones were most likely to shop in the Douglas area (98%, 84% and 92% respectively) and the presence of Tesco, Shoprite and Marks & Spencer in Douglas is likely to be the key factor. These



three stores combined exert a very strong impact on expenditure attracting 55% of all convenience shopping spending across the Isle of Man.

Table 7.6: Shares of Expenditure on Convenience Goods14

Island Area ALL Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6 Zone 7 Zone 8 Zone 9

Douglas 60% 57% 98% 84% 92% 24% 51% 18% 38% 49%

Onchan 2% 0% 2% 12% 0% 0% 0% 0% 0% 0%

Laxey 0% 0% 0% 2% 0% 0% 0% 0% 0% 0%

Ramsey 18% 0% 0% 1% 0% 66% 1% 80% 1% 26%

Peel 6% 0% 0% 0% 3% 0% 47% 2% 0% 16%

Port Erin 6% 9% 0% 0% 0% 0% 0% 0% 51% 0%

Port St Mary 0% 0% 0% 0% 0% 0% 0% 0% 4% 0%

Castletown 4% 33% 0% 0% 1% 0% 0% 0% 5% 0%

Online (Tesco) 1% 0% 0% 1% 1% 2% 0% 0% 1% 2%

Elsewhere Island 2% 1% 0% 0% 3% 8% 0% 0% 0% 7%


7.23 In the south, Castletown retains a third (33%) of convenience spend in its own catchment zone, whilst Port Erin retains half (51%) of expenditure in the southern zone. In each instance, Shoprite is the major attraction.

7.24 Ramsey accounts for 66% of convenience spending in the north zone, whilst retaining 80% of convenience expenditure within the Ramsey sub-zone. The Shoprite store at Bowring Street (in Ramsey) generally acts as the single most important source of local expenditure in both the north zone and in Ramsey.

7.25 In the Peel sub-zone, 47% of convenience expenditure is retained within Peel, with the majority of the remainder being spent in Douglas. In the western zone, Peel accounts for only 16% of convenience expenditure, with the greatest proportion of trade flowing to Douglas (49%) and Ramsey (26%).

Comparison Retailing 7.26 The broad shares for comparison retailing expenditure in the Isle of Man and its sub -

areas are shown in Tables 7.7a - 7.7d. These are broken down by four retail categories: clothes and shoes; furniture, carpets and soft furnishings; DIY garden and decorating goods; and domestic and electrical appliances.

Clothes and Shoes

7.27 Table 7.7a identifies general trends across the Isle of Man for comparison goods, such as clothes and shoes. This demonstrates that 82% of all clothes and shoes expenditure is retained. Online internet shopping represents 3% of all comparison expenditure specific to the purchase of clothing, footwear and shoes. This figure is highest in the north zone (6%) and lowest in the west zone at 1%.

7.28 The greatest share of clothing and shoes comparison expenditure is undertaken in the centre of Douglas (71%), then in Ramsey and at Tynwald Mills (St John’s). Peel and Port Erin also facilitate small portions of shopping on these items. Off-island shopping

14 Please note that not all of the percentages may add up to exactly 100% due to decimal rounding.



trips to locations such as Liverpool and Manchester are a popular means of shopping for many residents accounting for 15% of purchases of clothing and shoes products.

Table 7.7a: Shares of Expenditure on Clothes & Shoes15


Douglas 71% 71% 77% 74% 78% 61% 73% 66% 69% 65%


Off Island 15% 18% 15% 16% 13% 15% 13% 12% 13% 22%

Internet Online 3% 5% 3% 4% 2% 7% 2% 3% 3% 1%


Furniture, Carpets & Soft Furnishings

7.29 Table 7.7b shows the patterns of expenditure furniture, carpets and soft furnishings. In broad terms Isle of Man stores account for most of resident expenditure on these items. Only 7% of spending is off-island (up to 11% in the north zone) with a further 3% undertaken via online shopping.

7.30 Douglas attracted the largest proportion of expenditure on furniture, carpets and soft furnishings with a 57% share – split between Central Douglas (47%) and out-of-town locations (10%). Ramsey was the next most attractive location, attracting 16% of overall spend, followed by Peel with a broad market share of 7% of residents spend.

Table 7.7b: Shares of Expenditure on Furniture, Carpets & Soft Furnishings


Douglas 57% 75% 74% 64% 66% 36% 50% 37% 51% 48%


Off Island 7% 4% 8% 7% 8% 11% 7% 5% 6% 8%

Internet Online 3% 1% 4% 4% 1% 4% 4% 2% 4% 2%


DIY, Garden & Decorating

7.31 In respect of DIY, garden and decorating items, Table 7.7c shows the global and zonal expenditure shares. Some 89% of expenditure on these items is undertaken in the Douglas area. The use of the internet for this type of shopping is minimal.

7.32 Most expenditure flows to the Douglas area, with 84% directed to the B&Q superstore at Spring Valley estate. Ramsey attracts 7% of overall spending, with Castletown and Peel generating 1% each. Off-island purchases represent only 1% of spending on DIY, carpets and decorating items.

Table 7.7c: Shares of Expenditure on DIY, Garden & Decorating


Douglas 89% 90% 97% 97% 100% 71% 89% 70% 90% 87%


Off Island 1% 1% 2% 1% 0% 0% 1% 0% 1% 2%

Internet Online 0% 1% 0% 1% 0% 0% 0% 1% 0% 0%


15 Please note that not all of the percentages may add up to exactly 100% due to decimal rounding.



Domestic Appliances and Electrical Items

7.33 Table 7.7d profiles expenditure shares for domestic appliances and electrical products. 55% of all residents spending in this goods category are attracted to the Douglas area, followed by 15% in Ramsey, almost 6% in Peel and 4% in both Castletown and Port Erin. The MEA stores in Douglas, Ramsey and elsewhere account for the majority of residents spending on electrical and related items.

