network centres retail audit - 2017 - stirling de planning services stirling.gov.uk phone 0845 277...

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Planning Services

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

Network Centres Retail Audit - 2017

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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

Murray Place, Stirling

Contents

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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 Local Development Plan (LDP).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 2017 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).Survey results are compared with data from 2010 and 2016, 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

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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)

Note: A review of the adopted Local Development Plan commenced in December 2014 and has reached examination stage. It is expected that the examination report will be submitted to the planning authority by the end of November 2017 and that Local Development Plan 2 will be adopted at the beginning of next year. The retail sites in the Proposed Local Development Plan reflect where sites have been developed (see p.19).

4. Stirling City Centre

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4. Stirling City CentreUse Classes 2016

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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 293 compared to 287 in 2010. Class 1 units have three more than last year. Floorspace for Class 1 has increased by 545sq.m on the previous years which saw a large reduction previously of 8,714sq.m primarily due to the closure of the BHS store. The increase in the main is due to the opening of Lidl on Springbank Road. Use Class 1 floorspace has decreased since 2010 by 5,512 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 42016 290 1 53 57 30 22 5 4 62017 293 1 53 58 31 20 5 6 7

Num

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Use Class (* = non-classified)

Use Classes - Number of Units (inc vacant), Stirling City Centre, 2010, 2016 & 2017

0

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000

1 1* 2 3 3*2010 91148 226 6550 10109 61762016 85091 226 7240 10946 60212017 85636 226 7517 10793 6123

Squa

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Use Class ( * = non-clasified)

Use Classes 1, 2 & 3 - Floorspace (exc. Vacant), Stirling City Centre, 2010, 2016 & 2017

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Changes of Use - Stirling City CentreThere have been 8 changes of use between 2016 and 2017 in the city centre, none of which were in the Prime Retail Area. The largest was Renagade gym fitness from a vacant Use class 4 property vacant since at least 2011 situated at the rear of the Upper Craigs. Three Class 1 uses, have changed, 2 to Class 2 offices, the further one to a Hot Food Takeaway 3 (non-classified) it was the former Greggs. Three Class 1 uses have been created, two were Use Class 2 Office and an Estate Agents and the other one from a fast food shop (see page 9).Kind of Business - Stirling City CentreThere were 10 changes in the Kind of Business compared with last year’s total of 19. One was in the Prime Retail Area. Nine changes in Kind of Business lay outside the prime area, 3 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, there are around 42 units the same as last year. General clothing saw a fall of 3 units to 20 along with footwear retailers from 5 to 2 less than half the number of the previous year. Womens, girls, childrens & infants wear saw a rise from 14 to 16 on last year. Convenience shopping remained near the same to last year with only one less newsagent and one more bakers. Lidl at Springbank Road was new to the Network Centre this year as a large grocery retailer.

1

2

2

3

13

5

5

1

2

2

2

13

4

6

0 2 4 6 8 10 12 14

Greengrocers and Fruiterers

Off Licences (exc. Those attacjed to public houses)

Butchers

Large Grocery Retailers

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, 2016 & 2017 - Convenience

2016

2017

King Street, Stirling


2

2

3

3

2

6

6

7

9

11

12

12

16

19

20

21

2

2

2

3

5

5

6

8

10

12

12

14

14

19

23

22

0 5 10 15 20 25

Furniture Retailers

Household textiles & soft furnishings

Other mixed retail businesses

Florists, garden centres

Footwear retailers

Mens & boy wear retailers - inc. bespoke tailors

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

Toys, hobbies, cycle & sports goods retailers

Chemists - inc. toiletries & cosmetics

Jewelers - inc. watches & clocks

Stationers inc. artists supplies, greeting cards, booksellers

Hardware, china, fancy goods, gifts, souvenirs

Womens, girls, childrens & infants wear

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

General clothing business (at least 20% clothing)

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

No of Units

Kind of Business (KOB), Number of Units, Stirling City Centre, 2016 & 2017 - Comparison

