network centres retail audit - 2016 · this retail audit is intended to give an overview of...

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Planning Services

Network Centres Retail Audit - 2016

stirling.gov.uk phone 0845 277 7000 or 01786 404040 text 07717 990 001

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Contents Page:

1. Introduction 3 2. Aim of Audit 3 3. Survey Methodology 3 4. Stirling City Centre 4

5. Commercial Centre Springkerse & Millhall 21

6. Town Centres Bridge of Allan & Dunblane 22

7. Local Centres within Stirling City 25

8. Local Centres outwith Stirling City 28

9. Summary & Key Findings 30

10. Glossary of Terms 31

Network Centres Retail Audit - 2016

Friars St, Stirling

Contents

3

1. IntroductionThis retail audit is intended to give an overview of changing commercial activity (uses, occupiers, and floorspace) within the Stirling area including the city centre, the commercial centre, and town and local centres. The monitoring focuses upon retailing, which is recognised as largely underpinning the role and function of centres.2. Aim of Retail AuditThe aim of the audit is to present information on the amount of retail space in use, changes from previous years and present a longer term view of trends in the centres. Additional information will show progress on allocated sites in the LDP (Local Development Plan).This is in line with national planning policy (Scottish Planning Policy, 2014 and Planning Advice Note 59: Improving Town Centres, 1999). The information collected will enable regular health checks to be carried out on centres. These health checks should provide the necessary information to bring forward local initiatives for improvement and investment in our centres. The survey will also provide the necessary data and analysis to inform the application of current and future Development Plan policies to particular development proposals, including their likely impact on the vitality and viability of centres. It will also provide a useful tool to monitor the town centre and retail policies of the LDP.3. Survey MethodologyThe results are compiled from an on-street occupier survey carried out annually in October, where around 795 properties are visited and assessed against the previous year’s results. Only ground floor units are surveyed except where a retail unit also has upper floor sales space. Floorspace data was obtained from the Assessor for Central Scotland’s records.The survey is a snapshot in time from one week in October 2016, and caution should therefore be exercised in interpreting the data presented, particularly with regard to vacant properties.The areas assessed are consistent with the Network Centre boundaries defined in the adopted LDP (Policy 2.6 & SG09).Survey results are compared with data from 2010 and 2015. Although analysis of the results is carried out, no attempt is made to draw any conclusions or identify the contributory factors for such outcomes.

1. Introduction - 2. Aim of Audit - 3. Survey Methodology

4

4. Stirling City Centre Introduction - Stirling City CentreStirling City Centre is the largest shopping centre in Stirling, and serves a wide urban and rural population drawing people from rural Stirling, Clackmannanshire, Falkirk and farther afield largely due to its range of personal shopping and its historic and tourist attractions.The main city centre activities lie west of the railway line, however the city centre boundary extends to the east beyond the railway line, into the area now known as Forthside and up to the castle and Burghmuir.LDP Policy - Stirling City CentreThe city centre is defined in the LDP and in the hierarchy, as the highest tier, in order to protect its role and function as set out in Policy 2.6 The Network Centres. Within this policy all development should comply with the City Development Framework (SG08B). The prime retail area is further defined where changes away from class 1 uses will be resisted. SG09 Network of Centres sets out further details of the role and function of all Network Centres.

Allocations in LDP - Stirling City CentreR01 – Rainbow Slides (Retail), R02 – Station Road North (Mixed -Housing/Retail)R03 – Station Road (south) (Retail), R04 - Spittal Street (Retail) R05 – Burghmuir (Retail)R06 – Stirling Enterprise Park (Retail)

4. Stirling City Centre

5

4. Stirling City CentreUse Classes 2016

6

Use Class - Stirling City CentreClass 1 use is predominant in the City Centre and the Prime Retail Area in particular. The number of Class 1 units has remained very similar to 2010, and now stands at 290 compared to 287 in 2010. Class 1 units remain the same as last year. Floorspace for Class 1 has decreased significantly on last year by 8714sq.m primarily due to the closure of the BHS store. Class 1 floor area has decreased since 2010 by 6057 sq.m. The number of Class 2 units has fallen by 3 this year, with a decrease of floorspace of 386 sq.m. The number of Class 3 (Restaurant/cafe) units has increased by 4 units this year, with an increase of 1013 sq.m.

Use Class Description1 Shop, Hairdresser, Undertaker, Travel Agency, Post Office, Dry Cleaner, Launderette, Cold Food consumption, Hire of Domestic Goods.

2 Financial, Professional or Other Service appropriate to shopping area visited by members of public, Betting Office.

3 Restaurant, Café, Snack Bar.

3* Public House, Hot Food Takeaway.

