harworth retail study

Harworth Retail Study

Harworth Estates Ltd October 2009

DTZ

23 Park Square South

Leeds

LS1 2ND

Tel: 0113 246 1161

Fax: 0113 244 1637

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Contents

Page

1.0 INTRODUCTION ......................................................................................................................... 2

2.0 NATIONAL TRENDS IN RETAILING AND RETAIL DEVELOPMENT ..................................................... 5

3.0 NATIONAL PLANNING POLICY ................................................................................................... 9

4.0 DEVELOPMENT PLAN POLICY ................................................................................................. 12

5.0 DESCRIPTION OF CATCHMENT AREA ....................................................................................... 20

6.0 THE HOUSEHOLD SURVEY ...................................................................................................... 29

7.0 RETAIL NEED ......................................................................................................................... 39

8.0 SEQUENTIAL TEST .................................................................................................................. 52

9.0 POTENTIAL IMPLICATIONS FOR CENTRES ................................................................................ 54

10.0 SCALE OF DEVELOPMENT ....................................................................................................... 57

11.0 CONCLUSION ......................................................................................................................... 58

Appendices

A Map of Survey Area

B Survey Questionnaire

C Retail Capacity Tables

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1.0 Introduction

1.1 This report has been prepared by DTZ on behalf of Harworth Estates Ltd, in relation to Harworth

Colliery. DTZ has been instructed to undertake a retail assessment to accompany a planning

application proposing mixed use development on land forming part of the existing Colliery site.

1.2 This assessment explains how the retail development would impact upon and enhance the function

of the existing shopping centre within Harworth and Bircotes and also identifies the need for the

development. The report is structured as follows:

Section 1 – Introduction.

Section 2 – National Trends in Retailing

Section 3 – National Planning Policy: A review of relevant national planning policy

Section 4 – Development Plan Policy: A review of regional and local planning policy,

including the emerging Bassetlaw Local Development Framework and associated evidence

base studies.

Section 5 – Description of Catchment: Analysis of the catchment area which the

development will be intended to serve.

Section 6 – The Household Survey: An analysis of the shopping habits of catchment area

residents

Section 7 – Retail Need: An assessment of the quantitative and qualitative need for new

retail development within the settlement of Harworth and Bircotes.

Section 8 – Sequential Test: Analysis of other potential development sites within Harworth

and Bircotes and assessment of their suitability, viability and availability.

Section 9 – Potential Implications for centres: An assessment of the potential impacts of new

development at Harworth and Bircotes upon other settlements within the proposed

catchment area for the development.

Section 10 – Scale of Development: Drawing upon the analysis contained within preceeding

sections, a discussion about the suitability of the proposed development in terms of its scale.

Section 11 – Conclusion.

The proposed development

1.3 The application site is located at Harworth Colliery in Harworth and Bircotes settlement, Bassetlaw.

The wider site comprises pit head buildings and operational areas along with a landscaped spoil

mound and associated drainage lagoons. The area identified for the proposed retail development

which is the subject of this report, is at the front of the Colliery site on Scrooby Road, adjacent to

existing shopping facilities. Location and site plans are included overleaf.

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Figure 1.1 Location of Harworth

1.4 The details of the proposed development are described fully in the planning application submitted by

Spawforths and comprise.

The redevelopment of Harworth Colliery and the surrounding land for the erection of 1,096

residential units (C3), 3,252m² retail unit (A1) and 76,645m² of Employment Uses (B1c, B2 and B8)

including the necessary earthworks, construction of access roads, landscaping, drainage solutions

and community space.

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Figure 1.2 Location of the proposed development

1.5 If granted consent, this development will play a vital role in the achievement of the long held

aspiration and emerging strategy of Bassetlaw District Council for growth in Harworth and Bircotes.

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2.0 National Trends in retailing and retail development

2.1 In this Section, we comment in broad terms on UK national trends in retailing and retail

development.

Continued Growth of Food Retailers – the Battle for Market Share

2.2 The principal food retailers increased their combined floor space by over 200,000 sq m in 2006,

which was more than double the increase in 2005. A substantial part of this was due to the rush to

install mezzanine floors before the new regulations of May 2006 preventing their installation without

planning permission. Tesco in particular, followed by Asda has grown store floor space aggressively

as a means to increase sales and market share. Further substantial growth occurred in 2007 and

into 2008, through store extensions, and replacement of older stores with larger, more modern

versions (most of which are designed with the internal headroom to accommodate future mezzanine

floors).

2.3 The most successful of the food retailers for some years has been Tesco, which has significantly

increased its market share. Over the five years to 2005, Tesco captured just over half the increase

in value of the entire UK grocery sector, and is now the largest food retailer by a substantial margin.

According to Verdict Research Limited (Verdict), in 2006, „Tesco‟s market share gains over the past

five years have amounted to more than six times those of the rest of the Top Four put together‟. The

widespread development of very large „Tesco Extra‟ format stores, together with continuing rollout of

small local „Tesco Express‟ stores has resulted in substantial floor space growth.

2.4 More recently, Sainsbury‟s, Asda and Morrisons are offering increased competition for Tesco.

Although the full effects of the economic downturn which commenced in 2008 brought on by the

„credit-crunch‟ are still emerging, Sainsbury‟s recovery has been well on track; Morrisons has now

digested Safeway and sold under-performing stores and is potentially looking for expansion

opportunities; and Asda is actively seeking new stores. The growth of superstores (almost all of

which are operated by the „big four‟ – Tesco, Asda, Sainsbury‟s and Morrisons) has been at the

expense of smaller supermarkets, food specialists, and off-licences and tobacconists.

2.5 The second tier of food retailers, Waitrose, Somerfield, Marks & Spencer and Co-op were all trading

well until the onset of the recession. Until recently, both Waitrose and Marks & Spencer were

aggressively seeking new space, and the latter has widely rolled out its „Simply Food‟ format.

However, Marks & Spencer has recently announced the closure of a number of these stores,

following a significant decline in sales of what is perceived as an expensive brand. Somerfield has

very recently been bought by the Co-op, subject only to final agreement with the Competition

Commission on divestment of duplicative stores in local catchments. This deal will substantially

increase the market share of the Co-op, and turn it into the national „community‟ convenience stores

retailer with the greatest portfolio of such stores.

2.6 In 2007 the deep discount food retailers Aldi, Lidl and Netto were not as active as seen in previous

years. However, during the last year the deep discounters have enjoyed much greater growth in

sales than the other main food retailers, as the economic slowdown coupled with increased food

prices and fuel costs (in mid 2008) has put households‟ budgets under strain. It has been reported

that many shoppers who in more affluent times would not have considered shopping in the discount

supermarkets are now seeking out their relatively low prices. There are signs of a resurgence of

new investment by at least Aldi and Lidl, and the latter now has an ambitious store development

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programme.

Retail Expenditure

2.7 Since the late 1990s, there has been very substantial growth in retail expenditure on comparison

goods. Over the period 1997 to 2007, MapInfo Brief 08/02 indicates that per capita expenditure on

comparison goods in the UK grew at an annual average of 6.7% in real terms. This is above the

historic long term trend (1978 to 2007) of 5.0% pa, and well above the ultra-long term trend (1964 to

2007) of 3.9% pa. In 2002, growth actually hit 9.6%. For convenience goods, the average annual

growth has been much less, at 1.1% pa over the period 1997 to 2007. Even this is significantly

above the long term trend of 0.4% pa and the ultra-long term trend of 0.2% pa. In addition, there

has been some population growth. Over the period 1971 to 2004, for example, the UK population

grew by almost 7%; and with the accession of countries in Eastern Europe to the EU, growth

appears to have accelerated as a result of increased immigration. The combined effect of

population growth and growth in per capita expenditure has produced substantial increases in total

retail expenditure, and hence sales, particularly for comparison goods. However, much of this retail

„boom‟ was substantially debt-financed, and as recent events have proved, unsustainable.

2.8 At the end of 2007 the „credit-crunch‟ initiated a global economic downturn which at first slowly took

hold in 2008; but since October has become a spectacular „bust‟ with the near collapse of the

banking system, followed by large-scale government support, both in Britain and elsewhere. As a

result, the UK economy is now entering what is expected to be a severe recession, which is likely to

continue at least throughout 2009. We expect that growth in per capita expenditure during 2009 on

both convenience and comparison goods will average zero, and have taken account of this in our

retail capacity forecasts. From 2010, we consider that it is reasonable to assume a resumption of

the ultra-long trend rate of growth in per capita expenditure on comparison goods (3.9% pa) and the

short-term trend rate of growth on convenience goods (1.1% pa).

2.9 As a result of falling consumer spending and difficulties of gaining credit, 2008 and 2009 to date

have already seen several well known retailers go into administration, including Woolworths, MFI,

Zavvi, Officers‟ Club, Sofa Workshop, Land of Leather, Empire Direct, Morgan, Dolcis, Barratts,

Ethel Austin and Whittards. Furthermore, since 1998 there has been price deflation in comparison

goods, largely owing to globalisation and outsourcing of manufacturing to China. The MapInfo/OE

price index for comparison goods in 2007 was 16.2% below its 1998 peak. This has helped to

maintain consumer spending. However, competition for scarce resources as a result of the rapid

growth (until recently) of the Chinese economy, and those of some other nations, may well end this

trend once world economic growth resumes.

Shopping Centre Development Pipeline

2.10 As at March 2007, the UK shopping centre development „pipeline‟ comprising schemes of over

4,645 m² (50,000 sq ft) gross with planning permission or under construction totalled 3.62 million m².

This is higher than has been seen since the early 1990s. The majority of this was expected to be

delivered in existing town and city centres between 2008 and 2011. Most of this floor space is in

large schemes in the larger centres. However, since 2008 many of the planned developments have

become financially unviable as development values fell, largely due to a downturn in the property

market. Many of the developers have already postponed or scaled back early development, sought

to re-configure masterplans, or are seeking extensions of time to planning permissions so their

schemes can be implemented when the market recovers.

2.11 Although shopping centres that have not been built yet have the potential for delay or reconfiguring

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of plans, those that have recently opened or are nearing completion may face a difficult early life; as

letting prospects for this space are now becoming more difficult. However, despite the economic

slowdown, it is not a surprise that there are plenty of schemes still in the pipeline. Lengthy

development cycles result in a time lag between favourable market conditions (the high growth of

expenditure since the late 1990s referred to above) and delivery of new shopping centres.

2.12 Even before the onset of the economic downturn, there were few schemes committed or under

construction in small town centres and district centres. It is difficult to make development financially

viable in small centres, owing to low rental values for retail floor space there. Furthermore, the most

sought after „anchor‟ stores, Debenhams, House of Fraser and John Lewis are facing actual or

potential decline in sales and will only consider acquiring the right stores in the right locations.

There are very few other retailers, such as Next, Primark, Top Shop, River Island, H&M, New Look,

which will currently consider acquiring major new „secondary anchor‟ stores in new town centre

developments. This is putting pressure on developers preparing town centre schemes in smaller

town centres and resulting in downwards pressure on rents, letting prospects and financial viability.

Again, as a result of the economic slowdown in the town centre retail development market, schemes

which are not yet committed are being deferred until more favourable economic and financial

conditions return.

Retail Warehouses

2.13 There remains some (although currently falling) demand nationally for new retail warehouses from

retailers, and support for this format from developers and investors – where planning permission can

be obtained. The range of retailers wishing to trade from retail parks continues to widen, well

beyond the traditional „bulky goods‟ furniture, floor coverings, electrical goods and DIY goods

retailers. Retailers seeking retail park stores now include Next, Asda (with its Asda Living format),

H&M Hennes, Blacks Leisure, Debenhams, Arcadia Group, Boots, Habitat, New Look, River Island

and Argos. At the same time, the former PPG6 and now PPS6 have imposed the sequential

approach, which theoretically makes it more difficult to expand the supply of retail park stores. As a

result, there is pressure for relaxation of bulky goods conditions on existing retail warehouses (often

incrementally on a unit by unit basis), extension of existing retail parks (subject to satisfactory pre-

lets) and subdivision of large stores.

2.14 Large numbers of mezzanine floors have also been installed, taking advantage of previously lax

planning regulation of internal alterations, thus substantially expanding out-of-centre trading space.

There has been a dash to complete the installation of mezzanine floors wherever possible, before

the new regulations to prevent it were imposed in May 2006. Most potential retail warehouse

occupiers and therefore also developers now try to insist upon the right to install a mezzanine floor

being included with the planning permission, so as to circumvent the regulations.

Internet Shopping

2.15 Internet and other forms of online shopping have increasingly become a major feature of the retail

landscape. Verdict estimated that in 2007, online spending accounted for approximately 5.2% of all

retail expenditure. It forecast in 2008 that this would rise to 13.8% by 2012. Based on this work, we

calculate that in 2007, 3.3% of all food and grocery sales were via online shopping, and 6.5% of all

comparison goods sales. The latest research from Verdict (UK –Retail 2009) forecasts a slower

increase, that online spending will account for 10% of all retail expenditure by 2013. It does not

anticipate a great rise in internet shopping for convenience goods (groceries) but forecasts that

online expenditure on home entertainment goods will increase to 70%.

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2.16 Some of the recent growth has been at the expense of traditional non-store sales, in particular mail

order shopping. However, Verdict estimates that „four out of five online purchases are made at the

expense of another retailer.‟ Internet spending has not been isolated to so-called „easy to mail‟

goods. Many consumers admit to browsing products on sale in „high street‟ stores, before ordering

the same goods online at discounted prices.

2.17 In order to combat the browsing but not buying phenomenon, increasing numbers of traditional

retailers are „internet price matching‟ as well as diversifying their channels of product distribution to

embrace the internet in parallel with continuing store sales. Many trusted brands which also have

traditional „bricks and mortar‟ stores are now embracing „clicks and mortar‟. This is also the case

with the major food retailers, all of whom have internet shopping channels, in some cases sourced

from local stores (e.g. Tesco). Thus Verdict concludes, „despite some degree of cannibalisation,

physical shopping is not done for; as internet retailing matures, in many cases online and in-store

sales channels will simply blur into one, becoming fully integrated.‟

2.18 The impact of internet shopping varies between different retail sectors. Verdict estimates that in

2008, the lowest penetration was in health and beauty goods (2.7% of all retail spending), and the

highest in music and video (39.9%) and electricals (19.4%). Food and grocery stood at 3.3% in

2007, forecast by Verdict to grow to 10.0% by 2012 (with much being sourced from superstores

rather than central warehouses, so contributing to local store sales). However, the latest forecast is

just 4.7% by 2013. In the medium term, the growth will also be uneven. For example, digital

downloads have transformed the music and video industries. The „high street‟ retailers, HMV and

Zavvi, have suffered from this, with the latter recently going into administration. Indeed, Verdict

having forecast that internet sales of music and video would soar to 60.8% of all retail sales in this

category of goods by 2012, now anticipate an increase to 70.1% by 2013.

2.19 The above figures demonstrate that whilst the rate of growth in internet shopping has been

spectacular (from zero in the mid 1990‟s), for many categories of goods the impact on traditional

forms of retailing has so far been small; occurring as it has during a period of very high growth in

retail spending overall. Verdict now expects continued growth, but not at the level anticipated in

earlier research, a substantial part of which will be at the expense of traditional retail shops and

stores, despite traditional retailers embracing multi-channel selling.

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3.0 National Planning Policy

3.1 The policy context for the proposed development is set through national planning guidance along

with regional and local planning policy. This section of the report focuses upon national planning

policy.

Planning Policy Statement 1: Delivering Sustainable Development (PPS1)

3.2 PPS 1 identifies Sustainable development as the key principle which underpins the planning system

and its policies set out key objectives to ensure development plans and decisions taken in relation to

planning applications, contribute to the delivery of sustainable development. The key aims of

sustainable development, as set out in paragraph 4, are:

social progress which recognises the needs of everyone

effective protection of the environment

the prudent use of natural resources

the maintenance of high and stable levels of economic growth

3.3 Paragraph 5 states that planning should facilitate and promote sustainable and inclusive patterns of

urban and rural development by:

making suitable land available for development in line with economic, social and environmental

objectives to improve people‟s quality of life;

contributing to sustainable economic development;

ensuring that development supports existing communities and contributes to the creation of

safe, sustainable, liveable and mixed communities with good access to jobs and key services

for all members of the community.

Planning Policy Statement 6: Planning for Town Centres (PPS6)

3.4 National Planning Policy for town centres is set out in Planning Policy Statement 6, March 2005.

The key principle of PPS 6 is that new development (retailing and other defined uses) should be

focused in existing centres. In terms of the locational spread of future growth across existing

centres, PPS 6 recognises that there may be a need to rebalance the network of centres to ensure

that areas are not overly dominated by the largest centres. The emphasis on development and

regeneration in medium and smaller sized centres has therefore increased.

3.5 A further element of PPS 6, which increases the emphasis on developing medium and smaller sized

centres, is the use of the sequential approach in selecting sites for development. The sequential

approach makes clear that out of centre sites can only be considered if there are no town centre or

edge-of-centre sites available. This factor makes it more likely that town centre and edge of centre

sites will be brought forward for development in preference to out of town sites.

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3.6 PPS 6 stresses the importance of ensuring that a local network of centres exists and that the

function of centres is appropriate to meet peoples‟ day - to - day needs. Paragraph 1.3 states that

the Governments objective for town centres is to promote their vitality and viability by:

planning for the growth and development of existing centres; and

promoting and enhancing existing centres, by focusing a wide range of services in a good

environment, accessible to all.

