T:\John Hempson\Health Check\2007\Health Check 2007.Doc

Transcription

1 T:\John Hempson\Health Check\2007\Health Check 2007.Doc

2 Contents Background 3 Key Findings 4 Performance... 4 Environment... 5 Performance Indicators 6 Outlets... 6 Floorspace... 8 Vacant Outlets Retail Key Indicators Footfall Employment Shop Rents Commercial Yield Office Accommodation Residential Planning Approvals Environment 22 Travel Crime Street Cleanliness and Graffiti Air Quality Appendix 27 Change in Outlets Change in Floorspace Goad Key Indicators Composition... Goad Key Indicators Multiples... Zone A Shop Rents... 2

3 Background This Health Check updates key elements from the previous study published in April 2007, which was produced by the Urban Centres Management Team, within Wakefield Metropolitan District Council. To provide continuity and the opportunity for comparisons to be drawn, attempts have been made to use data sources compatible with the study completed in 2007 and the previous study published in 2005 by GVA Grimley on behalf of Wakefield Metropolitan District Council. This has not always proved to be possible. However, it should be relatively straightforward to refresh the sources that have been used for use with any future Health Check updates. The document is divided into two main sections covering Performance and Environmental issues. Guidance from Planning Policy Statement 6 (PPS6) published by the former Office of the Deputy Prime Minister for measuring the vitality and viability of town centres has been followed where relevant. Topics from this guidance that have been included are Diversity of main town centre uses Retailer representation Vacant property Shopping rents Commercial yields Pedestrian flow (footfall) Crime Environmental quality Beyond PPS6 some commentary on employment, office accommodation demand and residential development has been included. 3

4 Key Findings Performance Since 1997, the total number of retail units in Wakefield has been broadly stable with a fall of just 5, from 512 in 1997 to 507 in There have been changes in the composition of retail trade groups within the city with falls in the number of Convenience units, down by 8 from 56 in 1997 to 48 in 2007 and Comparison units down by 31 from 275 to 244. Vacant units have also decreased from 57 to 51 between 1997 and In contrast, Service units have increased by 33 from 120 in 1997 to 153 in Since the 2007 Health Check, the total number of retail units has increased by 3 from 504 in 2006 to 507 in Between 2006 and 2007, Convenience units increased by 1 from 47 to 48, Comparison units decreased by 8 from 252 to 244 and the growth in the number of Service units continued with an increase of 1 from 152 to 153. Vacant units increased by 9 between 2006 and 2007 from 42 to 51. Compared to Great Britain, Wakefield had a higher than average number of Convenience units, though the index value for this reduced from 115 in 2003 to 104 in (Index values set the average at 100 and therefore show what is performing above and below average.) Wakefield also had a higher than average number of Comparison units with an index value in 2003 of 103, rising slightly to 106 in The index values for the Service group, at 86 in 2003 and 91 in 2007 indicate a less than average presence, but with a rising trend. The trends suggest Wakefield city centre is moving closer to the national proportions of comparison, convenience and service units. Footfall trends for Westgate in 2007 did not start as well as 2006 however there was a significant year end uplift in 2007 that was greater than the year end up lift seen in A clear declining trend for Wakefield Market emerged in 2006 and 2007 with recorded values for 2007 below those for any of the years previously recorded. In 1987, when records from FOCUS (a national on-line data provider) begin, Wakefield had a lower Zone A retail rental value, at maximum per square foot (psf), than any of those recorded for neighbouring centres. Since then, of those centres, with the exception of Leeds, Wakefield has had the highest cumulative growth, at 155.6%, resulting in maximum a rental value of psf in 2004 to Between 2004 and 2007, data from the Valuation Office Agency (VOA) indicates that there has been an improving trend for commercial yields in Wakefield. Neighbouring centres including Doncaster, Huddersfield and Leeds have also had an improving trend for commercial yields. This suggests growing attractiveness of the centre for commercial investment. 4

5 Key Findings Environment Data gathered by Wakefield Council for Local Transport Plan monitoring purposes shows that between 2000 and 2007 total peak-time movements in and out of the city increased by 688 per hour from 8,992 to The bulk of this increase is accounted for by a change in the number of car movements. Since 2002/03, when the National Crime Reporting Standard was introduced, total offences have fallen by 321 from 2,560 to 2,239 in 2006/07. Recorded crimes in all categories except for violent crime have reduced. Monitoring by Wakefield Council against nationally recognised Best Value Performance Indicators shows satisfactory results for the incidence of both litter and detritus and graffiti and fly posting. Air quality monitoring by Wakefield Council at locations across the District including the city centre, shows that apart from isolated occurrences between 2002 and 2004, concentrations for a range of pollutants comply with national standards. 5