4 Office, Research and Light Industry.

7 Hotel, Boarding and Guest House, Hostel.

10 Non-Residential Institutions - Creche, Day Care Nursery, Museum, Public Library, Gallery, Public Worship.

11 Assembly and Leisure - Cinema, Bingo Hall, Casino, Discotheque.

0

50

100

150

200

250

300

1 1* 2 3 3* 4 7 10 112010 287 1 39 44 25 22 2 3 42015 290 1 56 53 28 25 5 4 52016 290 1 53 57 30 22 5 4 6

Num

ber o

f Uni

ts

Use Class (* = non-classified)

Use Classes - Number of Units (inc vacant), Stirling City Centre, 2010, 2015 & 20150

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000

1 1* 2 3 3*2010 91148 226 6550 10109 61762015 93805 226 7626 9933 58132016 85091 226 7240 10946 6021

Squa

re M

etre

s

Use Class ( * = non-clasified)

Use Classes 1, 2 & 3 - Floorspace (exc. Vacant), Stirling City Centre, 2010, 2015 & 2016


7

23

14

19

22

12

12

8

10

5

6

14

5

2

3

2

2

26

16

18

20

12

11

9

11

5

7

15

7

2

3

3

2

0

0

1

0 5 10 15 20 25 30

General clothing business (at least 20% clothing)

Womens, girls, childrens & infants wear

Electrical, gas & music retailers (inc. record shops)

Other non-food retailers (inc. 2nd hand, pet shops, antiques)

Jewelers - inc. watches & clocks

Stationers inc. artists supplies, greeting cards, booksellers

Toys, hobbies, cycle & sports goods retailers

Chemists - inc. toiletries & cosmetics

Footwear retailers

Large mixed retail businesses - i.e. large chain stores

Hardware, china, fancy goods, gifts, souvenirs

Mens & boy wear retailers - inc. bespoke tailors

Furniture Retailers

Florists, garden centres

Household textiles & soft furnishings

Other mixed retail businesses

Photographic goods retailers - inc. developing

Leather goods, travel goods

Carpet retailer

No of Units

Kind of Business (KOB), Number of Units, Stirling City Centre, 2015 & 2016 - Comparison 2015

2016

Changes of Use - Stirling City CentreThere have been 9 changes of use between 2015 and 2016 in the city centre, none of which were in the Prime Retail Area. The two largest were Donnys Carpets to Pure Gym at 620sqm and Globe Furniture to Namaste Restaurant at 346sqm both were from Class 1. Six Class 1 uses, have changed, 4 to Class 3 restaurant, the further 2 to a Gym Class 11 and a Hot Food Takeaway 3 (non-classified). Three Class 1 uses have been created from Use Class 2 Office and Estate Agents (see page 9). Kind of Business - Stirling City CentreThere were 19 changes in the Kind of Business compared with last year’s total of 7. Six were in the Prime Retail Area of which 5 were in the Thistles. 13 changes in Kind of Business lay outside the prime area, 4 of which were in The Arcade (see page 8).Comparison & Convenience Retailing - Stirling City CentreComparison retailing continues to be popular in the city centre with the main goods sold being clothing – around 42 units sell such items, this is 7 less than last year and shows the largest change in the year. Newsagents, Confectioners, Tobacconist saw a drop from 8 to 6 on last year and baker and off licences have one less than last year. Kind of Business have remained fairly static over the years.

1

2

2

13

4

6

1

3

2

13

5

8

0 2 4 6 8 10 12 14

Greengrocers and Fruiterers

Off Licences (exc. Those attacjed to public houses)

Butchers

Grocery Retailer - businesses with main sales of food

Bakers

Newsagents, Confectioners, tabacconists (inc. kiosks)

Number of Units

Kind of Business (KOB), Number of Units, Stirling City Centre, 2015 & 2016 - Convenience

2015

2016

Allan Park, Stirling7


8

Ref Name 2015 Shop Type 15 Name 2016 Shop Type 16

15 Arcade Shanghai Womens

Clothing

Mist of Time Vaping Store

12 Orions Belt Gifts Stirling Tech

Smart

Computer

Repair34 Petticoat &

Dovetails

Interior

Designers

RJ Bushcraft Outdoor Pursuit

16 Zealot Gifts Music Spot Music store

274 Thistles Shoe Zone Shoe Shop Flying Tiger Housholsd

Goods212 American Candy Delicatessen Angela Shoes Shoe Shop

279 Select Convenience

Store

Tartan House Gifts

223 Celtic Store Sport Clothing Special

Greetings

Card & Gifts

260 Beauty Box Beauticians Smiggle Stationery

428 Star Barbers Barbers Phone Express Phone Shop

430 Aydin Phone Shop Star Barbers Barbers

71 Excellent

Taylors

Taylors Mobile Phone

Repair Centre

Phone Shop

57 Devine Property Estate Agent Be Lush Hairdressers

160 The Music Spot Music store Jeff Buchan Hairdressers

376 Stephens

Bakers

Bakers Prime Vapour Vaping Store

153 Stirlingshire

Voluntary

Enterprise

Office Na Pizza Take Away

45 Best 1 Convenience

Store

Mint Bakers

139 Jeff Buchan Hairdressers Tinkerbells Gifts

1035 Donnys Carpets Carpet Shop Pure Gym Gymnasium

4. Stirling City CentreChange of Kind of Business Change of Kind of Business

9

Ref Trade Name 2015

Use Class 2015

to Trade Name 2016

Use Class 2016

32 Arcade Stirling Arcade

Enquiry

Centre

(Enquiry

Centre)

