Holderness Road District Centre Retail Analysis

Transcription

1 Holderness Road District Centre Retail Analysis Hull City Council July

2 Hull City Council Retail Analysis CONTENTS 1. INTRODUCTION POLICY CONTEXT CURRENT RETAIL MARKET AND RETAIL TRENDS ROLE AND VITALITY AND VIABILITY OF HOLDERNESS ROAD DISTRICT CENTRE RECOMMENDATIONS AND THE EMERGING STRATEGY CONCLUSIONS APPENDIX 1 Holderness Road District Centre SWOT analysis APPENDIX 2 Land Use and Physical Change APPENDIX 3 Existing District Centre Boundary APPENDIX 4 Pedestrian Survey Methodology and Results APPENDIX 5 Pedestrian survey sites, pedestrian crossings and bus stops APPENDIX 6 Pedestrian Movement Plan APPENDIX 7 Retail Audit Results APPENDIX 8 Car Parks APPENDIX 9 Proposed District Centre Boundary (Indicating previous boundary) APPENDIX 10 Proposed District Centre Boundary ( Clean ) FIGURES FIGURE 3.1 FIGURE 3.2 FIGURE 3.3 FIGURE 4.1 FIGURE 4.2 FIGURE 4.3 FIGURE 4.4 FIGURE 4.5 FIGURE 4.6 FIGURE 4.7 PRIME RETAIL RENTS (HULL) RENTAL CHANGE (HULL) RETAILER REQUIREMENTS (HULL) EXISTING HOLDERNESS ROAD DISTRICT CENTRE BOUNDARY HOLDERNESS ROAD RETAIL COMPOSITION SERVICES IN HOLDERNESS ROAD DISTRICT CENTRE DISPERSED RETAIL DEVELOPMENT EAST OF EAST PARK DISPERSED RETAIL DEVELOPMENT EAST OF EAST PARK MULTIPLE RETAILERS CONCENTRATED WITHIN THE KINGSTON SHOPPING CENTRE VACANT UNITS AT THE ENTRANCE TO HOLDERNESS ROAD DISTRICT CENTRE July 2009

3 Hull City Council Retail Analysis FIGURE 4.8 FIGURE 4.9 FIGURE 4.10 FIGURE 4.11 FIGURE 4.12 FIGURE 4.13 FIGURE 4.14 FIGURE 5.1 VACANT UNITS TO THE EAST OF THE DISTRICT CENTRE AT THE FORMER KWIK SAVE UNIT GRAFITTI ON VACANT RETAIL UNITS ON HOLDERNESS ROAD CAR DOMINANCE AT THE KINGSTON SHOPPING CENTRE SHEFFIELD STAND AND BICYCLE CHAINED TO PEDESTRIAN GUARD RAILS ON HOLDERNESS ROAD CAR DOMINANCE AND RESTRICTIVE HARD LANDSCAPING WITHIN HOLDERNESS ROAD DISTRICT CENTRE SHOPPERS CARS ON RESIDENTIAL STREETS PARKING ON RETAIL FORECOURTS ON HOLDERNESS ROAD PROPOSED HOLDERNESS ROAD DISTRICT CENTRE BOUNDARY TABLES TABLE 4.1 TABLE 4.2 TABLE 4.3 HOLDERNESS ROAD RETAIL COMPOSITION BY NUMBER OF UNITS RANKING ACCORDING TO NATIONAL MULTIPLES VACANT UNITS, HOLDERNESS ROAD DISTRICT CENTRE July 2009

4 Hull City Council Retail Analysis 1. INTRODUCTION Scope and Purpose 1.1 GVA Grimley Ltd has been commissioned by Hull City Council and Gateway Pathfinder to produce an Area Action Plan (AAP) detailing the regeneration strategy for the Holderness Road Corridor in East Hull over the next years. 1.2 The Core Strategy identifies the Holderness Road Corridor as a District Centre providing for a range of food and non-food shopping facilities and other services. Formal consultation on the Issues and Options stage identified Holderness Road District Centre as forming the heart of the plan area, considered to provide an important retail and community focus. 1.3 In recognition of this, the overall vision for Holderness Road (within the Holderness Road and New Bridge Road focus area) in the Preferred Options document of the AAP is as follows: The vision for the Holderness Road and New Bridge Road area is that it acts as the heart of the HRC area. This central area will link and service all of the surrounding neighbourhoods by providing a busy and vital retail destination. 1.4 However, consultation feedback from the Issues and Options stage of the AAP indicated that some local residents believe Holderness Road district centre to be in a state of decline and the Core Strategy concludes that the dispersed nature of the centre prevents it from functioning as an integrated centre. 1.5 In response to this, and in order to achieve the above vision and enhance the vitality and viability of the District Centre, the AAP Preferred Options document proposed the following three options: Retain the district centre as existing. No additional floorspace to be created and limited intervention. Promote growth of the centre to the east and west through the provision of strong retail anchors. Consolidate the primary core of the district centre through encouraging retail floorspace growth to the west of the centre and promoting the contraction of the centre to the east. July

5 Hull City Council Retail Analysis 1.6 The purpose of this study is therefore to consider the function of Holderness Road, assess its current vitality and viability and assess how the centre is performing in the context of concerns raised at Issues and Options stage and within the Core Strategy in order to test the options proposed in the Preferred Options document. The study then assesses how the centre might be improved upon over the next years to meet the vision. 1.7 Through such an assessment, this report builds on the findings of the 2006 Retail and Leisure Study Update and District Centres Study to supplement the evidence base on which to determine the strategy proposed for Holderness Road within the Submission Draft of the AAP. 1.8 The 6 main aims of the study are as follows: To provide a sound evidence base for the preparation of policies and proposals for the Holderness Road Corridor AAP; To assess how the district centre functions; To assess how people move around the centre; To provide an overview and analysis of the vitality and viability of the existing centre and an indication of how this is changing over time; To advise on the future strategy for Holderness Road District Centre in keeping with its vision within the Holderness Road Corridor AAP; and To ensure that the proposed issues and proposals are consistent with Hull s Core Strategy and City Centre AAP. 1.9 The study forms an important piece of work helping to identify key issues for consideration in the preparation of Hull s Local Development Framework and specifically the Holderness Road Corridor Area Action Plan and the wider regeneration of East Hull over the next years. Approach 1.10 In undertaking this research consideration has been given to the relevant advice contained within Planning Policy Statement 6: Planning for Town Centres (2005) and the draft PPS4: Planning for Prosperous Economies (May 2009) as well as adopted and emerging local plan policy including Hull s Core Strategy Reference is made to Hull s Updated Retail and Leisure Study (2006) and the 2006 District and Local Centres Study, as well as the business survey undertaken by GVA Grimley in and July

6 Hull City Council Retail Analysis highways information, both of which form part of the baseline for the AAP. These documents have been considered during the production of this report and are referred to where relevant The starting point for the study was completion of a SWOT analysis for Holderness Road, identifying the centre s relative strengths, weaknesses, opportunities and threats. The SWOT analysis is included in Appendix A detailed retail audit was then undertaken to consider the function of the centre, its vitality and viability (in terms of PPS6) and how the centre is used. Primary research has also been undertaken in the form of pedestrian footfall surveys across the length of Holderness Road in order to give a clearer indication of patterns of pedestrian activity and movement within the centre The evidence gathered within the study was then used to establish the likely impacts of the options proposed within the Preferred Options document against the vision for Holderness Road before considering environmental improvements and other measures to improve the vitality and viability of the District Centre. Structure 1.15 The remainder of this report is structured as follows: Section 2 outlines the policy context for the study; Section 3 considers the current retail market and retail trends; Section 4 considers the role, vitality and viability of Holderness Road District Centre; Section 5 outlines the recommendations and emerging strategy as well as monitoring proposals; and Section 6 sets out the study s overall conclusions. July

7 Hull City Council Retail Analysis 2. POLICY CONTEXT 2.1 Given that this study seeks to supplement the evidence that will assist in the future development of Hull s Local Development Framework, it is important to reflect on key policy advice which may impact upon the development of policies within the Holderness Road Corridor AAP. Relevant policy documents reviewed include: National Planning Policy (PPS1, PPS6, the new Draft PPS4: Planning for Prosperous Economies May 2009 and PPG13); The Development Plan (RSS for Yorkshire and the Humber and Hull s Local Plan); Hull s Local Development Framework (Core Strategy and the City Centre AAP); and Hull s Retail and Leisure studies (2003 and 2006) and the District Centres Study (2006). National Planning Policy Planning Policy Statement 1: Delivering Sustainable Development (February 2005) 2.2 PPS1 highlights the need for local authorities to integrate and promote the key themes of sustainable development, economic development, social inclusion, environmental protection and the prudent use of natural resources. 2.3 PPS1 reinforces the need to focus developments that attract a large number of people, especially retail, leisure and office development, in existing centres to promote their vitality and viability, social inclusion and more sustainable patterns of development. 2.4 PPS1 also sets out the Government s overarching policy on design matters, encouraging high quality design whilst making clear that design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted. Planning Policy Statement 6: Planning for Town Centres (March 2005) 2.5 PPS6 places great emphasis on protecting and enhancing local retail and service facilities that meet the day-to-day needs of the community. 2.6 As such, PPS6 stresses that LPAs should strengthen and protect local centres by seeking to ensure that there is a range of facilities, consistent with their scale and function, to meet people s July

8 Hull City Council Retail Analysis day to day needs, particularly in deprived areas. Where existing centres are in decline, local planning authorities should assess the scope for consolidating and strengthening these centres by seeking to focus a wider range of services there, promote the diversification of uses and improve the environment. 2.7 PPS6 promotes the use of high quality inclusive design and the improvement of the quality of public realm and open spaces. Draft PPS4: Planning for Prosperous Economies 2.8 In May 2009 the government published a consultation draft on the PPS4: Planning for Prosperous Economies. This document carries little weight at this stage. It incorporates proposed changes in Draft PPS4: Planning for Sustainable Economic Development (December 2007) as well as the proposed changes to PPS6 (July 2008) and the Government's policy for town centres and town centre uses. 2.9 The document continues to direct development towards existing centres, promoting the vitality and viability of centres as important places for communities and stresses the importance of managing centres that appear to be in a state of decline. Suggested amendments relate mainly to the determination of planning applications and new sites proposed for town centre uses through the plan making process are still subject to the tests within PPS6 of need, scale, sequential approach, impact and accessibility. PPG13: Transport 2.10 Through PPG13: Transport, the Government aims to integrate planning and transport at all levels to promote more sustainable transport choices and to promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling. The overall aim is to reduce the need to travel, especially by car Paragraph 35 of the guidance endorses the need to promote the vitality and viability of existing town centres, which should be the preferred locations for new retail and leisure developments; it reaffirms the Government s requirements for retail development to adopt the sequential approach to site selection, with preference for more central sites. The Development Plan 2.12 The local development plan for Kingston upon Hull comprises the Regional Spatial Strategy for Yorkshire and the Humber (May 2008) and the Kingston Upon Hull Local Plan (May 2000). July

9 Hull City Council Retail Analysis Regional Spatial Strategy for Yorkshire and the Humber (May 2008) 2.13 The RSS for Yorkshire and the Humber acknowledges the role of Hull City Centre in providing retail, leisure and business services and the need to continue to improve its performance as a Regional City. Plans, strategies, investment decisions and programmes should strengthen the role and performance of existing city and town centres providing the focus for offices, retail, leisure, recreation and tourism. District Centres should be the focus for local services and facilities. Kingston Upon Hull Local Plan (May 2000) 2.14 The Kingston Upon Hull Local Plan sets out the retail hierarchy for the Humber area, identifying Hull City Centre as the main retail focus within the hierarchy above the designated district centres of North Point, Hessle Road and Holderness Road Commensurate with PPS6, shopping development is encouraged within established centres, accessible to all sections of the community, to maintain and enhance their vitality and viability. Although shopping development is to be directed towards existing centres, the scale of provision should not undermine the vitality and viability of any other existing centre of more than purely local significance. These are the City, District, Large local and Important local centres designated in Policy S2(b). Local Development Framework Hull s Core Strategy 2.16 The Core Strategy is the emerging strategic planning document for Hull, establishing a long-term regeneration and development vision for the city up to The document is currently at Issues, Options and Suggested Preferred Option stage having been issued for consultation in June The document is due to be adopted in The Core Strategy identifies the Holderness Road Corridor as a District Centre providing for a range of food and non-food shopping facilities and other services. The district centres are expected to serve as a focus for neighbourhoods rather than attracting shopping trips that would otherwise be directed to the city centre The Core Strategy makes reference to the Hull District and Local Centres Study (2006) suggesting retention of the existing retail hierarchy whilst proposing nine new Service Hubs providing a focus for regeneration and future neighbourhood services. Significantly, the Core Strategy concludes that the current length of the Holderness Road District Centre means that it does not function as an integrated centre and that future development of the centre should July

10 Hull City Council Retail Analysis concentrate on consolidation rather than significantly expanding existing facilities with the proposed service hub to be located within the western area of the centre towards The Mount Retail Park As the overarching strategic document for the spatial development of Hull, it is essential that policies progressed within the Holderness Road Corridor AAP are consistent with those policies and recommendations within the Core Strategy. City Centre AAP 2.20 The City Centre Area Action Plan will assist the physical transformation of the city centre whilst identifying key sites for redevelopment. Policies within the AAP make the city centre the preferred location for major office, retail, and leisure developments in Hull. The document is due for adoption towards the end of The City Centre AAP proposes a new, more tightly drawn, boundary for the City Centre with the development of town centre uses directed here in the first instance. The AAP allows the development of town centre uses in the city, district and local centres providing that it is in keeping with the scale and function of the centre and poses no risk to the city centre strategy or the vitality and viability of district and local centres The CCAAP indicates that district and local centres should meet local, day to day, needs, principally for convenience goods shopping. Whilst promoting the city centre as the main shopping destination within the retail hierarchy, the plan acknowledges that the district and local centres should also be prosperous and competitive, and that renewal and investment will need to be consistent with their role and size into the future. Holderness Road Corridor Area Action Plan 2.23 The Holderness Road Corridor AAP sets out the regeneration goals for East Hull over the next years, guiding investment within the Holderness Road Corridor area. The document is currently at Preferred Options stage with consultation taking pace during March and April Holderness Road and New Bridge Road forms one of the three focus areas within the plan for which the Preferred Options document proposes three options, and a preferred option Consultation feedback from the Issues and Options stage of the AAP indicated that some local residents believe the Holderness Road district centre to be in a state of decline and the Core Strategy concludes that the dispersed nature of the centre prevents it from functioning as an integrated centre. In response to this the Preferred Options document proposed the following options for Holderness Road District Centre: July

11 Hull City Council Retail Analysis Retain the district centre as existing. No additional floorspace to be created and limited intervention. Promote growth of the centre to the east and west through the provision of strong retail anchors. Consolidate the primary core of the district centre through encouraging retail floorspace growth to the west of the centre and promoting the contraction of the centre to the east This study underpins the evidence base against which to test these options and shape the preferred strategy for submission draft of the Holderness Road Corridor AAP. Hull Retail and Leisure Studies 2.27 Nathaniel Lichfield and Partners were commissioned by Hull City Council to undertake retail and leisure studies in 2003 and These retail studies provide the baseline for the Core Strategy as well as ongoing analysis of the Holderness Road district centre. The results of these studies have been considered during the production of this report and are referred to where relevant. District Centre Study 2.28 In 2006 Hull City Council (and Gateway Pathfinder) commissioned Nathaniel Lichfield and Partners to undertake a study of District and Local Centres within Hull to establish the role of centres and their viability to feed into future recommendations for the retail hierarchy In terms of the Holderness Road District Centre, the study concluded that the centre already serves as a retail and service hub in East Hull and that its existing role as a district centre should continue to be promoted. The length of the centre was, however, identified as preventing Holderness Road from functioning as an integrated centre with the commercial uses east of Holderness House forming separate local shopping parades for the surrounding residential properties This study refers to and builds on the findings of the 2006 District Centres Study in order to assess how the viability of Holderness Road District Centre has changed before advising on future policy direction. Land Use and Physical Change A land use audit of Holderness Road has also been undertaken by Hull City Council. The audit provides a detailed breakdown of land use within the District Centre over the last 14 years and is helpful in assessing how land use within the centre has changed over time. A summary of the land use for the years 1995, 2005 and 2009 is included in Appendix 2. July

12 Hull City Council Retail Analysis 3. CURRENT RETAIL MARKET AND RETAIL TRENDS 3.1 The retail property market has changed significantly over the past 50 years with increases in disposable income, cheaper prices and new technology resulting in significant increases in spending on goods, particularly on comparison retailing. 3.2 However, given the current economic downturn (affecting both the UK and global markets), there are a number of economic factors that are impacting, and will impact, on both comparison and convenience goods expenditure growth. Negative house price inflation compared to the strong house price growth of the 1990s and early 2000s, high household debt, a low but increasing savings ratio, rising unemployment and future tax increases are reducing both spending and consumer confidence such that growth in retail spend is forecast to slow down over the short to medium term. 3.3 PROMIS supplies town centre reports which provide information on rent levels, yields and requirements as an indication of the retail market. Whilst an individual report is not available for Holderness Road District Centre, the report for Hull provides an overview of the current market in the city centre as an assessment of whether or not the centre is matching national trends to provide a context for assessment of the vitality and viability of centres within the city. Hull s Retail Market 3.4 As indicated in Figure 3.1 below, prime retail rents in Hull have generally been rising in Hull since 1989 with a dip in Retail rents were then seen to fall slightly from around At the end of 2008, agent sources estimated prime rents in Hull at 170 psf Zone A in line with that expected for a sub-regional centre and above that of the Retail PROMIS average: July

