Appendix 3 - Minehead Health Check

Transcription

West Somerset Local Planning Authority Area Town and Village Centres Study
Appendix 3
Minehead Town Health Check and Profile
-1-
1.
Introduction
1.1
This appendix provides a Health Check of Minehead ‘town centre uses’ as
defined by Government guidance1 and their representation, within and
outside of the town centre. Where key issues have been raised during
discussion with stakeholders, these are noted at the end of each section.
1.2
The Health Check provides a “stock-take” from current economic and
other data as well as factoring in elements of subjective (or anecdotal)
data and information from various sources including data analysis,
interviews and discussion with local groups and organizations. The Health
Check provides one half of the full town centres assessment, the other
half being the Quantitative Needs Assessment which is focused primarily
on understanding the current and future needs of retail and leisure in the
coming years. The Quantitative Needs Assessment also draws out
qualitative Health Check information from its consumer survey. Rather
than repeat its content with regard to these issues, the majority of
qualitative and Health Check issues raised through the Quantitative study
have been left in the consultants’ report (see Appendix 6).
The
conclusions and key issues are summarized from that report and this
Health Check in the main body of this report.
1.3
Much of the data used for Minehead (for example population figures) is
based upon the ward boundaries in place before recent changes to those
boundaries before the elections in May 2011.
1.4
References to Minehead’s “Town Centre” in this appendix mean the area
defined by the Adopted Local Plan (see Figure A3.59) unless stated
otherwise.
1.5
This appendix is structured as follows:
The Town
•
•
•
•
1
Town Centre Uses Summary;
Town Centre Environment;
Retail;
o Rank;
o Catchments;
o Areas and uses;
o Representation;
o Size / Floorspace;
o Vacancies;
o Rates and Rents;
o Retailer demand / requirements;
o Footfall;
Accessibility;
o Public transport;
Planning Policy Statement 4
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•
o Car parking;
Potential Development / Redevelopment Sites;
Demographic, Social and Economic Profiles
•
•
•
•
•
•
•
Population and socio-economic profile;
Economy and employment;
o Employed / unemployed;
o Self-containment;
o Employment land;
o Economy summary and key issues;
Tourism;
o Attractions;
o Accommodation;
o Occupancy;
o Impact on the local economy;
Deprivation;
Crime and Safety;
Leisure, Recreation, Arts and Culture;
o Catchments;
o Uses;
o Events, Activities and Visitor Numbers;
Sport;
Local Plan Policy Review
•
Local Plan Policies;
o Review;
o Town Centre Boundaries and Designations; and,
Summary of Key Town Centre Issues
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The Town
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2.
Town Centre Uses Summary
2.1
A survey was undertaken by West Somerset Council during March and
April 2011 to catalogue retail and other town and village centre uses,
including floorspace and planning use class of the premises. This was
undertaken in detail for town and village centres covering all “town centre
uses” as defined by Government guidance2. Outside of town and village
centres, the survey covered some, but not all, of these uses and included
retail, leisure and tourist accommodation. Outside of Minehead town
centre3, it did however, include the industrial and trading estates and
Alcombe shops.
2.2
Town and village centre uses were classified by both Use Class (based on
best fit from visual identification) and by Experian’s “GOAD” retail
classification which applies a further category of explanation to describe
the type of retail activity which applies to the premises. On the GOAD
classification maps, where a premises does not fit into the GOAD
classification, its use class is applied to complete the picture.
2.3
These are outlined in Figure A3.1 below. The series of maps in this
appendix feature both use class and GOAD categorization for comparison
purposes.
2
3
Planning Policy Statement 4
“Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure A3.59.
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Figure A3.1: Use Class and GOAD Classifications
Use Classes
A1 Shops
C1 Hotels
A2 Banking and Financial Services
C2 Residential institutions
A3 Restaurants and Cafes
C3 Houses
A4 Drinking Establishments
C4 Houses in Multiple Occupation
A5 Hot food takeaways
D1 Non-residential institutions
B1 Business
D2 Assembly and leisure
B2 General industrial
Sui Generis (uses in a class of their
own / do not fit within above classes)
B8 Storage or distribution
GOAD Classifications
Convenience
Bakers, butchers, greengrocers, fishmongers, groceries, frozen foods, offlicences, home brew, confectionary, tobacconist, and newsagents
Comparison
Footwear and repairs, clothes, furniture, carpets, textiles, books, art and crafts,
stationers / copy, electrical, home entertainment, phones, video, DIY, hardware,
household goods, gifts, china, glass and leather goods, cars (sales), motorcycles
(sales) and motor accessories (sales), chemists, toiletries, opticians, variety,
department, catalogue, florists and gardens, sports, toys, cycles, hobbies,
jewelers, clocks and repairs, charity, pets, and other comparison
Service
Restaurants, fast food, cafes, hairdressing, beauty and health, laundrettes, dry
cleaners, travel agents, banks and financial services, building societies, estate
agents, auctioneers, betting, video and DVD hire, and other service
Miscellaneous
Employment, careers, Post Offices, information
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2.4
Figures A3.2 to A3.9 show Minehead’s uses, gathered from the West
Somerset Town and Village Centres Survey, undertaken in March / April
2011 and identified by GOAD classification and use class.
2.5
Following the maps of Minehead and Alcombe’s town centre uses, Figures
A3.10 and A3.11 show the number of units and proportion of provision by
use class.
-7-
Figure A3.2: Minehead’s Central Area by GOAD Classification
A
B
C
D
© Crown copyright and database rights 2011 Ordnance Survey 100023932
Source: West Somerset Town Centres Uses Survey, March / April 2011
Notes: Use have been classified by Experian’s “GOAD” use classification, which applies a further category of explanation to describe the type of retail activity which
applies to the premises. See Figure A3.1 for further details. Insets show the first and ground floors respectively, as the main map shows both first and ground floor
colours merged. First floor premises are: A – Town Hall; B – Mr Micawbers; C – Owls; and, D – Regal Theatre.
-8-
Figure A3.3: Minehead– Warren Road and Mart Road – by GOAD Classification
applies to the premises. See Figure A3.1 for further details. Uses identified where occupier known.
-9-
Figure A3.4: Minehead – Industrial Estates by GOAD Classification
© Crown copyright and database rights 2011 Ordnance Survey 100023932. Source: West Somerset Town Centres Uses Survey, March / April 2011
applies to the premises. See Figure A3.1 for further details. Uses identified where occupier known.
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Figure A3.5: Alcombe Uses by GOAD Classification
© Crown copyright and database rights 2011 Ordnance Survey 100023932. Source: West Somerset Town Centres Uses Survey, March / April 2011
applies to the premises. See Figure A3.1 for further details.
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Figure A3.6: Minehead’s Central Area by Use Class
A
B
C
D
Source: West Somerset Town Centres Uses Survey, March / April 2011.
Notes: Insets show the first and ground floors respectively, as the main map shows both first and ground floor colours merged. First floor premises are: A – Town
Hall; B – Mr Micawbers; C – Owls; and, D – Regal Theatre.
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Figure A3.7: Minehead– Warren Road and Mart Road – by Use Class
Notes: Uses identified where occupier known.
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Figure A3.8: Minehead – Industrial Estates by Use Class
Source: West Somerset Town Centres Uses Survey, March / April 2011.
Notes: Uses identified where occupier known.
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Figure A3.9: Alcombe Uses by Use Class
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Figure A3.10: Provision of Minehead and Alcombe Premises and Uses by Use Class
Within Town Centre
(of which those in “Prime4 Shopping
Area”)
% of total occupied /
Number
used “premises”
A1 Shops
Alcombe
Number
used “premises”
Outside Town Centre
and Alcombe
(and excluding Butlins5)
Number
used “premises”
121 (43)
62% (22%)
8
36%
35
17%
1 (1)
0.5% (0.5%)
0
0
2
1%
2 (1)
1% (0.5%)
0
0
0
0
of which A1 Comparison*
93 (34)
48% (18%)
3
14%
22
11%
of which A1 Convenience*
19 (10)
10% (5%)
4
18%
4
1%
16 (7)
8% (4%)
0
0
6
3%
14 (6)
7% (3%)
0
0
11
5%
1 (0)
0.5% (0)
1
5%
10
5%
4 (1)
2% (0.5%)
4
18%
7
3%
A3 Restaurants and Cafes / A5
Hot food takeaways
4 (3)
2% (2%)
2
10%
4
2%
84% (32%)
15
68%
75
36%
A1 Shops / A3 Restaurants and
Cafes
A1 Shops / A5 Hot food
takeaways
Total A Uses
163 (62)
B1 Business
9 (0)
4% (0)
3
14%
14
7%
2 (0)
1% (0)
1
5%
7
3%
0
0
0
0
1
0.5%
B1 Business / B2 General
industrial / B8 Storage or
distribution
0
0
0
0
15
7%
11 (0)
5% (0)
4
18%
37
17%
3 (0)
2% (0)
0
0
30
14%
C1 Hotels / C2 Residential
institutions
0
0
0
0
1
0.5%
1 (0)
0.5% (0)
0
0
1
0.5%
C3 / C4 / SG Houses / Houses in
Multiple Occupation
5 (0)
3% (0)
0
0
3
1%
2 (1)
1% (0.5%)
3
14%
23
11%
2 (0)
1% (0)
0
0
7
3%
Sui Generis
8 (2)
4% (1%)
0
0
33
16%
195 (65)
100% (34%)
22
100%
210
100%
Total B Uses
C1 Hotels
Total All Uses**
Vacant Premises as a
Percentage of All Premises
Total
Vacant Premises All Uses
Total All Premises including
Vacant Premises
Percentage of All
Premises Total
Percentage of All
Premises Total
12 (4)
6% (2%)
0
0
14
6%
207 (69)
-
22
-
224
-
Notes: Individual percentage figures will not sum due to rounding. Premises only included and so allotments, recreational playing fields etc have been discounted from this
table. Inns and public houses which have accommodation have been classified as A4, given their likely principal use. “Town Centre” is defined by the Adopted Local Plan
Town Centre boundary – see Figure A3.59.
* Convenience retailing is the provision of everyday essential items, including food, drinks, newspapers/magazines and confectionery. Comparison retailing is the provision of
items not obtained on a frequent basis. These include clothing, footwear, household and recreational goods. Comparison and convenience numbers do not sum to total A1
shops figure as some shops in this use class sell neither predominantly convenience nor comparison goods.
** Total All Uses does not include vacant premises.
Survey undertaken on the basis of an external visual check and so use class has been judged based on this approach. No check with planning history records has been
undertaken.