2 to New York Nails 1

133 Vacant (Globe

Furniture)

1 to Nameste

(Restaurant)

3

199 Vacant

(Kitchen

Store)

1 to Meraki (Café) 3

339 Vacant

(Delicatessen)

1 to Pizza Mafia

(Hot Food Take

Away)

3 (non-

classified)

172 EZ Sport’s

(Nutrition)

1 to Dawg House

(Café)

3

143 Vacant

(Fashion)

1 to Sable & Flea

(Café)

3

44 Vacant (Estate

Agent)

2 to Scottish

Connection

(Gifts)

1

153 Stirlingshire

Voluntary

Enterprise

4 to Na Pizza (Take

away)

3 (non-

classified)

57 Devine

Property

(Estate Agent)

2 to Be Lush

(Hairdressers)

1

4. Stirling City CentreChange of Use Class Change of Use Class

10

Vacant Units by Street 2016

REF Use Class Last Trade Name (Year)

Street

8 2 Property Bureau

(15)

Allan Park

63 1 New York Nails

(15)

Baker Street

60 1 Vacant (>12)

54 2 Vacant (>12)

484 1 Lab Monkey Tattoo

Studio (15)

82 3 Indian Brasserie

(15)

Barnton Street

909 4 Vacant (>12) Broad Street

903 1 Vacant (>12)

906 4 All About W8 (13)

482 1 Vacant (>12) Dumbarton

Road

132 1 Vacant (>12)

891 2 Vacant (>12)

151 1 Vacant (>12) Friars Street

4. Stirling City CentreVacant Units Vacant Units

11



Street

1080 1 New Build (16) Goosecroft Rd

1081 1 New Build (16)

170 1 Pizazz (13) King Street

193 3 (non-

classified)

Sportsters (12)

180 1 Trend (15)

184 1 Narcissus (15)

189 1 Vacant (>12)

192 3 Vacant (>12)

191 1 Vacant (>12)

166 4 Vacant (>12)



Street

295 3 (non-

classified)

Taste and Spice

(12)

Maxwell Place

291 3 (non-

classified)

Taste Buds (15)

293 2 Allen & Harris (12)

1079 1 New Build (16)

350 2 Royal Bank of

Scotland (15)

Murray Place

325 1 After 8 (15)

323 1 Made in Stirling

(15)

314 1 Greggs (15)

334 1 Designer

Distinction (15)

229 1 BHS (15)

309 1 Discount Stores

(15)

353 4 Towergate

Insurance (14)

Pitt Terrace



Street

390 2 Santander (14) Port Street

381 1 Monsoon (14)

411 1 Johnsons (14)

394 1 Zara Salon (14)

968 4 Vacant (>12) Upper Craigs

445 2 Ladbrokes (15)

450 3 (non-

classified)

Arches Bar (14)

445 2 Ladbrokes (15)

469 1 The hearing Clinic

(15)

Viewfield

Place

478 4 Labour Party

Constituency

Office (15)

Viewfield

Street

4. Stirling City CentreVacant Units Vacant Units Vacant Units

12

Vacant Units, The Thistles, Arcade. 2016

REF Use Class Last Trade Name (Year) Street

235 1 Thorntons (15) The Thistle

219 3 Costa Coffee (14)

230 1 Debra (15)

244 1 Bible Learning Centre (14)

231 3 Lets Eat (13)

232 1 Clarks (15)

234 1 Celebrations (15)

239 3 Beanscene (15)

289 3 Marches Restaurant (13) The Marches

286 1 Internacionale (13)

282 1 The Officers Club (15)

11 1 Oriental Centre (15) Arcade

23 1 Micaela (15)

1069 1 Everything But The Bride (15)

4. Stirling City CentreVacant Units

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Vacant Units - Stirling City CentreIn Stirling City Centre, 11% of floorspace is vacant, almost doubling in a year from 6%, the Scottish average is 15.1%. The number of vacant units as a percentage in the city remained similar at 11%. Of these 58 vacancies, 18 are within the Prime Retail Area (see page 10).Vacant Units by Use Class - Stirling City CentreClass 1 Retail units continue to represent the largest proportion of all vacant units at 61%, a rise from 55% in 2015, however a fall from 2010 when it was 76%. Vacant floorspace in Class 1 has increased substantially on last year by 7,683sq.m. to 12,373sq.m in total. Class 2 vacant floorspace is broadly similar as last year from 794sq.m to 968sq.m. Equally Class 3 vacant floorspace is down on last year, with a reduction of 439sq.m. The vacant Class 3* and 4 floorspace remained broadly similar.Vacant units by size range - Stirling City CentreApproximately 71% of Vacant Class 1 units are within the 0-250 sq.m. range. Four units are over 501sq.m. and they account for more floor area than the other size classes below 501sq.m. combined. – they are the former BHS recorded at 6,327sq.m which is by far the largest unit, almost 10 times as much as the other large vacant units. The next largest is the former Internacionale/Au Naturale at 772sqm followed by the former Monsoon (693sq.m.) and a former Stirling District Council office at 24 King Street (592sq.m.). This gives a total of 8384sq.m of vacant units space in the over 501sq.m category (larger units).