13 Hull City Council Retail Analysis Figure 3.1: Prime Retail Rents (Hull) Source: PROMIS This represents limited change on the mid 2008 level of prime rents in the city as a result of the current economic downturn. Figure 3.2: Rental Change (Hull) Source: PROMIS Agent sources placed prime retail yields at 7.50% in Spring 2009, showing an outward yield shift on the level 6 months previously in line with the pattern across all the PROMIS Centres and again likely to be reflective of current economic conditions. 3.7 In terms of retail requirements, in January 2009 there were 14 city centre reported requirements for Hull against an average of 24, ranking the city number 124 of the PROMIS Centres. As July

14 Hull City Council Retail Analysis reflected in Figure 3.3 below, Hull has a relatively low level of retailer demand for a city of its size and status. Whilst the number of requirements has varied considerably over the years, there is a marked decline in the number of requirements from the middle of 2006 in line with a dip in prime retail rents in this period. Figure 3.3: Retailer Requirements (Hull) Source: PROMIS Overall, therefore, it is clear that, like the majority of UK cities, Hull is being affected by the global recession. Notwithstanding this, the city demonstrates prime retail rents in line with, or exceeding, sub-regional averages and experienced increasing rental levels prior to the economic downturn at the end of July

15 Hull City Council Retail Analysis 4. ROLE AND VITALITY AND VIABILITY OF HOLDERNESS ROAD DISTRICT CENTRE 4.1 This section provides a detailed assessment of the function, nature and character of the Holderness Road District Centre. Drawing on the guidance and key indicators set out in section 4.4 of PPS6, this section also measures the health of the centre in terms of vitality and viability. Primary research, in the form of pedestrian footfall data and a detailed retail audit, has informed conclusions on the vitality and viability of the centre. 4.2 Comparing the primary research to the retail health check undertaken as part of the District Centres Study (2006), the Land Use Audit and the business survey undertaken by GVA Grimley in January 2008 (as part of the baseline for the Holderness Road Corridor AAP), has enabled a comparison of the vitality and viability of the centre over time. Function of the Centre 4.3 Holderness Road District Centre is located to the east of Hull City Centre. It is referred to within the Core Strategy as a District Centre within Hull s retail hierarchy and therefore its role is to meet the day to day needs of local residents, whilst complementing the role of Hull City Centre as the main shopping destination within the Humber area. 4.4 The centre comprises a very long linear centre, stretching over 1.5 kilometres, with some additional retail units located on Southcoates Lane opposite the entrance to East Park. The centre has a large number of retail and service uses and forms the largest District Centre in Hull. The most dense retail area in terms of continuous active frontage and minimal vacant units is approximately 700m long and occurs on the southern side of Holderness Road between the Kingston Shopping Centre and Southcoates Lane. A plan indicating the extent of the District Centre as indicated on Hull City Council s Adopted Proposals Maps (May 2000) is included in Appendix 3 and outlined in blue in the plan below: July

16 Hull City Council Retail Analysis Figure 4.1: Existing Holderness Road District Centre Boundary 4.5 As detailed within the SWOT analysis contained within Appendix 1, Holderness Road forms an established and essential shopping destination within East Hull as evidenced by the high levels of footfall within the area (see Appendix 4) and the positive feedback from the Issues and Options consultation with respondents identifying the District Centre as a key destination for shopping and community facilities. 4.6 The District Centre has a large number of retail units which provide a range of convenience and comparison shopping commensurate with its role as a District Centre as set out in PPS6. In terms of the Holderness Road Corridor AAP, the centre forms the backbone of the area, comprising the main source of retail floorspace within which shoppers are able to meet their day to day convenience needs and access the city centre for higher order goods. The centre therefore forms an important community focus within East Hull as well as a key arterial route to the city centre. 4.7 However, with the exception of the supermarkets and a select number of independent premises, the general retail quality in the area is low and few national multiple retailers or key attractors are July

17 Hull City Council Retail Analysis represented in the area. Units are dispersed along Holderness Road creating a long linear centre with no identifiable retail focus and the Core Strategy identifies that its current length prevents it from functioning as an integrated centre. Consultation feedback from the Issues and Options Consultation stage of the AAP indicated that some local residents believe the centre to be in a state of decline. 4.8 The centre suffers from a high proportion of vacant units and the quality of the public realm and built environment is low 1. Floorspace provision and pedestrian movement is concentrated on the south side and towards the western end but The Mount Retail Park does not integrate with the district centre. The centre is dominated by the car and traffic on Holderness Road forms a barrier to effective pedestrian movement. A lack of convenient parking areas mean that shoppers park on the streets leading to a car dominated centre with implications for safety and environmental quality. 4.9 A more detailed assessment of the function, character and form of the district centre in relation to its viability and future viability follows below. Existing Retail Floorspace 4.10 According to the 2006 Retail and Leisure Study Update, Holderness Road District Centre comprises 4,127 sqm net sales floorspace (including the now vacant Kwik Save unit on Holderness Road). As referred to above, retail floorspace is concentrated on the south side towards the western end of the centre A starting point for assessing the future strategy of existing centres is consideration of retail need. In terms of convenience provision, based on a shopper telephone survey undertaken for the original retail study for 2003 (and updated for 2006), the 2006 study indicates negative capacity for new convenience floorspace within East Hull until Whilst projections up to 2021 suggest that there is capacity for circa 3,000 sqm net convenience floorspace across the city, it is recommended that this amount of floorspace be accommodated within small scale developments or the reoccupation of vacant units within established centres. There is therefore no need to identify major development opportunities for additional convenience floorspace within Holderness Road or other centres throughout the city In terms of comparison shopping, the NLP study identified scope for additional sales floorspace of 8,800 sqm gross by 2011 or 25,045 sqm gross by 2016 outside the City Centre (i.e. within District and Local Centres throughout Hull). Vacant shop units and commitments were considered capable of meeting half the requirement up to 2011 leaving 4,400 sqm gross (2011) and 20,645 sqm gross (2016). 1 See Quality of Place Chapter within the baseline document for the AAP and the results of the Business Survey (January 2009). July

18 Hull City Council Retail Analysis 4.13 Since the time of the NLP study, approximately 10,000 sqm gross floorspace has been committed at Northpoint Shopping Centre for a scheme to reconfigure and expand the shopping centre 2, reducing the capacity for additional comparison floorspace outside the City Centre to circa 10,645 sqm gross The study acknowledges that the three district centres in Hull (including Holderness Road) have a limited selection of comparison shops but that the lower order comparison shopping facilities within these centres complement the higher order facilities within the City Centre. The study does, however, acknowledge the high vacancy rate within existing centres stating that any growth in comparison shopping should be directed here In Holderness Road specifically, in 2009 vacant units made up 5,916 sqm (gross) of total floorspace 3. As such it is not considered appropriate to identify any major development opportunities for comparison floorspace with identified capacity being directed towards the city centre in the first instance and thereafter to existing vacant units within the district centre commensurate with its role as serving the day-to-day convenience needs of local residents It is the results of the 2006 Retail and Leisure Study on which recommendations in the Core Strategy with regard to the retail hierarchy and future floorspace provision are based and as the overarching strategic planning document for Hull it is essential that the conclusions drawn for the Holderness Road Corridor AAP are consistent with the Core Strategy. This study therefore draws on the results of the 2006 update to conclude that there is no need to identify additional retail floorspace (convenience or comparison) in the district centre. Pedestrian Flow (Footfall) 4.17 Pedestrian footfall comprises a key indicator of the vitality of shopping streets (PPS6, Paragraph 4.4) measured by the numbers and movement of people on the streets in different parts of the centre and at different times of the day As part of this study JMP undertook pedestrian footfall surveys in order to identify pedestrian movements around the District Centre. The methodology and results of the surveys are detailed in Appendix 4, with the location of survey sites included in Appendix 5. A plan illustrating key pedestrian movements in the centre is included in Appendix In summary, the surveys indicate the highest level of pedestrian flow on the south side of the centre concentrated between survey points 2 and 4 with pedestrian activity falling significantly past the end of the main shopping area with survey points 5 and 6 both displaying similarly low 2 Application Reference 08/00226/OUT. Uplift in comparison floorspace of 9,410 sqm-10,590 sqm GIA (Planning and Retail Statement prepared by Wildmoor (Hull) Ltd, February 2008). 3 Holderness Road Land Use Audit, Hull City Council, 2009 July

19 Hull City Council Retail Analysis levels of pedestrian activity (see Appendix 4). This suggests the location of the primary retail core as the 700m between the Kingston Shopping Centre and Southcoates Lane These survey results are in keeping with the NLP study which found the highest footfall to be in the western half of the centre, particularly near the retail park. Both studies therefore substantiate the observation that the shops and services to the East of Holderness House form a secondary area within the District Centre as indicated by the significantly lower levels of pedestrian footfall experienced here Whilst footfall was lower at the first survey point (opposite The Mount Retail Park), more footfall was identified here than at the eastern end of the centre as a result of linked trips from the retail park to the District Centre. Diversity of Uses 4.22 In February 2009 GVA Grimley undertook a detailed retail audit for Holderness Road. The purpose of the audit was to assess the number and proportion of units within the centre as an indication of its vitality as well as assessing the general character and condition of the centre to inform future recommendations. The results of this audit were then compared to the findings of the health check undertaken as part of the District Centres Study (2006) as well as the results of the land use audit undertaken by Hull City Council ( ) to assess how the vitality and viability of the centre has changed over time It should be noted that whilst the NLP District Centres Study included units within The Mount Retail Park as part of their health check, GVA Grimley s assessment is confined to those units within the allocated District Centre as featured on the proposals map in order to assess the current vitality and viability of the existing District Centre boundary. For the purposes of this assessment The Mount Retail Park is considered as edge of centre GVA Grimley s on-site survey of Holderness Road District Centre identifies a total of 211 ground floor retail and service uses within the District Centre along the main linear strip (excluding non Class A and community uses). A full list of retail and service uses (and use classes) is included in Appendix Table 4.1 and Figure 4.2 illustrate the composition of uses within Holderness Road District Centre: July

20 Hull City Council Retail Analysis Table 4.1: Holderness Road Retail Composition by Number of Units No. Units % Total (%) National Average (%) Convenience Comparison Service Vacant Miscellaneous Total Source: Goad 2007 Variation with National Average (%) Figure 4.2: Holderness Road Retail Composition Holderness Road Retail Composition % Total % Total (%) National Average (%) Convenience Comparison Service Vacant Miscellaneous 4.26 As illustrated in Figure 4.2 above, Holderness Road has a very similar proportion of convenience and comparison units to the national average but a significantly lower proportion of service units. The centre also has a significantly higher number of vacant units than the national average According to the national average provided by Goad (2007), the centre comprises a healthy proportion of convenience units. There are 2 supermarkets (Sainsbury s local and Lidl) and two frozen food stores (Iceland and Heron) within the District Centre boundary. Since the District Centre Study in 2006, however, a third supermarket (Kwik Save) in the centre has closed. Whilst a third superstore (Asda) is located at The Mount Retail Park, this provision is on the edge of the district centre and has therefore not been included within the retail audit. Consequently, there is currently no convenience superstore within the existing District Centre boundary. Other July

21 Hull City Council Retail Analysis convenience shopping provision in the centre includes a variety of bakers, butchers, newsagents, and greengrocers. All convenience facilities within the centre are small scale and predominantly serve for day to day shopping needs of local residents. Convenience shopping is concentrated on the South Side with only 1 convenience unit (Freshco Food Halls) on the North Side of the centre At the time of NLP s health check (2006), the centre had a higher than average proportion of convenience retailers. The GVA Grimley study indicates that this has reduced slightly, likely to be in part related to the closure of Kwik Save at the eastern end of the centre and the inclusion of The Mount Retail Park in NLP s assessment. Whilst the difference in the proportion of retail units is insignificant in itself, bringing the proportion of convenience units only slightly below the national average, the closure of Kwik Save represents a loss of a significant retail anchor (as acknowledged within the NLP study) at the eastern end of the centre which has contributed to its notable decline. Whilst historic pedestrian flow data is not available to quantify this, the results of our pedestrian flow surveys suggest that loss of this anchor has had a significant impact on pedestrian numbers, undermining the viability of shopping streets in this area of the centre Holderness Road District Centre has a reasonable selection of comparison shops (75 in total) comprising a similar proportion to the national average. Whilst the majority of the retail properties comprise small, independent shops, there are a number of large format units within the Kingston Shopping Centre at the western end of the centre. This is in keeping with the results of the NLP study which found that the centre had a slightly lower proportion of comparison retail units compared with the national average According to GVA Grimley s on site survey, Holderness Road has a significantly lower proportion of services than the national average. However, this is not unexpected given its role as a district centre intended to serve the day to day convenience needs of local residents and the centre includes a number of estate agents, taxi offices, banks and financial services and cafés and takeaways as would be expected in a district centre of this size. As indicated within the NLP study, five main high street banks are represented in the District Centre including Bradford and Bingley, Barclays, Natwest, Halifax and Yorkshire bank concentrated on the southern side of the centre towards the west: July

22 Hull City Council Retail Analysis Figure 4.3: Services in Holderness Road District Centre 4.31 As identified in the NLP study, there is no post office within the centre and an absence of travel agents. The business survey indicated that the predominance of hot food take-aways has led to a lack of active frontages in the centre during the day. Consultation on the Issues and Options AAP identified a lack of active uses into the evening and at night There are a number of independent, higher order comparison retail and service units at the Eastern end of the centre (past the main East Park entrance). However, given the presence of parked cars in front of the units and the significantly reduced footfall in this area, these do not integrate with the main retail activity within the centre and appear to function as a separate destination for more specialist retail units. Similar conclusions were drawn within the 2006 District Centres Study. July

23 Hull City Council Retail Analysis Figures 4.4 and 4.5: Dispersed Retail Development east of East Park 4.33 This area of the centre is also characterised by residential properties above the retail units as evidenced within the Land Use Audit undertaken by Hull City Council (Appendix 2) Community facilities including clinics, doctors surgeries, places of worship and youth initiatives are also spread throughout the centre but these have not been included within the land use audit. These uses reinforce the significance of the centre as an important community focus whilst enhancing linkage and footfall throughout the centre, adding to its vitality and viability. Retailer Representation 4.35 With the exception of the supermarkets and a select number of independent premises, the general retail quality represented in the area is low. National multiple retailers occupy 39 of the 211 units, equating to 18.48% of the total units in the centre. There are also 3 regional multiple retailers representing 1.42% of the total units. According to Goad s classification there are only two key retailers in the area (Boots the Chemist and Sainsbury s). National and regional multiples and key retailers are indicated in yellow, green and pink within the Table in Appendix Multiple retailers are concentrated on the south side of the centre, being mainly located within the Kingston Shopping Centre at the Western end of the centre: July

24 Hull City Council Retail Analysis Figure 4.6: Multiple Retailers Concentrated within the Kingston Shopping Centre 4.37 Whilst the low proportion of multiple retailers and poor representation of key attractors indicates the secondary nature of Holderness Road as a retail centre, this is to be expected given its role within the retail hierarchy as a District Centre intended to serve the day to day needs of local residents and accurately reflects the importance of predominantly small-scale, local and independent retailers which form a vital retail function for the residents of East Hull Having said this, however, the variation in retailer representation as you move through the centre is marked, with the quality of retail provision reducing as you move eastwards from The Mount Retail Park. There are also very low numbers of multiple retailers and no key attractors on the northern side of the centre, further indicating the difference between the two sides in terms of retailer provision and quality. Retail units are almost exclusively single-storey frontages with small floorpates. The quality of the retail provision on Southcoates Lane is particularly low without the occurrence of national or regional multiples. No national or regional multiples are identified beyond this point The presence of national multiples reflects the pattern of pedestrian flow, being concentrated within the 700m between the Kingston Shopping Centre and Southcoates Lane, and is further evidence of the reduced vitality and viability, and retailer demand, in the eastern end of the centre In terms of recent trends, the NLP study identified 5 national multiple retailers including Brantano, Poundstretcher, JJB Sports, Matalan and Big W. Whilst Big W now comprises the Asda store, this, Matalan and JJB are located in The Mount Retail Park which were not included in the retail audit for the purposes of this study. Brantano no longer trades within the centre. However, it appears that the Kingston Shopping Centre has since attracted additional national multiple retailers to the western end of the centre including McDonalds, Chiltern Mills and Select July