3.7 Paragraph 1.4 states that there are other Government objectives which need to be taken into

account of in the context of promoting vitality and viability, these are:

enhancing consumer choice by making provision for a range of shopping, leisure and local

services, which allow genuine choice to meet the needs of the entire community, and

particularly socially-excluded groups;

supporting efficient, competitive and innovative retail, leisure, tourism and other sectors, with

improving productivity.

Improving accessibility, ensuring that existing new development is, or will be, accessible and

well-served by a choice of means of transport.

3.8 Additionally paragraph 1.5 establishes the wider policy objectives of the Government that are also

relevant to the development of town centres. These are:

to promote social inclusion, ensuring that communities have access to a range of main town

centre uses, and that deficiencies in provision in areas with poor access to facilities are

remedied;

to encourage investment to regenerate deprived areas, creating additional employment

opportunities and an improved physical environment;

to promote economic growth of regional, sub-regional and local economies;

to deliver more sustainable patterns of development, ensuring that locations are fully exploited

through high density, mixed use development and promoting sustainable transport choices,

including reducing the need to travel and providing alternatives to car use; and

to promote high quality and inclusive design, improve the quality of the public realm and open

spaces, protect and enhance the architectural and historic heritage of centres, provide a sense

of place and focus for the community and civic activity and sure that town centres provide an

attractive, accessible and safe environment for businesses, shoppers and residents.

3.9 PPS6 states in paragraph 1.7 that “it is not the role of the planning system to restrict competition,

preserve existing commercial interests or prevent innovation.”

3.10 Chapter 3 of PPS6 sets out the considerations that should be taken into account by local planning

authorities in determining planning applications for all proposals relating to main town centre uses. It

states that local planning authorities should require applicants to demonstrate the following:

the need for development

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that the development is of an appropriate scale

that there are no more central sites for the development

that there are no unacceptable impacts on existing centres

that locations are accessible

Draft Planning Policy Statement 4 (PPS4) Planning for Prosperous Economies

3.11 Draft Planning Policy Statement 4 (PPS4) Planning for Prosperous Economies was published for

consultation in May 2009. The document intends to be a comprehensive statement which brings

together in one place all of the Government‟s key planning policies relating to the economy. Its aim

is to create a streamlined, coherent set of planning policies designed to meet the economic

challenges over the long term.

3.12 The document, in its final form will replace PPG4, PPG5: Simplified Planning Zones and PPS 6. It

will also replace several objectives and paragraphs within PPS7: Sustainable Development in Rural

Areas and paragraphs 53, 54 and Annex D of PPG13. Whilst PPS4 and PPS6 have previously been

treated as separate documents, this new statement aims to bring together in one place all of the

Government‟s key planning policies relating to the economy and to create a coherent and modern

set of policies designed to meet future economic challenges, both short and long term.

3.13 The document as drafted replaces the four existing Policy Statements, removing the „needs test‟ and

allowing more larger-format stores to be built in edge-of-centre locations but retains the „sequential

test‟ which requires the most central sites to be developed first. It also introduces an „impact test‟

which assesses proposals against economic, social and environmental criteria.

Planning Policy Guidance (PPG) Note 13: Transport (April 2001)

3.14 The objectives of PPG13 are to integrate planning and transport at the national and regional

strategic levels and local level, in order to promote more sustainable transport choices and reduce

the need to travel, especially by car. The document sets out broad planning objectives for various

land uses including housing, employment, offices, retail and leisure. The key objective is to ensure

that jobs, shopping, leisure and services are highly accessible by public transport, walking and

cycling to help reduce both the need to travel and reliance on the private car. The guidance

recognises that the availability of car parking has a major influence on the means of transport, thus it

seeks to reduce the amount of land given over for car parking. As such, the guidance makes clear

that there should be no minimum requirement for parking in new developments.

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4.0 Development Plan Policy

4.1 The statutory development plan for the subject site comprises the Regional Spatial Strategy for the

East Midlands (RSS 8) adopted in March 2005, along with the Nottinghamshire and Nottingham

Joint Structure Plan 2006. Bassetlaw Council Approved the Bassetlaw Local Plan in October 2001,

for development control purposes. The Local Plan has been not been statutorily adopted and as

such does not form part of the development plan but does remain a material consideration, having

been widely consulted upon. The two tiers of Strategic Planning Policy are a transitional

arrangement only, as under the provisions of the 2004 Planning and Compulsory Purchase Act no

further structure plans will be prepared. The current structure plan will continue to have effect under

the transitional arrangements of the Act but will be replaced by a review of the RSS.

4.2 This assessment has also considered the relevant development policy within the emerging Local

Development Framework, which is currently being prepared in compliance with the emerging

replacement RSS.

Regional Spatial Strategy for the East Midlands

4.3 This East Midlands Regional Plan comprises the Regional Spatial Strategy for the East Midlands for

the period up to 2026 under the provisions of the Planning and Compulsory Purchase Act 2004. It

replaces RSS8 issued by the Government in March 2005, It also replaces all policies in adopted

structure plans except for the Northamptonshire Structure Plan.

4.4 The RSS is divided into four sections, the Core Strategy, Spatial Strategy, Topic Based Priorities

and Sub Regional Strategies. We have undertaken a review of the RSS and set out the key policies

of relevance to the current proposals within the table below.

Policy reference/name

Policy 1 Regional Core Objectives

Policy 1 sets out a range of core policy objectives in relation to

housing choice, environmental quality, health, economic prosperity,

accessibility to jobs and services, biodiversity and climate change.

Policy 2 Promoting Better Design

Policy 2 states that the layout, design and construction of new development should be continuously improved, including in terms of reducing CO2 emissions and providing resilience to future climate change.

Policy 3 Distribution of Development

Policy states that development and economic activity should be

distributed on the following basis:

New development to be concentrated primarily within the

regions five Principal Urban Areas, Derby, Leicester, Lincoln,

Northampton and Nottingham.

Significant levels of development also to be located within the

3 growth towns of Corby, Kettering and Wellingborough.

Appropriate development of a lesser scale within the Sub

Regional Centres (of which Worksop is one).

The development needs of other settlements and other rural

areas should be provided for. New development within these

areas should contribute to: - maintaining the distinctive character and vitality of

rural communities; - shortening journeys and facilitating access to jobs

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and services; - strengthening rural enterprise and linkages between

settlements and their hinterlands; and

- respecting the quality of tranquillity, where that is

recognised in planning documents;

The policy states that, in assessing the suitability of sites for

development, priority should be given previously developed

land and vacant/underused buildings in urban locations.

Policy 7 Regeneration of the Northern Sub Area

The adopted RSS divides the East Midlands region into a series of

sub regions, including the northern sub region within which Harworth

is located.

Policy 7 States that the economic, social and environmental

regeneration of the Northern Sub-area will be a regional priority. The

policy sets out a number of ways in which this should be achieved,

including through the provision of jobs and services in and around

other settlements that are accessible to a wider area or service

particular concentrations of need.

Policy 19 Regional Priorities for Regeneration

Policy 19 states that regeneration activity should be concentrated on

areas of greatest identified need. A number of locations are identified

and these include the northern sub area, „economically lagging‟ rural

areas, including parts of Bassetlaw and other settlements displaying

high levels of deprivation.

Policy 22 Regional Priorities for Town Centres and Retail Development

Policy 22 states that Local Authorities, emda and Sub-Regional

Strategic Partnerships should work together on a Sub-area basis to

promote the vitality and viability of existing town centres, including

those in rural towns. The policy states that where town centres are

under performing, action should be taken to promote investment

through design led initiatives and the development and

implementation of town centre strategies. The policy states that Local

Planning Authorities should:

• bring forward retail and leisure development

opportunities within town centres based on

identified need;

• prevent the development or expansion of

additional regional scale out-of-town retail and

leisure floor space

• monitor changes in retail floor space on a regular basis.

Policy 45 Regional Approach to Traffic Reduction

Policy 45 states that local authorities, public and local bodies, and

service providers should work together to achieve a progressive

reduction over time in the rate of traffic growth in the East Midlands

and support delivery of the national PSA congestion target. This

should be achieved by promoting measures to:

encourage behavioural change as set out in Policies 46 and 47;

reduce the need to travel;

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restrict unnecessary car usage;

manage the demand for travel;

significantly improve the quality and quantity of public transport; and

encourage cycling and walking for short journeys.

Policy 48 Regional Car Parking Standards

Policy 48 states that Local Planning Authorities should apply the

maximum amounts of vehicle parking for new development as set out

in PPG13.

Bassetlaw Local Plan, October 2001

4.5 In relation to retail development the Local Plan states that Worksop and Retford will be maintained

as the main shopping centres in the district with development and redevelopment to be channelled

to these two centres. The plan states that outside of the two town centres, provision will be made for

a range of shopping facilities of an appropriate level and scale, to meet the local needs of the area in

which they are located. The following policies relate to retail development outside of the two main

town centres and provision of parking facilities/pedestrian and transport access.

Policy

Policy 4/4 This policy relates to locations outside of the 2 town centres, stating

that retail development, including the development of superstores and

retail warehouses will only be permitted provided that:

a) it would not directly, or when considered together with any recently

constructed scheme or other committed schemes likely to be

developed in the short term, undermine the vitality, viability or

character of either town centre

b) it would not conflict with the aims of the Council to maintain

Worksop and Retford as the main shopping centres of the district, to

increase the proportion of Worksop‟s retailing which is located in the

centre, and to retain the concentration of retail facilities in Retford

town centre;

c) no suitable site or building suitable for conversion is available within

the town centre or failing that on its fringe or in district centres.

d) it would not prejudice the implementation of a committed scheme

for the redevelopment, extension or improvement of either town

centre, where that scheme would make a significant contribution

towards enhancing the facilities for shoppers in the town centre;

e) it would be readily accessible by private and public transport, by

foot and by cycle;

f) it would not give rise to unacceptable vehicular or pedestrian traffic

conditions and car parking provision would be adequate;

g) development would not involve the use of land allocated or

designated in the Local Plan for other purposes,

h) the site is within the existing built up area of the town; or

j) the development satisfies the requirements of policy 4/5.

Policy 4/5 Policy 4/5 states that, outside the town centres but within settlement

envelopes as defined on the Inset Proposals Maps, small scale retail

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proposals will be permitted provided that:

a) they are of a size and form appropriate to the area in which they

are to be located;

b) they would not have a detrimental impact on the character of the

surrounding area in terms of traffic, parking, amenity or other

environment issues which may be identified;

c) they would not be of such a scale as to have a significant impact on

the vitality or viability of any nearby town centre.

The supporting text within the Local Plan states that this policy applies

to shops intended to serve a limited local catchment area and does

not include larger stores, the development of which would have an

impact on the 2 town centres.

The subject site is located inside the settlement envelope of Harworth.

Policy 7/1 Policy 7/1 relates to the requirement for new development to

accommodate pedestrian, cycling and public transport movements

where it is practical and reasonable to do so.

Policy 7/3 This policy makes reference to the need to provide for the provision of

marking for vehicles including bicycles and motor vehicles, stating that

reduced standards may be applicable in areas well served by public

transport.

4.6 Beyond the two town centres of Worksop and Retford the Local Plan does not formally identify a tier

of district or local centres.

Emerging LDF

4.7 The LDF for Bassetlaw is in the early stages of development, with a preferred options document

having been published for consultation in January 2006. Since this time the East Midlands

Regional Spatial Strategy has been published and as such it has been decided that the Core

Strategy will be revisited, with a further Issues and Options paper to be commenced in September

2009 and preferred options expected early in 2010.

4.8 Whilst the previously published Core Strategy Preferred Options report is now out of date and will be

superseded by the expected range of documents detailed above, it is useful to note the themes

previously explored. The previous report identified three categories of larger Settlements entitled

„Major Development Centres‟ including Worksop and Retford, the „Secondary Development Centre‟

of Harworth/Bircotes and a series of „Local Development Centres‟. The document also set out a

series of spatial objectives including the need to take account of the development of Robin Hood

Airport and to ensure that new residential developments area adequately served by community

facilities and services.

4.9 It is expected that the new approach to the LDF will take account of the increased focus placed upon

the regeneration of the northern sub area as set out within the recently adopted RSS.

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4.10 A series of studies have been undertaken or are currently being undertaken in order to inform the

development of the LDF, the following of which are of key relevance to the current study:

Bassetlaw Council Services and Facilities Study (April 2008)

4.11 In order to support policy development the Council undertook a review of the distribution of services

and facilities within settlements across the district. The study was approved by cabinet in

September 2008. The aim of the study was to inform the Council‟s understanding of each

settlement‟s potential to accommodate the needs of future residents and as such to help identify a

settlement hierarchy for the LDF.

4.12 This survey found that, after Worksop and Retford, Harworth contained the most services and

facilities of all the settlements surveyed across the district. Worksop and Retford were recorded as

providing almost 80% of services and facilities across the district, with Harworth providing a further

6% and the remaining settlements all providing less than 3%.

Bassetlaw Retail Study, August 2004

4.13 The Bassetlaw Retail Study was commissioned in order to inform the formulation of policies and

proposals for retail development within the LDF. The study area includes all of Bassetlaw District,

with its focus on shopping and service provision in the main centres of Worksop and Retford.

4.14 The study analysed future forecast expenditure on convenience and comparison goods over the

period 2001 to 2016, with an anticipated growth of £49.9million (25%) of convenience goods

expenditure over the period and a corresponding anticipated growth £222.9million (82%) of

comparison goods expenditure. The study also identified net leakage of convenience goods

expenditure from the study area of £54.6million (26%) and net leakage of comparison goods

expenditure of £177.2million (55%).

4.15 The study included a capacity analysis for the forecast years of 2006, 2011 and 2016. In

convenience goods the study found that there was no net residual capacity to 2006 but that the

capacity would rise to £6.4m in 2011 and £18.7m in 2016. In comparison goods the residual

capacity for comparison goods was £2.0m in 2006, rising to £20.1m in 2011 and £42.8m in 2016.

4.16 The study went on to state that some of the identified capacity could be met outside the catchment

areas of Worksop and Retford, within the wider study area. In particular the study mentioned the

potential to provide further retail facilities within the Harworth and Bircotes area to accommodate any

future population growth from new housing development. The report stated that there would be

capacity in the Retford catchment area to support another small to medium sized supermarket in the

Harworth/Bircotes area and a modest amount of comparison goods floor space. As such, the study

recommended that a site for a new retail development should be allocated at Bircotes, so that it can

develop as a district centre serving a wider area in the north of Bassetlaw.

Bassetlaw Retail Study, May 2009

4.17 Bassetlaw District Council commissioned a borough wide retail study to inform the Local

Development Framework (LDF) process in September 2008. The final report was completed in May

2009. The study determines the health of the main centres of Worksop and Retford using PPS6

indicators of vitality and viability and establishes the need for new comparison and convenience

goods shopping floor space in these centres and the district as a whole in the period to 2021. Key

findings of the study are as follows.

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4.18 The overall catchment area defined is restricted by larger competing centres such as Sheffield,

Meadowhall and Doncaster in particular.

4.19 There is only a limited short term quantitative need for additional convenience goods floor space in

Worksop. However, by 2016 there may be a quantitative need for 5,700 sq m (net) of additional town

centre floor space or a small supermarket with a net convenience goods sales area of around

1,700sq m. By 2021 there may be a need for 6,900 sq m (net) of town centre convenience goods

floor space or 2,100 sq m (net) of supermarket floor space i.e. a medium-sized supermarket.

4.20 In terms of comparison goods floor space within Worksop, there is limited capacity and as such

there is no immediate quantitative need for any significant additions to the centre. Only by 2021 is

there any quantitative need and this is only very modest at c. 1,500 sq m (net) of additional town

centre comparison goods floor space.

4.21 There is some current capacity for addition to the convenience goods floor space in Retford and a

small supermarket could be supported largely on the basis of the overtrading at the out-of-centre

Morrisons superstore. By 2021 this capacity is forecast to grow to a medium sized supermarket

(c.2,200 sq m net), however, as this would be at the expense of new town centre floor space a better

strategy would be to support a small to medium sized supermarket (c. 1,500 sq m net).

4.22 In terms of comparison goods floor space within Retford, there is no immediate or short-term (2011)

quantitative need for any significant additions. In the medium-term by 2016 there is a quantitative

need for 300 sq m (net) of additional town centre comparison goods floor space and in the long term

(2021) there is a quantitative need for 1,300 sq m (net).

4.23 The report recommends that both Worksop and Retford are designated as town centres in the LDF

with Worksop being differentiated with the description as a major town centre rather than

designating Retford as a district centre to achieve the hierarchy.

4.24 The report also recommends that local centres within Bassetlaw also need to be designated to

protect them from out-of-centre proposals and to ensure that development that takes place there is

of an appropriate scale. Harworth is noteds as a centre which is worthy of consideration of local

centre status within the hierarchy.

4.25 The study makes very limited reference to Harworth and Bircotes centre, as it was outside the scope

of its brief to look in detail at this location. However, the study does note that zone 2 of its survey

area (Harworth and Bircotes) has seen an increase in leakage to Doncaster since the previous retail

study was undertaken in 2004.

Doncaster Retail Study 2007

4.26 In 2005 an update of the 2001 Doncaster Retail Study was completed, with a further update

commissioned in 2006, following the review of PPS6 in March 2005. The current updated retail study

was published in February 2007.

4.27 The study includes the preparation of up to date forecasts of required additional retail floor space.

Based upon forecast trends, the study concludes that there will be capacity for additional food store

floor space in Doncaster town centre over the forecasting period to 2021. The study states that this

could be equivalent to one new large food store in the town centre by 2021 or it could be provided

through small format town centre food stores or small scale extensions to existing main food stores.