4
The adopted Local Plan identifies a “Prime Shopping Area”. PPS4’s equivalent term is “Primary Shopping Area”, which is used throughout this report to cover both terms.
Provision on the Butlins site has been mapped but is not included in the totals given that they are unlikely to attract trade from those using retail outlets in the town and not
resident on the Butlins site. However, Butlins will have an impact on what degree residents on the site use the facilities etc in Minehead. For the record, Butlins has
extensive accommodation (C1 / SG), 13 A1, 5 A3, 2 A4, 3 A5, 5+ areas comprising D1 and D2 uses, 1 A1 / A3, 2 A3 / A5, 1 A3 / A4 and 2 SG.
5
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Figure A3.11: Total Provision of Minehead and Alcombe “Premises” by Use Class
Total
(excluding Butlins)
Number
used “premises”
A1 Shops
164
38%
A1 Shops / A3 Restaurants and Cafes
3
0.7%
A1 Shops / A5 Hot food takeaways
2
0.5%
118
28%
27
6%
22
5%
25
6%
12
3%
15
3%
A3 Restaurants and Cafes / A5 Hot food takeaways
10
2%
253
60%
B1 Business
26
6%
10
2%
1
0.2%
B1 Business / B2 General industrial / B8 Storage or
distribution
15
3%
52
12%
C1 Hotels
33
8%
C1 Hotels / C2 Residential institutions
1
0.2%
2
0.5%
C3 / C4 / SG Houses / Houses in Multiple Occupation
8
2%
28
7%
9
2%
Sui Generis
41
10%
427
100%
26
6%
453
-
Total A Uses
Total B Uses
Total All Uses**
Vacant Premises All Uses
Total All Premises including Vacant Premises
Notes: Individual percentage figures will not sum due to rounding. Inns and public houses which have accommodation have been classified as A4, given their likely principal
use. “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure A3.59.
* Convenience retailing is the provision of everyday essential items, including food, drinks, newspapers/magazines and confectionery. Comparison retailing is the provision of
items not obtained on a frequent basis. These include clothing, footwear, household and recreational goods. Comparison and convenience numbers do not sum to total A1
shops figure as some shops in this use class sell neither predominantly convenience nor comparison goods.
** Total All Uses does not include vacant premises.
Survey undertaken on the basis of an external visual check and so use class has been judged based on this approach. No check with planning history records has been
undertaken.
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2.6
The following figures demonstrate the numbers and proportions of
provision across the use classes (not including vacant units or provision at
Butlins) for Minehead and Alcombe.
Figure A3.12
Number of Units in Minehead Town Centre by Use Class
(March / April 2011)
2
2
8
A1
5
A2
4
A3, A4 & A5
B1, B2 & B8
11
C1 & C2
C3 / C4 / SG
D1
D2
SG
33
124
16
Note: “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure
A3.59.
2.7
A1 uses form the greatest proportion of units in the town centre with other
“A” use classes comprising the next 49 units, as is to be expected.
Collectively, Sui Generis and B class uses make up the next biggest
proportion of units. These proportions are different again outside of the
town centre.
2.8
Referring to the figure below, as expected, there are many more B use
class units present, principally on the industrial / commercial estates
between Seaward Way and the centre. There is a noticeably high number
of retail outlets present on the industrial and commercial estates. This will
be for a number of reasons including a lack of choice or supply of
available units in the town centre or in edge of centre locations for those
types of retailer, a lack of the right size and format of unit and lower costs
(in terms of rents and rates) outside of the town centre. There will also be
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other reasons not noted here. The majority of these retail units tend to
complement light industrial and commercial uses in these locations. The
pattern of use on Minehead’s industrial estates reflects the pattern seen
nationally as businesses in such locations broaden their offer to appeal
more to a retail market and as new locations and developments which suit
the format of these retailers (and which are affordable in the current
economic climate) become more limited. This has been caused to a
degree by the national policy focus in recent years on the use of existing
buildings and sites and in locations which meet the sequential test and a
“centres first” approach.
Figure A3.13
Number of Units Outside Minehead Town Centre and Alcombe
A1
A2
23
3
7
32
34
A3, A4 & A5
B1, B2 & B8
C1 & C2
C3 / C4 / SG
D1
D2
SG
37
37
36
32
6
Note: “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure
A3.59.
2.9
Figures for uses in Alcombe have been compiled separately to highlight
the offer of this local centre. It comprises the shops along the main road
through Alcombe and premises on the edge of Alcombe including the
Britannia and Fish n Chips take away on Brook Street. Provision reflects
the sort of range and number which can be expected at a local centre
which lies beyond easy waking distance of the main town centre.
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Figure A3.14
Number of Units in Alcombe by Use Class (March / April 2011)
4
8
A1
D1
A3, A4 & A5
B1, B2 & B8
7
3
- 21 -
2.10
These figures combined for Minehead (town and outside centre) and
Alcombe as a whole (see Figure A3.15) suggest a balanced range of
types of uses. Further examination of individual uses and vacancies is
undertaken in the following sections.
Figure A3.15
Total Number of Units in Minehead and Alcombe
A1
A2
41
A3, A4 & A5
B1, B2 & B8
C1 & C2
9
28
8
168
169
C3 / C4 / SG
D1
D2
SG
36
52
22
62
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3.
Town Centre Environment
3.1
Overall, Minehead has a good quality town centre environment, drawing
few negative comments during discussions with local retailers,
representatives and consumers. There appear to be few signs of
degradation or maltreatment, for example graffiti, areas of untidiness, etc.
and an absence of night time shutters on shop frontages suggests few
issues with serious vandalism or crime to town center properties.
3.2
A study done by the County Council and NHS Somerset in 20106
identified from a Place Survey that 85% of people asked were very or
fairly satisfied with the local area as a place to live and 89% were very or
fairly satisfied with the quality of the environment. This compared to 89%
and 90% respectively for the District as a whole and 86% and 84% for
Somerset.
3.3
The recent survey sent out by the Council with Council Tax notifications in
March 2011 drew both positive and negative comments. In relation to the
town centre, comments included the following.
Figure A3.16: A Selection of Views on Minehead’s Environment
Positive
Negative
•
Central Minehead area is kept
clean.
•
Side streets need to be cleaned
more frequently.
•
Street cleaning team do an
outstanding job, particularly with
regard to cleaning up visitors’ litter.
•
Alcombe streets not kept as clean
as central Minehead.
•
•
Few waste bins in Minehead.
The Avenue and street cleaning
admired and commented on by
visitors.
•
Pavements are uneven and in need
of repair.
•
Parks are kept in a very good
condition and flower displays are
beautiful.
•
Parks should be kept clear from
litter more often.
•
Public conveniences should be
better maintained.
•
High level of dog fouling.
•
Parks Walk is excellent.
Source: West Somerset Council Survey, March 2011
Notes: Comments are paraphrased and have been selected to give a range of views. Comments
not chosen through number of times mentioned, but through a random sample.
6
The West Somerset JNA.
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3.4
Suggestions of how the centre could be improved were highlighted
through the quantitative needs analysis consumer survey responses.
These are summarized in the table below.
Figure A3.17: Most frequently made comments on potential improvements
to Minehead’s Environment
Increase number of shops
Attract larger retailers
Improve public transport links
More parking spaces
Reduce cost of parking
Clean shopping streets
Improve range of independent /
specialist shops
Reduce road congestion
Source: West Somerset Council Town Centres Consumer Survey (done as part of Quantitative
Survey and Analysis – see Appendix 6)
Notes: Comments listed in no particular order. See Quantitative Analysis in Appendix 6 for
further details.
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4.
Retail
4.1
The audit of provision for retail is broken down into the following sections:
•
•
•
•
•
•
•
•
•
•
Rank;
Catchment Areas;
Areas and uses;
Representation;
Size / Floorspace;
Vacancies;
Rates and Rents;
Retailer Demand / Requirements;
Footfall; and,
Key issues during stakeholder discussions.
Rank
4.2
Minehead is the biggest settlement in terms of size, facilities and its role
and function in the study area. The adopted Local Plan reflects this in its
designation of Minehead as a “Town Centre”. The Core Strategy Options
Paper regards Minehead as a “main service centre” and categorises it as
a “Policy B settlement”, a policy label given to market towns in the south
west by the draft Regional Spatial Strategy. The Commission for Rural
Communities’ adopted definition of settlements would classify Minehead
as a “small town”7.
4.3
However, it is important to note that the influencing factors on a town’s
retail and town centre health and performance go beyond population or
household size or dwelling stock. For example, Minehead has a
population of similar size to Street (c.12,000), but a very different retail
performance because of Street’s status as a retail destination in its own
right with the Clark’s Shopping Centre there. As, or more, important than
size are factors such as the place’s catchment for its services, proximity to
other centres, accessibility, market attractiveness, quality of offer and the
town centre environment, amount of floorspace, choice, availability of
premises / stock, employment and economic position, and role and
function within the sub-region relative to other places. Tourism spend,
will, of course make a significant contribution to the economy of Minehead
and this is dealt with in more depth in the Tourism section below.
7
See Commission for Rural Communities “State of the Countryside Update 2010” http://www.ruralcommunities.gov.uk/files/sotcupdate_market_towns.pdf A small town is defined
as a settlement of between 1,500 and 40,000 population.
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4.4
Of Somerset’s main town centres, only three appear in the south west’s
top 40 retail centres, Taunton (8th), Yeovil (14th) and Bridgwater (27th)8.
The ranking is determined by a number of factors including floorspace,
number of outlets, number of multiple outlets, presence of variety and
Department stores and café, restaurant and bar floorspace. Minehead is
65th in the ranking out of 121 town centres ranked, and compared to towns
of a similar size in retail floorspace terms (see Figure 3.23 below),
Burnham-on-Sea is ranked 74th and Frome 51st.
Retail Catchments
4.5
Retail catchments are usually defined by the type of shopping that is done.
This usually splits into overlapping “primary”, “secondary” and “tertiary”
catchments, each representing the area from which proportions of the total
retail spend are made in the centre.
4.6
Minehead’s peripherality and location at the northern point of a wide rural
hinterland to three sides, together with its perceived poor road
connections to the nearest towns with a better retail and services offer,
Taunton and Bridgwater, mean that it has a good retail offer relative to its
size. Interestingly, travel times to Taunton and Bridgwater of 45 minutes
or more (depending on whether shopping is done in the centre or at out of
town locations) from Minehead and surrounding villages helps Minehead
to retain its good catchment. Watchet and Williton initially look to
Minehead for a “next level up” of choice, but drive times from Williton in
particular to Taunton mean that Minehead competes for shoppers from
Williton and villages to the south with Taunton. The key factor which
favours consumers using Minehead over Taunton in areas equidistant to
each town will include ease of getting I and out of the town as well as
opportunities or not to do linked trips.
