downtown designer grantham

DOWNTOWN GRANTHAM

DESIGNER

OUTLET

Retail Impact Assessment (Update)

July 2020

OUTLINE PLANNING APPLICATION

Downtown Grantham Designer Outlet

Retail Impact Assessment

(Update)

PREPARED FOR

OLDRID & CO. LTD

JULY 2020

CUSHMAN & WAKEFIELD 2

Contents

1. Introduction 3

2. The Proposals 5

3. Planning Policy Context 9

4. Updated Sequential Assessment 12

5. Updated Impact Assessment 16

6. Overall Conclusions 27

Appendices:

Appendix A – Freeport Retail Letter

Appendix B – Draft Section 106 Agreement (Appendix 4 – Permitted Class A1 Retailers)

Appendix C – Updated Sequential Assessment

Appendix D – Updated Impact Assessment Tables

Appendix E – Catchment Area Plan

Appendix F – Updated Healthchecks


1. Introduction

This Retail Impact Assessment (RIA) update is prepared for Oldrid & Co. Ltd (Oldrids) and follows

South Kesteven District Council’s (SKDC) resolution to grant planning permission in February 2019

subject to a Section 106 (S106) agreement and the decision of the Secretary of State not to recover

the planning application for determination.

Whilst the S106 agreement is now finalised, following the recent adoption of the South Kesteven Local

Plan 2011-2036 on 30th January 2020, Officers consider that, procedurally, the application should be

returned to Committee for ratification.

SKDC has received advice from its retail advisors, Stantec, with regards to those elements of the

applicant’s RIA that it would like to see updated. It is relevant to note that SKDC’s previous retail

advisors, Peter Brett Associates (PBA), have been acquired by Stantec, so the advice follows that

previously given to SKDC on the planning application pre-resolution.

This document, taking the Stantec advice, provides an updated assessment of the key retail

parameters relevant to the proposals, responding to the points raised by Stantec in its advice to SKDC

of 20 March 2020. In doing so, it demonstrates that the proposals continue to meet the two key ‘tests’

set out in the National Planning Policy Framework (NPPF), namely:

• The sequential approach taken to the selection of the application site; and

• The impact of the proposed development on existing centres.

Previous assessments carried out by Cushman & Wakefield include the original RIA (October 2017),

the Addendum to the RIA (March 2018) and additional Retail Impact Sensitivity Testing (November

2018).

The officers’ report to Planning Committee of 5 February 2019 confirms that, based on the robust

assessments undertaken and the independent advice provided by PBA / Stantec to SKDC, the

sequential test has been passed given:

…there are no suitable sites occupying a sequentially preferable location to the application

site.1

In relation to the impact test:

Officers concluded that the proposal would not significantly harm the vitality or viability of any

existing retail centres. The proposed development would support and enhance Grantham’s

status as a sub-regional centre.2

SKDC’s resolution to grant planning permission subject to a S106 agreement was referred to the

Secretary of State. The Secretary of State’s letter of 25 February 2019 confirms that the application

should be determined by the local planning authority, SKDC, on the basis it does not involve issues of

more than local importance which would justify the Secretary of State’s intervention.

1 Paragraphs 8.8.1-8.8.2 of the officers’ report. 2 Paragraph 8.13.2 of the officers’ report.


The remainder of this report reviews the conclusions of both the sequential and impact tests, based

upon the further advice of Stantec.

The report is structured as follows:

• Section 2 describes the proposed development;

• Section 3 sets out the national and local planning policy context;

• Section 4 addresses the sequential test;

• Section 5 is the updated impact assessment; and

• Section 6 provides a summary of our conclusions.


2. The Proposals

The proposals, including the Designer Outlet Centre (DOC) concept, are described in the original RIA

and the Addendum to the RIA. The key aspects are repeated in this section for ease of reference.

The application site is the long-established Downtown retail site, adjacent to the Gonerby Moor

junction of the A1. It is operated by Oldrids, an independent retailer and a significant local business

and employer in Grantham and across Lincolnshire.

The site’s existing retail offer comprises Downtown Superstore, Downtown Garden Centre and

Boundary Mill Stores.

• Therefore:outlet shopping (i.e. Boundary Mill Stores) is already an established and successful

function of the Downtown retail site alongside its full price shopping offer; and

• the site is already a destination securing trade from a very wide area (as demonstrated by the

results of the 2017 household interview survey).

Oldrids, in partnership with Freeport Retail, has a vision to consolidate the site and deliver a premium

‘Tier 1’ DOC with additional retail, leisure, office and tourism-related uses (see Appendix A). The aim

is to create a mix of full price and outlet shopping together with food and drink and family-orientated

leisure facilities alongside an improved Downtown store for Oldrids and Boundary Mill, a furniture and

homeware store for Oldrids, a smaller Garden Centre offer, and a Tourist Information and Visitor

Centre. There has been a minor change in the removal of the proposed flexible office space / hub,

with all office space now to be used by Oldrids and as management and meeting suites for Freeport

Retail and occupiers of the DOC. This change, alongside updates to some of the supporting technical

documents, has required a re-advertisement of the Environmental Impact Assessment.

We provide below a full breakdown (Figure 1) and description of the retail and leisure elements

proposed. As stated above, the flexible office space will now comprise only management and office

facilities for Downtown Grantham Designer Outlet (DGDO) and a new office headquarters for Oldrids.

Figure 1 – Proposed retail and leisure floorspace

Floorspace (sq. m GEA)

Downtown Grantham Designer Outlet 20,479

Downtown@Home 5,574

Downtown Garden Centre 5,521

A3 Leisure [see Notes]

D2 Leisure 2,096

Total 33,670

Notes:

[1] A1 comparison goods floorspace unless otherwise stated.

[2] GEA figure for Downtown Grantham Designer Outlet (17,704 sq. m GIA) comprises A1 comparison goods

floorspace (15,305 sq. m GIA), A3 Leisure (1,252 sq. m GIA) and storage (1,147 sq. m GIA).

[3] GEA figure for Downtown Garden Centre excludes external display areas (1,393 sq. m GEA).

These elements are considered further below.


• Downtown Grantham Designer Outlet

The proposals for the DGDO will comprise up to 107 shops, ranging from between 57 and 474

sq. m GEA, set in a pedestrian-friendly environment.

This component of the scheme will be the principal attractor, drawing visitors from far afield. It

will consist of high-end, premium retailers and brands not available in nearby town centres,

specialising in the sale of heavily discounted outlet stock.

• Downtown@Home

A new 5,574 sq. m GEA @Home store is proposed offering the Downtown ‘bulky’ ranges

including furniture, electricals and lighting.

It is anticipated that Downtown@Home will be a flagship store of its type in the UK,

showcasing British and international furniture brands. It will trade over two floors, adjacent to

the proposed new Garden Centre.

• Downtown Garden Centre

A new replacement Garden Centre extending to 5,521 sq. m GEA over two floors is proposed.

The existing Garden Centre measures 8,403 sq. m GEA. The proposals will therefore

comprise a net reduction in Garden Centre floorspace (some 2,882 sq. m GEA or

approximately 34% smaller). These figures exclude external display areas.

The new Garden Centre will continue to be operated by Downtown, in broadly the same part

of the site, offering a consolidated range of goods within a more efficient space.

• A3 Leisure

It is envisaged that the proposed A3 offer will comprise a small number of quality family-

friendly restaurants and cafes in a pleasant environment.

The aim of these facilities is to complement the wider retail offer, helping to establish the

intended ‘destination’ and increase dwell time (i.e. the length of time customers spend at the

scheme and indeed the wider area).

Such facilities are important to the success of any retail-led scheme, given changing

consumer habits and needs as they seek high-quality experiences as much as retail goods.

The proposals seek to respond to this growing social trend.

• D2 Leisure

This element of the proposed development will provide opportunities for a range of indoor

activity-based uses complimentary to surrounding town centres.

The proposed leisure offer will help to create a ‘critical mass’ of attractions, particularly but not

exclusively for young families. It further recognises changing consumer habits and needs and

the importance of offering an all-round, high-quality experience.

There is a clear functional relationship between the existing and proposed retail uses at the site. The

proposed development will provide the ‘critical mass’ necessary to attract suitable occupiers and

support the DOC concept. The new DGDO will therefore future-proof the Downtown business and

have a causal relationship with the non-DOC retail floorspace.


It is intended that the ‘bulky’ ranges (e.g. furniture, electrical) alongside household goods currently

sold from the Downtown Superstore will be extended into the proposed new Downtown@Home store.

The strategy responds to the need for a better ‘showroom’ for those goods and a more experiential

retail environment to satisfy the desires of today’s consumer and the requirements of the retail brands

themselves.

PLANNING CONDITIONS AND S106

Our updated assessment of the proposals needs to be considered in conjunction with the

comprehensive range of planning conditions and controls set out in the draft S106 agreement, which

have been subject to extensive discussion and negotiation with SKDC and which have been accepted

by Oldrids and Freeport Retail. These go beyond controlling the DOC and other elements of the

proposed development, but also limit the operation and trading of the existing Downtown store, which

presently benefits from an unencumbered open Class A1 consent.

Summarised, the planning conditions and S106 controls relating to the proposed DOC and other retail

and leisure elements include:

• Condition 49(a) states that the DOC floorspace shall be used for specialist retailing as a

Designer Outlet Centre with associated ancillary facilities only and for no other purpose.

• Condition 49(d) states that no DOC floorspace shall be used for the primary retail sale of

garden products, computers and software and white goods; and no part of the development

permitted shall be occupied as a newsagent, chemists, travel agency, post office, ticket

agency (excluding the approved Tourist Information and Visitor Centre), hairdressers, bank, or

dry cleaners.

• Condition 50 limits the maximum amounts of floorspace for each use permitted, as follows

(insofar as relating to the retail and leisure elements):

• no more than 15,305 sq. m GIA for Class A1 uses as part of the DOC units;

• no more than 1,252 sq. m GIA for Class A3 uses as part of the DOC units;

• no more than 5,574 sq. m GEA for Class A1 uses as part of the large goods retail unit

(i.e. Downtown@Home);

• no more than 2,096 sq. m GEA for Class D2 uses;

• no more than 5,521 sq. m GEA to be used as a garden centre, with the associated

external display area no more than 1,393 sq. m GEA.

• Condition 51 states that no DOC unit shall exceed 1,200 sq. m GIA (including any mezzanine

floorspace).

• Condition 52 states that no part of the development permitted shall be used for the primary

retail sale of convenience goods.

• Condition 53 restricts the creation of mezzanine floors (other than those permitted) and states

that no part of the development permitted shall be used for Class A2, Class A4 or Class A5

uses.


• Condition 62 limits the types of retail goods and services that can be sold from the large goods

retail unit (i.e. Downtown@Home).

• Condition 64 limits the types of retail goods and services that can be sold from the garden

centre and associated external display area.

• Condition 65 states that no part of the development permitted shall be occupied as a cinema,

bowling centre, music and concert hall, bingo and dance hall, swimming bath or skating rink;

and identifies the part of the development permitted for training and tourist information use

and for no other purpose.

• In terms of the S106 (Schedule 2 – Occupancy Requirements for Class A1 Retail Units):

permits only acceptable / premium Class A1 retailers (see Appendix [B]) to occupy space

within the development to ensure it operates as a ‘Tier 1’ DOC (i.e. the basis on which our

assessment of impact has been undertaken); and

• The S106 imposes a ‘no poaching’ clause (whereby existing town centre retailers in

Grantham, Newark and Balderton are not permitted to occupy space within the development

unless they commit to maintaining a town centre presence for at least five years) applying to

both the existing and proposed retail floorspace.

Additional controls are set out in the S106 (Schedule 2 – Occupancy Requirements for Class A1 Retail

Units) pertaining to the site’s existing retail floorspace, namely the existing Downtown store, as

follows:

• limits the amount of Class A1 floorspace for the sale of ‘non-bulky’ comparison goods to no

more than 11,355 sq. m GIA and requires at least 3,149 sq. m GIA for the sale of ‘bulky’

comparison goods or for restaurant and storage uses only;

• restricts the sub-division of the existing Downtown store resulting in any Class A1 retail unit of

less than 929 sq. m GIA; and

• restricts the use of the existing Downtown store for the sale of convenience goods save for the

sale of ancillary goods3 (providing no more than 5% of the Class A1 floorspace is used for the

sale of such ancillary goods).

These controls are significant and extensive, setting closely defined parameters for the scale and

nature of development at the Downtown retail site.

3 Defined as confectionary items and food-related and beverage-related gifts that are ancillary to the sale of non-convenience goods.


3. Planning Policy Context

INTRODUCTION

Planning policy and guidance relevant to consideration of the retail and other main town centre uses

proposed has been updated since our previous assessments. However, national policy relating to the

application of the sequential and impact tests is largely unchanged. The new local policies relating to

town centres also remain similar.

An overview of policy at the national and local level is set out below.

NATIONAL POLICY

National Planning Policy Framework

Background

The NPPF sets out the Government’s planning policies for England. The revised version was

published in February 2019 and confirms that the purpose of the planning system is to help achieve

‘sustainable development’ which, it makes clear, is about positive growth – making economic,

environmental and social progress to meet the requirements of both the existing population and future

generations.

Paragraph 11 sets out a ‘presumption in favour of sustainable development’ – introduced through the

original NPPF (March 2012) which identified the presumption as a ‘golden thread’ running through

both plan-making and decision-taking.

The NPPF directs that proposed development which accords with an up-to-date Local Plan should be

approved. As part of the requirement for LPAs to have an up-to-date Local Plan in place, the NPPF

strongly encourages LPAs to positively seek opportunities to meet the development needs of their

area.

Making land available to meet the economic dimension of sustainable development

Paragraph 8(a) of the revised NPPF states that the planning system must help build a strong,

responsive and competitive economy by:

…ensuring that sufficient land of the right types is available in the right places and at the right

time to support growth, innovation and improved productivity with a view to contributing to

building a strong, responsive and competitive economy.

Paragraph 81 further notes that in drawing up Local Plans, LPAs should identify strategic sites for

local and inward investment to match the strategy and to meet anticipated needs over the plan period.

Therefore, sufficient land should be identified for new economic development – of which retail and

other main town centre uses are a form – to meet the identified need.

The vitality of town centres

The NPPF promotes a ‘town centres first’ approach which requires LPAs to advance policies to meet

objective needs and to plan positively to promote competitive town centres.

Paragraph 85 of the revised NPPF requires LPAs to (inter alia):


• Define a network and hierarchy of town centres and promote their long term vitality and

viability;

• Define the extent of town centres and primary shopping areas;

• Allocate a range of suitable sites in town centres to meet the scale and type of development

likely to be needed, looking at least ten years ahead. Meeting anticipated needs for

retail…and other main town centre uses over this period should not be compromised by

limited site availability;

• Where suitable and viable town centre sites are not available for main town centre uses,

allocate appropriate edge of centre sites that are well connected to the town centre. If

sufficient edge of centre sites cannot be identified, policies should explain how identified

needs can be met in other accessible locations that are well connected to the town centre.

Paragraphs 86 to 90 of the revised NPPF relate to decision-taking, specifically with regards to the

sequential ‘town centres first’ approach and the impact tests. The relevant paragraphs are considered

in detail in the remaining sections of this report.

Planning Practice Guidance

Background

The national Planning Practice Guidance (PPG) was published as further guidance to the NPPF, and

most recently updated in July 2019 with regards to ‘Town centres and retail’ issues. The changes to

the updated guidance on such issues are relatively minor and are referenced within our updated

impact assessment (in particular) as necessary.

The guidance confirms that new Local Plans should set out a vision and framework for an area,

addressing both needs and opportunities. In doing so, it notes that Local Plans should make clear

what is intended to happen in an area over the life of a plan and where and when this will occur and

how it will be delivered.

It notes this can be done by setting out:

• Broad locations and specific allocations of land for different purposes;

• Through designations showing areas where particular opportunities or considerations should

apply; and

• Through criteria-based policies to be taken into account when considering development.

Ensuring the vitality of town centres

The guidance on ‘Town centres and retail’ notes the NPPF’s focus on LPAs planning positively to

support town centres, to generate local employment, and promoting beneficial competition within and

between town centres to create attractive and diverse places where people will want to live, visit and

work. It provides further detail on the ‘town centres first’ approach and rehearses the key paragraphs

set out in the NPPF in respect of the two principal tests – the sequential and impact tests.

The PPG recognises that it may not be possible to accommodate forecast needs in a town centre;

there may be physical or other constraints which make it inappropriate to do so. In those

circumstances, LPAs should plan positively to identify the most appropriate alternative strategy for

meeting the need for these main town centre uses, having regard to the sequential and impact tests.

This should ensure that any proposed main town centre uses which are not in an existing town centre

are in the best locations to support the vitality and viability of town centres; and that no likely

significant adverse impacts on existing town centres arise, as set out in paragraph 89 of the revised

NPPF.

https://www.gov.uk/guidance/national-planning-policy-framework/2-ensuring-the-vitality-of-town-centres#para26


The PPG states that certain main town centre uses have particular market and locational

requirements, which mean that they may only be accommodated in specific locations.

LOCAL POLICY

South Kesteven District Council Local Plan 2011-2036

SKDC adopted its new Local Plan in January 2020. It sets out the spatial strategy and policies for

future development in the district; and identifies sites for different types of development.

Following representations by Oldrids that the Downtown retail site had been in continuous use as a

retail destination since 1989, and reflective of SKDC’s resolution to approve planning permission for

the wider development of the site for the DGDO, the designation of the site for employment purposes

was removed in the final adopted version of the Local Plan.

The policies relating to town centres are relatively unchanged from those set out in previous

development plan documents and are identified below.

Policy SP2 (Settlement Hierarchy) identifies Grantham as a ‘Sub-Regional Centre’ and seeks to

support and strengthen its role as such. It states that new development should not compromise the

nature and character of Grantham and the three other market towns (namely Stamford, Bourne and

Market Deeping).

Policies supporting the vitality and viability of the district’s town centres (GR4 for Grantham, STM2 for

Stamford, BRN2 for Bourne and DEP2 for Market Deeping) incorporate the sequential and impact

tests of the NPPF.

These relevant new policies are broadly consistent with Policy S1 of the Local Plan 1995, and Policies

SP1 and E2 of the Core Strategy 2010.


4. Updated Sequential Assessment

INTRODUCTION

The application site, although a long-established retail site, is out-of-centre in NPPF terms. Paragraph

86 of the NPPF states:

Local planning authorities should apply a sequential test to planning applications for main

town centre uses which are neither in an existing centre nor in accordance with an up-to-date

plan. Main town centre uses should be located in town centres, then in edge of centre

locations; and only if suitable sites are not available (or expected to become available within a

reasonable period) should out of centre sites be considered [with preference given to

accessible sites which are well connected to the town centre4].

PBA / Stantec and SKDC officers’ report previously concluded that the sequential test had been

passed on the basis that:

…there are no suitable sites occupying a sequentially preferable location to the application

site. It is considered that the applicant has adopted an appropriate search area for the

development [i.e. within a 30-minute drive time] and has demonstrated flexibility in the scale

and format of the proposals [as rehearsed in the original RIA and the Addendum to the RIA].5

In order to satisfy SKDC that there has been no material change in circumstances an updated

assessment has been undertaken. This follows the approach adopted and agreed with PBA / Stantec

focusing on the availability and suitability of alternative sites for the proposed development. Further,

since SKDC’s resolution to grant planning permission subject to a S106 agreement, it is relevant to

note (as mentioned earlier in this report) that the site’s previous employment allocation has not been

carried forward by the recently adopted Local Plan. The provision of office space is therefore also

considered as part of the sequential test. The proposed office space will be an integral part of the new

DGDO and will be used in conjunction with the retail uses. The proposed floorspace is considered as

a whole in the sequential test.

APPLICATION OF THE SEQUENTIAL APPROACH

The NPPF (and the PPG) is silent on the need for planning applications for main town centre uses that

are not in an existing centre to demonstrate whether the proposals can be disaggregated, or divided,

into constituent parts across one or more sequentially preferable sites.

Paragraph 87 of the NPPF requires that in applying the sequential test, applicants and local planning

authorities should demonstrate flexibility on issues such as format and scale.

4 Paragraph 87. 5 Paragraphs 8.8.1-8.8.2 of the officers’ report.


The original RIA considers a number of judgements and Secretary of State appeal decisions that have

served to define the interpretation of flexibility and the related issue of site ‘suitability’ for the purposes

of the sequential approach. We provide below a summary of the key points.

• For an alternative site to be suitable, it must be suitable for the applicant’s commercial

requirements. The whole exercise is directed to the developer’s proposals and not whether the

proposed development can be altered or reduced so that it can be made to fit an alternative

site (Dundee6, paragraphs 29 and 38);

• Accordingly, the application of the sequential test is for use in the real world in which the

developers wish to operate, not some artificial world in which they have no interest doing so

(Dundee, paragraph 38);

• This principle has been established in English law (Zurich7) and followed in Secretary of State

appeal decisions;

• There is no longer any such [disaggregation] requirement stated in the NPPF... The sequential

test relates entirely to the application proposal and whether it can be accommodated e.g. on a

town centre site (Rushden Lakes8, paragraphs 8.47 and 8.48 of the Inspector’s report) as

confirmed by the Secretary of State’s decision letter (paragraph 15); and

• Further, in relation to the DOC proposals at Scotch Corner, the Secretary of State endorsed

the Inspector’s conclusions on the sequential approach: In carrying out the sequential test it is

acknowledged that whilst Framework paragraph 24 indicates that applicants should

demonstrate flexibility on issues such as format and scale, it does not require the applicant to

disaggregate the scheme [also the case in the revised NPPF]. The sequential test seeks to

see if the application, i.e. what is proposed, can be accommodated on a town centre site or on

sequentially preferable sites (Scotch Corner9, paragraph 11.7 of the Inspector’s report).

PBA / Stantec previously agreed10 that considerations of site suitability should be construed in terms

of real world development and should be directed towards the commercial requirements of the

developer.

More recent Secretary of State appeal decisions have further considered how the sequential approach

should be applied in practice. In particular, in June 2019 (and therefore in the context of the revised

NPPF) the Secretary of State supported the Inspector’s remarks at paragraph 9.232 in the Handforth

Deane decision11 that disaggregation should not apply; and that a sequentially preferable site should

be reasonably or closely similar to the proposal site. In reaching this conclusion, the Inspector noted

that the planning application comprises a fully worked up scheme based on operator input.

Key to the correct application of the sequential approach is therefore an understanding of the

commercial requirements and nature of the development proposed. In this case, the proposed

operator (Freeport Retail) has specifically identified the application site as a viable location for a ‘Tier

1’ DOC; has directly inputted into the design process; and has made a commercial judgement and

commitment to operate the new DGDO. Additionally, Oldrids seeks to consolidate and modernise its

Downtown offer within the existing retail site; with a new, smaller-format Garden Centre and @Home

6 Tesco Stores Limited v Dundee City Council (2012). 7 Zurich Assurance Ltd T/A Threadneedle Property Investment v North Lincolnshire Council (2012). 8 Rushden Lakes, APP/G2815/V/12/2190175 (11 June 2014). 9 Scotch Corner, APP/V2723/V/15/3132873 & APP/V2723/V/16/3143678 (1 December 2016). 10 Advice to SKDC of February 2018. 11 APP/R0660/V/17/3179610 (12 June 2019).


store. That is a commercial decision – based on their assessment of the market they seek to serve in

this location – and no other site would meet this requirement. As set out previously, outlet shopping

(i.e. Boundary Mill Stores) is already an established and successful function of the Downtown retail

site alongside its full price shopping offer – and there is a clear functional relationship between the

existing and proposed retail uses. The proposed development will provide the ‘critical mass’ necessary

to attract suitable occupiers and support the DOC concept. The new DGDO will therefore future-proof

the Downtown business and have a causal relationship with the non-DOC retail floorspace.

With regards to the non-retail floorspace proposed which, significantly, will be delivered in a single

phase in conjunction with the retail elements:

• the family-orientated leisure facilities will comprise Class A3 and Class D2 floorspace and are

considered essential, complementary elements for a ‘destination’ scheme of the nature

proposed; and

• the flexible office space / hub has been removed from the proposals and the office space now

proposed will directly serve the DGDO and Oldrids for its office and staff functions. This will

therefore have a functional relationship with the wider retail-led proposals on the basis it will

comprise management facilities for the DGDO and a new office headquarters for Oldrids.

Clearly, locating such space, or any other element of the development, off-site would not satisfy the

applicant’s commercial requirements and the underlying business model that has generated the

proposed development, which is specific to the Downtown retail site.

ALTERNATIVE SITES

PBA / Stantec previously concluded12 that the proposed development’s Primary Catchment Area

(PCA), based on a 30-minute drive time to the application site, is an appropriate area of search for the

sequential assessment. Indeed, seeking to direct the proposed development beyond the PCA would

mean that it could not realistically serve the same population and thus the catchment area from which

the applicant principally seeks to attract visitors.

Considering alternative sites within the PCA (only) remains appropriate and it is on this basis, applying

the minimum site parameters set out in the original RIA, we have undertaken a fresh assessment.

We have identified no relevant additional sites beyond the sites previously assessed in the original

RIA.

The original sites considered were:

1. Bourne Core Area, Bourne (South Kesteven District)

2. King 31, Grantham (South Kesteven District)

3. Bass Maltings, Sleaford (North Kesteven District)

4. East Road, Sleaford (North Kesteven District)

5. Former Advanta Seeds, Sleaford (North Kesteven District)

6. Jessop Way, Newark-on-Trent (Newark and Sherwood District)

7. NSK Factory, Newark-on-Trent (Newark and Sherwood District)

12 Advice to SKDC of February 2018.


Our updated sequential assessments of these sites are provided at Appendix [C].

PBA / Stantec and SKDC officers previously accepted that none of the alternative sites are suitable for

the proposed development and sequentially preferable. This includes the out-of-centre King 31 site,

which benefits from planning permission for a large-scale DOC but can be discounted on the basis it is

not sequentially preferable to the application site.

Having reviewed these, the conclusions stand and remain robust that there are no other sequentially

preferable opportunities to accommodate this development.

CONCLUSION

Our updated assessment has demonstrated that there are no alternative sites that are available and

suitable for this development, even with the applicant’s flexibility on issues such as format and scale.

The proposals remain compliant with the sequential test set out in the NPPF.


5. Updated Impact Assessment

INTRODUCTION

Stantec’s advice to SKDC identifies a number of inputs to the RIA that require updating, to include:

• revised population projections;

• revised per capita expenditure;

• a review of comparison goods market shares / turnover (now and in the future);

• a review of sales efficiency per annum;

• the trade draw of the application proposal from residents;

• any new commitments, commitments which are no longer extant and commitments which are

considered unlikely to come forward, which could affect trade diversion patterns of

commitments; and

• new trade diversion patterns of the application proposal.

Taking this as a lead, we have undertaken an update of the RIA to include all of the above points, in

addition to healthcheck assessments of existing centres, based on the most up-to-date information

available. This is consistent with the PPG checklist for applying the impact test13 and follows a widely

adopted approach to quantitative analysis.

Our updated assessment needs to be considered in conjunction with the number of planning

conditions and controls set out in the draft S106 agreement (summarised in Section 2 of this report),

which have been subject to extensive discussion and negotiation and which have been accepted by

Oldrids and Freeport Retail. In many cases these were suggested by SKDC and PBA / Stantec in

response to representations made to the planning application to protect the vitality and viability of

existing centres in South Kesteven District and further afield. It is pertinent to note that these go

beyond controlling the DOC and other elements of the proposed development, but also limit the

operation and trading of the existing Downtown store, which presently benefits from an unencumbered

open Class A1 consent. This represents a significant planning gain for the LPA and is intended to

provide additional reassurance, comfort and control regarding future use of the site.

METHODOLOGY

In this section we describe the analysis and impact forecasting that we have undertaken, following the

same step-by-step method used in the original RIA and the Addendum to the RIA:

i. Definition of a realistic catchment area;

ii. Definition of suitable assessment years;

iii. Assessment of population and expenditure growth within the catchment area;

iv. Examine the ‘no development’ scenario to understand existing patterns of shopping and

expenditure;

v. Identify the projected turnover of the proposed development;

vi. Assess patterns of trade draw to the proposed development; and

vii. Assessment of trade diversion and the impacts of the proposed development.

Appendix [D] includes the retail impact tables – Tables 1 to 19 – comprising our updated assessment.

13 Paragraph: 018 Reference ID: 2b-018-20190722.


Catchment Area

The catchment area for the proposed development (see Appendix [E]) remains as adopted for the

original RIA. It is derived from roughly a 60-minute drive time to the application site and can be

separated into the Primary Catchment Area (PCA)14 and the Secondary Catchment Area (SCA)15.

PBA / Stantec previously agreed16 that the catchment area is reasonable on the basis it is extensive

and reflects the wide trade draw of large-scale DOCs.