25 Hull City Council Retail Analysis Womenswear indicating demand for retailers as further evidence of the increased viability of this end of the centre Furthermore, both the 2003 and 2006 Retail and Leisure studies analysed Hull City Centre s, as well as Holderness Road s, position within the hierarchy based on Management Horizons Europe UK Shopping Index, providing an index of retail centres on the basis of a weighted score for multiple retailers represented In 2004 Management Horizons Europe were taken over by Javelin Group which developed VenueScore using an equivalent methodology and ranking system to maintain consistency. Whilst the rankings are therefore not directly comparable with historic Management Horizons data due to the list of multiple retailers against which the various centres are compared, VenueScore is consistent with the older MHE index and provides the most up to date position for Hull City Centre and Holderness Road District Centre As reflected in Table 5.2 below, the latest VenueScore index ranks Hull as 13 th in Great Britain (2009), falling from a previous ranking of 10th (assumed to be 2008). This compares to the Management Horizons data which indicated Hull as rising from 20 th in 2000/01 to 12 th in 2003/04 indicating that the number of national multiples represented in Hull in comparison to other centres has begun to fall in recent years. Table 4.2: 2009 Ranking According to National Multiples Venue Profile Venue- Centre Rank Previous Rank score Movement Fashion Orientation Index Foodservice Orientation Index Tourist Orientation Index Hull City Centre Bransholme St Andrews Quay R P Willerby Holderness Rd Kingston R P Kingswood R P Summergangs West Park Source: VenueScore According to VenuScore (2009), Holderness Road fell from a rank of 812 to 1062 between 2008 and This compares to a ranking of 1,063 in 2003/04 (Hull Retail and Leisure Study Update July

26 Hull City Council Retail Analysis 2006). Whilst a low rank in terms of national multiples is to be expected in a District Centre of this nature, this fall in rank could be indicative of the decline of the centre in terms of vitality and viability as other centres demonstrate higher levels of retailer demand and commercial viability. Vacant Retail Property 4.45 As indicated in Table 5.3 below, GVA Grimley s retail audit identified a total of 37 vacant units within the District Centre equating to a vacancy rate of 17.54%. This vacancy rate is well above the national average of 10.27% suggesting low demand for units within the area: Table 4.3: Vacant Units, Holderness Road District Centre No. Units % Total (%) National Average (%) Vacant Variation with National Average (%) Source: Goad This compares to 17 vacant units identified within the centre at the time of the Council s audit documented in the District Centres Studies (2006) and represents a 9.5% increase in the number of vacant units as a significant indicator of the decline of the centre in the three years since the District Centres study was undertaken. Both studies identify a concentration of vacant units opposite The Mount Retail Park as a result of what we understand to be land assembly by a private developer: Figure 4.7: Vacant Units at the entrance to Holderness Road District Centre 4.47 These persistent vacant units are located at the entrance point to Holderness Road and opposite the gable end wall of a large retail unit at The Mount Retail Park. This provides dead frontages July

27 Hull City Council Retail Analysis on both sides of the centre at its entrance point from the city centre and serves to undermine the heath, vitality and viability of the District Centre Significantly, according to the land use survey of Holderness Road undertaken by Hull City Council, the number of vacant units in this area of the centre has rapidly increased in recent years, increasing from 2 out of the 14 units in 1995 and 2005 to 8 in 2009, an increase of 43% over the last 4 years. This rapid decline associated with land assembly is clearly a significant contributor to the decline of this area in recent years and something that needs to be addressed as part of the wider regeneration of the centre. The forthcoming development proposals are addressed in greater detail below Other clusters of vacant units are concentrated on the northern side of Holderness Road in various locations throughout the centre and towards the eastern end of the centre on the southern side at the former Kwik Save site. Closure of the former Kwik Save in particular as the anchor at the eastern end of the centre is likely to be responsible for the jump in vacancies and reduction in footfall (see Appendix 4) in this area of the centre. Figure 4.8: Vacant Units to the east of the District Centre at the Former Kwik Save unit 4.50 As illustrated on the land use survey of Holderness Road undertaken on by Hull City Council (see Appendix 2), since its closure in 2007 the Kwik Save unit has remained unoccupied indicating the persistent vacancy of this unit and questioning the commercial viability of its redevelopment Such a high, and increasing, vacancy rate is undermining the vitality and viability of the District Centre, particularly towards the eastern end of the centre, and the dead frontages created contribute to a poor physical environment and reduced pedestrian footfall. July

28 Hull City Council Retail Analysis 4.52 The results of the pedestrian flow surveys reflect the location, and increasing numbers, of vacant units within the centre as indicated by the low footfall experienced towards the eastern end on the northern side of Holderness Road as further evidence of the impact that vacant units are having on the vitality and viability of the District Centre. The Mount Retail Park (Edge of Centre) 4.53 The Mount Retail Park is located on the edge of the district centre at its western most end. The retail park comprises a large ASDA superstore, Matalan store, JJB sports store and fitness centre and KFC fast food restaurant. Whilst outside the existing boundary, following the closure of the former Kwik Save unit to the west, the ASDA store now provides the main convenience provision for the District Centre and is therefore key to the centre s function of meeting the main convenience needs of the residents of East Hull. This is reflected on the Land Use and Physical Change plan included in Appendix The Mount Retail Park comprises a modern retail development in contrast to that within the District Centre but relates poorly to the form and function of Holderness Road. Facing gable end onto the centre, the park effectively turns its back on Holderness Road providing no active frontages within or towards the District Centre Associated with these retail units is a large area of surface parking providing 500 free spaces restricted to three hours parking. In terms of the pedestrian survey results, whilst footfall was lower at the first survey point (opposite The Mount Retail Park) than points two and three, more footfall was identified here than at the eastern end of the city as a result of shoppers making linked trips to The Mount Retail Park or making use of the free car park from which to access the District Centre. Whilst parking is discussed in more detail below, this car park clearly performs an important function for shoppers in the centre The relatively high level of pedestrian activity indicates a greater level of vitality within this area of the centre and thus presents an opportunity for improvement of this area, particularly given the prevalence of vacant units on the opposite (north) side of Holderness Road. Entrance to Holderness Road 4.57 As referred to above, the concentration of vacant units opposite The Mount Retail Park are understood to be associated with land assembly by a private developer. The site is located between Burleigh Street and Courtney Street, to the north of Mount Pleasant, fronting on to Holderness Road. The site comprises the mostly boarded up row of shops which front on to Holderness Road in addition to a scrap yard and other industrial uses to the rear of these. July

29 Hull City Council Retail Analysis 4.58 The site is also surrounded by other industrial uses and a car sales showroom to the immediate south and is currently allocated for employment use in Hull s Local Plan. This wider site falls outside the current District Centre boundary and effectively marks the end of the shopping facilities, presenting a good opportunity to provide a mix of employment opportunities, generating more footfall to this area of the centre and attracting people likely to spend money in local shops As referred to above, the site clearly provides an unsightly entrance to Holderness Road and undermines the health and vitality and viability of the District Centre, particularly given its location opposite the gable end wall of a large retail unit at The Mount Retail Park. As would be expected, the northern side of Holderness Road is characterised by much lower levels of footfall than the southern side in this area, likely to be a direct consequence of the persistence of the vacant retail units fronting the street The Preferred Option of the Holderness Road Corridor AAP identifies the site as having the potential for new retail/mixed-use development and recommends that the row of shops be redeveloped over the AAP implementation period. Redevelopment of the scrap yard behind, however, provides a much larger scale of development which requires careful consideration in the context of the current centre and the AAP proposals. This is considered in greater detail in the recommendations proposed in Section 5. Physical Environment 4.61 As indicated within the Quality of Place Chapter in the baseline document for the AAP and the Business Survey Report undertaken by GVA Grimley in 2008, the general quality of the built and physical environment of the centre is considered to be low. Whilst parts of the district centre, notably the Kingston Shopping Centre, provide a modern shopping environment, the quality of the remainder is more mixed The Business Survey (GVA Grimley 2008) ranked each business as either very good, good, fair, average, poor or very poor reflective of the relative condition of premises in the surrounding area. The business survey classified the majority of the operating business units on Holderness Road as well maintained, with only one property deemed to be very poor with the vast majority being judged as average. However, buildings are maintained to varying standards and the business survey identified a greater proportion of poor quality buildings on Southcoates Lane Vacant units in particular appear run down and neglected and the vitality of the centre is undermined by the presence of boarded up retail units on the entrance to the centre and throughout its length. The increasing vacancy rate, particularly towards the east of the centre, gives the impression that the centre is in a physical state of decline. Graffiti on vacant shop units and shutters reduces the quality of the environment further still: July

30 Hull City Council Retail Analysis Figure 4.9: Graffiti on vacant retail units on Holderness Road 4.64 The quality of the public realm in general is low. Pavements in the centre are, however, wide along the majority of the linear District Centre and are generally well maintained. An exception to this occurs at the railway bridge where the supporting infrastructure nips the pavement in considerably on both sides of Holderness Road, serving to inhibit pedestrian movement between The Mount Retail Park and opposite retail units and the rest of the district centre. This creates both a barrier to movement and a physical barrier separating the traditional centre from the more modern retail development The centre is not pedestrianised and the presence of traffic along the length of Holderness Road forms a barrier to pedestrian movement and produces a car dominated environment. As a result, the centre is dominated by functional and restrictive hard landscaping including pedestrian guard rails along the majority of Holderness Road which reduce the quality and safety of the physical environment and segregate shops on either side of the road. Street furniture and lighting is uniform and basic in design and there is minimal planting throughout the centre. A lack of greenspace or landscaped areas prevents the creation of a pleasant or distinctive setting and traffic congestion along Holderness Road increases noise and air pollution within the centre, reducing the quality of the environment further still The Kingston Shopping Centre provides a more high quality and modern retail environment and is set back from the main road. Whilst this could provide further pedestrian assistance and high quality public realm, the location of a car park directly in front of the centre further restricts pedestrian movement and represents a lost opportunity to create a more pleasant and distinctive retail and pedestrian environment or a strong retail frontage in relation to Holderness Road. July

31 Hull City Council Retail Analysis Figure 4.10: Car Dominance at the Kingston Shopping Centre 4.67 Residential side streets are also characterised by shoppers parked cars, increasing the dominance of the car within the centre whilst reducing the quality, safety and accessibility of the physical environment. Also, whilst Sheffield style cycle stands are provided in a number of locations, cyclists appear to prefer to chain their bicycles to the pedestrian guard rails which run along Holderness Road, further reducing the quality of the environment. Figure 4.11: Sheffield Stand and Bicycle chained to pedestrian guard rails on Holderness Road 4.68 However, as highlighted within Hull s District Centre Study (2006), GVA Grimley s on site survey also found that the quality of the streetscape improves towards the eastern end of the centre, July

32 Hull City Council Retail Analysis particularly in the vicinity of Holderness House which has mature trees, open spaces and better quality buildings associated residential amenity in this area of the centre. Accessibility 4.69 Holderness Road District Centre is well connected to the local road network, being located off the A63 connecting directly to the city centre The District Centre benefits from good public transport with the 10 most frequent services operating along Holderness Road combining to give 36 buses per hour to both the city centre and residential areas in north east and east Hull. Bus stops are evidently well used and are located at frequent intervals along Holderness Road, providing access along the entirety of the linear centre. The location of bus stops along Holderness Road is indicated on the plan included in Appendix Cycle lanes are provided on both sides of the road which are also well used with two-way cycle trips on Holderness Road (in the vicinity of the district centre) totalling in excess of 50 throughout the day, and approximately 100 in peak hours (see Transport Baseline, JMP) However, Holderness Road is a major transport route through to the city centre and can be heavily congested, providing a significant barrier to pedestrian accessibility and inhibiting ease of movement between the shops on each side of the road. Pedestrian crossings are present along the length of the centre but these are not particularly numerous, further inhibiting pedestrian flow. The location of pedestrian crossings is indicated on the plan included in Appendix 5. Railings and barriers erected to guard against the traffic on Holderness Road further inhibit the flow of pedestrians between both sides of the centre. The marked difference between levels of pedestrian footfall on the north and south of the centre is further evidence of the barrier that Holderness Road has to movement between the two sides of the centre. July

33 Hull City Council Retail Analysis Figure 4.12: Car dominance and restrictive hard landscaping within Holderness Road District Centre 4.73 A particular problem with crossing Holderness Road was identified at the junction with Southcoates Lane where the traffic lights contain no pedestrian priority system, forcing pedestrians to cross when the lights produce gaps in the traffic with implications for safety. The lack of crossing facilities in this location could be affecting people s willingness to walk to the district centre from this area, potentially adding to problems of congestion or encouraging potential customers to shop elsewhere. This is discussed in more detail in Appendix Residential side streets are characterised by shoppers parked cars. This restricts access and manoeuvrability for pedestrians, cyclists and disabled people with implications for the safety, quality and vitality of these streets and the District Centre as a whole: Figure 4.13: Shoppers Cars on Residential Streets July

34 Hull City Council Retail Analysis 4.75 The Business Survey identified traffic and congestion (considered to discourage pedestrians) and limited parking (car and cycle) as amongst the most significant problems for retailers within the centre as further evidence of the impact of the car dominated environment on the vitality and viability of Holderness Road. Parking 4.76 Free parking for shoppers on Holderness Road is provided through three main car parks located on Arundel Street, Balfour Street and Victor Street, all of which are on the south east side of Holderness Road, towards the southern end of the main retail area. Arundel Street provides the parking for the Kingston Shopping Centre, though it is also open to the public and has 126 spaces. Sheffield style cycle stands are also provided in this location. Balfour and Victor Street car parks are located off the adjacent streets and are considerably smaller, containing 22 and 35 car parking spaces respectively In addition to these designated public car parks, 9 spaces are provided at Home Bargains (opposite Kingston Shopping Centre), approximately 15 spaces are provided at the Church (opposite Morrill Street), and approximately 30 spaces are provided behind Iceland (between Morrill Street and Jesmond Gardens) The Mount Retail Park (edge of centre) has a large, free, surface car park offering 500 free car parking spaces, with parking restricted to three hours. A map showing all of the parking locations at the western end of Holderness Road is included in Appendix Despite the high number of free short stay parking however (totalling over 700 spaces when including The Mount Retail Park), accessible parking still appears to be a problem and many shoppers park on the residential streets leading off Holderness Road. In addition, company vehicles and staff sometimes park on the forecourts in front of the shops, where access is not restricted by pedestrian guard rails (see Figure 4.14) further restricting movement, access and detracting from the quality of the environment. July

35 Hull City Council Retail Analysis Figure 4.14: Parking on Retail Forecourts on Holderness Road 4.80 The servicing of retail units also appears to be a problem and since service vehicles are only currently able to park on Holderness Road, this adds to problems of congestion and access for cyclists, buses and cars as well as making the centre less attractive for shoppers throughout the day Limited parking (car and cycle) and servicing arrangements was identified within the business survey as amongst the most significant problems for retailers within Holderness Road suggesting this as a key element to consider in terms of increasing the centre s vitality and viability. Safety and Security 4.82 The results of the business survey found that physical security was an issue amongst businesses within East Hull with 36% of all businesses believing that their respective areas have become less secure with only a very small proportion (7%) indicating that they think that security has improved. However it should be noted that this includes the local centres which may have skewed these results As referred to above, the dominance of the car within the centre and the barrier to pedestrian movement created by Holderness Road has implications for safety, with particular problems identified at the junction with Southcoates Lane where the traffic lights contain no pedestrian priority system, forcing pedestrians to cross when the lights produce gaps in the traffic with implications for safety. For further details see Appendix Despite the pedestrian barrier rails, due to the relatively slow moving traffic, pedestrians often cross Holderness Road between the pedestrian crossings and accident records show that there July

36 Hull City Council Retail Analysis have been 11 accidents (eight slight and three serious) involving pedestrians crossing Holderness Road between pedestrian crossings between 2003 and Further information is contained within Appendix 4. Retail Performance 4.85 Whilst the general retail outlook and trends for Hull have been discussed in Section 3, the results of the business survey carried out by GVA Grimley in 2008 can be used as a barometer of local businesses views of the centre s vitality and future viability When asked about turnover profitability over the past 24 months, although the majority of businesses indicated that turnover and profitability had stayed the same, more businesses noted a reduction in profits than those who saw an increase. Such a fall in profitability could indicate increasing competition from other centres as indication of Holderness Road s decline with implications for future viability Persistent vacancy levels and a deteriorating public realm are likely to be detrimental to investor confidence and deter higher quality and national retailers from locating in the area. This is compounded by the presence of small floor plates and an absence of modern, fit for purpose retail units. Summary 4.88 In summary, the results of consultation on the Issues and Options AAP indicate that Holderness Road performs a vital retail function for residents in East Hull and forms an important community focus within this area. The centre appears busy throughout the day with pedestrian footfall concentrated on the south side of the centre. The latest retail study (2006) identifies negative capacity for convenience floorspace within the centre until Given the high vacancy rate within the District Centre, identified capacity in comparison floorspace outside the city centre should be directed to existing vacant units with higher order goods located in Hull City Centre commensurate with its role as meeting day-to-day convenience needs. In keeping with the Core Strategy, therefore, there is no need to identify any major development opportunities for retail floorspace (convenience or comparison) within Holderness Road District Centre The centre demonstrates a representative number of comparison and convenience uses but a lower number of service uses in keeping with its District Centre role. It is notable that there is currently no convenience superstore within the District Centre boundary. Units are spread along Holderness Road creating a long and dispersed linear centre The general retail quality in the area is low. The centre is characterised by few national retailers and key attractors and the retail quality reduces as you move eastwards through the centre. The July