6 Performance Indicators Outlets Details for outlets and floorspace are available, via Experian Goad, for 2003 and 2005 to 2007 with additional data for outlets only for 1992 and Only the 1997 data has been recorded in this Health Check. The main analysis has been comparisons between 2003 and 2007 with some referral to the trends between 1992 and Convenience goods are low-cost, everyday items that consumers are unlikely to travel far to purchase. These are defined as food and non-alcoholic drinks, tobacco, alcohol, newspapers and 90 per cent of non-durable household goods. Comparison goods are all other retail goods. (Source: GOAD.) In 2007, out of a total of 507 outlets the 48 Convenience units accounted for 9.5% of the total, 244 Comparison units 48.1% and 153 Service units 30.2%. The Miscellaneous group numbered 62 units or 12.2% of the total and there were 51 units or 10.1% vacant units. In total the number of outlets has remained virtually unchanged since 2003, increasing by just one from 506 in 2003 to 507 in Recent trends have seen a gradual decline in both the Convenience and Comparison trade groups and an increase in Service outlets, which includes restaurants, cafes, banks and financial services. Since 2003 Convenience numbers have fallen by 6 (11.1%) from 54 to 48 and Comparison by 6 (2.4%) from 250 to 244. In contrast Service outlets have increased by 19 (14.2%) from 134 to 153. Vacant outlets had fallen by 15 (26.3%) from 57 to 42 between 2003 and 2006 but numbers have risen to 51 in However, this is still 6 less than the base year of Vacancies will be covered in more detail later. RETAIL TRADE GROUPS Other Misc Vacant Service Comparison Convenience SOURCE: EXPERIAN GOAD Recent trends reflect longer term trends. Since 1997 there has been an overall reduction in Convenience outlets from 56 by 8 (14.3%), Comparison outlets from 275 by 31 (11.3%) and an increase in Service outlets by 33 (27.5%) from 120. Between 1997 and 2007 total outlets decreased by just 5 (1.0%) from 512 to

7 See Appendix for full details. In 2007 the top-three ranked retail categories; Restaurants, cafes & fast food, Vacant outlets and Hairdressing, beauty & health accounted for 146, or over 25% of all outlets. Vacant belongs to the Miscellaneous trade group and the others to Service group. Categories ranked from four to seven; Women s, girl s & children s wear, Electrical, home entertainment, phones & video, Banks & financial services and Chemists, toiletries & opticians brought the cumulative total to 256 and accounted for over 50% of all outlets. Banks & financial services is in the Service trade group and all the others are in the Comparison group. RETAIL CATEGORY RANKING 2007 Retail Category 2007 Rank 2007 No Cumm. Total 2007 Cumm. % Restaurants, cafes & fast food Vacant Hairdressing, beauty & health Womens, girls & childrens wear Electrical, home ent, phones & video Banks & financial services Chemists, toiletries & opticians Furniture carpets & textiles Books, arts/crafts, stationers/copy Charity, pets & misc. comparison Estate agents & auctioneers Mixed & general clothing Footwear & repair Jewellers, clocks & repairs Sports, toys, cycles and hobbies CTN & convenience DIY, hardware & household goods Groceries & frozen food Bakers Employment, careers, POs & info Travel agents Mens & boys wear Variety, department & catalogue Butchers Florists and gardens Gifts, china, glass & leather goods Greengrocers & fishmongers Cars, motorcycles & accessories Launderettes & dry cleaners Building societies Off licenses & home brew Convenience Comparison Service Miscellaneous SOURCE: EXPERIAN GOAD 7

8 CHANGE IIN THE TOP 10 RANKED OUTLETS FROM Rank Vacant outlets Vacant outlets Restaurants, cafes and fast food Restaurants, cafes and fast food Restaurants, cafes and fast food 2 Women s, girls and children s wear Restaurants, cafes and fast food Vacant outlets Vacant outlets Vacant outlets 3 Restaurants, cafes and fast food Women s, girls and children s wear Hairdressing, beauty and health Hairdressing, beauty and health Hairdressing, beauty and health 4 Electrical, home entertainment, phones and video Hairdressing, beauty and health Women s, girls and children s wear Women s, girls and children s wear Women s, girls and children s wear 5 Banks and financial services Electrical, home entertainment, phones and video Electrical, home entertainment, phones and video Electrical, home entertainment, phones and video Electrical, home entertainment, phones and video 6 Furniture carpets and textiles Banks and financial services Banks and financial services Banks and financial services Banks and financial services 7 Charity, pets and other comparison Books, arts/crafts, stationers/copy Chemists, toiletries and opticians Books, arts/crafts, stationers/copy Chemists, toiletries and opticians 8 Books, arts/crafts, stationers/copy Chemists, toiletries and opticians Books, arts/crafts, stationers/copy Chemists, toiletries and opticians Furniture carpets and textiles 9 Chemists, toiletries and opticians Furniture carpets and textiles Furniture carpets and textiles Men s and boys wear Books, arts/crafts, stationers/copy 10 Jewellers, clocks and repairs Charity, pets and other comparison/mixed and general clothing Charity, pets and other comparison Travel agents Charity, pets and other comparison SOURCE: EXPERIAN GOAD Comparison Service Miscellaneous Floor Space Details for floorspace are available, via Experian Goad for 2003, and 2005 to 2007 only. In 2007 total floorspace was 888,800 sq. ft. The Comparison group was dominant and accounted for 533,400 sq. ft. or 60.0% of the total, Service group for 177,700 sq. ft. (20.0%), the Convenience group for 107,900 sq. ft. (12.1%), and Miscellaneous for 69,800 sq. ft (7.9%). Within the Miscellaneous group the vacant category amounted to 56,500 sq. ft. or 6.4% of all floor space. See Appendix for full details. 8