Assessment Years

We have used 2020 as the base year for our updated assessment of impact.

On the basis the proposed development is planned to be delivered in a single phase and trading by no

later than 2023, our design year for impact testing is 2025 (i.e. the second full calendar year of

trading17). Adopting this design year is further comparable with our previous assessments set out in

the Addendum to the RIA and the additional Retail Impact Sensitivity Testing.

It is typically the case that trading impacts beyond the design year would decrease due to population

and expenditure growth in the catchment area. Our assessment therefore presents the ‘worst case’

trading impacts.

Population and Expenditure Growth

An up-to-date population and expenditure report for the catchment area has been commissioned from

Pitney Bowes. The population figures for the base and design years, for each of the 20 zones, are

shown in Table 1 at Appendix [D].

Table 2 applies local estimates of per capita expenditure on comparison goods within the catchment

area in order to forecast total available expenditure (after deductions for Special Forms of Trading e.g.

internet sales18) over the period to 2025, as shown in Table 3.

The ‘No Development’ Scenario

The updated analysis draws on the results of the household interview survey carried out by NEMS

Market Research in 201719 to establish the market shares of the main comparison goods shopping

destinations (Table 6) and, in turn, their total catchment area expenditure (Table 7 for 2020 and Table

8 for 2025). Given the limited number of changes to key retailer representation identified through our

updated healthcheck assessments of existing centres within the PCA (see Appendix [F]), as well as

the lack of new major retail development in the wider catchment area, we consider the 2017 survey

remains robust and sufficiently up-to-date.

We have selected only the most popular shopping destinations in Tables 7 and 8; not all those

identified through the household interview survey on the basis that many of them attract relatively

limited comparison goods expenditure from the catchment area.

14 Based on a 30-minute drive time i.e. Zones 1-7. 15 Within 30 to 60-minute drive time i.e. Zones 8-20. 16 Advice to SKDC of February 2018. 17 In accordance with the PPG (Paragraph: 018 Reference ID: 2b-018-20190722). 18 Deductions for Special Forms of Trading, or SFT, based on Experian’s Retail Planner Briefing Note 17 (February 2020). 19 PBA / Stantec confirmed in advice to SKDC of February 2018 that they have a high degree of confidence in the results that it provides.


Turnover of the Proposed Development

Figures provided in Table 9 at Appendix [D] show that the proposed development consists of

comparison goods floorspace amounting to 20,124 sq. m GIA. Utilising net/gross floorspace ratios and

sales density figures previously agreed by PBA / Stantec20, we estimate that the proposed

development will achieve a turnover of £83.35m by 202521.

As explained in the Addendum to the RIA and further accepted by PBA / Stantec22, our assessment –

including the figures shown in Table 9 – does not account for the new replacement Garden Centre.

This is because it is expected to achieve a similar level of sales to the existing Garden Centre (i.e. it

will trade at ‘equilibrium’), due to the following factors:

• the Garden Centre element of the proposed development will continue to be operated by

Downtown;

• the new replacement Garden Centre will be approximately 34% smaller than the existing

Garden Centre at the site;

• the new replacement Garden Centre will offer a more focused, consolidated range of goods;

and

• actual stock levels and density will be proportionate to the existing Garden Centre.

Forecast Trade Draw of the Proposed Development

As explained in previous submissions, ‘Tier 1’ DOCs operate in a complementary way to surrounding

town centres with a different retail offer to that available on high streets within the catchment area.

Thus, visitors are likely to come to the proposed development on an ‘occasional shopping’ basis rather

than as a usual destination23, meaning they are likely to travel from further afield than they would do

for more regular shopping trips.

Consistent with the original RIA, we adopt the approach that a destination scheme of this scale and

nature will draw 37.5% of its comparison goods trade from residents of the PCA (Zones 1-7 based on

a 30-minute drive time) and 55% from residents of the wider SCA (Zones 8-20). These trade draw

assumptions are shown in Table 10 at Appendix [D]. We consider these to be realistic, if not cautious,

taking into account the population distribution of the catchment area as a whole24. The assumed

pattern of trade draw is further reasonable given the location of the application site adjacent to the A1,

which is well connected with other strategic highway networks and therefore provides for convenient

trips from relatively long distances.

Our additional Retail Impact Sensitivity Testing, undertaken in November 2018, assessed an

alternative pattern of trade draw to the proposed development from the agreed catchment area but

has not been modelled for the purpose of this updated RIA. It considered a revised trade draw of

42.5% from the PCA and 50% from the SCA25 and served to provide both SKDC and its retail

20 Advice to SKDC of February 2018. 21 Assuming a sales density increase of 1.5% per annum from the base year (2020) onwards. 22 Advice to SKDC of 13 June 2018. 23 This is supported by the results of the 2017 household interview survey (Q13). Asked how often their household visits DOCs, most respondents stated ‘3 or 4 times a year’ (20.1%), ‘twice a year’ (24.7%), ‘once a year’ (21.9%) and ‘less often’ (10%). 24 As shown in Table 1 at Appendix [D], the total ‘base year’ population of Zones 1-7 is 441,632 compared with some 3.17m in Zones 8-20. The total population of the SCA is therefore more than seven-fold the population of the PCA. 25 The PBA / Stantec advice to SKDC suggested that such a pattern of trade draw would provide a more robust basis on which to consider the impacts of the proposed development.


advisors, PBA / Stantec, with further comfort that the cumulative trading impacts would not have a

‘significant adverse impact’ on Grantham town centre or indeed any existing centre26.

Estimated Trade Diversion and Impact Scenarios

Trade Diversion of Proposed Development

Our updated assessment applies the same patterns of trade diversion used in the original RIA and the

Addendum to the RIA (see Table 11 at Appendix [D]). These patterns of trade diversion to the

proposed development from existing shopping destinations are underpinned by the guiding principle

that retail impact should be assessed on a like-for-like basis27.

PBA / Stantec previously accepted our estimated patterns of trade diversion28 on the basis they reflect

the relative comparison retail turnover of individual destinations (therefore taking account of existing

market shares), proximity to the application site, and the nature of the comparison retail offer within

the main town centres within the PCA. As such, and having reviewed each centre’s comparison retail

offer through our updated healthcheck assessments (see Appendix [F]), we do not consider it

necessary to adjust the patterns of trade diversion used in the original RIA.

Trade Diversion of Committed Developments

Table 12 at Appendix [D] shows the estimated trade diversion patterns of committed comparison

goods floorspace in 2025. These committed developments are:

1. Castle Acres Shopping Centre, Leicester

2. The Maltings off Northgate, Newark-on-Trent

3. King 31 off Tollemache Road, Grantham

The estimated trade diversion of each of these committed developments has been derived from the

retail impact assessments submitted in support of the respective planning applications, converted to

the appropriate price basis (2018) and grown by a sales efficiency factor of 1.5% per annum from the

base year onwards.

With regards to The Maltings off Northgate, Newark-on-Trent; we have excluded the elements of the

scheme not comprising comparison goods floorspace29. We have also adjusted the patterns of trade

diversion adopted by the applicant’s retail impact assessment on the basis these are predicated on

analysis undertaken in January 201630 with Next anchoring the scheme (which is no longer the

case31). In particular, we consider the assumption that 37% of the scheme’s turnover would be

diverted from Newark-on-Trent town centre is unrealistically high given (i) the scale and nature of the

comparison goods floorspace now proposed32 and (ii) the relative offer in the town centre and that of

neighbouring competitive facilities (i.e. Northgate Retail Park adjacent). We therefore consider it more

26 Based on the revised trade draw assumptions suggested by PBA / Stantec, our Retail Impact Sensitivity Testing forecast that no existing centre would experience a trading impact of 0.5% greater than the levels set out in the Addendum to the RIA. 27 It is widely accepted, including by the PPG (Paragraph: 015 Reference ID: 2b-015-20190722), that retail uses tend to compete with their most comparative competitive facilities. 28 Advice to SKDC of February 2018. 29 Namely units C (identified / pre-let for M&S Foodhall) and D (identified for ‘bulk sale of wine and spirits’) as set out in the notes under Table 12 at Appendix [D]. 30 Advice of Alyn Nicholls Associates to NSDC in relation to planning application ref. 15/01858/OUTM. 31 Confirmed in the NSDC officers’ report to Planning Committee in respect of planning application ref. 18/01137. 32 Comprising 1,216 sqm net of ‘bulky goods’ retail (unit A) and 1,780 sqm net of ‘open A1’ retail (unit B). No named retailer(s). Indeed, the applicant’s agents recently reported a lack of interest in units A and B in correspondence to NSDC in relation to planning application ref. 19/01352/S73M.


realistic to assume that no more than 25% of the scheme’s comparison goods expenditure would be

diverted from the nearby town centre.

Impact Scenarios

We have modelled the cumulative trading impacts of the proposed King 31 scheme and the proposed

development (DGDO) on the basis that there is likely to be some competition between each scheme,

in the event that both are delivered, as a consequence of their similar characteristics and close

proximity33. Accordingly, our updated assessment adopts three cumulative impact scenarios whereby

each DOC trades at lower sales densities due to the ‘competition factor’ – Table 16 at Appendix [D]

reduces the sales densities by 50%, Table 17 by 30% and Table 18 by 25%. We followed this

approach in the Addendum to the RIA and PBA / Stantec agreed34 that, in reality, two concurrently

trading DOCs would both divert trade from one another.

We have not therefore modelled a scenario assuming no competition between each scheme, which in

the ‘real world’ would be wholly unrealistic. Again, this position has been previously agreed with PBA /

Stantec.

Table 19 at Appendix [D] summarises our cumulative impact scenarios described above (see trading

impacts in columns A, B and C). We consider a scenario assuming 30% less ‘DOC’ sales (column B)

would be most realistic, with 25% less ‘DOC’ sales (column A) representing the ‘worst case’ scenario.

It is pertinent to note in this regard that PBA / Stantec has previously favoured 25% less sales as a

realistic ‘worst case’ scenario. The table also shows the ‘solus’ impact of the proposed development

(column D) on the basis King 31 and the other committed developments are not delivered. We have

measured the solus impact both to set a context for the proposals and to evidence the likely trading

impacts in the event that the DGDO was the only DOC scheme to realistically come forward,

considering its comparative strength and deliverability as an existing and long-established retail

destination.

Figure 2 below is derived from Table 19 and focuses on centres within the PCA (i.e. Zones 1-7) in

addition to those centres within the SCA (i.e. Zones 8-20) which, we predict, are likely to experience a

trading impact of 1% or more under any of the impact scenarios. We have excluded from this analysis

the retail parks and other out-of-centre shopping destinations on the basis these are not afforded

protection by the NPPF.

In the columns relating to the cumulative impact scenarios, we show in brackets the corresponding

trading impacts forecast by our previous assessment for comparative purposes.

33 As noted previously, the PPG (Paragraph: 015 Reference ID: 2b-015-20190722) sets out a guiding principle [that] impact should be assessed on a like-for-like basis in respect of that particular sector and advises that Retail uses tend to compete with their most comparable competitive facilities. 34 Advice to SKDC of 13 June 2018.


Figure 2 – Summary of cumulative trading impacts (in percentage terms), 2025

Cumulative impact

with 25% less

‘DOC’ sales (%)

Cumulative impact

with 30% less

‘DOC’ sales (%)

Cumulative impact

with 50% less

‘DOC’ sales (%)

Solus

impact of

DGDO (%)

PCA Grantham 4.4 (3.7) 4.1 (3.4) 3.1 (2.6) 3.2

Bourne 2.7 (2.2) 2.5 (2.1) 1.9 (1.6) 2.5

Sleaford 3.0 (2.6) 2.8 (2.4) 2.1 (1.8) 2.8

Stamford 3.1 (2.7) 2.9 (2.6) 2.2 (1.9) 2.6

Bingham 1.9 (1.7) 1.8 (1.6) 1.3 (1.2) 1.7

Newark-on-Trent 8.1 (5.0) 7.8 (4.7) 6.5 (3.5) 3.6

Melton Mowbray 4.4 (4.1) 4.2 (3.9) 3.1 (2.9) 3.5

Oakham 3.7 (3.2) 3.5 (3.0) 2.6 (2.3) 3.6

Uppingham 0.1 (0.1) 0.1 (0.1) 0.1 (0.0) 0.0

SCA Lincoln 2.7 (2.1) 2.5 (2.0) 1.8 (1.4) 0.9

Market Deeping 1.4 (1.2) 1.3 (1.1) 1.0 (0.8) 1.5

Peterborough 1.9 (1.5) 1.8 (1.4) 1.3 (1.1) 0.8

Corby 1.1 (0.9) 1.0 (0.8) 0.7 (0.6) 0.6

Leicester 4.1 (0.8) 4.1 (0.7) 3.9 (0.5) 0.3

Oadby 1.0 (0.5) 1.0 (0.5) 0.8 (0.4) 0.7

Nottingham 1.5 (1.2) 1.4 (1.1) 1.0 (0.8) 0.4

Notes: Previously assessed trading impacts shown in brackets (derived from Addendum to the RIA, Addendum

Appendix B, Table 21).

We forecast that the cumulative trading impact on the nearest centre, Grantham, will range between

3.1% and 4.4% in 2025. In terms of other existing centres within the PCA, the highest percentage

impacts will potentially be on Newark-on-Trent (between 6.5% and 8.1% based on our cumulative

assessment or 3.6% ‘solus’), Melton Mowbray (between 3.1% and 4.4%), Oakham (between 2.6%

and 3.7%) and Stamford (between 2.2% and 3.1%). Each of these cumulative trading impacts, in

percentage terms, are slightly greater than previously forecast. This is particularly the case with

Newark-on-Trent – which we address below – but generally, is principally due to the latest population

and expenditure growth assumptions applied to our updated assessment.

The percentage impacts on other centres within the PCA, even based on the ‘worst case’ 25% less

‘DOC’ sales, are predicted to be 3% or less. In respect of existing centres within the SCA, the notable

increase in cumulative trading impact on Leicester is due to the Castle Acres Shopping Centre

scheme35; whereas Figure 2 shows that the solus impact of the proposed development would be just

0.3% in 2025. We forecast that only Lincoln is likely to experience a percentage impact of more than

2% in 2025 (about 2.7% under the ‘worst case’ scenario).

Although not shown in Figure 2 above, Table 19 at Appendix [D] indicates that Northgate Retail Park

and ‘other’ out-of-centre retail parks in Newark-on-Trent will face a ‘worst case’ cumulative trading

impact of about 9.5% and 32.1% respectively. We note, however, that:

35 The applicant’s retail impact assessment predicts trade diversion of £35.77m in 2025, as shown in Table 12 at Appendix [D].


• the forecast impact on Northgate Retail Park is principally due to The Maltings commitment

(discussed further below) which is estimated to divert £3.1m of comparison goods expenditure

in 202536; while

• the forecast impact on ‘other’ retail parks in Newark-on-Trent is exclusively due to The Maltings

commitment and relates specifically to trade diversion from Beacon Hill Retail Park37.

Indeed, the solus impact of the proposed development would be just 3.6% on Northgate Retail Park

and nil (0%) in relation to ‘other’ retail parks in Newark-on-Trent (as shown in Table 19 at Appendix

[D]). Notwithstanding the NPPF does not protect out-of-centre shopping destinations, therefore, there

can be no concern that the proposed development would have a detrimental impact on the retail parks

identified.

TOWN CENTRE IMPACTS

We now turn to consider the implications of the updated trading impacts on existing centres. This

seeks to address the impact test set out in paragraph 89 of the NPPF, namely:

• the impact of the proposal on existing, committed and planned public and private investment

in a centre or centres in the catchment area of the proposal; and

• the impact of the proposal on town centre vitality and viability, including local consumer choice

and trade in the town centre and the wider retail catchment (as applicable to the scale and

nature of the scheme).

Paragraph 89 of the NPPF confirms that the impact test applies only to retail and leisure development.

Impact on town centre vitality and viability

When assessing the potential impact on ‘vitality’ and ‘viability’ the PPG38 states that a judgement is

necessary in the light of local circumstances, to determine where in fact ‘significant adverse impact’

under the terms of the NPPF occurs. SKDC and its advisors, PBA / Stantec, previously concluded that

the proposed development would have no significant adverse impact; and we judge that this

conclusion remains valid in the context of our updated trading impacts and the current health of

existing centres.

Our previous healthcheck assessments of existing centres within the PCA39 were prepared in 2017

and, as per Stantec’s advice to SKDC, it is considered necessary to provide up-to-date assessments

(based on the latest indicators set out in the PPG40). These are included at Appendix [F].41 The

findings do not alter our earlier conclusion that the centres are generally in good health and performing

well against many of the healthcheck indicators.

36 Table 12, Appendix [D]. 37 As per the retail impact assessment submitted in support of the planning application. 38 Paragraph: 018 Reference ID: 2b-018-20190722. 39 Bingham; Bourne; Grantham; Melton Mowbray; Newark-on-Trent; Oakham; Sleaford; and Stamford. 40 Paragraph: 006 Reference ID: 2b-006-20190722. 41 Given the ‘lockdown’ measures throughout the UK since the outbreak of COVID-19 earlier this year, it has not been possible to undertake our own up-to-date inspections of the centres in the usual way. We have therefore utilised the latest Experian Goad surveys, supplemented by Google Street View images (insofar as these are more recent than the Experian Goad surveys) and other sources of data.


As shown in Figure 2 above, we forecast that Newark-on-Trent may experience the greatest

cumulative trading impact (between 6.5% and 8.1%) in 2025. Whilst this is higher than previously

forecast42 the relative increase in cumulative trading impact on Newark-on-Trent can be attributed to

The Maltings scheme. This committed development has a long planning history but the most recent

scheme amendments43, resulting in the currently estimated turnover and patterns of trade diversion,

were approved by Newark & Sherwood District Council (NSDC) in June 2019 and March 2020

respectively (i.e. following SKDC’s resolution to grant planning permission for DGDO subject to a S106

agreement). The impact of The Maltings scheme, cumulatively with the proposed development and

the King 31 scheme, was therefore assessed in the determination of the most recent scheme

amendments and found to be acceptable; that is, it would not be detrimental to the vitality and viability

of Newark-on-Trent town centre.44

This supports our judgement that, even based on the ‘worst case’ scenario of 8.09%, such impact is

within the tolerance of paragraph 89 of the NPPF in demonstrating that the proposed development,

cumulatively with King 31 and The Maltings, would not result in significant adverse impact on Newark-

on-Trent town centre. Our conclusions in this respect further take into account our healthcheck

findings, notably:

• the town centre has an attractive environment and meets the day-to-day needs of local

residents;

• it offers a good mixture of independent shops and established national retailers, including a

limited number of higher-end fashion brands such as Monsoon, Fat Face, Phase Eight and

White Stuff;

• the strong independent offer includes boutique-type shops, jewellers and particularly antique

stores, which support the town centre’s role as an international centre for antiques;

• Newark-on-Trent benefits from a successful market, helping to attract tourist and visitor

spending in the town centre;

• although the town centre continues to experience above-average shop vacancies, most of

these are focused on secondary shopping streets;

• the former M&S store is a notable vacancy (following the retailer’s decision to consolidate its

UK-wide store portfolio) but it is encouraging that NSDC has been proactive by acquiring this

building to support its future re-use and/or town centre regeneration; and

• both commercial yields and prime rental levels have remained relatively stable in recent years.

In addition, NSDC’s latest retail study (2016) confirms that Newark-on-Trent is performing well against

a number of the key healthcheck indictors; and PBA / Stantec previously agreed that the town centre

is performing especially well based on its own assessment45. Whilst the 2016 retail study observes

that Newark-on-Trent is vulnerable to competition and the growth of internet shopping, this is the case

with all town centres and did not prevent the Council approving the most recent amendments to The

Malting scheme in the light of the two DOC proposals in Grantham.

It is further pertinent to note that NSDC’s retail advisors, Carter Jonas, previously estimated a

cumulative trading impact of 8.6% on Newark-on-Trent town centre (based on its own retail impact

analysis of the new DGDO) and concluded that this would not sustain an objection on impact grounds.

42 Between 3.5% and 5.0% as set out in the Addendum to the RIA. 43 Planning application refs. 18/01137 and 19/01352. 44 Confirmed in the NSDC officers’ report to Planning Committee in respect of planning application ref. 18/01137. 45 Advice to SKDC of February 2018.


The next greatest cumulative trading impacts are predicted to fall on Grantham and Melton Mowbray

town centres (each between 3.1% and 4.4%). These percentage impacts are slightly higher than

previously assessed, as shown in the brackets in Figure 2 above, principally due to the up-to-date

population and expenditure growth assumptions used.

Whilst PBA / Stantec previously assessed46 that Grantham town centre is performing relatively weakly

when compared to other centres within the PCA, it was accepted that a ‘worst case’ cumulative trading

impact of 3.7% – or £9.68m of combined trade diversion to the DGDO and King 31 schemes – in 2025

(as set out in the Addendum to the RIA) would not have a significant adverse impact on its vitality and

viability. Our updated assessment estimates that the DOC proposals, should they both come forward,

would divert £9.24m of comparison goods expenditure from the town centre under the ‘worst case’

scenario (4.4% trading impact); or £8.67m based on the more realistic 30% less ‘DOC’ sales (4.1%

trading impact). Despite the slightly higher percentage impact now forecast, it remains our judgement

that no significant adverse impact is likely to occur, supported by our up-to-date healthcheck findings

as follows:

• the town centre provides a good range of shops and services to meet the needs of local

residents, whilst also performing a sub-regional role (demonstrated by the results of the 2017

household interview survey);

• whilst SKDC’s latest retail study reports a decline in comparison goods retailing, national

multiple representation has been relatively stable in recent years despite the structural

changes and closures in the retail sector;

• the town centre’s fashion-orientated offer remains limited (thereby limiting ‘like-for-like’

competition with the proposed development);

• vacancy rates are higher than the national average but have fallen since 2014 and are largely

focused within the secondary and tertiary retail areas of the town centre;

• the town centre is performing relatively well with regards to commercial rents and yields; and

• recent investment in the new cinema-led scheme (St Catherine’s Road) will enhance the

‘evening economy’ and help to sustain the retail offer.

With regards to Melton Mowbray, our updated assessment of cumulative trading impact is similar to

our previous assessment in percentage terms. Even a ‘worst case’ trading impact of 4.4% in 2025, it is

considered, is likely to have no significant adverse impact on the vitality and viability of the town

centre. We note PBA / Stantec previously agreed that the town centre is performing well47 and our up-

to-date healthcheck findings, summarised below, support this conclusion:

• Melton Mowbray is an attractive centre with a good quality shopping environment;

• it performs a dual function, catering for the day-to-day shopping needs of local residents as

well as visitors to its street markets and various other attractions;

• the independent offer is strong and diverse, while the town centre’s multiple retailer

representation is broadly unchanged since our previous assessment in 2017;

• the town centre further provides a strong service-orientated function, with approximately half

of the units dedicated to such uses;

• while the proportion of shop vacancies is increasing, these are predominantly small scale and

focused beyond the main shopping streets – and the level remains below the national

average.

46 Advice to SKDC of February 2018. 47 Advice to SKDC of February 2018.


We assess that the cumulative trading impacts on all other centres in 2025 remain well within

acceptable levels and given their identified good health when assessed against the key healthcheck

indicators, as set out at Appendix [F]. There has been no significant change in performance or

circumstances in any of the other centres (since our previous assessment) which can reasonably

justify a conclusion other than the comparison goods floorspace at DGDO is likely to have no

‘significant adverse impact’ on town centre vitality and viability.

Turning to the leisure impact of the proposed development, this was previously considered (in

qualitative terms) in the original RIA and the Addendum to the RIA. It is assessed – and previously

accepted by PBA / Stantec48 – that the Class A3 food and drink floorspace will be complementary to

the DOC and other retail floorspace proposed; will draw trade over a similarly wide catchment area;

and will, therefore, have no ‘significant adverse impact’ on existing centres.

Regarding the Class D2 floorspace proposed, the aspiration remains that it will comprise an indoor

facility for activity-based uses complementary to surrounding town centres. Like the Class A3

floorspace, it will be ancillary to the scheme’s existing and proposed retail offer and primarily serve

visitors to the DGDO from a very wide area, including those who would not otherwise be visiting

similar uses in nearby town centres. We therefore conclude that the Class D2 floorspace is unlikely to

have any detrimental impact on existing centres.

Impact on town centre investment

In assessing impact on investment, only public and private investment that is existing, committed or

planned in a town centre requires consideration (in accordance with paragraph 89 of the NPPF).

The known investments – as identified through our updated healthcheck assessments of existing

centres within the PCA (see Appendix [F]) – are:

• the cinema-anchored leisure scheme in Grantham town centre, which opened in July 2018

(PBA / Stantec previously agreed that the proposed development is unlikely to have any

significant impacts on this scheme49);

• the refurbishment of the Riverside Shopping Centre in Sleaford town centre, which is now

complete or nearing completion; and

• NSDC’s recent acquisition of the former M&S building in Newark-on-Trent town centre.

Accordingly, we have identified no existing, committed or planned investments in any of the centres

that could potentially be put ‘at risk’ by the proposed development. No significant adverse impact will

therefore occur under the terms of the NPPF.

CONCLUSION

Our updated assessment responds to all of the points raised by Stantec in terms of the inputs to the

RIA that require updating. This includes up-to-date healthcheck assessments of existing centres within

the PCA, achieved by reviewing the latest Experian Goad surveys, Google Street View images and

other sources of data (it has not been possible to undertake our own up-to-date town centre

48 Advice to SKDC of February 2018. 49 Advice to SKDC of February 2018.


inspections given the ‘lockdown’ measures imposed since the outbreak of COVID-19). This approach

was agreed in consultation with Stantec.

Our assessment has demonstrated that no town centre is likely to face any ‘significant adverse impact’

on its vitality and viability. The percentage impacts in 2025 are slightly higher than previously

assessed, principally due to the latest population and expenditure growth assumptions and, in the

case of Newark-on-Trent, The Maltings scheme (as approved by NSDC following SKDC’s resolution to

grant planning permission for DGDO subject to a S106 agreement). However, we consider the

percentage impacts remain within tolerance and acceptable levels; even under the ‘worst case’ (i.e.

25% less ‘DOC’ sales) cumulative impact scenario in 2025. The effects would be lower under the more

realistic 30% less ‘DOC’ sales scenario, and even lower in the event that the DGDO was the only DOC

scheme to come forward.

This judgement is supported by our updated healthcheck assessments, which indicate there has been

no significant change in performance or circumstances in any of the existing centres (since our

previous assessment) and thus continue to perform well against many of the healthcheck indicators.

This includes Newark-on-Trent, Grantham and Melton Mowbray; those centres which we predict will

potentially face the greatest cumulative trading impacts. To summarise:

• Newark-on-Trent is an overall healthy town centre, as supported by NSDC’s latest retail study

and by PBA / Stantec based on its own assessment previously. Although we predict a

cumulative trading impact of between 6.5% and 8.1% in 2025, much of this can be attributed

to The Maltings scheme which was approved by NSDC following SKDC’s resolution to grant

planning permission for DGDO subject to a S106 agreement.

• Grantham was previously described by PBA / Stantec as performing relatively weakly but its

stable performance, including with regards to vacancy rates (which have fallen since 2014 and

are focused on the non-prime retail areas of the town centre), national multiple representation

and commercial rents and yields, in addition to the recent investment in the new cinema-led

scheme, supports our conclusion that the slightly higher percentage impact now forecast in

2025 (4.4% under the ‘worst case’ scenario compared to 3.7% previously assessed) remains

well within acceptable levels.

• Melton Mowbray continues to perform well in relation to the key healthcheck indicators (as

previously assessed by PBA / Stantec), with our up-to-date analysis indicating stable multiple

retailer representation and below-average vacancy rates, supporting our judgement that a

‘worst case’ trading impact of 4.4% in 2025 (compared to 4.1% previously assessed) is likely

to have no significant adverse impact on the vitality and viability of the town centre.

It is further the case that the proposed development’s leisure impact on town centre vitality and

viability is unlikely to be significant.

We have also identified no existing, committed or planned town centre investments that could

potentially be put ‘at risk’ by the proposals.

As such, the proposals remain compliant with the impact test set out in the NPPF.


6. Overall Conclusions

This report has set out and described the up-to-date assessments prepared for Oldrids and follows

SKDC’s resolution to grant planning permission in February 2019 subject to a S106 agreement.

Whilst the S106 agreement is now finalised, following the recent adoption of the South Kesteven Local

Plan 2011-2036 on 30th January 2020, Officers consider that, procedurally, the application should be

returned to Committee for ratification.

SKDC and its retail advisors, PBA / Stantec, previously judged that the proposals are compliant with

the sequential and impact tests set out in the NPPF; and our update of the applicant’s RIA justifies the

same conclusion being reached.