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4.28 In terms of areas outside of Doncaster town centre, the study stated that it was not possible to

forecast capacity for any new food superstores outside the town centre, as the forecasts identified

an oversupply of convenience floor space at the time of survey.

4.29 In considering other centres within Doncaster, the study states that the forecasts identified an

oversupply of convenience floor space in Thorne and Mexborough over the forecasting period,

meaning that there would be limited scope for additional food store floor space. In relation to

comparison goods, the study concluded that there would be capacity to support further new

comparison goods retail development in Doncaster town centre by 2021, if forecast trends occur.

4.30 The study also stated that the analysis undertaken had forecast some theoretical capacity for

additional comparison goods floor space in Mexborough and Thorne town centres but that

substantial new town centre development was unlikely to be practicable in either centre.

4.31 The study catchment area includes large parts of Bassetlaw District, including Harworth and Bircotes

and large areas of the northern parts of catchment areas for Worksop and Retford.

Other studies

4.32 Also of relevance is an ongoing study being undertaken for Harworth and Bircotes settlement. NLP

have been appointed to undertake work looking in particular at the centre of Harworth but also

taking account of the wider settlement and potential changes and opportunities that exist. The work

is aimed towards developing a strategy for growth and has involved a considerable amount of

consultation. The study, which is expected to be complete later this year will form part of the

evidence base for the LDF. Early analysis suggests that the study will recognise the need to

improve local shopping facilities within Harworth and Bircotes. Consultation with residents has

suggested that there is a desire to see a new supermarket facility within the settlement.

Summary

4.33 National planning policy identifies the importance of sustainability, stating that sustainable and

inclusive patterns of urban and rural development should be promoted and facilitated. PPS 1 states

that suitable land should be made available for development in line with economic, social and

environmental objectives to improve people‟s quality of life. This includes the need to ensure that

development supports existing communities and contributes to the creation of safe, sustainable,

liveable and mixed communities with good access to jobs and key services for all members of the

community. In relation to retail development in particular, PPS 6 supports the development of a

local network of centres which is appropriate to meet people‟s day-to-day needs. A further key

element of PPS6 is the increased emphasis on developing medium and smaller sized centres,

through the use of the sequential approach in selecting sites for development.

4.34 At a regional level the current and the RSS for the East Midlands reflects national policy through the

identification of a sequential approach to the selection of land for development with existing urban

areas being prioritised above edge of centre areas and rural areas. Reflecting this, the RSS sets out

a requirement to concentrate development within a series of Principle Urban Areas and Sub

Regional Centres, including Worksop. The RSS states that the needs of smaller areas also need to

be catered for. Also of significance to the Harworth and Bircotes area is the prioritisation of the

Northern Sub area through the provision of jobs and services in and around other settlements that

are accessible to a wider area or service particular concentrations of need.

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4.35 At a local level the existing Local plan does not designate a hierarchy of centres below the two main

centres of Retford and Worksop but does contain policy relating to the development of small scale

retail facilities outside of the two main centres, within another settlement envelope. Shopping

facilities will be permitted subject to their being of an appropriate level and scale, to meet the local

needs of the area in which they are located. The subject site lies within the existing settlement

envelope of Harworth and Bircotes.

4.36 Whilst Harworth and Bircotes is not designated within a retail hierarchy within the existing local plan,

it is expected that the emerging LDF will highlight its significance as a secondary centre beneath

Worksop and Retford, reflecting earlier analysis.

4.37 The 2004 Retail study for Bassetlaw District supports the promotion of Harworth/Bircotes as a

priority location for development, suggesting that land for a new supermarket should be allocated

within Harworth/Bircotes so that it can operate as a district centre serving the northern part of

Bassetlaw District. The 2009 study does not focus on the requirement for new retail provision at

Harworth but does recommend that the settlement is given status with the LDF retail hierarchy.

4.38 The Council‟s emerging strategy for growth of Harworth and Bircotes recognises its importance as a

centre for new housing, employment, community and leisure facilities, recognising that there will be

a need for improved retail facilities to assist such growth.

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5.0 Description of Catchment Area

5.1 The catchment area is that from within which the proposed new retail facilities will draw most of their

turnover. After discussion with Bassetlaw planners and consideration of the location of major

supermarkets and other retail centres, together with physical barriers such as the M18 Motorway, we

defined a potential catchment area within which to carry out our study as shown on plan 1 overleaf.

5.2 The area, all of which is within a 20 minute drive time from Harworth and Bircotes (but not extending

to 20 minutes throughout), was split into 6 zones for ease of analysis, although it was not possible to

ensure that each zone was of roughly the same population size, because of the need to take into

account the likely centres of greatest influence in each case. The study area focuses upon the

centre of Harworth and Bircotes, finishing south of Doncaster and to the north of Retford and

Worksop.

5.3 The 6 zones are as follows:

ZONE Brief Description/Principal Settlements Estimated 2008

Population

1 The central “Home Zone”, focused on Harworth and Bircotes 7,791

2 North west of zone 1, Tickhill, and Rossington 20,319

3 North east of zone 1, Bawtry 8,018

4 West of zone 1, Maltby and Dinnington 40,517

5 South east of zone 1, Ranby, Ranskill 4,832

6 South of zone 1, Langold, Carlton in Lindrick 16,251

TOTAL POPULATION 97,728

5.4 The following retail centres are situated within the area:

Tickhill

Bawtry

Langold

Carlton in Lindrick

Carlton

Dinnington

Maltby

Rossington

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5.5 The larger centres of Retford, Worksop, Rotherham, Doncaster and Gainsborough all lie within a

short distance of the study area. Worksop and Retford are designated as town centres within the

existing Bassetlaw Local Plan. Maltby and Dinnington, both of which sit within Rotherham, are also

identified as town centres. The Doncaster UDP identifies Tickhill, Bawtry and Rossington as being

small town centre and district centres. The remaining smaller settlements within Bassetlaw District

are not designated within the existing local plan. Whilst there are several other settlements within the

study area, none of them has any significant retail offer.

5.6 Having commissioned a telephone survey of 800 households in the area, we found as would be

expected, very little use of Harworth and Bircotes beyond its immediate community (zone 1). This

can be attributed to the limited range of retail facilities within the centre. The findings of the survey

are set out in the following section. We would define the existing centre‟s catchment area as one

extending little further than zone 1, but we believe that new retail floor space has the potential of

attracting trade from a wider area. We have, therefore, considered what proportion of available

expenditure would be likely to be attracted to Harworth and Bircotes from each zone. This is based

on a consideration of existing shopping patterns, as described in section 6.

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Existing Retail Offer within the study area

5.7 A site survey of the key existing centres located within the study area was undertaken in October

2008, in order to understand the range of retailing provided, vacancy rates and the quality and

attractiveness of each centre. A record was made of the shops within each centre and these were

categorised in line with Experian‟s Goad retail categories.

Harworth and Bircotes

5.8 Harworth and Bircotes is a linear centre, located mainly on the northern side of Scrooby Road. The

centre is currently underperforming, with many local residents choosing to travel to other

surrounding towns and cities to shop. Whilst not recognised within existing policy as a district

centre, emerging policy identifies Harworth and Bircotes as a secondary centre to the Borough‟s two

large towns of Worksop and Retford.

Diversity of uses

5.9 A key indicator of vitality and viability is the diversity of uses present within a centre. Within a

successful centre, space will be used for a broad range of functions, providing its visitors with a wide

range of activities in terms of shopping, services, leisure, community and cultural facilities.

Convenience goods are shopping items which are bought regularly and frequently, and include food.

Comparison goods are items where choice is important including furniture, clothing etc. Service uses

include hairdressers, beauty salons, estate agents, banks, restaurants and hot food take-aways.

There are 59 retail units within the central area (in and around Scrooby Road) of Harworth and

Bircotes, of which 8 were vacant at the time of our survey. As can be seen from the table below, the

majority of occupied units provide service facilities with the remainder divided between comparison

and convenience uses.

5.10 Within the convenience retail category is a small Co-operative food store with net convenience floor

space of approximately 550 m² (5,920 sq ft), a Heron Foods store, a newly opened Jack Fulton food

store and other smaller convenience facilities including two newsagents, a Rhythm & Booze off

license, two bakers, a small grocer selling tinned goods and a greengrocer. Not included in the

analysis of the central area are the One Stop convenience store on Droversdale Road and the much

smaller and sparsely stocked Essex Road store – although these have been included in the capacity

analysis.

Category Number Percentage

Comparison 11 18.6%

Convenience 11 18.6%

Service 28 47.5%

Miscellaneous 1 1.7%

Vacant 8 13.6%

Total 59

5.11 Whilst the Co-Op and most other convenience stores also sell a range of comparison goods, there

are only 11 comparison units within the town at present, with the majority of outlets providing

services. Amongst those outlets selling comparison goods is the Factory Shoe Shop, a large unit

offering clothing as well as shoes, a florist, two charity shops and two chemists, one of which

(adjoining the new Jack Fulton unit) had only just opened at the time of the household survey.

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5.12 Service uses in the centre include three hair and beauty salons, an optician, two barbers, an estate

agent and nine hot food take-aways (which are closed during normal shopping hours). Whilst

technically classified as miscellaneous, we have also included the two betting shops within the

service category. Also available in the centre is a repair garage and petrol station, which

incorporates a lawnmower repair and servicing facility.

5.13 Along with the existing retail offer, directly opposite the main shopping area is the Harworth Primary

Care Centre, a recently built medical centre providing a full range of health services, including a

modern pharmacy. Also located within the centre is a Council office housing a community

development project. A local Library is located at the western end of the main shopping street within

Bircotes as is the Post Office and a fire station is located at the eastern end of the main shopping

street, next to the Co-op. For leisure purposes there is a bar, a social club and a parish hall, as well

as the Colliery sporting facilities.

Retailer representation

5.14 There is some limited presence from national and regional multiple retailers in the form of

convenience stores such as the Co-op, Jack Fulton, Rhythm & Booze, Heron Foods and Cooplands,

with Ladbrokes and Tote Sport being the only other multiples noted. We are not aware of any

intentions to change representation within the centre amongst existing occupiers, or any demand

from retailers for retail space. It should be noted that many of the existing units within the centre are

small and as such are unlikely to attract modern retailers requiring larger amounts of retail floor

space.

Proportion of vacant street level property

5.15 At the time of survey there were 8 vacant units within the centre, although one had a sign stating

that it was soon to open as a hot food take-away. It is not clear how long each of these units has

been vacant and the level of demand for such floor space, despite the very recent development of

the Jack Fulton and adjoining pharmacy unit. Many of the vacant units are small and/or awkwardly

shaped, situated on the periphery of the centre, all of which will make them very difficult to let.

Pedestrian Flows

5.16 At the time of survey there were a number of people using the centre, with no notable pedestrian

flows, although the shopping street was busiest opposite the new medical centre. On street parking

is available along the main road and this was relatively busy. The Co-op car park at the eastern end

of the centre was in limited use.

Accessibility

5.17 Harworth is located in the north of Bassetlaw District, on the border of Doncaster Metropolitan

Borough. In terms of its proximity to neighbouring settlements, these are set out in the table

overleaf.

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Town Distance from Harworth/Bircotes Miles (KM)

Tickhill 3 miles (4.8 km)

Bawtry 2.3 miles (3.7 km)

Langold 4.7 miles (7.5 km)

Carlton in Lindrick 6.7 miles (10.8 km)

Blyth 4.4 miles (7 km)

Dinnington 8.7 miles (14 km)

Worksop 9.7 miles (15.7 km)

Retford 10 miles (16.1 km)

Maltby 7.1 miles (11.5 km)

Rossington 5.3 miles (8.6 km)

Doncaster 10.9 miles (17.6 km)

Gainsborough 14.3 miles (23 km)

Rotherham 14.4 miles (23.3 km)

5.18 The centre is approximately 4 miles from the A1 and approximately 7 miles from the M18. The town

is well served by buses but the nearest railway station is in Doncaster. In terms of parking, there is

on street parking along Scrooby Road and free parking at the Co-op to the east of the main

shopping area. Free parking is also provided at the new medical centre, located directly opposite

the main shopping area.

Town Centre Environmental Quality

5.19 The overall shopping environment within Harworth is reasonable, although some fascia boards on

some shop fronts are in poor repair or missing altogether and there is evidence of litter in places.

There has been some investment in street furniture and surface materials on footpaths and the

street side parking areas appear to have been upgraded in recent years. Attractive pavement

displays from units such as Maxine the Florist and Juicy Fruits add to the vibrancy of the centre

(without encroaching too much or causing any pedestrian conflict). However, the centre lacks focus

and is somewhat strung out, with uses petering out beyond the Co-op to the east and to the west

beyond the local library.

5.20 In retail terms the centre is clearly able to serve a very limited local catchment in supplying some,

but not all, of its residents‟ day to day needs.

5.21 Below, we provide a brief description of the retail facilities of the other principal settlements within

the survey area.

Bawtry

5.22 Bawtry sits approximately 2.3 miles (3.7 km) to the north east of Harworth and Bircotes centre. At

the time of survey there were 86 outlets within the main shopping area. As can be seen from the

table overleaf, a large proportion of the facilities are retail outlets selling comparison goods and

providing services. A small number are units selling convenience goods. The main three

convenience stores are a small Co-op, a small Spar and a Costcutter slightly further out of the

centre, all of which are around 93m² (1,000) sq ft in size or smaller. Other shops selling

convenience goods are a baker, butcher, newsagent and two off licenses/wine merchants.

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Comparison 39 45.3%

Convenience 7 8.1%

Service 37 43.0%


Vacant 1 1.2%

Total 86

5.23 The overall environmental quality within Bawtry is good, with high quality shop frontages and

evidence that pavements have previously been widened throughout the centre. There is a good

amount of on street parking within the centre, which is easily accessible, and an imposing centrally

located hotel, the Posting House. There is a considerable amount of recent development in the

centre which possesses an air of affluence.

5.24 In June 2005 outline planning consent was granted for the erection of a supermarket within Bawtry

town centre. Following on from this in October 2008, reserved matters were granted for the

supermarket. A conversation with the local authority development control officers confirmed that

around 2,070 m² (approximately 22,300 sq ft) of floor space would be created. The local authority

was unable to confirm the operator of the proposed store.

Tickhill

5.25 Tickhill sits approximately 3 miles (4.8 km) to the north west of Harworth and Bircotes centre. At the

time of survey there were 50 outlets within the main shopping area. As can be seen on the table

below, over 50% of these outlets provide services, with a further 26% selling comparison goods. 8

units were selling convenience goods at the time of survey and these included an independent

convenience store of around 256 m² (2,700 sq ft), a Spar of around 184 m² (2,000 sq ft), a butcher, a

baker, a delicatessen and a small grocery store. Stores selling comparison goods included a number

of furniture and gift shops, along with a toy shop. Outlets providing services included a photography

studio, estate agents and bank.


Comparison 13 26.0%

Convenience 8 16.0%

Service 27 54.0%


Vacant 1 2.0%

Total 50

5.26 The overall environmental quality of Tickhill is very high, with high quality shop fronts and well

maintained buildings. Similarly to Bawtry, the centre possesses an air of affluence, with a range of

independent niche businesses located in smart premises.

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Langold

5.27 Langold sits approximately 4.7 miles (7.5 km) to the south west of Harworth and Bircotes centre. At

the time of survey there were 31 outlets within the main shopping area. As can be seen from the

table below, the largest proportion of outlets falls within the service category. Only 4 units were

recorded as providing convenience goods. These were an independent Thandi convenience store

of approximately 139m² (1,500 sq ft) and a local Co-op store also of around 139m² (1,500 sq ft)

along with a small bakery and a greengrocer.

5.28 There has been some previous investment in the public realm within Langold, with a series of brick

planters in evidence, along with street furniture and upgraded paving. The centre appeared to be

relatively well maintained although there was some evidence of litter at the time of survey. In terms

of access, there is some limited on street parking outside the shops


Comparison 10 32.3%

Convenience 4 12.9%

Service 14 45.2%


Vacant 2 6.5%

Total 31

Carlton in Lindrick

5.29 Carlton in Lindrick sits approximately 6.7 miles (10.8) to the south west of Harworth and Bircotes

centre. At the time of survey there were only 10 outlets within the centre, the majority of which were

service providers. In terms of convenience store provision, there is only one outlet, a Co-op

supermarket of approximately 1,068 m² (11,500 sq ft). Overall the environmental quality within the

centre is good, although the few shops within the centre are spread out along the centre and there is

little on street parking. The Co-op store appears to well used, with the car park relatively full at the

time of survey.


Comparison 1 10.0%

Convenience 1 10.0%

Service 6 60.0%


Vacant 1 10.0%

Total 10

Carlton

5.30 Close to Carlton in Lindrick and Langold is a small parade of shops in Carlton. At the time of survey

there were only 7 outlets within the parade, the majority of which were service providers. In terms of

convenience store provision, there is only one outlet, a One Stop food store of approximately 214 m²

(2,300 sq ft). Overall, environmental quality within the centre is reasonable, with several dedicated

car parking spaces located close to the shops. At the time of survey the centre appeared to be

Page | 27

relatively well used, with pedestrian flows between the nearby school and the shops notable.


Comparison 1 14.3%

Convenience 1 14.3%

Service 4 57.1%


Vacant 0 0.0%

Total 7

Dinnington

5.31 Dinnington is located 8.7 miles (14 km) to the South West of Harworth and Bircotes centre. At the

time of survey there were 9 stores selling convenience goods including a Spar of approximately 280

m² (3,030 sq ft), a Tesco of around 3,000 m² (31,000 sq ft) and a Heron frozen foods store of

approximately 180 m² (1900 sq ft), along with two off licences a chemist a butcher and a baker. A

former Co-operative food store of approximately 2,000 m² (21,500 sq ft) is currently vacant. There

are a numerous outlets selling comparison goods and services, with 83 units noted overall.