9 RETAIL FLOORSPACE ,000, ,000 55,000 59,400 69, , , , , , , , , , , , , , , , Convenience Comparison Service Miscellaneous SOURCE: EXPERIAN GOAD Since 2003 total floor space has declined by 23,200 sq. ft. or 2.5% from 912,000 sq. ft. The convenience group declined by 5,100 sq. ft. or 4.5% from 113,000 sq. ft. There had been an increase of 7,000 sq. ft. or 6.2% between 2003 and 2005 but after that falls of 3,200 sq. ft. (2.7%) and 8,900 sq. ft. (7.6%) were recorded for 2006 and 2007 respectively. This is in contrast to the Comparison and Service groups, both of which showed increases. Since 2003, the Service group grew by 10,700 sq. ft. or 6.4% from 167,000 sq. ft. The bulk of this was accounted for by an increase of 12,000 sq. ft or 7.2% between 2003 and After that there was a fall of 2,300 sq. ft. (1.3%) in 2006 followed by a small increase of 1,000 sq. ft. (0.6%) in The Comparison group increased by 4,400 sq. ft. or just 0.8% from 529,000 sq. ft. Consistent, small increases have been recorded since 2003 with growth by 2,000 sq. ft. or 0.4% in 2005, 200 sq. ft (.03%) in 2006 and 2,200 sq. ft. (0.4%) in The Miscellaneous group total fell from 103,000 sq. ft. by 33,200 sq. ft. or 32.2% with the bulk of this change being accounted for by the vacant category, which fell by 26,500 sq. ft. or 32.2% from 83,000 sq. ft. See Appendix for full details. CHANGE IIN THE TOP 10 RANKED FLOORSPACE USES FROM RANK Vacant outlets Variety, department and catalogue Variety, department and catalogue Variety, department and catalogue 9

10 2 Variety, department and catalogue 3 Restaurants, cafes and fast food 4 Furniture, carpets and textiles Women s, girls and children s wear Mixed and general clothing Restaurants, cafes and fast food Mixed and general clothing Furniture, carpets and textiles Groceries and frozen food 5 Mixed and general clothing Groceries and frozen food Women s, girls and children s wear 6 Groceries and frozen food Banks and financial services Restaurants, cafes and fast food 7 Banks and financial services Furniture, carpets and textiles 8 Women s, girls and children s wear 9 DIY, hardware and household goods 10 Chemists, toiletries and opticians Chemists, toiletries and opticians Books, arts/crafts, stationers/copy Vacant outlets Banks and financial services Chemists, toiletries and opticians Vacant outlets Books, arts/crafts, stationers/copy Furniture, carpets and textiles Mixed and general clothing Women s, girls and children s wear Restaurants, cafes and fast food Vacant outlets Banks and financial services Groceries and frozen food Chemists, toiletries and opticians DIY, hardware and household goods SOURCE: EXPERIAN GOAD Comparison Service Miscellaneous Vacant Outlets Data from Experian Goad for 2007 in Wakefield city centre gives a total of 51 vacant units accounting for 56,500 sq ft. Overall, the average size for vacant units in 2007 is 1108 sq ft. The number of vacant units decreased slightly by 3 (6.6%) between 2005 and 2006, however this decrease did not continue, as there was a rise of 9 vacant outlets between 2006 and 2007 (21.4%). Vacant Analysis in Wakefield City Centre Count % Count % Count % Total Outlets Total Floor Space (sq ft) 885, , , Vacant Outlets Vacant Floor Space (sq ft) 42, , , SOURCE: EXPERIAN GOAD Retail Key Indicators Retail key indicators are available via Experian Goad for 2003, and 2005 to These offer an indexing system illustrating differences between percentage values of a centre and the UK average for the presence of trade groups and multiple retailers. An index value of 100 indicates an exact match with the UK. Index values for the Convenience and Comparison trade groups outlets have consistently been higher than the UK average. In 2003 the 54 Convenience outlets accounted for 10.7% of all outlets compared with 9.3% for the UK, giving Wakefield an index value of 115. By outlets represented 9.5% of the total versus a UK average of 9.1% resulting in an index value of 104. The index value had fallen to 111 in 2005 and again in 2006 to 103. The index value for Comparison stood at 103 in This was the result of Wakefield s 250 outlets accounting for 49.4% of the total compared to a UK average of 48.0%. By 10

11 2007 Wakefield s 244 outlets accounted for 48.1% of all outlets but the UK average had fallen to 45.4% giving a higher index value of 106. Index values had grown to 105 in 2005 and 108 in Index values for the Service trade group have always indicated a less than average presence for Wakefield. In 2003 the 134 outlets accounted for 26.5% of all outlets compared to a UK average of 30.8% giving an index value of 86. The value had been moving towards the UK average with 91 in 2005 and 92 in In 2007 however with Wakefield s 153 outlets accounting for 30.2% of the total compared to a UK average of 33.2% the index fell back by one point to 91. Index values for vacant outlets indicated a higher than average presence for 2003 but lower since. In 2003 the 57 vacant outlets accounted for 11.3% of the total when the UK average was 10.4%, giving an index value of 109. By 2007 the number of vacant outlets had fallen to 51, or 10.0% of all outlets and the UK average had increased to 11.0%, giving an index value of 91. Values had fallen to 87 in 2005 and again in 2006 to 79. Wakefield consistently has had a higher than average representation of multiple outlets. These are defined as being part of a network of nine or more outlets and can add significantly to the appeal of a centre. In 2003 the 19 multiple outlets accounted for 38.5% of all outlets compared to the UK average of 34.1% giving an index value of 113. By 2007 the index had decreased by just one point to 114, this was as a result of the 193 outlets in Wakefield accounting for 38.1% of all outlets compared to a UK average of 33.5%. Values in 2005 and 2006 had been one point higher at 115. CHANGE IN RETAIL TRADE GROUP UNITS VS. UK INDEX Index Multiple Retailers Convenience Comparison Service Vacant SOURCE: EXPERIAN GOAD Footfall Since 2003 cameras located in Little Westgate (referred to as Westgate) and Teall Street (referred to as Wakefield Market) have been used to record pedestrian movements. 11