2016

2017

8

(7) Allanpark Newsagents to Hamiltons Cheesecakes

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

Ref

. From Type of shop To Type of shop

13 Arc Gifts Transition

Stirling

Hire store

Arcade16 Music Spot Music store Shop H Gifts

9 Amilou Bridal Bridal store Music Spot Music Store

273 Logo Womens

Clothing

Party House Cards,Gifts

Fancy Dress

The Thistles

(176) The Olde Christmas Shopto Mark Ruskell Constituency Office

(443) L H Melville Estate Agents to Carpenter Art

(446) Stomp, Shoesto Zoo, Hairdressers

(881) Dress Diva, Womens Clothingto Dolled Up, Hairdressers

(337) CHASCharity Shopto CallunaEthical Clothing

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

Ref. Trade Name 2016

Use Class 2016

to TradeName 2017

Use Class 2017

295 Vacant (Taste and Spice 2012)

3 (non-classified)

to Honey & Violet

1

314 Vacant (Greggs 2015)

1 to Noodle Bar 3 (non-classified)

176 The Olde Christmas Shop

1 to Mark Ruskell

2

968 Vacant since 2011

4 to Renegade 11

445 Vacant (Ladbrokes 2015)

2 to Stirling Free Church

10

478 Vacant (Labour Party Constituency Office 2015)

2 to Somers & Currid

1

411 Vacant (Johnsons 2014)

1 to Paceti Jones

2

443 L.H Melville Ltd

2 to Carpenter Art

1

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4. Stirling City CentreVacant Units Vacant Units

Vacant Units by streetRef Use Class Last trade

Name(Year)Street

5 1 Cherry Mack Allan Park

55 1 Somers and Currid

Baker Street

54 2 Vacant(>12) Baker Street

60 1 Vacant(>12) Baker Street

89 1 Gavin’s Pet Centre

Barnton Street

109 4 Stirling Carers Centre

Barnton Street

71 1 Mobile Phone Repair Centre

Barnton Street

82 3 Indian Brasserie(15)

Barnton Street

903 1 Vacant(>12) Broad Street

906 4 Vacant Broad Street

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4. Stirling City CentreVacant Units Vacant Units Vacant Units


Name(Year)Street

909 4 Vacant(>12) Broad Street

482 1 Vacant(>12) Dumbarton Rd



151 1 Vacant(>12) Friars Street

166 4 Vacant(>12) King Street




194 1 McAree Bros.Ltd

King Street


Name(Year)Street

170 1 Pizazz(13) King Street

193 3 (non-classified)

Sportsters(12) King Street

179 3 The Imperial Restaurant

King Street


Taste Buds(15) Maxwell Place

325 1 After 8(15) Murray Place

334 1 Designer Distinction(15)

Murray Place

309 1 Discount Stores(15)

Murray Place

307 1 Tiso/Alpine Bikes

Murray Place

350 2 Royal Bank of Scotland(15)

Murray Place

229 1 BHS(15) Murray Place


Name(Year)Street

353 4 Towergate Insurance(14)

Pitt Terrace

406 2 Cash Generator Port Street

381 1 Monsoon /Accessorize (14)

Port Street

390 2 Santander(14) Port Street

394 1 Zara Salon(14) Port Street


Arches(14) Upper Craigs

471 3 Spiced Lounge Viewfield Place

461 4 GWT Murphy Viewfield Place

1079 1 Vacant Maxwell Place

1080 1 Vacant Goosecroft Road

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4. Stirling City CentreVacant Units