5.32 Generally, the environmental quality within Dinnington is average and poor in places. There is

evidence of previous investment in street furniture but the quality of the wider public realm is poor,

with no evidence of recent investment in surface paving or street signage. Ample free parking is

available at the two local supermarkets positioned at either end of the town.


Comparison 27 32.5%

Convenience 9 10.8%

Service 36 43.4%


Vacant 7 8.4%

Total 83

Rossington

5.33 Rossington is located 5.3 miles (8.6 km) to the north of Harworth and Bircotes centre. At the time of

survey there were 9 stores selling convenience goods, including a Tesco Express of approximately

490 m² (5,300 sq ft), a Netto of around 1,100 m² (11,500 sq ft), and a Somerfield of around 850 m²

(9,500 sq ft). Other stores included a butcher, 2 bakers, a small convenience food store, an off

licence and a newsagent.

5.34 The centre is located within a large housing estate within a disjointed format, spreading across

several streets. The overall shopping environment is relatively poor with high levels of litter, some

graffiti and few signs of recent investment/maintenance of areas of public realm. On street parking is

available adjacent to the shops and a large car park is also available at the Netto Supermarket.

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Comparison 12 25.5%

Convenience 9 19.1%

Service 23 48.9%


Vacant 3 6.4%

Total 47

Maltby

5.35 Maltby is located 7.1 miles (11.5 km) to the north west of Harworth and Bircotes centre. At the time

of survey there were 11 stores selling convenience goods, including a Co-op of approximately 1,300

m² (14,500 sq ft), a Jack Fultons of 160 m²m (1,800 sq ft), a Somerfield of approximately 800 m²

(8,900 sq ft) and a One Stop store of approximately 360 m² (3,900 sq ft).

5.36 There is a reasonable range of outlets selling comparison goods and providing services within the

centre. The shopping environment is relatively poor, with a number of shop fronts in poor condition

and some graffiti, although there is some evidence of past investment in street furniture in places.


Comparison 23 31.1%

Convenience 11 14.9%

Service 38 51.4%


Vacant 2 2.7%

Total 74

Future development proposals

5.37 We have reviewed all live retail planning permissions within the proposed development catchment

area. Other than the consent for a new supermarket in Bawtry mentioned earlier, there are to our

knowledge currently no significant applications or permissions for new A1 retail developments within

this area.

5.38 In terms of future residential development proposals, we are aware of two large potential

regeneration schemes within the catchment area. Firstly, the wider proposals under development by

Harworth Estates for land adjoining Harworth Colliery site would, if approved, provide nearly 1,100

new dwellings. This number of dwellings is likely to equate to an increase in population of well over

2,000 people. Secondly, north of Harworth there are also proposals to develop an eco town on the

former colliery site adjacent to Bankwood Estate in Rossington. The proposals, which have been

submitted to central government, set a target of 5,000 new homes, incorporating two new

neighbourhood centres. The Rossington bid has not been successful in the first round of eco town

bids but may become a second phase eco-town in future.

Page | 29

6.0 The Household Survey

6.1 NEMS, an accredited Market Research Agency, was commissioned to undertake an independent

survey among a representative sample of residents of the study area. A total of 800 telephone

interviews were carried out between Thursday 4th and Tuesday 16

th December 2008. Respondents

were contacted during the day, in the evening and at the weekend. Each respondent was the main

shopper in the household, determined using a preliminary filter question.

6.2 The aim of the survey was to determine the current shopping patterns of residents within the area,

both for convenience and comparison goods and to investigate the potential for new retail facilities in

Harworth and Bircotes. Whilst, in view of the currently available facilities, a widespread use of the

centre was not anticipated, it was felt important that we understood just where those within the

whole area are shopping to be able to estimate what proportion of each zone would be likely to

patronise new facilities if provided. The location of settlements in each zone in relation to Harworth

and Bircotes and to other centres is shown in the plan below, which also provides 10 and 20 minute

drive times from Harworth and Bircotes.

Household survey zones

6.3

Source: Mapinfo/DTZ (large scale version at Appendix A).

6.4 Selection of respondents was undertaken using random stratified sampling from all available

telephone numbers within the survey area, the number of interviews achieved in each zone being as

follows:

Page | 30

Table 6.1: Interviews

Zone 2008 Estimated

Population

2008 Estimated

Households

Interviews

1 7,791 3,398 102

2 20,319 8,586 162

3 8,018 3,486 62

4 40,517 16,719 315

5 4,832 1,802 35

6 16,251 6,890 124

Total 97,728 40,881 800

6.5 Whilst this level of interviews represents a higher proportion of households in zone 1 than any of the

other zones, we felt it was particularly important to achieve as many responses as possible from the

immediately local community, without compromising the statistical robustness of the rest of the area.

The sample proportions are higher than those achieved in most Household Surveys, although we

would not normally wish to have fewer than 80 – 100 interviews in any individual zone. In this case it

was unavoidable in zones 3 and 5, because of the small population in each. However, we felt that it

was important to retain these as separate zones, rather than attempting to amalgamate them in

some way with adjoining zones, because of their relative proximity to what we anticipated to be the

centres of most influence upon shopping patterns.

6.6 As sample sizes in each sector were not in proportion to population, the final tabulated data was

presented in both its raw unweighted form and in a weighted form to make the overall results

representative of the total population within the survey area. However, we have used the raw

unweighted data both in the descriptive analysis below and in the capacity analysis as this has been

done on a zone by zone basis. Only where we have considered patterns on an overall basis, have

we done so using the weighted tabulations, such as when considering total use of the major food

store operators (paragraph 6.10 below).

6.7 The survey questionnaire is included at Appendix B of this report. In the following paragraphs we

provide details of the shopping patterns for convenience and comparison goods of residents within

the area, in accordance with the survey.

6.8 Respondents gave details of where they usually carry out their household‟s main food shopping, as

set out in the table overleaf, with the most popular destination in each zone being highlighted. For

convenience in this section, we have listed separately only those stores which have captured a

market share of more than 15% in any zone and have amalgamated into centres all other stores.

Interestingly, despite the most popular store for zone 1 and 3 residents being Morrisons in Retford,

more of the main food expenditure generated in these zones, and in zone 2, goes to stores in

Doncaster than any other location.

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Table 6.2: Main food shopping destinations

Zone 1 Zone 2 Zone 3 Zone 4 Zone 5 Zone 6

Morrisons Retford 24.5% 1.2% 29.0% 0.3% 42.9% 7.3%

Asda Retford 4.9% 0.0% 1.6% 0.0% 45.7% 0.8%

Tesco Doncaster 13.7% 26.5% 21.0% 4.1% 0.0% 0.0%

Tesco Dinnington 0.0% 0.0% 0.0% 27.3% 0.0% 2.4%

Tesco Worksop 3.9% 0.6% 0.0% 6.0% 2.9% 43.5%

Asda Doncaster 13.7% 22.2% 16.1% 0.3% 0.0% 0.0%

Morrisons Rotherham 1.0% 3.7% 0.0% 21.9% 0.0% 3.2%

Co-Op Harworth/Bircotes 15.7% 1.2% 3.2% 0.3% 2.9% 0.0%

Sainsbury‟s Worksop 0.0% 0.6% 0.0% 4.1% 2.9% 16.9%

OTHER

Other Doncaster 4.9% 9.9% 12.9% 1.3% 0.0% 0.0%

Other Worksop 1.0% 0.0% 0.0% 1.3% 0.0% 12.0%

Rossington 1.0% 17.3% 0.0% 0.0% 0.0% 0.0%

Maltby 0.0% 1.9% 0.0% 13.6% 0.0% 0.0%

Other Rotherham 0.0% 0.6% 0.0% 4.4% 0.0% 0.8%

Tickhill 0.0% 3.7% 1.6% 0.0% 0.0% 0.0%

Bawtry 0.0% 0.0% 3.2% 0.0% 0.0% 0.0%

Other Retford 3.0% 0.0% 1.6% 0.0% 0.0% 0.8%

Sheffield 0.0% 0.0% 0.0% 2.2% 0.0% 0.8%

Other Harworth/Bircotes 2.0% 0.0% 0.0% 0.0% 0.0% 0.0%

Langold 0.0% 0.0% 0.0% 0.0% 0.0% 0.8%

Carlton-In-Lindrick 0.0% 0.0% 0.0% 0.0% 0.0% 0.8%

Other 2.9% 2.5% 1.6% 1.9% 0.0% 1.6%

Internet/Delivered 2.0% 1.2% 0.0% 1.3% 0.0% 0.0%

Don‟t know/varies 4.95 5.6% 1.6% 7.05 2.9% 8.1%

Don‟t do main shop 1.0% 1.2% 6.5% 2.5% 0.0% 0.0%

6.9 Respondents were also asked if there were any other stores that they regularly use for their main

shop and some 51% offered other destinations, the remaining 49% only tending to shop at that first

mentioned. We have not sought to add second choice stores into the capacity analysis, on the basis

that they will tend to cancel each other out, although there is occasional mention of some stores (for

example Lidl in Doncaster) which do not feature at all amongst the destinations of first choice.

6.10 87% of residents travel by car to carry out their main shopping, which 91% of them do directly from

home (as opposed to on their way home from work or other activity). Thus it is clear that a high

proportion of residents within the survey area are travelling considerable distances by car in order to

carry out their main food shop (the only top choice store within its own zone being Tesco at

Dinnington with a 27% market share of zone 4 main food expenditure). Roughly a third carry out

other shopping (both food and non-food) at the same time as they undertake their main shop,

suggesting that much of that too is lost to local facilities.

6.11 Overall, 72% patronise one of the “big 4” operators – Asda, Morrisons, Sainsbury‟s and Tesco -

although in this area Tesco has by far the largest market share at 32.5%, compared with 20.5% for

Morrisons, 12.5% for Asda and just 6.5% for Sainsbury‟s (but there are fewer accessible Sainsbury‟s

stores than those of the other operators). 7% patronise a Co-Op for their main shopping with just

4.5% opting for one of the “discounters”

Page | 32

6.12 To gain an insight into residents‟ views on Harworth and Bircotes, respondents who do not carry out

their main shop at the Co-Op were asked why they did not do so.

6.13 The predominant answer to this question was that Harworth and Bircotes is too far away from

peoples‟ homes, particularly in zone 4, but other reasons are proffered by those for whom distance

does not appear to be regarded as quite such a problem:

Table 6.3: Reasons for not Main Food Shopping at the Co-Op in Bircotes


Too far from home 3.8% 38.9% 12.1% 87.3% 60.6% 72.8%

Too expensive 71.3% 9.7% 16.4% 1.8% 3.0% 2.6%

Lack of choice/goods I need 26.3% 7.4% 36.4% 1.1% 3.0% 0.0%

Prefer another town/city 0.0% 10.7% 12.7% 4.2% 15.2% 13.2%

Prefer another food operator 7.5% 6.0% 27.3% 2.8% 3.0% 5.3%

Store is too small 6.3% 4.7% 7.3% 0.0% 0.0% 0.0%

Don‟t Know 8.8% 16.8% 10.9% 1.8% 3.0% 4.4%

N.B In the above table, percentages refer solely to those respondents who do not carry out their main food

shopping at the store, some of whom gave more than one reason

6.14 Respondents who do not currently carry out their main shopping in Harworth/Bircotes were also

asked if there were any supermarkets which would encourage them to do so, if developed in the

centre. Unfortunately, we are unable to analyse the responses as it appears that the question was

given to respondents in zone 1, 2 and 3 on a multiple basis and some of them named two or more

stores they would like to see in the centre, whilst in zones 4, 5 and 6, responses were not obtained

from all those included in this sample. However, ten other stores were cited as being of interest, the

“big four” being more popular than the discounters. Even with their shortcomings, these responses

suggest strongly that a new store in Harworth would be likely to derive the vast majority of its trade

from the northern zones (1, 2 and 3) and very little from the southern part of the study area.

6.15 Of the total annual expenditure on convenience goods, most households spend around 75% on the

main shop and around 25% on top-up shopping between main trips. Given the amount of

expenditure involved, it is important to understand where such activity is carried out. The table

overleaf includes details of individual locations cited by more than 10% of respondents in any one

zone, others having been amalgamated into centres.

Page | 33

Table 6.4: Top-up Food Shopping Destinations


Co-Op Harworth 42.2% 1.9% 8.1% 0.0% 2.9% 1.6%

Don‟t do top-up shopping 13.7% 24.1% 32.3% 25.7% 57.1% 29.8%

Tesco Dinnington 0.0% 1.2% 0.0% 26.7% 0.0% 2.4%

Somerfield Rossington 0.0% 19.1% 0.0% 0.0% 0.0% 0.0%

Co-Op Bawtry 1.0% 0.0% 12.9% 0.3% 0.0% 0.0%

Other Harworth/Bircotes 9.8% 0.6% 0.0% 0.0% 0.0% 0.0%

Other Bawtry 0.0% 0.0% 12.9% 0.0% 0.0% 0.0%

Langold 0.0% 0.0% 0.0% 0.0% 0.0% 4.8%

Carlton in Lindrick 0.0% 0.0% 0.0% 0.0% 0.0% 10.5%

Tickhill 0.0% 11.7% 0.0% 0.0% 0.0% 0.0%

Maltby 0.0% 0.6% 0.0% 10.7% 0.0% 0.0%

Other Rossington 0.0% 6.8% 0.0% 0.0% 0.0% 0.0%

Worksop 2.0% 0.0% 0.0% 1.8% 0.0% 31.4%

Retford 2.0% 0.6% 6.4% 0.0% 22.9% 0.0%

Doncaster 5.9% 12.9% 8.0% 1.9% 2.9% 0.0%

Rotherham 0.0% 0.6% 0.0% 5.4% 0.0% 0.8%

Local stores elsewhere 3.9% 6.2% 1.6% 4.8% 2.9% 3.2%

Other 0.0% 6.1% 6.5% 7.6% 2.9% 3.2%

Don‟t know/varies 6.9% 6.2% 11.3% 14.0% 11.4% 11.3%

Comparison Goods

6.16 Respondents gave details of which location they regard as their household‟s main shopping centre

(for non-food goods) as set out in the table below, with the most popular destination in each zone

highlighted in bold print.

Table 6.5: Main non-food shopping destinations


Doncaster 53.9% 80.9% 58.1% 9.8% 20% 4.8%

Worksop 10.8% 1.2% 0.0% 11.1% 2.9% 71.8%

Retford 19.6% 1.9% 29.0% 0.0% 62.9% 3.2%

Rotherham 0.0% 1.2% 0.0% 24.8% 0.0% 0.0%

Dinnington 0.0% 0.0% 0.0% 16.5% 0.0% 0.8%

Harworth/Bircotes 11.8% 0.0% 0.0% 0.0% 2.9% 0.0%

Tickhill 0.0% 4.9% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 4.3% 0.0% 0.0% 0.0% 0.0%

Maltby 0.0% 0.6% 0.0% 4.4% 0.0% 0.0%

Bawtry 0.0% 0.0% 3.2% 0.0% 0.0% 0.0%

Meadowhall 1.0% 2.5% 4.8% 18.1% 0.0% 8.1%

Sheffield 2.0% 1.2% 1.6% 8.3% 5.7% 6.5%

Other/Don‟t know 1.0% 1.2% 3.25 7.0% 5.8% 2.8%

6.17 As anticipated, residents in the three northern zones tend to gravitate to Doncaster, those in the

south east to Retford, in the south to Worksop, whilst there is no clear preference for those to the

west in zone 4, with nearly 25% choosing Rotherham, 18% opting for Meadowhall and just 17%

patronising the local centre of Dinnington. The lack of use of centres within the study area is clearly

a result of the availability of bigger, better retail offers in the surrounding towns.

Page | 34

6.18 The fact that a centre is regarded as the principal shopping destination by a certain percentage of

residents does not necessarily mean that it retains that percentage of all comparison goods

expenditure generated within the area. Most consumers will select different centres for different

types of shopping and it is therefore useful to consider where residents are likely to purchase a

range of comparison goods.

6.19 Respondents were asked where they do most of their household‟s shopping for clothing footwear or

other fashion goods. As can be seen in Table 6.6 (with the most popular destination in each zone

again being highlighted in bold), Doncaster is the first choice for the majority of residents, although

those in zone 4 tend to favour Meadowhall, while in zone 6 nearly a third of respondents opt for

Worksop and another third for Meadowhall. Unsurprisingly, the survey suggests that there is little

regard for the settlements within the survey area as the destination for most of this type of shopping.

However, as with many other goods, one has to be careful when analysing these results, as whilst

most shoppers will go to a large centre for major fashion purchases, they will patronise more local

shops, or their supermarkets, for some of these goods. As will be seen in the following section, we

allow for this by applying market correction factors in the quantitative analysis of expenditure

patterns.