12 Data is gathered on an hourly basis, and is extracted as weekly totals, which have been further aggregated to give monthly and quarterly summaries. The monthly summaries are on a four-weekly basis giving thirteen months per year. Recording began from week 3 in 2003 resulting in values for weeks 1 and 2 being absent for that year. Some erratic values appear to have been recorded at both locations. For Westgate these were during weeks 27 to 33 in 2006, influencing summaries for months 7 to 9, and quarter 3 it is known that scaffolding was responsible for obscuring the field of view for this camera. With Wakefield Market values for weeks 15, 16, 18 and 24 in 2004 appear erratic, having impacts on the summaries for months 4,5 and 6 and quarter 2. The reasons for these erratic values are not known. The Westgate values for the 2003 and 2004 series are very similar throughout. Values up to month 4 in 2005 were lower than for either of these years. After this a rising trend began that was sustained for the rest of the year with a very distinct year-end uplift started with values higher than for any previous series, however erratic values disrupted the series did not start as well as 2006, but the figures remained consistent with a significant year end uplift that was greater than the year end up lift seen in Specific events in Wakefield city centre were also apparent in the figures recorded for Weeks 7 and 31 showed increased values due to the Food and Drink Festival taking place in week 7 and National Play Day and a Global Market taking place in week 31. FOOTFALL TRENDS FOR WESTGATE ,500,000 1,250,000 1,000, , , , Month MONTH 1 REFLECTS INCOMPLETE DATA RECORDED VALUES FOR 2006 MONTHS 7, 8 AND 9 WERE ERRATIC AND HAVE BEEN REPLACED BY AN INTERPOLATED TREND LINE SOURCE: WAKEFIELD COUNCIL Values for the first two complete months of 2003 and 2004 for Wakefield Market are similar. After that the 2004 series is disrupted by erratic data. When valid data is resumed both 2003 and 2004 show distinct summer uplifts and towards the end of the year, 2004 has consistently higher values than and 2006 both generally have lower values than the previous two years. The summer uplifts are both much less pronounced and the year-end uplifts have values lower than any previous year has recorded the lowest 12

13 values than any other year. The values were significantly lower than 2006 and very little uplift was recorded in the summer and towards the end of the year. FOOTFALL TRENDS FOR WAKEFIELD MARKET , , , , , , Month MONTH 1 REFLECTS INCOMPLETE DATA RECORDED VALUES FOR 2004 MONTHS 4, 5 AND 6 WERE ERRATIC AND HAVE BEEN REPLACED BY AN INTERPOLATED TREND LINE SOURCE: WAKEFIELD COUNCIL WESTGATE Quarter 2003 Per Week 2004 Per Week 2005 Per Week 2006 Per Week 2007 Per Week Q1 1,595, ,025 1,829, ,715 1,576, ,269 2,442, ,893 2,232, ,742.2 Q2 2,021, ,526 1,719, ,269 1,984, ,637 2,343, ,231 2,002, ,025.0 Q3 2,124, ,416 2,191, ,603 2,631, ,426 1,477, ,687 2,381, ,168.0 Q4 2,490, ,573 2,467, ,770 3,640, ,025 3,035, ,488 3,183, ,911.6 Totals 8,231, ,639 8,207, ,840 9,832, ,089 9,298, ,825 9,800, ,462 SOURCE: WAKEFIELD COUNCIL WAKEFIELD MARKET Quarter 2003 Per Week 2004 Per Week 2005 Per Week 2006 Per Week 2007 Per Week Q1 886,194 80,563 1,167,595 89,815 1,149,065 88,390 1,123,979 86, ,733 67,826 Q2 1,258,365 96, ,474 74,498 1,052,073 80,929 1,182,558 90, ,202 70,169 Q3 1,400, ,739 1,504, ,747 1,194,030 91,848 1,070,164 82, ,959 72,381 Q4 1,371, ,474 1,586, ,039 1,295,799 99,677 1,115,252 85, ,499 70,654 SOURCE: WAKEFIELD COUNCIL Employment Data available for Wakefield s city centre employment is somewhat in arrears as the latest available estimates from the Department for Communities and Local Government are for 2000, 2001, 2002, 2003 and As a result only data up to 2004 has been reported in this Health Check. Between those years total employment rose by 500 (3.8%) from 13,240 to 13,740. The Arts, Culture and Entertainment, Commercial Office, Comparison Retail, Convenience 13

14 Retail and Restaurants & Licensed Premises sectors all showed an increase. Civic and Public Administration and Service Retail both showed a decrease in employees between 2000 and More recent estimates might better reflect changes in town centre uses. CHANGE IN CITY CENTRE EMPLOYMENT Arts Culture and Entertainment Civic and Public Administration Commercial Office Comparison Retail Convenience Retail Restaurants and Licensed Premises Service Retail Sector (employees) Arts Culture and Entertainment Civic and Public Administration Commercial Office Comparison Retail Convenience Retail Restaurants and Licensed Premises Service Retail Totals Sector (employees) Arts Culture and Entertainment No. % Civic and Public Administration Commercial Office Comparison Retail Convenience Retail Restaurants and Licensed Premises Service Retail Totals SOURCE: DEPARTMENT FOR COMMUNITIES AND LOCAL GOVERNMENT Shop Rents Zone A rents are the prime rental value for the first 6 metres depth of floorspace in retail units from the shop window. Statistics for Wakefield and key neighbouring centres are available via FOCUS from June 1987 to June In 1987 rents were per square foot (p.s.f.), since then cumulative growth of 155.6% has seen an increase to p.s.f. in During that time there was a rising trend until 1990 when values remained constant at p.s.f. until After that a generally rising trend was resumed until 2004 when values levelled off at the present p.s.f. 14