4.7
Catchments for shopping have been included in Appendix 6 as part of the
Quantitative Analysis.
4.8
As fuel prices continue to increase, anecdotally, comments have been
made which suggest that some people are making fewer trips to the
bigger towns to do shopping and are restricting either the frequency of
trips or making trips only when linked to other activities.
8
See South West Town Centres Study 2006, DTZ, for South West Regional Assembly
(http://www.webarchive.org.uk/wayback/archive/20110211115807/http://www.southwestra.gov.uk/media/SWRA/RSS%20Documents/Technical%20Documents/10.16_Town_Centres_St
udy_-_DTZ_-_Jan_2006_Second.pdf). Whilst this report is now 5 years old, it is unlikely that the
position of the centres in Somerset will have changed much relative to others, although the
position of Taunton may have slipped slightly if the new Cabot Circus shopping centre in Bristol
features in the top 8 centres.
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Retail Areas and Uses
4.10
The following maps show the location of retail premises and units in
Minehead’s centre and at the industrial estates. Convenience shops
(largely food), comparison shops (non-food) and other A1 shops which are
neither comparison nor convenience are shown. It demonstrates that
there is a significant amount of comparison retail outside of the centre
located on the industrial estates, which is probably located there because
the location suits the type of goods being sold. It might also be a
reflection of the lack of suitable premises available in a more central
(including closer to the edge of the centre) location.
4.11
Figures A3.18 and A3.19, map the breakdown of convenience and
comparison retail premises in Minehead’s central area and industrial
estates.
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Figure A3.18: Town (central area) Convenience (red) and Comparison (yellow) Premises by GOAD Category
Source: Town Centre Uses Survey, West Somerset Council, 2011
- 29 -
Figure A3.19: Minehead Industrial Estate Convenience (red) and Comparison (yellow) Premises by GOAD Category
- 30 -
Figure A3.20: Provision of Minehead and Alcombe Premises and Uses by Use Class
Within Town Centre
(of which those in “Prime9
Shopping Area”)
% of total
Number
occupied
“premises”
A1 Shops
Alcombe
Number
% of total
occupied
“premises”
Outside of the Town Centre and
Alcombe
(and excluding Butlins10)
% of total
Number
occupied
“premises”
121 (43)
62% (22%)
8
36%
35
17%
1 (1)
0.5% (0.5%)
0
0
2
1%
2 (1)
1% (0.5%)
0
0
0
0
93 (34)
48% (18%)
3
14%
23
11%
19 (10)
10% (5%)
4
18%
4
1%
A2 Banking and Financial
Services
16 (7)
8% (4%)
0
0
6
3%
14 (6)
7% (3%)
0
0
11
5%
1 (0)
0.5% (0)
1
5%
10
5%
4 (1)
2% (0.5%)
4
18%
7
3%
A3 Restaurants and Cafes /
4 (3)
2% (2%)
2
10%
4
2%
84% (32%)
15
68%
75
36%
A1 Shops / A3 Restaurants
and Cafes
A1 Shops / A5 Hot food
takeaways
Total A Uses
163 (62)
Source: Town Centre Uses Survey, West Somerset Council, 2011. Note: “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure
A3.59.
9
The adopted Local Plan identifies a “Prime Shopping Area”. PPS4’s equivalent term is “Primary Shopping Area”, which is used throughout this report to cover both
terms.
10
Provision on the Butlins site has been mapped but is not included in the totals given that they are unlikely to attract trade from those using retail outlets in the town
and not resident on the Butlins site. However, Butlins will have an impact on what degree residents on the site use the facilities etc in Minehead. For the record,
Butlins has extensive accommodation (C1 / SG), 13 A1, 5 A3, 2 A4, 3 A5, 5+ areas comprising D1 and D2 uses, 1 A1 / A3, 2 A3 / A5, 1 A3 / A4 and 2 SG.
- 31 -
Representation
4.12
In terms of representation, Minehead has a good range and number of
retailers in the town centre, complimented by good representation outside
the centre. There are noticeable tourist related or specialist shops,
particularly along the seafront and seafront end of the centre. Alcombe
has the level of representation in retail terms appropriate for a local centre,
with predominantly convenience retail and good levels of choice with the
presence of a Co-op and Spar for example. The town has a significant
number of retail outlets on the industrial estates which are compatible with
the largely light industrial uses found in these locations. The town also
has an open air market on Tuesdays and Thursdays, operating on the
edge of the town near to Tesco and a Farmers’ Market in The Parade on
Fridays (which has also hosted a visiting continental market in the past).
Since moving back to the edge of town location from a temporary location
in the Hobby Horse car park, anecdotally there has been an impact on
footfall on Tuesdays and Thursdays at the lower end of the Avenue near
to the seafront.
4.13
Of the units in the town centre, there are 20 national / multiple retailers
present, 16 of which are located in the Primary Shopping Area. Outside of
the town centre, there are a further 12 (excluding provision at Butlins).
Figure A3.21: “National Chain / Franchise” and Multiple Retailers (A1 / A3 /
A4 / A5 Use Class) in Minehead
Inside Town Centre
Outside Town Centre
Argos
Iceland
Co-op (Alcombe)
Spar (Butlins) x 2
Bastins
KFC
Duke of Wellington /
Lloyds Bar
Tesco
Blockbuster
Oggy Oggy
Pasty Co.
(Wetherspoon’s)
Travis Perkins
Boots
QS
Jewson’s
Clarks Shoes
Specsavers
Lloyds Pharmacy
Clinton Cards
Subway
Mambo (Queens Hall)
Co-op
Superdrug
McDonalds
First Choice
Tony Pryce
Sports
Morissons
Go Mobile
WHSmiths
Plumb Center
Holland & Barrett
Wipeout
Spar (Alcombe)
Source: Town Centre Uses Survey, West Somerset Council, 2011. Notes: At the time of the
survey, Stead and Simpson was still open, but has since closed and is therefore not on the list.
Does not include units within the Butlins campus. “Town Centre” is defined by the Adopted Local
Plan Town Centre boundary – see Figure A3.59.
4.14
Figure A3.22 shows the split of premises by retailer type.
- 32 -
Figure A3.22 Number of Shops and Services for Selected Types of Retailer and Town Centre Use in Minehead Town Centre
Number
Premises Type
Minehead
town centre
Alcombe
Number
Outside
town centre
and Alcombe
Premises Type
Minehead
town centre
Alcombe
Outside
town centre
and Alcombe
7
0
12
Cafes, coffee shops,
bakery (inc. pasty /
sandwich take away),
restaurants
18
2
7
Home (inc. DIY / home
improvement and
décor / furnishings /
building supplies)
Food / general
5
0
2
Charity
6
0
0
Supermarket / store
2
2
2
Variety
1
0
0
Clothes and shoes
17
0
Discount
5
0
2
Banks and other
financial
6
0
2
Specialist / other
25
2
13
Estate Agents
6
0
1
Health and Beauty
3
0
0
Toys, gifts,
accessories, tourist
14
0
2
Barbers, hair and
beauty
12
0
4
Newsagents, Post
Office, stationery,
cards, books,
confectionary
12
2
0
Pharmacy
0
1
1
Electrical (inc. IT /
computer shops and
mobile phones)
7
1
1
Opticians
3
0
0
Takeaways (inc. “fast
food”)
7
4
6
Betting
2
0
0
Pubs, bars and clubs
1
1
8
Notes: Only A use classes included in this count. “Specialist / other” represents those uses which do not neatly fit into another category or have a particular niche
market and includes Solicitors, hardware, pet shops, florists, jewelry, framing, galleries, photography, travel agents, sports and cycles, amongst others. Where there is a
split of uses, the predominantly use has been counted – for e.g. for Boots, it is counted in the “Health and Beauty” category rather than “Pharmacy”. Butlins premises not
included in count. “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure A3.59.
- 33 -
4.15
Within the town centre, of the 147 A1 / A3 / A4 / A5 premises, 127 are
independent and small shops, which represents a healthy proportion
(86%) of “local” businesses. Outside the town centre, including Alcombe
premises, there are 84 within these use classes, 72 of which are not
national / multiple retailers.
4.16
As is to be expected, outside of the Primary Shopping Area, where rents
are cheaper there are a greater proportion of discount and gift shops, with
the mix of retailers between the PSA and the seafront reflecting the type of
customer which will dominate sales, catering more for tourists.
4.17
Recent research from those behind the “Clone Town Britain” reports gives
a perspective of whether a town centre has a “healthy” national /
independent retailer balance and retail diversity. It classifies those town
centres with less diversity as “clone” towns, those with a borderline
balance of diversity as “border” towns and those with individual character
and distinctiveness as “home” towns. Whilst a relatively crude way of
assessing diversity, it nonetheless provides a good indication of variety in
a town centre and provides a useful comparison with other places
assessed on the same basis. In the second Clone Town report in 200511,
Minehead featured as a “home” town. Whilst Minehead is not profiled in
the report published in 201012, based on the broad methodology for
classification of two thirds or more of shops being independent and having
a wide range of retail types, Minehead remains a “home town” on the
Clone Town scale.
Change
4.18
Research in 200513 suggested that there were then 24 restaurant,
takeaway, pubs and cafes in the town centre (although the definition of the
town centre was not given). That number is now 26 within the defined
town centre boundary.
4.19
In terms of retailer representation, the research (utilizing Experian GOAD
data) stated that there were 179 “retail” outlets in the town centre (based
on all A use classes). It is unlikely that the GOAD centre boundary fits
with the defined boundary in the adopted Local Plan and so it is difficult to
compare against the Council’s recent survey which identified 163 within
the boundary (of which 62 are within the Primary Shopping Area) and a
further 74 outside the centre (excluding Alcombe shops).
Size / Floorspace
11
See http://www.neweconomics.org/sites/neweconomics.org/files/Clone_Town_Britain_1.pdf
See
http://www.neweconomics.org/sites/neweconomics.org/files/Reimagining_the_high_street_0.pdf
13
West Somerset Retail and Town Centre Study 2005, Donaldsons
12
- 34 -
4.20
Comparing Minehead with other places in Somerset, Minehead’s town
centre gross floorspace used for the sale of comparison goods is similar to
that of Frome and Burnham-on-Sea, as is the total amount of town centre
retail floorspace as Figure 3.23 shows.