Table 6.6: Destination Most Used for Clothing and Footwear


Doncaster 67.6% 73.5% 48.4% 8.9% 45.7% 15.5%

Retford 8.8% 1.9% 11.3% 0.6% 20.0% 0.0%

Worksop 5.9% 0.6% 0.0% 7.3% 2.9% 30.6%

Meadowhall 5.9% 8.6% 14.5% 41.0% 11.4% 30.6%

Rotherham 0.0% 0.6% 1.6% 20.9% 0.0% 2.4%

Sheffield 2.0% 1.2% 1.6% 9.5% 2.9% 4.8%


Bawtry 1.0% 0.6% 1.6% 0.0% 2.9% 0.8%

Langold 1.0% 0.0% 0.0% 0.0% 0.0% 1.6%

Maltby 0.0% 0.0% 0.0% 1.0% 0.0% 0.0%

Dinnington 0.0% 1.2% 0.0% 0.0% 0.0% 0.0%

Tickhill 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%

Internet/Mail Order 2.0% 6.2% 11.3% 5.1% 8.6% 7.3%

Other 0.0% 0.6% 0.0% 0.3% 2.9% 0.0%

Don‟t know/Don‟t do 2.9% 3.7% 8.0% 4.4% 2.9% 2.4%

6.20 Residents were also asked where they shop for most of a variety of other goods. We set out their

responses in Tables 6.7 to 6.13 overleaf, again with the most popular destination in each zone being

highlighted in bold.

Page | 35

Table 6.7: Destination Most Used for Furniture, Carpets and Floor Coverings


Doncaster 52.0% 58.6% 38.7% 4.8% 14.3% 8.1%

Retford 1.0% 0.0% 6.5% 0.3% 34.3% 0.0%

Worksop 6.9% 0.6% 3.2% 8.3% 14.3% 41.9%

Rotherham 0.0% 2.5% 0.0% 28.2% 0.0% 0.8%


Sheffield 2.0% 1.2% 1.6% 9.5% 2.9% 4.8%


Bawtry 0.0% 1.2% 1.6% 0.0% 0.0% 0.0%

Dinnington 0.0% 0.0% 0.0% 1.3% 0.0% 0.0%

Maltby 0.0% 0.0% 0.0% 2.9% 0.0% 0.0%

Dinnington 0.0% 1.2% 0.0% 0.0% 0.0% 0.0%

Tickhill 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 7.4% 0.0% 0.0% 0.0% 0.0%

Sheffield 0.0% 1.9% 1.6% 8.9% 0.0% 4.8%

Meadowhall 0.0% 0.6% 1.6% 2.9% 2.9% 1.6%

Gainsborough 1.0% 0.0% 1.6% 0.0% 0.0% 0.0%


Other 0.0% 0.6% 0.0% 2.9% 5.7% 0.08%

Don‟t know/Don‟t do 30.4% 22.2% 38.7% 35.5% 25.7% 39.5%

Table 6.8: Destination Most Used for Household Textiles and Soft Furnishings


Doncaster 63.7% 66.7% 41.9% 4.8% 22.9% 5.6%

Retford 7.8% 0.0% 9.7% 0.3% 40.0% 0.8%

Worksop 4.9% 0.6% 0.0% 7.0% 2.9% 44.4%

Rotherham 1.0% 0.6% 1.6% 36.6% 2.9% 10.5%


Dinnington 0.0% 0.0% 0.0% 1.3% 0.0% 0.8%

Tickhill 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 1.2% 0.0% 0.0% 0.0% 0.0%

Maltby 0.0% 0.0% 0.0% 0.6% 0.0% 0.0%

Meadowhall 0.0% 3.1% 3.2% 11.1% 0.0% 8.1%

Sheffield 0.0% 1.2% 3.2% 11.7% 2.9% 3.2%


Other 1.0% 1.9% 0.0% 0.6% 2.9% 0.8%

Don‟t know/Don‟t do 9.8% 18.5% 30.7% 21.5% 20.0% 21.0%

Page | 36

Table 6.9: Destination Most Used for Household Appliances


Doncaster 61.8% 68.5% 37.1% 4.1% 17.1% 1..6%

Retford 4.9% 0.0% 8.1% 0.0% 31.4% 0.0%

Worksop 13.7% 1.9% 6.5% 15.2% 11.4% 71.8%

Rotherham 0.0% 1.2% 0.0% 39.1% 0.0% 1.6%

Sheffield 0.0% 3.1% 4.8% 11.4% 2.9% 5.6%

Bawtry 0.0% 0.0% 3.2% 0.0% 0.0% 0.0%

Meadowhall 0.0% 0.6% 3.2% 5.4% 0.0% 0.8%

Maltby 0.0% 0.0% 0.0% 1.9% 0.0% 0.0%

Dinnington 1.0% 0.0% 0.0% 0.0% 0.0% 0.0%

Gainsborough 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%


Other 0.0% 1.9% 4.8% 0.6% 0.0% 0.8%

Don‟t know/Don‟t do 8.8% 14.2% 21.0% 11.1% 31.4% 12.9%

Table 6.10: Destination Most Used for Audio Visual Equipment


Doncaster 57.8% 68.5% 40.3% 4.1% 20.0% 1.6%

Retford 5.9% 0.0% 6.5% 0.0% 34.3% 0.8%

Worksop 10.8% 0.6% 3.2% 13.0% 14.3% 66.1%

Meadowhall 0.0% 1.9% 1.6% 7.6% 0.0% 2.4%

Rotherham 0.0% 0.6% 1.6% 36.6% 0.0% 0.8%

Sheffield 0.0% 1.9% 3.2% 8.9% 2.9% 4.8%

Maltby 0.0% 0.0% 0.0% 0.3% 0.0% 0.0%

Dinnington 1.0% 0.6% 0.0% 6.0% 0.0% 1.6%

Tickhill 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 0.6% 0.0% 0.0% 0.0% 0.0%


Other 0.0% 1.2% 6.5% 0.3% 0.0% 0.0%

Don‟t know/Don‟t do 13.8% 14.2% 20.9% 14.3% 17.2% 11.3%

Table 6.11: Destination Most Used for Hardware, DIY & Gardening Goods


Doncaster 47.1% 64.2% 33.9% 10.5% 14.3% 1.6%

Retford 9.8% 0.0% 16.1% 0.3% 51.4% 0.8%

Worksop 26.5% 0.6% 3.2% 29.8% 20.0% 81.5%

Rotherham 0.0% 0.6% 0.0% 25.4% 0.0% 0.0%

Sheffield 0.0% 0.0% 0.0% 5.4% 0.0% 0.8%


Bawtry 2.9% 0.6% 17.7% 0.0% 0.0% 0.0%

Langold 0.0% 0.0% 0.0% 0.0% 0.0% 0.8%

Maltby 0.0% 0.6% 0.0% 6.0% 0.0% 0.0%

Dinnington 0.0% 0.0% 0.0% 2.2% 0.0% 0.0%

Tickhill 2.9% 6.2% 0.0% 0.3% 0.0% 0.0%

Rossington 0.0% 8.0% 0.0% 0.0% 0.0% 0.0%

Meadowhall 0.0% 0.6% 1.6% 2.2% 0.0% 0.0%


Other 0.0% 0.6% 0.0% 0.3% 0.0% 0.8%

Don‟t know/Don‟t do 8.8% 16.7% 24.2% 16.5% 14.3% 12.1%

Page | 37

Table 6.12: Destination Most Used for Chemists’ Supplies, Cosmetics & Toiletries


Doncaster 23.5% 40.1% 19.4% 3.8% 2.9% 0.0%

Retford 6.9% 0.0% 17.7% 0.3% 82.9% 0.8%

Worksop 7.8% 0.0% 0.0% 5.1% 0.0% 71.0%

Dinnington 0.0% 0.0% 0.0% 30.2% 0.0% 2.4%


Maltby 0.0% 0.6% 3.2% 16.5% 0.0% 0.0%

Rossington 0.0% 31.5% 0.0% 0.0% 0.0% 0.0%

Tickhill 0.0% 20.4% 0.0% 0.0% 0.0% 0.0%

Bawtry 2.9% 0.0% 51.6% 0.3% 0.0% 0.0%

Langold 0.0% 0.0% 0.0% 0.0% 0.0% 8.9%

Rotherham 0.0% 0.6% 0.0% 14.6% 0.0% 0.0%

Sheffield 0.0% 0.0% 0.0% 2.5% 2.9% 1.6%

Meadowhall 0.0% 1.9% 1.6% 9.2% 0.0% 3.2%


Other 0.0% 1.9% 0.0% 7.3% 0.0% 0.0%

Don‟t know/Don‟t do 3.9% 2.5% 6.4% 8.9% 5.7% 4.8%

Table 6.13: Destination Most Used for Other Types of Comparison Goods


Doncaster 50.0% 53.7% 27.4% 4.8% 8.6% 0.0%

Retford 7.8% 0.6% 11.3% 0.3% 48.6% 0.0%

Worksop 5.9% 0.0% 0.0% 7.0% 5.7% 36.3%

Meadowhall 2.9% 6.2% 9.7% 28.9% 5.7% 13.7%

Rotherham 0.0% 0.0% 0.0% 13.0% 0.0% 0.0%

Sheffield 0.0% 0.6% 0.0% 7.0% 0.0% 0.0%

Bawtry 0.0% 0.0% 1.6% 0.0% 0.0% 0.0%

Langold 0.0% 0.0% 0.0% 0.0% 0.0% 0.8%

Maltby 0.0% 0.6% 0.0% 2.9% 0.0% 0.0%

Dinnington 0.0% 0.0% 0.0% 1.6% 0.0% 0.0%

Tickhill 0.0% 3.7% 0.0% 0.0% 0.0% 0.0%

Rossington 0.0% 2.5% 0.0% 0.0% 0.0% 0.0%


Other 0.0% 1.2% 1.6% 0.3% 0.0% 0.8%

Don‟t know/Don‟t do 24.5% 24.7% 37.1% 28.6% 25.7% 38.7%

6.21 Respondents who do visit the centre were asked what type of shops would encourage them to use

Harworth/Bircotes more frequently for shopping purposes if they were available. It should be noted

that several respondents cited more than one type of shop. The most popular shops are set out in

the table overleaf – other types suggested by fewer respondents included Menswear, Children‟s

Wear, Grocer, Greengrocer, Baker, Kitchen/Homeware and café/restaurant.

Page | 38

Table 6.14: Type of New Shops Likely to Encourage Greater Use of Centre


Other Supermarkets 31.7% 22.2% 19.4% 3.4% 0.0% 18.4%

Hardware 25.7% 3.2% 0.0% 0.0% 0.0% 5.3%

Ladies Fashions 18.8% 1.6% 6.5% 3.4% 0.0% 7.9%

Butcher 18.8% 1.6% 3.2% 0.0% 0.0% 0.0%

6.22 As we anticipated, the survey indicates that there is at present relatively little use of Harworth and

Bircotes for shopping purposes, apart from amongst its immediately local community, but even they

tend to go elsewhere currently for the majority of their shopping, predominantly to Doncaster.

6.23 Nevertheless, the centre is used for shopping purposes at least once a week by some residents

throughout the survey area and from time to time for other purposes too, including use of financial

services and meeting friends (both of which could be linked with shopping). The survey evidence

suggests that the provision of new facilities would be likely to increase that use (although not

proportionately across all zones), enabling “clawback” of some of the expenditure that is currently

leaking out of the area, reducing unnecessary car journeys and giving greater choice to local people.

This is explored further in the following section.

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7.0 Retail Need

7.1 PPS6 requires applicants to demonstrate need for any application for a main town centre use which

would be in edge of centre or out of centre locations and which are not in accordance with an up-to-

date development plan document strategy.

7.2 The subject site is located within Harworth and Bircotes settlement, directly opposite to the existing

retail facilities, within the settlement envelope as defined within the existing local plan. The Local

plan identifies Worksop and Retford as Town Centres and stresses the importance of providing retail

facilities within other smaller settlements across the district, to serve the needs of those

communities. The Local Plan does not designate a hierarchy of centres below the two town centres

and does not make specific reference to Harworth and Bircotes. As highlighted earlier within this

report, however, the Preferred Option for the LDF Spatial Strategy contained within the Core

Strategy Issues and Options paper, is to concentrate development in the Major Development

Centres of Worksop, Retford and the Secondary Centre of Harworth/Bircotes, recognising the role

that Harworth/Bircotes plays in the north of the district.

7.3 In terms of retail capacity, a district wide study was completed in August 2004. The study, which

focussed primarily upon Retford and Worksop, went on to state that some identified capacity could

be met outside the catchment areas of Worksop and Retford, within the wider study area. In

particular the study mentioned the potential to provide further retail facilities within the Harworth and

Bircotes area to accommodate any future population growth from new housing development. The

report stated that there would be capacity in the Retford catchment area to support another small to

medium sized supermarket in the Harworth/Bircotes area and a modest amount of comparison

goods floor space. As such, the study recommended that a site for a new retail development should

be allocated at Bircotes, so that Bircotes can develop as a district centre serving a wider area in the

north of Bassetlaw.

7.4 Bassetlaw Council recently commissioned a new retail study, the results of which focus upon the

main centres of Bassetlaw and Worksop. Whilst the study does identify some marginal need for new

convenience goods floor space in the two main settlements, it does not seek to quantify retail need

within the smaller centres. The study does, however, identify leakage of retail expenditure from the

study zone within which Harworth and Bircotes sits, to neighbourhing authorities, in particular

Doncaster.

7.5 There is no defined town centre boundary for Harworth and Bircotes, but bearing in mind the

relationship of the subject site to the existing facilities on Scrooby Road, including the new medical

centre and pharmacy, we would regard it as being within the town centre. Nevertheless, as there is

no defined boundary, we are aware that such inclusion might be challenged, with a view to the site

being categorised as edge-of-centre as defined within Table 2, Annex A of PPS6.

7.6 In these circumstances and to address any concerns, this section of the report sets out the

quantitative and qualitative need for the proposed retail development in accordance with PPS 6. It

considers projected convenience and comparison goods expenditure and turnover relating to the

catchment area of Harworth and Bircotes centre.

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Quantitative need

7.7 We have used the DTZ RECAP model to assist the assessment of quantitative capacity for new

retail floor space in the centre and tables derived from that model are set out in Appendix C of this

report.

The Recap Model

7.8 The RECAP Model is an empirical expenditure allocation model, which allocates available shopping

catchment area expenditure to town centres and other shopping destinations based on the results of

a household interview survey. It is also a growth allocation model, in that it calculates the capacity

for additional retail floor space principally from the growth in expenditure attracted to each shopping

destination, as a result of growth in population and per capita expenditure, and changes in market

shares of catchment expenditure attracted. It does not therefore rely on detailed and precise

information of existing shop floor space for its reliability. The RECAP Model is based on a method

which has been widely used and tested at many public inquiries and has been accepted by Planning

Inspectors and the Secretary of State.

7.9 The components which have fed into the development of the RECAP model are as follows:

Catchment area population

7.10 All values are in 2005 prices, which is the standard base year for MapInfo.

7.11 This assessment uses 2005 population and household counts and growth assumptions from the

Mapinfo Anysite report produced on 29 October 2008 for Harworth and Bircotes settlement. The

estimated catchment population at 2008 is 97,728, which is anticipated to grow to 101,939 by 2017.

RECAP table 1A sets out the population across all 6 zones within the catchment area. However, the

estimated population does not take into account the increase following the development at Harworth

Colliery of 1,096 houses phased over a period of approximately 8 years, which form part of the

current application. RECAP table 1B sets out the adjusted population, taking this development into

account, on a phased basis, resulting in an estimated 104,068 by 2017 (assuming a final phase of

development in 2018). All other tables are based on the adjusted population as detailed in Table

1B.

Forecasting years

7.12 The design year for the retail assessment is 2011. This allows time for the proposed retail

development of the site and to allow trading patterns for the development to be established.

7.13 We have prepared base year estimates of retail sales in Harworth centre as at 2008, as that was the

year in which the Household Interview Survey of shopping patterns was undertaken. For the future,

we have prepared forecasts for 2011, 2013, 2015 and 2017

Per capita expenditure

7.14 Table 2 of the RECAP Model shows the estimated expenditure per capita on convenience and

comparison goods by residents within the catchment area in 2005. Table 2 also indicates the

breakdown of the comparison goods figure into the eight different categories of comparison goods

expenditure covered by questions in the Household Interview Survey 2008.

7.15 The base figures for the year 2005 in Table 2 have been increased to allow for actual and expected

growth over the forecasting period to 2017. First, we applied the actual national average growth

Page | 41

2005 to 2007 indicated in MapInfo Brief 08/02; which for convenience goods was 3.45%, and for

comparison goods 11.74%. To take account of the current economic recession, we then assumed

that growth in per capita expenditure on convenience and comparison goods will be zero for the

years 2008 and 2009. Thereafter, we have assumed that trend-based growth will resume. For

convenience goods from 2010 to 2017 we have applied the MapInfo „best fit‟ trend rate of 1.1% per

annum. For comparison goods, we have applied the ultra long term trend rate of 3.9% per annum

for the period 2010 to 2026. The latter is slightly below the econometric forecast of 4.0% per annum

for the period 2006 to 2018 by Oxford Economic Forecasting set out in MapInfo Brief 08/2.

However, that forecast was prepared in late summer 2008, before the worst effects of the „credit

crunch‟ and the recent banking crisis became apparent, so is likely to be somewhat optimistic.

7.16 We consider that our assumption of two years of zero growth in per capita expenditure, followed by

a resumption of the ultra-long term trend based growth rate of 3.9% pa realistically takes account of

the recent collapse in growth of retail expenditure, and the medium term economic outlook (with its

likely restrictions on credit). It is significantly below the historically very high rates of growth of the

last few years, which are exceptional in relation to the trend – and which being substantially debt

financed, contributed to the current financial difficulties.

7.17 This view is reinforced by the latest forecasts by OE contained in the March 2009 “Retail Spending

Outlook”, which adopts a more pessimistic viewpoint. For convenience goods, our existing forecasts

for 2011 are virtually identical to those of OE and slightly higher thereafter. For comparison goods,

our existing forecasts are slightly below those of OE at 2011 and virtually identical thereafter. We

have therefore maintained our previous forecast rates which will be reviewed when the next

Information Brief is issued.