We have demonstrated that the sequential test has been passed. PBA / Stantec previously accepted

that the applicant has shown a significant degree of flexibility and that, in applying the sequential

approach in the ‘real world’, no other site would be suitable for the proposed development and

sequentially preferable. Having reviewed our assessment of alternative sites, the conclusions stand

and remain robust that there are no more sequentially preferable opportunities to accommodate this

development.

From our up-to-date assessment of cumulative trading impacts, which responds to the points raised by

Stantec in its advice to SKDC of 20 March 2020, we can reasonably conclude that no ‘significant

adverse impact’ on town centre vitality and viability is likely to occur as a result of the proposed

development, cumulatively with other committed developments including King 31. We have tested

three cumulative impact scenarios – in addition to the ‘solus’ impact of the DGDO – and while the

percentage impacts in 2025 are slightly higher than previously assessed, we consider these remain

within tolerance and acceptable levels, even under the ‘worst case’ (i.e. 25% less ‘DOC’ sales)

scenario. This takes into account the current health of existing centres, which have experienced no

significant change in performance or circumstances (since our previous assessment in 2017) and are

performing well against many of the healthcheck indicators.

We can further reasonably conclude that the proposed development would have no ‘significant

adverse impact’ on town centre investments and, as such, passes the impact test set out in paragraph

89 of the NPPF.

Appendix A

Freeport Retail Letter

Appendix B

Draft Section 106 Agreement (Appendix 4 = Permitted Class A1 Retailers)

Appendix 4

Permitted Class A1 Retailers

Abercrombie & Fitch Annoushka

ACNE Studios Antler

Adidas Antony Morato

Aigle Anya Hindmarch

Aigner Apostrophe

Alexander McQueen Apple

All American Carwash Armani

All Saints Ashoka Shak

Amefa Asics

American Vintage Aspex

Angelina Aspinal of London

Animal Atelier Galleries

Anne de Solène Aurelie Biderman

Anne Fontaine Autonomy

Ba&Sh Berghaus

Baccarat Best Mountain

Bagatelle Betty Barclay

Bagel Nash Bialetti

Bags etc Billabong

Baldinini Bimba Y Lola

Balenciaga Birkenstock

Balibaris Black & Decker

Bally Boggi Milano

Bamford Bogner

Barbour Bonpoint

Basler Bose

Baume & Mercier Boss

Bayard Bottega Veneta

BCBGMaxAzria Boucheron

Beauty Outlet Brieni

Bedeck Bronte By Moon

Begg & Co Brooks Brothers

Bellisimo Brora

Belstaff Brunello Cucinelli

Ben Sherman Bruno Banani

Bench Build a Bear

Benetton Bulgari

Bérénice Burberry

Caahart Christy

Cadbury Church's

Café Coton Cinque

Calvin Klein Claudie Pierlot

Calzedonia Clements Ribeiro

Camel Active Clive Christian Perfume

Camile Clogau Gold

Canali Coach

Carolina Herrera Coast

Caroll Coccinelle

Carpisa Cole Haan

Cath Kidson Columbia

Catimini Converse

Celine Corum

Cerruti 1881 Cosmetics Company

Chapelle Costa Coffee

Charles le Golf Côtelac

Charles Tyrwhitt

Charlotte Olympia Cowshed

Charlotte Tilbury Crabtree & Evelyn

Chester Barrie Craghoppers

Chevignon Crew Clothing Company

Chinti & Parker Crocs

Chloe Cross Pens

Christine Laure Cyrillus

Christopher Kane Czech & Speak

Daisy Jewellery Dior

Daks DKNY

Daniel Footwear DKZ

Daniel Hechter Dockers

Dartington Glass Dodo Jewelllery

David Clulow Dolce & Gabana

De Fursac Domo Bags

Denby Doré Doré

Deschamps Double Two

Desconys Douglas

Designer Studio Dr Martens

Desigual Dsquared2

Desiree Du Pareil Au Même

Devialet Dune

Diane von Furstenberg Dunhill

Diesel Dyrberg/Kern

DIM/The Lingerie Shop

East Energies

Ecco Ermenegildo Zegna

Ecko Ernest Jones

Eden Park Escada

Ed's ETAM

Eminence Etro

Emma Bridgewater

Façonnable Fiorelli

Falke Folli Follie

Fossil

Fendi Fred Perry

Ferrari Freddy

Figaret French Connection

Filament French Sole

Finlay & Co Furla

G Star Raw Gin Tonic

Gaastra Gina

Gailo Giraffe

Galeries Clandestines Girrard Perregaux

Galeries Lafayette Givenchy

GANT Glacier

Garcia Jeans Golf Nation

Gas Golfins

GAP

Georg Jensen Graham

GEOX Gucci

Gérard Darel Guess

Gerry Webber Guiseppe Zanotti

Gieves and Hawkes Guy Degrenne

Hackett Hogl

Hamilton Holland Cooper

Hamleys Hollister

Haribo Home

Harmont & Blaine Home & Cook

Harryland Hotel Chocolat

Hav Hornby Hobbies

Havainanas

Hawes & Curtis Hour Passion

Heidi Klum Huber

Helly Hansen Hugo Boss

Henri Lloyd Humanic

Henry Cottons Hunkemoller

Hill & Friends Hunter

Hobbs

IKKS Ivy Oxford

Indulge Fragrances Izac

Intimissi

J B Martin Jigsaw

Jacadi Jil Sander

Jimmy Choo

Jack Wills John Partridge

Jack Wolfskin John Smedley

Jacques Vert Jones

Jade Jagger Joop

Jaeger Joseph

Jane Shilton Joules

Jean Bourget Juicy Couture

Jeff Banks

Kaporal Kiko

Kappa Kipling

Karen Millen Kitch n Sync

Karl Lagerfeld Klaas

Karl Marc John Kookai

Kate Spade NY Krispy Kreme

Kenzo Kurt Geiger

Kickers Kurt Muller

Kids K-Way

La Casa Lilly & Lime

La Perla Lindt

La Senza Links of London

Lacoste Liu-Jo Uomo

Lafuma LK Bennett

Lakeland L'Occitane

Lakeland Leather Loewe

Lalique Longchamp

Lancel Longines

L'Attelier Lonsdale

Laurence king L'Oreal

Le Coq Sportif Loro Piana

Le Creuset Love Coffee

Lee Cooper Luca Buca

Lee Wrangler Luke 1977

Lego Wear Lulu Guiness

Les Temps des Cerises Lululemon

Levis Lyle & Scott

Maje Miia

Mandarino Duck Mike Fiori

Manfield Millies Cookies

Mango Mint Velvet

Manoukian Missoni

Marc Jacobs Mobile Bitz

Marc O Polo MODA Vista

Marc Picard Moda Vista

Marc Shoes Molton Brown

Margaret Howell Moncler

Marie Sixtine Monsoon

Markus Lupfer Montblanc

Marni Morgan

Marvelis Morv London

Marzotto Moschino

Max Mara Moss Bros

McGregor Mountain Warehouse

MCM Move

MCS Mulberry

Mephisto Murdock

Messika Mustang

Mexx Musto

Michael Kors

N. Peal Nike

Naf Naf Nine West

Napapijri Nivea

Navigare Noa Noa

Nespresso North Face

Ness North Sails

New Balance Northland

Nicole Farhi Not Shy

Oakley Only

Oasis Orcanta

Odlo Original Penguin

Oliver Sweeney Orlebar Brown

Olsen Ortigia

Olymp Orvis

Olympia Oscar De La Renta

On Board Osprey London

Oneida Outly

O'Neill Oxford Company

Pal Zileri Pickett

Palmers Pierre Cardin

Pampolina Pilgrim

Pandora Pinko

Paperchase Piquadro

Parmigiani Fleurier Playtex

Past Times Poiray

Paul & Joe Pollini

Paul & Shark Polo Ralph Lauren

Paul Costelloe Pomellato

Paul Smith Porsche Design

Paul Taylor Portmerion

Paule Ka Prada

Pret a Manger

Pearl Izumi Pretty Green

Penhaligons Primigi

Pepe Jeans Pringle

Petit Bateau Printemps

Phaidon Pro Cook

Phase Eight Puma

Philipp Plein Pupa

Quba Quickstitch

Queelin Quiz

Quicksilver Quore

Racing Green Riedel

Radley Riess

Rado Rip Curl

Raging Bull Rituals

Rai Brow Bar Roberto Cavalli

Rapha Rockins

Rectella Rodanio

Red/Green Roger Vivier

Roksanda

Reebok Roman Originals

Regatta Rortary

Reiss Rory Dobner

Renatto Bene Rosenthal

Replay Ross Barr

Revlon Roxy

Rich & Royal Rupert Sanderson

S Oliver Skopes

Saint Laurent Smythson

Salamander Snow & Rock

Salomon Sole Trader

Saltrock Sonia Rykiel

Salvatore Ferragamo Sophie Hulme

Samsonite Speedo

Sandro Speers London

Sartoria Stefanel

Savoy Taylors Guild Stella McCartney

Scheisser Stephen Webster

Scotch & Soda Strellson

Sea Salt Strenesse

See by Chloe Stuart Weitzman

Seidensticher Subway

Seiko Suit Direct

Serge Blanco Sun Factory

Sergio Rossi Sunglass Time

Sergio Tacchini Sunglasses Hut

Sidoli's Superdry

Sinequanone Swarovski

Sisley Swatch

Sixty Sweet & West

Skechers

Tag Heuer Time & Gems

Tailored Jackets Tissot

Tara Jarmon TM Lewin

Tateossian Tods

Ted Baker Tog 24

Tefal Tolkowsky

Temperley London Tom Tailor

Tempur Tommy Hilfiger

The Body Shop Toms

The British Collective Top Gifts

The Cambridge Satchel Co Tory Burch

The Cosmetics Company Toshiba

The Fragrance Shop Trade Secret

The Kooples Tradition Des Vosges

The Luxury Beauty Store Trenchers

The North Face

Tripp Outlet Store

Triumph

The Workers Club True Religion

Thomas Pink Trussardi

Tiger Tiger Tumi

Timberland TW Lewin

UGG Australia Under Armour

Ulysse Nardin

Valentino Versace

Vanilla Victorianox

Vans Vilebrequin

Vassen / Billerbeck Villeroy & Boch

Vero Moda Vivien Westwood

Wagamama Whittards

Warehouse Windsmoor

Watch Station Windsor

Waterford Winser

Weil 1868 Wolford

Weird Fish Wonderbra/Playtex

White Stuff Wrangler

Yamamay Yumi

Yankee Candle Yves Delorme

YO! Sushi

Zadig & Voltaire Zegna

Zapa Zwilling JA Henckels

Appendix C

Updated Sequential Assessment

Bourne Core Area, Bourne

South Kesteven District

Sequential Assessment

Site Description:

Bourne Core Area is an area of approximately 2 hectares lying between North Street, Burghley Street and West Street.

Although small parts of the site encroach into the Primary Shopping Area to the east, the majority of the site lies outside

and is therefore considered part in-centre, part edge-of-centre for the purposes of applying the sequential test.

It has limited retail frontage to North Street, which runs in a north-south direction. Burghley Street provides access to the

rear of properties located off both West Street and North Street, as well as access to public and private car parking.

The majority of the area is within the Bourne Conservation Area and there are several adjacent listed buildings along

North Street. The land is within multiple ownerships. Existing uses include public and private car parking, a British

Legion club and residential dwellings.

The A1 is approximately 10 miles to the west of the site.

Planning History:

No relevant applications identified.

Source: Google Maps

Source: SKDC Policies Map (2014) – orange hatched area

Planning Policy:

Core Strategy Policy SAP9 – and the 2014 Policies Map – identified Bourne Core Area for comprehensive mixed use

development including retail. However, the Core Strategy has been superseded by the recently adopted Local Plan

2011-2036, which does not identify the Bourne Core Area. The site remains part of the town centre.

Assessment:

Suitability

This site extends to just 2 hectares and is too small for the proposed development, even with due flexibility on the part of

the applicant. The majority of the site is within the Bourne Conservation Area with several adjacent listed buildings.

Therefore, any comprehensive redevelopment of the area will need to be sympathetic to these designations.

The site is not sufficiently accessible from the strategic highway network, which is a prerequisite of the DOC concept.

It also has limited retail frontage to North Street (Bourne’s main high street), being largely set back behind existing

shops. The site is wholly unsuitable and therefore unviable for a DOC from a locational perspective.

Bourne Core Area, Bourne



Availability

The site is currently in multiple ownerships and does not appear to be marketed for redevelopment. It is not therefore

considered to be available.

Conclusion:

The site is not suitable or available and cannot, therefore, be considered sequentially preferable for the proposed

development.

King 31, Grantham



Site Description:

The site is located off Tollemache Road, close to the A1.

It lies south of Grantham town centre and comprises predominantly agricultural land. The site extends to 14.78

hectares, 9.58 hectares of which is the aforementioned agricultural land. The remaining 3.83 hectares comprise a

former, now restored quarry to the east.

The site is out-of-centre for the purposes of the sequential test.

Planning History:

Planning permission (ref: S17/1262) was granted in April 2018 for:

Designer Outlet Village (DOV), comprising: Phase 1 - Full planning permission for erection of up to 20,479 sqm

(GEA) of floorspace comprising retail units (A1), restaurants and cafes (A3), management suite and tourism unit, play

areas, and only storage at first floor level (1,267 sqm). New access road and access points, parking for up to 1,675

cars, 13 coaches, 90 bicycle spaces and a bus stop. Land remodelling, drainage works, hard and soft landscaping

and all ancillary works. Phase 2 - outline planning application for up to 12,550 sqm (GEA) of floorspace comprising

retail units (A1), restaurants and cafes (A3) and only storage at first floor level (2,288 sqm); up to 709 car parking

spaces (315 net additional), including a decked parking area; 65 bicycle spaces; and an hotel (85 rooms 2,778 sqm

GEA) with 80 car parking spaces; hard and soft landscaping (all matters reserved with the exception of access).

Source: Google Maps

Source: SKDC Local Plan Policies Map

Planning Policy:

The development plan comprises the recently adopted Local Plan 2011-2036.

The site is identified as part of the Grantham Southern Gateway Strategy Employment Opportunity (GR-SE1). Local

Plan Policy E1 states that proposals will not be supported that cause harm to the strategic employment focus of the

area.

King 31, Grantham



Assessment:

Suitability

Whilst the site is greenfield and not an existing retail site, it benefits from planning permission for a large scale DOC.

The site is therefore considered suitable for a proposal of this nature but would be unsuitable for the new DGDO

given its clear functional relationship with the existing offer at the Downtown retail site.

Availability

The site is considered to be available on the basis it benefits from planning permission for a large scale DOC.

Conclusion:

Despite its suitability and availability, we agree with PBA’s previous assessment that the out-of-centre King 31 site

should not be considered sequentially preferable to the application site. We further assess that the application site

has benefits in terms of its accessibility (including by public transport) and long-established retail use.

Bass Maltings, Sleaford

North Kesteven District


Site Description:

The site is known as Bass Maltings, a large group of eight disused malt houses originally constructed between 1901 and

1907. They are the largest group of malt houses in England and are Grade II* listed. The site extends to approximately

6.3 hectares.

Bass Maltings is located just outside and to the southeast of the Sleaford Town Centre boundary, immediately south of

the railway line. To the east and south is open land, with residential dwellings bordering the site to the southwest.

Cottages and stables, which appear to be associated with Bass Maltings, are located to the west of the site through a

private driveway and are all Grade II listed.

The site lies to the southeast of the Former Advanta Seeds site, which is being considered separately as part of this

sequential analysis; however, they cannot be reasonably considered together as they are separated by the railway line.

Access to the site is via the aforementioned private driveway off Mareham Lane. This leads to London Road (B157) /

Grantham Road (A153). The site is approximately 14.5 miles from the A1.

The site is just over 300m from the Primary Shopping Area and is therefore out-of-centre for the purposes of applying the

sequential test.

Planning History:

Planning permission (ref. 09/0006/FUL) and associated listed building consent was granted in November 2011 for:

Change of use of Bass Maltings Complex & extensions/alterations of buildings to provide a mixed-use development

including 204 residential units, 5800 sq m of healthcare & community facilities, 5207 sq m of office floor space, 1391 sq

m of restaurant & retail floor space, associated car parking, and enabling development of 24 residential units. Erection of

new building to create 2 level car park, provision of open space, a children's play area and other works incidental to the

proposed development.

Subsequent applications to remove Condition 2* (refs. 12/1327/VARCON and 16/0323/VARCON) were both withdrawn

by the applicant.

*No more than 4,754m² of gross B1 office floor space and 24 enabling dwellings together with ancillary car parking

(Phase 1 on the accompanying plan 1), shall be occupied until the road linking Boston Road to Mareham Lane (Route

shown on accompanying plan) is made publicly available. Development beyond Phase 1 shall not be implemented prior

to the marketing of this part of the development for the uses permitted via this planning consent.

The full application was approved on 21 November 2011 with a condition stating development must be begun, not later

than the expiration of 7 years. It is understood that this planning permission has now expired.




Source: Google Maps

Source: NKDC Policies Map (2017)

Planning Policy:

The development plan documents relevant to this site include:

• Central Lincolnshire Local Plan (adopted by the Lincolnshire Joint Strategic Planning Committee in April 2017);

• Sleaford Maltings SPD (2006).

Local Plan Policy LP43 states that proposals for redevelopment should seek to make a positive contribution to the built

and natural environment and protect important local views of Sleaford, including the Bass Maltings complex and its

setting, from both within and outside the town.

Local Plan Policy LP50 (Policies Map ref: CL 1023) identifies Bass Maltings as being able to accommodate 204

dwellings. This corresponds with an extant planning permission for the site.

Sleaford Maltings SPD which relates specifically to Bass Maltings seeks to preserve the site, prevent inappropriate

alterations, and prevent demolition of any significant part of the complex unless it can be fully justified.

The SPD also states that access to the site will be a key issue to resolve and that development of the Maltings would

require a light controlled junction onto Mareham Lane, a bridge over the railway line providing a link to Boston Road, and

an upgrading of the access road from Mareham Lane to an adoptable standard.

The SPD requires the buildings to be brought back into effective use. The size, location and scale of the buildings, close

to the town centre, would indicate that a mixed use scheme would constitute sustainable development.

Assessment:

Suitability

The site is not suitable for the proposed development. It is not sufficiently accessible from the strategic highway network

and access to it is not capable of serving a DOC.

The Grade II* listed status of the buildings, and their form and structure, is likely to make them unfeasible options for the


The SPD states the Council would seek a mix of uses on the site, including residential which would reduce the area

available for development, making the site much too small. Accommodating the proposed development on this site

would clearly not accord with the Council’s policy aspirations for the site.




Availability

The site is not available for the proposed development. It is understood that the owners, Avant Homes, have had

discussions with the Council to restore the listed buildings with a revitalised, residential-led scheme. No planning

application has yet been submitted.

Conclusion:

The out-of-centre Bass Maltings site is not suitable or available for the proposed development and cannot therefore be

considered a sequentially preferable site.

East Road, Sleaford



Site Description:

The site is located to the northeast of Sleaford town centre on the B1517 (East Road) which is narrow and forms the

western border to the site. A railway line borders the site to the north and east, and to the south are industrial units

and warehouses.

The total site extends to approximately 6.95 hectares.

The site is known as Royal Oak Business Park and (insofar as we are aware) is currently on the market, offered as

several individual plots for employment uses.

The site is considered out-of-centre on the basis that it is located over 1km from the Primary Shopping Area.

Planning History:

A number of planning applications have been made relating to the use(s) of the site. These include:

16/0034/FUL: Change of use of land to builder’s yard for external storage of building materials and storage

containers, extension of existing private access road to site and fencing to full perimeter of the site (approved March

2016)

17/0360/FUL: Erection of storage building, with delivery canopy and associated hard standing, lorry and car parking

together with siting of portacabin office (approved June 2016)

16/0742/FUL: Erection of 6 no. new commercial units (approved August 2016)

17/1193/FUL: Proposed compound/fencing and portacabin and use of land for sale of cars (approved October 2017)

Source: Google Maps


Planning Policy:

The development plan comprises the Central Lincolnshire Local Plan (adopted by the Lincolnshire Joint Strategic

Planning Committee in April 2017). The site is allocated in the Local Plan as Established Employment Area E26

Sleaford Industrial Estate for B1, B2 and B8 uses.

Such sites perform an important role in the local economy and therefore are in need of protection for employment (B

Class) purposes. They also offer potential for intensification and/or renewal. Proposals for new B1/B2/B8 employment

developments and/or redevelopment of sites for B1/B2/B8 uses that come forward at important established

employment sites will be supported provided the proposed development is of a scale that respects the character of

the area and/or neighbouring land uses.

Proposals within the identified areas for any use not set out in allocation E26 (i.e. B1, B2 and B8) will be refused,

unless clearly ancillary to the uses identified.

East Road, Sleaford



Assessment:

Suitability

The site is not suitable for the proposed development. The site is not sufficiently accessible from the strategic

highway network and access to it (via East Road) is not capable of serving a Designer Outlet Centre (DOC).

The site comprises a series of individual plots for employment uses and is too small for the proposed development, as

previously accepted by PBA.

Furthermore, the site is part of an Established Employment Area and accommodating the proposed development on

this site would clearly not accord with the Council’s policy aspirations for the site.

Availability

The site is not available on the basis it is (at least partly) occupied and marketed as Royal Oak Business Park.

Conclusion:

The site is not available or suitable. It therefore cannot be considered sequentially preferable for the proposed

development.

Former Advanta Seeds, Sleaford



Site Description:

The site comprises the Former Advanta Seeds (seed merchants) site, which is located to the southeast of the town

centre and immediately east of Sleaford train station. It is bounded by the railway line to the south, residential

dwellings to the east and a recreation ground to the north. The site is currently unoccupied but there are

redevelopment plans (as detailed below).

The site extends to approximately 4.6 hectares.

Access to the site is from South Gate, a small road leading from London Road (B157) / Grantham Road (A153). The

site is approximately 14.5 miles from the A1.

The site is considered edge-of-centre on the basis that it is within 300m of the Primary Shopping Area.

Planning History:

Outline planning permission for the redevelopment of the site was approved in December 2019 (ref. 18/0745/OUT).

The description of development reads:

Outline planning application for engineering works, clearance of existing and the erection of a mixed use commercial

development. Development to comprise of 6 retail units, a C2 retirement living use, an A3/A5 use and a replacement

bowls club facility. In respect of land with access taken from Boston Road, Sleaford.

We note that 5 of the 6 retail units range from 5,000 sqft (c. 450 sqm) to 11,000 sqft (c. 1,000 sqm). The other retail

unit is proposed for a DIY store measuring 20,000 sqft (c. 1,850 sqm) and associated garden centre.

Source: Google Maps


Planning Policy:

The development plan documents relevant to this site include:

• Central Lincolnshire Local Plan (adopted by the Lincolnshire Joint Strategic Planning Committee in April

2017).

Local Plan Policy LP45 identifies the site as a regeneration and opportunity area (not precisely defined on the

Policies Map). The policy states that the site could support a mixed use development, which creates a strong physical

and functional link with Southgate, the Sleaford’s wider town centre, and to the Bass Maltings site to the southeast

(considered separately in this sequential analysis).

Former Advanta Seeds, Sleaford



The supporting text to the policy states that:

This large-scale site offers significant potential for a variety of uses, including a mix of retail, leisure, office and

residential. Its development potential will depend upon the nature of development proposed and its traffic generation

and how this will affect access arrangements and wider traffic movement in the southern part of Sleaford town centre.

It further remarks that:

The Sleaford South Regeneration Route (Link Road) secured planning permission in connection with the

redevelopment of the Advanta Seeds site by Tesco. Following their withdrawal nationally from major supermarket

developments including Sleaford, a number of options for the redevelopment of Southern Southgate area of Sleaford

are under consideration. The option analysis and associated modelling will confirm whether there is a continued need

for the Link Road. Currently the plan seeks to protect the route of the road whilst these appraisals are underway.

Sleaford is identified as ‘Main Town’ in the Local Plan which, through the allocation of suitable sites, will be the focus

for substantial housing development supported by appropriate levels of employment growth, retail growth and wider

service provision.

Assessment:

Suitability

Whilst the site benefits from planning permission for retail units as part of a wider mixed use scheme, it is not

compatible with the form of development proposed at the Downtown retail site.

The site is not sufficiently accessible from the strategic highway network and access to it is not capable of serving a

DOC. Its size (only 4.6 hectares), accessibility and locational characteristics make the site wholly unsuitable for the


Availability

On the basis planning permission has recently been granted for a comprehensive mixed use scheme, we assess that

the site is not available for the proposed development.

Conclusion:

The site is not suitable or available and is therefore not a sequentially preferable site for the proposed development.

Jessop Way, Newark-on-Trent

Newark and Sherwood District


Site Description:

The site comprises a parcel of allocated employment land to the east of Newark-on-Trent town centre. It is bounded to

the south and west by industrial units and to the north and east by undeveloped land (part of which is the Beacon Hill

Conservation Area). The A1 is located at the eastern end of the site; however, there is no direct access to it.

The site is ‘greenfield’ and extends to approximately 15.8 hectares.

The site is considered out-of-centre on the basis that it is located over 1.5km from the Primary Shopping Area.

Planning History:

Relevant planning applications for the site are set out below.

16/SCR/00001: Request for screening opinion for industrial development (approved April 2016); no planning application

has been submitted in the light of this screening opinion

06/00914/RMAM: Erection of unit for production and/or distribution uses (Classes B2 and/or B8) with ancillary offices,

vehicle parking, landscaping and formation of access (approved June 2016)

05/00296/RMAM: Erection of two units for production and/or distribution uses (B2 and/or B8) with ancillary offices,

formation of access, vehicle parking and landscaping (approved May 2005)

95/50962/OUT: Mixed use development including residential, employment, hotel and open space uses (approved

October 2000)

Source: Google Maps

Source: Policies Map (2014)

Planning Policy:

The development plan documents relevant to this site comprise:

• Amended Core Strategy (March 2019);

• Allocations & Development Management DPD (July 2013).

It is understood that the Council’s progress reviewing the Allocations & Development Management DPD has been

suspended for “the foreseeable future” due to the measures introduced to tackle Covid-19.

The site is identified on the Policies Map as an Employment Site with Planning Permission (EPP).

Jessop Way, Newark-on-Trent



Policy NU/A/E1 (Newark Urban Area – Newark Industrial Estate Policy Area)

Within the area defined on the Policies Map as NUA/E/1 Newark Industrial Estate Policy Area, new employment

development will be encouraged. Newark Industrial Estate is a strategic ‘Major Employment Site’ where development

proposals not falling within the B1/B2/B8 Use Classes will be expected to meet the policy requirements of the Core

Strategy.

Assessment:

Suitability

The site is not suitable for the proposed development. It has no direct access to the A1. The established route from the

site to the A1 is through the industrial estate along Jessop Way and Brunel Dive – a route which is convoluted and

includes relatively narrow roads. The site does not therefore provide suitable access from the strategic highway network.

The site currently comprises greenfield land and has no public transport links with Newark-on-Trent town centre. As

such, it is not a sustainable location for the proposed development.

The site is situated within a protected employment area and, thus, accommodating the proposed development in this

location would not accord with the Council’s policy aspirations for the site.

Availability

The site is being marketed as part of a wider industrial site (‘G.PARK Newark’) and is therefore considered to be

unavailable for the proposed development.

Conclusion:

The site is not available or suitable and is not a sequentially preferable site for the proposed development.

NSK Factory, Newark-on-Trent



Site Description:

The NSK Factory site lies towards the northeast of Newark-on-Trent town centre. It extends to approximately 10.1

hectares.

The site comprises a collection of office, factory and warehouse buildings that are currently occupied by NSK (a

manufacturer of ball bearings). According to the NSK website, the Newark site is a European production site, a

research and development centre, a sales office and a distribution centre.

The site is located off Northern Road, which leads from Beacon Hill Road to the south and Lincoln Road to the north.

Both of these roads join the A1 to the east.

It forms part of a wider industrial area. Residential dwellings are located to the south of the site and the railway line

borders the site to the west. A conservation park is located to the east.

The site is out-of-centre on the basis that it lies approximately 700m from the Primary Shopping Area.

Planning History:

No relevant applications identified.

Source: Google Maps

Source: Policies Map (2014)

Planning Policy:

The development plan documents relevant to this site comprise:

• Amended Core Strategy (March 2019);

• Allocations & Development Management DPD (July 2013).

It is understood that the Council’s progress reviewing the Allocations & Development Management DPD has been

suspended for “the foreseeable future” due to the measures introduced to tackle Covid-19.

Policy NUA/MU/3 (Newark Urban Area – Mixed Use Site 3) allocates the NSK Factory site for mixed use

development. The site will accommodate at least 150 residential dwellings, employment provision and comparison

retail provision of around 4,000 square metres (net).