Figure A3.23
Town
(Centre)
Minehead
Frome
Burnham-onSea
Bridgwater
Taunton
Comparison goods
floorspace (gross)
square
square feet
metres
110,200
10,238
106,700
9,913
Total floorspace (gross)
340,300
343,500
square
metres
31,615
31,912
square feet
108,600
10,089
341,800
31,754
276,000
648,300
25,641
60,229
936,700
1,559,000
87,022
144,836
14
Source: South West Town Centres Study 2006, DTZ, for South West Regional Assembly
Note: Minehead “Town Centre” is defined by the Adopted Local Plan Town Centre boundary –
see Figure A3.59.
4.21
The amount of floorspace reflects the economic and functional catchment
of shopping rather than the physical size in development or population
terms, of a settlement. For example, the population of Minehead is
around half that of Frome.
4.22
With no new town centre floorspace developed since 2006, the total figure
for Minehead’s town centre is likely to have remained the same. The
study referenced above is unlikely to have defined the town centre
boundary as that in the adopted Local Plan, but probably took a wider
boundary encompassing all retail units within what physically seems to be
the town centre. The West Somerset Town and Village Centres Survey
suggests, when including units outside of the defined town centre but
within the immediate shopping area, that there is (approximately) 31,580
square metres floorspace gross. The recent survey counts floorspace
based on footprints of buildings identified on GIS mapping and does not
take into account floorspace above ground floor unless the retailer only
has a presence on the first floor and above. The figure includes all A use
classes, vacant shop units, retail SG and B1 uses. A figure of 31,000 –
32,000 square metres gross floorspace is likely to be “about right” for
Minehead’s gross shopping area in the centre.
4.23
The following tables show the figures for the defined town centre area
(within and outside the Prime Shopping Area), Alcombe and outside the
14
See http://www.webarchive.org.uk/wayback/archive/20110211115807/http://www.southwestra.gov.uk/media/SWRA/RSS%20Documents/Technical%20Documents/10.16_Town_Centres_St
udy_-_DTZ_-_Jan_2006_Second.pdf. This data is the most comparative recent data available at
no cost and in the context of this report is only intended to help paint the picture of Minehead’s
relative position to other centres.
- 35 -
town centre by use class for A use classes, vacant shop units, retail SG
and B1 uses (for completeness).
- 36 -
Figure A3.24
Minehead defined
town centre
(outside Prime
Shopping Area)
Minehead defined
town centre
(inside Prime
Shopping Area)
sq. ft.
sq. m.
sq. ft.
sq. m.
sq. ft.
sq. m.
sq. ft.
sq. m.
75,530
7,017
88,974
8,266
185,559
17,239
11,431
1,062
of which A1 comparison
57,189
5,313
56,833
5,280
91,063
8,460
4,230
393
of which A1 convenience
4,564
424
27,200
2,527
79,018
7,341
6,092
566
A2
11,399
1,059
14,542
1,351
7,223
671
-
-
A3
9,009
837
13,412
1,246
14,919
1,386
-
-
A4
6,523
606
-
-
37,340
3,469
3,897
362
A5
4,650
432
183
17
2,271
211
2,756
256
A3 / A5
-
-
-
-
-
-
1,981
184
“Retail” SG
-
-
-
-
9,074
843
-
-
B Uses
10,979
1,020
-
-
148,757
13,820
4,682
435
Vacant A and B Use
66,962
6,221
132,773
12,335
34,929
3,245
-
-
Use Class
A1
Outside of town centre
Alcombe
Note: floorspace figures are based on footprints of buildings measured from GIS. They represent an approximate gross floorspace area, rather than net or sales
area, and do not take into account floorspace which retailers might utilize above the ground floor where shops comprise more than one floor level. Figures do not
include premises on Butlins campus. “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure A3.59.
- 37 -
4.24
In terms of size, there is no national definition of “small”, “medium” or “large”
shops, although there are sources which have attached their own
definition15. An appropriate “rule of thumb” to apply from various sources
would be: 80 square metres / 861 square feet (gross) and less for small
units; 81 – 600 metres square / 6,458 square feet (gross) for medium units;
and, 600+ square metres (gross) for large units.
4.25
Applying this to units in Minehead gives the following breakdown of the
current A1 retail stock.
Figure A3.25: Number of Retail (A1) Units by Floorspace / Size in Minehead
and Alcombe (including vacant units)
Town Centre
Floorspace /
Size
Outside of
Centre
Alcombe
Primary
Shopping
Area
Rest of
Centre
Small
(up to 80
square metres /
861 square feet
gross)
18
46
14
1
Medium
(80 – 600
square metres /
6,458 square
feet gross)
31
43
20
7
Large
(600 + square
metres gross)
2
-
7
-
Notes: Does not include units on the Butlins campus. “Outside of centre” does not include Alcombe
shops. “Town Centre” is defined by the Adopted Local Plan Town Centre boundary – see Figure
A3.59.
4.26
The majority of the premises in the centre are small and medium scale,
reflecting the size and role of the centre. The number of larger scale shops
outside the centre reflects market desire and needs for convenient locations
and a lack of suitable format and space of shops suitable to larger retailers
in the centre.
15
These sources include “London Small Shops Study” 2010 http://www.london.gov.uk/shapinglondon/london-plan/docs/london-small-shops-study.pdf, “Mole Valley Town, District, Local and
Village Centres Study” 2010 and the “Glasgow City Plan” 2009
- 38 -
Vacancies
4.27
The number of vacant shop units is a reasonably good indicator of the
economic health of a town centre, as is the trend of vacancies and length of
time shops become occupied again following retailers vacating units. Shop
units may remain vacant for many reasons including the unit not being the
appropriate size and format for potential businesses / retailers; lack of
demand for units of the vacant size; quality of the unit; landlords wishing to
see a particular retailer in the premises; location of the unit; landlords
seeking a higher rent than the current market will bear (for example
retaining premises on rents established before the recession).
4.28
In Minehead, at the end of 2010, Council records showed that there were 18
retail units vacant (12 shops, 3 restaurants and pubs, 2 hairdressers and 1
dog grooming salon).
Figure A3.26: Vacant Retail Units in Minehead and Period of Vacancy
Empty
Since
Shops
39, The Avenue, Minehead, Somerset, TA24 5AY
15-Mar-07
37, The Avenue, Minehead, Somerset, TA24 5AY
14-Feb-07
Somerfield, 10-16, The Avenue, Minehead, Somerset, TA24 5UQ
25-Sep-10
Helping Hands R/O 2 The Priory, The Avenue, Minehead, Somerset,
TA24 5UQ
1-Nov-09
2, Blenheim Road, Minehead, Somerset, TA24 5PY
14-Apr-10
Former Health Shop, St Andrews Lane Off, Friday Street, Minehead,
Somerset, TA24 5UA
1-Apr-95
1, Holloway Street, Minehead, Somerset, TA24 5NP
1-Jul-09
3a, Holloway Street, Minehead, Somerset, TA24 5NP
31-May-10
1, The Parade, Minehead, Somerset, TA24 5NL
30-Sep-10
12, The Parade, Minehead, Somerset, TA24 5UG
20-Apr-09
Shop, Summerland Place, Minehead, Somerset, TA24 5BT
23-Nov-10
6, Wellington Square, Minehead, Somerset, TA24 5NH
30-Sep-10
Restaurants and Pubs
18, Friday Street, Minehead, Somerset, TA24 5TH
5-Jan-09
Seacrest, Quay West, Minehead, Somerset, TA24 5UN
24-May-10
Hobby Horse Inn, The Esplanade, Minehead, Somerset, TA24 5QP 19-Oct-10
Hairdressers
2, Parkhouse Road, Minehead, Somerset, TA24 8AB
3-Dec-08
Dog Grooming
Ground Floor R/O, 8, Park Street, Minehead, Somerset, TA24 5NQ 1-Feb-07
st
Source: West Somerset Council Vacancy Data at 31 December 2010
4.29
The survey of the town undertaken by the Council updates this picture. At
the time of the survey, the town centre had 10 vacant units, the most
notable being the former supermarket. The former Stead and Simpson
shop has also recently become vacant. This number of units represents
- 39 -
around 6% of all town centre units. This compares to 1.2% identified by
research in 2005, although it is not clear what boundary the research
attached to Minehead’s centre. This is a good vacancy rate when set
against current regional and national averages with regions ranging from
around 12% to 19%16. Whilst one or two premises have been vacant for a
long time, others have become vacant since the recession took hold, with
some of these being re-occupied within a relatively short period of time.
4.30
Outside of the town centre, there are a further 4 vacant units. Although not
counted in the number of vacancies outside the town centre, the old hospital
(which falls outside of the defined Local Plan town centre boundary) is also
now vacant, presenting a good opportunity for one or a combination of town
centre related uses.
4.31
Figures A3.27 and A3.28 below show the location of vacant units (retail and
others) in and around Minehead.
16
Generally speaking regions in the south of the country have lower average vacancy rates than
those in the midlands and north. See Local Data Company report and BPF press release
http://www.bpf.org.uk/en/newsroom/press_release/PR110215_Local_Data_Company_press_releas
e__Shop_Vacancy_rates_continue_to_rise_as_Multiples_shrink_and_reduce_High_Street_presence.
php
- 40 -
Figure A3.27: Vacant Premises in Minehead’s central area
Source: West Somerset Town and Village Centres Uses Survey, 2011
Notes: Vacant units are coloured grey.
- 41 -
Figure A3.28: Vacant Premises in Minehead’s Industrial Estates
Source: West Somerset Town and Village Centres Uses Survey, 2011
Notes: Vacant units are coloured grey
- 42 -
Rates and rents
4.32
Non-domestic, or business, rates are the way in which businesses and other
occupiers of non-domestic property contribute toward the cost of local
authority services. The Valuation Office provides data on rateable values on
a Local Authority area basis17. Rates are set nationally and are reviewed
every 5 years. The Government is currently considering options for local
authorities to retain business rates from their area. Across all non-domestic
properties (i.e. not only retail premises) there has been an increase in rates
in the period between 2005 and 2010. In 2005, for the 1,820 national nondomestic rateable properties in the District, the average rateable value was
£10,700, which by 2010 had increased to £17,200 for 1,830 properties. In
some vacant premises, rates can be seen as the stumbling block (i.e. they
are set too high) to letting or leasing them.
4.33
Discussion with local agents has suggested that rents are similar to those
reported in 2005. Research then suggested that rents in the Zone A area in
Minehead18 were around £33 per square foot. Recent discussion with local
Agents suggests that in the core part of the Zone A area, rents are around
£33 - £35 per square foot, with the outer edges of the zone seeing rents of
£30 - £33 per square foot. There has been little change partially due to
landlords not wishing to reduce rents and leases not allowing rent reviews,
although some leases are now being offered on shorter term periods with
one year break out clauses.