7.34 Online and internet shopping accounts for 7% of spending, while off-island shopping purchases attract 3% of spending on domestic and electrical items. Online shopping shares reach 11-12% of zonal expenditure in the Castletown and East (South) zones. It is at its lowest level of 2% within the East (North) zone.

Table 7.7d: Shares of Expenditure on Domestic & Electrical Appliances


Douglas 55% 55% 80% 87% 71% 32% 33% 21% 44% 45%


Off Island 3% 1% 4% 3% 3% 3% 5% 1% 1% 5%

Internet Online 7% 11% 5% 3% 12% 7% 5% 6% 6% 8%




8 RETAIL ASSESSMENT 8.1 A broad assessment of the potential need and capacity for new retail development has

been undertaken to help inform the potential scale of retailing and associated service provision which could be sustained across the Isle of Man.

8.2 This has involved the following steps:

Profiling retailing facilities in the Isle of Man in 2007, including capacity and trading patterns. This has taken account of the quality, type and scale of existing outlets with available centre floorspace information (from the Isle of Man Government) analysed against turnover data to provide an estimate of threshold turnover;

Estimating existing and future retail expenditure capacity on the island, taking account of housing development and the potential changes in demographic profile and expenditure patterns;

Estimating scale of new potential retail floorspace that could be sustained; and

Indication of the type, nature and broad location of any new retail floorspace.

Population 8.3 As indicated in Section 2, the Isle of Man’s population in 2006 was 80,058 in April

2006. On the basis of the latest available population projections (2006-based), it is estimated that this will increase to 83,096 by 2012, 85,750 by 2017 and to 88,393 in 2022. Forecast information is not available at below Isle of Man level.

8.4 The table below shows anticipated population growth year on year.

Table 8.1: Population Projections 2006-2017

2006 2007 2012 2017 2022 0-15 14,571 14,491 14,246 14,324 14,738 Working Age 49,485 49,772 51,169 53,092 54,321 Retired Age 16,002 16,284 17,680 18,334 19,334 Dependency Ratio 0.62 0.62 0.62 0.62 0.63 TOTAL 80,058 80,547 83,096 85,750 88,393 From IOM Treasury, Population Projection Model 2006 (assuming net inward migration of 500 & retirement age at 65 for men, for women to rise from 60-65 between 2010-2020 )

Available Expenditure 8.5 An estimate of total available expenditure in 2007 has been produced employing

statistical data based on: the provisional findings of the Isle of Man Household Income and Expenditure Survey 200616; the socio-economic profile and analysis: and fieldwork survey verification. This is a generally accepted source of expenditure data for the Isle of Man.

8.6 Per capita expenditure has been forecast to 2012 and 2017 making an allowance for real growth in expenditure in both convenience and comparison goods categories. Medium term growth forecast levels have been applied i.e. 0.5% per annum growth in convenience goods expenditure and 5.0% per annum growth in all comparison goods (general and bulky comparison) expenditure.

16 The survey does not extend to off-island purchases. The data used in this report has been appropriately adjusted to reflect this.



8.7 While there are anticipated to be differences between the zones on the island, average annual household expenditure spend on convenience and comparison goods is estimated as follows:

Table 8.2: Retail expenditure per household 2006-2017

Date Goods category 2006 2007 2012 2017

Convenience £8,038 £8,078 £8,282 £8,491 Comparison £5,888 £6,182 £7,890 £10,070

8.8 The combination of population projections and anticipated levels of household retail expenditure enables a projection of available expenditure across the Isle of Man to be developed.

Table 8.3: Projections of Available Expenditure (£million)

Expenditure 2006 2007 2012 2017 Isle of Man Convenience £268.39m £271.11m £289.17m £308.53m Comparison £196.59m £207.48m £275.48m £365.89m

Comparison £98.77m £104.24m £138.48m £183.83m Bulky Comparison £97.82m £103.23m £137.07m £182.06m

Turnover

Turnover (Survey Based)

8.9 By applying the market shares shown in Section 7 to the expenditure estimates, the total volume of trade achieved in the Isle of Man can be calculated. This is shown for 2007, 2012 and 2017, assuming a continuation of current market shares. 100% of all expenditure on convenience goods, 82% of expenditure on general comparison goods and up to 95% bulky goods expenditure is presently retained on the Isle of Man.

Table 8.4: Current and Projected Turnover – Survey Based (£million)

Turnover 2007 2012 2017 Isle of Man Convenience Goods £271.11m £289.17m £308.53m Comparison Goods £183.55m £243.71m £323.70m

Comparison £85.47m £113.49m £150.74m Bulky Comparison £98.07m £130.22m £172.96m

Turnover (Floorspace Based)

8.10 Turnover can also be estimated through the application of notional floorspace sales density figures. This can vary significantly depending on the nature and identity of the retailer, as well as the scale and location of their representation. It is assumed that supermarket and convenience floorspace will have a turnover based on company (or proxy) figures contained in Retail Rankings 2007, although we are aware of distinct differences in performance in the Isle of Man.