The policy requires any proposals for the site to be subject to:

NSK Factory, Newark-on-Trent



• The preparation of a Master Plan setting out the broad location of new development on the site, an

assessment of the impact of new development on the town centre, phasing of new development within the site

and associated transfer of existing NSK engineering plant to a new location in Newark Urban Area. In

preparing such phasing retail development will come forward in the latter part of the Plan Period (post-2019).

Earlier delivery of retail will only be supported where the need for such retail has been adequately

demonstrated in terms of the impact on the viability and vitality of the Town Centre;

• In preparing any Master Plan particular care should be taken in determining the location of residential

development, in particular consideration should be given as to whether additional land outside the allocation

could be incorporated to better realise such proposals;

• Investigation and recording of the site's industrial heritage by the applicant as part of the development of a

scheme with a view to incorporating, where practicable, any important features;

• The amount and type of employment provision will be determined as part of any Master Plan preparation

ensuring that a flexible approach to such provision can be achieved in line with the site characteristics and

wider regeneration aims.

Assessment:

Suitability

The policy allocation states that any development proposals for the site should include at least 150 residential

dwellings in addition to employment provision; while identifying the potential for only 4,000 square metres (net) of retail

floorspace, which is well below the amount required for the proposals. It is clear that the type and amount of

development proposed is not in accordance with the Council’s policy aspirations for this site.

In addition, the site lacks prominent road frontage and is considered insufficiently accessible from the strategic highway

network for a DOC.

Availability

NSK is still operating from the site and would need to be relocated to a new site in the Newark urban area. We note

representations have been submitted by NSK in support of the redevelopment of the site. The representations set out

their aspirations to secure a suitable site elsewhere within Newark and construct purpose-built premises for the

continued operation of the business, funded through the release of this site. However, we are not aware that any

suitable alternative sites have been identified (meaning the current site is not available).

The site allocation also states that retail development will come forward in the latter part of the plan period (post 2019).

However, given that (a) NSK is still operating from the site and (b) no planning application has been submitted for

redevelopment, it is reasonable to judge that no retail development will be brought forward in the short to medium term.

Conclusion:

The site is not suitable or available and is therefore not a sequentially preferable site for the proposed development.

Appendix D

Updated Impact Assessment Tables

Catchment Area Population and Expenditure

Table: 1CATCHMENT AREA POPULATION FORECASTS

Base YearZone District Postcodes (Area) 2020 2024 2025 BLANK COLUMN BLANK COLUMN

1 71,158 72,619 73,005 2 95,888 97,433 97,773 3 68,858 70,537 70,980 4 33,430 34,090 34,284 5 90,745 92,629 93,136 6 45,900 46,237 46,283 7 35,653 36,214 36,324 8 141,565 143,388 144,032 9 166,730 169,277 170,052 10 153,365 156,226 156,977 11 231,309 237,506 238,975 12 LE16, NN14, NN15, NN16, NN17, NN18 (Corby & Kettering) 225,795 234,288 236,337 13 LE1, LE2, LE5, LE8, LE18, LE19 (Leicester South) 319,160 324,926 326,753 14 LE3, LE4, LE6, LE7, LE11, LE12 (Leicester North & Loughborough) 406,082 416,462 419,436 15 NG1, NG2, NG3, NG4, NG5, NG12, NG14, NG25, NG90 (Nottingham East) 326,601 333,527 335,369 16 NG6, NG7, NG8, NG9, NG10, NG11 (Nottingham West) 332,591 337,380 338,848 17 217,464 220,765 221,578 18 175,332 178,517 179,235 19 286,462 292,223 293,704 20 188,287 190,825 191,556

TOTAL 3,612,375 3,685,069 3,704,637

Source: Pitney Bowes - GeoInsight Report for Catchment Area, May 2020.

Table: 2CATCHMENT AREA PER CAPITA EXPENDITUREPrice Basis: 2018 Prices

Catchment Zone Base Year Base YearBLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN 2020 2024 2025 BLANK COLUMN BLANK COLUMN

1 3,917 4,307 4,408 2 4,119 4,545 4,661 3 3,946 4,322 4,423 4 4,416 4,858 4,975 5 4,083 4,485 4,592 6 4,220 4,694 4,825 7 4,230 4,674 4,796 8 3,989 4,415 4,525 9 3,810 4,208 4,312 10 3,299 3,645 3,731 11 3,977 4,363 4,464 12 4,220 4,571 4,664 13 3,404 3,753 3,837 14 3,848 4,212 4,301 15 3,961 4,352 4,453 16 3,435 3,799 3,891 17 3,935 4,349 4,459 18 3,574 3,937 4,035 19 3,856 4,238 4,340 20 3,622 4,000 4,103 Catchment Area Average 3,804 4,185 4,284 Expenditure on SFT (%)* 18.4 21.3 22.0

Catchment Zone Base Year Base YearBLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN 2020 2024 2025 BLANK COLUMN BLANK COLUMN

1 3,196 3,390 3,438 2 3,361 3,577 3,636 3 3,220 3,401 3,450 4 3,604 3,823 3,881 5 3,332 3,530 3,581 6 3,444 3,694 3,764 7 3,452 3,678 3,741 8 3,255 3,475 3,530 9 3,109 3,312 3,363 10 2,692 2,869 2,910 11 3,246 3,434 3,482 12 3,443 3,597 3,638 13 2,778 2,954 2,993 14 3,140 3,315 3,355 15 3,232 3,425 3,473 16 2,803 2,990 3,035 17 3,211 3,423 3,478 18 2,916 3,098 3,147 19 3,146 3,335 3,386 20 2,955 3,148 3,200 Catchment Area Average 3,104 3,294 3,341 Source:

NG15, NG16, NG17, NG18, NG19 (Mansfield)

Per Capita Expenditure Including Special Form of Trading Per Capita Expenditure Including Special Form of TradingCONVENIENCE GOODS COMPARISON GOODS

Forecasting Years

NG31, NG32, NG33 (Grantham)LN5, LN6 (Lincoln South)NG34, PE10 (Sleaford & Bourne)PE9 (Stamford)NG13, NG23, NG24 (Newark)

DN22, NG20, NG21, NG22, S80, S81 (Retford & Worksop)

PE2, PE5, PE7, PE8, PE26, PE27, PE28, PE29 (Peterborough S&W)

DE1, DE5, DE7, DE21, DE22, DE75 (Derby North)DE23, DE24, DE72, DE73, DE74 (Derby South)

LE13, LE14 (Melton Mowbray)LE15 (Oakham)LN1, LN2, LN3, LN4, LN9, LN10 (Lincoln North & Horncastle)PE11, PE12, PE20, PE21, PE22 (Boston & Spalding)PE1, PE3, PE4, PE6 (Peterborough N&E)

Forecasting Years Forecasting Years

Per Capita Expenditure EXCLUDING Special Form of Trading Per Capita Expenditure EXCLUDING Special Form of TradingForecasting Years Forecasting Years

Pitney Bowes - GeoInsight Report for Catchment Area, May 2020; with interpolation by C&W. SFT deductions based on Experian's Retail Planner Briefing Note 17 (February 2020).

DTZ RECAP Model 1

Table: 3CATCHMENT AREA EXPENDITURE FORECASTSCatchmentZone BLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN BLANK COLUMN 2020 2024 2025 BLANK COLUMN BLANK COLUMN

(£000) (£000) (£000) (£000) (£000) (£000) (£000) (£000) (£000) (£000)1 227,417 246,150 251,020 2 322,258 348,510 355,462 3 221,718 239,926 244,866 4 120,474 130,334 133,050 5 302,367 326,952 333,562 6 158,073 170,808 174,201 7 123,063 133,211 135,872 8 460,844 498,217 508,383 9 518,411 560,594 571,893 10 412,806 448,152 456,880 11 750,727 815,520 832,129 12 777,493 842,822 859,738 13 886,571 959,705 977,926 14 1,275,084 1,380,507 1,407,246 15 1,055,579 1,142,338 1,164,903 16 932,239 1,008,703 1,028,503 17 698,339 755,604 770,618 18 511,307 553,120 564,106 19 901,258 974,653 994,338 20 556,431 600,717 612,985

TOTALS 11,212,460 12,136,543 12,377,681 Source: Tables 1 and 2

Table: 4COMPARISON GOODS PER CAPITA EXPENDITURE BY GOODS TYPE

Per Capita Comparison Goods Expenditure in 2020 for the catchment area as a whole 2018 Prices

Clothing & footwear

Furniture & floor coverings Household textiles

Domestic appliances

Audio-visual & computer

equipment

DIY goods & decorating

supplies

Chemist's goods, medical & beauty

productsAll other

comparison goodsTotal Comparison

Goods

Including SFT (£) 840 390 119 180 350 171 530 1,224 3,804 Deduction for SFT (%) 18 23 22 26 31 9 11 17 18.4 Excluding SFT (£) 691 302 92 134 242 155 472 1,016 3,104 Source: Pitney Bowes - GeoInsight Report for Catchment Area, May 2020.

SFT deductions based on C&W research and the results of the Household Interview Survey 2017.

Table: 5CATCHMENT AREA COMPARISON GOODS EXPENDITURE BY GOODS TYPE IN 2020Catchment Clothing & Furniture & floor Household Domestic Audio-visual DIY goods & Chemist's goods, All other

Zone footwear coverings textiles appliances & computer… decorating… medical &… comp. goods

(£000) (£000) (£000) (£000) (£000) (£000) (£000) (£000)1 50,646 22,129 6,774 9,785 17,744 11,350 34,557 74,439 2 71,768 31,357 9,599 13,865 25,143 16,083 48,968 105,483 3 49,377 21,574 6,604 9,539 17,299 11,066 33,691 72,574 4 26,830 11,723 3,588 5,183 9,400 6,013 18,307 39,434 5 67,338 29,422 9,006 13,009 23,591 15,091 45,946 98,972 6 35,203 15,381 4,708 6,801 12,333 7,889 24,020 51,741 7 27,406 11,975 3,666 5,295 9,602 6,142 18,700 40,281 8 102,631 44,842 13,727 19,828 35,956 23,000 70,027 150,845 9 115,452 50,444 15,441 22,305 40,448 25,873 78,775 169,688 10 91,933 40,168 12,296 17,761 32,208 20,602 62,728 135,121 11 167,189 73,049 22,361 32,300 58,574 37,467 114,076 245,730 12 173,150 75,653 23,159 33,452 60,662 38,803 118,143 254,492 13 197,442 86,267 26,408 38,145 69,173 44,247 134,718 290,195 14 283,965 124,071 37,980 54,861 99,485 63,637 193,754 417,365 15 235,080 102,712 31,442 45,416 82,359 52,682 160,399 345,516 16 207,612 90,711 27,768 40,110 72,736 46,526 141,658 305,144 17 155,522 67,951 20,801 30,046 54,486 34,853 106,115 228,583 18 113,869 49,752 15,230 21,999 39,894 25,518 77,695 167,363 19 200,713 87,696 26,845 38,777 70,319 44,980 136,950 295,003 20 123,919 54,143 16,574 23,941 43,414 27,770 84,552 182,133

TOTALS 2,497,046 1,091,022 333,976 482,418 874,826 559,592 1,703,779 3,670,100 Source: Tables 1 and 4

CONVENIENCE GOODS COMPARISON GOODSTOTAL RETAIL EXPENDITURE

DTZ RECAP Model 2

Comparison Goods Market Shares

Table: 6COMPARISON GOODS MARKET SHARES, 2020

Z1 Z2 Z3 Z4 Z5 Z6 Z7 Z8 Z9 Z10 Z11 Z12 Z13 Z14 Z15 Z16 Z17 Z18 Z19 Z20 TotalExcluding SFT & Nulls % % % % % % % % % % % % % % % % % % % % %

Zone 1 Grantham Town Centre 61.7% 0.4% 4.3% 0.2% 8.2% 1.3% 1.8% 0.5% 0.0% 0.0% 0.3% 0.0% 0.0% 0.1% 0.2% 0.2% 0.0% 0.0% 0.0% 0.4% 1.6% Downtown Grantham 6.1% 2.2% 1.5% 0.1% 1.9% 0.8% 0.3% 0.2% 0.7% 0.0% 0.0% 0.1% 0.0% 0.3% 0.1% 0.0% 0.0% 0.0% 0.2% 0.1% 0.4% Dysart Retail Park, Grantham 4.3% 0.0% 0.3% 0.1% 1.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Grantham (other) retail parks 1.3% 0.0% 0.2% 0.0% 0.2% 0.5% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.1%Zone 2 Lindis Retail Park, Lincoln 0.0% 5.8% 3.7% 0.0% 0.9% 0.0% 0.0% 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% Tritton Retail Park, Lincoln 0.0% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Other Z2 destinations 0.0% 9.5% 0.2% 0.0% 0.5% 0.0% 0.0% 3.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.4%Zone 3 Bourne Town Centre 0.3% 0.0% 14.2% 2.9% 0.0% 0.0% 0.2% 0.0% 0.5% 1.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% Sleaford Town Centre 1.3% 0.0% 24.6% 0.0% 0.0% 0.0% 0.2% 1.8% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% Other Z3 destinations 0.0% 0.1% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%Zone 4 Stamford Town Centre 2.3% 0.4% 2.6% 59.1% 0.0% 0.1% 7.6% 0.0% 0.4% 1.3% 0.7% 0.5% 0.0% 2.0% 0.0% 2.5% 0.0% 0.0% 0.0% 0.0% 1.3% Stamford retail parks 0.5% 0.0% 0.4% 9.7% 0.0% 0.0% 2.1% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1%Zone 5 Bingham Town Centre 0.0% 0.0% 0.0% 0.0% 5.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% Newark-on-Trent Town Centre 1.9% 2.4% 0.0% 0.2% 34.1% 0.2% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.7% 1.0% Northgate Retail Park, Newark 0.0% 0.2% 0.0% 0.0% 13.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% Newark (other) retail parks 0.0% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%Zone 6 Melton Mowbray Town Centre 0.6% 0.0% 0.0% 0.0% 0.0% 59.4% 1.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% Melton Mowbray retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 1.2% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%Zone 7 Oakham Town Centre 0.2% 0.0% 0.2% 0.3% 0.0% 1.1% 39.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.4% Uppingham Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 5.5% 0.0% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Oakham retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0%PCA Total (Zones 1-7) 80.5% 23.3% 53.0% 72.6% 66.2% 64.9% 60.1% 8.7% 1.7% 2.9% 1.1% 0.9% 0.0% 2.5% 1.6% 2.7% 0.1% 0.2% 0.2% 1.2% 8.3%

Zone 8 Lincoln City Centre 10.5% 69.2% 21.6% 0.0% 6.1% 0.9% 0.1% 62.4% 2.5% 0.0% 0.0% 0.0% 0.0% 0.3% 0.1% 0.0% 0.0% 0.0% 0.2% 3.6% 5.2% Other Z8 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3%Zone 9 Boston Town Centre 0.0% 0.1% 3.0% 0.0% 0.1% 0.0% 0.0% 0.8% 39.6% 0.0% 0.1% 0.0% 0.0% 0.1% 0.0% 1.5% 0.0% 0.0% 0.0% 0.0% 2.0% Boston Shopping Park, Boston 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.5% 1.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Holbeach Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Spalding Town Centre 0.5% 0.0% 0.2% 0.4% 0.0% 0.0% 0.2% 0.0% 22.3% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.3% 0.0% 0.0% 0.0% 1.1% Springfields Shopping Outlet, Spalding 0.0% 0.0% 0.2% 0.5% 0.0% 0.0% 0.0% 0.0% 2.4% 0.4% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Other Z9 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.6% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2%Zone 10 Market Deeping Town Centre 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.5% 4.4% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% Peterborough City Centre 2.7% 0.3% 11.4% 20.3% 0.0% 0.4% 12.1% 0.0% 11.1% 63.9% 25.3% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.3% Brotherhood Shopping Park, Peterborough 0.0% 0.0% 0.1% 1.2% 0.0% 0.0% 0.6% 0.0% 0.5% 8.6% 1.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.5% Maskew Retail Park, Peterborough 0.1% 0.0% 0.3% 1.1% 0.0% 0.0% 0.5% 0.0% 0.5% 3.7% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% Peterborough (other) retail parks 0.1% 0.0% 0.1% 0.8% 0.0% 0.0% 0.7% 0.0% 0.1% 5.7% 0.8% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% Other Z10 destinations 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 1.8% 4.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4%Zone 11 Huntingdon Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 21.9% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.3% St Ives Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 6.9% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% Ramsey Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 4.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% Other Z11 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3%Zone 12 Corby Town Centre 0.0% 0.0% 0.0% 0.5% 0.0% 0.1% 4.2% 0.0% 0.0% 0.1% 0.7% 21.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.4% Kettering Town Centre 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.3% 0.0% 0.0% 0.0% 0.0% 22.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.5% Kettering retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 5.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.3% Market Harborough Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% 0.4% 0.0% 0.0% 0.0% 0.0% 14.8% 2.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.3% Other Z12 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.7% 0.0% 0.0% 0.0% 0.2% 4.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3%Zone 13 Leicester City Centre 0.5% 0.0% 0.1% 0.0% 0.6% 14.0% 7.0% 0.2% 0.5% 0.0% 0.0% 7.1% 42.3% 42.2% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 9.9% Fosse Shopping Park, Leicester 0.0% 0.2% 0.0% 0.0% 0.0% 4.0% 2.6% 0.0% 0.0% 0.0% 0.0% 1.2% 25.5% 6.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.3% Leicester (other) retail parks 0.1% 0.0% 0.0% 0.0% 0.2% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.1% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% Oadby Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.5% 0.0% 5.7% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% Wigston Magna Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 12.2% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 1.2% Other Z13 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 2.2% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.4%Zone 14 Loughborough Town Centre 0.2% 0.0% 0.5% 0.0% 0.0% 0.3% 0.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 26.7% 0.1% 0.0% 0.5% 0.9% 0.0% 0.0% 3.2% Loughborough retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.6% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.3% Thurmaston Retail Park, Leicester 0.0% 0.0% 0.0% 0.0% 0.0% 1.1% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 4.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% Other Z14 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1%Zone 15 Arnold Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 10.4% 0.0% 0.0% 0.0% 1.3% 0.1% 1.1% Nottingham City Centre 3.6% 0.5% 0.8% 0.0% 20.1% 7.8% 3.3% 1.7% 0.0% 0.0% 0.0% 0.0% 0.6% 4.4% 54.1% 38.6% 4.1% 5.9% 22.2% 4.2% 12.2% Victoria Retail Park, Nottingham 0.0% 0.3% 0.0% 0.0% 1.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 6.7% 0.2% 1.1% 0.0% 0.0% 0.0% 0.8% Riverside Retail Park, Nottingham 0.0% 0.0% 0.2% 0.0% 0.5% 0.4% 0.3% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.1% 3.0% 5.0% 0.4% 0.0% 3.2% 0.0% 1.1% Nottingham (other) retail parks 0.0% 0.0% 0.0% 0.0% 0.1% 0.1% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 3.5% 0.8% 0.6% 0.0% 0.6% 0.0% 0.5% West Bridgford Town Centre 0.0% 0.0% 0.0% 0.0% 0.8% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.2% 3.5% 0.0% 0.0% 0.0% 0.0% 0.6% Other Z15 destinations 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 6.0% 1.8% 0.0% 0.0% 0.4% 0.1% 0.8%Zone 16 Beeston Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 7.1% 0.0% 0.3% 0.0% 0.0% 0.7% Beeston retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.4% 0.0% 0.3% 0.0% 0.0% 0.2% Bulwell Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.6% 0.0% 0.0% 0.6% 0.0% 0.2% Long Eaton Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.2% 12.7% 0.0% 2.3% 0.0% 0.0% 1.3%

DTZ RECAP Model 3

Castle Marina Retail Park, Nottingham 0.0% 0.0% 0.0% 0.0% 0.8% 0.4% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.4% 4.1% 0.0% 0.0% 0.0% 0.3% 0.8% Other Z16 destinations 0.0% 0.0% 1.6% 0.3% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.1% 0.1% 0.0% 0.9% 0.0% 0.2%Zone 17 Ilkeston Town Centre 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.0% 5.8% 0.0% 0.3% 0.0% 0.6% Ripley Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 3.1% 0.1% 0.0% 0.0% 0.2% Derby City Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 3.3% 59.5% 54.5% 1.6% 0.0% 6.8% Kingsway Retail Park, Derby 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 3.4% 5.9% 0.0% 0.0% 0.5% Derby (other) retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% 0.0% 0.0% 1.7% 5.6% 6.2% 0.0% 0.1% 0.9% Other Z17 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 4.9% 2.8% 0.9% 0.0% 0.5%Zone 18 Alvaston Local Centre, Derby 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 6.3% 0.0% 0.0% 0.3% Spondon Local Centre, Derby 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.7% 1.0% 0.0% 0.0% 0.1% Other Z18 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.3% 1.2% 0.0% 0.0% 0.1%Zone 19 Mansfield Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.2% 0.4% 26.2% 20.5% 3.1% St Peters Retail Park, Mansfield 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.7% 0.3% 0.2% Portland Retail Park, Mansfield 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.9% 0.7% 0.2% Mansfield (other) retail parks 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 2.6% 2.0% 0.3% Hucknall Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.1% 0.0% 0.2% Sutton-in-Ashfield Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.0% 0.3% 0.6% Giltbrook Retail Park, Nottingham 0.8% 0.1% 0.3% 0.0% 0.7% 0.5% 1.6% 0.1% 0.1% 0.0% 0.0% 0.0% 0.6% 0.8% 1.7% 2.6% 2.6% 1.4% 6.9% 2.4% 1.5% Other Z19 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.3% 0.6% 0.4%Zone 20 Retford Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 11.2% 0.6% Worksop Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 17.7% 0.9% Other Z20 destinations 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 7.8% 0.4%SCA Total (Zones 8-20) 19.0% 70.9% 40.9% 25.4% 31.9% 31.9% 36.4% 76.2% 85.8% 88.9% 72.5% 81.1% 94.7% 93.2% 92.9% 90.5% 94.4% 90.1% 88.9% 72.1% 82.0%

Total for Zones 1-20 99.5% 94.2% 94.0% 98.0% 98.1% 96.8% 96.5% 85.0% 87.5% 91.8% 73.7% 82.0% 94.7% 95.7% 94.4% 93.1% 94.5% 90.3% 89.1% 73.3% 90.3%

Destinations outside Zones 1-20: Alfreton Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 0.0% 0.1% 0.0% 0.1% Bicester Village Outlet, Bicester 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 0.0% 0.0% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Birmingham City Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.4% 0.0% 0.1% 0.2% 0.0% 0.3% 0.0% 0.1% 0.3% 0.2% 0.0% 0.0% 0.1% Cambridge City Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 16.5% 0.3% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 1.0% Desborough Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Doncaster Town Centre 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 3.0% 0.2% East Midlands Designer Outlet, Alfreton 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.6% 0.2% 1.0% 0.2% 2.4% 1.4% 0.4% Gainsborough Town Centre 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.2% 1.6% 0.0% 0.1% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.0% 0.1% King's Lynn Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 5.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% London 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% 0.1% 0.4% 1.0% 0.7% 1.3% 0.6% 0.3% 0.0% 0.0% 0.0% 0.0% 2.8% 0.0% 0.5% Meadowhall, Sheffield 0.0% 1.0% 0.0% 0.2% 0.1% 0.0% 0.0% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.3% 10.9% 0.7% Milton Keynes Town Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 1.9% 0.0% 4.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% Northampton Town Centre 0.0% 0.1% 0.0% 0.0% 0.0% 0.2% 0.1% 0.4% 0.0% 0.0% 0.0% 1.9% 0.0% 0.0% 0.9% 0.9% 0.0% 0.3% 0.6% 0.0% 0.4% Rushden Lakes, Northamptonshire 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% Sheffield City Centre 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.7% 0.2% Skegness Town Centre 0.2% 0.0% 0.0% 0.2% 0.0% 0.0% 0.0% 0.1% 1.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Other destinations (outside Z1-20) 0.1% 0.2% 1.8% 0.4% 1.1% 0.0% 0.7% 1.5% 1.2% 1.1% 3.1% 1.5% 1.0% 0.5% 0.1% 0.3% 0.6% 4.0% 0.8% 2.3% 1.1%Total for outside Zones 1-20 0.5% 1.3% 2.2% 0.7% 1.2% 0.3% 1.7% 4.4% 8.9% 5.2% 20.4% 14.5% 1.6% 1.3% 2.4% 1.7% 2.7% 4.6% 8.0% 21.3% 5.9%

Other 0.6% 5.0% 3.8% 1.3% 1.1% 3.3% 1.8% 10.9% 3.6% 3.0% 5.6% 3.5% 3.7% 3.0% 3.1% 5.1% 2.6% 5.1% 2.7% 5.4% 4.0%Overall Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

Source:Household Interview Survey 2017, with expenditure (excluding SFT) weightings applied by C&W.