Retailer demand / requirements
4.34
Retailer data shows that there has been and remains demand for presence
of retailers in Minehead. This usually indicates demand from national or
multiple retailers. It is often not fulfilled due to a lack of the type and / or
size of available premises in the stock that the retailer requires. Amongst
other things, it is a good indicator of the health of the retailing economy in a
local area and of gaps in types and ranges of goods sold which could be
filled by new retailers. The data does, however, come with a health
warning, that retailers will often express a desire to locate, for example
“somewhere in Somerset” and will list a requirement for a number of towns
in an area until they secure premises. This does not mean that they want
premises in every town they list.
17
See http://www.voa.gov.uk/publications/statistical_releases/December-2010/NDR-Dec-RV-2005And-2010-Local-Rating-Lists-England-And-Wales.html#Glossary
18
“Zone A” in Minehead, broadly speaking, occupies the shop frontage within the defined Prime
Shopping Area identified in the adopted Local Plan. The “core area” occupies the area between
WHSmiths and the Chanin and Thomas office.
- 43 -
Figure A3.29
Number of Retailer Requirements for a Presence
in Minehead
16
14
12
10
8
6
4
2
19
96
19
97
19
98
19
99
20
00
20
01
20
02
20
03
20
04
20
05
20
06
20
07
20
08
20
09
20
10
0
Source: Focus data supplied by GVA Grimley
Footfall
4.35
There is no readily available footfall data for Minehead. However,
observation and discussion with local traders and business representatives
shows, as expected, that footfall increases significantly during the summer
and Easter school holidays and across the tourism season as a whole,
dropping to levels which reflect local use during the winter months, although
as Butlins is now seen to be an all-year round destination, it is likely that
there will be some impact on footfall in the town centre across the rest of the
year. Exceptions are when events are held, for example, at the West
Somerset railway, when footfall could increase as a result. Anecdotally,
some tourist footfall does not reach the main town centre shopping frontage,
with some, due to the elongated nature of the town centre, not venturing as
far as the main shopping area. As expected, footfall fluctuates with the
tourist season along the sea-front shops. In terms of footfall during the
week, Saturdays appear to be busiest, along with Fridays and Mondays.
Some of the footfall on Fridays might be accounted for because of
“changeover” at Butlins with holiday makers checking-in. Anecdotally, this
also has an impact on trade at the supermarkets with new arrivals to Butlins
doing shopping and therefore having an impact on the availability of some
foods.
- 44 -
Key town centre and retail issues raised during discussion
4.36
The following issues and opportunities have been raised through discussion
with key stakeholders. They have deliberately not been attributed to
individuals or specific organizations.
A lack of suitable medium and small sized retail units in the town centre for
businesses to grow or relocate into.
Negative perceptions towards farmers’ / continental markets from some
retailers but also very positive comments about the benefits it brings from
others and residents.
Drawing more tourists into the town centre from Butlins, the edge of centre
shops and the seafront area.
Concerns about the potential continued impact of the Morisson’s supermarket
on trade in the town centre, particularly on independent retailers.
The retail, other commercial and community opportunities that the
redevelopment of the old hospital site could provide for the town centre,
together with opportunities to better link through the site to Blenheim Gardens
to make the Gardens more central to the town centre and cultural and tourist
activity, and better to link these areas with the Regal Theatre.
Identifying and supporting additional or alternative ways of ensuring that
concepts and visions can be delivered.
Building on strengths and embracing others by looking to examples of other
towns with a similar economy, function and size to establish how they have
increased success and prosperity – for example, building on Transition
Towns approach, or regeneration / reinvention of seaside resorts such as
Newquay.
Concerns about the observed growth in “retail” provision on the industrial
estates and the potential impact this could have on the shops in the town
centre.
Concerns about the potential impact that increasing rates could have on
businesses in the town.
Signage in the town (including on the industrial estate) is in need of renewal
and / or re-branding.
- 45 -
5.
Accessibility
Public Transport
5.1
Somerset County Council has undertaken accessibility modeling in relation
to public transport and accessibility to key services for the District as a
whole. This is reproduced in Appendix 2. The mapping highlights
Minehead’s position with a wide rural hinterland and related accessibility
issues, particularly regarding public transport. The Minehead urban area
itself has a good level of accessibility to services by public transport (bus),
compared to the wider rural area.
5.2
A study done by the County Council and NHS Somerset in 201019 identified
from a Place Survey that 62% of people asked were very or fairly satisfied
with the local area’s bus services. This compared to 49% for the District as
a whole and 43% for Somerset. Rural areas showed lower percentages (for
example, 32% in the Quantocks area).
5.3
The same study found that improvements to public transport in West
Somerset as a whole is one of the top 3 most important things to residents
(the other two being affordable decent housing and job prospects). The
report was also critical of the accessibility to community hospitals from
across West Somerset by bus, suggesting that only 52% of residents have
access to bus services which serve a community hospital between 9am and
10am on weekdays. The report was based upon access to the old hospital
in Minehead and further work is being undertaken to update the JNA which
should take into account the location of the new hospital.
5.4
The study concluded that, overall, acute hospitals, adult evening learning,
Jobcentre Plus are the least accessible services in Somerset, whereas,
parts of West Somerset, amongst other areas in the county are among the
zones that have the lowest level of accessibility. However, some of these
zones are currently covered by Demand Responsive Transport (DRT) and
Community Transport (CT). Its suggested that further work is required to
assess both DRT and CT coverage, and capacity in zones that have very
poor / no access to services, although also recognised that a DRT service is
“not likely to be an immediate solution to improving hospital accessibility in
West Somerset due to capacity issues and its reliance on transporting
people to work for its income. However, further studies are indicating that
the use of DRT is becoming more evenly spread.”
19
The West Somerset JNA.
- 46 -
Car Parking
5.5
As Figure A3.30 shows, Minehead car parks have a total of 815 spaces
available.
Figure A3.30: Parking Spaces in Minehead’s Car Parks 2011
Parking Area (Minehead)
Warren Rd. (On Steet Outside
Butlins)
Warren Road (On Street)
Quay Street / Esplanade (On
Street)
Quaywest Car Park (Quay W 2)
Quaywest (On Street) (Quay W 1)
Warren Road Upper
Alexandra Road
Summerland
Station
Clanville
North Road
TOTAL
Spaces Disabled
Available Spaces
Permit
Bays
Provision
for
bicycles
TOTAL
SPACES
42
34
0
0
0
0
No
No
42
34
115
32
70
108
102
91
114
38
58
804
0
2
0
7
4
8
16
2
4
43
0
0
0
0
0
0
8
0
0
8
No
No
No
No
No
No
Yes
No
No
na
115
34
70
115
106
99
138
40
62
855
Source: West Somerset Council
5.6
Car parks see increased usage in line with the holiday season as Figures
A3.31 and A3.32 show.
Figure A3.31
Total Arrivals in Minehead Car Parks 2007 - 2011
70000
60000
50000
40000
Winter
Summer
30000
20000
10000
0
2007
2008
2009
2010
- 47 -
2011
5.7
Total arrivals during winter months tend to have remained steady in recent
years, with the example in Figure 3.32 showing that arrivals during the
January / February period have consistently remained at around 10,000.
Comparatively, total arrivals during the summer month of July / August have
dropped from 60,000 in 2007 and have remained above or below the 30,000
mark since. These changes might coincide with the weather during these
summers.
Figure A3.32
Total Arrivals for Minehead Car Parks 2007 - 2011:
Winter and Summer Single Month Snapshot
70000
60000
50000
40000
30000
20000
10000
0
Winter
Summer Winter
2007
Summer Winter
2008
Summer Winter
2009
Summer Winter
2010
2011
North Road
727
6564
737
3290
771
3660
474
2554
418
Summerland
7179
21094
7940
9153
9354
9741
6337
12898
7873
0
0
0
0
0
1221
111
879
760
Station
379
9089
0
0
373
6442
164
4094
150
Warren
510
4591
449
2951
596
3638
290
2325
580
Quay W 2
81
512
7
219
45
301
14
177
23
Seafront and Quay W 1
1967
14292
1687
8498
1498
9527
896
2088
1276
Alexandra
839
3450
507
1362
297
1114
335
0
192
Clanville
Notes: Winter = data taken from monthly figures for arrivals between 0800 and 1800 for the period
from 10th Jan to 2nd Feb inclusive. Summer = data taken from monthly figures for arrivals between
0800 and 1800 for the period from 24th July to 23rd August inclusive. Station figures at "0" in 2008
due to redevelopment of site. Capacity of car park reduced following redevelopment of site,
reflected in totals from 2009. Clanville figures at "0" in 2007, 2008 and 2009 due to closure and
redevelopment of car park. Warren summer 2010 data is that for the month of July as no data is
available for July - August of that year. There is no data available for summer 2010 for Alexandra
Road car park. Station figures for summer 2010 for the month of July. None available for July to
August period.
- 48 -
5.8
Changing capacities will have an impact on numbers at some of the car
parks with the Station and Clanville car parks being closed for long periods
during redevelopment work on each of the sites and consequentially
reduced spaces following these developments.
Data is absent for
Alexandra Car Park for the month of July / August. If previous arrival rates
are maintained, however, it could have added around 1,000 – 1,500 arrivals
to the total figure for the summer of 2010.
5.9
Since 2007, overall figures for parking have dropped in the summer periods
analysed. A combination of the weather being particularly good during that
period and the potential impact of the recession on day trips to the town in
the years following 2007 may have contributed to smaller numbers.
Through discussion with stakeholders, the absence of control of on-street
parking has made it easier to park on-street in “no parking” areas without
fear of receiving a penalty which consequently has an impact on the number
of cars being parked in off-street car parks. These recent discussions
reinforce the findings of a study undertaken in 200620 which concluded that
illegal parking, particularly in time limited areas, was having a significant
detrimental effect on the operation of the town centre. The survey showed
that, in general terms, 7-8% of all parking acts were illegal (on yellow line
restrictions) whilst in those streets where waiting time is limited (The
Avenue, North Road, The Parade etc.) 20-25% of all parking acts exceed
the 1 hour time limit and were also, therefore, illegal. The decriminalisation
of on-street parking violations making them civil offences and the
anticipated transfer to local authority enforcement could help to redress this.
Since 2007, it is likely that the closure of the Somerfield supermarket in the
town centre and more recent opening of Morisson’s will have had an impact
on the number of arrivals, particularly at the Summerland Avenue car park
(although the opening of Iceland may have mitigated against the impact of
Somerfield’s closure).