15 From FOCUS, compared to neighbouring centres, in 1987 Wakefield had the lowest value at p.s.f. versus p.s.f. for Leeds, p.s.f. for Barnsley, p.s.f. for Doncaster and for Huddersfield. Since 1987 Wakefield has had the highest cumulative increase at 155.6% except for Leeds at 210.0%. The increase for Barnsley was 118.2%, Doncaster 145.5% and Huddersfield 120.0%. As a result of these changes Zone A rents for Wakefield are now marginally greater than in Huddersfield, at p.s.f., but remain below those of other key neighbouring centres. SAMPLE ZONE A RENTS JUNE 1991 JUNE June 1991 June 1996 June 2001 June 2006 June 2007 Wakefield Leeds Barnsley Doncaster Huddersfield SOURCE: FOCUS CHANGE IN ZONE A RENTS FOR WAKEFIELD JUNE 1987 JUNE June 1987 June 1988 June 1989 June 1990 June 1991 June 1992 June 1993 June 1994 June 1995 June 1996 June 1997 June 1998 June 1999 June 2000 June 2001 June 2002 June 2003 June 2004 June 2005 June 2006 June 2007 SOURCE: FOCUS See Appendix for full details. 15

16 Commercial Yield This is capital value in relation to expected market rental. The Valuation Office Agency (VOA) definition is that It is the ratio of rental income to capital value and is expressed in terms of the open market rent of a property as a percentage of the capital value. Commercial yields on non-domestic property are a measure of the confidence of investors in the long-term profitability of a centre. Broadly speaking low yields indicate that a town is considered to be attractive and as a result be more likely to attract investment than a town with high yields. Investors are more likely to accept a lower initial yield where there are prospects for future growth. Higher yields indicate a lower prospect of future rental growth. Nationally, the most attractive centres have yields of 4.0%. Yields for the least attractive centres are no longer individually recorded. These are shown simply as having a yield of greater than or equal to 10%. Data for commercial yields for Wakefield and neighbouring centres is available, via the VOA, from 1998 to Between 1999 and 2003 Wakefield, jointly with Huddersfield until 2002, had the highest yield at 8.0%. After 2002 yields for Wakefield fell, to 7.0% in 2005, and 6.25% in 2006 before climbing again to 6.75% in 2007, though from that value it is not possible to determine if this is the start of a trend. The present value is lower than Barnsley at 7.25% and Huddersfield at 7.0% but higher than Doncaster at 5.5% and Leeds at 4.25%. CHANGE IN COMMERCIAL YIELDS Barnsley Doncaster Huddersfield Leeds Wakefield

17 SOURCE: VOA Office Accommodation Data for office accommodation is available from first the Wakefield District Development Agency, the Valuation Office Agency (VOA) and FOCUS. Since 2004/5 first have monitored, by location, the number of property enquiries they have received. From 2004/5 to 2005/6 data was gathered for three areas only, Wakefield City & South West, Five Towns and the South East. Therefore during that time the best data that could be obtained for Wakefield City was by the use of Wakefield City & South West as a proxy. From 2006/7 data has been gathered separately for Wakefield City and South West Wakefield. During 2004/5, of all enquiries, 180 (45%) included requests for Wakefield City & South West and 234 (41%) during 2005/6. For 2006/7, with Wakefield City and South West Wakefield now counted separately, Wakefield City, at 185, accounted for 23% of all enquiries. DISTRIBUTION OF ENQUIRIES BY LOCATION South West (& City to 2005/6) Wakefield City Five Tow ns South East Wakefield /5 2005/6 2006/7 SOURCE: FIRST first monitors enquiries by unit size up to 91,001 sq. ft. Of the 62 enquiries received for office accommodation in Wakefield City during 2006/7 over half (55%) were for premises of up to 1,000 sq. ft. The remainder were for premises within the range up to 70,000 sq. ft.; no enquires were received for premises in the 70,000 90,000 sq. ft. band or for over 90,000 sq. ft. 17

18 DISTRIBUTION OF ENQUIRIES BY FLOORSPACE 2006/ SOURCE: FIRST Since 2006 the Valuation Office Agency (VOA) Property Market Report has included data for examples of office types in Wakefield. In July 2006 for Type 1 property Wakefield had a lower value, at per square metre (p.s.m.) p.a., than any of the neighbouring centres included by the VOA. For Type 2 property Wakefield had the second lowest value at p.s.m. p.a. but for Type 3 the second highest at p.s.m. p.a. By July 2007 there had been increases for all types in all areas apart from Wakefield. In consequence Wakefield had the lowest values for Type 1 and Type 2, with only Doncaster having a lower value than Wakefield for Type 3. For definition of types 1, 2 and 3, please see the following table. 18