37 Hull City Council Retail Analysis high number of vacant units serves to undermine the vitality and viability of the centre, particularly on the northern side at the entrance to the centre and towards the eastern end as a result of the now vacant Kwik Save unit. The significant increase in vacant units since 2006 and the fall of the centre s rank in terms of the proportion of multiple retailers suggests the centre to be in a state of decline This is substantiated by the pedestrian footfall data which mirrors patterns of vacancy and retail quality, being concentrated on the southern side of Holderness Road within the prime retail area between the Kingston Shopping Centre and Southcoates Lane as further indication that the eastern most end of the centre is in a state of decline Holderness Road forms a major barrier to pedestrian movement as a consequence of the heavy traffic flow and limited number of crossings and the general quality of public realm within the centre is low. A lack of convenient parking areas and on-street servicing issues mean that shoppers park on the streets leading to a car dominated centre with implications for accessibility, safety and environmental quality, further undermining vitality and viability. July

38 Hull City Council Retail Analysis 5. RECOMMENDATIONS AND THE EMERGING STRATEGY 5.1 This section of the report seeks to bring together the evidence gathered as part of this study to inform recommendations and the emerging strategy for the Holderness Road Corridor AAP in keeping with the overall vision to create a busy and vital district centre. The Future Role of Holderness Road District Centre 5.2 PPS6 places great emphasis on protecting and enhancing local retail and service provision that meets the day-to-day needs of the community and ensures access for all, indicating that Local Planning Authorities should adopt a positive and pro-active approach to planning for the future of the centres within their areas, whether planning for growth, consolidation or decline. The strategies adopted within Area Action Plans should be consistent with policies the retail hierarchy proposed in higher order plans, notably the Core Strategy. 5.3 In assessing the function of the District Centre it is evident that Holderness Road performs a very important role in meeting the day to day needs of the local population. Furthermore, the presence of community facilities and services throughout the centre demonstrate the importance of Holderness Road as an important community focus for the residents of East Hull as well as a primary route to the goods and services within the city centre. 5.4 Consequently, it is fundamental that the Council takes a pro-active approach to ensuring that the role and function of this important District Centre is maintained, and enhanced, over the emerging plan period. This approach could be achieved through the development of effective planning policy which directs appropriate town centre uses to the defined district centre, restricting development in edge and out of centre locations. It will therefore be important for the Council to define an appropriate boundary around the centre where commercial activity should be concentrated (see below). 5.5 It will also be important that planning policies seek to control future uses within the centre that may have an adverse impact on the overall impact of the retail function, vitality and viability of both the centre itself and higher order centres, particularly Hull City Centre. Policies should ensure that development of town centre uses is of the scale appropriate for a District Centre function, as well as identifying ways to enhance the vitality and viability of the centre into the future through such measures as environmental improvements addressed in further detail below. July

39 Hull City Council Retail Analysis 5.6 As such it is recommended that the vision for Holderness Road within the Holderness Road and New Bridge Road Focus Area in the submission document of the AAP be amended as follows: Maintain and enhance the vitality and viability of Holderness Road District Centre and ensure that it fulfils this role for the East Hull communities and maintains its position within the retail hierarchy. Options Appraisal 5.7 The Preferred Options document proposes the following three options for Holderness Road: Retain the district centre as existing. No additional floorspace to be created and limited intervention. Promote growth of the centre to the east and west through the provision of strong retail anchors. Consolidate the primary core of the district centre through encouraging retail floorspace growth to the west of the centre and promoting the contraction of the centre to the east. 5.8 The likely impacts of these options are now considered in turn in relation to the proposed vision the AAP to maintain and enhance the vitality and viability of Holderness Road District Centre and ensure that it fulfils this role for the East Hull communities and maintains its position within the retail hierarchy : Retain the district centre as existing. No additional floorspace to be created and limited intervention. 5.9 As referred to in Section 4, there is negative capacity for convenience floorspace within the District Centre until 2021 and identified capacity in comparison floorspace should be directed towards the city centre and existing vacant units along Holderness Road. As such there is no need to identify any major development opportunities for retail floorspace (convenience or comparison) within the District Centre. However, at present retail units are dispersed along Holderness Road creating a long linear centre and the increasing numbers of vacant units suggesting that the centre is in a state of decline. Furthermore, as indicated by the pedestrian footfall data and the marked difference in the retail environment to the east of Southcoates Lane, this area appears to act as a separate retail destination and fails to integrate with the identified retail core. Unless the dispersed nature of the district centre is addressed, vitality is likely to deteriorate as the area becomes increasingly fragmented by pockets of retail activity, vacancies and non-retail uses. July

40 Hull City Council Retail Analysis 5.10 As such it is not considered that retention of the existing district centre with limited intervention would provide the best opportunity to maintain and enhance the vitality and viability of Holderness Road District Centre in keeping with the proposed vision for the AAP. Promote growth of the centre to the east and west through the provision of strong retail anchors As clearly reflected in the pedestrian surveys (Appendix 4), pedestrian footfall is concentrated in the western end of the centre and drops significantly after Survey Point 3 (past Southcoates Lane to the east of East Park), with fewer numbers of pedestrians accessing the centre past Southcoates Lane to the east of East Park, possibly to reflect the vacant units present in this area and providing the potential to increase footfall in this area through the establishment of a strong retail anchor to the east However, vacant retail units are characterised by small scale floor plates with few national multiples serving to question whether a significant retailer would come forward to create an anchor to attract shoppers to this end of the centre, particularly given the recent popularity of the Kingston Shopping Centre to the West. Retail units are also much more dispersed in this area making it unlikely that the centre would experience the filling of vacant units between the identified retail core and any retail anchor located to the east necessary to encourage footfall and increase vitality in this area. Furthermore, the environment in this area of the centre is characterised by more open spaces associated with the residential properties above retail/commercial units and the surrounding streets as well as the presence of East Park. It may therefore be inappropriate to encourage retail growth in this area which could serve to undermine residential amenity or the opportunity to develop a better mix of uses more complementary to East Park As such promoting growth of the district centre to the west is likely to undermine the vitality and viability of Holderness Road District Centre contrary to the vision for the AAP. Consolidate the primary core of the district centre through encouraging retail floorspace growth to the west of the centre and promoting the contraction of the centre to the east As referred to in Section 4, the core area of retail activity is approximately 700m long and is located on Holderness Road between the Kingston Shopping Centre and Southcoates Lane, with the eastern part of the centre past this point showing signs of decline. This is reflected by levels of pedestrian footfall which fall significantly after Survey Point 3 (past Southcoates Lane to the east of East Park) as well as quality and density of retail provision in this area of the centre. Higher and more concentrated footfall within an identified retail core will increase the viability of July

41 Hull City Council Retail Analysis the centre with the potential to attract higher quality and national retailers and subsequently encourage investment in the built environment and public realm The Mount Retail Park forms an edge of centre retail development which effectively turns its back on Holderness Road, providing no active frontages or integration within or towards the District Centre and adding little to the vitality of the western most end of the centre. Despite this, however, footfall is detected between the Kingston Shopping Centre and the western most point of the centre as a result of shoppers making linked trips to the retail park. This relatively high level of pedestrian activity presents an opportunity for improvement of this area, particularly given the prevalence of vacant units on the opposite (north) side of the centre. The concentration of national multiples in recent years within the Kingston Shopping Centre also suggests the comparative viability of this area compared to more easterly parts of the centre. Encouraging development to the west therefore provides the opportunity to improve viability in this area of the centre as well as its integration with the rest of Holderness Road whilst improving the physical environment at the entrance to the district centre. It is also considered that this would encourage journeys to the site on foot As referred to above, there is no need to identify any major development opportunities for retail floorspace (convenience or comparison) within Holderness Road District Centre. Whilst there is negative capacity for additional convenience provision until 2021, even taking consolidation of the district centre into account, vacant units still comprise a total of 3,137 sqm gross floorspace 4 considered sufficient to accommodate identified growth in comparison floorspace outside the City Centre Having said that, however, it is acknowledged that those vacant units to the west of the centre on the northern side of Holderness Road comprise small scale floor plates which may be unsuitable in their present form for occupation by a modern retailer. Whilst wanting to maintain strong retail frontage to the site, therefore, it is proposed that small scale growth be encouraged in this area of the centre through extension of the district centre boundary in order to capitalise on identified viability within this area of the centre and enable occupation by a modern retailer capable of attracting pedestrian footfall and encouraging activity in this area of the centre It is therefore considered that consolidation of the primary core of the district centre through the filling of vacant units within the centre and encouraging small scale retail growth to the west whilst promoting contraction to the east is likely to provide the best option to maintain and enhance the vitality and viability of Holderness Road District Centre in keeping with the proposed vision for the AAP. Significantly, this is in keeping with the findings of both the 2006 District Centres Study and the Core Strategy which both recommended that the centre be consolidated, rather than 4 Holderness Road Land Use Audit, Hull City Council, 2009 July

42 Hull City Council Retail Analysis expanded, with the service hub proposed within the Core Strategy to be located within the western area of the centre towards The Mount Retail Park to improve integration within this area of the centre. Recommendations 5.19 The findings of this study and their appraisal against the proposed vision for Holderness Road within the AAP therefore recommend that the district centre be consolidated to reflect the existing core of the centre (as reflected by pedestrian footfall and retailer representation) and concentrate activity within a smaller area to the west of the centre in order to improve vitality It is proposed that the District Centre boundary should incorporate The Mount Retail Park and Kingston Shopping Centre in recognition of their existing significance within the centre. Inclusion of the Kingston Shopping Centre will simply update the District Centre boundary to reflect recomposition of the retail units in this area of the retail core whilst inclusion of The Mount Retail Park (and associated car park) reflects the site s role as providing the main convenience anchor within the centre and a source of well used car-parking facilitating linked trips from the site to the rest of the District Centre. Given the inclusion of The Mount Retail Park it is also proposed to incorporate those retail units underneath the arches of the railway bridge which effectively link the traditional and more modern elements of the district centre In terms of the vacant units at the entrance point to the west Holderness Road, it is acknowledged that the units provide a very unsightly entrance to Holderness Road and are in need of upgrading and re-opening. Provision of a strong retail frontage at the site through redevelopment of existing vacant units would provide a stimulus for the street, improving public realm in this area of the centre, serving to attract pedestrian footfall and link The Mount Retail Park to the rest of the centre whilst reducing the barrier effect of the railway line and creating an attractive entrance point to the District Centre. It is therefore recommended that the District Centre boundary be effectively squared off to provide the opportunity to facilitate viable retail development in this area of the centre Whilst it is proposed to extend the district centre boundary slightly within this area to facilitate viable retail development, given the negative capacity for additional convenience floorspace up to 2021 and the need to encourage reoccupation of vacant units within the centre, the provision of large scale additional retail floorspace in this location would create a scale of development out of keeping with the centre s role as meeting day to day convenience needs and is likely to impact on existing stores within the centre and retail provision at The Mount Retail Park as the anchor convenience provision for the centre. Furthermore, when combined with the existing quantum of retail floorspace at The Mount Retail Park, given the proximity of the sites to the City Centre there is concern that the combined retail offer would be of sufficient scale to compete with shops and July

43 Hull City Council Retail Analysis services in this higher order centre, undermining the viability of the retail hierarchy as set out in the Core Strategy. This is sequentially preferable and meets the requirements of PPS Furthermore the site is currently allocated as employment land, comprising a genuine economic site within the plan area in close proximity to the city centre and reflecting the transition of the centre from retail to employment uses. It is therefore considered that the wider site is more suited to the promotion of a mix of uses including potential employment uses likely to encourage further footfall to this area of the centre and generate money to spend in local shops Finally, it is proposed to remove the retail units fronting onto Southcoates Lane from the District Centre to reflect the limited retail function that this area provides as evidenced by the step change in retail quality and pedestrian footfall in this area, further providing the opportunity to continue the consolidation of activity on Holderness Road in order to increase the vitality and viability of the District Centre A plan of the proposed District Centre boundary (in relation to the existing) is illustrated in pink below. A larger full size version is included in Appendix 9. A clean version of the proposed District Centre without reference to the existing boundary is included in Appendix 10. Figure 5.1: Proposed Holderness Road District Centre Boundary July

44 Hull City Council Retail Analysis 5.26 Policies should direct future retail (and other town centre uses) within this proposed District Centre boundary, requiring the reoccupation of vacant units in the first instance. Any proposals for convenience or comparison retailing, leisure, commercial or entertainment uses outside or on the edge of this boundary should be required to demonstrate that the development is of an appropriate scale for the size and function of the district centre, complies with the sequential approach to site selection and will not have an unacceptable impact on Holderness Road or other existing centres The managed decline of peripheral retail units provides the opportunity to encourage a greater mix of uses towards the east of the centre, including A2 (Financial and Professional Services), B1 (Bussiness) and residential units. This is reflective of the more open nature of the built environment in this area of the centre and the separate retail destination that this area appears to afford and will enable development of uses more complementary to East Park. This would broaden the attraction of the area and encourage the introduction of active frontages during the day and into the evening, further increasing vitality and viability. Other Improvements to the Centre 5.28 Drawing on the findings of this study and other work undertaken as part of the baseline for the AAP, it is recommended that policies should identify ways to enhance the role, vitality and viability of the centre into the future through such measures as environmental improvements and measures to address access and parking issues in the centre. Environmental Improvements 5.29 Policies within the AAP should require high quality and inclusive design. Development within the District Centre should be orientated so that it fronts the street and maximises the amount of street frontage whilst respecting building lines and the existing urban environment, avoiding designs which are inward looking or which present blank frontages. Development in edge of centre locations must connect well to the District Centre and be highly accessible on foot to encourage linked trips and minimise the reliance on the private car. There is also the potential to incorporate shop frontage policies to ensure a consistent and high quality approach through use of a similar palette of high quality materials to create visual linkages and legibility within the centre. This is in accordance with PPS1 as well as Planning for Town Centres: Guidance on Design and Implementation Tools (March 2005) The design and integration of the currently vacant units opposite The Mount Retail Park will be especially important given the blank façade that the retail park creates and the need to integrate the western most area into the rest of the District Centre. July

45 Hull City Council Retail Analysis 5.31 Large footways up to 6m wide in the core retail area provide good potential for public realm improvements and the creation of a focal point. The introduction of new street furniture, improved pavements, landscaping, planting and improved street lighting would improve the environment of the retail centre whilst opportunities for the inclusion of public art within the centre could aid creation of a pleasant and distinctive setting. Through public realm improvements there is also the potential to improve integration, particularly between the existing District Centre and the dead frontage created by The Mount Retail Park. Significantly, this area provides the opportunity for a high quality public realm scheme which not only links to the rest of the centre but acts as a high quality entrance to the District Centre and encourages journeys to this part of the centre on foot Funding should be provided towards the improvement of the environment to mitigate the additional pressures of development within the centre and ensure that improvements can be implemented in a co-ordinated way. Where the necessary provision is not provided directly by the developer, contributions should be secured through appropriate planning obligations. Any policy should be in line with overarching policies in the Core Strategy. Access and Parking 5.33 Recommendations for the AAP arising through the Transport Baseline and pedestrian counts undertaken by JMP are summarised as follows: Reduce congestion and address the on-road servicing issues whilst increasing accessibility to and from the centre by all modes of transport but particularly by public transport, bicycle and on foot. The identified highways safety issue at the junction with Southcoates Lane should be addressed through addition of a pedestrian phase (to the traffic lights) at the Southcoates Lane / Holderness Road junction. Following improvements to congestion and traffic in the centre, the existing barriers to pedestrian movement could easily be improved via the removal of existing pedestrian guard rails, the removal, or better management, of parked cars from residential side streets, enhancing links with residential areas, and by providing additional seating and planting and soft landscaping to create a more pleasant and distinctive environment and reduce the dominance of the car. It is suggested that a policy be considered to safeguard existing parking at The Mount Retail Park in recognition of its contribution to the function of the District Centre. Policies restricting long stay parking will prevent commuter parking likely to detract from the supply of adequate parking for shoppers and add to problems of congestion. July

46 Hull City Council Retail Analysis Policies should also encourage the introduction of improved cycle stands in locations which are convenient and overlooked, but do not obstruct pedestrians, to reflect the high use of cycles in the centre and encourage further travel by bike and deter the current use of pedestrian guard rails. Funding should be provided towards the improvement of infrastructure (such as highways works, public transport provision and servicing improvements) to mitigate any additional pressures of development in the district centre. These should be secured by planning obligation where appropriate. Any policy should be in line with overarching policies in the Core Strategy (see above). Monitoring 5.34 The observations and recommendations within this study are expected to assist the preparation of objectives and plan policies within the forthcoming Holderness Road Corridor AAP. The analysis provides a detailed overview of the current function, vitality and viability of the Holderness Road District Centre. As such it will be vital to monitor and update the analysis to reflect changes in and around the centre over time as well as the impact of implementation of the plan which has the potential to alter shopping patterns in the centre It is therefore recommended that the retail analysis be regularly updated (suggested as every 5 years). It is not anticipated that the structure of the retail analysis will change but its findings should be informed by a new retail audit and pedestrian counts to monitor the impact of the AAP and associated policies on the function, vitality and viability of the District Centre The land use audit undertaken on behalf of Hull City Council, whilst not undertaken as part of this analysis, provides a helpful template for recording uses throughout the centre. The audit also includes historical data (1995, 2005, 2009) helpful in identifying trends. This audit should be regularly updated (suggested every 5 years) to monitor the health and function of the centre over time It will also be important to update the potential need for retail development up to 2021 and beyond in order to effectively inform development control decisions over the lifetime of the AAP. Given that the last retail study update was undertaken in 2006 we would recommend that a new quantitative capacity assessment be undertaken in the next couple of years. The quantitative assessment should comprise the same methodology and format as the previous 2 studies (2003 and 2006) for consistency but should use the most up to date population and expenditure growth projections and be based on a new household telephone survey and updated floorspace figures in Hull City Centre and other District and Local Centres. July