35%65%

Vacant FLOORSPACE, Stirling City Centre, 2016

Vacant FLOORSPACE Not in Stirling Prime Retail AreaVacant FLOORSPACE in Stirling Prime Retail Area

69%

31%Vacant UNITS, Stirling City Centre, 2016

Vacant UNITS Not in Stirling Prime Retail AreaVacant UNITS in Stirling Prime Retail Area

11%

89%

Vacant FLOORSPACE, Stirling City Centre, 2016

Floorspace Vacant Floorspace Not Vacant

11%

89%

Vacant UNITS, Stirling City Centre, 2016

Units Vacant Units Not Vacant

Upper Craigs, Stirling Port St, Stirling King St, Stirling


14

0

2000

4000

6000

8000

10000

12000

14000

16000

18000

Class 1 Class 2 Class 3 3* Class 4 Total2010 6527 88 1452 0 0 80672015 4690 794 1696 1085 1593 98582016 12373 968 1257 990 1551 17139

Squa

re M

eter

s

Use Class

Vacant Floorspace, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2015 & 2016.

61%

12%

10%7% 10%

2016 - Vacant Units by Use Class - Stirling City Centre

76%

5%12% 0% 7%


Class 1 Class 2 Class 3 3* Class 4

55%

12%

12%

8%13%








0

10

20

30

40

50

60

Class 1 Class 2 Class 3 3 (non-Classified)

Class 4 Total

2010 32 2 5 0 3 422015 29 6 6 4 7 522016 35 7 6 4 6 58

Squa

re M

eter

s

Use Class

Vacant Units, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2015 & 2016.

15

0

2000

4000

6000

8000

10000

12000

14000

16000

18000

Class 1 Class 2 Class 3 3* Class 4 Total2010 6527 88 1452 0 0 80672015 4690 794 1696 1085 1593 98582016 12373 968 1257 990 1551 17139

Squa

re M

eter

s

Use Class

Vacant Floorspace, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2015 & 2016.

Use Class 1 (Retail) - Stirling City CentreSmaller units (<500 sq.m) make up the majority of Class 1 retail units in the city centre with only 11% being in the 500 sq.m and over category. There has been very little change in the variety (i.e. size) of units in retail use in the city centre since 2010 indicating also that there has been very little new retail development in that time period. Average retail unit size is 340 sq.m. the same as last year. This is quite a small average size, and is equivalent to the size of Savers selling toiletries and cosmetics in the Stirling Thistles. Large retail multiples such as New Look, Marks and Spencer, and Debenhams, continue to occupy the larger (>5000 sq.m) units.Use Class 1 (Retail) Vacant Units – Stirling City CentreThe percentage of vacant Class 1 floorspace relative to overall Class 1 floorspace is 12.7% a large increase of 7,684sq.m. In units the percentage is 12.1% an increase from 29 units to 35 units now..


The Thistles, Stirling

46%

44%

8% 1%1%

2010 - Use Class 1, Proportion of Units by Size Range, Stirling City Centre

1-99sqm 100-499sqm 500-1999sqm

2000-4999sqm 5000sqm+

48%

41%

8% 2% 1%


47%42%

8% 2%1%



0

10

20

30

40

50

60

Class 1 Class 2 Class 3 3 (non-Classified)

Class 4 Total

2010 32 2 5 0 3 422015 29 6 6 4 7 522016 35 7 6 4 6 58

Squa

re M

eter

s

Use Class

Vacant Units, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2015 & 2016.

16

0

20

40

60

80

100

120

140

0-99sq.m 100-499sq.m 500-1999sq.m 2000-4999sq.m 5000sq.m+2010 132 129 23 3 42015 136 120 24 6 42016 137 121 22 6 4

Num

ber o

f Uni

ts

Size Range Square Metres

Use Class 1 - Size Range, Stirling City Centre, 2010, 2015 & 2016.

300

305

310

315

320

325

330

335

340

2010 2014 2015Average sq.m 315 340 340

Aver

age

Uni

t Siz

e

Year

Use Class 1 - Average Unit Floorspace, Stirling City Centre, 2010, 2015 & 2016.