Table 8.5: Current and Projected Turnover – Floorspace Based (£million)


Comparison £88.67m £102.30m £118.02m Bulky Comparison £64.26m £74.13m £85.52m



8.11 Applying standard turnover ratios is useful in highlighting where there may be elements of ‘overtrading’ i.e. where the level of the expenditure directed to an area or centre exceeds the floorspace-based estimate, or ‘under trading’ where expenditure directed to an area or centre falls below the floorspace-based estimate.

Projected Additional Requirements 8.12 By comparing the available expenditure and the floorspace based turnover (above),

the relative level of ‘residual’ expenditure can be identified. This is then converted into an identified scale for additional floorspace that could be sustained based on a continuation of existing market shares and overall centre attraction.

Table 8.6: Residual Expenditure (£million)


8.13 Assuming the Isle of Man maintains its present market share of expenditure, we estimate capacity for additional convenience goods floorspace in the immediate future (2007) with little subsequent increase forecast to the years 2012 and 2017, provided the identified shortfall and immediate floorspace requirement is met on island. The current requirement is circa 68,000 sq ft of additional (net) convenience floorspace across the Isle of Man.

8.14 In respect of comparison shopping provision, the estimates indicate capacity for provision of a significant level of additional comparison goods floorspace. The detailed calculations carried out for all comparison goods expenditure, includes both mainstream comparison goods shopping and bulky goods, such as those typically sold from retail warehousing outlets.

8.15 This approach provides flexibility in consideration of future policy direction, by virtue of identifying the total comparison floorspace that could be sustained, but not being rigid in the approach taken in terms of the distribution of floorspace between the ‘high street’ comparison goods and the more ‘bulky goods’ provision such as retail warehouses.

8.16 The detailed projections indicate that there is considerable scope for new comparison floorspace at the current time, equivalent to 121,000 sq ft (net). This will increase with the potential for an accumulated 190,000 sq ft by 2012, and 271,000 sq ft in 2017.

8.17 It should be noted that the projections above do not take into account the potential effects of market share. For example, should the relative attraction of Douglas as a focus for High Street comparison goods shopping improve relative top off shore locations, this would have implications for the amount of shopping space needed to accommodate increased levels of trade.



9 RECOMMENDATIONS 9.1 Our recommendations take account of the variety of circumstances and needs of the

Isle of Man and the need to maintain and further enhance sustainable retail and business activity in its town centres building their role as shopping and service locations.

9.2 In this section, we draw together the key implications for future retail strategy and policy direction. Guidelines relating to the broad quantum of floorspace required are provided, detailing the relative split between retail uses: convenience, comparison and bulky comparison. Recommendations on the future location of retail development are also brought forward.

9.3 Our recommendations therefore include:

A broad assessment of quantitative and qualitative retail floorspace requirements (need and capacity) for the Isle of Man; and

Recommendations on key policy approaches: to ensure that the Isle of Man and its key centres remain vibrant and competitive, and to assist in assessing retail proposals.

Projected Retail Requirements

Future Requirements

9.4 The large majority of any future retail floorspace requirement in the Isle of Man should be provided in Douglas and the other key centres of Peel, Ramsey and Castletown. There may also be merit and justification in planning, regeneration, and economic terms, to allow additional smaller scale retail development in one of the key village centres such as Onchan, Port Erin, Port St Mary and Laxey.

9.5 The provision of additional floorspace will strengthen the role of Douglas as the main retail centre and gateway to the Isle of Man and the key town centres. However, there will be forms of future retail development which will not be suited to or be able to be accommodated in Douglas or the established town centres. Where this occurs there will be a need to facilitate edge-of-centre (or out of centre) sites for the purpose. However, we anticipate that this requirement will be restricted to certain types of retail goods. Mainstream convenience and comparison retail floorspace should continue to be located in the established centres.

9.6 The majority of projected future convenience and comparison goods requirements in the Isle of Man are (or can be) met through a combination of the town centre or edge of centre sites in Douglas, Peel, Ramsey and Castletown.

9.7 There is scope for some 68,000 sq ft net of new convenience goods floorspace which might best be accommodated through the provision of new (or enlarged) medium to large scale supermarkets, located strategically across the island. On the basis of the detailed findings of the household survey, it is clear that a sustainable approach to the distribution of modern convenience supermarket provision would be beneficial to residents across the Isle of Man.

9.8 A high volume of convenience shopping trips are made from all over the island to the larger convenience stores in Douglas. While a large proportion of such trips and expenditure would continue to be undertaken in any event (linked to commuting, leisure and other trips), were appropriate facilities available some of the expenditure could be retained locally, thereby supporting a network of medium sized supermarkets. In addition to the obvious benefits for store operators, this would also encourage higher levels of footfall, trade and activity in the more regional centres.



9.9 Examination of current shopping trends indicates that southern and western areas have the greatest requirement for additional convenience supermarket provision as Douglas attracts a significant share of local retail expenditure. Planning for additional or replacement convenience supermarket floorspace in these areas would address this identified ‘need’. On this basis, any such development should focus on the main settlements including Peel, Port Erin and Castletown.

9.10 Peel and the west, for example, have seen recent population growth driven by increased housing development activity. The large volume of expenditure ‘leakage’ to Douglas suggests that residential development has not been accompanied by a corresponding improvement or increase in the scale, quality and range of retail and other services available locally. Peel may therefore be a suitable location for the provision of additional convenience retail floorspace at sustainable levels.

9.11 On the same basis, there is a requirement to improve and enhance current provision in the south, either through additional floorspace or a consolidation and expansion of present supermarket floorspace. The location of any new provision would require comprehensive discussion and further consultation, ideally as part of the process of Area Plan.