19 OFFICE RENTAL VALUES JULY 2006-JULY st July st July Change Location /m 2 /p.a. Type 1 /m 2 /p.a. Type 2 /m 2 /p.a. Type 3 Doncaster Huddersfield Leeds Wakefield Location /m 2 /p.a. Type 1 /m 2 /p.a. Type 2 /m 2 /p.a. Type 3 Doncaster Huddersfield Leeds Wakefield Location /m 2 /p.a. Type 1 /m 2 /p.a. Type 2 /m 2 /p.a. Type 3 Doncaster Huddersfield Leeds Wakefield Type 1 Town centre location. Self contained suite over 1,000 sq.m in office block erected in last 10 years, good standard of finish with a lift and good quality fittings to common parts. Limited car parking available. Type 2 As Type 1 but suite size in range of 150sq.m-400sq.m. Type 3 Converted former house usually just off town centre. Good quality conversion of Georgian/Victorian or similar house of character. Best quality fittings throughout. Self contained suite in size range 50sq.m-150sq.m, with central heating and limited car parking. SOURCE: VOA FOCUS shows that in June 2006 a total of 32 properties were available or under offer accounting for 53,257 sq. ft. and 4,072 sq. ft. respectively, a total of 57,329 sq. ft. These properties had been on the market for an average of 280 days. In 2005 FOCUS recorded 19 deals accounting for 25,426 sq. ft., or an average of 1,338 sq. ft. Residential Planning Approvals Monitoring by WMDC shows that during 2005/06, for the four wards encompassing Wakefield City Centre, dwellings under construction, with full permission and outline permission totalled 596. These comprised 408 (68.5%) associated with developments for flats only, 178 (29.9%) for mixed houses and flats and 10 (1.7%) for houses only. In 2006/07 the total number of dwellings increased by 107 (18.0%) to 703. The proportion of developments for flats only at 67.3% (473) was very similar to 2005/06. Sites for houses only accounted for 54 (9.1%), a significant increase and those for mixed flats and houses 166 (23.6%), a fall of 12 (6.7%). 19

20 CHANGE IN PLANNING APPROVALS 2005/ / Flats Houses & Flats Houses / /07 SOURCE: WAKEFIELD COUNCIL 2005/06 Summary 2006/07 Summary 2005/ /07 Change Type No % No % No % Flats Houses & Flats Houses Totals In 2006/07 the approvals for 473 flats (67.3%) were distributed across 31 sites, the 64 (9.1%) for houses across 24 sites and the 166 (23.6%) for mixed flats and houses restricted to a single site. This gave a total of 56 sites with planning approval. Of the 703 units approved, 16 dwellings (2.3%) on 5 sites had been completed, 331 (47.1%) distributed across 15 sites were under construction, 307 (43.7%) across 25 sites had full permission and a further 49 (7.0%) across 11 sites had outline permission. New construction accounted for 475 (67.6%) of dwellings on 37 sites, change of use for 198 (28.2%) on 11 sites and conversion for the remaining 30 (4.3%) on 8 sites. Change of use is from another use such as industrial or warehousing, and conversion is where changes to existing dwellings take place. Full details are shown below. 20

21 RESIDENTIAL PLANNING APPROVALS, DWELLINGS AND SITES DETAILS 2006/07 Site Status Build Type Dwellings and Dwelling Type Grand Sites Flats Flats and Houses Houses Total Completed Change of Use Approved Dwellings Sites Conversion Approved Dwellings Sites 3 3 Under Construction With Full Permission Change of Use Conversion New Change of Use Conversion New Approved Dwellings Approved Dwellings Approved Dwellings Approved Dwellings Approved Dwellings Approved Dwellings Sites Sites Sites Sites Sites Sites With Outline Permission New Approved Dwellings Sites Total Approved Dwellings Total Sites SOURCE: WAKEFIELD COUNCIL 21

22 Environment Travel Wakefield Council regularly collects data for Local Transport Plan monitoring. This includes modal split data for cordons around Wakefield city centre. The modal split data focuses on the different types of transport used, such as cars, buses, motorbikes etc. The cordons are the specific sites where the data is collected. Data is available from (except for 2001 and 2004.) Cordons were programmed for weekdays that avoided special events, road works and school holidays. This data is not sufficient to estimate the number of journeys that begin, end or call at city centre destinations, or are through journeys. The data is simply a count of movements across the cordons. From 2000 to 2003 the Department for Transport prescribed that the AM Peak Inbound cordon should be in place between 07:30 to 09:00, for 2005 between 07:30 and 10:30 and for 2006 and 2007 between 07:30 and 09:30. This distorts comparisons for some totals between different years for this cordon. The PM Peak Outbound cordon has consistently been timed to be in place between 16:00 to 18:00. COMBINED TOTALS, AM AND PM PEAK CORDONS ,000 23,708 20,000 15,000 10,000 6,928 5,000 0 Car, 1 Occupant Car, 2 Occupants 3,462 1, Van/LGV Pedestrian Car, 3 Occupants HGV Car, 4+ Occupants Bus Motorcycle/Scooter Pedal Cycle SOURCE: WAKEFIELD COUNCIL 22