47 Hull City Council Retail Analysis 5.38 Following this it is recommended that the new capacity assessment be updated in 5-6 years time (2014) as a time when the proposals set out in the AAP will have begun to take effect to address the implementation of the plan and major developments therein. Summary 5.39 In summary, the findings of this study suggest retention of Holderness Road as a District Centre in recognition of its important role for the community with policies to protect it from inappropriate development The existing district centre boundary is to be consolidated, promoting the contraction of the centre to the east and small-scale growth to the west to create a more focussed retail centre and address identified signs of decline to the east. The Mount Retail Park is to be incorporated within the District Centre boundary in acknowledgement of the Asda unit s role as the main convenience provision for shoppers in the centre and the footfall generated between here and the rest of the centre The district centre is to be effectively squared off to incorporate an area behind the currently vacant units at the western end of the centre in recognition of the need to encourage the development of high quality retailing in this area with policies requiring the creation of strong retail frontages and linkages to extend footfall to this area and enable more effective integration with The Mount Retail Park In addition the following improvements are recommended to improve the vitality and viability of the centre: Policies to require high quality design and improvement of shop frontages; The introduction of new street furniture, public art, improved pavements, landscaping, planting and improved street lighting; Measures to improve integration within the centre, particularly between The Mount Retail Park and the existing District Centre and the potential to create a high quality public realm scheme at the entrance to Holderness Road from the City Centre; Measures to address congestion and on-street servicing on Holderness Road; The removal of pedestrian guard rails and introduction of a pedestrian phase at the Southcoates Lane / Holderness Road junction; July

48 Hull City Council Retail Analysis Enhanced car parking provision and/or improved management to reduce car parking on residential streets and encourage travel by public transport, bicycle and on foot; and The use of developer contributions to meet necessary on and off site improvements to existing infrastructure and public realm. July

49 Hull City Council Retail Analysis 6. CONCLUSIONS 6.1 PPS6 places an emphasis on protecting and enhancing local retail and service needs that meet the day-to-day needs of the community and ensure access for all, indicating that Local Planning Authorities should adopt a positive and pro-active approach to planning for the future of the centres within their areas, whether planning for growth, consolidation or decline. 6.2 Holderness Road District Centre forms a vital element within the plan area, providing an established and essential shopping destination and community function which is well used by local residents. However, as identified within the Core Strategy and at Issues and Options stage, the centre appears dispersed and the increasing numbers of vacant units suggests that the centre is in a state of decline with the potential to impact on vitality and future viability particularly towards the eastern end of the centre. 6.3 This is confirmed by pedestrian footfall counts which indicate the core area of activity to be between the Kingston Shopping Centre and Southcoates Lane, with a significant fall in pedestrian activity to the east of East Park which appears to function as a separate retail destination. 6.4 If higher and more concentrated footfall can be delivered within an identified retail core, this will increase the viability of the centre with the potential to attract higher quality and national retailers and subsequently encourage investment in the physical environment and public realm. 6.5 In agreement with those conclusions drawn in the Hull District Centres Study (2006) and recommendations within the Core Strategy, therefore, the findings of this study therefore suggest consolidation of the district centre whilst encouraging development of the existing vacant units to the west. To this end a new district centre boundary has been proposed as in Appendix Policies should be applied in both the Core Strategy and forthcoming AAP to prevent inappropriate development which may undermine existing centres. Policies within the AAP should direct additional retail floorspace to vacant units within the centre in the first instance whilst encouraging more effective integration of The Mount Retail Park. 6.7 It is also recommended that policies should identify environmental, access and parking improvements to enhance the role, vitality and viability of the centre into the future. July

50 APPENDIX 1 Holderness Road District Centre SWOT analysis

51 APPENDIX 1 Holderness Road District Centre SWOT Analysis Strengths The District Centre is an established and essential shopping destination which is heavily used by local residents. The District Centre contains a high number of retail units which provide a diverse range of convenience goods and some comparison shopping commensurate with its District Centre Role (PPS6). Previous floorspace projections estimate that the District Centres within the City have capacity to increase comparison retail floorspace Holderness Road is a key arterial vehicular route which provides a strong link between East Hull and Hull City Centre. Holderness Road benefits from a high volume and regular public transport services. Six services are at least every 12 minutes and there are a further four services which are at least every hour. Almost three quarters of shoppers currently access the centre on foot, by bicycle or by public transport. Shoppers are able to meet their day to day convenience needs and easily access the city centre for higher order goods. Weaknesses The District Centre is located to the west of the majority of East Hull s residential population and as such is not central to East Hull. There are a number of vacant properties at either end of the District Centre and there is a small number of empty retail units intermittently located throughout the shopping centre which detracts from its vitality. With the exception of the supermarkets and a select number of independent premises, the general retail quality along Holderness Road is low. National high street retailers are also poorly represented in the area. The retail units are dispersed along Holderness Road and this creates a long linear centre. Due to its dispersal, the centre does not benefit from an identifiable core or centre Consultation feedback from the Issues and Options Stage of the AAP indicated that some local residents believe that the area is in a state of decline There are only a limited number of comparison retailers in the area, which limits the retail diversity of the centre There is limited convenience retail capacity in East Hull until This restricts opportunities for large scale convenience retail development within the District Centre. Service vehicles are currently only able to park on Holderness Road causing congestion and access problems for other modes (cyclists, buses and cars) as well as making the centre less attractive for shoppers A lack of convenient, formal parking areas means that shoppers park on the residential streets surrounding Holderness Road making walking routes to the centre less attractive The quality of the public realm is low. Due to add hoc street scene improvements, the existing street furniture and street fabric is incoherent. The area also lacks

52 adequate public seating facilities and a central focal point The Mount Retail Park does not integrate with the rest of the District Centre Opportunities Threats Capacity projections estimate that there is scope to provide additional comparison retail floorspace. As the retail floorspace and range of goods/services increases in Hull City Centre, there will be more scope to provide complimentary facilities along Holderness Road. To better define the boundary of the District Centre, there is potential to provide strong anchors at either end of the defined retail area. This consolidation and rationalisation will encourage footfall between the two points, with the concentrated activity improving the vitality of the area. The managed decline of peripheral retail units will encourage a greater mix of uses including A2, B1 and residential uses. If higher and more concentrated footfall can be delivered, the quality of the physical environment improved and parking/servicing issues addressed the area is likely to attract higher quality retailers and become a more vibrant shopping destination. This will increase the viability and vitality of the Distinct Centre. The pedestrian environment could easily be improved via the removal of the existing barriers, enhancing links with residential areas, and by providing additional planting, seating and improved cycle parking facilities. Large footways (up to 6m wide) in the heart of the retail area provide good potential for public realm improvements and the creation of a focal point. If the vacant retail units remain unoccupied and the public realm continues to deteriorate, the vitality and viability of the District Centre will be harmed. This is likely to be detrimental to investor confidence and deter higher quality and national retailers from locating to the area. Increases in comparison floorspace provision along Holderness Road would detract from the area s role as a District Centre. Furthermore, this would result in the District Centre competing with Hull City Centre. In terms of projected quantitative need, there is not much scope to radically enhance the physical appearance of the area by creating large scale new retail developments Unless the dispersed nature of the District Centre is addressed, vibrancy is likely to deteriorate as the area becomes further fragmented by pockets of retail activity, vacancies and non retail uses. If the on-road servicing issue is left unaddressed, traffic problems are likely to worsen, thus detracting from the vitality and viability of the area as a District Shopping Centre. This is likely to deter shoppers from using the area. Providing too much additional parking is likely to encourage trips by car thus exacerbating current congestion and parking problems Over concentration of new retail floorspace to the west of the centre does not maximised accessibility for the East Hull population or encourage access by foot. There is potential to improve integration within the District Centre, particularly with The Mount Retail Park.

53 APPENDIX 2 Land Use and Physical Change

54 Land Use and Physical Change Legend <all other values> 2005 <Null> Comparison Convenience Retail Service Financial & Business Services General Offices Health & Medical Services Industrial Activities Leisure Services 240 Public Services Religious Services Transport Services Vacant Non-Retail Vacant Retail 2009 Wholesale Trade

55 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 1 Humber Social Club Club Clubs Adams Furniture Furniture General 53 3 St. Andrews Church Centre Community centre Religious Institutions 59 4 Hull Vac Electrical goods Electircal & Durable Goods Shagorika Fast food takeaway Fast Food & Takeaways 60 6 Vacant Vacant Vacant Retail/Service 56 7 Eurasian Tandoori Fast food takeaway Fast Food & Takeaways 59 8 Robert's Furniture Furniture Furniture General 95 9 The Spastic's Society Shop Charity shop Charity Shops Peckham Trading Co. Second hand electrical goods Secondhand Goods, Books etc Pledge Body piercing Health & Beauty Falcon Kebabs Fast food takeaway Fast Food & Takeaways Vacant Vacant Vacant Retail/Service Abbey Florist Florist Florists Hair Express Studio Hairdressers Health & Beauty Beryl Shimmon Drapery Textiles & Soft Furnishing Foredyke/East Hull Cars Taxis office Taxis & Mini-cabs Syds Place Fast food takeaway Fast Food & Takeaways Emma's Tea Shop Café Cafes Pizza Corner and Asian Cuisine Fast food takeaway Fast Food & Takeaways Tune to Music Record shop Music & Video Recordings Vacant Vacant Vacant Retail/Service Glance Clothing Clothing General 71 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 1 of 10

56 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 30 Tops Hair Design Hairdresser Health & Beauty Rob Dearing Furniture Furniture General D.Trowell Plumbers merchant DIY & Home Improvement Elephant and Castle Public house Public Houses Ladbrokes Betting office Casinos & Betting Offices Golden Touch Amusements Bingo & Amusements Swinton Insurance brokers Financial Services Chesters Drapery Textiles & Soft Furnishing Rags Drapery Textiles & Soft Furnishing Holderness Road Housing Office Housing office Government & Municipal Buildings 40 Vacant Vacant Vacant Retail/Service Wise Weigh General grocery Grocers & Delicatessens Motor World Vehicle accessories Vehicle Accessories Pharoahs Video hire TV, Cable & Video Rental Woodys Furniture Furniture General Brit Discount Clothing Clothing General Vision Plus Opticians Opticians Help the Aged Charity Shop Charity shop Charity Shops The Wardrobe Clothing Clothing General Bensonshoe Footwear Footwear Lucky Star Fast food takeaway Fast Food & Takeaways Kids Clobber Clothing Clothing General Lou Lou Clothing Clothing General Vacant Vacant Vacant Retail/Service Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 2 of 10

57 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 58 Care & Share Shop (Salvation Army) Charity shop Charity Shops Pets Paradise Pet shop Other Comparison Goods Lloyds Bank Retail Banks Harley Cards and Gifts Cards and gifts Greeting Cards J. Higson and Partners Opticians Opticians Freshco Health and vegetarian food Grocers & Delicatessens C. Crimlis Fast food takeaway Fast Food & Takeaways Holderness Road Methodist Church Church Religious Institutions Thresher Off licence Off Licences Suds Launderette Dry Cleaners & Lauderettes Residential Residential Residential Bush Optician Opticians Regis Record Centre Record shop Music & Video Recordings Vacant Vacant Vacant Retail/Service Steven Foster Seafoods Fishmonger Fishmongers The Childrens Society Charity Shop Charity shop Charity Shops Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service The Paper Shop Newsagent Confectionery, Tobacco & News 77 Aubreys Supersave Household goods Hardware & Household Goods Sale Shop Clothing Clothing General Shades Boutique Clothing Clothing General 59 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 3 of 10

58 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 80 Southwells Clothing Clothing General Floggitts Furniture Furniture General Annison and Boddy Funeral Directors Other Business Services Vacant Vacant Vacant Retail/Service Wed 'n' Things Wedding clothes and accessories Clothing General C.P. Williams Butcher Butchers Motorama Vehicle accessories Vehicle Accessories Roxby's Hardware and household goods Hardware & Household Goods Magic Carpet Travel agent Travel Agents Waterloo Vehicle repairs Vehicle Repairs & Servicing Vacant Vacant Vacant Retail/Service Kings Country Car showroom Vehicle & Motorcycle Sales The Crop Shop Hairdressers Health & Beauty East Park Takeaway Fast food takeaway Fast Food & Takeaways Food for Thought Health and vegetarian foods Health Foods Travel Plan Travel agent Travel Agents Residential Residential Residential Residential Residential Residential Residential Residential Residential Johnson's Florist Florists Hanson's Electrical Electrical goods Electircal & Durable Goods East Park News Newsagent Confectionery, Tobacco & News Britania Insurance brokers Financial Services 113 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 4 of 10

59 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 108 M. Burnham Dentist Medical Services Alliance and Leicester Building Society Building Societies Vacant Vacant Vacant Retail/Service Cornerstone Estate agent Property Services Meat Master Butcher Butchers Larrards Estate agents Property Services Carols Newsagent Confectionery, Tobacco & News Leonards Estate agents Property Services London Scottish Financial services Financial Services Reeds Rain Estate agents Property Services Nuway TV/Video Electrical goods Electircal & Durable Goods Crown Inn Public House Public Houses Brocklehurst Pharmacy Chemist & Drugstores Kentucky Fried Chicken Fast food takeaway Fast Food & Takeaways Tiger News Newsagent Confectionery, Tobacco & News Cassanova's Fast food takeawy Fast Food & Takeaways United Reform Church Church Religious Institutions Holderness Road (north) Health Centre Medical centre Medical Services Ken's DIY DIY DIY & Home Improvement East Hull Labour Party Political party office Offices Costa Nostra Fast food takeaway Fast Food & Takeaways Mascarade Fancy dress hire Clothing & Fancy Dress Hire Kingdom Hall Jehovas Witness Church Religious Institutions 222 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 5 of 10

60 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 137 The Bank Public house Public Houses The Mortgage Company Financial services Financial Services Superdec DIY DIY & Home Improvement Maxims Hotel and Old Theatre Restaurant Restaurant Restaurants Top Drawers Clothing Clothing General Halifax Property Services Estate Agent Property Services Hare Fruitiers Greengrocers Greengrocers Vacant Vacant Vacant Retail/Service Sparkles Clothing Clothing General Cover Up Clothing Clothing General Dominos Fast food takeaway Fast Food & Takeaways Vacant Vacant Vacant Retail/Service William H Brown/Royal Insurance Estate Agents Property Services Keys Butcher Butchers Harpers Shoes Footwear Footwear Florabundance Florist Florists Barry Buttamore Hobbies and gifts Toys, Games & Hobbies Pandora Travel Travel agents Travel Agents Barnados Project Charity organisation office Offices Vacant Vacant Vacant Retail/Service Hull Co-op Funeral Service Funeral directors Other Business Services R. J. Models Toys and models Toys, Games & Hobbies Vacant Vacant Vacant Retail/Service 125 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 6 of 10

61 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 175 North Sports Sport equipment/goods Sports, Camping & Leisure Goods D. Potter Opticians Opticians Sun Rise Fast food takeaway Fast Food & Takeaways The Jesmond Arms Public house Public Houses Foster and Plumpton Pharmacy Chemist & Drugstores Barnados Charity shop Charity Shops The Leeds Building Society Building society Building Societies Barry's Tackle Fishing tackle shop Sports, Camping & Leisure Goods Eddies Cards and gifts Greeting Cards Boyes Mixed retail Department & Variety Stores Vacant Vacant Vacant Retail/Service Jeffcotts Butcher Butchers Candies Confectionary Confectionery, Tobacco & News Nat West Bank Bank Retail Banks Selles Pharmacy Chemist & Drugstores Dixy Fried Chicken fast food takeaway Fast Food & Takeaways Braim Newsagent Confectionery, Tobacco & News Mcleish Bakers Bakers & Confectioners Golden Touch Amusements Bingo & Amusements Discount Store Clothing Clothing General Fletchers Baker Bakers & Confectioners Curles Footwear Footwear 85 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 7 of 10

62 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 200 Heron Frozen Foods Frozen Foods TSB Bank Bank Retail Banks Kwik Save Supermarket Supermarkets A to Z Household goods Hardware & Household Goods Superveg Greengrocer Greengrocers Zerny's Dry cleaners Dry Cleaners & Lauderettes Zerny's Dry cleaners Dry Cleaners & Lauderettes Boots Pharmacy Chemist & Drugstores Skeltons Bakers Bakers & Confectioners Jacksons Supermarket Supermarkets Anniversaries Florist Florists Don Dixon Butcher Butchers Clobber Clothing Clothing General Gill's Newsagent Confectionery, Tobacco & News Simply Cards Cards and gifts Greeting Cards Barclays Bank Retail Banks Bradford and Bingley Building Society Building Society Building Societies Jobes Cycles Cycles Cycles & Accessories Balfour Fisheries Fast food takeaway Fast Food & Takeaways Epicurean Health and vegetarian foods Grocers & Delicatessens Vacant Vacant Vacant Retail/Service The Market Shop General grocery Grocers & Delicatessens Vacant Vacant Vacant Retail/Service 59 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 8 of 10