7.18 In deducting expenditure on special forms of trading (internet shopping, mail order, vending

machines, party plan, temporary markets etc), Table 2 also takes account of the latest forecasts by

Verdict Research in respect of on-line shopping. We have adjusted these forecasts to allow for the

fact that many sales via the internet are sourced from local stores and thus included in retail sales

rather than SFT, while for other retailers, they are sourced from warehouses or „picking centres‟ and

are therefore treated as SFT rather than retail sales.

7.19 Table 3 of the RECAP model sets out the total anticipated expenditure is total catchment area

expenditure by zone for convenience and comparison goods over the period 2008 to 2017. Table 4

indicates total catchment area expenditure by zone in 2008 on each of the 8 categories of

comparison goods.

7.20 Before carrying out any analysis of capacity based on survey results, two factors have to be

considered. Firstly, in most centres, the turnover of retail facilities does not all come from the

catchment area. Varying proportions will come from expenditure of those living outside that area

who find it convenient to shop in the centre because, for example, they work there or are frequent

visitors or pass through on their way home.

7.21 Secondly, in many retail studies, it is necessary to apply market share correction factors to correct

anomalies which occur as a result of respondents being asked to name just one location each for

where they do most of their main and top-up convenience shopping and where they do most of their

shopping for different types of comparison goods. We have found in surveys across the country that,

without such an adjustment, the expenditure undertaken in smaller stores and shops within the

catchment area is understated and if we did not apply these factors but just relied on the survey

responses, many of those shops and stores would be totally unviable which they clearly are not.

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7.22 While we believe it is reasonable to assume that the existing shops in Harworth and Bircotes derive

a small proportion of turnover from outside the catchment area, we have not made any upward

adjustment to reflect such expenditure in our baseline scenario (described below), particularly in

view of the fact that the study area is extensive for the facilities currently available in the centre.

7.23 Given our findings, described below, we have not found it necessary to apply any market correction

factor as far as convenience goods are concerned. However, we have done so in a very small way

in respect of comparison goods, despite the fact that there are relatively few such goods available in

the centre. From our inspections, people clearly buy goods on offer in Harworth and Bircotes such

as clothing, footwear, gifts, household goods, beauty products, flowers, greetings cards and

stationery. However, because the questions ask where they buy most of each type of goods, the

centre has not featured in many responses. There is also a tendency for respondents to forget the

comparison goods they buy regularly alongside their main or top-up food shopping. Thus we

believe that, if we adopted the survey responses with no adjustment, the market share achieved by

the centre would be understated, particularly as the survey also records that residents from each

zone do shop there on occasions. Rather than apply such a correction factor equally across the

survey area, we have adjusted expenditure within zone 1 on those items which clearly are selling

well in the centre and have made very slight adjustments in the other zones in respect of some

goods categories only, taking into account the fact that the centre appears to enjoy a greater level of

patronage from some zones than others (as detailed in Table 6 of Appendix C, explained in further

detail at 7.25).

Development Scenarios Assessed

7.24 We have assessed two scenarios for development:

Scenario 1 – the „baseline‟ scenario, which assumes constant market shares of available

expenditure attracted from the catchment area through the period to 2017 and no retail

development at Harworth Colliery (although it does reflect the additional expenditure generated

by the increased population as a result of the residential development at the Colliery)..

Scenario 2 – increases in market shares attracted by Harworth/Bircotes as a result of the

Colliery retail development. The assumptions in relation to population are the same as set out

above for scenario 1. The foodstore facility is assumed to be a 3,252 m² (35,000 sq ft) gross

store, 1,951m²/21,000 sq ft net, of which 1,560m²/16,800 sq. ft. represents net convenience

sales space with the potential to increase convenience market shares within Harworth and

Bircotes to 15% of available expenditure from zone 2, 10% from zone 3 (we assume only a

limited increase because of the new store to be developed in Bawtry), 5% from zone 4 and

10% each from zones 5 and 6 – catering primarily for those residents within those zones who

live closer to Harworth and Bircotes than to the centres where they are currently carrying out

their food shopping. Importantly, we have also assumed that a facility of this size would be

sufficiently attractive to increase market share within Harworth and Bircotes to 80%. We

believe these to be relatively conservative estimates (and possibly underestimates in zones 2

and 3), given the location of other convenience facilities currently patronised by residents of the

catchment area. As a consequence of this uplift in market shares attracted by the centre it is

likely that market shares in some stores and shops in the rest of the catchment area will

decrease slightly, but it is believed that most of the uplift will be as a result of the “clawback” of

expenditure currently leaking out of the catchment area. It is also likely that there will be some

diversion of trade from existing shops in the centre, but we do not anticipate this to be at an

Page | 43

unacceptable level and indeed most are likely to benefit from the increased footfall in the area.

The proposal assumes that there will be some 390m²/4,200 sq ft. net of comparison space

within the foodstore.

7.25 In Scenario 1, for Harworth and Bircotes, Tables 5 and 6 set out the pattern of market shares of

catchment area convenience and comparison goods expenditure respectively, and the weighted

averages of each, which are attracted from the catchment area to that destination, according to the

survey. The market shares in Table 7 are based on the weighted averages set out in Tables 5 for

convenience goods, and 6 for comparison goods but after we have made a small adjustment as

explained at 7.23 above. If we had not made this adjustment, nor dealt with the responses covering

the internet etc as described in 7.45 below, analysis would be based on the centre retaining around

8% of the comparison expenditure generated in zone 1, less than 0.5% of that generated in zones 3

and 5 and none at all from any other zone, and total comparison expenditure in the centre of less

than £2M. We do not find that credible, despite the relative lack of comparison goods on offer, as

items reported in the survey not being bought in the Centre are clearly on sale and residents in

every zone report shopping in the centre on occasions. With the minor adjustments, market shares

increase to around 10.5% of the expenditure in zone 1, 1% of that in zones 2, 3 and 5 and just

0.25% of that in zones 4 and 6.

7.26 Table 8 shows the expenditure attracted on each of the 8 comparison goods categories in 2008,

together with the resulting overall market shares of such expenditure currently attracted by the

centre. It is the product of Table 4 (catchment area expenditure by comparison goods product

group) and Table 6 (detailed market shares by comparison goods product group). Table 9 is the

product of Table 3 (catchment area expenditure forecasts) and Table 6. It indicates the

convenience and comparison goods expenditure attracted from each catchment zone by Harworth

and Bircotes at each date. Table 10 sets out the sales potential of the existing convenience floor

space at estimated and published company average levels.

7.27 We have obtained information on existing floor space from a range of sources, including Bassetlaw

District Council planning records and Valuation Office Assessment (VOA) records and have applied

convenience goods space allocation ratios derived from data published by Verdict Research

Limited.

Sales Densities

7.28 For the Co-op food store in the centre we have applied the estimated company average sales

density derived from information published by Verdict Research Limited. For the smaller outlets, we

have based densities on published information and our experience of average trading performance

in secondary locations.

7.29 Table 11 compares the expenditure attracted by the centre and thus sales with existing retail floor

space, the top line in this table being derived from the bottom line in Table 9. Whilst in larger

centres, we would reflect anticipated increased efficiency in comparison floor space, we do not

regard it appropriate to do so in this case, given the quality and size of comparison shops in

Harworth and Bircotes.

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7.30 The Tables in Scenario 2 are more straightforward. Table 12 indicates the revised pattern of market

shares of convenience and comparison goods expenditure likely to be attracted to the centre by the

development of a food store of sufficient size to be able to attract such expenditure, together with a

modest amount of new comparison floor space. Table 13 is the product of Table 3 and Table 12 and

indicates the revised amounts of expenditure likely to be attracted to the centre throughout the

period to 2017. Table 14 compares this with existing retail floor space to indicate the revised

capacity for new retail development in the centre.

7.31 Tables 15 and 16 are included for ease of reference and contain a summary of the baseline

Scenario 1 market shares and the anticipated Scenario 2 market shares likely to be achievable as a

result of the proposed development.

Convenience Floor space Requirements

7.32 Table 7.1 below indicates that, there is some £142m of convenience expenditure in the catchment

area at 2008 and that, ignoring the additional population created by the Colliery development, this is

forecast to increase to just over £155m by 2017. Table 7.2 includes the additional population and

indicates that convenience expenditure increases to nearly 158.4m by 2017.

Table 7.1– Catchment Area Expenditure – Convenience Goods

Year Population Expenditure per Head Available Expenditure

£m

2008 97,728 £1,455 £142.19m

2011 98,931 £1,472 £145.59m

2013 99,938 £1,488 £148.74m

2015 100,945 £1,505 £151.93m

2017 101,939 £1,522 £155.13m

Table 7.2– Catchment Area Expenditure – Convenience Goods


£m

2008 97,728 £1,455 £142.19m

2011 99,722 £1,472 £146.75m

2013 101,175 £1,488 £150.58m

2015 102,628 £1,505 £154.46m

2017 104,068 £1,522 £158.37m

N.B. Apparent errors in calculation in both the above tables are due to rounding of per capita

expenditure in this section of the report

7.33 The household survey indicates that the main food spend estimated by respondents is around 78%

of the total. There is a recognised tendency for respondents to over-estimate the proportion of

expenditure spent on main food trips and we have adjusted the findings to a more conventional

75%, the remaining 25% being allocated to top-up shopping.

7.34 Working on this basis and applying the responses of the Household Survey in respect of shopping

destinations, Table 7.3 demonstrates the current distribution of convenience expenditure generated

within the catchment area, in accordance with the Survey.

Page | 45

Table 7.3: Distribution of Convenience Expenditure 2008

%

Harworth/Bircotes 3.3

Other outlets within the catchment area 24.5

Out of area 55.8

Internet/Delivered 0.9

Don’t know/Varies 7.3

Don’t do a main/top-up shop 8.2

7.35 The survey indicates that over 26% of residents do not carry out any top-up shopping, suggesting

that they are able to satisfy all their needs in their main shopping visits, while just under 2% do not

carry out a main shop, buying what they need on a regular basis. Together with those who cannot

say where they usually carry out their shopping (indicating that they vary their habits, with no

particular stores being used more than others), this results in over £22M of expenditure – some

15.5% of the total initially unallocated to any destination. This is equivalent to the convenience

turnover of a medium to large food store.

7.36 The proportion of expenditure devoted to internet shopping has already been taken into account in

the reduction for special forms of trading. We have therefore adjusted the results to reflect that

reduction and re-allocated the expenditure covered by the “don‟t know/don‟t do” responses, in the

same proportions indicated by the responses within each zone, to produce an adjusted distribution

as demonstrated in Table 7.4:

Table 7.4: Adjusted Distribution of Convenience Expenditure 2007

%

Harworth/Bircotes 4

Other outlets within the catchment area 30

Out of area 66

7.37 The survey suggests that whilst, as could be expected, a proportion of the expenditure going out of

the catchment is devoted to towns within Bassetlaw – Worksop and Retford - a substantial

proportion (over 66% of the total) is going out of the district altogether, particularly to Doncaster, but

also to Rotherham and Sheffield.

7.38 In this case, the survey suggests that – if the entire turnover comes from the catchment area and if

the unallocated expenditure (referred to above) is not reallocated - the existing net convenience floor

space in Harworth and Bircotes is trading at £3,875 per sq.m. (£360 per sq.ft.) which is considerably

lower than we would expect having carried out several inspections of the centre. Once we have

added back the appropriate proportion of the unallocated expenditure, this figure increases to

£4,720 per sq. m. (£463 per sq.ft.) which is very close to the estimated average density we have

adopted in Table 10 of Appendix C.

7.39 With no increase in market shares, we forecast very little capacity for new convenience floor space –

assuming an average turnover figure for a new food store of £10,000 per m², just 43m² (463 sq ft)

net at 2011, increasing to 169 m² (1,820 sq. ft.) net by 2017. These are net convenience sales

space figures, but even after grossing them to include comparison sales, storage and ancillary

space, it can be seen that, if expenditure in the centre is not increased, there is virtually no capacity

for new food store development.

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7.40 With the potential increase in market shares we have forecast, as is demonstrated in Table 14 of

Appendix C, capacity increases to 1,644 m² (17,700 sq ft.) net at 2011, rising to (if no development

takes place) to 2,015m² (21,700 sq. ft.) net by 2017. Depending on a specific operator‟s net to gross

ratio, these figures are equivalent to gross internal space of around 3,350 m² (36,060 sq ft) at 2011

and 4,100 m² (44,130 sq ft) by 2017.

7.41 It must be borne in mind that company average density levels are what they say – the average rate

at which a retailer trades and they cover a wide range at which operators are happy to remain in

business. Also, the average density varies between retailers, with, for example, at 2005 prices

Tesco performing at around £13,720 per m², Sainsbury‟s at £9,515 and Co-ops at £4,155 – all in

terms of turnover on convenience goods.

7.42 Thus capacity figures are a guideline indicating levels of expenditure available for new floor space at

given market shares. The table below summarises that capacity on the basis of the modest increase

in market shares we have assumed and for a store with a convenience goods turnover, in 2005

prices, of £10,000 per m². Based on these calculations, it can be seen that there will be more than

enough capacity for the proposed foodstore (3,252m²) by 2011.

Table 7.5: Capacity for new food store floor space (m²)

Scenario 1 (Baseline) Scenario 2 (Colliery Development)

2008 2011 2013 2015 2017 2008 2011 2013 2015 2107

Net convenience

floor space

0 43 84 126 169 0 1,644 1,764 1,888 2,015

Net total retail floor

space

0 48 93

140 188 0 2,055 2,205 2,360 2,519

Gross internal floor

space

0 60 116 175 235 0 3,425 3,675 3,933 4,198

Notes: In Scenario1, as capacity would allow very small units only, it is assumed that only 20% of

gross floor space is devoted to storage and only 10% of net retail floor space to comparison goods

In Scenario 2, we have adopted the more traditional ratios expected with a store of this size (60% of

gross floor space being storage and 20% of net sales space being devoted to comparison goods)

Comparison Floor space Requirements

7.43 Table 7.6 below indicates that there is some £263m of comparison expenditure in the catchment

area at 2008 and that, ignoring the additional population created by the Colliery development, this is

forecast to increase to nearly £352m by 2017. Table 7.7 includes the additional population and

indicates that comparison expenditure increases to £359m by 2017.

Table 7.6 – Catchment Area Expenditure – Comparison Goods


£m

2008 97,728 £2,697 £263.59m

2011 98,931 £2,847 £281.65m

2013 99,938 £3,031 £302.96m

2015 100,945 £3,223 £325.40m

2017 101,939 £3,451 £351.83m

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Table 7.7 – Catchment Area Expenditure – Comparison Goods (with additional population)


£m

2008 97,728 £2,697 £263.59m

2011 99,722 £2,847 £283.90m

2013 101,175 £3,031 £306.71m

2015 102,628 £3,223 £330.82m

2017 104,068 £3,451 £359.17m

N.B. Apparent errors in calculation in both the above tables are due to rounding of per capita

expenditure in this section of the report

7.44 Table 7.8 demonstrates the current distribution of comparison expenditure generated within the

catchment area, according to the Survey responses.

Table 7.8: Distribution of Comparison Expenditure 2008

%



Out of catchment area 68.7

Internet/Mail Order 5.4

Don’t know/Varies 6.4

Don’t do specific types of comparison

shopping

10.8

7.45 We have analysed the Household Survey results, adjusting them to exclude those who tend to use

the Internet or Mail Order as this has been reflected in the reduction in expenditure per head for

Special Forms of Trading. We have also adjusted them to exclude those who do not buy particular

types of goods or do not know where they buy them. We have not sought to reallocate those monies

as comparison shopping tends to be more varied than convenience shopping (as the majority of

shoppers are relatively constant in their convenience shopping habits and tend to use stores close

to their homes or places of work). This provides an adjusted distribution of expenditure as set out in

the table over leaf below.

Table 7.9: Adjusted Distribution of Comparison Expenditure 2008

%



Out of catchment area

Of which is spent inside Bassetlaw

Of which is spent outside District

89.4

23.3

66.1

7.46 As can be seen, we have further analysed the expenditure going out of the catchment area, to

distinguish between that going to facilities in the Bassetlaw district and that going to other districts,

primarily to Doncaster, but also to Meadowhall, Rotherham and elsewhere. Of the 89.4% not being

spent within the catchment area, the survey suggests that 66.1% is going outside Bassetlaw.

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7.47 Having made those adjustments, the Survey results indicate that the distribution of market share of

each category of comparison goods is as demonstrated in Table 7.10 below.

Table 7.10 – Market Shares indicated by Survey

Category of Goods

Harworth/

Bircotes

Rest of

Catchment

Out of

Catchment

Bassetlaw

Out of

Catchment

Elsewhere

Clothing, Footwear and other fashion

goods

0.4 2.1 13.8 83.7

Furniture and floor coverings 0.5 5.7 23.8 70.0

Household textiles 0.1 1.8 19.9 78.3

Household Appliances 0.0 3.7 29.5 66.8

Audio-visual products 0.0 4.2 27.8 68.0

DIY, Hardware & Gardening Products 0.2 11.0 40.5 48.3

Chemists goods, beauty products 4.7 41.1 22.4 31.8

Other goods 0.0 5.3 23.5 71.2

7.48 At face value, this would give Harworth and Bircotes a turnover of around £2M at 2005 prices. Whilst

there is very little comparison floor space in the centre, we believe that the performance is better

than this. As mentioned earlier, anomalies can occur in surveys of this nature as a result of

respondents being asked to name just one location each for where they do most particular types of

shopping. The expenditure undertaken in smaller stores and shops within the catchment area tends

to be understated and we need to apply market correction factors rather than just rely on the survey

responses. Even when such factors are applied in this case, there is simply insufficient by way of a

comparison offer to improve the centre‟s market share by anything more than a marginal amount,

although it does produce a more realistic turnover of around £3M.