12.1%

87.9%

2016 - Use Class 1, Vacant Units, Stirling City Centre

4.8%

95.2%

2015 - Use Class 1, Vacant Floorspace, Stirling City Centre

12.7%

87.3%

2016 - Use Class 1, Vacant Floorspace, Stirling City Centre

10.0%

90.0%

2015 - Use Class 1, Vacant Units, Stirling City Centre

Vacant Not Vacant


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Key Trends - Stirling City CentreBusiness Type - The survey results for the city centre indicate that the number of Convenience, and Service (see Glossary for definition) units have increased since 2010 however this is partly reflective of the study area being increased in 2014. Comparison shopping, however, has decreased since 2010. There continues to be more Service units than any other type, having steadily grown since 2010. Comparison has generally fallen over the years but still has the second largest type. Vacant units have increased since last year.Comparison floorspace continues to make up the majority in the city centre (56% of the overall total) and has seen the largest change on last year with a decrease of 9,192sq.m. A large part of this was the loss of BHS the second largest store in the City Centre.Service floorspace has increased by 2020sq.m. Convenience Floorspace has remained similar at 6722sq.m and retaining its percentage share of 5%. Vacant floorspace has nearly doubled on last year with an increase of 7,281sq.m. BHS the second largest store in the City Centre closed this year with a floor area of 6,327sq.m which accounts for a large part of this figure. Percentage Floorspace share has seen Comparison shopping dropping by 10% since 2010 now making up less than half the floorspace. Vacant share has increased by 5% on 2010 and last year. Service saw a 2% increase on 2010, 2015. Convenience retailing share remained the same as last year but has more than doubled since 2010

0

50

100

150

200

250

Convenience Comparison Service Vacant2010 25 171 189 422015 32 168 215 522016 29 159 222 58

Num

ber o

f Uni

ts

Business Type

Business Type Number of Units Stirling City Centre 2010, 2015 & 2016

0

10000

20000

30000

40000

50000

60000

70000

80000

90000


Squa

re M

eter

s

Business Type

Business Type Floorspace, Stirling City Centre, 2010, 2015 & 2016

49%34%

12% 5%

2016

Comparison Service Vacant Convenience

59%32%

7% 2%

2010


56%32%

7% 5%

2015


BUSINESS TYPEConvenience - Shopping for food and regular everyday goods (Essential Shopping).Comparison - Shopping not classified as convenience shopping, which the purchaser will compare on the basis of price and quality before a purchase is made. Covers clothing, gifts, electrical goods, furniture etc.Service - Uses where a service is provided principally to visiting members of the public and the public expects to find within shopping areas eg. post offices, restaurants, cafes, banks, building societies, estate agents, betting shops etc.

Percentage Floorspace


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0

10000

20000

30000

40000

50000

60000

70000

80000

90000


Squa

re M

eter

s

Business Type

Business Type Floorspace, Stirling City Centre, 2010, 2015 & 2016

LDP Allocated Sites - Stirling City Centre

LDP Site Name Planning Status Network Centre Planning BackgroundR01 Rainbow Slides Planning

Permission

Pending Consideration

Stirling City Centre 12/00712/FUL - Proposed mixed use redevelopment of the former Rainbow Slides Leisure Centre including construction of new hotel, retail units and student housing with associated vehicle access, parking and landscaping

15/00542/FUL - Erection of three storey hotel with associated access, parking and landscaping .

R02 Station Road (North) Allocation Partially Developed

Stirling City Centre

R03 Station Road (South) Allocation Stirling City Centre

R04 Spittal Street Developed Stirling City Centre

R05 Burghmuir Developed Stirling City Centre

R06 STEP/Vico Approved

Under construction

Stirling City Centre 05/01069/OUT application in principle for retail unit approved with conditions. Further application 06/01006/DET approved on appeal to not comply with Condition 5 (no less than 80% of sales area shall be for the retailing of convenience goods). Then two further applications 10/00083/FUL and 12/00744/FUL to alter the period of consents, approved.15/00477/MSC - Erection of Class 1 retail development with associated car parking and landscaping.


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Larger Planning Applications (non-allocated) - Stirling City Centre

Site Name Planning Status Network Centre Planning Background

Kwik Fit Workshop, Burghmuir Road, Stirling.

Approved Stirling City Centre Planning application (Reference: 12/00741/FUL) approved to extend the period of validity of the original permission, 06/00302/DET for erection of motorist centre and two retail units with parking and delivery at Kwik Fit Workshop Burghmuir Road Stirling FK7 7SG.

Dumbarton Road, Stirling Approved Stirling City Centre Planning application (Reference: 14/00639/FUL) received and approved to extend the period of validity of original permission, 08/00732/FUL for proposed six storey hotel development with ancillary bar and restaurant at Land and property at 14-16 and former toilets, Dumbarton Road, Stirling.