5.10
The capacity of the car parks seems appropriate for Minehead as they are
rarely full to capacity and so there is certainly not a lack of capacity which
could divert consumers away from the town centre. A perception of the
walking distance from car parks to shops adding time to a journey (despite
these distances from central car parks to shops being very short) can mean
that consumers might defer a trip to the centre, park elsewhere on-street or
visit shops in edge or out of town locations, even if the total journey time in
reality is the same or longer than a trip when the consumer parks at a
central car park. This is typical of most centres where, in general, people
naturally desire convenience and the ability to “pop in” to one or two shops.
20
Colin Buchanan were commissioned in August 2006 to undertake surveys of on-street parking
behaviours in Minehead during the period August to September 2006.
- 49 -
5.11
As expected, the issue of car parking was raised in many responses to a
recent Council survey21.
Comments included: car parks being too
expensive for locals and visitors alike; not enough parking for the disabled;
and, there should be a shorter stay option (e.g. 20 minutes) in the car parks.
Comments also arose from the Quantitative Needs Assessment consumer
survey in relation to how people felt the centre could be improved and
included “reduce the cost of parking” and “need more parking”.
Key issues raised during discussion
5.12
Better linkages between the edge of centre supermarkets and the town centre
and between Blenheim Gardens and the centre.
Lack of available free or lower cost or shorter stay car parking close to shops
in the centre.
Frustration that illegal on-street parking is not being enforced well enough
and that better enforcement would mean more people using off-street car
parks in the town.
21
Survey sent out with Council Tax notification in March 2011.
- 50 -
6.
Potential Development / Redevelopment
Opportunities
6.1
From an employment land perspective, the Employment Land Review
identifies a number of sites in and around the town which could be brought
forward during the plan period, although due to location, most are unlikely to
come forward as sites for retail provision, a B use class of employment
probably being preferred. These sites are not scrutinized further by this
report, although further consideration will need to made as to their
appropriate use through the Core Strategy / Local Plan process and further
development plan, neighbourhood plan or masterplan work for Minehead.
6.2
In the town centre, the Old Minehead Hospital building and site perhaps
provides the best and only significant opportunity to help enhance the centre
in the coming years. The Minehead Development Trust is currently
discussing options for the re-use of the building and site with the NHS Trust
(as the owenr of the site) and other key stakeholders.
6.3
Other examples exist where community development and use has been
secured in multi-use buildings, usually with the aid of funding through
planning obligations from nearby or on-site development of housing,
employment and / or retail (for example Figure A3.33 below).
- 51 -
Figure A3.33
The Campus, Locking Castle, North Somerset
The Campus provides a combination of school facilities, shared community
facilities including a community library, conference rooms, sports hall, multipurpose rooms, ICT facilities and areas for 16-19 year olds. Whilst the
development is on a much larger scale and within a different urban landscape
than the opportunity at the old hospital site in Minehead, the Locking Castle
Campus site demonstrates that shared uses can work well together and
generate an income to help support running of the community facilities.
Development of The Campus drew on planning obligations monies from
associated development as well as other funding.
Photographs: North Somerset Council and Morley von Sternberg, David Morley Architects
Further information can be obtained from http://www.nsomerset.gov.uk/Leisure/Leisure+centres/Centres/thecampus.htm
6.4
Outside of the town centre, from Health Check data, it is unlikely that there
is a distinct need for development of further floorspace for retail units,
although desires have been expressed by some for certain types of retailer
or further retail choice in some areas to be brought in to the town. It will be
important to monitor the situation as and when the economy recovers to one
which sees growth. The Quantitative Analysis in Appendix 6 deals with this
in more detail.
6.5
Regeneration and redevelopment of the old hospital site, as noted in the text
above.
- 52 -
Demographic, Social & Economic Profiles
- 53 -
7.
Population and Socio-economic Profile
7.1
In terms of size, Minehead’s population was 11,70022 in 2001. The Office
for National Statistics (ONS) 2009 Mid-Year Population Estimates23 suggest
that Minehead’s population would now be approximately 12,035. This is
comparable with the other seaside towns of St Ives (11,200), Ilfracombe
(11,300), Whitby (13,700) and Sidmouth (13,700)24. Between the years of
2001 and 2006, the town’s population was estimated to have increased by
3%, the same percentage of growth as the towns of Clacton, Lowestoft,
Great Yarmouth and Burnham-on-sea25.
7.2
In terms of age profile, Minehead’s population estimate suggests the
following figures.
Figure A3.34: Population: Estimated Age Profile for Minehead 2009
Total
Age 0 – 15
Age 16 – 59 (females)
and 64 (males)
Males 65+ and
Females 60+
Minehead
Popn.
%
count
12,035 100%
1,724
14%
West Somerset
Popn.
%
count
35,400 100%
5,000
14%
Somerset
Popn.
%
count
523,500 100%
95,900
18%
6,098
51%
18,200
51%
297,900
57%
4,213
35%
12,100
34%
129,700
25%
Source: Office for National Statistics (ONS) 2009 Mid-Year Population Estimates See
http://neighbourhood.statistics.gov.uk/dissemination/LeadHome.do;jessionid=ac1f930c30d578e739
eb4d1b4deaac8fbe902d1408cc?m=0&s=1299059794431&enc=1&nsjs=true&nsck=true&nssvg=fal
se&nswid=968.
Notes: Percentages may not sum due to rounding. Compiled from Ward level data from Minehead
North, Minehead South, Alcombe West and Alcombe East. These wards do not fit exactly with the
urban area boundaries but provide a closest match to give an estimate of population. Ward
boundaries in Minehead changed with effect from the May 2011 elections. The overall area
covered by the four wards did not change but the internal boundaries and their labels did.
7.3
Minehead’s age profile shows marked differences with the county-wide
figures with a much higher proportion of the population in the male 65+ /
22
Rounded to the nearest 100. See ONS Neighbourhood Statistics from 2001 census http://neighbourhood.statistics.gov.uk/dissemination/LeadHome.do?a=3&i=1001&m=0&r=1&s=129
8981300463&enc=1&extendedList=false&nav=A&areaSearchText=minehead&areaSearchType=14
0 Comprised of data from Lower Layer Super Output Areas (LLSOA) West Somerset (001 A - E
inclusive and 002 A - C inclusive)
23
See
http://neighbourhood.statistics.gov.uk/dissemination/LeadAreaSearch.do?a=3&r=1&i=1001&m=0&s
=1298983724932&enc=1&areaSearchText=west+somerset&areaSearchType=141&extendedList=f
alse&searchAreas=Search
24
Population estimates for mid-year 2006 from ONS, tabulated alongside Minehead in “England’s
Seaside Towns: a benchmarking study”, CLG, November 2008.
25
“England’s Seaside Towns: a benchmarking study”, CLG, November 2008.
- 54 -
female 60+ age group. The proportions are similar to those of Clacton and
Swanage.
7.4
As Figure A3.35 below shows, within the retired age group, there is a
significant proportion of elderly population in the town (and the largest
proportion of any town in Somerset). Most age groups under 49 are underrepresented relative to the county apart from the 20-24 group which is
above average, which could be because of the number of this age group
working at Butlins. According to analysis26, only one in five households
contain dependent children and a relatively high proportion of these are
single-parent households.
Figure A3.35: Proportions of Population in Minehead by Age
Source: Somerset Intelligence Network (SINe) Minehead Town Profile
http://www.sine.org.uk/EasySiteWeb/GatewayLink.aspx?alId=43987 from NHS (2010).
26
Somerset Intelligence Network (SINe) Minehead Town Profile
http://www.sine.org.uk/EasySiteWeb/GatewayLink.aspx?alId=43987
- 55 -
7.5
Research (see Figure A3.36 below) has also shown that Minehead has an
over-representation, compared to the Somerset average, of the following
neighbourhood types:
•
•
•
•
Financially secure and physically active older people, many retired to
semi-rural locations;
Older couples, independent but on limited incomes, living in bungalows
by the sea;
Older people preferring to live in familiar surroundings in small market
towns; and,
Centres of small market towns and resorts containing many hostels and
refuges.
7.6
Conversely (and to be expected) very significant differences / underrepresentation between Minehead and county levels of representation are
seen in the neighbourhood types which include reference to smaller
communities and village / countryside living.
7.7
Although taken from 2005 data, this representation is unlikely to have
changed much in recent years.
7.8
Anecdotally, the older age structure of the town is likely to support a
significant number of smaller businesses providing services which that
demographic use more frequently than other age groups, including taxis,
care and health facilities and services, home help and assistance,
hairdressing, etc.
- 56 -
Figure A3.36: Neighbourhood Representation in Minehead Compared to
Somerset County Averages
http://www.sine.org.uk/EasySiteWeb/GatewayLink.aspx?alId=43987 from Mosaic Analysis 2005
- 57 -
7.9
This socio-economic make-up of Minehead is borne out by consumer
classifications, shown in Figure 3.37.
7.10
Further socio-economic data and analysis is available in the West Somerset
Joint Strategic Needs Assessment27 compiled by Somerset County Council
and NHS Somerset.
27
Available to download here http://www.sine.org.uk/jsna/
- 58 -
Figure A3.37: Consumer Classification in Minehead and Great Britain (%)
Consumer Type Classification in Minehead and Great Briatin (% )
Great Britain
Unclassified
Minehead Urban Area
Rural Isolation
Grey Perspectives
Twilight Subsistence
Blue Collar Enterprise
Municipal Dependency
Welfare Borderline
Urban Intelligence
Ties of Community
Suburban Comfort
Happy Families
Symbols of Success
0
10
20
30
40
50
60
Source: Mosaic UK (Experian Ltd.) data supplied by GVA Grimley, May 2011
Notes: This data provides a picture of UK consumers in terms of their socio-demographics, lifestyles, culture and behaviour and is updated annually. Definitions:
• Urban Intelligence – Young, single and mostly well-educated, these people are • Symbols of Success – People with rewarding careers who live in sought after
cosmopolitan in tastes and liberal in attitudes.
locations, affording luxuries and premium quality products.
• Welfare Borderline – People who are struggling to achieve rewards and are
• Happy Families – Families with focus on careers and home, mostly younger age
mostly reliant on the council for accommodation and benefits.
groups now raining children.
• Municipal Dependency – Families on lower incomes who often live in large
• Suburban Comfort – Families who are successfully established in comfortable,
council estates where there is little owner occupation.
mature homes. Children are now growing up and finances are easier.
• Blue Collar Enterprise – People who, though not well-educated, are practical • Ties of Community – People living in close knit inner city and manufacturing town
and enterprising and may well have exercised their right to buy.
communities, responsible workers with unsophisticated tastes.