7.49 Theoretically, there is almost unlimited capacity for new retail development, when considering the

fact that nearly £174M of the comparison expenditure generated within the survey area is currently

leaking out to areas beyond Bassetlaw. However, it would not be realistic to assume that Harworth

and Bircotes will ever be capable of competing with major centres such as Doncaster for higher

order comparison purchases and be able to “clawback” most of that expenditure.

7.50 The new food store is likely to attract a significant number of shoppers currently going elsewhere to

carry out their convenience shopping in Harworth and Bircotes. Whilst undertaking their main

shopping trip, many shoppers buy comparison goods both from the food store and from other shops

nearby. Thus it is quite reasonable to anticipate that the Centre has the capacity to increase its

market share significantly, if new space is provided capable of meeting the requirements of new

retailers. Within zone 1 alone, of the £21M comparison expenditure generated, over £18M is spent

outside the catchment area and £14M of that sum is spent outside the District altogether.

7.51 We have therefore assumed that, provided the goods are available, the increased customer base

arising from the food store will have the effect of increasing comparison market shares modestly by

4% to 15% within the very local zone 1 and by just 1% in each of the other zones. As can be seen

from Table 14 in Appendix C and Table 7.11 overleaf, such an increase provides capacity for

additional comparison floor space of 1,010 m² (10,870 sq ft) net at 2011 rising to 1,630 m² (17,545

sq. ft.) net by 2017.

Page | 49

Table 7.11: Capacity for new comparison floor space (m²)

Scenario 1 (Baseline) Scenario 2 (Colliery Development)

2008 2011 2013 2015 2017 2008 2011 2013 2015 2107

Net comparison

floor space

0 119 215 327 461 0 1,010 1,197 1,397 1,630

Gross floor

space

0 159 287 436 615 0 1,347 1,596 1,863 2,173

Note: We have adopted the traditional net to gross ratio of 75% for new space

7.52 Thus, whilst in theory, there is capacity for well in excess of 5,000m², we do not believe sufficient

demand would be forthcoming from retailers to invest in this amount of space even when the market

is healthy, which means that we do not foresee market shares increasing in the short to medium

term to a level which would justify that capacity. The current proposal includes the comparison

space to be provided within the food store (391 m²/4,200 sq. ft.) which is capable of providing a

wider range of goods than is currently available in the centre and satisfying more of the everyday

needs of the community the improved centre will serve. There is clearly an opportunity for other

sites to be brought forward within the centre capable of attracting retailers currently not represented

in Harworth and Bircotes – for example, those sites we have considered in the following section

when applying the sequential test to this proposal. Over time, it is entirely possible that the centre

will grow in popularity, generating greater demand for floorspace and an ability to achieve greater

market shares of available expenditure.

Demand from operators

7.53 We have contacted a range of retailers to ascertain the level of potential interest in locating a new

food store in this location. In the current market, operators are reluctant to make any commitments

in relation to future schemes around which there is no certainty of timescale and as such interest

has been limited to date, although two major store operators have asked to be kept informed of any

progress and any firm proposals. Whilst we have not spoken to the Co-op, given the lack of space

within the existing store, it is entirely possible that it may wish to consider relocating to this site.

7.54 In terms of comparison goods, there is no known demand, although this is not unexpected in

locations such as Harworth where there are few existing facilities. In our experience, the

introduction of a major attractor such as a food store will encourage other retailers to consider

locating nearby and on this basis we consider that once market conditions improve, interest may

well be forthcoming. Thus, the food store provides an opportunity to bring about real changes in

Harworth and Bircotes to enable it to fulfil the role of a district centre serving the north of Bassetlaw.

Qualitative need

7.55 As highlighted earlier within this report, the Preferred Option for the LDF Spatial Strategy contained

within the Core Strategy Issues and Options paper, is to concentrate development in the Major

Development Centres of Worksop, Retford and the Secondary Centre of Harworth/Bircotes,

recognising the role that Harworth/Bircotes plays in the north of the district. This proposal is

supported by the findings of the 2004 district wide retail study, which identified the potential to

provide further retail facilities within the Harworth and Bircotes area to accommodate any future

population growth from new housing development. The report stated that a site for a new retail

development should be allocated, so that Harworth and Bircotes can develop as a district centre

serving a wider area in the north of Bassetlaw. Our capacity modelling exercise above has identified

Page | 50

need for a new development to serve the expanded settlement and its surrounding catchment area.

7.56 Paragraph 3.11 of PPS 6 requires local planning authorities to consider whether there are other

qualitative considerations that might provide additional justification for the need for proposed

developments. In particular, it is important to demonstrate how the proposed new development will

help to achieve an appropriate distribution of locations throughout the Borough, allowing genuine

choice to meet the needs of the whole community, particularly the needs of those living in deprived

areas.

7.57 The results of the household survey show that, a large proportion of respondents within zone 1

(Harworth and Bircotes settlement) travel to Retford or Doncaster to do their main food shopping.

Retford and Doncaster are 16.1 km (10 miles) and 17.6 km (10.9 miles) from Harworth and Bircotes

centre, with Retford sitting just outside the 20minute drive time and Doncaster sitting just on the 20

minute drive time. 88% of Zone 1 respondents stated that they travelled to do their main food shop

by car, with only 5% stating that they used public transport to make the journey. A large proportion

of respondents (93%) were also travelling from home to do their main food shopping, indicating that

trips are not linked to other daily travel, such as driving to work. In zone 2, nearly 60% travel to

Doncaster for their main convenience shopping, as do 50% in zone 3 – although the proposed new

store in Bawtry, if developed, should be capable of clawing back some of that expenditure.

7.58 The survey results and our inspections demonstrate that the convenience offer in Harworth and

Bircotes fails to provide the full range of goods and value demanded by shoppers and the

community is currently very poorly served in terms of the availability of comparison goods in the

centre. Residents are travelling widely to purchase these goods and whilst it would not be realistic to

assume that the centre could ever compete directly in the comparison sector with the major towns

and cities circling the survey area, Harworth and Bircotes should be providing its residents with the

opportunity to satisfy their everyday needs.

7.59 These survey findings suggest that neither the convenience nor the comparison shopping needs of

residents within Harworth and Bircotes and the surrounding area are currently being fully met by the

existing facilities within the centre. Most people undertake their main convenience shop at the

nearest large store to where they live or work. The high proportion of residents travelling by car for

20 minutes and more to do their food shopping demonstrates the shortcomings in the convenience

offer in the centre and is not in alignment with the principles of developing sustainable communities.

By providing a greater range of shopping facilities within Harworth and Bircotes it will be possible to

reduce the number and length of journeys undertaken by motor car. It is also likely that existing

services and facilities within the centre would improve, provided local retailers take advantage of the

increased footfall and enhance their offer, as several residents have indicated that they also shop for

other non food goods when undertaking their main food shopping at present.

7.60 The vacant units available within the centre are not suitable in terms of size or layout to satisfy the

requirements of modern retailers. By improving the range of goods available within Harworth it will

be possible to improve the overall vitality and viability of the centre and further „clawback‟

expenditure which is currently leaking to other towns, as facilities within Harworth and Bircotes

improve. This increase in trade will be achievable with the provision of a new food store of sufficient

size to carry the full range of goods demanded by today‟s shopper and although a store of 3,252 m²

(35,000 sq ft) gross will also draw from a slightly wider catchment area than zone 1, it is expected to

impact only marginally upon surrounding settlements. The issue of impact assessment is dealt with

more thoroughly within section 9.

Page | 51

7.61 The development of the food store could act as a catalyst in attracting demand for development on

other sites (for example those referred to in the following section) and provide the opportunity for

retailers currently unrepresented in the centre to invest in Harworth and Bircotes and serve its

catchment population better.

7.62 The proposed development would also help to improve the layout of the existing centre, which is

currently unbalanced in terms of the location of anchor stores. By positioning a new food store at

the Bircotes end of Harworth, a dumbbell effect would be created, with the existing Co-op at the

opposite end of the town. Even if the Co-op decided to upgrade to the larger new store, its existing

premises could possibly accommodate one of the discount supermarket operators. The recently

developed medical centre and pharmacy are located on the southern side of Scrooby Road, close to

the application site. The development of land on the southern side of Scrooby Road for retail and

other facilities will strengthen usage of the southern side of Scrooby Road, integrating the medical

facility more successfully within a more balanced centre in terms of function and physical format.

7.63 Finally, in addition to the local job opportunities created by the employment development forming

part of this proposal, the food store itself will create several permanent jobs, many of which will be

part-time – particularly important for mothers of small children.

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8.0 Sequential test

8.1 PPS6 requires that the sequential approach to site selection should be applied to all development

proposals for sites that are not in an existing centre, nor allocated within an up-to-date development

plan document. Whilst the emerging policy seeks to increase the status of Harworth Centre to a

Secondary Centre beneath the two larger town centres of Retford and Worksop, the centre is not

currently recognised as such within existing adopted policy and the site is not allocated within an up-

to-date development plan and accordingly a sequential test of sites is necessary.

8.2 PPS6 clearly states that the overall strategy within the development plan, the nature and scale of the

development and the catchment area that the development seeks to serve, will determine the

relevant centres in which to search for sites. For the purpose of the proposed site, we consider it

necessary to search for alternative sites within the settlement of Harworth/Bircotes itself only, as a

result of the nature and purpose of the proposed development which is intended to serve a distinct

area within which need has been defined, surrounding the settlement of Harworth and Bircotes and

taking account of proposed population growth within the centre itself.

8.3 The order within which sites should be assessed is set out within PPS6 as follows:

First, locations in an appropriate existing centre where suitable existing sites or buildings for

conversion are, or are likely to become, available within the development plan document

period, taking account of an appropriate scale of development in relation to the role and

function of the centre; and then

Edge-of-centre locations, with preference given to sites that are or will be well-connected to

the centre; and then

Out-of-centre sites, with preference given to sites which are or will be well served by a

choice of means of transport and which are close to the centre and have a high likelihood of

forming links with the centre.

8.4 We have been able to identify 3 potential development sites within existing centre and edge-of-

centre sites in Harworth and Bircotes, as illustrated within the table below and on the plan overleaf.

In line with PPS6, each site has been assessed in terms of its availability, viability and suitability.

Site Site description location current use

Approximate size M² available viable suitable

1

Land south of Scrooby road 1

Adjacent to new housing development

Open space/ one existing misc unit/ electricity generation equipment 14,160

Only partly Unlikely No

2 Land south of Scooby road 2

Adjacent to new medical centre Open space 12,790 Yes Possible No

3

Land north of Scooby Road

Opposite new medical centre

Front of site: existing shop units/rear of site open space 10,500 No Unlikely No

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Figure 8.1 sequential Sites

8.5 Site 1 refers to an site comprised of land to the south of Scrooby Road, believed to be in Council

ownership. The site currently houses a prefabricated unit and a sizeable area of electricity

generation equipment. The remainder of the site is grassed informal open space. As such, we have

assessed this site to be only partly available. In terms of viability, we would anticipate that removal

of electricity generation equipment would be costly to undertake and as such may impact upon the

viability of redevelopment including that portion of land. The site is not large enough to

accommodate the food store and sufficient car parking. Finally, in terms of the suitability of the site,

it is located opposite the existing Co-op food store. We do not consider that development in this

location would be suitable, in terms of the functioning of the centre.

8.6 Site 2 refers to a site comprised of land south of Scrooby road, adjacent to the recently built medical

centre, also believed to be in the ownership of the Council. The site is currently a grassed area of

informal open space. Our on-site survey suggests that this site is available, although the site size is

not large enough to accommodate the development proposed for which need has been identified,

and as such we do not find this site to be suitable or viable.

8.7 Site 3 refers to land within the existing centre, to the north of Scrooby Road, located to the rear of

existing shop units. The site is currently vacant, although existing shop units at the front of the site

would need to be acquired and demolished in order to allow street frontage for the development.

The site is not large enough to accommodate the development proposed for which need has been

identified, and as such we do not find this site to be suitable or viable.

8.8 The subject site is located directly opposite existing shops. It is available and provides adequate

space to accommodate a food store of the size for which need has been identified. As such we

judge the subject site to be available, suitable and viable.

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9.0 Potential Implications for Centres

9.1 PPS 6 requires that an assessment of the potential impacts of this development upon the vitality and

viability of existing centres within the proposed catchment area of the proposed development is

undertaken.

PPS6 Impact Assessment Criteria

9.2 Paragraph 3.22 of PPS6 sets out the criteria by which the potential impact of a development upon

the centre or centres likely to be affected should be assessed. We have addressed each of the

seven criteria below, as follows:

Spatial Strategy and Hierarchy of centres

9.3 As identified earlier within this report, whilst the existing development plan strategy for Bassetlaw,

which is set out within the East Midlands RSS and Bassetlaw Local Plan, does not specifically

recognise Harworth and Bircotes Centre within the settlement Hierarchy , the emerging LDF Spatial

Strategy contained within the Core Strategy Issues and Options paper, is to concentrate

development in the Major Development Centres of Worksop, Retford and the Secondary Centre of

Harworth/Bircotes, recognising the role that Harworth/Bircotes plays in the north of the district. As

such we consider that the proposed development accords with the spatial planning strategy for the

area, and would allow Harworth and Bircotes to perform better the role of a Secondary Centre as

envisaged.

Public and private sector investment

9.4 We have undertaken a retail review of each of the existing centres within the proposed development

catchment, which suggests that they are all performing at an acceptable level for the role they each

perform, and some (for example, Bawtry in terms of comparison goods) appear to be performing

particularly well. In our view, the impact of the proposed development will not undermine any

committed or planned public or private sector investment within those existing centres. In particular,

the viability of the proposed food store in Bawtry, which has planning permission, is not likely to be

endangered by this development. On the other hand, as far as Harworth and Bircotes itself is

concerned, the retail proposal is an important element of the planning application, aimed at

optimising the possibility of the successful private sector investment necessary to enhance the

vitality and viability of the centre.

Impact on Trade and Turnover

9.5 We have considered the likely impact of the proposed development on the trade/turnover and on the

vitality and viability of existing centres within the catchment area of the proposed development.

9.6 As far as the proposed comparison floor space is concerned, the proposal is very modest, being

confined to the comparison sales area of the food store and expected to address some of the gaps

in the Centre‟s retail offer and its effect is unlikely to be noticeable as far as the other centres within

the catchment area are concerned. The major towns and cities outside the area capture the lion‟s

share of comparison expenditure, they all have catchment areas extending well beyond our survey

area and their sustainability is not likely to be affected by the presence of a few new units in


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9.7 The development of the new food store is likely to alter shopping patterns, particularly within zone 1

and to a much lesser extent within the other zones. The survey indicates that, of the total catchment

convenience expenditure (2008) of over £142M, more than £92M is currently spent outside the

catchment area and of that sum, over £54M is being spent in the large centres (particularly

Doncaster) outside the District.

9.8 The proposed food store is likely to have a convenience turnover of around £16M (depending on

operator, it could be lower) which we estimate will be generated unevenly between the survey zones

as set out in the table below.

Total forecast

convenience

expenditure 2011

(£000)

Total anticipated to be

spent in new store at

Harworth Colliery

(£000)

Zone 1 12,693 6,000

Zone 2 30,193 4,000

Zone 3 12,131 750

Zone 4 60,154 2,500

Zone 5 7,184 500

Zone 6 24,398 2,250

Out of area N/A N/A

£16,000,000

9.9 This estimate is based on the population in each zone who live nearer to Harworth and Bircotes than

to the centre they patronise now, taking into account the proposed new store in Bawtry. Clearly, in

order to attract expenditure away from other stores, it will be necessary to provide one large enough

to carry the full range of products necessary to satisfy main shopping demands and provide a wider

range and better value for money than is currently available in the Centre.

9.10 Whilst we believe that there will be a small diversion of trade from the Co-Op to the new store – if it

is not the Co-Op which operates the store - we do not anticipate it will be very much as the majority

of trade at the Co-Op appears to be top-up shopping, which is likely to be maintained, given the

ease of getting around a smaller quieter store when not carrying out a main shop and given the fact

that the Co-Op will benefit from a certain amount of customer loyalty.

9.11 Indeed, if the Co-Op differentiates itself sufficiently from the new store as many other Co-ops do, it is

likely to benefit from the influx of shoppers in town and may even improve its turnover. In our view,

the few other convenience shops in the centre are unlikely to be affected to any great extent by the

new store and will continue to be viable – potentially also benefiting from the Colliery development.

9.12 We anticipate that the majority of expenditure devoted to the new store from zone 2 will be diverted

from Doncaster, which currently captures over 58% of the main shopping expenditure generated

within the zone. Rossington appears to serve a more localised community and we do not believe

that it will be affected by the Colliery proposal.

9.13 Whilst the aspiration of the Council is to see the development of Harworth and Bircotes into a District

Centre for the north of Bassetlaw and whilst we believe that the proposed Colliery development

provides a real opportunity for this to happen, we feel that limited additional expenditure will flow into

the Centre from zone 3 once the new Bawtry store is developed, unless that store is regarded as too

expensive, in which case the new Harworth store could benefit to a greater extent. As we do not

know which operator will take the Bawtry store, if developed, we have adopted a conservative

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approach and assumed that the market share of zone 3 expenditure will rise to just 10%. We do not

believe the new store will have any impact on existing convenience stores and shops in Bawtry itself

and assume that one of the reasons for a new store in Bawtry is that currently over 84% of zone 3

residents undertake their main food shopping outside the catchment area.