63 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 255 Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service Holderness Road Medical Centre Medical centre Medical Services Audreys Drapery Textiles & Soft Furnishing East Riding Stock Clearence DIY DIY & Home Improvement Price Right Furniture Furniture General Kwik Save Supermarket Supermarkets Mill Antiques Antiques Antique Shops Teddy's Amusements Bingo & Amusements Granada Electrical goods Electircal & Durable Goods Iceland Frozen foods Frozen Foods Yorkshire Fresh Foods General grocer Grocers & Delicatessens Foster and Plumpton Pharmacy Chemist & Drugstores Presto Supermarket Later demolished Supermarkets PDSA Charity Shop Charity shop Later demolished Charity Shops Golden Touch Amusements Later demolished Bingo & Amusements Vacant Vacant Later demolished Vacant Retail/Service Happy Homes Furniture Later demolished Furniture General Yorkshire Bank Bank Later demolished Retail Banks Vacant Vacant Later demolished Vacant Retail/Service Stylish Clothing Later demolished Clothing General East Hull Books Book shop Later demolished Booksellers Harrison's DIY DIY Later demolished DIY & Home Improvement 194 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 9 of 10

64 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 279 J. and W. News Newsagent Confectionery, Tobacco & News 57 Report printed: 15/06/2009 Data based on previous survey of 01 June 1995 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 10 of 10

65 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 3 Vacant Vacant Vacant Retail/Service 59 4 Vacant Vacant Vacant Retail/Service Hull Vac Vacuum Cleaners Electircal & Durable Goods 60 6 Car Crazy Motor accessories Vehicle Accessories 56 7 Eurasion Tandori fast food takeaway Fast Food & Takeaways Taxi office Taxis & Mini-cabs 95 9 Vacant Retail Vacant Vacant Retail/Service Scope Charity shop Charity Shops Peckham.com Computer/second hand Secondhand Goods, Books etc Pledge Body Piercing Body piercing /second hand jewellery Pawnbrokers Health & Beauty Paws Grooming Parlour Pet Grooming Other Business Services Kestrel Kebabs Fast Food Takeaway Fast Food & Takeaways K&R Motor engineers Vehicle Repairs & Servicing Belcher Discount Tyres Tyre dealer Vehicle Repairs & Servicing Vacant Vacant Vacant Retail/Service Bo-kays Florist Florist Florists Hair World Hairdressers Health & Beauty Pringles TV aerials/satelite dishes Business Goods & Services East Hull Cars Taxi Office Taxis & Mini-cabs Iky's place Fast Food Takeaway Fast Food & Takeaways Roses Corner Café Cafe Cafes Home Bargains General store Hardware & Household Goods Love From Gifts/greeting cards Greeting Cards 93 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 1 of 11

66 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 26 Direct Discount Carpets Carpets Furniture General Game Invader computer games Other Comparison Goods Stylish Womens & Childrens Wear Ladies Wear & Acc Downes Deep Down Diner Fish chips diner Fast Food & Takeaways Tops Hair Design Hairdressers Health & Beauty ABC furnishings Domestic appliances Electircal & Durable Goods Maharajah Restaurant/ take away Restaurants Elephant & Castle Public House Public Houses Ladbrokes Betting Office Casinos & Betting Offices Vacant Retail Vacant Retail Vacant Retail/Service Welcome financial services Finance Financial Services Chesters Drapery Textiles & Soft Furnishing Youth Taboo Initiative Community dropin centre Information & Advice Centres Vacant Retail Vacant Retail Vacant Retail/Service Age Concern Charity Shop Charity Shops Sue Ryder Care Charity Shop Charity Shops Motor World Motor Accessories Vehicle Accessories Vacant retail Garness Jones - To Let Vacant Retail/Service Vacant retail Leornards - For Sale Vacant Retail/Service Cuddly Girls Womens clothing Ladies Wear & Acc Vision Plus Opticians Opticians Help the Aged Charity Charity Shops Chiropractic Clinic Chiropodist Medical Services Hot property shop estate agents Property Services 63 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 2 of 11

67 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 50 Fiesta Cafe Cafe Cafes Shoe zone Footwear Footwear New World Oriental Restaurant Restaurant Restaurants Lucky Star Fast food takeaway Fast Food & Takeaways Pretty woman Ladies Clothing Ladies Wear & Acc Heartbeatz cards and Gifts Cards and Gifts Greeting Cards Miss Dance Dancewear Clothing General Care & Share shop (Salvation army) Charity Shop Charity Shops Herby's Delicatessen / Bakery Grocers & Delicatessens Discount Carpets Carpets Carpets & Flooring Harlequin Jewellers Jewellery, Watches & Silver Robert Higson Opticians Opticians Freshco food hall Bakers Bakers & Confectioners C. Crimlis Fast food takeaway Fast Food & Takeaways Holderness Road Methodist Church Church Religious Institutions Vacant Vacant Vacant Retail/Service Suds Laundry Dry Cleaners & Lauderettes Residential Residential Residential Bush Opticians Opticians Carmicheals Hair & Beauty Health & Beauty Karen's bridal house Wedding dresses Ladies Wear & Acc Guardian Security Systems Other Business Services Childrens Society Charity Shop Charity Shops 73 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 3 of 11

68 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 74 Vacant Retail Vacant retail Vacant Retail/Service Studio Hairdresser Health & Beauty The Paper Shop Newsagents Confectionery, Tobacco & News Pets paradise Petshop Other Comparison Goods Vacant Vacant Vacant Retail/Service Shades Boutique Ladies Wear Ladies Wear & Acc Vacant Retail Vacant Retail Vacant Retail/Service Roberts Furniture Furniture Furniture General Annison & Boddy Funeral Directors Other Business Services Paul Railton Hairdresser residential above Health & Beauty The Breeze Clothing male & female residential above Ladies & Mens Wear & Acc Easy Start Homes Ltd Property agent residential above Property Services Mascarade Costume Hire residential above Clothing & Fancy Dress Hire Wed'n'things Wedding Dresses residential above Ladies Wear & Acc The Cake Cabin Cake decorations residential above Other Comparison Goods Holderness Chiropractic Clinic Chiropodists storage above Medical Services Burnbrae surgery Doctors Surgery Medical Services Social services office Government & Municipal Buildings Dutton Moore Finance/business residential above Financial Services Biketech Motorbikes and scooters residential above Vehicle & Motorcycle Sales India Spice Fast Food Take Away Fast Food & Takeaways D&F.Kitchen Fast food takeaway residential above Fast Food & Takeaways 86 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 4 of 11

69 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 99 Hull Kingston Rovers Club Shop Sportswear residential above Sports, Camping & Leisure Goods 100 Style Sisters Hairdressers residential above Health & Beauty Residential Residential Residential Residential Residential Residential Residential Residential Residential Salon Oasis Nails and Beauty Salon residential above Health & Beauty Hanson Electrical Electrical Appliances and kitchen design showroom/storage above Electircal & Durable Goods Up 'n' Under Leisure Sportswear Clothing General Neil Hudgell Solicitors hairdressers above (oasis salon) Legal Services PJThompson Dentist Medical Services East Yorkshire Financial Services Financial advice - insurance, pensions, etc office use above Financial Services Farr-ahead Hairdresser residential above Health & Beauty Racing Cert Bookmakers residential above Casinos & Betting Offices Meat Master Butcher residential above Butchers Larrards Estate Agents residential above Property Services Sweets and Cards Newsagents/toys residential above Confectionery, Tobacco & News 115 Leonards Estate Agents office use above Property Services Everything Financial Financial Services office use above Financial Services Reeds Rains Estate Agents office use above Property Services Nuway TV / Video Electrical Goods Electircal & Durable Goods East Hull Cadet Centre Youth organisation Information & Advice Centres Crown Inn Public House Public Houses Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 5 of 11

70 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 121 Moss Pharmacy Chemists uncertain use above Chemist & Drugstores Vacant Retail Vacant Retail Vacant Retail/Service Top Class Dance Centre Entrance to health club (actual club above KFC) Sports & Leisure Facilities Carl's News,Food & Booze and Lee St. post office Newsagent/post office residential above Confectionery, Tobacco & News 128 Bosphorous Fast food takeaway residential above Fast Food & Takeaways United Reformed Church Church Religious Institutions Doctor's Surgery Doctors Surgery Medical Services R and A Pets Pet shop, DIY suppliers and garden centre residential above Gardens & Equipment East Hull Labour Party office Political party office residential above Offices Little Italy Fast Food Takeaway residential above Fast Food & Takeaways The Grafix Shack Printers/graphics residential above Other Business Services Kingdom hall - Jehovas Witness Church Religious Institutions Vacant other Vacant other residential above Vacant Other Buildings The Bank Public House Public Houses Southcoates medical centre Medical Centre Medical Services Good as New Second Hand Goods Prams / Bicycles / Ex catalogue goods residential above Secondhand Goods, Books etc 140 Posy jo's Florist uncertain use above Florists Advanced Building Services Offices residential above Property Services Southcoates News Newsagents Confectionery, Tobacco & News 145 Daves Barbers Hairdressers Health & Beauty not named Carpets residential above Carpets & Flooring Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 6 of 11

71 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 147 Paws Pets Emporium Pet shop/garden accessories residential above Other Comparison Goods Corden's cycles Cycle shop not in use above Cycles & Accessories Mortgage Company Financial Services office use above Financial Services Busy Bodies General household goods not in use above Hardware & Household Goods Pharmacy (K Goodyear) Pharmacy storage above Chemist & Drugstores Attica Hairdressers uncertain use above Health & Beauty Rovers Return cafe Cafe residential above Cafes Halifax Property Services Estate Agents residential above Property Services Bob Sewell Greengrocer storage above Greengrocers Key Cobblers Key Cutting/Shoe Repairs Leather Bags Repairs, Alterations & Restoration Sparkles Clothing storage above Clothing General Beercock, Wiles & Wick Estate Agents Property Services Vacant Retail Vacant office use above Vacant Retail/Service Whitaker Thompson Estate agent office use above Property Services Allen (AIC) Insurance Insurance agents office use above Financial Services Key Butchers residential above Butchers William H Brown Estate agent residential above Property Services Floral Creations Florists residential above Florists Kays Telecom Mobile Phones residential above Telephones & Accessories Vacant retail Vacant retail residential above Vacant Retail/Service Barnados Project Charity organisation office check use in more detail - retail outlet or office Offices Pramland Pram shop residential above Other Comparison Goods Coop Funeralcare Funeral Directors Other Business Services 1328 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 7 of 11

72 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 173 Just Beds Furniture Furniture General William Hill Bookmakers Casinos & Betting Offices Selections Second hand household goods Furniture General Southwells Menswear Suit Hire Mens Wear & Accessories Moon River Fast Food Takeaway Fast Food & Takeaways The Jesmond Arms Public House Public Houses Teddy's Amusement Arcade Bingo & Amusements Brooke Tools/ironmongery Hardware & Household Goods Iceland Frozen Food Frozen Foods Lloyds Chemists Chemist & Drugstores Barnados Charity Shop Charity Shops Halifax Bank Retail Banks Glyn Francis Carpets and furniture Furniture General Market Traders Toys cards sweets Toys, Games & Hobbies Boyes Mixed retail Department & Variety Stores Orchard Fruits Greengrocer Greengrocers Jeffcotts Butchers Butchers Candies Tobacconist and sweetshop Confectionery, Tobacco & News Nat West Bank Retail Banks Selles Chemists Chemist & Drugstores Dixy Chicken Fast food takeaway Fast Food & Takeaways Braim Newsagents Confectionery, Tobacco & News British Heart Foundation Charity Charity Shops 85 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 8 of 11

73 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 196 Quicksilver Amusements Bingo & Amusements Max Spielman Film processing Photo Processing Teddys Amusements Amusement Arcade Bingo & Amusements Cooplands Bakers Bakers & Confectioners Heron Frozen Food Frozen Foods Lloyds bank Bank Retail Banks Ethel Austin Clothes etc Clothing General From Their Heart Greetings cards/gifts Greeting Cards Carousel Amusements Bingo & Amusements SuperVeg Fruit & Vegetables Greengrocers Savers Chemists Chemist & Drugstores Greggs Sanwiches / Bakers Bakers & Confectioners Boots Chemist Chemist & Drugstores Skeltons Bakers Bakers & Confectioners Jacksons Large Grocery Retailer Convenience Stores Woodhead Bakers Bakers & Confectioners Don Dixon Butchers Butchers Dove House Charity Charity Shops Gills Newsagents Confectionery, Tobacco & News Simply Cards Cards & Gifts Greeting Cards Barclays Bank Retail Banks Bradford and Bingley Building Society Building Societies Jobes Cycles Cycles & Accessories Cash Converters Financial services Financial Services 40 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 9 of 11

74 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 222 Quicksilver Amusements Bingo & Amusements PDSA Charity shop Charity Shops Yorkshire Bank Bank Retail Banks A2Z General store Hardware & Household Goods Lidl Supermarket Supermarkets Brantano Footwear Footwear Poundstretcher Clothing Hardware & household Clothing General Choices Video Video hire Video Tape Rental Mcdonalds Restaurant/takeaway Fast Food & Takeaways Epicurian Catering Suppliers Other Business Services Empire Printers Printing Other Business Services Unique Leathers Clothing Clothing General Deliverance - Bait Boats Ltd Fishing assessories Other Business Services Psi Diving equipment repair Other Business Services Ultimate Baits Fishing assessories Other Business Services Dive Centre Diving Equipment Sales Sports, Camping & Leisure Goods Phillips Memorials Memorials Other Comparison Goods JJB sports Clothing & Sports Goods Gymnasium Shop at 1st floor, Gym at Ground Floor Sports, Camping & Leisure Goods 240 Matalan Clothing Household Goods Clothing General Big W Department & Variety Stores Department & Variety Stores KFC Fast Food Restaurant Drive Through FFTA Fast Food & Takeaways Humber Social Club Social Club Clubs Cash Express Financial services Financial Services Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 10 of 11

75 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 246 The Chair Man Furniture Furniture General Kwik Save Supermarket Supermarkets Dixy Chicken Fast food takeaway Fast Food & Takeaways Vacant retail Vacant retail Vacant Retail/Service Mystical and magical Fantasy goods, swords and Knives, etc Vacant Retail/Service 45 Report printed: 01/07/2009 Data based on previous survey of 23 June 2005 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 11 of 11

76 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 3 Vacant Retail Vacant Retail Vacant Retail/Service 59 4 Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service 60 6 Vacant Vacant Vacant Retail/Service 56 7 Vacant Vacant Vacant Retail/Service Taxi office Taxis & Mini-cabs 95 9 Vacant Retail Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service Pledge Body Piercing Body piercing/second hand jewellery Health & Beauty Paws Grooming Parlour Pet grooming Other Business Services Kestrel Kebabs Fast Food Takeaway Fast Food & Takeaways K&R Motor engineers Vehicle Repairs & Servicing Belcher Discount Tyres Tyre dealer Vehicle Repairs & Servicing Hems Sew Soon Dry cleaning Clothing repair Dry Cleaners & Lauderettes Bo-kays Florist Florist Florists Sweeney Todd Hairdressers Health & Beauty Vacant Vacant Vacant Retail/Service East Hull Cars Taxi Office Taxis & Mini-cabs Chicago fast food Fast Food Takeaway Fast Food & Takeaways Excellent Café Cafe Cafes Home Bargains General store Hardware & Household Goods Love From Gifts/greeting cards Greeting Cards 93 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 1 of 11

77 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 26 Eden Mobility Mobility Scooters Sales Vehicle Rental Vacant Vacant Vacant Retail/Service Stylish Womens & Childrens Wear Ladies Wear & Acc Downes Deep Down Diner Fish chips diner Fast Food & Takeaways Tops Hair Design Hairdressers Health & Beauty ABC furnishings Domestic appliances Electircal & Durable Goods Maharajah Restaurant/ take away Restaurants Elephant & Castle Public House Public Houses Ladbrokes Betting Office Casinos & Betting Offices Vacant Retail Vacant Retail Bingo & Amusements Welcome financial services Finance Financial Services Xtra finance Loans Financial Services Youth Taboo Initiative Community drop-in centre Information & Advice Centres Vacant Retail Vacant Retail Vacant Retail/Service Age Concern Charity Shop Charity Shops Hull Kingston Rovers sport memorabilia Sports, Camping & Leisure Goods Vacant Vacant Vacant Retail/Service Vacant retail Vacant retail Garness Jones - To Let Vacant Retail/Service Vacant retail Vacant retail Leornards - To Let Vacant Retail/Service Vacant Vacant Vacant Retail/Service Vision Plus Opticians Opticians Help the Aged Charity Shop Charity Shops Chiropractic Clinic Chiropodist Medical Services Fresh Sales and Letting Estate Agents Property Services 63 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 2 of 11

78 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 50 Fiesta Cafe Cafe Cafes Shoe zone Footwear Footwear Vacant Vacant Vacant Retail/Service Lucky Star Fast food takeaway Fast Food & Takeaways Indulgence Hair Studio hairdressers Health & Beauty Angel Nails Nail salon Health & Beauty Vacant Vacant To Let Vacant Retail/Service Care & Share shop (Salvation army) Charity Shop Charity Shops Herby's Delicatessen / Bakery Grocers & Delicatessens Accupuncture and Herbs Alternate remedy centre (traditional Chinese medicine) Health & Beauty Gladstones Jewellers Jewellery, Watches & Silver Robert Higson Opticians Opticians Freshco food hall Bakers Bakers & Confectioners Nemos Fast food takeaway Fast Food & Takeaways Holderness Road Methodist Church Church Religious Institutions L.M. Mobile phone. mobile phone unlocking, toys and second hand goods Off Licences Hunters Estate agent Property Services Residential Residential Residential Bush Opticians Opticians Carmicheals Hair & Beauty Health & Beauty Karen's bridal house Wedding dresses Ladies Wear & Acc Guardian Security Systems Other Business Services 73 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 3 of 11