The Thistles, Castlegait Mall, Stirling

Pending Stirling City Centre Planning application (Reference: 16/00602/FUL) recieved and pending consideration for - Redevelopment of Castlegait Mall and amalgamation of Units 34-40, 41 and 41A to form new Unit 41 for Boots, new kiosk accessed from Murray Place, including facade works to Murray Place elevation and amalgamation of Units 9 and 10 to form unit for Next, including facade works to Goosecroft Road elevation, and formation of new rooflight

Premier Inn, Forthside Way Approve with Conditions

Stirling City Centre Planning application (Reference: 16/00440/FUL) recieved and approved for Erection of a three storey extension to existing hotel to provide 30 (a net gain of 29) additional bedrooms, plant/water tanks and associated reconfiguration of the car park and external landscaping


Larger Planning Applications (Approved with Conditions) outwith Stirling City Centre Demolition of former garden centre and erection of Class 1 retail unit together with associated access, car parking, service access, landscaping and external works at Klondyke Garden Centre Glasgow Road Whins Of Milton - Ref. No. 15/00438/FUL - Under Construction

21

5. Commercial Centre Springkerse & MillhallIntroduction - Springkerse & Millhall Commercial CentreThis area was identified winthin the Network Centres as a Commercial Centre in 2014, with 33 properties. The area contains Sprinkerse Retail Park, Morrisons Supermarket, The Peak Leisure Centre, Stirling Albion Football Club and ground, Millhall and the Caledonian Auction Mart. LDP policy - Springkerse & Millhall Commercial Centre The commercial centre lies one tier below the City Centre in the hierarchy of Network Centres (Policy 2.6 and Supplementary Guidance SG09 Network of Centres), however Proposed Local Development places the Commercial Centre at the bottom of the hierarchy in accordance with Scottish Planning Policy. Notwithstanding the place of Springkerse and Millhall in the Network of Centres hierarchy, the role and function of the area is clearly defined as a centre for household (bulky goods) retail that is not appropriate for the City Centre. This role complements rather than competes with the city centre. Opportunities may also exist for further commercial leisure development. LDP sites - Springkerse & Millhall Commercial Centre R11 Springkerse 2230sqm retail floorspaceR12/B26 Crookbridge floorspace to be confirmedR13/B11 Millhall East business space area 1.25ha retail floorspace to be confirmed R13/B12 Broadleys B expansion floorspace to be confirmedKey Trends - Springkerse & Millhall Commercial Centre The more commercial and leisure aspect to the area is reflected in the kind of businesses here. The Peak Leisure Centre accounts for 10,567sq.m of the service floorspace. The personal and household shopping elements have remained broadly the same over the years. There are 2 vacant units in the Centre, albeit they appears to be under redevelopment which are Wren Kitchens and Bathrooms and Archers Sleep Centre.Larger Planning Applications (Approved with Conditions) within Commercial Centre Extension to sports centre to accommodate the National Performance Centre for Curling at The Peak, Stirling Sports Village. - Ref. No. 16/00195/FUL

5. Commercial Centre Springkerse & Millhall

22

6. Town Centres Bridge of Allan & DunblaneKey Trends Bridge of Allan has 70 properties within the Network centre, 1 less than the previous survey. Dunblane has 72 properties the same as last year.Service and Comparison uses dominate the centres. Convenience has remained relatively stable with both Centres having around 7-8 properties each year but now increasing to 8-9 properties. Vacancies have increased from the usual 2-3 vacancies to 4 this year for both Bridge of Allan and Dunblane having been at 2 last year.

0

5

10

15

20

25

30

35

40

45

Bridge of Allan 2015 Bridge of Allan 2016 Dunblane 2015 Dunblane 2016Comparison 26 25 16 17Convenience 8 8 9 8Service 35 33 45 43Vacant 2 4 2 4

Num

ber o

f Uni

ts

Town/Year

Business Type Number of Units Town Centres, Bridge of Allan, Dunblane, 2015, 2016

6. Town Centres Bridge of Allan & Dunblane

23





Dunblane

0

5

10

15

20

25

30

35

40

45

50

Bridge of Allan 2015 Bridge of Allan 2016 Dunblane 2015 Dunblane 20161 47 47 40 412 8 7 10 113 6 6 7 73 (non-classified) 5 5 4 4

Num

ber o

f Uni

ts

Town/Year

Use Classes - Number of Units, Town Centre, Bridge of Allan, Dunblane, 2015, 2016

Use Class 1 is the largest use class in both town centres. Bridge of Allan has 7 more Class 1 units than Dunblane, whilst Dunblane has slightly more Class 2 units than Bridge of Allan. Overall unit numbers, taking into account the increase in survey area, have broadly stayed the same for each centre.Bridge of Allan has one supermarket - the Co-op at 729sq.m. Dunblane has two - Tesco Metro with a floor area of 2,355sq.m. and M&S with 1,466sq.m.