Name(Year)Street

1081 1 Vacant Goosecroft Road

Vacant Units, Arcade, The Thistles, indoor shopping centres

Ref Use Class Last Trade Name (Year) Street11 1 Oriental Centre(15) Arcade

14 1 Bannjaxx Comics Arcade

29 1 Eye Society Arcade

30 1 Hashtag Arcade

212 1 Angela Shoes The Thistles

219 3 Costa Coffee (14) The Thistles

225 1 Beauty Box The Thistles

226 1 Itwenty The Thistles

230 1 Debra(15) The Thistles

231 3 Let’s Eat(13) The Thistles

232 1 Clarks(15) The Thistles

233 1 Fuel Juice(15) The Thistles

234 1 Celebrations(15) The Thistles

235 1 Thorntons(15) The Thistles

236 1 The Fragrance Store The Thistles

239 3 Beanscene(14) The Thistles

244 1 Bible Learning(14) The Thistles

271 1 Scentsations The Thistles

272 1 Garage Shoes The Thistles

286 1 Internacionale(13) The Thistles

289 3 Marches Restaurant(13) The Thistles

Arcade The Thistles

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Vacant Units - Stirling City CentreIn Stirling City Centre, 11% of floorspace is still vacant, the same as last year. Last year (2016) the percentage of vacant floorspace had doubled from 6%. The Scottish average is 15.1%. The number of vacant units as a percentage in the city remained similar at 12%. Of these 62 vacancies, 24 are within the Prime Retail Area up 6 on last year (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 64%, a rise from 61% in 2016, however a fall from 2010 when it was 76%. Vacant floorspace in Class 1 has increased on last year by 1,852sq.m. to 14,225sq.m in total, now more than doubling what it was in 2010. Class 2 vacant floorspace has nearly halved on last year from 968sq.m to 566sq.m. Equally Class 3 vacant floorspace has risen on last year, with an increase of 344sq.m. Class 4 saw a drop of vacancies of 343sq.m on last year. The vacant Class 3* remained broadly similar.Vacant units by size range - Stirling City CentreApproximately 45% of all vacant units are within the 0-250sq.m range and are Class 1. Five vacant units are over 501sq.m. and amount to 9,014sq.m and this accounts for more floor area than the other smaller units below 501sq.m. combined. – all but one are the same as last year 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 International/Au Naturale at 772sqm followed by the former Monsoon (693sq.m.) and a former Stirling District Council office at 24 King Street (592sq.m.). The new vacancy over 500sq.m this year is Tiso at 630sq.m.

31%69%

Vacant FLOORSPACE, Stirling City Centre, 2016

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

61%

39%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, 2017

Floorspace Vacant Floorspace Not Vacant

12%

88%

Vacant UNITS, Stirling City Centre, 2017

Units Vacant Units Not Vacant

Goosecroft Road, Stirling King Street, Stirling Barnton Street, Stirling


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0

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12000

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20000

Class 1 Class 2 Class 3 3* Class 4 Total2010 6527 88 1452 0 0 80672016 12373 968 1257 990 1551 171392017 14225 566 1601 928 1208 18528

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Use Class

Vacant Floorspace, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2016 & 2017.

64%

8%

13%5% 10%

2017 - Vacant Units by Use Class - Stirling City Centre

76%5%

12% 0% 7%


Class 1 Class 2 Class 3 3* Class 4

61%

12%

10%7%

10%



0

10

20

30

40

50

60

70

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

Class 4 Total

2010 32 2 5 0 3 422016 35 7 6 4 6 582017 40 5 8 3 6 62

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Use Class

Vacant Units, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2016 & 2017.




3 Restaurant, Café, Snack Bar.3* Public House, Hot Food Takeaway.4 Office, Research and Light Industry.

15

0

2000

4000

6000

8000

10000

12000

14000

16000

18000

20000

Class 1 Class 2 Class 3 3* Class 4 Total2010 6527 88 1452 0 0 80672016 12373 968 1257 990 1551 171392017 14225 566 1601 928 1208 18528

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Use Class

Vacant Floorspace, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2016 & 2017. Use Class 1 (Retail) - Stirling City Centre

Smaller 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 341 sq.m nearly exactly 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 (>5,000 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 14.2% an increase on last year from 12.7% a increase of 1,852sq.m. In terms of units the percentage is 12.1% an increase from 35 units to 40 units.



Friars Street, 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+

47%

42%

8% 2% 1%


47%42%

8% 2%1%



0

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20

30

40

50

60

70

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

Class 4 Total

2010 32 2 5 0 3 422016 35 7 6 4 6 582017 40 5 8 3 6 62

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Use Class

Vacant Units, Use Classes 1,2,3,3*,4 & Total, Stirling City Centre2010, 2016 & 2017.

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 42016 137 121 22 6 42017 138 122 22 7 4

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Size Range Square Metres

Use Class 1 - Size Range, Stirling City Centre, 2010, 2016 & 2017.