79 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 73 Childrens Society Charity Shop Charity Shops Something special Bridal wear Ladies Wear & Acc Studio Hairdresser Health & Beauty The Paper Shop Newsagents Confectionery, Tobacco & News Pets paradise Petshop Other Comparison Goods Bikes Direct Bycycle sales and repairs Cycles & Accessories Vacant Vacant Vacant Retail/Service The Vacum company vacum sales other household electronics Electircal & Durable Goods Roberts Furniture Furniture Furniture General Annison & Boddy Funeral Directors Other Business Services Far Ahead Hairdressers residential above Health & Beauty Devine Beuty Tanning Salon residential above Health & Beauty Project Protection Insurance company residential above Other Retail Services Mascarade Costume Hire residential above Clothing & Fancy Dress Hire Wed 'n' Things Wedding clothing residential above Ladies Wear & Acc The Cake Cabin Cake decorations residential above Other Comparison Goods Holderness Chiropractic Clinic Chiropodists storage above Medical Services Burnbrae Surgery Doctors Surgery Medical Services Vacant Vacant unit possibly refurbishing to become residential Vacant Other Buildings Dutton Moore Finance/business residential above Financial Services Vacant Vacant Vacant Retail/Service India Spice Fast food takeaway residential above Fast Food & Takeaways D&F.Kitchen Fast food takeaway residential above Fast Food & Takeaways 86 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 4 of 11

80 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 99 Scruffy little cat Gift Boutique residential above Crafts, Gifts, China & Glass Style Sisters Hairdressers residential above Health & Beauty Residential Residential Residential Residential Residential Residential Residential Residential Residential Salon Oasis Nails and Beauty Salon residential above Health & Beauty Hanson Electrical Electrical Appliances and kitchen design showroom/storage above Electircal & Durable Goods Up 'n' Under Leisure Sportswear Clothing General Neil Hudgell Solicitors hairdressers above (oasis salon) Legal Services Vacant Vacant Vacant Retail/Service Hedon Insurance Financial advice - insurance, pensions, etc office use above Financial Services Mail News and Media Newsagents residential above Confectionery, Tobacco & News Crusty Cob Cattering company Bakers residential above Bakers & Confectioners Meat Master Butcher residential above Butchers Larrards Estate Agents residential above Property Services Vacant Vacant residential above Vacant Retail/Service Leonards Estate Agents office use above Property Services Kitchens by Design Kitchens sales Instalation office use above Furniture Fitted Reeds Rains Estate Agents office use above Property Services Nuway TV / Video Panasonic Electrical Goods Electircal & Durable Goods East Hull Cadet Centre Youth organisation Information & Advice Centres Crown Inn Public House Public Houses 667 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 5 of 11

81 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 121 Alliance Pharmacy Chemists uncertain use above Chemist & Drugstores Vacant Retail Vacant Retail Vacant Retail/Service Top Class Dance Centre Entrance to health club (actual club above KFC) Sports & Leisure Facilities Carl's News Food & Booze and Lee St. Post Office Newsagent/post office residential above Confectionery, Tobacco & News 128 Bosphorous Fast food takeaway residential above Fast Food & Takeaways United Reformed Church Church Religious Institutions Doctor's Surgery Doctors Surgery Medical Services R and A Pets Pet shop, DIY suppliers and garden centre 132 East Hull Labour Party Office residential above Gardens & Equipment 79 Political party office residential above Offices Little Italy Fast Food Takeaway residential above Fast Food & Takeaways Crystal Realm Jewellery Indian hand massage residential above Jewellery, Watches & Silver Kingdom hall - Jehovas Witness Church Religious Institutions Vacant Vacant Apears residential Sports & Leisure Facilities The Bank Public House Public Houses Southcoates Medical Centre Medical Centre Medical Services Good as New Second Hand Goods Prams / Bicycles / Ex catalogue goods residential above Secondhand Goods, Books etc 140 Candid Studios Photography studios uncertain use above Photo Studio Advanced Building Services Offices residential above Property Services Southcoates News Newsagents Confectionery, Tobacco & News 145 Vacant Vacant Vacant Retail/Service Paul Parker Carpets Carpets residential above Carpets & Flooring Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 6 of 11

82 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 147 Paws Pets Emporium Pet shop residential above Other Comparison Goods Cycle Life Bikes not in use above Cycles & Accessories Mortgage Company Financial Services office use above Financial Services Busy Bodies General household goods not in use above Hardware & Household Goods Co-Operative Pharmacy Pharmacy storage above Chemist & Drugstores Home Comforts Furniture shop uncertain use above Furniture General Rovers Return cafe Cafe residential above Cafes Halifax Property Services Estate Agents residential above Property Services Vacant Vacant To Let Vacant Retail/Service Key Cobblers Key Cutting/Shoe Repairs Leather Bags Repairs, Alterations & Restoration Sparkles Clothing storage above Clothing General Beercock, Wiles & Wick Estate Agents Property Services Belvoir - Letting Agents Estate agents office use above Property Services Whitaker Thompson Estate agent office use above Property Services Swintons Property Agents Estate Agents office use above Property Services Zoo Tattoo and body pearcing residential above Other Retail Services William Brown Estate agent residential above Property Services Couture Flower Florists residential above Florists Vacant Vacant possibilty of residential above Vacant Retail/Service Quality Bakers Bakery residential above Bakers & Confectioners Barnados Project Charity organisation office Offices Pramland Pram shop residential above Other Comparison Goods Co-op Funeral Care Funeral Directors Other Business Services 1328 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 7 of 11

83 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 173 Just Beds Furniture Furniture General William Hill Bookmakers Casinos & Betting Offices Vacant Vacant Soon to be a new grill house Vacant Retail/Service Anthonys Wedding and formal hire Suit Hire Mens Wear & Accessories Moon River Fast Food Takeaway Fast Food & Takeaways Marleys resteraunt café Resteraunt and Café Cafes Teddy's Amusement Arcade Bingo & Amusements Brooke Tools/ironmongery Hardware & Household Goods Iceland Frozen Food Frozen Foods Lloyds Chemists Chemist & Drugstores Barnados Charity Shop Charity Shops Halifax Bank Retail Banks Glyn Francis Carpets and furniture Furniture General Vacant Vacant Vacant Retail/Service Boyes Mixed retail Department & Variety Stores Orchard Fruits Greengrocer Greengrocers Jeffcotts Butchers Butchers Tony's Textiles Textiles and clothing Textiles & Soft Furnishing Nat West Bank Retail Banks Alliance Pharmacy Chemists Chemist & Drugstores Top Fried Chicken Fast Food Takeaway Fast Food & Takeaways Braim Newsagents Confectionery, Tobacco & News British Heart Foundation Charity Charity Shops 85 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 8 of 11

84 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 196 Quicksilver Amusements Bingo & Amusements Max Spielman Film processing Photo Processing Teddys Amusements Amusement Arcade Bingo & Amusements Cooplands Bakers Bakers & Confectioners Heron Frozen Food Frozen Foods Lloyds Bank Bank Retail Banks Ethel Austin Clothes etc Clothing General Betfred Bookmakers Casinos & Betting Offices Carousel Amusements Bingo & Amusements Browns Greengrocer and florist Greengrocers Alternatives Cards and gifts Greeting Cards Greggs Sanwiches / Bakers Bakers & Confectioners Boots Chemist Chemist & Drugstores Vacant Vacant Vacant Retail/Service Sainsburys Supermarket Supermarkets Woodhead Bakers Bakers & Confectioners Don Dixon Butchers Butchers Dove House Charity Charity Shops Gills Newsagents Confectionery, Tobacco & News Simply Cards Cards & Gifts Greeting Cards Barclays Bank Retail Banks Bradford and Bingley Building Society Building Societies Jobes Cycles Cycles & Accessories Cash Converters Financial services Financial Services 40 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 9 of 11

85 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 222 Quicksilver Amusements Bingo & Amusements PDSA Charity shop Charity Shops Yorkshire Bank Bank Retail Banks Chiltern Mills Soft furnishings Textiles & Soft Furnishing Lidl Supermarket Supermarkets Select Womens clothing Clothing General Poundstretcher Clothing/household goods Clothing General Vacant Vacant Vacant Retail/Service Mcdonalds Restaurant/takeaway Fast Food & Takeaways Vacant Vacant Vacant Retail/Service Yorkshire Blinds Blind and Curtain sales Other Comparison Goods Unique Leathers Clothing Clothing General Validated Hygiene Solutions Cleaning company Other Business Services Peckham.com New and used computer sales Electircal & Durable Goods Bike Tech Bike repairs and parts Cycles & Accessories Dive Centre Diving Equipment Sales Sports, Camping & Leisure Goods Phillips Memorials Memorials Other Retail Services JJB sports Clothing & Sports Goods Gymnasium Shop at 1st floor, Gym at Ground Floor Sports, Camping & Leisure Goods 240 Matalan Clothing Household Goods Clothing General ASDA Large supermarket Supermarkets KFC Fast Food Restaurant Fast Food & Takeaways Humber Social Club Social Club Clubs Cash Express Financial services Financial Services Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 10 of 11

86 Holderness Road Surveyor Initials Date of Survey / / Ref Fascia: Main Activity: Secondary Activity: Comments: Classification: Gross Area 246 Hair for men and Attica ladies hair Hairdressers Health & Beauty Vacant Vacant Vacant Retail/Service Dixy Chicken Fast food takeaway Fast Food & Takeaways Vacant Vacant Vacant Retail/Service Vacant Vacant Vacant Retail/Service 45 Report printed: 15/06/2009 Data based on previous survey of 02 March 2009 Any split of units or reconfiguration should be recorded against new reference number(s) and new polygon(s) created Page 11 of 11

87 APPENDIX 3 Existing District Centre Boundary

88 In gs Rd M ay b u r y R o a d Po rt ob el lo ad St re et Ho o sr s e rn e ld East Park Su m m er ga oa ad hc Ro ut s So ng te e nu ve sa La bu rn da en ra Av Fa am y ue St re et Te lfo rd St re in et Br dl ey St re m en St re et et er se y St re ew ge Ro ad S o u th c o a te s et Ro ou nt Pl sl ld er ne ss M rn ey Ho Ba St re M et Sh ea sa er nt Ho Denaby Court Kingston Shopping Centre lla nd Vi St ct bu rn Lane New Br idge R d. ad M lla N Vi co Holderness House or ri ll St R usten bu rg Stre e t. R e ns bu rg St re e t St. M id dl eb u rg St re e t. Holderness Road AAP R os m ea d St re e t or St DISTRICT CENTRE. Es tc ou r t S tr e et er d. The Mount Retail Park Stre s i ll Holderness Road / New Bridge Road Focus Area et Existing District Centre (Hull City Plan Adopted May 2000) (even) Craven Park public house, 180 to 552 Holderness Road; (even) 2 to 20 Southcoates Lane and Doctor s Surgery, Southcoates Lane; (odd) 147 to 363 Holderness Road; and (odd) 419 to 431 Holderness Road. re St y be c o a te s L ane South t Ab le a s a n Mount P et H ol de rn es s Ro ad E New B ridg AAP boundary N Walking Time - 400m in 5 minutes 100m 200m 300m Cl ar en ce St re et 0m This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty s Stationery Office Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings Hull City Council, , 2008 Scale - A0

89 APPENDIX 4 Pedestrian Survey Methodology and Results

90 APPENDIX 4 PEDESTRIAN MOVEMENT Since pedestrian footfall comprises a key indicator of the vitality of shopping streets (PPS6, Paragraph 4.4), as part of this study JMP undertook pedestrian footfall surveys to measure the numbers and movement of people within the centre. The purpose of the surveys was to more fully understand the pattern of movement within the centre in order to assess the vitality, and viability, of different parts of the centre. Survey Methodology Pedestrian counts were undertaken at six points along Holderness Road on Wednesday 25 th February and Saturday 28 th February The pedestrian surveys were undertaken over a typical trading period and were completed on both a Wednesday and a Saturday to get a view of a typical weekday and weekend (and the difference between the two). Care was taken to avoid school holidays, market days and shorter trading days (although the latter two did not apply to the Holderness Road District Centre) to give representative results. A total of 6 sites were surveyed on both sides of the District Centre. An explanation for selection of these points is as follows: Table 3.1: Survey Sites Survey Point Explanation 1 The southern most under the railway bridge 2 The heart of the retail area 3 The mid-point of the centre. This location is also the location where the footpath narrows on the southern side and vehicles sometimes pull onto the footway for servicing due to space constraints on the road (thereby potentially affecting pedestrian flows). 4 The end of the main shopping area on both sides 5 The location of the small parade of shops on each side of the centre considered disconnected from the main shopping area 6 The location of a small parade of shops on either side of the road even further from the main shopping area (out of centre). This point provides a good comparison with the heart of the retail centre.

91 Points 1-5 of the survey fall within the designated District Centre whilst point 6 is outside the centre. This enabled a full picture of pedestrian movement both within and outside the centre in order to inform the options appraisal for the HRC AAP. A plan indicating the location of the 6 survey points is included in Appendix 4. Surveys were undertaken on both sides of the road for a half an hour period in the morning and in the afternoon (outside of the peak periods to enable representative results). In order to allow for the fact that some sites were surveyed closer to the busy midday period in the morning, these sites were surveyed later in the afternoon to gain an appreciation of the relative effect. The following table sets out when each site was surveyed on each day: Table 3.2: Pedestrian Survey Schedule The direction in which the pedestrians were walking on each side of the road (east bound or west bound) was also recorded to give a clearer indication of pedestrian flow on each side of the street. A note was also taken of people crossing the street (i.e. people moving across the street as well as along). As well as the number, and direction, of pedestrian movements, pedestrians were categorised by type to include elderly and younger people as well as disabled people and any particular groups of people in order to understand why certain people may be in a particular area of the centre and particular desire lines within the centre and crossings. A record was also taken of the locations of crossings and bus stops in relation to the survey sites in order to understand whether the sites chosen are close to crossings and whether heavier flows are as a result of people moving towards crossings (and hence why they are busier). The location of bus stops and pedestrian crossings are indicated alongside the survey point locations in Appendix 4. The above methodology and survey points were discussed and agreed with the Council prior to completion of the survey.

92 Survey Results Pedestrian flows at each of the sites in the morning and in the afternoon on Wednesday and Saturday were recorded in Excel and presented in the following tables. Graphs were then produced to more effectively illustrate indicate pedestrian footfall at the various points throughout the centre as follows. The graphs indicate the total number of people walking in both directions past the surveyor: Figure 3.1: Pedestrian Counts (Wednesday AM) Pedestrian Counts (Wednesday AM) Pedestrians (2 way) North Side South Side Survey Point As indicated in Figure 3.1 above, there is a clear concentration of pedestrian activity within the District Centre (survey points 1-4) with the highest levels of pedestrian activity located between survey points 2 and 3 identified as the heart of the retail area and mid point of the centre. The south side of the centre demonstrated a peak of 378 at point 3 whilst the highest number of pedestrians on the north side was point 2 with a peak of 128. A marked difference in pedestrian footfall was identified between the north and south sides of Holderness Road with much greater pedestrian activity on the south side. There were only slightly higher numbers of pedestrians on the northern side of the centre at survey point 6 (out of centre). The survey on Wednesday morning indicated a total of 461 pedestrians on the north side of the centre (throughout the day) compared with 1,210 on the south side. This reflects a proportion of 2.6 by which the south is greater than the north.

93 Figure 3.2: Pedestrian Counts (Wednesday PM) Pedestrian Counts (Wednesday PM) Pedestrians (2 way) North Side South Side Survey Point Similar to Figure 3.1, the survey on Wednesday afternoon demonstrated a similar concentration of pedestrian activity on the south side of the centre towards the western end. Flows on the northern side are also at a similar scale to the morning except at Site 5 where flows are almost doubled from those observed in the morning. However, it was noted that children walking home from school are likely to have skewed the count since the site was surveyed from 3.30pm 4.00pm. The south side of the centre demonstrated a peak of 443 at point 3 whilst the highest number of pedestrians on the north side was point 2 with a peak of 138. The survey on Wednesday afternoon indicated a total of 531 pedestrians on the north side of the centre (throughout the day) compared with 1,333 on the south side. This reflects a proportion of 2.5 by which the south is greater than the north. Taking the total pedestrian activity throughout the day (both morning and afternoon), 3,535 pedestrians were surveyed within the District Centre of which 9,992 were on the north side of the centre compared with 2,720 on the south indicating 2.6 times as much pedestrian activity on the south side of the centre.