24

LDP SitesThere are no LDP allocations for the Town Centres of Bridge of Allan and Dunblane. There is an allocation of retail outwth the Network Centres at Barbush in Dunblane (R08). However the Proposed Local Development Plan of June 2016 allocates this site for housing.Planning Applications (Approved with Conditions) within Town CentresErection of new building to provide Class 1 Retail use on ground floor and Class 2 use on first floor Land Adjacent To No. 88 Henderson Street, Bridge Of Allan - Ref. No: 15/00525/FULPlanning Applications (allocated) (Approved with Conditions) - Outwith Town CentresDevelopment comprising Class 1 retail foodstore, petrol filling station with associated access, car parking and other associated works and environmental improvements at Land Some 100 Metres North Of Dunblane Cemetery Barbush Dunblane - Ref. No: 14/00380/MSC

Dunblane Proposals Map, LDP Sept 2014


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7. LOCAL CENTRES within Stirling CityBannockburn saw two new properties added to the survey one which is vacant the other The Bannockburn Coffee House, bringing a total of 23 units in Bannockburn now. Other than this only one change has happened since last year, with a fishing outdoor store to beauty salon.Causewayhead saw two changes on last year, Stirling Cycles moved to the former Sparkle Health and Beauty and a new trader The Flooring Company moved into the former Stirling Cycles.Cornton had no change since last year

Causewayhead

Bannockburn





Bannockburn

Cornton

CausewayheadCornton

7. LOCAL CENTRES within Stirling City

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Raploch was new in the 2014 survey. There are two changes since last year a small sandwich shop (Brunchbocz) now vacant and now the only vacancy in the Raploch. The previously vacant Big Noise is now occupied as an office and drop in centre. A large 9295sq.m Sainsbury’s superstore lies on the edge of the Network Centre.St. Ninians Network of Centre enlarged in 2014 and now covers 32 properties. Since last year, changes are all in the southern area by the Borestone Roundabout. There are two changes since last year, a vacant café to an Ice Cream and coffee Shop, and café Ava now vacant making it one of the two vacancies in the St Ninians Network Centre.

0

2

4

6

8

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12

14

16

18

Bannockburn 2016 Bannockburn 2015Causewayhead 2016Causewayhead 2015 Cornton 2016 Cornton 2015 Raploch 2016 Raploch 2015 St Ninians 2016 St Ninians 20151 12 11 5 5 6 6 5 5 17 172 5 5 2 2 0 0 1 1 2 23 1 0 1 1 0 0 0 0 3 33 (non-classified) 5 5 1 1 1 1 4 4 9 9

Num

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Local Centre/Year

Use Classes - Number of units, Local Centre, Bannockburn, Causewayhead, Cornton, Raploch, St Ninians, 2015, 2016

Raploch

St Ninians






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Key trendsUse class 1 and service units predominate these areas with relatively few vacancies with the exception of Cornton which has consistently remained high. The picture over time has remained stable with very little change over the years.LDP Sites & Planning ApplicationsSt. Ninians Network Centre has an allocation in the Local development Plan for Retail R07 for the former MFI for 4650sq.m retail floor space. However the Proposed Local Development Plan June 2016 allocate this site for housing (H142).

Stirling South, Map 3, Proposals Map, LDP Sept 2014

0

5

10

15

20

25

Bannockburn 2016 Bannockburn 2015Causewayhead 2016Causewayhead 2015 Cornton 2016 Cornton 2015 Raploch 2016 Raploch 2015 St Ninians 2016 St Ninians 2015Convenience 6 6 1 1 1 1 3 3 2 2Comparison 2 3 3 2 1 1 1 1 3 3Service 14 12 5 6 1 1 6 6 25 25Vacant 1 0 0 0 5 5 1 1 2 2

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Local Centre/Year

Business Type, Number of Units, Local Centre, Bannockburn, Causewayhead, Cornton, Raploch, St Ninians, 2015, 2016


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8. LOCAL CENTRES outwith Stirling CityBalfron and Cowie, have almost the same share of Business Type as previous years. Balfron had the only changes, with an addition of two new units occupied by an undertakers and a barbers, Elizabeths Hairdressers is now vacant making 2 vacancies in Balfron.Doune saw two changes on last year; a childrens clothes and shoe shop (Ruby Ruby) to a Wool Shop (Callybroch) and an Information and Heritage Centre to a Gift shop (Doune Times). There are 2 vacancies in Doune the same as last year; the Woodside Pharmacy reducing in size is one. The other vacancy is the former jewellery shop (Angela Learoyd). Fallin Network of Centre enlarged in 2014 with 4 new properties added. There has been no change this year. Plean Network of Centre saw one change of a hairdressers (Chica Bella) to an accountants (Renown Enterprises). Two properties remain vacant a Post Office and a hairdressers (Hair Vision).

0

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4

6

8

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16

Balfron 2016Balfron 2015 Cowie 2016 Cowie 2015 Doune 2016 Doune 2015 Fallin 2016 Fallin 2015 Plean 2016 Plean 20151 12 10 8 8 15 14 7 7 8 92 6 6 1 1 0 0 0 0 1 03 2 2 0 0 2 2 0 0 0 03 (non-classified) 2 2 3 3 0 0 3 3 4 4

Num

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Local Centre/Year

Use Classes - Number of units, Local Centre, Balfron, Cowie, Doune, Fallin, Plean. 2015, 2016





Doune

Balfron

8. LOCAL CENTRES outwith Stirling City

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Key trendsUse Class 1 and Service units predominate these areas with relatively few vacancies. In percentage terms Cowie and Plean have the highest percentage of vacancies at 16%(2 vacancies) and 13% respectively(2 vacancies). The picture over time has remained stable with very little change over the years.