9.12 In respect of comparison goods shopping there is considerable expenditure potential for additional and new floorspace provision. At present (2007), the analysis suggests a requirement over 120,000 sq ft (net) of comparison floorspace, which should be accommodated within established town centres. In the medium-to-long term, this is expected to grow to 190,000 sq ft by 2012; and to 270,000 sq ft by 2017.

9.13 The majority of any new floorspace should be distributed primarily to town centre or edge-of-centre locations in Douglas - for example, Strand Street and the existing shopping core and Douglas Quayside. A lower level of provision is required to meet the requirements of the key centres in the north (Ramsey), west (Peel) and south (Castletown/Port Erin). The role of retail development in supporting regeneration and wider improvement activity will also influence the scale and location of comparison shopping development. Where such development might assist in developing the broader appeal of an area as part of regeneration activity or in establishing and developing the tourism product in a particular area then this should certainly be considered.

9.14 It will also be important that any new floorspace adds to the existing available retailing offer, that it meets the needs of new international and Manx market entrants and their customers, while simultaneously providing a catalyst for new developer and retailer interest, associated future investment and the active regeneration of the Isle of Man’s key town centres.

Retail Strategy

Criteria for Assessment

9.15 The hierarchical role of Douglas and each of the towns, villages and centres (as outlined in the defined retail hierarchy) has been designed specifically to encourage ongoing investment in their improvement. In order to achieve such an objective and to strengthen the respective role of Douglas and each of the town centres, it will be necessary for the Isle of Man Government to incorporate a set of (planning) policy criteria for assessing retail developments.

9.16 The current provisions of the Strategic Island Plan (DLGE) and associated local area development plans outline the main principles for assessing new forms of retailing. These should be referred to in the development of the four new emerging area plans as they are prepared by the DLGE. This will help to inform site selection, scale and form of development, access and servicing arrangements, linkages and support for the establishment of a vibrant retail sector.



9.17 A sequential approach should be adopted. The preferred location for retail development is within the existing town centres. In a few instances where new retail provision can not feasibly be accommodated within the town centre (as defined) then alternative edge-of-centre locations should be identified. The distance to and from a defined core shopping area and such locations may vary according to the local circumstances of each town but this should preferably be no more than 300m from the edge of the town’s defined central area. This is a policy principle that is applied both in the UK and Ireland.

Superstores and Large Scale Convenience

9.18 The general issue of superstore and supermarket provision has been examined. It is considered that, where practicable, and justified in retailing terms, all new large or medium convenience store developments should be located within or on the edge of a town centre. The level of accessibility by all modes of transport (public and private) is an important consideration in choosing the location of any new convenience food superstores and supermarkets.

9.19 As large and medium scale supermarkets tend to attract a high volume of shoppers who undertake larger grocery purchase trips on a less frequent basis (i.e. weekly), the availability of convenient and easily accessible car parking will be essential. The development of supermarkets in town or edge of centre locations would in all likelihood, due to restricted site availability, result in the need for multi-storey (or underground) car parking facilities – such as at Shoprite in Central Douglas.

Bulky Comparison and Retail Warehousing

9.20 It is generally acknowledged that bulky goods comparison shopping provision is not easily accommodated within the strict confines of a town centre, such as Douglas, mainly due to the specific physical requirements and need for large on-site car parking amenities.

9.21 Where there is identified scope for provision, it is therefore deemed appropriate to plan for bulky goods retail provision, such as retail warehousing on the edge-of-town centres where a site may be available and where one or more units could be provided. This would apply where there are no town centre sites available, or for out-of-centre sites where there are no edge-of-town-centre site alternatives.

9.22 In assessing the suitability of any such bulky goods retail development it is important to consider the scale, design and character of the development; the vehicular access and movement arrangements, as well as the quantitative and qualitative retailing need for development.

9.23 Where bulky goods retail development provision is permitted, outlets should be restricted solely to the use of real ‘bulky household’ goods. Through the use of planning conditions (and subsequent DLGE enforcement powers) it can be ensured that the range of goods sold from any such premises will comply with this restriction, typically including: DIY and garden materials, carpets, furniture and white electrical goods.

9.24 Increasingly in the UK and Ireland, for example, retail warehousing outlets and parks have been allowed to sell toys and sports goods, and in some instances ‘high street’ shopping products such as clothes and shoes. This is a policy stance and direction that the Isle of Man should refrain from adopting at this current time in order to protect the competitiveness of its centres and to encourage investment in their ongoing development (and redevelopment).

Neighbourhood Centres

9.25 In general terms, neighbourhood or local centres are commonly defined as comprising: small groups of shops, typically comprising a newsagent, small general grocery store, sub-post office and other small shops of a local nature serving a very small, localised



population. For this exercise, we have not sought to provide any specific quantitative criteria for a neighbourhood centre.

9.26 The essence of neighbourhood centres is that they serve a local catchment in a way which is convenient to the population served. The distribution of such facilities cannot be too widespread however, as this would negate the benefits of a local focus and as such their development would be unviable. There needs to be reasonable quantum of scale to provide a good range and a viable focus for local retailing and services.

9.27 It is not the purpose of this exercise to define the specific location for development of any neighbourhood centre, but rather that this should instead form part of the process of the preparation of the Are Plans (where applicable) or through consideration of individual planning applications.

Small Scale Convenience and Other Retailing

9.28 Convenience retail floorspace associated with petrol filling station forecourts is a feature of the Isle of Man retail market. The location of proposed petrol filling stations is often designated in a local plan, and would tend to be situated on the edge-of-town and urban fringe. Forecourt shops have a part to play in serving the needs of many of the Isle of Man’s more rural and isolated communities.