300

305

310

315

320

325

330

335

340

345

2010 2016 2017Average sq.m 315 336 341

Aver

age

Unit

Size

Year

Use Class 1 - Average Unit Floorspace, Stirling City Centre, 2010, 2016 & 2017.

13.7%

86.3%

2017 - Use Class 1, Vacant Units, Stirling City Centre

12.7%

87.3%

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

14.2%

85.8%

2017 - Use Class 1, Vacant Floorspace, Stirling City Centre

12.1%

87.9%

2016 - 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 largest floorspace in the network centre. Vacant units have gradually increased since 2010.Comparison floorspace continues to make up the largest share in the city centre (48% of the overall total) with a decrease of 1,788sq.m.on last year. Having fallen largely on the previous year with the loss of BHS the then second largest store in the City Centre which still remains vacant.Service floorspace has the largest increase of 2,185sq.m. on last year and continues its growth since 2010. Convenience Floorspace has seen near the largest increase of 2,102sq,m on last year due in the most part to the opening of Lidl Springbank Road, The percentage share increased from 5% to 6%. Vacant floorspace has increased to 18,528sq.m. an increase of 1,389sq.m on last year and more than double what it was in 2010 having doubled last year with BHS the then second largest store in the City Centre closing with a floor area of 6,327sq.m which accounts for a large part of this current vacant floorspace. Percentage Floorspace share has seen Comparison shopping dropping by 11% since 2010 now making up less than half the floorspace. Vacant floorspace share has increased by 5% on 2010 along with a 1% increase on last year. Service floorspace sees a 2% increase on 2010. The share on last year remained the same. Convenience floorspace saw an increase of 1% on last year and its share is now 3 times greater than it was in 2010.

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Convenience Comparison Service Vacant2010 25 171 189 422016 29 159 222 582017 29 152 231 62

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Business Type

Business Type Number of Units Stirling City Centre 2010, 2016 & 2017

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20000

30000

40000

50000

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70000

80000


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Business Type

Business Type Floorspace, Stirling City Centre, 2010, 2016 & 2017

48%

34%

12% 6%2017

Comparison Service Vacant Convenience

59%32%

7% 2%

2010


49%34%

12% 5%

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.

Percentage Floorspace


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Business Type

Business Type Floorspace, Stirling City Centre, 2010, 2016 & 2017

LDP Allocated Sites - Stirling City Centre

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

Permission

Under construction

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 CentreR05 Burghmuir Developed Stirling City CentreR06 STEP/Vico Allocation

Partially Developed

Stirling City Centre


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

Site Name Planning Status Network Centre Planning BackgroundKwik Fit Workshop, Burghmuir Road, Stirling.

Approve with Conditions

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 Approve with Conditions

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. Further application recieved and approved for erection of student residencies ref 17/00247/FUL.

The Thistles, Castlegait Mall, Stirling

Approve with Conditions

Stirling City Centre Planning application (Reference: 16/00602/FUL) recieved and approved 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 Re-construction of existing overbridge at Overbridge To North West Of Kerse Road Roundabout Kerse Road Stirling - Ref. No 17/00002/FUL Change of use and sub division of warehouse into 3No. new retail units with new shopfronts at 33 - 35 Burghmuir Road Stirling FK7 7PB - Ref. No 17/00476/FUL

Kerse Road Bridge Springbank Road, Stirling

The Thistles,Castlegate Mall Stirling

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5. Commercial Centre Springkerse & MillhallIntroduction - Springkerse & Millhall Commercial CentreThis area was identified within 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. 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 2,230sqm 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, the former Benson for Beds and Harveys which has moved further along.Larger Planning Applications (Approved with Conditions) within Commercial Centre Proposed erection of 3 restaurant units, including 1 with drive through (Class 3 Food and Drink) together with external seating and associated works at Land South of Burger King, Springkerse Retail Park, Stirling. - Ref. No. 17/00151/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. Dunblane has 72 properties within the Network centre. Service and Comparison uses dominate the centres. Convenience has remained relatively stable with both Centres having around 7-8 properties each year and now have 8 each. Vacancies have increased from what was the usual 2-3 vacancies to 4 last year for each and now rising again by 2 units to 6 for Bridge of Allan and rising by 3 to 7 for Dunblane.