DTZ RECAP Model 4

Comparison Goods Spending Patterns

Table: 7COMPARISON GOODS SPENDING PATTERNS, 2020

Z1 Z2 Z3 Z4 Z5 Z6 Z7 Z8 Z9 Z10 Z11 Z12 Z13 Z14 Z15 Z16 Z17 Z18 Z19 Z20 Total£m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m

Total expenditure available, 2020

Zone 1 Grantham Town Centre 140.3 1.3 9.4 0.2 24.7 2.1 2.2 2.2 0.0 0.0 2.1 0.0 0.0 1.7 1.8 1.7 0.0 0.2 0.0 2.0 192.0 Downtown Grantham 13.8 7.0 3.2 0.1 5.8 1.2 0.4 1.1 3.4 0.1 0.0 0.8 0.0 3.8 0.8 0.0 0.0 0.0 1.4 0.4 43.4 Dysart Retail Park, Grantham 9.7 0.0 0.8 0.1 5.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 16.0 Grantham (other) retail parks 3.0 0.0 0.4 0.0 0.7 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.0 0.0 0.0 0.5 0.0 0.0 0.1 6.5Zone 2 Lindis Retail Park, Lincoln 0.0 18.6 8.3 0.0 2.6 0.0 0.0 10.1 0.0 0.0 0.0 0.0 0.0 0.0 2.0 0.0 0.0 0.0 0.0 0.2 41.8 Tritton Retail Park, Lincoln 0.0 7.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 7.5 Other Z2 destinations 0.0 30.6 0.4 0.0 1.4 0.0 0.0 17.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 50.5Zone 3 Bourne Town Centre 0.7 0.0 31.5 3.4 0.0 0.0 0.2 0.0 2.8 6.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 45.3 Sleaford Town Centre 3.0 0.0 54.6 0.0 0.0 0.0 0.2 8.2 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 66.5 Other Z3 destinations 0.0 0.3 1.9 0.0 0.1 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.5Zone 4 Stamford Town Centre 5.2 1.3 5.8 71.2 0.0 0.2 9.4 0.0 2.2 5.2 5.4 3.7 0.0 25.4 0.0 23.2 0.2 0.0 0.0 0.0 158.3 Stamford retail parks 1.1 0.0 0.8 11.7 0.0 0.1 2.6 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 17.3Zone 5 Bingham Town Centre 0.0 0.0 0.0 0.0 15.2 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 7.5 0.0 0.0 0.0 0.0 0.0 22.9 Newark-on-Trent Town Centre 4.4 7.8 0.0 0.2 103.2 0.4 0.0 1.1 0.0 0.0 0.0 0.0 0.0 0.0 3.6 0.0 0.0 0.0 0.0 4.1 124.8 Northgate Retail Park, Newark 0.0 0.6 0.0 0.0 40.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 0.0 0.0 0.0 0.0 0.0 42.0 Newark (other) retail parks 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9Zone 6 Melton Mowbray Town Centre 1.4 0.0 0.0 0.0 0.0 94.0 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 97.8 Melton Mowbray retail parks 0.0 0.0 0.0 0.0 0.0 1.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.0Zone 7 Oakham Town Centre 0.5 0.0 0.4 0.4 0.0 1.7 48.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 52.5 Uppingham Town Centre 0.0 0.0 0.0 0.0 0.0 0.2 6.8 0.0 0.0 0.0 0.0 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 9.4 Oakham retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6PCA Total (Zones 1-7) 183.1 75.0 117.5 87.5 200.2 102.5 73.9 40.3 8.9 12.0 8.5 6.9 0.0 32.0 16.6 24.9 0.9 0.8 1.9 6.9 1,000.4

Zone 8 Lincoln City Centre 23.9 223.0 47.8 0.0 18.5 1.4 0.1 287.7 12.7 0.0 0.0 0.0 0.0 4.0 1.5 0.0 0.0 0.0 1.4 20.1 642.2 Other Z8 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 39.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 39.8Zone 9 Boston Town Centre 0.0 0.4 6.7 0.0 0.3 0.0 0.0 3.8 205.3 0.0 0.8 0.0 0.0 1.2 0.0 13.8 0.0 0.0 0.0 0.0 232.3 Boston Shopping Park, Boston 0.0 0.0 0.3 0.0 0.0 0.0 0.0 2.1 7.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 9.5 Holbeach Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.0 Spalding Town Centre 1.1 0.0 0.4 0.4 0.0 0.0 0.2 0.0 115.4 1.0 0.0 0.0 0.0 0.0 0.0 0.0 9.2 0.0 0.0 0.0 127.8 Springfields Shopping Outlet, Spalding 0.0 0.0 0.4 0.6 0.0 0.0 0.0 0.0 12.5 1.4 0.0 0.0 0.0 0.0 1.8 0.0 0.0 0.0 0.0 0.0 16.7 Other Z9 destinations 0.0 0.0 0.1 0.0 0.0 0.0 0.0 7.6 11.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 19.4Zone 10 Market Deeping Town Centre 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 2.6 18.2 0.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 25.9 Peterborough City Centre 6.0 1.1 25.3 24.5 0.0 0.7 14.9 0.0 57.7 263.8 189.8 17.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 601.6 Brotherhood Shopping Park, Peterborough 0.0 0.0 0.3 1.4 0.0 0.0 0.8 0.0 2.3 35.3 10.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 50.5 Maskew Retail Park, Peterborough 0.2 0.0 0.6 1.4 0.0 0.0 0.6 0.0 2.4 15.1 7.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 27.4 Peterborough (other) retail parks 0.2 0.0 0.2 1.0 0.0 0.0 0.8 0.0 0.5 23.6 5.7 3.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 35.1 Other Z10 destinations 0.0 0.0 0.2 0.0 0.0 0.0 0.1 0.0 0.8 7.5 36.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 44.6Zone 11 Huntingdon Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 164.3 0.4 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 166.1 St Ives Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 51.5 0.0 0.0 1.2 0.0 0.0 0.0 0.0 0.0 0.0 52.6 Ramsey Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 30.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 30.6 Other Z11 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 38.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 38.3Zone 12 Corby Town Centre 0.0 0.0 0.0 0.6 0.0 0.1 5.1 0.0 0.0 0.3 5.1 167.6 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 179.2 Kettering Town Centre 0.0 0.0 0.0 0.1 0.0 0.0 0.4 0.0 0.0 0.0 0.0 178.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 179.0 Kettering retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 42.4 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 42.9 Market Harborough Town Centre 0.0 0.0 0.0 0.0 0.0 0.4 0.4 0.0 0.0 0.0 0.0 115.1 26.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 141.9 Other Z12 destinations 0.0 0.0 0.0 0.0 0.0 0.0 2.0 0.0 0.0 0.0 1.2 32.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 36.0Zone 13 Leicester City Centre 1.0 0.0 0.3 0.0 1.8 22.2 8.7 0.8 2.4 0.0 0.0 54.8 374.7 537.5 0.4 0.0 0.0 1.1 0.0 0.0 1,005.6 Fosse Shopping Park, Leicester 0.1 0.6 0.0 0.0 0.0 6.3 3.2 0.0 0.0 0.0 0.0 9.0 226.2 77.3 0.0 0.0 0.0 0.0 0.0 0.0 322.6 Leicester (other) retail parks 0.2 0.0 0.0 0.0 0.5 0.7 0.0 0.0 0.0 0.0 0.0 0.4 18.6 25.5 0.0 0.0 0.0 0.0 0.0 0.0 45.9 Oadby Town Centre 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 3.9 0.0 50.6 1.9 0.4 0.0 0.0 0.0 0.0 0.0 57.2 Wigston Magna Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 107.8 0.0 0.0 0.0 0.0 0.9 0.0 0.0 109.0 Other Z13 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 17.1 27.4 0.0 1.2 0.0 0.0 0.0 0.0 45.8Zone 14 Loughborough Town Centre 0.4 0.0 1.2 0.0 0.0 0.4 0.6 0.0 0.0 0.0 0.0 0.0 0.0 340.6 0.8 0.0 3.6 4.6 0.0 0.0 352.3 Loughborough retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 32.6 0.0 0.0 0.0 0.5 0.0 0.0 33.1 Thurmaston Retail Park, Leicester 0.0 0.0 0.0 0.0 0.0 1.7 0.2 0.0 0.0 0.0 0.0 0.0 2.0 61.2 0.0 0.0 0.0 0.0 0.0 0.0 65.1 Other Z14 destinations 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 7.7 0.0 0.0 0.0 0.0 0.0 0.0 7.7Zone 15 Arnold Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 109.3 0.0 0.0 0.0 12.0 0.6 121.9 Nottingham City Centre 8.3 1.7 1.8 0.0 60.6 12.4 4.0 8.0 0.0 0.0 0.0 0.0 5.4 56.2 570.9 359.7 28.4 30.1 199.7 23.3 1,370.5 Victoria Retail Park, Nottingham 0.0 1.1 0.0 0.0 5.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 70.4 1.8 7.9 0.0 0.0 0.0 86.6 Riverside Retail Park, Nottingham 0.0 0.0 0.5 0.0 1.6 0.7 0.4 0.0 0.0 0.0 0.0 4.3 0.0 1.7 31.9 46.8 3.1 0.2 28.4 0.1 119.8 Nottingham (other) retail parks 0.0 0.0 0.0 0.0 0.4 0.2 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 36.6 7.7 4.1 0.1 5.3 0.0 54.7 West Bridgford Town Centre 0.0 0.0 0.0 0.0 2.3 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 33.5 33.0 0.0 0.0 0.0 0.0 69.4 Other Z15 destinations 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 63.1 16.4 0.0 0.0 3.9 0.5 84.3Zone 16 Beeston Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.5 0.0 66.3 0.0 1.3 0.0 0.0 70.1 Beeston retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 22.3 0.0 1.5 0.0 0.0 23.8

DTZ RECAP Model 5

Bulwell Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 15.1 0.0 0.0 5.0 0.0 20.2 Long Eaton Town Centre 0.0 0.0 0.0 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.8 0.0 2.1 118.3 0.3 11.9 0.0 0.0 133.6 Castle Marina Retail Park, Nottingham 0.0 0.0 0.0 0.0 2.4 0.6 0.0 1.1 0.0 0.0 0.0 0.0 0.0 0.0 36.0 38.5 0.0 0.0 0.2 1.6 80.3 Other Z16 destinations 0.0 0.0 3.6 0.4 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 10.3 0.5 0.0 8.2 0.2 23.7Zone 17 Ilkeston Town Centre 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 18.6 40.6 0.0 2.7 0.0 62.1 Ripley Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 21.6 0.5 0.0 0.0 23.0 Derby City Centre 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 1.4 0.3 0.0 30.7 415.5 278.7 14.6 0.0 741.5 Kingsway Retail Park, Derby 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 23.6 30.2 0.0 0.0 54.8 Derby (other) retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.4 0.0 0.3 15.7 39.4 31.9 0.0 0.6 90.4 Other Z17 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 34.5 14.3 7.8 0.0 56.8Zone 18 Alvaston Local Centre, Derby 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 32.0 0.0 0.0 32.0 Spondon Local Centre, Derby 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.6 5.2 0.0 0.0 9.7 Other Z18 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 2.1 6.1 0.0 0.0 8.7Zone 19 Mansfield Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 0.0 1.4 2.2 236.6 113.8 355.0 St Peters Retail Park, Mansfield 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 0.0 24.5 1.7 26.5 Portland Retail Park, Mansfield 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 17.3 4.1 21.7 Mansfield (other) retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.0 0.0 0.0 23.6 11.3 36.6 Hucknall Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 27.8 0.0 28.2 Sutton-in-Ashfield Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 72.1 1.8 74.3 Giltbrook Retail Park, Nottingham 1.7 0.5 0.7 0.0 2.2 0.8 2.0 0.5 0.4 0.0 0.0 0.0 5.1 9.9 18.2 24.6 17.9 7.0 61.8 13.3 166.7 Other Z19 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 47.8 3.5 51.6Zone 20 Retford Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 62.1 62.1 Worksop Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 98.4 98.4 Other Z20 destinations 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 43.7 44.1SCA Total (Zones 8-20) 43.1 228.4 90.8 30.6 96.4 50.4 44.8 351.3 444.9 367.1 544.6 630.8 839.4 1,189 980.3 843.2 659.1 460.7 801.0 400.9 9,096.7

Total for Zones 1-20 226.2 303.5 208.3 118.1 296.6 152.9 118.8 391.6 453.7 379.1 553.1 637.7 839.4 1,221 996.9 868.1 660.0 461.5 802.9 407.8 10,097.1

Destinations outside Zones 1-20: Alfreton Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 5.5 0.0 0.9 0.0 6.6 Bicester Village Outlet, Bicester 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.7 0.0 0.0 0.0 0.0 6.5 0.0 0.0 0.0 0.0 0.0 8.3 Birmingham City Centre 0.0 0.0 0.0 0.0 0.1 0.0 0.2 0.0 2.3 0.0 0.8 1.3 0.0 4.0 0.0 0.8 2.0 0.8 0.0 0.0 12.3 Cambridge City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.1 123.7 2.6 0.0 0.0 0.0 1.1 0.0 0.0 0.0 0.0 130.5 Desborough Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 17.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 17.7 Doncaster Town Centre 0.0 0.0 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.0 0.0 0.0 0.0 16.6 18.7 East Midlands Designer Outlet, Alfreton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.3 6.5 1.6 7.3 1.0 21.5 7.7 47.8 Gainsborough Town Centre 0.0 0.0 0.4 0.0 0.0 0.0 0.2 7.2 0.0 0.6 0.0 0.8 0.0 0.0 0.0 0.0 0.0 0.2 0.0 5.8 15.3 King's Lynn Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 29.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 29.2 London 0.4 0.0 0.0 0.0 0.0 0.0 0.8 0.7 2.2 4.0 5.4 10.1 5.1 3.2 0.0 0.0 0.0 0.0 24.9 0.0 56.8 Meadowhall, Sheffield 0.0 3.2 0.0 0.2 0.4 0.0 0.0 2.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 11.8 60.8 79.4 Milton Keynes Town Centre 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 7.7 0.0 34.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 42.1 Northampton Town Centre 0.0 0.4 0.0 0.0 0.0 0.3 0.1 2.0 0.0 0.0 0.0 15.0 0.0 0.0 9.2 8.8 0.0 1.3 5.5 0.0 42.7 Rushden Lakes, Northamptonshire 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 18.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 18.1 Sheffield City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.4 0.0 0.3 0.0 0.0 0.0 0.0 0.0 14.8 16.5 Skegness Town Centre 0.4 0.0 0.0 0.2 0.0 0.0 0.0 0.6 6.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 8.3 Other destinations (outside Z1-20) 0.2 0.5 4.1 0.4 3.2 0.0 0.8 7.0 6.1 4.4 23.5 11.3 9.0 6.2 1.1 3.2 4.2 20.4 7.4 12.7 126.1Total for outside Zones 1-20 1.0 4.1 4.9 0.9 3.7 0.5 2.1 20.1 46.3 21.6 153.5 112.7 14.1 16.0 25.0 16.2 19.0 23.8 72.1 118.7 676.3

Other 1.3 16.0 8.4 1.5 3.3 5.2 2.3 50.2 18.7 12.2 42.0 27.1 33.1 38.2 32.7 47.9 18.0 26.0 24.3 30.0 438.6Overall Total 229 324 222 121 304 159 123 462 519 413 749 777 887 1,275 1,055 932 697 511 899 557 11,212

Source:Tables 3 and 6.

Notes:All figures in 2018 prices.

DTZ RECAP Model 6

Comparison Goods Spending Patterns

Table: 8COMPARISON GOODS SPENDING PATTERNS, 2025

Z1 Z2 Z3 Z4 Z5 Z6 Z7 Z8 Z9 Z10 Z11 Z12 Z13 Z14 Z15 Z16 Z17 Z18 Z19 Z20 Total£m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m £m

Total expenditure available, 2025

Zone 1 Grantham Town Centre 154.8 1.5 10.4 0.2 27.3 2.3 2.5 2.4 0.0 0.0 2.3 0.0 0.0 1.9 2.0 1.9 0.0 0.2 0.0 2.2 211.9 Downtown Grantham 15.2 7.7 3.6 0.2 6.4 1.3 0.4 1.2 3.7 0.1 0.0 0.9 0.0 4.2 0.9 0.0 0.0 0.0 1.6 0.5 47.9 Dysart Retail Park, Grantham 10.7 0.0 0.8 0.1 5.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 17.6 Grantham (other) retail parks 3.3 0.0 0.5 0.0 0.8 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.1 0.0 0.0 0.5 0.0 0.0 0.1 7.2Zone 2 Lindis Retail Park, Lincoln 0.0 20.5 9.1 0.0 2.9 0.0 0.0 11.1 0.0 0.0 0.0 0.0 0.0 0.0 2.2 0.0 0.0 0.0 0.0 0.2 46.1 Tritton Retail Park, Lincoln 0.0 8.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 8.3 Other Z2 destinations 0.0 33.7 0.4 0.0 1.6 0.0 0.0 19.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 55.7Zone 3 Bourne Town Centre 0.7 0.0 34.8 3.8 0.0 0.0 0.2 0.0 3.1 7.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 50.1 Sleaford Town Centre 3.3 0.0 60.3 0.0 0.0 0.0 0.3 9.1 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 73.4 Other Z3 destinations 0.0 0.3 2.0 0.0 0.1 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.7Zone 4 Stamford Town Centre 5.8 1.4 6.4 78.7 0.0 0.2 10.4 0.0 2.4 5.8 6.0 4.0 0.0 28.0 0.0 25.6 0.2 0.0 0.0 0.0 174.8 Stamford retail parks 1.2 0.0 0.9 12.9 0.0 0.1 2.9 0.0 0.0 0.0 1.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 19.1Zone 5 Bingham Town Centre 0.0 0.0 0.0 0.0 16.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 8.3 0.0 0.0 0.0 0.0 0.0 25.3 Newark-on-Trent Town Centre 4.9 8.6 0.0 0.3 113.9 0.4 0.0 1.2 0.0 0.0 0.0 0.0 0.0 0.0 3.9 0.0 0.0 0.0 0.0 4.5 137.7 Northgate Retail Park, Newark 0.0 0.6 0.0 0.0 44.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 0.0 0.0 0.0 0.0 0.0 46.4 Newark (other) retail parks 0.0 0.0 0.0 0.0 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9Zone 6 Melton Mowbray Town Centre 1.6 0.0 0.0 0.0 0.0 103.5 2.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 107.8 Melton Mowbray retail parks 0.0 0.0 0.0 0.0 0.0 2.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.2Zone 7 Oakham Town Centre 0.6 0.0 0.5 0.5 0.0 1.9 54.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 58.0 Uppingham Town Centre 0.0 0.0 0.0 0.0 0.0 0.2 7.5 0.0 0.0 0.0 0.0 2.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.4 Oakham retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6PCA Total (Zones 1-7) 202.1 82.8 129.8 96.6 220.9 113.0 81.6 44.5 9.8 13.3 9.4 7.6 0.0 35.3 18.4 27.4 1.0 0.9 2.1 7.6 1,104.0

Zone 8 Lincoln City Centre 26.3 246.0 52.8 0.0 20.4 1.5 0.1 317.4 14.0 0.0 0.0 0.0 0.0 4.4 1.7 0.0 0.0 0.0 1.6 22.1 708.4 Other Z8 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 43.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 43.9Zone 9 Boston Town Centre 0.0 0.5 7.4 0.0 0.3 0.0 0.0 4.2 226.5 0.0 0.9 0.0 0.0 1.3 0.0 15.2 0.0 0.0 0.0 0.0 256.3 Boston Shopping Park, Boston 0.0 0.0 0.3 0.0 0.0 0.0 0.0 2.3 7.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 10.5 Holbeach Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 11.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 11.0 Spalding Town Centre 1.2 0.0 0.5 0.5 0.0 0.0 0.2 0.0 127.3 1.1 0.0 0.0 0.0 0.0 0.0 0.0 10.2 0.0 0.0 0.0 141.0 Springfields Shopping Outlet, Spalding 0.0 0.0 0.4 0.7 0.0 0.0 0.0 0.0 13.8 1.6 0.0 0.0 0.0 0.0 2.0 0.0 0.0 0.0 0.0 0.0 18.5 Other Z9 destinations 0.0 0.0 0.1 0.0 0.0 0.0 0.0 8.4 13.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 21.4Zone 10 Market Deeping Town Centre 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 2.9 20.1 0.0 5.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 28.6 Peterborough City Centre 6.7 1.2 28.0 27.1 0.0 0.7 16.4 0.0 63.6 292.0 210.4 19.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 665.7 Brotherhood Shopping Park, Peterborough 0.0 0.0 0.3 1.5 0.0 0.0 0.9 0.0 2.6 39.1 11.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 55.9 Maskew Retail Park, Peterborough 0.2 0.0 0.7 1.5 0.0 0.0 0.6 0.0 2.7 16.7 7.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 30.3 Peterborough (other) retail parks 0.2 0.0 0.2 1.1 0.0 0.0 0.9 0.0 0.5 26.1 6.3 3.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 38.9 Other Z10 destinations 0.0 0.0 0.2 0.0 0.0 0.0 0.1 0.0 0.9 8.3 39.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 49.4Zone 11 Huntingdon Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 182.1 0.4 1.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 184.1 St Ives Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 57.1 0.0 0.0 1.3 0.0 0.0 0.0 0.0 0.0 0.0 58.3 Ramsey Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 33.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 33.9 Other Z11 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 42.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 42.5Zone 12 Corby Town Centre 0.0 0.0 0.0 0.7 0.0 0.1 5.7 0.0 0.0 0.3 5.6 185.4 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 198.2 Kettering Town Centre 0.0 0.0 0.0 0.2 0.0 0.0 0.5 0.0 0.0 0.0 0.0 197.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 197.9 Kettering retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 46.9 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 47.4 Market Harborough Town Centre 0.0 0.0 0.0 0.0 0.0 0.5 0.5 0.0 0.0 0.0 0.0 127.3 28.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 156.9 Other Z12 destinations 0.0 0.0 0.0 0.0 0.0 0.0 2.3 0.0 0.0 0.0 1.3 36.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 39.8Zone 13 Leicester City Centre 1.1 0.0 0.3 0.0 2.0 24.4 9.6 0.9 2.7 0.0 0.0 60.6 413.3 593.2 0.5 0.0 0.0 1.2 0.0 0.0 1,109.7 Fosse Shopping Park, Leicester 0.1 0.7 0.0 0.0 0.0 6.9 3.6 0.0 0.0 0.0 0.0 9.9 249.5 85.3 0.0 0.0 0.0 0.0 0.0 0.0 356.0 Leicester (other) retail parks 0.2 0.0 0.0 0.0 0.6 0.8 0.0 0.0 0.0 0.0 0.0 0.4 20.6 28.1 0.0 0.0 0.0 0.0 0.0 0.0 50.7 Oadby Town Centre 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 4.3 0.0 55.8 2.1 0.5 0.0 0.0 0.0 0.0 0.0 63.1 Wigston Magna Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 118.9 0.0 0.0 0.0 0.0 0.9 0.0 0.0 120.3 Other Z13 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 18.9 30.3 0.0 1.3 0.0 0.0 0.0 0.0 50.5Zone 14 Loughborough Town Centre 0.5 0.0 1.3 0.0 0.0 0.5 0.7 0.0 0.0 0.0 0.0 0.0 0.0 375.9 0.8 0.0 4.0 5.1 0.0 0.0 388.8 Loughborough retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 36.0 0.0 0.0 0.0 0.6 0.0 0.0 36.6 Thurmaston Retail Park, Leicester 0.0 0.0 0.0 0.0 0.0 1.9 0.2 0.0 0.0 0.0 0.0 0.0 2.2 67.6 0.0 0.0 0.0 0.0 0.0 0.0 71.9 Other Z14 destinations 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 8.5 0.0 0.0 0.0 0.0 0.0 0.0 8.5Zone 15 Arnold Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 120.6 0.0 0.0 0.0 13.2 0.7 134.6 Nottingham City Centre 9.1 1.9 2.0 0.0 66.9 13.6 4.4 8.8 0.0 0.0 0.0 0.0 5.9 62.0 630.0 396.8 31.3 33.2 220.3 25.7 1,512.2 Victoria Retail Park, Nottingham 0.0 1.2 0.0 0.0 5.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 77.7 2.0 8.8 0.0 0.0 0.0 95.5 Riverside Retail Park, Nottingham 0.0 0.0 0.6 0.0 1.8 0.8 0.4 0.0 0.0 0.0 0.0 4.8 0.0 1.9 35.2 51.7 3.4 0.2 31.3 0.1 132.1 Nottingham (other) retail parks 0.0 0.0 0.0 0.0 0.4 0.2 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 40.4 8.5 4.5 0.1 5.9 0.0 60.3 West Bridgford Town Centre 0.0 0.0 0.0 0.0 2.6 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 36.9 36.4 0.0 0.0 0.0 0.0 76.6 Other Z15 destinations 0.0 0.0 0.0 0.0 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 69.6 18.1 0.0 0.0 4.3 0.6 93.0Zone 16 Beeston Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.7 0.0 73.2 0.0 1.4 0.0 0.0 77.3 Beeston retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 24.6 0.0 1.7 0.0 0.0 26.3

DTZ RECAP Model 7

Bulwell Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 16.7 0.0 0.0 5.6 0.0 22.2 Long Eaton Town Centre 0.0 0.0 0.0 0.0 0.1 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.9 0.0 2.3 130.5 0.3 13.1 0.0 0.0 147.4 Castle Marina Retail Park, Nottingham 0.0 0.0 0.0 0.0 2.6 0.6 0.0 1.2 0.0 0.0 0.0 0.0 0.0 0.0 39.8 42.4 0.0 0.0 0.2 1.8 88.6 Other Z16 destinations 0.0 0.0 4.0 0.4 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 11.4 0.6 0.0 9.0 0.2 26.2Zone 17 Ilkeston Town Centre 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 20.5 44.8 0.0 3.0 0.0 68.6 Ripley Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 23.8 0.6 0.0 0.0 25.4 Derby City Centre 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.3 0.0 33.8 458.5 307.5 16.2 0.0 818.1 Kingsway Retail Park, Derby 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 26.0 33.4 0.0 0.0 60.5 Derby (other) retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.6 0.0 0.3 17.4 43.5 35.2 0.0 0.7 99.7 Other Z17 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 38.0 15.8 8.6 0.0 62.7Zone 18 Alvaston Local Centre, Derby 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 35.3 0.0 0.0 35.3 Spondon Local Centre, Derby 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 5.1 5.7 0.0 0.0 10.8 Other Z18 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 2.4 6.7 0.0 0.0 9.6Zone 19 Mansfield Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 0.0 1.5 2.4 261.0 125.4 391.5 St Peters Retail Park, Mansfield 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.0 0.0 0.0 0.0 0.0 27.0 1.8 29.2 Portland Retail Park, Mansfield 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 19.1 4.6 24.0 Mansfield (other) retail parks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 0.0 0.0 0.0 26.1 12.5 40.4 Hucknall Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 0.0 30.7 0.0 31.2 Sutton-in-Ashfield Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 79.5 2.0 82.0 Giltbrook Retail Park, Nottingham 1.9 0.5 0.8 0.0 2.4 0.9 2.2 0.5 0.5 0.0 0.0 0.0 5.6 10.9 20.1 27.1 19.8 7.7 68.2 14.7 183.9 Other Z19 destinations 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.0 52.7 3.9 56.9Zone 20 Retford Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 68.4 68.4 Worksop Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 108.4 108.4 Other Z20 destinations 0.0 0.0 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 48.1 48.6SCA Total (Zones 8-20) 47.6 252.0 100.3 33.8 106.3 55.5 49.5 387.5 490.8 406.3 603.6 697.6 926 1,312 1,082 930 727.3 508.3 884 441.7 10,041.9

Total for Zones 1-20 249.7 334.7 230.1 130.4 327.2 168.6 131.1 432.0 500.5 419.5 613.1 705.2 926 1,347 1,100 958 728.3 509.2 886 449.3 11,145.9

Destinations outside Zones 1-20: Alfreton Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 6.0 0.0 1.0 0.0 7.3 Bicester Village Outlet, Bicester 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.9 0.0 0.0 0.0 0.0 7.2 0.0 0.0 0.0 0.0 0.0 9.1 Birmingham City Centre 0.0 0.0 0.0 0.0 0.1 0.0 0.2 0.0 2.5 0.0 0.9 1.4 0.0 4.4 0.0 0.8 2.3 0.9 0.0 0.0 13.6 Cambridge City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.5 137.2 2.9 0.0 0.0 0.0 1.2 0.0 0.0 0.0 0.0 144.7 Desborough Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 19.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 19.6 Doncaster Town Centre 0.0 0.0 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 0.0 0.0 0.0 0.0 18.2 20.6 East Midlands Designer Outlet, Alfreton 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.5 7.1 1.8 8.0 1.1 23.7 8.5 52.8 Gainsborough Town Centre 0.0 0.0 0.4 0.0 0.0 0.0 0.3 8.0 0.0 0.6 0.0 0.9 0.0 0.0 0.0 0.0 0.0 0.2 0.0 6.4 16.8 King's Lynn Town Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 32.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 32.2 London 0.4 0.0 0.0 0.0 0.0 0.0 0.8 0.8 2.4 4.5 6.0 11.2 5.6 3.6 0.0 0.0 0.0 0.0 27.5 0.0 62.7 Meadowhall, Sheffield 0.0 3.5 0.0 0.2 0.5 0.0 0.0 2.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 0.0 0.0 13.0 66.9 87.5 Milton Keynes Town Centre 0.0 0.0 0.0 0.0 0.0 0.2 0.0 0.0 0.0 8.5 0.0 37.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 46.5 Northampton Town Centre 0.0 0.5 0.0 0.0 0.0 0.3 0.1 2.2 0.0 0.0 0.0 16.6 0.0 0.0 10.2 9.8 0.0 1.5 6.0 0.0 47.1 Rushden Lakes, Northamptonshire 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 20.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 20.1 Sheffield City Centre 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 0.0 0.3 0.0 0.0 0.0 0.0 0.0 16.3 18.2 Skegness Town Centre 0.5 0.0 0.0 0.2 0.0 0.0 0.0 0.7 7.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 9.1 Other destinations (outside Z1-20) 0.2 0.6 4.5 0.5 3.5 0.0 0.9 7.8 6.7 4.9 26.1 12.5 9.9 6.9 1.2 3.6 4.6 22.5 8.2 14.0 139.2Total for outside Zones 1-20 1.1 4.5 5.5 1.0 4.1 0.5 2.4 22.2 51.1 23.9 170.1 124.6 15.6 17.7 27.5 17.9 20.9 26.2 79.6 130.8 747.2

Other 1.4 17.6 9.3 1.7 3.7 5.8 2.5 55.4 20.6 13.5 46.6 30.0 36.5 42.1 36.1 52.9 19.9 28.7 26.8 33.1 484.2Overall Total 252 357 245 133 335 175 136 510 572 457 830 860 978 1,407 1,164 1,029 769 564 992 613 12,377

Source:Tables 3 and 6.

Notes:All figures in 2018 prices.

DTZ RECAP Model 8

Turnover of Proposed Development

Table: 9TURNOVER OF COMPARISON GOODS FLOORSPACE

Floorspace Floorspace Sales Density Turnover Turnover2020 2025

sq m GIA sq m net £ per sq m net £m £mDOC Floorspace 15,305 11,479 5,800 66.58 71.72Downtown@Home Floorspace 4,819 3,855 2,800 10.79 11.63Total 20,124 15,334 77.37 83.35Notes:DOC Floorspace: 75% net to gross ratio; £5,800 per sq m net at base year (thereafter increasing 1.5% pa in line with estimated sales density increase).Downtown@Home Floorspace: 80% net to gross ratio; £2,800 per sq m net at base year as per SKDC Retail Study, rounded, for 'Grantham Out of Centre Floorspace' (thereafter increasing 1.5% pa in line with estimated sales density increase).Estimated sales density increase based on Pitney Bowes' Retail Expenditure Guide 2019/2020.

DTZ RECAP Model 9

Trade Draw to Proposed Development

Table: 10TRADE DRAW TO COMPARISON GOODS FLOORSPACE

% Turnover £m Turnover £m Turnover2020 2025

PCA Total (Zones 1-7) 37.5% 29.01 31.26

SCA Total (Zones 8-20) 55.0% 42.55 45.84

Total 'inflow' from outside Zones 1-20 7.5% 5.80 6.25

Overall Total 100% 77.37 83.35Notes:Turnover calculations derived from Table 9.