9.29 It is acknowledged that care should be taken given that development of such joint facilities on out-of-town sites may have a detrimental effect on the performance of an established town or village centre, and the convenience retail outlets within town centres. It is recommended that local policies should contain appropriate maximum floorspace thresholds for retailing associated with petrol filling stations –restricting such facilities to no more than 100 – 200 sq m for example, depending on their proximity to centres, and the size of the settlement in question.

9.30 Local and village shops have an important role in supplying the daily and top-up shopping requirements of local communities. The development of local small-scale shops should normally be encouraged in existing smaller villages and settlements. It is essential that local shops should be easily accessible to all sections of the respective local community, in particular the elderly or less mobile, and those people with disabilities.

9.31 There will be a broad presumption in favour of new small-scale retail development in the form of local shops, in villages and settlements, provided:

There is a defined immediate local need that cannot be met by existing local shopping facilities and there would be no significant adverse impact on the vitality and viability of existing centres;

There are no existing vacant and suitable premises in the immediate area; and

The proposal is of an appropriate scale and is acceptable in terms of design, impact on any residential amenity, servicing and parking arrangements.

9.32 It is a generalised policy in the UK and Ireland, that retail development should be directed to existing settlements (as per the hierarchy) and that as a ‘rule of thumb’ development in the countryside should be resisted. In respect of isolated and rural small shops, there will in certain circumstances be exceptions to such a policy including where:

A small retail unit is designed to serve a dispersed rural population;

A shop serves a tourist or recreational facility, and secondary to the main use;

A shop is ancillary to activities arising from farm diversification; or

A shop is attached to a craft workshop retailing the product direct to the public.

9.33 Markets – traditional street and farmers’ - are a popular form of retailing which meets local shopping needs, often with a range of specialist and tourism related shopping.



Some more traditional street markets are sometimes perceived as creating adverse environmental effects such as noise, litter, and traffic congestion. To this end it would be appropriate for the respective authorities within the Isle of Man Government to develop and initiate a combined markets strategy for Douglas, Ramsey and the other appropriate towns and centres across the island.

9.34 In broad policy terms, authorities may wish to approve the creation – or the continuing operation - of street-, off-street or covered market- (or individual stalls) provided that broad policy criteria and conditions can be satisfied. For example:

There should be no adverse effect on adjacent residential amenity, any nearby conservation areas, the general town centre environment or existing shops; and

Existing road network should have sufficient capacity to take any additional traffic generated by the proposal market introduction.

9.35 This should include adequate arrangements for customers and traders vehicle parking, servicing, storage, disposal and recycling of refuse, and storage of market stalls

Town Centre and Initiatives

9.36 The study has raised a number of key issues that need to be addressed in respect of the creation of a revitalised and improved Douglas town centre, with a sustainable, vibrant and attractive traditional town centre shopping area. This wider aim may be achievable through:

The creation and focus upon a limited number of ‘gateways’ in Douglas situated at the entry and heart of the traditional shopping area, i.e. Strand Street, Castle Street and from the Quayside and the Promenades.

Reduction in vehicle intrusion and penetration throughout the town centre, in particular so as to provide for a safer and more pedestrian-friendly experience. This could be achieved via car park management and enforcement, improved management of vehicle circulation (e.g. along the Promenade), and traffic calming measures as appropriate.

Upgrading and significant improvement of the existing ‘public realm’ within the town centre – to include creation of new public ‘square’ amenity – to assist in attracting and encouraging private sector investment in Central Douglas.

Similar improvements to the ‘private realm’ would be beneficial – such as on the buildings, their frontages, and overall presentation and appearance. This relates primarily to ground floor level but could also cover upper floors, with strict adherence to a set of adopted guidelines such as painting/colour and material schemes, design principles, and advertisement and signage controls.

Encouraging a wider variety of use in the central shopping area encouraging interest in ‘on-street’ use (linked to the creation of new public ‘square’ above).

Identification, management, promotion, planned, assembly and delivery of any future major development opportunities and sites.

Recognition of the importance of capitalising on and building the Isle of Man’s tourism product and Douglas’s gateway role within it. This would act as a catalyst for increasing visitor expenditure, while also helping to retain higher levels of resident expenditure on mainstream comparison goods.

9.37 The critical requirement is for a co-ordinated approach to building the attractiveness and widening the range of retail and commercial leisure activity at Douglas’s waterfront and the neighbouring areas including Strand Street and the shopping core. There is mutual benefit to be gained from co-locating retail and leisure uses and activities in key locations in Central Douglas – both generate footfall and extend dwell times - with several opportunities in and around the retail core.



9.38 Future policy and improvement action should target the enhanced physical functioning and operation of the main retail and shopping streets so as to encourage additional retail investment and development (while retaining the independent character of central Douglas).

9.39 This means the provision for new public spaces in a central area, providing a backdrop for fashion retail and restaurants, café and other leisure opportunities. In achieving this every available opportunity should be taken to open up existing and proposed linkages between the central core shopping area and Waterfront (Promenades and the Douglas Quayside).

9.40 There may be a number of site opportunities in the central area that could be released for re-development. However, their development will only be successful through a proactive approach to realising opportunities in the central area. This will require not only reinvestment, redevelopment but also in some cases a significant change of use. While a combination of negotiation and compulsory purchase (CPO) powers are need to encourage site assembly there are clear opportunities in and around Market Street (linked to existing car park, buildings in commercial use, or the exploitation of ‘air rights’) which could be further investigated/developed.