• Twilight Subsistence – Elderly people subsisting ion meager incomes in
• Grey Perspectives – Independent pensioners living in their own homes who are
council accommodation.
relatively active in their lifestyle.
• Rural Isolation – People living in rural areas where country life has not been influenced by urban consumption patterns.
- 59 -
8.
Employment and Economy
8.1
Together with the data in the other sections in this appendix, the following
data provides additional indicators on the state of the economy and
employment in the town.
8.2
With regard to employment land, this section draws on the recent
Employment Land Review undertaken by consultants for the Council.
8.3
This section includes analysis of:
•
•
•
•
Employment / Unemployed
Self-containment;
Employment Land; and,
a summary of key issues.
Employed / unemployed
8.4
Figure A3.38 below shows the total numbers claiming between 2005 and
2011. Following a period of stability for several years, figures increased
from 2009 probably due to the impact of the downturn in the economy and
subsequent recession. The fall from 2010 to 2011 matches similar
change at national, regional, county and District levels.
- 60 -
Figure A3.38
Minehead
Total Number of Job Seekers Allowance Claiments
2005 - 2011
250
232
211
200
177
158
150
144
146
139
100
50
0
2005
2006
2007
2008
2009
2010
2011
Source: DWP
8.5
The proportion of people of working age claiming Job Seekers’ Allowance
is relatively low in Minehead compared to national and regional averages.
Figure A3.39: Percentage of Population of Working Age Claiming Job
Seekers’ Allowance in Minehead in 2010
Minehead
1.9%
West
Somerset
2.3%
Somerset
South West
England
2.1%
2.4%
3.5%
Sources: ONS Neighbourhood Statistics and NOMIS
N.B. Minehead figures calculated from Ward data for Alcombe East, Alcombe West, Minehead
North and Minehead South. Ward boundaries in Minehead changed with effect from the May
2011 elections. The overall area covered by the four wards did not change but the internal
boundaries and their labels did.
8.6
This has increased slightly since recession and Figure A3.40 below shows
the change in claimants and the seasonal differences across Minehead’s
wards.
- 61 -
Figure A3.40: Minehead Wards - Job Seekers’ Allowance Claiments, June 2004 – April 2011
5.0
4.5
4.0
3.5
3.0
2.5
2.0
1.5
1.0
0.5
Ju
n
-0
Se 4
p0
D 4
ec
-0
M 4
ar
-0
Ju 5
n0
Se 5
p0
D 5
ec
-0
M 5
ar
-0
Ju 6
n0
Se 6
p0
D 6
ec
-0
M 6
ar
-0
Ju 7
n0
Se 7
p0
D 7
ec
-0
M 7
ar
-0
Ju 8
n0
Se 8
p0
D 8
ec
-0
M 8
ar
-0
Ju 9
n0
Se 9
p0
D 9
ec
-0
M 9
ar
-1
Ju 0
n1
Se 0
p1
D 0
ec
-1
M 0
ar
-1
1
0.0
40UFFW : Alcombe East rate
40UFGF : Minehead North rate
40UFFX : Alcombe West rate
40UFGG : Minehead South rate
Source: ONS Crown Copyright Reserved [from Nomis on 8 August 2011]
Notes: These wards do not fit exactly with the urban area boundaries but provide a closest match to give an estimate of population. Ward boundaries in
Minehead changed with effect from the May 2011 elections. The overall area covered by the four wards did not change but the internal boundaries and their
labels did.
- 62 -
8.7
Data supports that for the District as a whole in Appendix 2 with regard to
the large percentage of all employees employed in Minehead in the
distribution, hotels and restaurants sector. Against other “larger seaside
towns”, Minehead has the second highest proportion of employees
employed in this sector as Figure A3.41 below shows.
Figure A3.41
Source: Extract from “England’s Seaside Towns: a benchmarking study”, CLG, November 2008.
http://www.communities.gov.uk/publications/regeneration/englishseasidetowns Primary source
Annual Business Survey data.
8.8
In terms of the occupational structure, data from the 2001 census,
although now dated, illustrates useful comparison with other seaside
towns.
- 63 -
Figure A3.42
Source: Extract from “England’s Seaside Towns: a benchmarking study”, CLG, November 2008.
http://www.communities.gov.uk/publications/regeneration/englishseasidetowns Primary source
2001 Census data, ONS.
Notes: There are other seaside towns ranked above and below the extract.
Self-containment
8.9
The picture of how self-contained Minhead is can be put together using
various data sources. For example, Figure A3.43 shows the Minehead
Travel to Work Area (which illustrates the area within which, of the
resident economically active population, at least 75 per cent actually work
in the area, and also, of everyone working in the area, at least 75 per cent
actually live in the area28).
28
See the following website for further information on the definition and parameters of travel to
work areas - http://www.statistics.gov.uk/geography/ttwa.asp.
- 64 -
Figure A3.43
Source: http://www.statistics.gov.uk/geography/downloads/2001_TTWA_map_monochrome.pdf
8.10
While travel to work areas provide a good indication of the primary
catchment for settlements from which they draw the majority of
employees, the data has its limitations. For example specific areas to
which people travel cannot be pinpointed.
8.11
Data on distance traveled and mode of travel to work provides a
reasonably good indication of a settlement’s self-containment. Figure
A3.44 shows how far residents in Minehead’s wards travel to get to work
and suggests that Minehead is relatively self-contained, with its location
- 65 -
with a wide rural hinterland and time of travel and distance from other
major centres of population contributing to this pattern.
Figure A3.44
Distance travelled to work by Minehead residents, 2001
3,500
3,000
2,868
2,500
2,000
1,500
1,000
750
392
500
190
131
242
30
128
0
Less
2km to
5km to 10km to 20km to 40km to
60km
than 2km less than less than less than less than less than and over
5km
10km
20 km
40km
60km
Other
Source: NOMIS, ONS Crown Copyright Reserved [from Nomis on 13 July 2011] ,
http://www.nomisweb.co.uk/
Notes: Data from census area statistics for the Minehead urban area – see
http://www.nomisweb.co.uk/maps/900/1367344746.aspx. Other distance traveled to work covers
people working outside the UK, working offshore, working at or from home or having no fixed
place of work
- 66 -
8.12
As Figure A3.45 shows, the majority of people living in Minehead travel to
work by car or van or by foot.
Figure A3.45
Travel to work by Minehead residents by mode, 2001
2,500
2,071
2,000
1,578
1,500
1,000
500
464
245
223
13
54
41
22
20
0
Work
mainly at
or from
home
Train
Bus,
Motor Driving a Passenger Taxi or
minibus, cycle, car or van in a car or minicab
coach scooter or
van
moped
Bicycle
Source: NOMIS, ONS Crown Copyright Reserved [from Nomis on 13 July 2011],
http://www.nomisweb.co.uk/
Notes: Data from census area statistics for the Minehead urban area – see
http://www.nomisweb.co.uk/maps/900/1367344746.aspx.
- 67 -
On foot
Other
8.13
Relative to other settlements in the south west, research has
demonstrated that, largely due to its wide rural catchment, Minehead has
relatively good self-containment in terms of employment retention as
shown in Figure A3.46.
Figure A3.46: Self-containment in Towns in the South West
(% of residents aged 16–64 in employment which live and work in the area)
Source: 2001 Census, ONS and Functional Analysis of Settlements in the South West, 200529
29
See http://www.southwestra.gov.uk/media/SWRA/RSS%20Documents/Technical%20Documents/007FunctionalAnalysisRo
gerTym.pdf
- 68 -
8.14
However, further analysis in the same report shows that although strongly
self-contained, Minehead is only a modest net importer of workers. This is
reflected in Minehead’s position in the following table which applies the
significance of towns as employment centres and not just selfcontainment.
Figure A3.47: Levels of Self-containment for Total Employment Trips
versus Economically Active Residents in South West Towns (with a score
of 100%+)
Minehead
5415
4622
117%
30
Source: Functional Analysis of Settlements in the South West, 2005
30
gerTym.pdf
- 69 -
8.15
Analysis of retail data elsewhere in this Health Check and through the
Quantitative Needs Assessment also demonstrates that, in retail terms,
Minehead is relatively self-contained given its wide rural hinterland and
distance (in terms of drive times) to other settlements with equivalent or
greater retail choice.
Employment Land
8.16
The Employment Land Review31, undertaken in 2009, identified potential
development sites for employment use. In Minehead, 17 sites were
identified and tested for suitability, identified in Figure A3.48.
31
See http://www.westsomersetonline.gov.uk/Planning---Building/Planning-Policy/LocalDevelopment-Framework/Evidence-Base-Information/Employment-Land-Review
- 70 -
Figure A3.48 Potential Employment Use Sites Identified by the Employment
Land Review
Source: Employment Land Review, 2009
Notes: Green sites indicate no significant issues to overcome, should the site be brought forward
for employment use. Amber sites have various issues including neighbouring uses or other
constraints that will require further investigation, which are likely to constrain their employment
potential.
8.17
In terms of forecast needs, the Employment Land Review, whilst
recognizing the limitations of economic forecasts, estimated the
requirements for employment across the Local Planning Authority area as
a whole equating to approximately 510 jobs with a need for 5 hectares
(ha) of land (including an additional amount of land to act as a top-up to
help ensure that sufficient land to comes forward in the plan period).
These figures are a guide and do not represent a maximum level of
development. The figures are not broken down further to settlement level,
- 71 -
although the sites selected in stage 1 of the Employment Land Review
have been tested for viability and deliverability32.
8.18
The Stage 3 report suggests that the Mart Road and Seaward Way sites
are worth considering as potential employment allocations. This does not
mean that the sites will come forward for development. Ultimately, it will
be the policy making process which will determine which sites are
allocated for employment land in the Local Development Framework /
Local Plan and the Development Management process which will
determine any planning applications made on sites.
Economy Summary and Key Issues
8.19
From analysis of the data above and in Appendix 2, Minehead’s economy
is characterized by significant reliance on the tourism industry and
seasonal employment. There are both pros and cons to this reliance,
including seasonal changes in unemployment levels, but the tourist market
currently remains relatively strong in the town compared to other seaside
towns nationwide. Unlike some other seaside destinations, Minehead
benefits from diversity of tourism offer with close links with Exmoor, the
seafront and Butlins, catering for different types of visitor. The town has
close comparisons with some other seaside towns which will be worth
exploring further if a future Local Plan covers detailed policies or a
Neighbourhood Plan is developed for the town. Such further in depth
analysis will also help better understand how other seaside towns with
similar characteristics are fairing through the recession and how some are
planning to grow in economical, social and cultural terms.