23 Between 2000 and 2007 the percentage split between different modes has been largely consistent with small falls in the share for all categories, except for Cars with one and two occupants, Van/LGV and Pedestrians which have risen. Since 2000 the number of movements per hour across the peak time cordons has increased by 688 (7.7%) from 7,522 in 2000 to 7,986 in The bulk of this increase is accounted for by growth in the number of car movements where the total for all car categories has increased by 464 per hour (6.2%) from 7,522 in 2000 to 7,986 in There has also been significant growth in the number of pedestrian movements, from 196 per hour in 2000 to 463 in 2007, an increase of 267 (136.6%). CHANGE IN TOTAL PEAK TIME HOURLY MOVEMENTS (4.5 Hrs. Data) 2007 (4 Hrs. Data) Classification No % No. Per Hr. No % No Per Hr. Per Hr. Change Per Hr. Change % Car, 1 Occupant 24, ,486 23, , Car, 2 Occupants 7, ,648 6, , Car, 3 Occupants 1, Car, 4+ Occupants Van/LGV 3, , HGV Motorcycle/Scooter Pedestrian , Pedal Cycle Bus Totals 40, ,992 38, , All Cars 33,849 7,522 31,945 7, SOURCE: WAKEFIELD COUNCIL Between 2000 and 2007 the combined AM and PM peak time hourly movements for Buses decreased by 144 from 538 in 2000 to 394 in 2007 and average loadings increased from 16.6 to 20.6 (3.4%). AM peak average loadings have been within the range of 17.7 to 13.6 and those for the PM peak 23.9 to PEAK TIME BUS OCCUPANCY * 2006** 2007** AM Peak Buses Occupants 4,673 5,202 5,207 6,052 3,707 3,616 Loading PM Peak Buses Occupants 4,239 4,863 4,652 3,722 3,743 4,515 Loading Totals Buses Occupants 8,912 10,065 9,859 9,774 7, Loading * AM surveys undertaken 07:30-10:30 ** AM surveys undertaken 07:30-09:30 SOURCE: WAKEFIELD COUNCIL 23

24 Crime Crime statistics for Wakefield city centre are available from 1998/99 to 2006/07. In 2002 the National Crime Recording Standard (NCRS) was introduced nationally. This aims to promote greater consistency between police forces with the recording of crime and to place greater emphasis on the victim. The effect has been that from 2002 more crimes have been recorded than previously, giving an apparent increase in the number of crimes committed. Due to this change in the method of recording no commentary will be included for data prior to 2002/03 (though those statistics are available for reference purposes if required.) From 2006/07 the drugs offences category was removed from statistics, as this was not a reliable indicator of drugs problems in the city centre. This is because, unlike other categories, there is typically no victim to report the crime and detecting offences tends to depend on proactive activity by the police. The outcome from this is that arrest and charging patterns for drugs offences are not randomly distributed, making trends unreliable. The Emerald Ring in Wakefield city centre has been used as a boundary to record the city centre crime statistics from Since 2002/03 total recorded offences have fallen by 321 (12.5%) from 2,560 to 2,239. After an increase of 276 (10.8%) to 2,836 in 2003/04 numbers fell by 401 (14.1%) to 2,435 in 2004/05. A small increase of 137 (5.6%) to 2,572 in 2005/06 was followed by the return to a falling trend in 2006/07 with a decline of 333 (12.9%) to 2,239. TOTAL OFFENCES 2002/ /07 3,000 2,836 2,560 2,435 2,572 2,239 2,000 1, / / / / /07 SOURCE: WEST YORKSHIRE POLICE 24

25 SOURCE: WEST YORKSHIRE POLICE Date Crime Subtotals Annual Change Cummulative Change No % No % 2002/03 2, /04 2, /05 2, /06 2, /07 2, Between 2002/03 and 2006/07 falls in all categories except for Violent Crime were recorded. However, this also fell between 2005/06 and 2006/07. The largest falls have been for Theft from Shop, down by 148 (26.8%) from 552 in 2002/03 to 404 in 2006/07; Other Theft by 137 (17.4%) from 787 to 650 and Theft from Vehicle by 93 (49.2%) from 189 to 96. Theft of Vehicle also showed a significant decrease by 50 (82%) falling from 61 in 2002/03 to 11 in 2006/07. The remaining categories have shown smaller falls in numbers. These include Burglary Dwelling, Burglary Elsewhere, Criminal Damage, Robbery and Sexual Offences. The only category that received an increase was Violent Crime. The overall increase in Violent Crime between 2002/03 and 2006/07 was 161 (29.7%) from 542 to 703. However, set against this rising trend, which peaked at 920 in 2005/06, there was then a fall of 217 (23.6%) during 2006/07. SUMMARY OF OFFENCES 2002/ /07 Category 2002/ / / / /07 Change 2002/ /07 Change 2005/ /07 SOURCE WEST YORKSHIRE POLICE No. % No. % No. % No. % No. % No. % No % Burglary Dwelling Burglary Elsewhere Criminal Damage Theft From Shop Other Theft (Excluding From Shop) Robbery Sexual Offences Theft of Vehicle Theft From Vehicle Violent Crime Sub-Total 2,560 2,836 2,435 2,572 2, During 2002/03 Other Theft, Theft from Shop and Violent Crime recorded a total of 1,881 incidents and accounted for 73.5% of all offences and were the three top-ranked categories. By 2006/07 offences for the three top-ranked categories amounted to 1,757 accounting for 78.4% of the total with Violent Crime now ranked first and Other Theft and Theft from Shop second and third respectively. 25

26 CHANGE IN PROFILE OF OFFENCES 2002/ /07 1, / / Other Theft Theft From Shop Violent Crime Criminal Damage Theft From Vehicle Burglary Elsewhere Theft of Vehicle Burglary Dwelling Sexual Offences Robbery 13 SOURCE: WEST YORKSHIRE POLICE Category 2002/ /07 No % Rank No % Rank Other Theft Theft From Shop Violent Crime Criminal Damage Theft From Vehicle Burglary Elsewhere Theft of Vehicle Burglary Dwelling Sexual Offences Robbery Sub-Totals 2, ,