0

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Balfron 2016 Balfron 2015 Cowie 2016 Cowie 2015 Doune 2016 Doune 2015 Fallin 2016 Fallin 2015 Plean 2016 Plean 2015Convenience 4 4 2 2 3 3 6 5 4 4Comparison 3 3 2 2 6 5 1 1 2 2Service 15 14 6 6 11 12 5 5 7 7Vacant 2 1 2 2 2 2 0 0 2 2

Num

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Local Centre/Year

Business Type, Number of Units, Local Centre, Balfron, Cowie, Doune, Fallin, Plean. 2015, 2016

BUSINESS TYPEConvenience - Shopping for food and regular everyday goods (Essential Shopping).Comparison - Shopping not classified as convenience shopping, which the purchaser will compare on the basis of price and quality before a purchase is made. Covers clothing, gifts, electrical goods, furniture etc.Service - Uses where a service is provided principally to visiting members of the public and the public expects to find within shopping areas eg. post offices, restaurants, cafes, banks, building societies, estate agents, betting shops etc.

Doune

Doune

Fallin

Cowie

Plean

8. LOCAL CENTRES outwith Stirling City

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9. Summary & Key Findings from Survey • Stirling City Centre remains the focus of comparison retailing.• Stirling City Centre has a below average floorspace vacancy rate of 11% compared to the national average of 14%• Vacant Floorspace has increased greatly this year with the loss of BHS, the second largest store in the Stirling City Centre• Class 1 units has remained the same in the City Centre• Springkerse remains the focus of Household Bulky Goods• Very little change in Town and Local Centres• Of the 13 allocated sites only 3 have been developed or are under construction

9. Summary & Key Findings from Survey

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10. Glossary of Terms Business Type Category of business ie. Comparison, Convenience, Service.

City Centre City and district centres which provide a broad range of facilities and services, and which fulfil a function as a focus for the community and public transport.

Comparison ShoppingShopping not classified as convenience shopping, which the purchaser will compare onthe basis of price and quality before a purchase is made. Covers clothing, gifts, electrical goods, furniture etc.

Convenience Shopping Shopping for food and regular everyday goods (Essential Shopping).

Household Shopping Part of the goods range defined under Comparison Shopping. Includes furniture, carpets, furnishings, DIY, large electrical appliances etc.

Key Performance Indicators(KPI’s)

A means of assessing the vitality and viability of City and local centres. Indicators include vacancy rates, pedestrian flow, retail demand, crime etc.

Kind of Business (KOB) General nature of main business carried out in the property.

LDP Local Development Plan in this case the Stirling LDP September 2014

Local Centre Neighbourhood or village shopping centre providing a range of shops and services for the local population.

Network Centre LDP defined boundaries covering Planning Policy 2.6 & Suplementary Guidance SG09.

Out of Centre A location which is separate from a Network Centre but within the urban area.

Personal Shopping Part of the goods range defined under Comparison Shopping. Includes clothes, footwear, fashion, books, records, leisure, etc.

Prime Retail Area An area within Stirling City Centre (defined in the LDP) considered to be the main focus for retail activity and dominated by retail shops and high levels of pedestrian footfall.

Service UsesUses where a service is provided principally to visiting members of the public and the public expects to find within shopping areas eg. post offices, restaurants, cafes, banks, building societies, estate agents, betting shops etc.

Superstore A convenience retail store selling mainly food, with gross floorspace (for convenience and ancillary comparison goods combined) of more than 2,500 square metres.

Use Class Definitions taken from The Town and Country Planning (Use Classes) (Scotland) Order 1997.(See table on left).

Vitality and ViabilityMeasures of a city or local centre’s capacity to attract investment (viability) and how busy it is (vitality). Taken together they give an indication of the ‘health’ of the centre. Measured by Key Performance Indicators.

UseClass Use Class Description * = not classified

0 Not Classified.

1 Shop, Hairdresser, Undertaker, Travel Agency, Post Office, Dry Cleaner, Launderette, Cold Food Consumption, Hire of Domestic Goods.

1* Sale or display of Motor Vehicles, Amusement Arcade, Taxi Business, Vehicle Hire.





5 General Industry.

6 Storage or Distribution.

7 Hotel, Boarding and Guest House, Hostel.

8 Residential School, College, Training Centre, Residential/Nursing Home, Hospital.

9 House.

9* Flats.

10 Non-Residential Institutions - Creche, Day Care Nursery, Museum, Public Library, Gallery, Public Worship.

11 Assembly and Leisure - Cinema, Bingo Hall, Casino, Discotheque.

11* Theatre, Motor Vehicle, Firearm Sport.

10. Glossary of Terms

network centres retail audit - 2016 · this retail audit is intended to give an overview of...

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