94 Figure 3.3: Pedestrian Counts (Saturday AM) Pedestrian Counts (Saturday AM) Pedestrians (2 way) North Side South Side Survey Point The pedestrian counts undertaken on Saturday morning produced a slightly different pattern of pedestrian activity within the District Centre, indicating a dip in pedestrian footfall at survey point 2 (considered to be the heart of the retail area) before resuming a peak at survey point 3. Peak pedestrian movement on both sides of the centre was identified at survey point 3 with peaks of 205 and 457 on the north and south sides respectively. Slightly higher numbers of pedestrians were identified on the northern side of the centre at survey point 5. This discrepancy with the typical weekday results is thought to be as a result of different travel behaviour on a Saturday, explained by the time at which the survey was undertaken relative to the average peak on a Saturday morning (which is understandably later than that of a weekday morning). The survey on Wednesday afternoon indicated a total of 662 pedestrians on the north side of the centre (throughout the day) compared with 1,205 on the south side. This reflects a proportion of 1.8 by which the south is greater than the north.

95 Figure 3.4: Pedestrian Counts (Saturday PM) Pedestrian Counts (Saturday PM) Pedestrians (2 way) North Side South Side Survey Point On Saturday afternoon flows at each site return to a similar scale to those observed during the week whilst remaining slightly higher at Survey point 4. The pedestrian pattern indicates a clear concentration of pedestrian activity between survey points 1-4 and an internal concentration on the south side of the centre located between survey points 2 and 3. The south side of the centre demonstrated a peak of 456 at point 3 whilst the highest number of pedestrians on the north side was point 4 with a peak of 139. There were no survey points where pedestrian activity on the north side of the centre exceeded that of the south. The survey on Saturday afternoon indicated a total of 478 pedestrians on the north side of the centre (throughout the day) compared with 1,515 on the south side. This reflects a proportion of 3.2 by which the south is greater than the north. Taking the total pedestrian activity throughout the day (both morning and afternoon), 3,860 pedestrians were surveyed within the District Centre of which 1,140 were on the north side of the centre compared with 2,720 on the south, providing a proportion by which activity on the south is greater than the north by 2.4. Survey Conclusions In summary, the graphs illustrate that the heart of the district centre is located around sites 2 and 3 where generally the largest pedestrian flows occur both on the north and south sides of Holderness Road. However, on the southern side of Holderness Road, the district centre extends further east and west than the northern side, in line with the longer parade of shops present.

96 As is clear from the graphical representation of the footfall data, pedestrian activity with the centre is clearly concentrated on the south side of the centre in both the morning and the afternoon of Saturdays and typical weekdays. Overall pedestrian flows are approximately 2.5 times greater on the southern side than the northern side. This marked difference is further evidence of the barrier that Holderness Road has to movement between the two sides of the centre. Pedestrian activity is consistently at its greatest on the south side of the centre at Survey Point 3 (identified as the mid point of the centre). Pedestrian activity falls significantly past the end of the main shopping area on both sides of the centre with survey points 5 and 6 both displaying similarly low levels of pedestrian activity. Whilst low levels of pedestrian activity are expected beyond the formal District Centre boundary at survey point 6, similarly low levels of pedestrian activity were also identified at survey point 5 within the District Centre boundary identified on Hull s adopted Local Plan Proposals Map (May 2000). As identified both within the District Centres Study (2006) and during the on-site survey, the pedestrian flow data substantiates the observation that the shops and services to the East of Holderness House form a secondary area within the District Centre as indicated by the significantly lower levels of pedestrian footfall experienced here. Whilst footfall was lower at the first survey point (opposite The Mount Retail Park), more footfall was identified here than at the eastern end of the centre given as a result of linked trips from the Retail Park to the District Centre. The relatively high level of pedestrian activity within this area of the centre presents an opportunity for improvement of this area, particularly given the prevalence of vacant units on the north side of the centre. Further On-site Observations Southcoates Lane It has been observed that there is no pedestrian phase at the signalised junction between Holderness Road and Southcoates Lane despite this being a busy junction at the eastern extent of the district centre. Consequently, pedestrians have to cross Southcoates Lane during inter-greens, and staff at local shops have commented that elderly people have particular difficulties. The lack of crossing facilities in this location could be affecting people s willingness to walk to the district centre from this area, potentially adding to congestion or encouraging potential customers to shop elsewhere. Whilst undertaking the pedestrian counts, the number of pedestrians crossing Southcoates Lane during a typical half hour period was also surveyed. The results are presented in the following table:

97 Table 3.3: Two Way Pedestrian Flow Across Southcoates Lane (half hour) As Table 3.3 shows, there are over 100 pedestrians crossing Southcoates Lane each hour and this does not account for the busy lunchtime period when flows are likely to be much greater. The nearest pedestrian crossing of Southcoates Lane is a zebra crossing located approximately 100m to the east of the signalised junction. A further alternative for those continuing along Holderness Road is to cross to the north side of Holderness Road at one of the two pedestrian crossings which are located approximately 150m before and after Southcoates Lane and cross back following the Holderness Road / Southcoates Lane junction. However, this is a more inconvenient route for pedestrians and means that they do not pass by shops at the northern end of the district centre, potentially affecting their business. This movement could be one of the reasons why pedestrian flows on the southern side of Holderness Road are generally much less at site 4 than those at site 3. Pedestrian crossings Informal observations of movements at the pedestrian crossings adjacent to sites 1, 2, 3 and 4 found the following key trends; At sites 1, 2 and 4, pedestrians heading southwest bound on the north side of Holderness Road frequently cross to the south side at the pedestrian crossing. At sites 1 and 2 this is probably due to the fact that on the north side, following the crossing, most of the shops are boarded up whereas on the south side, shops are present. At site 4, the use of the pedestrian crossings either side of the Holderness Road / Southcoates Lane junction, avoiding the problematic crossing of Southcoates Lane, could be the reason for the strong movement observed. In all instances, the movement in the opposite direction was far less pronounced, further illustrating the relative popularity of the shops on the southern side, demonstrated by the pedestrian counts. At site 3, movements either side of the pedestrian crossing showed no distinct patterns like those observed at sites 1, 2 and 4. This supports the conclusion that the heart of the district centre is around sites 2 and 3. A plan showing the distinct movements at the crossings, along with those parades of shops that are largely boarded up, is provided in Appendix L of the transport baseline document produced by JMP.

98 Other Observations Pedestrian barrier rails are in place intermittently throughout the district centre between Burleigh Street and Southcoates Lane, however due to the relatively slow moving traffic along this section of Holderness Road, pedestrians often cross the road between the pedestrian crossings. Accident records show that there have been 11 accidents (eight slight and three serious) involving pedestrians crossing Holderness Road between pedestrian crossings between 2003 and At the Burleigh Street / Holderness Road junction, the pedestrian waiting times from calling the signal can be well in excess of one minute. Consequently, many pedestrians cross the road between vehicles before the signals have changed or make a diagonal movement across the junction to avoid the pedestrian barrier rails surrounding the pedestrian crossing (see figure below). Accident records show that there was a serious injury caused to a pedestrian on the crossing in Figure 1.1 Barrier rails surrounding pedestrian crossing at Burleigh Street: It was also observed that a large volume of pedestrians from the district centre head towards Mersey Street where the road has been closed to traffic. This may be due to the fact that there is convenient on-street parking in this area on Manet Road (which has fewer houses fronting onto it since it is the route between the rows of terraced housing on Mersey Street and Durham Street).

99 APPENDIX 5 Pedestrian survey sites, pedestrian crossings and bus stops

100

101 APPENDIX 6 Pedestrian Movement Plan

102

103 APPENDIX 7 Retail Audit Results

104 APPENDIX 7 Retail and Service uses (indicating National, Regional and Key Attractors) North Side Unit Retail Use Class Goad Class Category Humber Social Club Service A4 G3A Taxi company Service Sui Generis Unknown Body Piercing Ltd Service Sui Generis G3B Kestrel (Kebab shop) Service A5 G3A Belcher Discount Tyres Comparison A1 G2J Hems Sew Soon Service A1 Clothing Bo Kay s Florist Comparison A1 G2M Sweeney Todd Service A1 G3B Hairdressers Delta Taxis Service Sui Generis Unknown Chicago Fast Food Service A5 G3A Excellent Café Service A3 G3A Home Bargains Comparison A1 G2L Love From (Greetings Comparison A1 G2I Cards) Eden Mobility Comparison A1 Unknown Game Invader Comparison A1 G2N Stylish (Ladies and Comparison A1 Clothing teenage wear) Golden Deep Down Service A3 G3A Diner Tops Hair Design Service A1 G3B ABC Furnishings Comparison A1 G2G (Domestic Appliances) Maharaja Restaurant / Service A3 G3A Takeaway Elephant and Castle Service A4 G3A Public House Ladbrokes Betting Shop Service A2 Unknown Welcome Finance Service A2 G3E Extra Finance Service A2 G3E Age Concern Charity Comparison A1 G2P Shop Hull Kingston Rovers Comparison A1 Clothing (Retail) Vision Plus Opticians Comparison A1 G2K Help the Aged Charity Comparison A1 G2P Shop Fresh Sales and Lettings Service A2 G3G Fiesta Café Service A3 G3A Shoe Zone Comparison A1 G2A New World Chinese Service A3 G3A Restaurant Lucky Star Chinese Service A5 G3A

105 Takeaway Indulgence Hair Studio Service A1 G3B Angel Nails Service Sui Generis G3B Salvation Army Charity Comparison A1 G2P Shop Herby s Bakery and Café Service Sui Generis G3A Acupuncture Herbs Comparison A1 G2K Gladstone Jewellers Comparison A1 G2O Robert Higson Jewellers Comparison A1 G2O Freshco Food Halls Convenience A1 Convenience Nemo s Fish Takeaway Service A5 G3A LM Mobiles Comparison A1 G2G Hunters Estate Agents Service A2 G3G Bush Opticians Comparison A1 G2K Carmichael s Hair and Service A1 G3B Beauty Karen s Bridal House Comparison A1 Clothing Guardian Security Comparison A1 Unknown Services The Children s Society Comparison A1 G2P Charity Shop Something Special Bridal Comparison A1 Clothing Studio Hair and Beauty Service A1 G3B The Paper Shop Comparison A1 G2F Pets Paradise Comparison A1 G2P Bike Direct Comparison A1 G2N The Vacuum Company Comparison A1 G2G Robert s Furniture Comparison A1 G2E Farr Ahead (Hair salon) Service A1 G3B Divine Beauty Service A1 G3B Project Zero Finance Service A2 G3E Mascarade Fancy Dress Comparison A1 Clothing Wed n Things Comparison A1 G2N The Cake Cabin Comparison A1 G2P South Side Unit Retail Use Class Category Unique Leathers Comparison A1 G2I Hygiene Solutions Service A1 Unknown Peckham s Computer Comparison A1 G2G Sales and Repairs Bike Tech Service A1 G2N Dive Centre Service Sui Generis G2N Philip s Memorials Service A2 Unknown McDonalds Service Sui Generis G3A Stretcher Comparison A1 G2L Select Womenswear Comparison A1 Clothing Lidl Convenience A1 Convenience Chiltern Mills Comparison A1 G2E Yorkshire Bank Service A2 G3E PDSA Charity Shops Comparison A1 G2P

106 Quicksilver Amusements Service Sui Generis Unknown Cash Converters A2 G3E Jobes Cycles Comparison A1 G2N Bradford and Bingley Service A2 G3E Barclays Bank Service A2 G3E Simply Cards Comparison A1 G2F Gill s Newsagent Convenience A1 Convenience Dove House Hospice Comparison A1 G2P Charity Shops Don Dixon Butcher Convenience A1 Convenience Woodhead Baker Convenience A1 Convenience Sainsbury s Local Convenience A1 Convenience Boots Pharmacy Comparison A1 G2K Greggs Convenience A1 Convenience Savers Comparison A1 G2K Brown s Greengrocer Convenience A1 Convenience Carousel Games Service Sui Generis Unknown Bet Fred Service A2 Unknown Ethel Austin Women s Comparison A1 Clothing Wear Lloyds TSB Service A2 G3E Heron Frozen Foods Convenience A1 Convenience Cooplands Bakery Convenience A1 Convenience Teddy s Amusements Service Sui Generis Unknown Max Spielman Comparison A1 Unknown Quicksilver Games Service Sui Generis Unknown British Heart Foundation Comparison A1 G2P Charity Shop Braim Newsagents Convenience A1 Convenience Top Fried Chicken Service A5 G3A Takeaway Alliance Pharmacy Comparison A1 G2K Natwest Service A2 G3E Tony s Textiles Comparison A1 G2E Jeffcott s Butchers Convenience A1 Convenience Orchard Fruits Convenience A1 Convenience Boyes Comparison A1 G2L Glyn Francis (Carpets Comparison A1 G2E and Furniture) Halifax Bank Service A2 G3E Banardos Charity Shop Comparison A1 G2P Lloyds Pharmacy Comparison A1 G2K Iceland Convenience A1 Convenience Brooke Ironmongers Comparison A1 Unknown Teddy s Amusements Service Sui Generis Unknown Marley s Café Bar Service Sui Generis G3A Moon River Chinese Service A5 G3A Takeaway Anthony s Wedding and Comparison A1 Unknown Formal Hire Coffee Shop Service A3 G3A William Hill Betting Shop Service A2 Unknown Just Beds Comparison A1 G2E

107 Co operative Funeralcare Service A2 Unknown Pramland Comparison A1 G2P Edenack s bakery Convenience A1 Convenience Couture Flowers Comparison A1 G2M William H Brown Estate Service A2 G3G Agents Tattoo and Body Piercing Service Sui Generis Unknown Swinton Insurance Service A2 G3E Whitakers Estate Agent Service A2 G3G Bellvoir Lettings Service A2 G3G Beerock, Wiles and Nick Service A2 G3G Estate Agent Sparkles Fashion Comparison A1 Clothing Key Cobbler Comparison/Convenience A1 G2A Halifax Estate Agent Service A2 G3E Rovers Return Café Service A3 G3A Hair For Men/Attica Service A1 G3B Hairdressing Cash Express Comparison A2 Unknown (Pawnbroker) Home Comforts Comparison A1 G2E (Furniture) Co operative Pharmacy Comparison A1 G2K Busy Bodies (Hardware Comparison A1 G2H and DIY) The Mortgage Company Service A2 G3E Cyclelife Comparison A1 G2N Paws Pet shop Comparison A1 G2P Paul Parker Carpets Comparison A1 G2E Southcoates News Convenience A1 Convenience Dave s Barbers Service A1 G3B Cash Point (Pawnbroker) Comparison A2 Unknown Good As New (Seconds Comparison A1 G2P shops) The Bank Public House Service A4 G3A Crystal Realm Comparison A1 G2K Aromatherapy Little Italy Café and Service A3 G3A Restaurant Randu Pets and Fishing Comparison A1 G2P Bosphorus Kebabs Service A5 G3A Carl s News Convenience A1 Convenience Alliance Pharmacy Comparison A1 G2K The Crown Public House Service A4 G3A Panasonic Electrical Comparison A1 G2G Reeds Rains Estate Service A2 G3G Agent Kitchens By Design Comparison A1 G2E Leonard s Estate Agent Service A2 G3G Lorad s Estate Agent Service A2 G3G Meatmaster Wholesale Convenience A1 Convenience Crusty Cob Sandwich Bar Service A3 G3A

108 Parkgate News Convenience A1 Convenience Hedon Insurance Service A2 G3E Gym Service D2 G3B Public House Service A4 G3A Neil Hudgell (Accident Service B1 G3E Lawyers) Up n Under Comparison A1 G2N (Leisure/Sports) Hanson Electrical Comparison A1 G2G Salon Oasis (Hair and Service A1 G3B Beauty) Style Sisters Service A1 G3B Hairdressers Scruffy Little Cat Comparison A1 G2I (Household furnishings) D and F Kitchen Chinese Takeaway Service A5 G3A KEY National Multiples Regional Multiples Key Attractor

109 APPENDIX 8 Car Parks

110

111 APPENDIX 9 Proposed District Centre Boundary (Indicating previous boundary)

112 In gs Rd M ay b u r y R o a d Po rt ob el lo ad St re et Ho o sr s e rn e ld East Park Su m m er ga oa ad hc Ro ut s So ng te e nu ve sa La bu rn da en ra Av Fa am y ue St re et Te lfo rd St re in et Br dl ey St re m en St re et et er se y St re ew ge Ro ad S o u th c o a te s et Ro ou nt Pl sl ld er ne ss M rn ey Ho Ba St re M et Sh ea sa er nt Ho Denaby Court Kingston Shopping Centre lla nd Vi St ct bu rn Lane New Br idge R d. ad M lla N Vi co Holderness House or ri ll St R usten bu rg Stre e t. R e ns bu rg St re e t St. M id dl eb u rg St re e t. Holderness Road AAP R os m ea d St re e t or St DISTRICT CENTRE. Es tc ou r t S tr e et er d. The Mount Retail Park Stre s i ll Holderness Road / New Bridge Road Focus Area et Existing District Centre (Hull City Plan Adopted May 2000) (even) Craven Park public house, 180 to 552 Holderness Road; (even) 2 to 20 Southcoates Lane and Doctor s Surgery, Southcoates Lane; (odd) 147 to 363 Holderness Road; and (odd) 419 to 431 Holderness Road. re St y be c o a te s L ane South t Ab le a s a n Mount P et H ol de rn es s Ro ad E New B ridg AAP boundary N Walking Time - 400m in 5 minutes 100m 200m 300m Cl ar en ce St re et 0m This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty s Stationery Office Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings Hull City Council, , 2008 Scale - A0