DTZ RECAP Model 10

Patterns of Trade Diversion

Table: 11TRADE DIVERSION OF PROPOSED DEVELOPMENT, 2025

(A) (B) (C) (D) (E) (F)Turnover without Turnover without Trade diversion Trade diversion Resultant turnover Impact

commitments 2020 commitments of proposals of proposals without commitments (solus)(base year) 2025 2025 2025 2025

£m £m % £m £m %

Zone 1 Grantham Town Centre 192.0 211.9 8.0% 6.7 205.3 3.15 Downtown Grantham 43.4 47.9 47.9 0.00 Dysart Retail Park, Grantham 16.0 17.6 1.0% 0.8 16.8 4.73 Grantham (other) retail parks 6.5 7.2 1.0% 0.8 6.4 11.55Zone 2 Lindis Retail Park, Lincoln 41.8 46.1 0.5% 0.4 45.7 0.90 Tritton Retail Park, Lincoln 7.5 8.3 1.0% 0.8 7.5 10.02 Other Z2 destinations 50.5 55.7 55.7 0.00Zone 3 Bourne Town Centre 45.3 50.1 1.5% 1.3 48.8 2.50 Sleaford Town Centre 66.5 73.4 2.5% 2.1 71.3 2.84 Other Z3 destinations 2.5 2.7 2.7 0.00Zone 4 Stamford Town Centre 158.3 174.8 5.5% 4.6 170.2 2.62 Stamford retail parks 17.3 19.1 1.0% 0.8 18.2 4.37Zone 5 Bingham Town Centre 22.9 25.3 0.5% 0.4 24.9 1.65 Newark-on-Trent Town Centre 124.8 137.7 6.0% 5.0 132.7 3.63 Northgate Retail Park, Newark 42.0 46.4 2.0% 1.7 44.7 3.59 Newark (other) retail parks 0.9 0.9 0.9 0.00Zone 6 Melton Mowbray Town Centre 97.8 107.8 4.5% 3.8 104.0 3.48 Melton Mowbray retail parks 2.0 2.2 2.2 0.00Zone 7 Oakham Town Centre 52.5 58.0 2.5% 2.1 55.9 3.60 Uppingham Town Centre 9.4 10.4 10.4 0.00 Oakham retail parks 0.6 0.6 0.6 0.00PCA Total (Zones 1-7) 37.5% 31.3

Zone 8 Lincoln City Centre 642.2 708.4 8.0% 6.7 701.8 0.94 Other Z8 destinations 39.8 43.9 43.9 0.00Zone 9 Boston Town Centre 232.3 256.3 1.0% 0.8 255.4 0.33 Boston Shopping Park, Boston 9.5 10.5 0.5% 0.4 10.1 3.97 Holbeach Town Centre 10.0 11.0 11.0 0.00 Spalding Town Centre 127.8 141.0 0.5% 0.4 140.5 0.30 Springfields Shopping Outlet, Spalding 16.7 18.5 4.0% 3.3 15.1 18.05 Other Z9 destinations 19.4 21.4 21.4 0.00Zone 10 Market Deeping Town Centre 25.9 28.6 0.5% 0.4 28.2 1.45 Peterborough City Centre 601.6 665.7 6.5% 5.4 660.3 0.81 Brotherhood Shopping Park, Peterborough 50.5 55.9 1.0% 0.8 55.1 1.49 Maskew Retail Park, Peterborough 27.4 30.3 30.3 0.00 Peterborough (other) retail parks 35.1 38.9 38.9 0.00 Other Z10 destinations 44.6 49.4 49.4 0.00Zone 11 Huntingdon Town Centre 166.1 184.1 1.0% 0.8 183.2 0.45 St Ives Town Centre 52.6 58.3 58.3 0.00 Ramsey Town Centre 30.6 33.9 33.9 0.00 Other Z11 destinations 38.3 42.5 42.5 0.00Zone 12 Corby Town Centre 179.2 198.2 1.5% 1.3 196.9 0.63 Kettering Town Centre 179.0 197.9 1.0% 0.8 197.0 0.42 Kettering retail parks 42.9 47.4 0.5% 0.4 47.0 0.88 Market Harborough Town Centre 141.9 156.9 0.5% 0.4 156.5 0.27 Other Z12 destinations 36.0 39.8 39.8 0.00Zone 13 Leicester City Centre 1,005.6 1,109.7 4.0% 3.3 1,106.4 0.30 Fosse Shopping Park, Leicester 322.6 356.0 4.0% 3.3 352.6 0.94 Leicester (other) retail parks 45.9 50.7 50.7 0.00 Oadby Town Centre 57.2 63.1 0.5% 0.4 62.7 0.66 Wigston Magna Town Centre 109.0 120.3 120.3 0.00 Other Z13 destinations 45.8 50.5 50.5 0.00Zone 14 Loughborough Town Centre 352.3 388.8 1.0% 0.8 388.0 0.21 Loughborough retail parks 33.1 36.6 36.6 0.00 Thurmaston Retail Park, Leicester 65.1 71.9 0.5% 0.4 71.4 0.58 Other Z14 destinations 7.7 8.5 8.5 0.00Zone 15 Arnold Town Centre 121.9 134.6 134.6 0.00 Nottingham City Centre 1,370.5 1,512.2 7.5% 6.3 1,505.9 0.41 Victoria Retail Park, Nottingham 86.6 95.5 1.0% 0.8 94.7 0.87 Riverside Retail Park, Nottingham 119.8 132.1 1.0% 0.8 131.3 0.63 Nottingham (other) retail parks 54.7 60.3 60.3 0.00 West Bridgford Town Centre 69.4 76.6 76.6 0.00 Other Z15 destinations 84.3 93.0 93.0 0.00Zone 16 Beeston Town Centre 70.1 77.3 77.3 0.00

DTZ RECAP Model 11

Beeston retail parks 23.8 26.3 26.3 0.00 Bulwell Town Centre 20.2 22.2 22.2 0.00 Long Eaton Town Centre 133.6 147.4 0.5% 0.4 147.0 0.28 Castle Marina Retail Park, Nottingham 80.3 88.6 1.0% 0.8 87.8 0.94 Other Z16 destinations 23.7 26.2 26.2 0.00Zone 17 Ilkeston Town Centre 62.1 68.6 68.6 0.00 Ripley Town Centre 23.0 25.4 25.4 0.00 Derby City Centre 741.5 818.1 2.0% 1.7 816.4 0.20 Kingsway Retail Park, Derby 54.8 60.5 0.5% 0.4 60.1 0.69 Derby (other) retail parks 90.4 99.7 99.7 0.00 Other Z17 destinations 56.8 62.7 62.7 0.00Zone 18 Alvaston Local Centre, Derby 32.0 35.3 35.3 0.00 Spondon Local Centre, Derby 9.7 10.8 10.8 0.00 Other Z18 destinations 8.7 9.6 9.6 0.00Zone 19 Mansfield Town Centre 355.0 391.5 1.0% 0.8 390.6 0.21 St Peters Retail Park, Mansfield 26.5 29.2 29.2 0.00 Portland Retail Park, Mansfield 21.7 24.0 24.0 0.00 Mansfield (other) retail parks 36.6 40.4 40.4 0.00 Hucknall Town Centre 28.2 31.2 31.2 0.00 Sutton-in-Ashfield Town Centre 74.3 82.0 82.0 0.00 Giltbrook Retail Park, Nottingham 166.7 183.9 3.5% 2.9 181.0 1.59 Other Z19 destinations 51.6 56.9 56.9 0.00Zone 20 Retford Town Centre 62.1 68.4 68.4 0.00 Worksop Town Centre 98.4 108.4 0.5% 0.4 108.0 0.38 Other Z20 destinations 44.1 48.6 48.6 0.00SCA Total (Zones 8-20) 55.0% 45.8

Total for Zones 1-20 92.5% 77.1

Destinations outside Zones 1-20: Alfreton Town Centre Bicester Village Outlet, Bicester 1.5% 1.3 Birmingham City Centre Cambridge City Centre 0.5% 0.4 Desborough Town Centre Doncaster Town Centre East Midlands Designer Outlet, Alfreton 2.5% 2.1 Gainsborough Town Centre King's Lynn Town Centre 0.5% 0.4 London Meadowhall, Sheffield 1.0% 0.8 Milton Keynes Town Centre Northampton Town Centre Rushden Lakes, Northamptonshire Sheffield City Centre 0.5% 0.4 Skegness Town Centre Other destinations (outside Z1-20) 1.0% 0.8Total for outside Zones 1-20 7.5% 6.3

Overall Total 100% 83.4

Source:Tables 7, 8 and 10.Trade diversion patterns estimated by C&W.Notes:All figures in 2018 prices.

DTZ RECAP Model 12

Committed Comparison Goods Floorspace

Table: 12TRADE DIVERSION OF COMMITTED DEVELOPMENTS, 2025

(A) (B) (C) (D) (E)Turnover without Trade diversion Trade diversion Trade diversion Total trade diversion

commitments commitment 1 commitment 2 commitment 3 of commitments2025 2025 2025 2025 2025

£m £m £m £m £m

Zone 1 Grantham Town Centre 211.9 5.39 5.39 Downtown Grantham 47.9 0.69 0.69 Dysart Retail Park, Grantham 17.6 0.06 0.06 Grantham (other) retail parks 7.2Zone 2 Lindis Retail Park, Lincoln 46.1 Tritton Retail Park, Lincoln 8.3 0.21 0.21 Other Z2 destinations 55.7Zone 3 Bourne Town Centre 50.1 0.47 0.47 Sleaford Town Centre 73.4 0.74 0.74 Other Z3 destinations 2.7Zone 4 Stamford Town Centre 174.8 2.40 2.40 Stamford retail parks 19.1 0.04 0.04Zone 5 Bingham Town Centre 25.3 0.19 0.19 Newark-on-Trent Town Centre 137.7 3.81 4.54 8.35 Northgate Retail Park, Newark 46.4 3.05 0.08 3.13 Newark (other) retail parks 0.9 0.30 0.30Zone 6 Melton Mowbray Town Centre 107.8 2.43 2.43 Melton Mowbray retail parks 2.2Zone 7 Oakham Town Centre 58.0 0.66 0.66 Uppingham Town Centre 10.4 0.01 0.01 Oakham retail parks 0.6Zone 8 Lincoln City Centre 708.4 18.37 18.37 Other Z8 destinations 43.9 0.08 0.08Zone 9 Boston Town Centre 256.3 1.63 1.63 Boston Shopping Park, Boston 10.5 0.02 0.02 Holbeach Town Centre 11.0 0.01 0.01 Spalding Town Centre 141.0 0.40 0.40 Springfields Shopping Outlet, Spalding 18.5 0.39 0.39 Other Z9 destinations 21.4 0.02 0.02Zone 10 Market Deeping Town Centre 28.6 0.10 0.10 Peterborough City Centre 665.7 11.35 11.35 Brotherhood Shopping Park, Peterborough 55.9 0.33 0.33 Maskew Retail Park, Peterborough 30.3 0.04 0.04 Peterborough (other) retail parks 38.9 Other Z10 destinations 49.4Zone 11 Huntingdon Town Centre 184.1 1.25 1.25 St Ives Town Centre 58.3 0.12 0.12 Ramsey Town Centre 33.9 Other Z11 destinations 42.5Zone 12 Corby Town Centre 198.2 1.47 1.47 Kettering Town Centre 197.9 1.25 1.25 Kettering retail parks 47.4 0.02 0.02 Market Harborough Town Centre 156.9 0.18 1.12 1.30 Other Z12 destinations 39.8Zone 13 Leicester City Centre 1,109.7 35.77 10.21 45.98 Fosse Shopping Park, Leicester 356.0 2.60 2.60 Leicester (other) retail parks 50.7 1.63 0.50 2.13 Oadby Town Centre 63.1 0.26 0.07 0.33 Wigston Magna Town Centre 120.3 0.62 0.43 1.05 Other Z13 destinations 50.5Zone 14 Loughborough Town Centre 388.8 0.62 3.06 3.68 Loughborough retail parks 36.6 Thurmaston Retail Park, Leicester 71.9 0.50 0.50 Other Z14 destinations 8.5Zone 15 Arnold Town Centre 134.6 0.19 0.19 Nottingham City Centre 1,512.2 0.16 22.55 22.71 Victoria Retail Park, Nottingham 95.5 0.33 0.33 Riverside Retail Park, Nottingham 132.1 0.25 0.25 Nottingham (other) retail parks 60.3 0.08 0.08 West Bridgford Town Centre 76.6 0.02 0.02 Other Z15 destinations 93.0Zone 16 Beeston Town Centre 77.3 0.22 0.22 Beeston retail parks 26.3 Bulwell Town Centre 22.2

DTZ RECAP Model 13

Long Eaton Town Centre 147.4 0.30 0.30 Castle Marina Retail Park, Nottingham 88.6 0.08 0.08 Other Z16 destinations 26.2Zone 17 Ilkeston Town Centre 68.6 0.21 0.21 Ripley Town Centre 25.4 0.27 0.27 Derby City Centre 818.1 7.72 7.72 Kingsway Retail Park, Derby 60.5 0.06 0.06 Derby (other) retail parks 99.7 0.10 0.10 Other Z17 destinations 62.7Zone 18 Alvaston Local Centre, Derby 35.3 Spondon Local Centre, Derby 10.8 0.02 0.02 Other Z18 destinations 9.6Zone 19 Mansfield Town Centre 391.5 2.56 2.56 St Peters Retail Park, Mansfield 29.2 Portland Retail Park, Mansfield 24.0 Mansfield (other) retail parks 40.4 Hucknall Town Centre 31.2 0.20 0.20 Sutton-in-Ashfield Town Centre 82.0 0.11 0.11 Giltbrook Retail Park, Nottingham 183.9 0.86 0.13 0.99 Other Z19 destinations 56.9Zone 20 Retford Town Centre 68.4 0.67 0.67 Worksop Town Centre 108.4 0.61 0.61 Other Z20 destinations 48.6Destinations outside Zones 1-20: Alfreton Town Centre Bicester Village Outlet, Bicester Birmingham City Centre 0.04 0.04 Cambridge City Centre Desborough Town Centre Doncaster Town Centre East Midlands Designer Outlet, Alfreton 0.55 0.55 Gainsborough Town Centre King's Lynn Town Centre London Meadowhall, Sheffield Milton Keynes Town Centre Northampton Town Centre Rushden Lakes, Northamptonshire Sheffield City Centre Skegness Town Centre Other destinations (outside Z1-20)

Other [A] 46.9 8.1 13.1 68.0Overall Total 87.0 15.2 123.6 225.8

Source:Trade diversion of commitments derived from retail impact assessments in support of the respective planning applications (converted to 2018 prices as requiredand grown to design year at 1.5% pa).Notes:Commitment 1: Castle Acres Shopping Centre, Leicester; consent ref. 15/0577/FUL (Table 22, Appendix 4, Supplemental Retail Assessment by Quod - March 2016).Commitment 2: The Maltings off Northgate, Newark-on-Trent; consent ref. 18/01137 (Table 7, Appendix C, Retail Statement by WYG - March 2019) amended byconsent ref. 19/01352. Patterns of trade diversion adjusted by C&W and on the basis Unit A is for 'bulky goods' retail, Unit B is for 'open A1' retail, Unit C is pre-letfor M&S Foodhall and Unit D is for 'bulk sale of wine and spirits' (as per consent ref. 19/01352); turnover of Units C+D excluded accordingly.Commitment 3: King 31 off Tollemache Road, Grantham; consent ref. S17/1262 (Table 4, Appendix NTR1, Supplementary RIA by NTR - September 2017).[A] 'Other' accounts for trade diversion from destinations (i) not expressly identified by the retail impact assessments and (ii) not selected in the table above.

DTZ RECAP Model 14

Turnover of Proposed Development (DGDO) accounting for competition from King 31

Table: 13TURNOVER OF COMPARISON GOODS FLOORSPACE ASSUMING 50% LESS 'DOC' SALES


sq m GIA sq m net £ per sq m net £m £mDOC Floorspace 15,305 11,479 2,900 33.29 35.86Downtown@Home Floorspace 4,819 3,855 2,800 10.79 11.63Total 20,124 15,334 44.08 47.49Notes:DOC Floorspace: £5,800 per sq m net at base year assuming no competition with King 31 off Tollemache Road, Grantham;Table assumes 50% less 'DOC' sales i.e. the DOC Floorspace achieves 50% of 'benchmark' sales due to competition from King 31 proposals.Estimated sales density increase of 1.5% pa from 2020 onwards (based on Pitney Bowes' Retail Expenditure Guide 2019/2020).







DTZ RECAP Model 15

Cumulative impact with competition between DGDO & King 31

Table: 16TRADE DIVERSION & IMPACT ASSUMING 50% LESS 'DOC' SALES, 2025

(A) (B) (C) (D) (E) (F) (G) (H) (I)Turnover without Turnover without Turnover with Trade diversion Trade diversion Resultant turnover Impact Resultant turnover Impact (with

commitments 2020 commitments commitments 1+2 of DGDO of King 31 without commitments 1+2 (DOCs only) with commitments 1+2 commitments 1+2)(base year) 2025 2025 2025 2025 2025 2025 2025 2025

£m £m £m £m £m £m % £m %[=B-(D+E)] [=C-(D+E)]

Zone 1 Grantham Town Centre 192.0 211.9 211.9 3.8 2.70 205.5 3.06 205.5 3.06 Downtown Grantham 43.4 47.9 47.9 0.35 47.5 0.72 47.5 0.72 Dysart Retail Park, Grantham 16.0 17.6 17.6 0.5 0.03 17.1 2.87 17.1 2.87 Grantham (other) retail parks 6.5 7.2 7.2 0.5 6.7 6.58 6.7 6.58Zone 2 Lindis Retail Park, Lincoln 41.8 46.1 46.1 0.2 45.8 0.52 45.8 0.52 Tritton Retail Park, Lincoln 7.5 8.3 8.3 0.5 0.11 7.7 6.97 7.7 6.97 Other Z2 destinations 50.5 55.7 55.7 55.7 0.00 55.7 0.00Zone 3 Bourne Town Centre 45.3 50.1 50.1 0.7 0.24 49.1 1.89 49.1 1.89 Sleaford Town Centre 66.5 73.4 73.4 1.2 0.37 71.8 2.12 71.8 2.12 Other Z3 destinations 2.5 2.7 2.7 2.7 0.00 2.7 0.00Zone 4 Stamford Town Centre 158.3 174.8 174.8 2.6 1.20 171.0 2.18 171.0 2.18 Stamford retail parks 17.3 19.1 19.1 0.5 0.02 18.6 2.59 18.6 2.59Zone 5 Bingham Town Centre 22.9 25.3 25.3 0.2 0.10 24.9 1.32 24.9 1.32 Newark-on-Trent Town Centre 124.8 137.7 133.9 2.8 2.27 132.6 3.72 128.7 6.49 Northgate Retail Park, Newark 42.0 46.4 43.3 0.9 0.04 45.4 2.13 42.3 8.71 Newark (other) retail parks 0.9 0.9 0.6 0.9 0.00 0.6 32.10Zone 6 Melton Mowbray Town Centre 97.8 107.8 107.8 2.1 1.22 104.4 3.11 104.4 3.11 Melton Mowbray retail parks 2.0 2.2 2.2 2.2 0.00 2.2 0.00Zone 7 Oakham Town Centre 52.5 58.0 58.0 1.2 0.33 56.4 2.62 56.4 2.62 Uppingham Town Centre 9.4 10.4 10.4 0.01 10.4 0.05 10.4 0.05 Oakham retail parks 0.6 0.6 0.6 0.6 0.00 0.6 0.00Zone 8 Lincoln City Centre 642.2 708.4 708.4 3.8 9.19 695.5 1.83 695.5 1.83 Other Z8 destinations 39.8 43.9 43.9 0.04 43.8 0.09 43.8 0.09Zone 9 Boston Town Centre 232.3 256.3 256.3 0.5 0.82 255.0 0.50 255.0 0.50 Boston Shopping Park, Boston 9.5 10.5 10.5 0.2 0.01 10.3 2.35 10.3 2.35 Holbeach Town Centre 10.0 11.0 11.0 0.01 11.0 0.05 11.0 0.05 Spalding Town Centre 127.8 141.0 141.0 0.2 0.20 140.5 0.31 140.5 0.31 Springfields Shopping Outlet, Spalding 16.7 18.5 18.5 1.9 0.20 16.4 11.34 16.4 11.34 Other Z9 destinations 19.4 21.4 21.4 0.01 21.4 0.05 21.4 0.05Zone 10 Market Deeping Town Centre 25.9 28.6 28.6 0.2 0.05 28.4 1.00 28.4 1.00 Peterborough City Centre 601.6 665.7 665.7 3.1 5.68 656.9 1.32 656.9 1.32 Brotherhood Shopping Park, P'borough 50.5 55.9 55.9 0.5 0.17 55.2 1.14 55.2 1.14 Maskew Retail Park, Peterborough 27.4 30.3 30.3 0.02 30.3 0.07 30.3 0.07 Peterborough (other) retail parks 35.1 38.9 38.9 38.9 0.00 38.9 0.00 Other Z10 destinations 44.6 49.4 49.4 49.4 0.00 49.4 0.00Zone 11 Huntingdon Town Centre 166.1 184.1 184.1 0.5 0.63 183.0 0.60 183.0 0.60 St Ives Town Centre 52.6 58.3 58.3 0.06 58.3 0.10 58.3 0.10 Ramsey Town Centre 30.6 33.9 33.9 33.9 0.00 33.9 0.00 Other Z11 destinations 38.3 42.5 42.5 42.5 0.00 42.5 0.00Zone 12 Corby Town Centre 179.2 198.2 198.2 0.7 0.74 196.7 0.73 196.7 0.73 Kettering Town Centre 179.0 197.9 197.9 0.5 0.63 196.8 0.56 196.8 0.56 Kettering retail parks 42.9 47.4 47.4 0.2 0.01 47.2 0.52 47.2 0.52 Market Harborough Town Centre 141.9 156.9 156.7 0.2 0.56 156.1 0.51 155.9 0.63 Other Z12 destinations 36.0 39.8 39.8 39.8 0.00 39.8 0.00Zone 13 Leicester City Centre 1,005.6 1,109.7 1,074.0 1.9 5.11 1,102.7 0.63 1,067.0 3.85 Fosse Shopping Park, Leicester 322.6 356.0 356.0 1.9 1.30 352.8 0.90 352.8 0.90 Leicester (other) retail parks 45.9 50.7 49.0 0.25 50.4 0.49 48.8 3.70 Oadby Town Centre 57.2 63.1 62.8 0.2 0.04 62.8 0.43 62.5 0.84 Wigston Magna Town Centre 109.0 120.3 119.7 0.22 120.1 0.18 119.4 0.70 Other Z13 destinations 45.8 50.5 50.5 50.5 0.00 50.5 0.00Zone 14 Loughborough Town Centre 352.3 388.8 388.2 0.5 1.53 386.8 0.52 386.2 0.68 Loughborough retail parks 33.1 36.6 36.6 36.6 0.00 36.6 0.00 Thurmaston Retail Park, Leicester 65.1 71.9 71.9 0.2 0.25 71.4 0.68 71.4 0.68 Other Z14 destinations 7.7 8.5 8.5 8.5 0.00 8.5 0.00Zone 15 Arnold Town Centre 121.9 134.6 134.6 0.10 134.5 0.07 134.5 0.07 Nottingham City Centre 1,370.5 1,512.2 1,512.0 3.6 11.28 1,497.3 0.98 1,497.2 0.99 Victoria Retail Park, Nottingham 86.6 95.5 95.5 0.5 0.17 94.9 0.67 94.9 0.67 Riverside Retail Park, Nottingham 119.8 132.1 132.1 0.5 0.13 131.5 0.45 131.5 0.45 Nottingham (other) retail parks 54.7 60.3 60.3 0.04 60.3 0.07 60.3 0.07 West Bridgford Town Centre 69.4 76.6 76.6 0.01 76.6 0.01 76.6 0.01 Other Z15 destinations 84.3 93.0 93.0 93.0 0.00 93.0 0.00Zone 16 Beeston Town Centre 70.1 77.3 77.3 0.11 77.2 0.14 77.2 0.14 Beeston retail parks 23.8 26.3 26.3 26.3 0.00 26.3 0.00 Bulwell Town Centre 20.2 22.2 22.2 22.2 0.00 22.2 0.00

DTZ RECAP Model 16

Long Eaton Town Centre 133.6 147.4 147.4 0.2 0.15 147.0 0.26 147.0 0.26 Castle Marina Retail Park, Nottingham 80.3 88.6 88.6 0.5 0.04 88.1 0.58 88.1 0.58 Other Z16 destinations 23.7 26.2 26.2 26.2 0.00 26.2 0.00Zone 17 Ilkeston Town Centre 62.1 68.6 68.6 0.11 68.5 0.15 68.5 0.15 Ripley Town Centre 23.0 25.4 25.4 0.14 25.3 0.53 25.3 0.53 Derby City Centre 741.5 818.1 818.1 0.9 3.86 813.3 0.59 813.3 0.59 Kingsway Retail Park, Derby 54.8 60.5 60.5 0.2 0.03 60.2 0.44 60.2 0.44 Derby (other) retail parks 90.4 99.7 99.7 0.05 99.6 0.05 99.6 0.05 Other Z17 destinations 56.8 62.7 62.7 62.7 0.00 62.7 0.00Zone 18 Alvaston Local Centre, Derby 32.0 35.3 35.3 35.3 0.00 35.3 0.00 Spondon Local Centre, Derby 9.7 10.8 10.8 0.01 10.7 0.09 10.7 0.09 Other Z18 destinations 8.7 9.6 9.6 9.6 0.00 9.6 0.00Zone 19 Mansfield Town Centre 355.0 391.5 391.5 0.5 1.28 389.7 0.45 389.7 0.45 St Peters Retail Park, Mansfield 26.5 29.2 29.2 29.2 0.00 29.2 0.00 Portland Retail Park, Mansfield 21.7 24.0 24.0 24.0 0.00 24.0 0.00 Mansfield (other) retail parks 36.6 40.4 40.4 40.4 0.00 40.4 0.00 Hucknall Town Centre 28.2 31.2 31.2 0.10 31.1 0.32 31.1 0.32 Sutton-in-Ashfield Town Centre 74.3 82.0 82.0 0.06 81.9 0.07 81.9 0.07 Giltbrook Retail Park, Nottingham 166.7 183.9 183.0 1.7 0.07 182.2 0.94 181.3 1.41 Other Z19 destinations 51.6 56.9 56.9 56.9 0.00 56.9 0.00Zone 20 Retford Town Centre 62.1 68.4 68.4 0.34 68.0 0.49 68.0 0.49 Worksop Town Centre 98.4 108.4 108.4 0.2 0.31 107.9 0.50 107.9 0.50 Other Z20 destinations 44.1 48.6 48.6 48.6 0.00 48.6 0.00

Source:Table 11 for trade diversion of DGDO; less 'DOC' sales based on Table 13.Table 12 for trade diversion of King 31 (with adjustments for less 'DOC' sales).Notes:All figures in 2018 prices.Commitments 1+2 shown in Table 12 (King 31 is commitment 3 so excluded from turnover analysis to avoid double-counting).