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Bridge of Allan 2016 Bridge of Allan 2017 Dunblane 2016 Dunblane 2017Comparison 25 22 17 15Convenience 8 8 8 8Service 33 34 43 42Vacant 4 6 4 7

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Town/Year

Business Type Number of Units Town Centres, Bridge of Allan, Dunblane, 2016, 2017

6. Town Centres Bridge of Allan & Dunblane

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3 Restaurant, Café, Snack Bar.

4 Office, Research and Light Industry.

Dunblane

0

5

10

15

20

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30

35

40

45

50

Bridge of Allan 2016 Bridge of Allan 2017 Dunblane 2016 Dunblane 20171 47 46 41 392 7 8 11 133 6 6 7 73 (non-classified) 5 5 4 4

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Town/Year

Use Classes - Number of Units, Town Centre, Bridge of Allan, Dunblane, 2016, 2017

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. Dunblane saw 2 less Class 1 units and 2 more Class 2 units. Bridge of Allan saw very little change in use class. 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.


Bridge of Allan

24

LDP SitesThere are no LDP allocations for the Town Centres of Bridge of Allan and Dunblane. There is an allocation of retail outwith the Network Centres at Barbush in Dunblane (R08). However the Proposed Local Development Plan of June 2016 allocates this site for housing.Planning Applications within Town CentresErection of new building to provide Class 1 Retail use on ground floor and Class 2 use on first floor at Land Adjacent To No. 88 Henderson Street, Bridge Of Allan - Ref. No. 15/00525/FULChange of use of existing hotel, integral restaurant, bar and nightclub to offices, retail at basement level, restaurant/bar at ground floor east (existing licenced restaurant), wine merchant at ground floor west, new offices at 1st and 2nd floor levels, dwelling house at 3rd floor level and existing carpark to be retained at Adamo 24 Henderson Street Bridge Of Allan FK9 4HP - Ref. No. 17/00204/FULErection of two storey microbrewery and visitor centre at the Stirling Arms Hotel Stirling Road Dunblane FK15 9EP - Ref. No.17/00612/FUL - Application PendingPlanning 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 - Approved with Conditions

Dunblane Proposals Map, LDP Sept 2014


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7. LOCAL CENTRES within Stirling CityBannockburn has a total of 23 units. There has only been one change on last year, a vacant property to a take away (Red Oriental) leaving no vacancies in the centre.Causewayhead saw no changes on last year and has no vacant units this year or previous years. Cornton saw one less vacancy with the occupation of a unit to a take away (Asian Style), leaving 4 units vacant now.

Causewayhead

Bannockburn

Bannockburn

Cornton

CausewayheadCornton

7. LOCAL CENTRES within Stirling City




3 Restaurant, Café, Snack Bar.4 Office, Research and Light Industry.

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Raploch There are 3 changes since last year a small sandwich shop (Brunchbocz) now occupies a vacant unit. Two other units Hairdressers (Unique) and Office (Healthboard) now the only vacancies in the centre. A large 9,295sq.m Sainsbury’s superstore lies on the edge of the Network Centre.St. Ninians Network Centre covers 32 units. Since last year, changes are all in the southern area by the Borestone Roundabout. There are two changes since last year, a charity store (SOSN) to a constituency office, and The Kitchen Doctor to Café (Cake Heaven). There is only one vacancy the former Café Ava.

0

2

4

6

8

10

12

14

16

18

Bannockburn 2017 Bannockburn 2016Causewayhead 2017Causewayhead 2016 Cornton 2017 Cornton 2015 Raploch 2017 Raploch 2016 St Ninians 2017 St Ninians 20161 11 12 5 5 5 6 5 5 15 172 5 5 2 2 0 0 1 1 3 23 1 1 1 1 0 0 0 0 3 33 (non-classified) 6 5 1 1 2 1 4 4 10 9

Num

ber o

f Uni

ts

Local Centre/Year

Use Classes - Number of units, Local Centre, Bannockburn, Causewayhead, Cornton, Raploch, St Ninians, 2016, 2017

Raploch

St Ninians


Use Class Description1 Shop, Hairdresser, Undertaker,

Travel Agency, Post Office, Dry Cleaner, Launderette, Cold Food consumption, Hire of Domestic Goods.