9.41 It is essential therefore that a co-ordinated masterplan approach to the town centre and waterfront area acts as the foundation to provide increased investment confidence in the future vision for this key part of Douglas. Strong and consistent support for a sequential approach to site development is fundamental.

9.42 We have identified a series of potential actions and priorities that would seek to encourage, develop, support and promote the future sustainability, vitality and viability of Douglas, Peel, Castletown and Ramsay and other centres. These are consistent with the direction of existing and emerging policy. They also reinforce the key messages from the recent Town Life Creation Report prepared by the Manx Executive Challenge Yellow Team.

9.43 The following activities are included:

Development Opportunities:

o Promote the re-use of vacant sites and premises (assembly, joint venture development, land ownership etc) which could extend the range of retail and other offers and thus retain expenditure;

o Promote the wider town centre area as a residential location (especially on upper floors) to encourage evening activity and retain residential catchment expenditure;

o Enhance relative attractiveness, access and convenience of the town centre, thereby increasing its use;

o Consolidate and enhance town centre retail functions; and o Potential for tourism – identify and develop town centre visitor and tourism offer

and potential, relevant marketing and promotion strategy.

Town Centre Environment:

o Shop front improvement and enhancement schemes; o Review and upgrade of pedestrian only areas; and o Utilisation of vacant premises for temporary use of window space as local

community publicity and promotional tool.

Traffic Management and Car Parking:

o Town centre transport strategy; o Comprehensive car parking review and strategy; o Improvements to overall parking environment and quality;



o Guides or leaflet to car parking facilities in town centre – available in local shops, post office, museums etc; and

o Weekend and public holiday parking – making use of any public authority and private sector premises to alleviate potential parking congestion.

Business Development:

o Business and retailers initiatives – support mechanisms to assist local retailers, and encourage ‘local’ recruitment of residents;

o Provide a range of continuing employment opportunities in town centre; and o Promotion of internet and e-retailing among local operators.

Community:

o Crime and public safety – local ‘business watch’, CCTV, secure lighting in the evenings, community policing, and regular crime prevention seminars; and

o Need to place emphasis upon role of town centre as ‘heart of local community’ through instilling ‘local Manx pride’.

Marketing and promotion:

o Town centre management partnership or arrangements; o Media opportunities – newspapers, radio, website etc; o Town or village website with local information, events and facilities; o Town centre and farmers market – to complement existing local shops whilst

supporting local trade and Manx products; o Agreement between businesses and retailers on operating and opening hours –

with extension for special events i.e. local festivals, Christmas, public holidays and the annual TT races; and

o Town ‘Forum’ (particularly in Douglas) to assist local organisation to encourage pro-active response to key issues and concerns, consultation etc.

Town Centre Monitoring:

o Use of key performance indicators and assessment: centre environment, vacant sites and premises, car parking usage, public transport use, shops and mix of retailers, and level of local retailer support and participation.

Enforcement:

o Enforcement of policy and regulations is an important issue. It is noted that the Isle of Man’s first enforcement officer has been recruited by the DLGE and support across all Government departments is required if this function is to be successful. This is crucial if a co-ordinated retail development strategy and supporting masterplan exercises are to bear fruit.

APPENDIX ONE

HOUSEHOLD SHOPPING SURVEY

ISLE OF MAN ISLAND RETAIL STUDY

Good morning/afternoon/evening, I am …… from NWA Social & Market Research and we are conducting a short survey in your area about shopping, which will be used in the local planning process across the Island. Do you have time to answer some questions ?

QA Are you the Main Shopper in your Household?

1 YES (THEN GO TO Q1)

2 NO (THEN THANK YOU & CLOSE)

Q1 In which shop (in which town) does your household spend most money on FOOD AND GROCERIES?

DO NOT PROMPT, ONE ANSWER ONLY

SEE RESPONSE CODES

Q2 Approximately how much money does your household spend per week on its MAIN FOOD AND GROCERIES shop at (SHOP MENTIONED AT Q1) ?

£……………………

Q3 In which shop (in which town) does your household undertake most ‘TOP-UP’ FOOD AND GROCERY purchases ?


SEE RESPONSE CODES

Q4 Approximately how much money does your household spend per week on 'TOP-UP' FOOD AND GROCERIES shopping at (SHOP MENTIONED AT Q3) ?

£……………………

[IF RESPONDENT GIVES SUPERMARKET LOCATIONS IN BOTH Q1 AND Q3 THEN ASK Q5, IF NOT GO TO Q8]

Q5 Does your household also spend money on FOOD AND GROCERIES in small shops in town centres or in villages ?

1 YES (THEN GO TO Q6)

2 NO (THEN GO TO Q8)

Q6 In which town centre or village does your household spend most money on FOOD AND GROCERIES in these small shops ?


SEE RESPONSE CODES

Q7 Approximately how much money does your household spend per week on FOOD AND GROCERIES in these small shops?

£……………………

WE NOW HAVE A FEW QUESTIONS (Q8 - Q15) ABOUT WHERE YOU GO FOR NON-FOOD SHOPPING. IN ANSWERING THESE QUESTIONS THE LOCATION MAY BE A TOWN CENTRE, A FREE-STANDING STORE OR RETAIL WAREHOUSE. PLEASE NOTE THAT IF A SPECIFIC STORE IS MENTIONED THEN PLEASE ASK LOCATION, STREET OR TOWN IN WHICH IT IS SITUATED.

Q8 So, speaking as an individual, can you tell me where you last made a purchase of CLOTHES OR SHOES?