DTZ RECAP Model 17





£m £m £m £m £m £m % £m %[=B-(D+E)] [=C-(D+E)]


DTZ RECAP Model 18



DTZ RECAP Model 19





£m £m £m £m £m £m % £m %[=B-(D+E)] [=C-(D+E)]


DTZ RECAP Model 20



DTZ RECAP Model 21

Summary of Impact Scenarios

Table: 19ESTIMATED IMPACT OF PROPOSED DEVELOPMENT, 2025

(A) (B) (C) (D)Cumulative Cumulative Cumulative Impact withoutimpact with impact with impact with King 31 (DOC) and

25% less 30% less 50% less commitments 1+2 'DOC' sales 'DOC' sales 'DOC' sales i.e. solus

2025 2025 2025 2025TC/OoC* % % % %

Zone 1TC Grantham Town Centre 4.38 4.11 3.06 3.15OoC Downtown Grantham 1.08 1.01 0.72 0.00OoC Dysart Retail Park, Grantham 3.97 3.75 2.87 4.73OoC Grantham (other) retail parks 9.06 8.57 6.58 11.55

Zone 2OoC Lindis Retail Park, Lincoln 0.71 0.67 0.52 0.90OoC Tritton Retail Park, Lincoln 9.75 9.20 6.97 10.02

Other Z2 destinations 0.00 0.00 0.00 0.00Zone 3

TC Bourne Town Centre 2.66 2.51 1.89 2.50TC Sleaford Town Centre 2.98 2.81 2.12 2.84


TC Stamford Town Centre 3.09 2.91 2.18 2.62OoC Stamford retail parks 3.59 3.39 2.59 4.37

Zone 5TC Bingham Town Centre 1.86 1.75 1.32 1.65TC Newark-on-Trent Town Centre 8.09 7.77 6.49 3.63OoC Northgate Retail Park, Newark 9.52 9.36 8.71 3.59OoC Newark (other) retail parks 32.10 32.10 32.10 0.00

Zone 6TC Melton Mowbray Town Centre 4.42 4.16 3.11 3.48OoC Melton Mowbray retail parks 0.00 0.00 0.00 0.00

Zone 7TC Oakham Town Centre 3.68 3.46 2.62 3.60TC Uppingham Town Centre 0.07 0.07 0.05 0.00OoC Oakham retail parks 0.00 0.00 0.00 0.00

Zone 8TC Lincoln City Centre 2.68 2.51 1.83 0.94


TC Boston Town Centre 0.73 0.69 0.50 0.33OoC Boston Shopping Park, Boston 3.26 3.07 2.35 3.97TC Holbeach Town Centre 0.07 0.06 0.05 0.00TC Spalding Town Centre 0.44 0.42 0.31 0.30OoC Springfields Shopping Outlet, Spalding 15.75 14.87 11.34 18.05


TC Market Deeping Town Centre 1.40 1.32 1.00 1.45TC Peterborough City Centre 1.92 1.80 1.32 0.81OoC Brotherhood Shopping Park, P'borough 1.61 1.52 1.14 1.49

OoC Maskew Retail Park, Peterborough 0.10 0.09 0.07 0.00OoC Peterborough (other) retail parks 0.00 0.00 0.00 0.00


TC Huntingdon Town Centre 0.86 0.81 0.60 0.45TC St Ives Town Centre 0.15 0.14 0.10 0.00TC Ramsey Town Centre 0.00 0.00 0.00 0.00


TC Corby Town Centre 1.05 0.99 0.73 0.63TC Kettering Town Centre 0.80 0.75 0.56 0.42OoC Kettering retail parks 0.72 0.68 0.52 0.88TC Market Harborough Town Centre 0.86 0.81 0.63 0.27


TC Leicester City Centre 4.15 4.09 3.85 0.30OoC Fosse Shopping Park, Leicester 1.28 1.21 0.90 0.94OoC Leicester (other) retail parks 3.95 3.90 3.70 0.00TC Oadby Town Centre 1.01 0.98 0.84 0.66TC Wigston Magna Town Centre 0.79 0.77 0.70 0.00


TC Loughborough Town Centre 0.92 0.87 0.68 0.21OoC Loughborough retail parks 0.00 0.00 0.00 0.00OoC Thurmaston Retail Park, Leicester 0.98 0.92 0.68 0.58


TC Arnold Town Centre 0.11 0.10 0.07 0.00TC Nottingham City Centre 1.45 1.36 0.99 0.41OoC Victoria Retail Park, Nottingham 0.94 0.89 0.67 0.87OoC Riverside Retail Park, Nottingham 0.64 0.60 0.45 0.63OoC Nottingham (other) retail parks 0.10 0.09 0.07 0.00TC West Bridgford Town Centre 0.02 0.02 0.01 0.00


TC Beeston Town Centre 0.21 0.20 0.14 0.00OoC Beeston retail parks 0.00 0.00 0.00 0.00TC Bulwell Town Centre 0.00 0.00 0.00 0.00TC Long Eaton Town Centre 0.37 0.35 0.26 0.28OoC Castle Marina Retail Park, Nottingham 0.81 0.76 0.58 0.94


TC Ilkeston Town Centre 0.23 0.21 0.15 0.00TC Ripley Town Centre 0.80 0.74 0.53 0.00TC Derby City Centre 0.87 0.81 0.59 0.20OoC Kingsway Retail Park, Derby 0.62 0.58 0.44 0.69OoC Derby (other) retail parks 0.08 0.07 0.05 0.00


TC Alvaston Local Centre, Derby 0.00 0.00 0.00 0.00TC Spondon Local Centre, Derby 0.14 0.13 0.09 0.00


TC Mansfield Town Centre 0.66 0.62 0.45 0.21OoC St Peters Retail Park, Mansfield 0.00 0.00 0.00 0.00OoC Portland Retail Park, Mansfield 0.00 0.00 0.00 0.00OoC Mansfield (other) retail parks 0.00 0.00 0.00 0.00

TC Hucknall Town Centre 0.48 0.45 0.32 0.00TC Sutton-in-Ashfield Town Centre 0.10 0.09 0.07 0.00OoC Giltbrook Retail Park, Nottingham 1.77 1.69 1.41 1.59


TC Retford Town Centre 0.73 0.69 0.49 0.00TC Worksop Town Centre 0.72 0.68 0.50 0.38

Other Z20 destinations 0.00 0.00 0.00 0.00

Source:Tables 16, 17 and 18 for cumulative impact accounting for commitments 1+2 and competition between DGDO & King 31 (columns A, B and C).Table 11 for 'solus' impact (column D).Notes:*TC (town centre in NPPF terms); OoC (out-of-centre in NPPF terms).

Appendix E

Catchment Area Plan

Catchment Plan

Appendix F

Updated Healthchecks

Grantham (South Kesteven District Council)

Grantham town centre is classified as a Sub-Regional Centre and sits at the apex of the local retail

hierarchy. It is therefore the principal centre within the district.

Our healthcheck analysis below is informed by previous site inspections and various sources of data,

as follows:

• The South Kesteven Retail Study (2015);

• Experian Goad (based on June 2018 survey of the town centre);

• Google Street View (based on October 2018 images); and

• Promis (Grantham Retail Report, PMA, April 2020).

Overview

Grantham town centre is the district’s principal centre and a Sub-Regional Centre. It provides a good

range of shops and services to meet the needs of local residents, whilst also performing a sub-regional

role (the results of the 2017 household interview survey indicate that the town centre secures

comparison goods expenditure from well beyond the South Kesteven administrative area).

PBA, advising South Kesteven District Council in February 2018 in relation to the planning application

for the Downtown Grantham Designer Outlet, judged that Grantham town centre is performing ‘relatively

weakly’ compared to other centres within the primary catchment area; while the Council’s latest retail

study reports a decline in comparison goods retailing, particularly in terms of national multiple

representation.

Nevertheless, our up-to-date assessment confirms that representation has been relatively stable in

recent years and in the face of structural changes in the retail sector. The fashion-orientated offer is

limited but the town centre performs a much wider function. Recent investment in the new cinema-led

scheme is significant and will enhance the ‘evening economy’ offer.

Vacancy rates are higher than the national average; however, they have fallen since 2014 and are

largely focused within the secondary and tertiary retail areas of the town centre. The quality of the town

centre environment is considered satisfactory with certain areas in need of modernisation.

Overall, therefore, we consider Grantham to be a relatively healthy town centre in the local retail

hierarchy and performing well against many healthcheck indicators.

Diversity of uses

The table below sets out the diversity of uses in Grantham based on the latest town centre survey

undertaken by Experian Goad (June 2018), relative to the survey findings of June 2015. The 2018

survey has been sense checked using Google Street View (October 2018) with adjustments made as

necessary.

The analysis focuses on a number of use categories, as defined by Experian Goad, namely:

• Comparison Retail (e.g. clothing and footwear, furniture, jewellery, electrical goods, toys);

• Convenience Retail (e.g. butchers, bakers, supermarkets);

• Retail Services (e.g. dry cleaners, hairdressers and beauticians, travel agents);

• Leisure Services (e.g. cafes, restaurants);

• Financial & Business Services (e.g. banks, estate agents); and

• Vacant.

Use Categories 2018 2015

Units

(count)

Units

(%)

Units

(count)

Units

(%)

Comparison Retail 132 28.09 130 27.20

Convenience Retail 30 6.38 31 6.49

Retail Services 74 15.74 78 16.32

Leisure Services 103 21.91 108 22.59

Financial & Business Services 68 14.47 70 14.64

Vacant 63 13.40 61 12.76

TOTAL 470 100 478 100

Source:

2018 figures from Experian Goad (June 2018) with adjustments based on Google Street View (October 2018);

2015 figures from Experian Goad (June 2015).

Notes:

The ‘totals’ figures do not match owing to unit reconfigurations and/or slightly different survey areas covered by

Experian Goad.

The main findings from our analysis include:

• The highest proportion of units (28.1%) are dedicated to Comparison Retail, which is to be

expected for a centre of Grantham’s size and status, and is broadly unchanged since 2015

• Convenience Retail accounts for a relatively low proportion (6.4%) of units. However, in terms

of consumer choice, we do not consider the town centre to be under-represented. Such

shopping facilities include M&S Simply Food at London Road, Morrisons anchoring the Isaac

Newton Centre, Asda at Union Street and Lidl at Watergate; in addition to a mix of butchers,

bakers, newsagents and grocers.

• The town centre provides a range of essential services. Leisure Services are the second most

dominant use category (21.9% of total units), reflecting the increasing demand for such uses

alongside the retail offer. The town centre has a number of cafes, restaurants and drinking

establishments, in addition to other leisure attractions such as a multiplex cinema (Savoy

Cinema1), a museum and a performing arts theatre.

Vacancies

As shown in the table above, Grantham town centre has 63 vacant units (up slightly from 61 vacant

units in 2015). This equates to 13.4% of the total number of units.

Vacancy levels within the town centre are therefore slightly above national average. However, we make

the following observations:

• The number of shop vacancies has fallen since June 2014 (68 units) as reported in the Council’s

latest retail study, which is notable given the significant changes and challenges facing town

centres over this period;

• Only nine of the 63 vacant units (i.e. approximately 14%) can be found within the Primary Town

Centre Shopping Streets as defined on the Council’s Proposals Map – including seven along

High Street and two within the Isaac Newton Centre – indicating that the ‘prime’ retail area is

busy and viable;

• Thus, a large majority of the shop vacancies are concentrated in the more secondary and

tertiary retail areas of the town centre;

• It is further noteworthy that almost a quarter of the vacant units, specifically 15 of the 63, are

identified as non-A1 units (e.g. A2/ A3/ A4/ Sui Generis) by Experian Goad. This includes three

of the vacant units along High Street and four along Westgate.

1 Opened in July 2019.

Retailer representation and balance between independent and multiple stores

Grantham town centre is represented by eleven of the ‘major’ retailers defined by Experian Goad. These

are Argos, Boots, Superdrug, WH Smith, Wilkinson, Clarks, Vodafone, Clintons, M&S (Simply Food),

Sainsbury’s and O2; none of which, we would note, are fashion-orientated retailers. The only major

retailer to cease representation in the town centre since our previous healthcheck audit in 2017 is

Carphone Warehouse, following the retailer’s decision to close all standalone stores in the UK.

The town centre comprises other national retailers and a varied of independents, with the Council’s

retail study acknowledging ‘a number of specialist shops, pharmacies, homeware and soft furnishings,

antique furniture, electrical, independent home entertainment, IT shops, bathroom and kitchen, clothes

stores, jewellery shops, hardware, florists, charity shops, shoe shops and bookshops.’ It also includes

a Boyes department store selling a range of discounted goods.

Despite therefore accommodating shops selling a broad range of comparison goods, the Council’s retail

study notes that Grantham town centre has seen a decline in comparison goods retailing, with a shift

towards the service and leisure sectors in recent years. This is not a Grantham-specific issue and is

broadly reflective of national trends.

The food and beverage offer includes many hot food takeaways and independent café and restaurants.

There is also a limited number of family-orientated ‘chain’ restaurants in the town centre (e.g. Pizza

Express, Prezzo).

Grantham Market is held every Saturday on Westgate and the Market Place. The market comprises

approximately 50 stalls and complements the established mix of retail and service uses in the town

centres. There is also a Framers Market, held along Conduit Lane every second Saturday of the month.

In addition, the town centre performs an important function for main food shopping, with town centre

stores including (as previously mentioned) M&S Simply Food, Morrisons, Asda and Lidl. There is also

a large Sainsbury’s store on the southern edge of the town centre.

There are several retail parks surrounding the town centre including Augustin Retail Park, Grantham

Retail Park and Dysart Retail Park. That said, Promis reports that Grantham has ‘significantly below

average’ retail warehousing floorspace on retail parks. These largely comprise ‘bulky’ goods retailers,

albeit not exclusively, with the likes of Next, Sports Direct and TK Maxx represented. Additional ‘bulky’

goods including furniture, homeware and domestic appliances are available at the Downtown retail site.

Consumers’ views and behaviour

The Council’s retail study includes the results of a household telephone survey to better understand

(inter alia) consumers’ views and behaviour. The following was established:

What locals liked about Grantham town centre;

• Near / convenient - 67.32%

• Selection / choice multiple shops - 8.79%

• Compact centre - 7.28%

• Selection / choice of independent shops - 3.84%

What they disliked about Grantham town centre;

• Poor selection / choice of multiple shops - 42.90%

• Poor selection / choice of independent shops - 36.59%

• Nothing - 14.14%

• Unattractive environment / dirty streets / litter - 11.91%

The survey results above demonstrate that respondents’ main likes about Grantham town centre were

its convenience and choice of multiple retailers. The latter was also a main dislike, while some 14.14%

of respondents stated that they disliked nothing about the town centre.

Commercial rents and yields

The Council’s retail study comments that shop rents have declined since the economic downturn, as

investor confidence has reduced, and cites £40 psf Zone A in mid-2013. Promis provides a more up-

to-date picture of rents in the town centre, reporting that Zone A rents were £35 psf at the end of 2019,

representing ‘no change on the mid 2019 level of prime rents, a more favourable picture than across

the PMA 200 towns more generally.’

In terms of commercial yields, Promis states that shop yields in Grantham were 8.1% at the end of 2019

which, relative to the six months previous, represents a slight outward yield shift but less so than the

average across the PMA 200 towns.

Pedestrian flows

During our previous site inspections we found the town centre to be reasonably busy. Pedestrian flows

were highest along High Street and also within the Isaac Newton Centre, which is anchored by

Morrisons.

These observations are consistent with the findings of the Council’s latest retail study, which also noted

that pavement widths throughout the town centre are sufficient to avoid conflicts between pedestrian

and other road users.

Accessibility

Grantham town centre lies less than a mile to the east of the A1. It is accessible via the B1174 from the

north and south, and the A52 from the east.

Car parking provision is substantial, with six pay-and-display car parks (the largest being Welham Street

and Wharf Road) in addition to time restricted on-street car parking. The Asda store also provides

considerable surface car parking with a free maximum stay of 2.5 hours, thereby providing opportunities

for linked trips to other shopping facilities in the town centre.

The town centre is well served by public transport, including both bus and rail services. The rail station

is located at the southern end of the town centre and is on the East Coast Main Line. The most notable

and frequent services are into London King’s Cross, Nottingham, Peterborough and the north of

England. Grantham bus station provides good links to neighbouring districts and the wider area

including Stamford, Lincoln, Sleaford and Melton Mowbray.

Environmental quality

The environmental quality of the town centre is considered to be generally satisfactory. The area around

the Grantham Museum is particularly pleasant in our view, with a number of attractive buildings framed

by public greenspace, creating a strong sense of place.

The town centre has two managed shopping centres (Isaac Newton Centre and The George Centre),

both of which are well maintained. We would agree with the Council’s latest retail study that parts of the

town centre are in need of improvement.

Perception of safety

During our site inspections, which were conducted in the morning and late afternoon, we identified no

adverse issues with regards to safety or security.

Opening hours and extent of evening / night-time economy

Most of the town centre’s shops and stores are open all week. The George Centre is open for trading

from 07:00 to 21:00 Monday-Friday, 08:00 to 18:00 on Saturdays and 10:00 to 14:00 on Sundays. The

Isaac Newton Centre is open from 09:30 to 17:00 on weekdays, 09:15 to 16:00 on Saturdays and is

closed on Sundays.

The town centre foodstores (including M&S Simply Food and Morrisons) generally trade until 20:00

while the leisure-based attractions, including the cinema and bars/restaurants, serve to extend the

hours of activity into the evening. The opening of the new Savoy Cinema in July 2018 has strengthened

the offer in this respect.

Evidence of barriers to business investment

We have identified no evidence of barriers to new businesses opening and existing businesses

expanding that are specific to Grantham. The recent completion of the cinema-anchored scheme on St

Catherine’s Road is a good indication of the appetite for inward investment in the town centre. The

overall reduction in vacancy rates since 2014 is a further positive signal of businesses opening or

expanding.

Bourne (South Kesteven District Council)

Bourne town centre is classified as a Main Town, below Grantham (Sub-Regional Centre) in the retail

hierarchy.


as follows:


• Experian Goad (based on October 2017 survey of the town centre); and

• Google Street View (based on October 2018 images).

Overview

Bourne is a busy town centre – especially along North Street and close to the Burghley Centre. The

town centre offers a good range of shops and services to meet the needs of local residents, and in this

respect we consider that the observations set out in the Council’s latest retail study remain valid:

Bourne town centre serves the daily shopping and service needs of its local residents.

Comparison retailing comprises mostly small independent stores. There are no large units

or national multiple comparison retailers in the town centre. The general appearance of

the shopping centre is good and it comprises a reasonable range of convenience and

service uses, mostly independently operated.

Vacancy rates have declined slightly since our previous assessment and overall, we assess that

Bourne town centre is performing well, as previously concluded by PBA (in advice to South Kesteven

District Council in February 2018 in relation to the planning application for the Downtown Grantham

Designer Outlet).

Diversity of uses

The table below sets out the diversity of uses in Bourne based on the latest town centre survey

undertaken by Experian Goad (October 2017), relative to the survey findings of September 2015. The

2017 survey has been sense checked using Google Street View (October 2018) with adjustments made

as necessary.







• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 24 13.80 27 15.00

TOTAL 174 100 180 100

Source:

2018 figures from Experian Goad (October 2017) with adjustments based on Google Street View (October 2018);

2015 figures from Experian Goad (September 2015).

Notes:


Experian Goad.


• Over half of the units (89) are occupied by services, down slightly since 2015 (93).

• Just over a quarter of the units (27.6%) are dedicated to Comparison Retail.

• Convenience Retail accounts for a relatively low proportion (7.5%) of units, with the main

convenience stores including Heron Frozen Foods and Co-op. Representation is broadly

unchanged since 2015.

• The most dominant service categories are Retail Services (22.4%) and Leisure Services

(21.8%), reflecting the enhanced role of such uses alongside the retail offer.

Vacancies

As shown in the table above, the total number of vacant units has reduced from 27 to 24 since 2015.

This equates to 13.8% of the total number of units, which is above the national average of 11-12%.

The majority of the vacant units are small scale with a particular concentration in Wherrys Lane

(somewhat setback from the main shopping streets i.e. North Street and West Street).


The retail mix is generally geared towards day-to-day goods and services. However, as highlighted in

the latest retail study, Bourne town centre has a more specialist retail offer with regards to furniture,

carpets, fireplaces and photography stores, which attracts customers from the wider area. These

independent businesses help to create a balanced retail offer.

Bourne town centre is represented by three of the ‘major’ retailers defined by Experian Goad. These

are Boots, Superdrug and Clintons. The town centre includes a limited number of other national multiple

retailers (e.g. M&Co), predominantly along or close to North Street.

Our site inspections confirmed that Bourne town centre provides a varied independent offer (e.g.

butchers, jewellers, clothing and footwear), while the food and beverage offer includes many hot food

takeaways and independent café and restaurants.

The town’s main foodstores (Tesco and Sainsbury’s) are located outside the town centre.




What locals liked about Bourne town centre;




• Pedestrian friendly environment - 5.58%

• Attractive environment - 2.72%

What they disliked about Bourne town centre;

• Nothing - 54.04%



• Traffic congestion - 7.37%

• Difficult parking - 6.73%

The survey results above demonstrate that overall, locals like Bourne town centre; in particular due to

its convenience and selection of shops. Furthermore, over half of respondents stated they disliked

nothing about the town centre.


The South Kesteven Retail Study (2015) does not provide any information on commercial rents and

yields for Bourne.

Pedestrian flows

The latest retail study identifies North Street as the busiest shopping street, particularly around the

Burghley Centre (indoor shopping precinct) where the main retail attractions can be found. These

findings are consistent with our observations during our site inspections.

Accessibility

Bourne town centre is accessible via the A15 (south and north) and the A151 (west and east).

Peterborough is located 16.5 miles from Bourne town centre (via A15 south) and Grantham is located

21.4 miles (via A151 and A1 north).

Bourne does not benefit from a train station; however, it does provide a number of bus services

connecting Bourne to Grantham, Stamford and Peterborough with bus stops along the A15 close to the

West Street and North Street junction. The Council’s retail study considers the bus services to be good

for a centre of its size.

There is some short stay (free) on-street car parking throughout the town centre, notably along West

Street and North Street. This car parking was at 85-90% capacity during our site inspection. The car

park at the Burghley Centre also provides free car parking spaces for up to three hours.


The environmental quality of the town centre is of a reasonably good standard, with well-maintained

paving and appropriate street furniture. The architecture is varied and there are street planters, notably

at the West Street and North Street junction.

During our site inspections, some traffic congestion was observed along North Street. However, there

are sufficient safe crossings for pedestrians.


We identified no adverse issues with regards to safety or security during our site inspections, which

were conducted during the day.


Most shops and stores are open all week (with the possible exception of Sundays) and trade until 17:00

or 18:00. There are reduced trading hours on Sundays, as standard. The number of ‘evening economy’

uses (cafes/bars/restaurants) is relatively modest; however, those that exist do provide an evening

economy.



expanding that are specific to Bourne. The (relative) small scale of the town centre limits its catchment,

which is likely to constrain the extent of business activity. That vacancy rates have fallen since 2015 is

a good indication of businesses opening or expanding.

Sleaford (North Kesteven District Council)

Sleaford town centre is a designated Town Centre and is one of North Kesteven District’s principal

centres, supported by a number of district and local centres. It sits below Lincoln city centre in the

Central Lincolnshire retail hierarchy.


as follows:

• Central Lincolnshire City and Town Centre Study (2015); and

• Experian Goad (based on January 2019 survey of the town centre)1.

Overview

Sleaford town centre performs an important role in the district’s retail hierarchy, being the principal

centre for day-to-day goods and services. This is supported by the retail study, which states:

Sleaford is identified in the Local Plan (2007) as being the only free-standing town in North

Kesteven District, with the town recognised as offering a significant role as a service centre in

terms of its retail provision. Reference is made in the Plan to the town providing daily and

weekly shopping facilities, specialist shops, financial and office services, medical services and

a wide range of other community and recreational facilities.

It is an accessible and well connected town centre, with an improved shopping environment amongst

some high quality historic buildings. Retailer representation is broadly unchanged since our previous

assessment, while the reported vacancy rates should be treated with caution given the refurbishment

works in and around the Riverside Shopping Centre.

Whilst PBA previously identified the town centre as vulnerable (in advice to South Kesteven District

Council in February 2018 in relation to the planning application for the Downtown Grantham Designer

Outlet), we assess that Sleaford is performing well against many of the healthcheck indicators.

Diversity of uses

The table below sets out the diversity of uses in Sleaford town centre based on the latest survey

undertaken by Experian Goad (January 2019), relative to the survey findings of February 2016.







• Vacant.

1 Google Street View images are less up-to-date.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 30 14.85 29 13.81

TOTAL 202 100 210 100

Source:

2019 figures from Experian Goad (January 2019); 2016 figures from Experian Goad (February 2016).

Notes:


Experian Goad.


• Just over a quarter of the units (28.7%) are dedicated to Comparison Retail, which is relatively

low for a centre of its size, although it is possible that the refurbishment works / vacancies within

Riverside Shopping Centre skew the picture.

• Convenience Retail accounts for 8.9% of the units, which is broadly unchanged since 2016.

The main foodstores include Sainsbury’s, Aldi and Iceland, while there are a number of

convenience stores and bakers throughout the town centre.

• The centre comprises a high proportion of day-to-day service uses, with strong representation

by Retail Services (notably health and beauty) and Leisure Services (notably food and

beverage). The proportion of Financial & Business Services has fallen slightly since 2016.

Vacancies

As shown in the table above, based on the latest (January 2019) Experian Goad survey, Sleaford town

centre has 30 vacant units. This equates to 14.9% of the total number of units, which is slightly higher

than the figure recorded in 2016 (13.8%). However, we would treat this overall vacancy rate with some

caution given that the Riverside Shopping Centre continues to be under-occupied due to refurbishment

works.

Vacancies in the primary shopping area (e.g. Southgate) are limited to a few smaller units. Most of

these vacant units are located at the northern end of Southgate.


Sleaford town centre is represented by five of the ‘major’ retailers defined by Experian Goad. These are

Boots, Superdrug, WH Smith, Clarks and Sainsbury’s. Most of these retailers are located on Southgate,

the notable exception being the Sainsbury’s store, which is located to the southwest of the Riverside

Shopping Centre.

The town centre includes a Boyes department store, providing a variety of discounted goods including

homewares, soft furnishings and limited clothing. Other multiple stores include Iceland, Shoe Zone,

M&Co and Specsavers. The independent offer comprises a number of clothing and footwear shops,

florists, and DIY and hardware stores (inter alia).

Overall, we assess that Oakham town centre has a well balanced retail offer in terms of independent

and multiple stores.


No information is available in the Council’s retail study.



Pedestrian flows

During our site inspections, we observed reasonable levels of pedestrian activity throughout the town

centre. The highest footfall was recorded along Southgate and on routes to/from the Sainsbury’s store.

These findings are consistent with the latest retail study.

Accessibility

Sleaford town centre by is accessible by the A15 (east) and by the A17 (south and west). Lincoln and

Grantham are 18 miles and 14 miles respectively from the town centre.

The town centre has a one-way traffic system on Southgate and Carre Street, which serves to mitigate

vehicle movements within the centre. With regards to car parking, there are several pay and display car

parks; and our site inspections confirmed that these are relatively well used. The largest such facility is

located on Eastgate and has capacity for 176 cars. Other car parks include Banks (145 spaces),

Money’s Yard (94 spaces), Jermyn Street (71 spaces) and Market Place (approximately 50 spaces).

The Sainsbury’s stores also has dedicated car parking (approximately 150 spaces).

Sleaford railway station is located to the south of the town centre and provides direct access to

Peterborough, Skegness, Nottingham, Lincoln and Doncaster via the East Midland Trains. The town

centre is also well connected with local bus services.


It is clear that improvements to the town centre have been made in recent years, including seasonal

planted areas, public art, high quality paving materials and street furniture. We observed little evidence

of litter, vandalism or graffiti during our site inspections.

It is a relatively attractive centre, with the retail study healthcheck commenting that is has ‘several high

quality historic buildings helping to positively contribute to the environmental quality of the town centre.’

The retail study further states there are areas of Sleaford town centre that are of a poorer quality, notably

Riverside Shopping Centre. However, as previously highlighted, this shopping centre has been the

subject of refurbishment works.


Sleaford has a Business Improvement District (providing overnight security patrols), and also

Shopwatch and Pubwatch schemes, to help address any issues with regards to safety or security. We

observed no issues during our site inspections.


Most town centre shops and stores – including the likes of Iceland, Boots and Superdrug – are open all

week and trade until 17:30 or 18:00. There are reduced trading hours on Sundays, as standard. The

large Sainsbury’s store trades from 08:00 to 21:00 Monday-Saturday, with reduced trading hours on

Sundays (until 16:00). The range of ‘evening economy’ uses (cafes/bars/restaurants) provide an

evening economy, typically until 22:00 or 23:00.



expanding that are specific to Sleaford. The refurbishment of the town’s main shopping centre,

Riverside, is a signal of investor confidence and will provide opportunities for new and existing

businesses.

Stamford (South Kesteven District Council)

Stamford town centre is classified as a Main Town, below Grantham (Sub-Regional Centre) in the local

retail hierarchy.


as follows:


• Experian Goad (based on December 2018 survey of the town centre)1; and

• Promis (Stamford Retail Report, PMA, April 2020).

Overview


for the Downtown Grantham Designer Outlet, concluded that Stamford town centre is performing

‘especially’ well (relative to the observation that other centres in the primary catchment area are

generally performing well).

Stamford is a very attractive and historic town centre with a good range of retailers, including a higher-

end fashion offer. The town centre serves the day-to-day shopping and service needs of local residents,

in addition to tourist shoppers and other visitors. There are a number of independent, specialist shops

and vacancy levels are well below the national average.

Overall, we conclude that Stamford remains a vital and viable town centre, performing a significant and

distinctive role in the local retail hierarchy as well as functioning as a visitor destination.

Diversity of uses

The table below sets out the diversity of uses in Stamford based on the latest town centre survey

undertaken by Experian Goad (December 2018), relative to the survey findings of January 2016.







• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 21 7.29 18 6.25

TOTAL 288 100 288 100

Source:

2018 figures from Experian Goad (December 2018); 2016 figures from Experian Goad (January 2016).



• Over a third of the units are dedicated to Comparison Retail which, despite the reduction since

2016, underlines the strength and diversity of Stamford’s offer in this respect.

• Convenience Retail accounts for a relatively low proportion (7.6%) of total units and is

unchanged since 2016. Stamford is well served by M&S Simply Food and Tesco Express (while

a Waitrose foodstore is situated on the outskirts of the town centre). The wider Convenience

Retail offer includes small scale convenience stores, bakers, butchers and grocers.