4 Office, Research and Light Industry.

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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 4,650sq.m retail floor space. However the Proposed Local Development Plan June 2016 allocates this site for housing (H142).

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

0

5

10

15

20

25

30

Bannockburn 2017 Bannockburn 2016 Causewayhead 2017 Causewayhead 2016 Cornton 2017 Cornton 2016 Raploch 2017 Raploch 2016 St Ninians 2017 St Ninians 2016Convenience 6 6 1 1 1 1 3 3 3 2Comparison 2 2 3 3 1 1 1 1 2 3Service 15 14 5 5 2 1 5 6 26 25Vacant 0 1 0 0 4 5 2 1 1 2

Num

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f Uni

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Local Centre/Year

Business Type, Number of Units, Local Centre, Bannockburn, Causewayhead, Cornton, Raploch, St Ninians, 2016, 2017


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8. LOCAL CENTRES outwith Stirling CityBalfron and Cowie, have nearly the same share of Business Type as previous years. Balfron had one change, with a vacant unit now occupied by a Hairdressers( CJ) leaving no vacant units. Cowie had a change with a barbers (Main Street) now becoming vacant, making 3 vacancies in Cowie.Doune saw two changes on last year; a craft store (Callybroch) to an antique and collectable shop (The Desirable Curio) and a Vacant store to a joinery office(John McLeod). There are no vacant units in Doune. Planning Consent granted and under construction for a Co-op off Castlehill Ref. 15/00429/FUL which is within the Doune Network Centre.Fallin Network of Centre saw only one change with the Fallin Local Office now vacant. Plean Network of Centre saw one change of a pub (Plean Tavern) to a vacant unit adding to the other two properties that remain vacant a Post Office and a hairdressers (Hair Vision).

0

2

4

6

8

10

12

14

16

Balfron 2017Balfron 2016 Cowie 2017 Cowie 2016 Doune 2017 Doune 2016 Fallin 2017 Fallin 2016 Plean 2017 Plean 20161 12 12 8 8 15 15 7 7 8 82 6 6 1 1 0 0 0 0 1 13 2 2 0 0 2 2 0 0 0 03 (non-classified) 2 2 3 3 0 0 3 3 4 4

Num

ber o

f Uni

ts

Local Centre/Year

Use Classes - Number of units, Local Centre, Balfron, Cowie, Doune, Fallin, Plean. 2016, 2017

Doune

Balfron

8. LOCAL CENTRES outwith Stirling City




3 Restaurant, Café, Snack Bar.4 Office, Research and Light Industry.

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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 25% (3 vacancies) and 20% respectively (3 vacancies). The picture over time has remained stable with very little change over the years.

0

2

4

6

8

10

12

14

16

Balfron 2017 Balfron 2016 Cowie 2017 Cowie 2016 Doune 2017 Doune 2016 Fallin 2017 Fallin 2016 Plean 2017 Plean 2016Convenience 4 4 2 2 3 3 6 6 4 4Comparison 3 3 2 2 7 6 1 1 2 2Service 16 15 5 6 11 11 4 5 6 7Vacant 1 2 3 2 1 2 1 0 3 2

Num

ber o

f Uni

ts

Local Centre/Year

Business Type, Number of Units, Local Centre, Balfron, Cowie, Doune, Fallin, Plean. 2016, 2017

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 maintained its higher level due to the loss of BHS in 2016, the then second largest store in the Stirling City Centre which still remains vacant• 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 5 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 & Supplementary 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.



3* Public House, Hot Food Takeaway.

4 Office, Research and Light Industry.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

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FormatsIf you need help or this information supplied in an alternative format please call 01786 404040.

Stirling CouncilPhone 01786 404040Email [email protected] www.stirling.gov.uk

Planning and Building Standards Localities & InfrastructureTeith House, Kerse RoadStirling, FK7 7QA

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network centres retail audit - 2017 - stirling de planning services stirling.gov.uk phone 0845 277...

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