SEE RESPONSE CODES

Isle of Man Retail Household Survey Page 1 of 4

Q9 And the time before that, where did you go to make a purchase of CLOTHES & SHOES?

SEE RESPONSE CODES

Q10 Now can you tell me where your household last made a purchase of FURNITURE, CARPETS & SOFT HOUSEHOLD FURNISHINGS?

SEE RESPONSE CODES

Q11 And the time before that, where did your household go to make a purchase of FURNITURE, CARPETS & SOFT HOUSEHOLD FURNISHINGS?

SEE RESPONSE CODES

Q12 Now can you tell me where your household last made a purchase of DIY & DECORATING GOODS?

SEE RESPONSE CODES

Q13 And the time before that, where did your household go to make a purchase of DIY & DECORATING GOODS?

SEE RESPONSE CODES

Q14 Can you tell me where you or your household last made a purchase of a DOMESTIC APPLIANCE, such as a WASHING MACHINE, FRIDGE, COOKER, TV, DVD PLAYER OR COMPUTER?

SEE RESPONSE CODES

Q15 And the time before that, where did you go to make a purchase of a DOMESTIC APPLIANCE, such as a WASHING MACHINE, FRIDGE, COOKER, TV, DVD PLAYER OR COMPUTER?

SEE RESPONSE CODES

Q16 What proportion of your household's total spending on all NON-FOOD GOODS is done using the INTERNET?

%

(Don’t know / refused)

Q17 What proportion of your household's total spending on all NON-FOOD GOODS is done using HOME CATALOGUE SHOPPING?%


Q18 And what proportion of your household's total spending on all NON-FOOD GOODS is done using TV/INTERACTIVE SHOPPING (EXC. INTERNET)?

%



FINALLY, I AM GOING TO ASK A FEW QUESTIONS ON PERCEPTIONS OF TOWN CENTRES(ASK ALL RESPONDENTS Q19 ON DOUGLAS TOWN CENTRE, THEN Q20 ON ONE OTHER MAIN TOWN CENTRE)

Q19a What do you think are the main attractions of DOUGLAS TOWN CENTRE as a shopping and/or leisure destination?SEE RESPONSE CODES

Q19b Which aspect, if any, of the town centre as a shopping and/or leisure location, do you think is most in need of improvement?

SEE RESPONSE CODES

Q20a Can you name the closest main town to you, excluding Douglas? What do you think are its main attractions as a shopping or leisure destination?THE RESPONDENT SHOULD ONLY ANSWER 'CASTLETOWN', 'PEEL' OR 'RAMSEY' TO THE FIRST PART OF THIS QUESTION

SEE RESPONSE CODES

Q20b Which aspect, if any, of this town centre as a shopping or leisure location, do you think is most in need of improvement? SEE RESPONSE CODES

Q21 Sex of respondent.

MALE

FEMALE

Q22 Could I ask, how old are you ?

18 to 24 years

25 to 34 years

35 to 44 years

45 to 54 years

55 to 64 years

65 years +

(Refused)

Q23a Could I ask, your household postcode?

SEE RESPONSE CODES

Q23b AND, which town, village or parish district you live in?

SEE RESPONSE CODES

Q24 How many cars does your household own or have the use of ?

None

One

Two

Three or more

(Refused)


Q25 Which of the following best describes the chief wage earner of your household's current employment situation ?

Employed full time

Employed part time

Unemployed

Retired

A housewife

A student

Other (PLEASE WRITE IN)

(Refused)

Q26 What is the occupation of the chief income earner in your household ?

Occupation / job description (PLEASE WRITE IN)

(Refused)

THANK YOU FOR YOUR ASSISTANCE & THEN CLOSE


APPENDIX TWO

WRITTEN CONSULTATION

�� ! ��" #�� $ � � ! $ � �! $ � % �� &� �� % '� � " #�� ! �� " ( � �! � ! �&�� % �) " *% % *" ! � $ �� " + � �� ! $ �, ��! � �% &�� ' ! ! *! + � ! $ �� ) " ! " *) �$ � ( � '" � � ! ��) " ! % � '� ! �% &��" �) �� " � �� % �� $ �" #�*% ' ! $ �� *'*! + -�� *% �% �� $ �. *''�'" " / � ��. � � �� " � '� �$ " �� *��% � " � � *! + � �� % � ! �� ! $ � � 0 *! � � *! � $ � � *'� �� ! � � $ � #" �� #� �� *'� �� 1 � *�� ! �% � *! � � " � + ' % &� 2 % �'� �" . ! �, � � '&�� % � � ! $ �� '% � . � � �� ) �" % % �� *% ' ! $ -�� % �� " #�� *% �� 0 � �) *% � &�" � ��% �� $ � � � �" ) � �� 1 � *�� % �� % ��" �) " ! % � '��. *�� $ *( � �% � �� ! + � �" #�*! �� % �� $ � � ��*� % � ) �" % % � �� *% ' ! $ � �" � % � � / � �� *�� ( *� . % � " ! � � � ! + � � " #� / � � *% % � � % &� � ! $ � �� #" ''" . *! + �� " $ �� $ *! + % 3��

• � �� ! + �� % � ! $ �. � / ! � % % � % �" #�� " � + ' % &�, � � '&�� % � � ! $ �2 % �'� �" . ! �4 % �. � ''� % �" �� *% ' ! $ ��" . ! % 5� % �� *'�) � ! �� % 6��

• � � �" ( � � ! �% �! � � $ � $ ��" �� " $ � ! $ �� ##*) �) *�) � ' �*" ! &�) �� / *! + �� " ( *% *" ! � % �. � ''� % �� '*) �� ! % � " �� ! + � � ! �% 6�

• , " �� ! �* '�#" �� $ $ *�*" ! '�) " ! ( � ! *� ! ) � �% � " � � *! + �� " ( *% *" ! 6�

• , " �� ! �* '�#" �� $ $ *�*" ! '�) " � �*% " ! �4! " ! �#" " $ 5�% � " � � *! + �� " ( *% *" ! 6� ! $ �

• �$ � ! �*#*) �*" ! �" #�� " �� ! �* '�$ � ( � '" � � ! ��'" ) �*" ! % �*! �� *! $ *( *$ � '��" . ! �) � ! �� % �" ��" ! �� $ + � �" #�� " . ! �) � ! �� % -�

� % �� % � '�% �" #� �� *% �. " �/ �. *''�� '� ��" �% � � � �#� �� *'�� " '*) � ! $ �$ � ( � '" � � ! ��" ! � �� *% ' ! $ &�. � �. " � '$ �( � � � � ) � � � � �� ) * �� *#� " � �. " � '$ � / � � ( *' � '� �% " � ��* � ��" �� " ( *$ � � " � �� . �*�� ! � ) " � ! �% -� 7 � � '" " / � #" �. �$ � �" � �� ) � *( *! + � " � �� ' � � � #" �� " �� ! " � ' �� ! �� % $ ��% �� ) � �� -�� #� " � �% � " � '$ �� 1 � *�� #� �� *! #" � �*" ! �� ! �� '� % � �) " ! � ) �� *�! �, � �% " ! � �� " + � �� ! $ �, ��! � �% �� '� � � " ! � �" �� *'�! *�! -� � �% " ! 8 � ) " ! % � '�-) " -��7 � �. � ' �. � ') " � � " � ��) " �" � � � �*" ! � ! $ �� *) *� �*" ! �*! �� *% �� 0 � �) *% � � ! $ �'" " / �#" �. �$ ��" �� ) � *( *! + � " � ��) " � ! �% �*! �$ � � �) " � �% � -�� " � �% �% *! ) � �� ' �� *�! �, � �% " !� *�! �, � �% " !� *�! �, � �% " !� *�! �, � �% " ! �� % % " ) * ��

APPENDIX THREE

PLANNING APPLICATIONS

APPENDIX FOUR

GLOSSARY OF TERMS

APPENDIX 5 - GLOSSARY OF TERMS Convenience goods: defined broadly as all purchases on food and grocery items (including food, drinks, tobacco, newspapers, magazines, cleaning materials and toilet products). Comparison goods: defined broadly as all purchases on other non-food goods that are not classified as being convenience goods (see above). Bulky (comparison) goods: defined broadly as all purchases on goods generally sold from retail warehouses and where goods are normally of such a size that they would be taken away by motor vehicle, and not be manageable by customers travelling on foot, cycle or bus. Supermarket: defined as a self-service store, selling predominantly food (convenience) items, with a gross retail floorspace of less than 2,500 sq m. This will often have its own dedicated car parking area. Superstore: defined as a self-service store, selling predominantly food (convenience) items (but perhaps also non-food items), with a gross retail floorspace in excess of 2,500 sq m. A superstore would normally be expected to have dedicated car parking. Retail Warehousing: defined as a large, single-storey outlet with minimum gross retailing floorspace of 1,000 sq m, selling DIY goods, furniture, electrical goods, carpets, as well as gardening items (often referred to as ‘bulky’ comparison goods). Car parking would generally also be provided at retail warehousing outlets. Retail Park: a retail park generally comprises three or more retail warehouse units. Factory Outlet Centre: defined as a group of shops specialising generally in the sale of ‘seconds’ and ‘end-of-line’ goods usually at discounted prices. Town centre: for the purposes of this report, the term ‘town centre’ refers specifically to all city and town centres that provide abroad range of services and facilities, whilst fulfilling a function as a focal point for the local community and public transportation. Edge-of-centre: for retail and shopping purposes, this is a location within easy walking distance of the defined town centre (i.e. 200 to 300 metres in distance). Out-of-centre: for retail and shopping purposes, this is a location situated outside the defined town centre boundary but still within the defined town development boundary. Out-of-town: for retail and shopping purposes, this is a location that is situated outside the defined town or settlement development boundary. Centres: for the purposes of this report, the term ‘centre’ relates to any city centre, town centre, district centre and / or local centre. District centre: A group of shops, separate from the defined town centre, usually comprising at least one food retail supermarket or superstore and other non-retail service outlets, such as banks, building societies and restaurants etc. Local / neighbourhood centre: A small group of shops normally comprising the likes of a grocery store, a post office, occasionally pharmacy as well as other small / local shops.

Vitality and viability of town centres: vitality is a reflection of how busy a centre is at different times and points, whilst viability is a broad measure of its capacity / flexibility to attract further investment, to ensure its maintenance, improvement and ability to adapt to change. Household shopping survey: A telephone based survey of households within the defined catchment area, involving obtaining mainly quantitative information on the pattern of shopping trips and levels of expenditure made on convenience and comparison goods shopping. Retail capacity: defined as the amount of additional retail floorspace that can be supported in a particular location or catchment, given the particular trends in the growth of population and expenditure per head. Market share: this is broadly the proportion of consumer retail expenditure within a catchment that is spent and captured by a defined centre or individual store. Expenditure leakage: this is generally the proportion of expenditure on retail goods generated within the catchment area of a centre that is not necessarily spent in that particular centre. Online shopping: comprises all shopping purchases made via the internet.

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