27 Street Cleanliness and Graffiti Best Value Performance Indicator (BVPI) BV199 is a nationally recognised measure used by Wakefield Council for evaluating the coverage of litter and detritus and graffiti and fly posting. BV199a assesses litter and detritus and BV199b assesses graffiti and fly posting. In the tables below the percentage scores relate to the rate of inspections graded below B, these deemed to be having widespread distribution with minor accumulations. In March 2005 a baseline figure was produced for litter and detritus and graffiti and fly posting. All wards across the District were inspected at the same time to provide a starting point for measurement. Between 2004 and 2006/2007 the BV199a score improved dramatically in the city centre from 10% to 1.9%. This increase is due to the new ways of working that have been introduced within Neighbourhood Services i.e. mechanical cleaning. BV199b was not measured in 2004 and the scores for Wakefield city centre of 1.9% for the March 2005 Baseline, 0.0% for 2005/2006 and 1.9% for 2006/2007 are not sufficient to identify a trend. However, much effort by Wakefield Council s Neighbourhood Environment Service and Rapid Response Teams is being focussed on rapid removal. BV199a - Litter and Detritus 2004 Baseline March / /2007 Wakefield City Centre Wakefield District BV199b Graffiti and Fly Posting 2004 Baseline March / /2007 Wakefield City Centre Not Measured Wakefield District SOURCE: WAKEFIELD COUNCIL Air Quality Since 2000 Wakefield Council s Environmental Health Service has monitored air quality at a number of locations across the District. Once such location is Park Street at the junction of Ings Road and Kirkgate on the periphery of the city centre where data for carbon monoxide (CO), nitrogen dioxide (NO2), sulphur dioxide (SO2) and particulates (PM10) are gathered and assessed for compliance with prescribed standards. The Air Quality Archive, the UK National Air Quality Information Service, describes how air quality standards are measured: Standards for air pollution are concentrations over a given time period that are considered to be acceptable in the light of what is known about the effects of each pollutant on health and on the environment. They can also be used as a benchmark to see if air pollution is getting better or worse. An exceedance of a standard is a period of time, which is defined in each standard, where the concentration is higher than that set down by the standard. In order to make useful comparisons between pollutants, for which the standards may be expressed in terms of differing averaging times, the number of days on which an exceedence has been recorded is often reported. An objective is the target date on which exceedences of a standard must not exceed a specified number. Concentrations are measured in Micrograms per Cubic Metre (g/m3)

28 The NO2 40 g/m3 Annual Mean standard showed a deteriorating trend between 2000 and 2003 with exceedences in 2003 and 2004, but with improving values for 2004 and The values for 2006 and 2007 have shown a slight increase. Except for 2002 the SO2 266 g/m3 15 Minute Mean standard has shown an improving trend with no excessive exceedances since With the SO2 350 g/m3 Hourly Mean standard also, again with the exception of 2002, there has been an improving trend and with no excessive exceedances. The SO2 125 g/m3 24 Hour Mean standard continuously has been improving between 2000 and 2007, with only one exceedence at the start of the series in Between 2000 and 2007 values for the PM10 40 g/m3 Annual Mean and 50 g/m3 24 Hour Mean have been variable, but no exceedence of the former or excessive exceedences for the latter have been recorded. Values for the CO Maximum Daily 8 Hour Running Mean 11.6 g/m3 standard have been recorded since There have been slight increases in 2005 and 2007, however overall there has been an improving trend and no exceedences. AIR QUALITY FOR WAKEFIELD Annual Mean 40 µg/m 3 Nitrogen Dioxide (NO2) 200 µg/m 3 not to be exceeded more than 18 times per year Sulphur Dioxide (SO2) (15 Minute) Mean 266 µg/m 3 not to be exceeded more than 35 times per year Exceedences Sulphur Dioxide (Hourly) Mean 350 µg/m 3 not to be exceeded more than 24 times per year Exceedences Sulphur Dioxide (24 Hour) Mean 125 µg/m 3 not to be exceeded more than 3 times per year Exceedences PM10 Particulate (Gravimetric) 40 µg/m 3 Annual Mean 50 µg/m 3 not to be exceeded more than 35 times per year Carbon Monoxide Maximum Daily 8-hour Running Mean 11.6 mg/m N/A Exceedence µg/m 3 Micrograms per cubic metre SOURCE: WAKEFIELD COUNCIL 28

29 Appendix 1 Wakefield City Centre Health Check 2008 CHANGE IN OUTLETS Retail Category No % No % No % No % No % No % No % No % Bakers Butchers Greengrocers & fishmongers Groceries & frozen food Off licenses & home brew CTN & convenience Total Convenience Footwear & repair Mens & boys wear Womens, girls & childrens wear Mixed & general clothing Furniture carpets & textiles Books, arts/crafts, stationers/copy Electrical, home ent, phones & video DIY, hardware & household goods Gifts, china, glass & leather goods Cars, motorcycles & accessories Chemists, toiletries & opticians Variety, department & catalogue Florists and gardens Sports, toys, cycles and hobbies Jewellers, clocks & repairs Charity, pets & other comparison Total Comparison Restaurants, cafes & fast food Hairdressing, beauty & health Launderettes & dry cleaners Travel agents Banks & financial services Building societies Estate agents & auctioneer Total Service Employment, careers, POs & info Vacant Total Miscellaneous Grand Total SOURCE: EXPERIAN GOAD 29