• The town centre has a high proportion of service uses, notably Leisure Services (e.g. cafes,

restaurants) which help to increase dwell time in this historic town centre.

Vacancies

As shown in the table above, which is based on the latest Experian Goad survey for Stamford town

centre, there were 21 vacant units in December 2018 (up slightly from 18 vacant units in 2016). This

equates to 7.3% of the total number of units; considerably less than the national average.

Our site inspections confirmed that these vacant units were typically small scale and predominantly

located in the secondary shopping streets.


Stamford town centre has a relatively strong presence of national retailers for its size. This includes

nine of the ‘major’ retailers defined by Experian Goad. These are Boots, Superdrug, WH Smith,

Wilkinson, Clarks, Vodafone, M&S (Simply Food), Tesco (Express) and New Look. The town centre

also comprises higher-end and key fashion brands such as Crew Clothing, Fat Face, Phase Eight,

Joules and White Stuff; in addition to the specialist independent shops selling (inter alia) books, gifts,

furniture, clothing and footwear.

The town centre is well served in terms of convenience shopping. There are two main foodstores (Tesco

Express and M&S Simply Food) and a range of independent butchers, bakers, newsagents, wine

merchants and grocers.

A weekly Friday market (approximately 90 traders) is held on Broad Street and Ironmonger Street. The

market offers the opportunity to purchase a selection of goods including fresh fruit and vegetables.

A wide variety of food and beverage uses can be found within the town centre. These include a number

of independent and national ‘chain’ restaurants and cafes including ASK and Pizza Express.




What locals liked about Stamford town centre;




• Pedestrian friendly environment - 9.81%

• Easy parking- 5.44%

What they disliked about Stamford town centre;

• Nothing - 46.25%

• Difficult parking - 16.89%



• Unattractive environment / dirty streets / litter - 6.14%

The survey results above demonstrate that overall, locals like Stamford town centre, in particular due

to its convenience and selection of shops. The shopping environment was cited as another main like.

Nearly half of respondents stated they disliked nothing about the town centre, while some 16.89%

commented that it is difficult to park.


According to the most recent Promis report, Zone A rents are currently in the region of £80 psf

(representing no change on the mid 2019 level of prime rents and up slightly from the £75 psf reported

in 2017).

No information on shop yields is available.

Pedestrian flows

Stamford town centre is relatively compact owing to its historic character. The highest pedestrian flows

are found along High Street (where the main retail attractions are focused) and, to a slightly lesser

extent, Ironmonger Street. Both of these streets are pedestrianised and therefore shopper-friendly.

Accessibility

Stamford town centre is accessible by the A1175 (east and south) and the A6121 (north), approximately

16 miles from Peterborough and approximately 22 miles from Grantham. It lies 1.5 miles to the east of

the A1.

There are a total of six car parks serving the town centre; two long stay car parks (Wharf Road and

Cattlemarket) and four short stay car parks (St Leonards Street, Bath Row, Scotgate and North Street).

All six car parks are charged on the basis of duration of stay and are well used.

Stamford benefits from a railway station, providing direct access to Birmingham New Street and

Stansted Airport, as well as Cambridge via Cross Country services and Nottingham via East Midlands

services. The Abacus Service (number 552K) also provides connections between Stamford and Bourne

three times a day, Monday to Friday.


The environmental quality of the town centre is of a very high standard. Shop fronts are generally well

maintained. The majority of the town centre lies within a designated Conservation Area and includes a

number of listed buildings. These help to create a distinctive and pleasant character.

The town centre benefits from good quality street furniture including signage and seating in appropriate

areas.





Most shops and stores are open all week (with the possible exception of Sundays) and trade until 17:00

or 18:00. Tesco Express and M&S Simply Food typically trade until 20:00 and 22:00 respectively. There

are reduced trading hours on Sundays, as standard. The range of ‘evening economy’ uses

(cafes/bars/restaurants) provide an evening economy, typically until 22:00 or 23:00.



expanding that are specific to Stamford. It benefits from an attractive town centre, which helps to create

the conditions necessary for business investment; and it performs strongly overall in relation to many

indicators.

Bingham (Rushcliffe Borough Council)

Bingham town centre is classified as a District Centre. It sits at the top of the local retail hierarchy, but

below Nottingham city centre in the wider Greater Nottingham retail hierarchy.


as follows:

• The Broxtowe, Gedling, Nottingham City & Rushcliffe Retail Study (2015);

• Experian Goad (based on October 2018 survey of the town centre); and

• Google Street View (based on July 2019 images).

Overview


for the Downtown Grantham Designer Outlet, concluded that Bingham town centre is performing well;

and we assess that it remains a healthy and vibrant centre, with a strong retail service offer and a

balanced range of multiple and independent retailers. Vacancy rates are very low.

Our up-to-date findings are broadly consistent with the conclusions set out in the latest retail study,

namely:

• Bingham is a healthy and vibrant centre with a strong retail service offer and a good range of

multiple and independent retailers.

• Bingham is a healthy and vibrant centre that meets the needs of the residents of the market

town and adjoining villages. It has a strong retail service offer and a good range of multiple and

independent retailers whose offer is complemented by the regular markets held in the town.

• Consideration should be given to the potential to review Bingham District Centre’s position in

the Borough’s retail hierarchy to a Town Centre; particularly in light of planned retail and

housing development in the area.

Diversity of uses

The table below sets out the diversity of uses in Bingham based on the latest town centre survey

undertaken by Experian Goad (October 2018), relative to the survey findings of October 2014. The

2018 survey has been sense checked using Google Street View (July 2019) with adjustments made as

necessary.







• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 5 6.25 3 4.35

TOTAL 80 100 69 100

Source:

2019 figures from Experian Goad (October 2018) with adjustments based on Google Street View (July 2019);

2014 figures from Experian Goad (October 2014).

Notes:


Experian Goad.


• Almost half (38) of the units are occupied by services.

• Looking at specific use categories, the highest proportion of units (36.3%) are dedicated to

Comparison Retail, which represents an overall increase since 2014 (30.4%).

• Convenience Retail accounts for a relatively low proportion (10%) of units, albeit slightly greater

than in 2014 (8.7%). Provision currently includes Co-op and Sainsbury’s Local which, between

them, offer a modest range of convenience-based goods.

• The second most dominant use category is Leisure Services, reflecting the increasing role of

such uses alongside the retail offer. The most prominent leisure sectors in the town centre are

cafes, restaurants and public houses. Representation has declined (as a proportion of the total

number of units) since 2014.

Vacancies

As shown in the table above, Bingham town centre has 5 vacant units (up slightly from 3 vacant units

recorded by the Experian Goad survey of 2014). This equates to 6.3% of the total number of units

(significantly lower than the national average of circa 11-12%).


Bingham town centre is represented by three of the ‘major’ retailers defined by Experian Goad. These

are Boots, Superdrug and Sainsbury’s (Local) and are each situated in the main Market Street area. It

has a strong independent offer including clothing, DIY and hardware stores.

There is a good range of additional convenience-based shopping facilities within the town centre. These

include independent butchers, bakers, newsagents, wine merchants and grocers. The town centre also

includes a medical centre, a library and a Post Office; and is therefore functions more than just a

shopping destination.

Bingham town centre benefits from two markets; a traditional market (‘Bingham General Market’) held

every Thursday at the historic Buttercross Market Square and Bingham’s farmers market held on the

third Saturday of each month.

The food and beverage offer includes many independent cafés and restaurants, many of which are

focused around the public square off Market Street.

Overall, we assess that Bingham has a well balanced mix of independent and multiple stores.


The Council’s latest retail study does not provide any information.


The Council’s latest retail study does not provide any information.

Pedestrian flows

The Council’s latest retail study does not provide information regarding pedestrian flows. During our

site visits, we observed that Market Street and Eaton Place (the indoor shopping arcade) were the

busiest parts of the town centre, close to the main retail and leisure attractions.

Accessibility

Bingham is situated approximately 9 miles east of Nottingham, between the A52 and the A46.

The town centre is adequately served by both bus and rail services. The rail station is located

approximately 0.2 miles north of the town centre. The station operates services to Nottingham and

Grantham via East Midlands Trains.

Bus stops can be found at various locations along Market Street and Long Arc, frequently serving

Nottingham (via Radcliffe), as well as infrequent services to surrounding villages and larger settlements,

including Newark-on-Trent, Grantham and Melton.

The main town centre car park is located off Newgate Street. There is also substantial (free) short stay

on-street car parking throughout the town centre. From our site inspections, it was clear that town centre

car parking is well used (at 90-95% capacity at time of our inspections).


Bingham town centre is attractive and well maintained. The public square off Market Street has seating

and planters, providing a pleasant focal point for town centre activities.





Most shops and stores are open all week (with the possible exception of Sundays). The town centre’s

main convenience stores generally trade from 08:00 to 21:00 Monday-Saturday, with reduced trading

hours on Sundays (until 16:30). The range of cafes/bars/restaurants provide a good evening economy.



expanding that are specific to Bingham. The quality of the environment is of a high standard and the

town centre appears healthy and vibrant. Clearly the town centre is relatively small scale and thus the

extent of its catchment is limited (hence its position in the Greater Nottingham retail hierarchy), which

is likely to constrain the extent of business activity.

Newark-on-Trent (Newark and Sherwood District Council)

Newark-on-Trent town centre is a Sub-Regional Centre at the apex of the district’s retail hierarchy,

supported by four district centres and 12 local centres.


as follows:

• Newark & Sherwood Town Centre and Retail Study (2016);

• Experian Goad (based on July 2019 survey of the town centre)1; and

• Promis (Newark Retail Report, PMA, April 2020).

Overview


for the Downtown Grantham Designer Outlet, concluded that Newark-on-Trent town centre is

performing ‘especially’ well (relative to the observation that other centres in the primary catchment area

are generally performing well).

It remains an attractive and healthy town centre which, we assess, continues to be performing well. The

retail offer is largely ‘mass market’ but is also driven by a limited number of higher-end fashion brands.

It has a strong independent offer and benefits from a successful market, which helps to attract tourist

and visitor spending in the town centre. This is confirmed by the Council’s retail study, which also

observes that Newark-on-Trent is an international centre for antiques.

The closure of M&S (Stodman Street) is the notable change since our previous assessment and PBA’s

conclusion on the town centre’s vitality and viability. However, this reflects the national trend of M&S

consolidating its store portfolio and is not a Newark-specific issue. We understand that Newark &

Sherwood District Council has acquired the building formerly occupied by M&S, taking vacant

possession in March 2020, based on its strategic significance in terms of site assembly and town centre

regeneration.

While the town centre continues to experience above-average shop vacancies, most of these are

focused on secondary shopping streets. That both commercial yields and prime rental levels have

remained relatively stable in recent years is a further positive signal of overall performance.

Our up-to-date findings are therefore broadly in line with those of the Council’s latest retail study (2016),

which states:

Overall the centre appears to be performing well against a number of the key (health-

check) performance indicators.

The retail study goes on to comment that Newark-on-Trent is vulnerable to competition from

higher order centres (principally Lincoln and Nottingham), investment in out-of-centre

shopping/leisure destinations and the growth in internet shopping. We would note that these

‘vulnerabilities’ are not specific to Newark-on-Trent, which continues to have a good mix of

uses including a strong representation of independent retailers and markets which provide a

unique, attractive identity.

Diversity of uses

The table below sets out the diversity of uses in Newark-on-Trent based on the latest town centre survey

undertaken by Experian Goad (July 2019), relative to the survey findings of June 2015.








• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 54 12.86 55 12.44

TOTAL 420 100 442 100

Source:

2019 figures from Experian Goad (July 2019); 2015 figures from Experian Goad (June 2015).

Notes:


Experian Goad.


• Over 40% of the units are occupied by services.

• Looking at specific use categories, the highest proportion of units (37.4%) are dedicated to

Comparison Retail, which is broadly unchanged since 2015.

• Convenience Retail accounts for a relatively low proportion (8.3%) of units. However, the town

centre is well served by foodstores (including Iceland, Asda, M&S Foodhall and Morrisons).

The wider Convenience Retail offer is limited primarily to small scale convenience stores and

bakers.

• The second most dominant use category is Leisure Services, reflecting the increasing role of

such uses alongside the retail offer, although representation has fallen slightly since 2015. The

town centre benefits from an Odeon cinema, a leisure centre and a number of gymnasiums.

Vacancies

As shown in the table above, Newark-on-Trent town centre has 54 vacant units (similar to the number

recorded in 2015). This equates to 12.9% of the total number of units, thus slightly above the national

average of circa 11-12%. The majority of the vacancies are located on secondary shopping streets

(e.g. Lombard Street, Barnby Gate). The vacant units are typically small to medium sized and are

dispersed between occupied units.


Promis reports that Newark-on-Trent town centre has an ‘above average volume and quality of retail

provision relative to the size and affluence of the shopping population’ which, in part, possibly reflects

the importance of tourist and visitor spending in the town.

The town centre offers a good mixture of independent shops and established national brands; and

provides reasonable options with regards to menswear, womenswear and footwear. There is a

concentration of such fashion shops and boutiques, jewellers and particularly antique stores along

Castle Gate. The wider retail mix is generally geared towards day-to-day goods and services.

The town centre is represented by 10 of the ‘major’ retailers defined by Experian Goad. These are

Argos, Boots, Superdrug, WH Smith, Wilkinson, Dorothy Perkins, Clarks, O2, Vodafone and New Look.

The town centre also comprises national fashion brands such as Monsoon, Fat Face, Phase Eight and

White Stuff. M&S closed its Newark-on-Trent town centre store in April 2019 as part of the retailer’s UK-

wide store closure programme.

The ‘Newark Market’ is held six days a week and offers the opportunity to purchase local produce and

hot food, antiques and collectables and general retailing goods.

The food and beverage offer comprises many independent and ‘chain’ cafés and restaurants. Family-

orientated provision includes Pizza Express and Zizzi.

Whilst not located within the town centre, two additional foodstores (Waitrose and Aldi) are located

nearby. The principal out-of-centre retail park is Northgate Retail Park, which accommodates key

retailers including Next, Currys & PC World, Homebase and TK Maxx.


The Council’s latest retail study includes the results of a household telephone survey to better

understand (inter alia) consumers’ views and behaviour. The following was established:

What locals liked about Newark-on-Trent town centre;

• Attractive environment - 30.6%

• Markets - 15.9%

• Good range of non-food shops - 15.3%

• Proximity to home - 15%

• Good range of independent stores - 5.5%

•

What they disliked about Newark-on-Trent town centre;

• Nothing in particular - 35.6%

• Road congestion - 13.6%

• Parking is expensive - 13.4%

• Difficult to park - 10.4%

The survey results above demonstrate that overall, locals like Newark-on-Trent town centre, in particular

due to its attractive environment (30.6%) and its local market (15.9%). Furthermore, over a third (35.6%)

stated they would change nothing in particular about the town centre. The next highest ‘dislikes’ relate

to traffic and parking.

This indicates the town centre is performing well and is meeting local retail needs.


Promis reports that, whilst ‘prime’ Zone A rents have fallen in comparison to 2007 pre-recession rents

(like many centres), Zone A rents in the town centre are currently in the region of £50 psf, representing

no change on the mid 2019 level.

In terms of shop yields, the Council’s retail study states that yields have remained static at 7% since

2003 due to Newark-on-Trent retaining its attractiveness to retailers. The most recent Promis report

indicates that shop yields have moved slightly outwards to 7.4% as of the end of 2019.

Pedestrian flows

As part of the Council’s retail study a pedestrian footfall survey was commissioned (PMRS) to monitor

pedestrian flows in different parts of the town centre.

PMRS identified Market Place, Stodman Street and Bridge Street as having the highest levels of activity.

Areas of lower activity were noted at more peripheral locations around the centre, notably areas around

Carter, Appleton and Barnby Gate, and areas to the west of the town centre.

These findings are consistent with our observations during previous site inspections.

Accessibility

Newark-on-Trent town centre functions as a transport ‘hub’ for most of the District and is accessible by

a number of roads. The A1 runs to the east; while the A617 links to locations to the west (e.g. Mansfield)

and the A46 provides links to the northeast (e.g. Lincoln) and to the M1.

The town centre benefits from two train stations (Newark North Gate and Newark Castle), both of which

are located on the edge of the town. Newark North Gate Station connects to the wider rail network by

providing direct service to Newcastle, York, London and Edinburgh via the East Coast Mainline. Newark

Castle Station however provides connections to more local centres. The town centre is well connected

with local bus services.

In regards to car parks, there are several car parking facilities serving the town centre. The largest car

parking facility is located to the north of the Morrisons store, which has capacity for circa 600 car parking

spaces. A second multi-storey car park is located above the St Marks Shopping Centre, which is

accessed from Lombard Street and has capacity for circa 570 vehicles. Both parking facilities are run

by NCP and are charged on the basis of duration of stay.

A smaller car parking facility is located at the ground level of the library and the cinema development,

which has a capacity of circa 130 spaces.

Potterdyke is a large car park located adjacent to the bus station and can accommodate around 200

vehicles.

From our site inspections, it was clear that town centre car parks were well used. This is supported by

the results of the household telephone survey, which found that only 10.4% of respondents felt parking

difficulties were a main reason for disliking Newark-on-Trent town centre.


The environmental quality of the town centre is of a high standard. The town centre generally benefits

from wide pavements and good quality street furniture. Further investments to enhance the streetscape

include clear signage and the effective use of bollards and benches in appropriate areas.

These findings are reflected in the household telephone survey, which identified that 30.6% of

respondents felt Newark-on-Trent was an attractive place to visit.

From our visits it was clear that most shops, especially those located in the Market Place area, have

well maintained frontages, which adds to the appearance and vitality of the town centre.





Most of the town centre’s shops and stores are open all week, typically trading from 08:30 until at least

17:00 (excluding Sundays). The variety of cafes/bars/restaurants and other commercial leisure

attractions (e.g. Odeon cinema) provide an evening economy, typically operating until 22:00 or 23:00

most days.



expanding that are specific to Newark-on-Trent. Although the town centre has recently seen a key

retailer, M&S, close and announce plans to open a new store at The Maltings, this reflects a national

trend while the town centre continues to display relatively strong performance in relation to many

indicators.

Melton Mowbray (Melton Borough Council)

Melton Mowbray is a designated Town Centre. It sits at the apex of the borough’s retail hierarchy and

is supported by two Local Centres and two Secondary Rural Centres.


as follows:

• The Melton Retail Study 2015; and

• Experian Goad (based on March 2019 survey of the town centre)1.

Overview

Melton Mowbray is an attractive town centre, which continues to perform an important role in the local

retail hierarchy as well as fulfilling a strong visitor function. The town centre principally caters for day-

to-day shopping needs but also provides key attractions in the form of its numerous street markets.

Although vacancy rates are rising, they are below the national average and are largely focused beyond

the main shopping streets; while the town centre has a strong, well balanced retail and leisure offer with

an established independent sector.


for the Downtown Grantham Designer Outlet, concluded that Melton Mowbray is performing well and

we assess that this remains the case in respect of most of the key healthcheck indicators.

Diversity of uses

The table below sets out the diversity of uses in Melton Mowbray town centre based on the latest survey

undertaken by Experian Goad (March 2019), relative to the survey findings of March 2016.







• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 33 10.86 20 6.54

TOTAL 304 100 306 100

Source:

2019 figures from Experian Goad (March 2019); 2016 figures from Experian Goad (March 2016).

Notes:



Experian Goad.


• Approximately 50% of the units are occupied by services – notably Leisure Services (as

commented further below) and Retail Services.

• Looking at specific use categories, some 94 units (30.9%) are dedicated to Comparison Retail

– a slight reduction since 2016 (32.4%).

• The proportion of units dedicated to Convenience Retail is relatively low, as expected for a

centre the size of Melton Mowbray. The main provision in this regard is two foodstores,

Morrisons and Iceland. There are also several local independent butchers and bakers, in

addition to the Melton Mowbray Market.

• The second most dominant use category is Leisure Services, which is unsurprising given the

town’s strong visitor function. The town centre benefits from many restaurants, takeaways and

drinking establishments; as well as the Regal Cinema, Melton Theatre and Leisureland (bingo

and amusements).

Vacancies

As shown in the table above, Melton Mowbray town centre has 33 vacant units (an increase from 20

vacant units in 2016). This equates to 10.9% of the total number of units, slightly below the national

average.

These vacant units are predominantly small scale (less than 100 sqm) and focused beyond the main

shopping streets (e.g. Burton Street, King Street).


The town centre’s retail offer is largely characterised by services and convenience-based shops. It also

has a reasonably strong comparison goods offer. The independent offer is strong and diverse, including

but not limited to several butchers selling the famous Melton Mowbray pork pies and a range of other

local produce.

Melton Mowbray centre is represented by eight of the ‘major’ retailers defined by Experian Goad. These

are Argos, Boots, Superdrug, WH Smith, Wilkinson, Dorothy Perkins, Clarks and Clintons. Most of these

retailers are located on Market Place or Nottingham Street. The town centre also has a Boyes

department store selling a range of goods including homewares, soft furnishings and some clothing.

Melton Cattle Market is occupied by a Farmers Market and the Antiques & Collectors Fair every

Tuesday and Friday; Fur & Feather and livestock market every Tuesday; and a car boot sale every

Sunday. There are several other street markets throughout the town centre every Tuesday and

Saturday.

The food and beverage offer includes many hot food takeaways and independent café and restaurants.

Most of these are independents, but there is a Pizza Express ‘chain’ restaurant along Burton Street.


A household survey was undertaken to inform the Melton Retail Study 2015. It included questions about

respondents’ main dislikes about the town centre. The following was established:

• Improvements to the shopping choice - 48%

• Parking improvements - 15%

• Improvements to the Shopping Centre -12%

• Environmental improvements - 6%


The Melton Retail Study 2015 reports that estimated prime (Zone A) retail rents in the town centre are

£40 psf, and that these have remained constant over a period since 2010. In comparison to similar-

sized town centres, Melton Mowbray achieves a higher rental level; but lower than the levels achieved

within larger towns in the region.

The study found that Melton Mowbray’s shop yields are 7%, which is comparable to the national level

for similar-sized towns.

Pedestrian flows

During our site inspections we observed the highest levels of pedestrian footfall along Market Place and

Nottingham Street. This was unsurprising given that these are the main shopping streets in the town

centre.

The Council’s retail study identifies a significant difference between levels of footfall on market days

and non-market days; market days having greater and more compact pedestrian activity.

Accessibility

Melton Mowbray is situated 16 miles southwest of Leicester and 15 miles northeast of Grantham. It is

very accessible by road. The town centre is also highly accessible by both bus and rail services. The

rail station is located approximately 0.5 miles south of the town centre and is operated by East Midlands

Trains. There are regular services into Birmingham New Street, Cambridge and Stansted Airport. The

bus station is located centrally, on St Mary’s Way, and provides links to villages in the surrounding area

and settlements outside the borough. Both bus and rail services are subject to limited journeys in the

evenings and at weekends.

A Car Park Survey accompanied the Council’s retail study and identified that there are over 1,700

spaces in the area, most notably at St Mary’s Way and King Street, as well as Wilton Road and the

Morrisons store. The survey found that occupancy was high at 85% on market days, compared with

59% on non-market days.

The town centre’s main shopping streets are pedestrianised, and are therefore isolated from any traffic

congestion.


The environmental quality of the town centre is of a high standard. The town centre benefits from good

quality and well maintained paving and street furniture, including planters.

Furthermore, during market days, stalls are located at Market Place, providing an attractive and active

shopping environment.





Most of the town centre’s shops and stores are open all week, typically trading from 08:30 until 17:00

(excluding Sundays). The dining sector in Melton Mowbray town centre is predominantly a daytime

activity; however, some bars/restaurants operate until 22:00 or 23:00 most days. The cinema, theatre

and bingo / amusements help to drive the evening economy.



expanding that are specific to Melton Mowbray. The character and setting of the town centre is

attractive, which helps to create the conditions necessary for business investment.

Oakham (Rutland County Council)

Oakham is classified as a Main Town and the highest order centre in Rutland Borough’s retail hierarchy.


as follows:

• The Rutland Retail Capacity Assessment (April 2016);

• Experian Goad (based on August 2017 survey of the town centre); and

• Google Street View (based on October 2018 images).

Overview


for the Downtown Grantham Designer Outlet, concluded that Oakham town centre is performing

‘especially’ well (relative to the observation that other centres in the primary catchment area are

generally performing well).

Indeed, Oakham is an attractive market town with a good range of shops and services to meet the

needs of local residents as well as visitors. Oakham Castle provides a particularly attractive setting and

helps boost the town’s tourism role.

It has an accessible town centre, with very low vacancy rates, and the overall environmental quality is

high. We therefore remain of the view that Oakham has a vital and viable town centre, which continues

to perform well against the key healthcheck indicators.

Diversity of uses

The table below sets out the diversity of uses in Oakham based on the latest town centre survey

undertaken by Experian Goad (August 2017), relative to the survey findings of August 2015. The 2017

survey has been sense checked using Google Street View (October 2018) with adjustments made as

necessary.







• Vacant.


Units

(count)

Units

(%)

Units

(count)

Units

(%)






Vacant 14 6.57 12 5.43

TOTAL 213 100 221 100

Source:

2018 figures from Experian Goad (August 2017) with adjustments based on Google Street View (October 2018);

2015 figures from Experian Goad (August 2015).

Notes:


Experian Goad.


• Over half (111) of the units are occupied by services. The most dominant use category in this

respect is Leisure Services, reflecting the increasing role of such uses alongside the retail offer.

• A third of the units are dedicated to Comparison Retail, representing a slight reduction since

2015.

• Convenience Retail accounts for a relatively low proportion (8%) of units, similar to the position

in 2015, with the main convenience stores including Tesco and McColl’s.

Vacancies

As shown in the table above, Oakham town centre has 14 vacant units (up slightly from 12 vacant units

in 2015). This equates to 6.6% of the total number of units, well below the national average.

The majority of the vacant units are small scale and located in the secondary areas of the town centre

– most notably at the top of Mill Street, and also Knights Yard (off Gaol Street).


Oakham town centre has a well balanced retail offer. It contains a number of national multiple retailers

including Tesco, Boots and Wilkinson. It also has a strong independent retail and dining sector, with

several boutique cafes and tea rooms concentrated around the Mill Street area in particular.

As set out in the retail study, Oakham town centre is primarily characterised by convenience and

comparison goods shopping as well as Council services. The centre also has an important tourism role,

with Rutland Water (a popular destination for water sports, walking and cycling) located to the south of

the town.

Oakham has a market on Wednesdays and Saturdays (07:00-16:00 in Market Place) and a traditional

Farmers Market on the third Saturday of every month (in Gaol Street).

The town’s main foodstore (Tesco) sits to the southwest of the primary shopping area, slightly detached

from the rest of the retail offer but nevertheless performs the role and function of an important ‘anchor’

store.





Pedestrian flows

The latest retail study recognises that Oakham town centre benefits from generally moderate levels of

footfall throughout. There are clear anchor stores (e.g. Tesco) and locations around the town centre

where footfall is stronger. Level of pedestrian activity along much of the High Street is also reasonable,

with the area between Wilkinson (Westgate) and the Market Place generally the busiest.

Melton Road, Mill Street and Church Street continue to act as more secondary locations where footfall

is lower. Footfall along Gaol Street was also noticeably low, despite this being the main thoroughfare

between the High Street and Tesco store.

Accessibility

Oakham town centre is very accessible by road. The A606 runs around the eastern edge of Oakham

with the B640 and the B668 leading into the town centre. In terms of car parking, there are a number of

small public car parks surrounding the town centre and according to the retail study, those on the

northern side of the town centre are more heavily used than those to the south and west.

A number of bus routes serve the town centre via High Street and the bus stops at John Street, although

frequency of services is generally hourly or less. Three local ‘hopper’ services also connect residential

areas of Oakham with the town centre and railway station; these run on an hourly basis.

There are hourly rail services from Oakham station, on the western edge of the town centre, to Leicester

via Melton Mowbray and Peterborough via Stamford.


Oakham has an attractive town centre with the majority of the buildings being of a good quality, making

a positive contribution to the overall environment. Oakham Castle also helps to provide an attractive

setting for the town centre.

Whilst the town centre is generally attractive, there are some areas which could benefit from

improvements.





Most of the town centre’s shops and stores are open all week (with the possible exception of Sundays).

Tesco trades from 08:00 to 22:00 Monday-Saturday, with reduced trading hours on Sundays (until

16:00). The dining sector in Oakham town centre is predominantly a daytime activity; however, a

number of bars/restaurants operate until 22:00 or 23:00 most days.



expanding that are specific to Oakham. The character and setting of the town centre is attractive, which

helps to create the conditions necessary for business investment.

downtown designer grantham

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