9.14 Given the shopping patterns indicated by the survey and the facilities available in the centres of the

catchment area, we do not anticipate any unacceptable effect on any of them following the

development of the store at Harworth Colliery. We believe that a substantial amount of expenditure

– possibly as much as 70% of the turnover of the new store will be diverted from stores in

Doncaster. Most of the remaining turnover will be diverted from stores around Worksop and, to a

much lesser extent, Retford, both of which are well able to sustain such a relatively small impact.

Summary

9.15 Thus the retail development as proposed is not likely to lead to any decline in the surrounding

centres, the smaller of which tend to perform a very local role only and will continue to do so. The

larger centres are sufficiently robust to withstand any competition from Harworth and Bircotes, or as

in Bawtry and Tickhill, will continue to attract those seeking a more “up-market” offer, even in the

current economic climate. The development is unlikely to lead to a decline in any of the indicators of

vitality and viability relating to these centres. It is, however, likely to enhance the vitality, viability and

sustainability of Harworth and Bircotes itself.

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10.0 Scale of Development

10.1 PPS6 states that uses which attract a large number of people should be located within centres that

reflect the scale and catchment of the development proposed. In order to determine the scale of

development that is appropriate within any location it is necessary to consider the need that has

been identified. In the case of Harworth and Bircotes it has been shown that there is both

quantitative and qualitative need for the development proposed.

10.2 The proposed development will help to increase the role of Harworth and Bircotes in serving the

northern area of Bassetlaw District by providing a greater range of shopping choice for existing and

future residents of the area.

10.3 Our analysis has suggested that the existing centre is not functioning successfully, in that it is not

adequately serving the residents of Harworth and Bircotes nor those in the immediately surrounding

area who have no better facilities nearby. Proposals within emerging policy to elevate the centre‟s

status within the local retail hierarchy would see Harworth and Bircotes performing a more

significant role within the district in future and in order to do this the centre will need to function more

effectively as a vibrant retail centre. The development of a significant number of new homes on the

former colliery site, along with additional employment generators, will increase the requirement for

the retail centre to play a greater role within the local retail hierarchy.

10.4 Our analysis of existing shopping trends has shown that a large proportion of residents currently

travel 20 minutes or more to larger supermarkets within locations such as Doncaster and Retford to

undertake shopping for convenience goods. In order to retain this spend within Harworth and

Bircotes, we consider that it is necessary to provide a store of sufficient size to carry the range of

products capable of satisfying the main food shopping requirements of the modern shopper.

Development of another small scale store would not have the required „market pull‟ to retain local

spending within the centre. A larger store will provide a greater range of choice for existing residents

and will increase the overall level of expenditure captured within Harworth and Bircotes. The

presence of a major attractor such as this within the centre will increase levels of footfall within the

centre as a whole.

10.5 To perform, in effect, as a district centre serving the north of Bassetlaw, Harworth and Bircotes

needs to provide, not just a choice of convenience shopping, but also an adequate range of

comparison goods and other retail services. There is currently very little comparison provision and

residents are travelling elsewhere in great numbers for virtually everything except pharmaceutical

products. The food store will contain ancillary comparison goods space, capable of satisfying more

of the everyday needs of the community. There is an opportunity for other sites to come forward to

provide a modest range of modern units, capable of attracting new retailers into the centre. Such a

development will, together with the food store, be capable of providing the critical mass necessary to

elevate the centre from its current disjointed and disappointing state to one equipped adequately to

perform as a district centre.

10.6 We consider that the proposed development is of an appropriate scale, taking into account the role

which the centre should be performing, serving primarily the northern area of Bassetlaw District.

The creation of a retail anchor at the eastern end of the centre, providing a dumbbell effect with the

Co-op at the western end will encourage activity throughout the retail area of Harworth and Bircotes.

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11.0 Conclusion

11.1 This retail assessment has been undertaken to accompany a planning application proposing

residential led mixed use development, incorporating a new supermarket at Harworth Colliery. It

has fully considered the proposed development against national policy and relevant development

plan policy.

11.2 We have demonstrated that the retail element of the proposal does not conflict with relevant

planning policy. Indeed, as part of the wider proposals for the Colliery development, it provides a

real opportunity for the achievement of the Council‟s aspiration for Harworth and Bircotes to perform

the role of a District Centre, serving the north of Bassetlaw.

11.3 The modest increase in market shares forecast is unlikely to put at risk the vitality, viability or

sustainability of any other centre within the catchment area, nor that of existing businesses in


11.4 We have demonstrated a need for the development, both in quantitative and qualitative terms and

believe that, together with the surrounding proposed residential and employment development, it will

enhance the vitality and viability of Harworth and Bircotes and improve its sustainability.

11.5 The centre currently fails to serve more than some of the day to day retail needs of a very limited

local catchment population. A substantial amount of expenditure is leaking out of the area,

particularly to Doncaster, increasing car journeys unnecessarily and not supporting the local

economy.

11.6 This proposal is likely to act as a catalyst for further growth within Harworth and Bircotes, attracting

further investment and helping to create the “sea change” needed to deliver the vision for the

economic growth of the centre.

11.7 In our opinion, this is a soundly based proposal, which should be granted permission.

Appendix A Catchment Area Map

Appendix B Survey Questionnaire

Job No. 201108

HARWORTH SHOPPING SURVEY

Good morning / afternoon / evening, I am …… from NEMS market research, an independent market research company, and we are conducting a short survey in your area about shopping. Do you have time to answer some questions? It will take about 5 minutes

QA Are you the person who does most of the shopping in the household?

1 Yes

2 No

IF „YES‟ – CONTINUE INTERVIEW.

IF „NO‟ – ASK - COULD I SPEAK TO THE PERSON WHO IS RESPONSIBLE FOR MOST OF THE SHOPPING

Q01 Leaving aside food shopping, which location would you regard as your household’s main shopping centre?

ONE ANSWER ONLY

1 Harworth/Bircotes

2 Carlton In Lindrick

3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Other (PLEASE WRITE IN)

E (Don't know)

Q02 Where do you usually go for your household’s main food shopping?

ONE ANSWER ONLY. DO NOT READ OUT.

1 Co-op (Harworth) Go to Q05 2 Heron Frozen Food (Harworth/Bircotes) Go to Q03 3 Co-op (Langold) Go to Q03 4 Co-op (Bawtry) Go to Q03 5 Costcutter (Bawtry) Go to Q03 6 Spar (Bawtry) Go to Q03 7 Tesco (Doncaster) Go to Q03 8 Tesco (Dinnington) Go to Q03 9 Tesco (Worksop) Go to Q03 A Tesco (Rotherham) Go to Q03 B Asda (Doncaster) Go to Q03

C Asda (Retford) Go to Q03 D Asda (Rotherham) Go to Q03 E Sainsbury (Doncaster) Go to Q03 F Sainsbury (Doncaster Thorne Road) Go to Q03 G Sainsburys (Worksop) Go to Q03 H Morrisons Rotherham) Go to Q03 I Morrisons (Doncaster) Go to Q03 J Morrisons (Retford) Go to Q03 K Internet / delivered Go to Q03 L Other (PLEASE WRITE IN) Go to Q03 M (Don't know/Varies) Go to Q04 N (Don‟t do main food shopping) Go to Q04

Q03 Why do you not carry out your main food shopping at the Co-Op in Harworth?

CAN BE MULTI-CODED - DO NOT READ OUT

1 Lack of choice of goods

2 Doesn't sell everything I need

3 Too expensive

4 Too small

5 Prefer to shop in another town/city

6 Shop near/on the way to work in another town/city

7 Prefer another supermarket operator to Co-op

8 Go to a larger town/city where there is a range of other shops too

9 Other (PLEASE WRITE IN)

A (Don't know)

Q04 Are there any supermarkets which would encourage you to carry out your main food shopping if it opened in Harworth/Bircotes and if so, which?

CAN BE MULTI-CODED - DO NOT READ OUT

1 Tesco

2 Sainsbury

3 Asda

4 Wm Morrisons

5 Somerfield

6 Lidl

7 Aldi

8 Iceland

9 Netto

B Costcutter

C Waitrose

D Other (PLEASE WRITE IN)

E None

Q05 Apart from (STORE MENTIONED AT Q02), are they any other stores that you regularly use for your main food shop?

DO NOT PROMPT. ONE ANSWER ONLY

1 Co-op (Harworth)

2 Heron Frozen Food (Harworth/Bircotes)

3 Co-op (Langold)

4 Co-op (Bawtry)

5 Costcutter (Bawtry)

6 Spar (Bawtry)

7 Tesco (Doncaster)

8 Tesco (Dinnington)

9 Tesco (Worksop)

A Tesco (Rotherham)

B Asda (Doncaster)

C Asda (Retford)

D Asda (Rotherham)

E Sainsbury (Doncaster)

F Sainsbury (Doncaster Thorne Road)

G Sainsburys (Worksop)

H Morrisons Rotherham)

I Morrisons (Doncaster)

J Morrisons (Retford)

K Internet / delivered

L Other (PLEASE WRITE IN)

M (Nowhere else)

Q06 When carrying out your main food shopping, how do you travel

1 Car / van (as driver)

2 Car / van (as passenger)

3 Walk

4 Bus

5 Taxi

6 Cycle

7 Train

8 Motorcycle

9 Other (PLEASE WRITE IN)

A (Don't know)

Q07 Where are you normally travelling from when you carry out your main food shopping

1 Home

2 Work

2 Shopping in Doncaster

4 Leisure activities in Doncaster

5 Shopping in Rotherham

6 Leisure activities in Rotherham

7 Shopping in Worksop

8 Leisure activities in Worksop

9 Shopping in Retford

A Leisure activities in Retford

B Shopping in Meadowhall

C Leisure activities in Meadowhall

D College

E Other (PLEASE WRITE IN)

Q08 When carrying out your main food shopping, do you carry out any of the following activities at the same time within the same town/village?

READ OUT, CAN BE MULTI-CODED

1 Other food shopping

2 Non-food shopping

3 Financial services (bank, post office etc)

4 Eating out / pub / social

5 Other leisure

6 Other facilities (PLEASE WRITE IN)

7 (None)

8 (Don't know)

Q09 About how much a week would you say you spend on your main food shopping trip?

1 Amount to nearest pound (PLEASE WRITE IN)

2 (Don't know)

3 (Refused)

Q10 Where do you mostly do any top-up food shopping (i.e. Between main food shopping trips)?

ONE ANSWER ONLY

1 Co-op (Harworth)

2 Heron Frozen Food (Harworth/Bircotes)

3 One Stop, Droversdale Road (Harworth/Bircotes)

4 Essex Road Store (Harworth/Bircotes)

5 Local shops, Harworth & Bircotes

6 Co-op (Langold)

7 Co-op (Bawtry)

8 Costcutter (Bawtry)

9 Spar (Bawtry)

A Tesco (Doncaster)

B Tesco (Dinnington)

C Tesco (Worksop)

D Tesco (Rotherham)

E Asda (Doncaster)

F Asda (Retford)

G Asda (Rotherham)

H Sainsbury (Doncaster)

I Sainsbury (Doncaster Thorne Road)

J Sainsburys (Worksop)

K Morrisons Rotherham)

L Morrisons (Doncaster)

M Morrisons (Retford)

N Local shops elsewhere

O Internet / delivered

P Other (PLEASE WRITE IN)

Q (Don't know/Varies)

R (Don't do top up food shopping) Go to Q12

Q11 About how much a week would you say you spend on your top-up shopping?

DO NOT READ OUT. ONE ANSWER ONLY

1 Amount to nearest pound (PLEASE WRITE IN)

2 (Don't know)

3 (Refused)

Q12 Where do you do most of your household's shopping for clothing, footwear or other fashion goods?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall


F Internet/mail order/catalogue

G (Don't know)

H (Don't do this type of shopping)

Q13 Where do you do most of your household's shopping for furniture, carpets or other floor coverings?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q14 Where do you do most of your household's shopping for household textiles and soft furnishings, including bedding?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q15 Where do you do most of your household's shopping for household appliances such as fridges, cookers, washing machines, vacuum cleaners, kettles or hair dryers?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q16 Where do you do most of your household's shopping for audio-visual equipment such as radios, TVs, DVD players, HiFi, telephones, photographic goods and computer products?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q17 Where do you do most of your household's shopping for hardware, DIY goods, decorating supplies and garden products?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q18 Where do you do most of your household's shopping for chemists and medical goods, cosmetics and other beauty products?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q19 Where do you do most of your household's shopping for other items such as books, jewellery, watches, china, glassware and kitchen utensils, recreational and luxury goods?

ONE ANSWER ONLY

1 Harworth/Bircotes


3 Langold

4 Bawtry

5 Tickhill

6 Worksop

7 Retford

8 Doncaster

9 Rotherham

A Maltby

B Gainsborough

C Dinnington

D Meadowhall



G (Don't know)


Q20 How often do you visit Harworth/Bircotes centre for shopping on average?

1 Everyday / 6 or 7 days a week

2 4 or 5 times a week


4 Once a week

5 Once a fortnight

6 Once a month

7 Less frequently

8 Never GO TO Q22

9 (Don't know) GO TO Q22

Q21 How often do you use the co-op in Harworth?

1 Everyday / 6 or 7 days a week



4 Once a week

5 Once a fortnight

6 Once a month

7 Less frequently

8 Never

9 (Don't know)

Q22 Other than shopping, what else do people in your household use Harworth/Bircotes Centre for?

CAN BE MULTI CODED. DO NOT READ OUT

1 Banks / building societies

2 Browsing

3 Eating out

4 Library

5 Post Office

6 Pubs

7 Sports clubs

8 Work

9 Meeting friends

A Other (PLEASE WRITE IN)

B (Don't visit Harworth/Bircotes Centre)

C (None mentioned)

D (Don't know)

Q23 What type of shops would make you use Harworth/Bircotes more often for shopping purposes if they were to open in the centre?

DO NOT READ OUT, CAN BE MULTI-CODED

1 Ladies fashions

2 Children‟s Wear

3 Sports shop

4 Baker

5 Grocer

6 Greengrocer

7 Butcher

8 Hardware

9 Kitchen/Homeware

A Florist

B Bookshop

C Cafe/restaurant

D Bookmaker

E other supermarkets

F Other (PLEASE WRITE IN)

G (Don't know)

H None

Q24 What do you particularly like about Harworth/Bircotes?

CAN BE MULTICODED. DO NOT READ OUT

1 Nothing

2 Close to home

3 Good choice of food shops

4 Good choice of non food shops

5 Shops all close together

6 Attractive / pleasant environment

7 Cleanliness of the centre

8 Good quality shops

9 availability of toilets

A Low prices

B Good choice of pubs / restaurants / eating places

C Easy to park

D Convenient parking

E Architecture/heritage

F Good road access

G Feels safe / personal security

H Easy to get around

I Good bus service to centre

J Not too busy or crowded

K Good leisure / sports facilities

L Clean / litter-free

M Good facilities (e.g. seating, toilets)

N Close to work

O Close to the health centre

P Everything

Q Other (PLEASE WRITE IN)

R (None mentioned)

S (Don't know)

Q25 What do you particularly dislike about Harworth/Bircotes?

CAN BE MULTICODED. DO NOT READ OUT

1 Nothing

2 Traffic congestion

3 Difficult to cross roads

4 Not enough choice of food shops

5 Not enough choice of other shops

6 Poor quality shops

7 Charity shops

8 Prices too high

9 Too few pubs / restaurants / eating places

A Lack of parking

B Too busy / crowded

C Unattractive environment

D Poor facilities (e.g. seating, toilets)

E Poor sign posting

F Poor accessibility / difficult to get to

G Too far from home

H Poor bus services

I No covered areas / weather protection

J Lack of safety / personal security / hooligans

K Streets dirty / litter

L Other (PLEASE WRITE IN)

M (None mentioned)

N (Don't know)

SEX Sex of respondent.

1 Male

2 Female

AGE Could I ask, how old are you?

1 18 – 24 years

2 25 – 34 years

3 35 – 44 years

4 45 – 54 years

5 55 – 64 years

6 65+ years

7 (Refused)

HLD How many people are there in your house including yourself?

1 Just myself

2 Two people including myself

3 Three people including myself

4 Four people including myself

5 Five or more

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

(IF RETIRED, ASK FOR PREVIOUS OCCUPATION)

1 Occupation (PLEASE WRITE IN)

2 Basic State Pension ONLY

3 (Refused)

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

1 None

2 One

3 Two

4 Three or more

5 (Refused)

Thank & Close

Appendix C

Retail Capacity Tables

Table: 9

FORECAST RETAIL SALES

Scenario: 1 Location: Harworth and Bircotes Centre

Catchment

zone CONVENIENCE GOODS COMPARISON GOODS

2008 2011 2013 2015 2017 2008 2011 2013 2015 2017

(£000) (£000) (£000) £0 (£000) (£000) (£000) (£000) £0 (£000)

1 3,741 4,189 4,530 4,884 5,248 2,216 2,595 2,931 3,294 3,715

2 591 604 620 637 654 275 327 313 335 361

3 700 728 760 792 825 242 263 286 311 341

4 0 0 0 0 0 268 279 299 320 344

5 281 287 297 306 316 85 92 99 106 115

6 236 244 254 264 274 107 113 123 133 160

TOTALS 5,549 6,052 6,461 6,883 7,318 3,193 3,669 4,051 4,499 5,036

Sources: RECAP Model.

Baseline - Market Shares indicated by the Household Interview Survey 2008, remain unchanged.

RETAIL SALES BY CATCHMENT ZONE

harworth retail study

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