8.20
There is a significant opportunity to benefit from the potential green and
low carbon economy in and around Minehead, particularly if super-fast
broadband is developed. The town has been reasonably resilient to the
changes brought about by the recession and subsequent implications felt
nationally with little change in retail aside from the noticeable loss of some
of the multiple retailers on a national, and therefore local, stage. The
socio-economic structure of the town has a part to play, with significant
opportunities present from a high proportion of retired people, some of
whom will be in Minehead as a result of retirement migration into the area.
Together with opportunities, this demographic will continue to present
challenges to the area and its services (as does an ageing population to
society as a whole across the UK). Minehead’s geographical position and
relatively poor road links to larger settlements means that it enjoys a good
level of self-containment economically and benefits from a wide rural
catchment.
32
See http://www.westsomersetonline.gov.uk/getattachment/Planning---Building/PlanningPolicy/Local-Development-Framework/Evidence-Base-Information/Employment-LandReview/Employment-Land-Review-Stage-3-APR-10-final-report.pdf.aspx
- 72 -
9.
Tourism
9.1
Minehead is identified by a study33 done for the draft Regional Spatial
Strategy as sub-regionally significant in terms of its role in tourism. Others
in the South West demonstrating this functional role in their sub-region
include Torquay, Bournemouth, Salisbury and Wells.
9.2
As tourism represents activity of non-residents staying for short breaks or
longer holidays and day trips by tourists and local people, it is difficult to
separate most of the tourism related activities from the other areas of
activity covered in this appendix. For example, the presence of tourists in
the area obviously generates retail turnover and employment (with
Minehead’s population rising to around 35,000 in peak season34), and
destinations and facilities associated with leisure, recreation, arts and
culture uses used primarily by the resident population, will also be used by
visitors. Tourism therefore overlaps inextricably with the facilities, roles
and functions of the town which are used day to day by residents. Due to
this overlapping nature of tourism, data becomes very difficult to separate
from other issues and uses, although studies have been done to attempt
to quantify tourism’s contribution to the economy on the county and
regional scale as Appendix 2 demonstrates. By its nature, tourism activity
crosses boundaries and its functional catchment can be wide, making
analysis on a place basis difficult to separate from a wider geography.
The bulk of local tourism data is collated for the Exmoor National Park or
the “greater Exmoor” area, the latter of which includes reference to
Minehead, although data is not collated separately for the town.
9.3
For all of these reasons, this section focuses on two key elements of the
tourism trade and industry - accommodation and attractions – and is
limited to analysis of what is physically in the town rather than what is
outside and in the surrounding hinterland. In terms of trend data, much of
the information is drawn from District and County wide analysis provided
in Appendix 2.
9.4
The audit of provision for tourism includes hotel and B&B accommodation
and key tourism attractions in and around Minehead (within the Local
Planning Authority area) but does not include those outside. The audit is
broken down into the following sections:
•
•
•
•
Attractions;
Accommodation;
Occupancy; and,
Impact on the Local Economy
33
gerTym.pdf
34
Source: West Somerset JSA 2010
- 73 -
•
Key issues raised by stakeholders during discussion.
Attractions
9.5
South West Tourism has kept records for the main attractions in the
region. In Minehead, it has records for the West Somerset Railway which
has its “main terminus” in the town. Records show that attendance each
year on the West Somerset Railway (between 2004 and 2008 inclusive)
has been around 250,000 people (dropping slightly to 240,000 in 2008).
This represents trips on the line as a whole (tickets bought) and does not
illustrate how many people have visited the station in Minehead.
9.6
Butlins is the largest “attraction” or tourist destination in the Local Planning
Authority area. It can accommodate around 6,000 guests at any one time
and has a steady 500,000 guests per year in recent years. This number is
set against a slight increase in the tariffs for a stay. Guests are generally
spending more on site too, with a slight increase in recent years just
above inflation. Butlins has seen continued growth through the recent
economic changes, with Butlins suggesting that this has been due to
improvement in quality of the offer as well as guest loyalty. It might also
be due to the holiday offer, for example, the adult, hen and stag weekends
now offered, particularly off-season. In 2011, 7 night bookings have fallen
in number but have been compensated by growth in short-break bookins
for 3 or 4 nights. Day visitor numbers have held in line with recent years
in 2011. Facilities such as the pool and cinema are open to non-Butlins
residents through the day visitor ticket and the cinema can be accessed
on a per film basis.35
9.7
The 630 mile long South West Coastal Path starts in Minehead.
Accommodation
9.8
There is no readily available data for Minehead’s accommodation stock in
terms of quality and quantity. Much of the analysis in this section is
therefore based on anecdotal evidence from discussion with local
organizations and in particular the Minehead Hotels Association and the
Council’s Town Centre Uses Survey undertaken in March / April 2011.
9.9
With regard to stock, South West Tourism records show the following
numbers of bedrooms and bedspaces by accommodation type in
Minehead (within the LPA area). However, this data should be used with
caution as it is not a full representation of the total accommodation on
offer. For example, there are at least half a dozen or so hotels / B&Bs /
guest houses in Minehead not included in the South West Tourism data.
35
Commentary based on discussion with Butlins.
- 74 -
Figure A3.49 Estimated (minimum) Number of Bedrooms and Bedspaces in
Minehead (within the LPA area)
Bedrooms
Bedspaces
Hotels
166
358
Bed and Breakfast
57
121
Guest Houses
62
129
Self-catering
60
239
55 (pitches)
110
1,814
7,256
2,214
8,213
Camping and caravan
Holiday Village
Total
Source: South West Tourism Data, February 2011
Notes: the holiday village is Butlins. The camping and caravan numbers are from the Lakeside
Caravan Park at Somerwest World. South West Tourism data is not a full representation of the
total accommodation on offer. For example, there are at least half a dozen or so hotels / B&Bs /
guest houses not included in the SWT data.
9.10
Figure A3.50 below shows the location of Minehead’s hotel, guest house
and bed and breakfast accommodation (use class C1) in the central area.
This represents a fuller picture of accommodation (at least in terms of
accommodation places on offer) given that it is based on the Council’s
survey data. Excluding Butlins’ campus, the Council’s survey identified 32
hotels, B&Bs and Guest Houses in Minehead.
9.11
Use class A4 premises (pubs and inns) have been included in the map
below as some of these establishments offer accommodation too. It must
be noted, however, that not all of these establishments will offer
accommodation, although at least four do so.
Self-catering
accommodation has not been included, as this is more difficult to quantify
accurately. Cafés and restaurants have also been identified, given their
importance to and dependency, to a degree, on the tourism sector.
- 75 -
Figure A3.50: A3, A4, A5 and C1 Use Class Premises in central Minehead
- 77 -
9.12
Anecdotally, the majority of graded accommodation is 3 or 4 star, although
graded accommodation only accounts for around 50% of total stock in
Minehead.
Occupancy
9.13
In terms of occupancy rates, again there is little cumulative up-to-date
data on occupancy levels. Businesses rarely share data on occupancy
levels given the competitive nature of the business.
However,
anecdotally, Minehead sees typical rates of occupancy fitting with holiday
seasons and also sees high rates of occupancy during festival weekends
such a West Somerset Railway Galas, Dunster by Candlelight and the
Somerset Stages Car Rally. No two seasons appear to be the same and
occupancy levels remain dependent on the weather with demand
increasing during hotter summers etc. There seems to have been little
impact from the faltering economy on occupancy rates although the
average length of stay has changed a little. As noted above, Butlins sees
steady occupancy rates throughout the year. The town benefits from
loyalty of many visitors who return to the town with one hotel citing a
return rate of approximately 60% of guests.
9.14
With regard to the potential impact of the development of Hinkley Point C,
there will be pros and cons. Some proprietors will see the arrival of
workers as a significant opportunity to ensure a steady income for a
number of years, whilst others will not wish to accommodate workers,
preferring to retain their tourist base. Given the likely balance between the
two, the less desirable location of Minehead relative to other settlements
nearer to the power station and the accommodation plans being put into
place by EDF, it seems likely that there should be little detrimental affect
during the construction phase. However, it will be important to monitor, as
the peak construction period falls away, how local tourist accommodation
occupancy rates respond.
Impact on the Local Economy
9.15
There is very little data available on the direct economic impact of tourism
on Minehead as most data is collected for aggregation to District or county
level. However, it is clear from data that is available, observation and
anecdotal information that the Minehead economy has a strong
dependency on the spend of both staying visitors and day-trippers during
the summer season in particular, as does the economy of West Somerset
as a whole (explored in greater depth in Appendix 2). The contribution to
and impact of tourism on the local economy is considered further in other
sections of this appendix (Population and Socio-economic Profile and
Economy and Employment).
- 78 -
9.16
The following issues and opportunities have been raised through
discussion with key stakeholders. They have deliberately not been
attributed to individuals or specific organizations.
Perceived issue of balance with regard to the impact of stag and hen groups
(adult weekends at Butlins) on the town centre. On the one hand they
potentially bring an element of anti-social behaviour, but on the other, bring
economic benefits to the town, particularly out of season.
Exploring how best to market Minehead. Whilst it sits well within the Exmoor
brand, as a destination in its own right and base for exploring the area, it can
get “forgotten”.
Opportunity for development of niche tourist themes to improve the
attractiveness of Minehead as a destination in its own right. Develop a
Unique Selling Point (USP).
Lack of a major “wet weather” tourist attraction.
Explore the feasibility of re-constructing a pier on the seafront.
- 79 -
10. Deprivation
10.1
Deprivation is measured and figures published by the Government every
three years, with the latest being recently published for 2010. Appendix 2
gives an appraisal of the figures for the District as a whole, but figures are
available at a more local scale. The South West Observatory summary36
provides a guide to the IMD scores for the whole of Somerset, including
illustration of the figures down to Local Super Output Area level.
10.2
The figures below show that whilst there might be small pockets of
deprivation within the Minehead urban area, these are offset at the larger
scale by the town’s economy overall.
Figure A3.51: Index of Multiple Deprivation Overall Score for Local Super
Output Areas in Somerset 2010
Minehead
Source: Indices of Deprivation 2010 – Somerset Summary, South West Observatory,
http://www.swo.org.uk/EasySiteWeb/getresource.axd?AssetID=48873&type=full&servicetype=Inli
ne
36
See
ne
- 80 -
Output Areas in Minehead
Minehead
Source: Communities and Local Government IMD data. See
http://www.imd.communities.gov.uk/InformationDisplay.aspx
Notes: The area outlined in purple is not Minehead but one of the LSOAs within the town
10.3
As Figure A3.53 below shows, levels have not changed significantly in
Minehead itself overall since 2007. However, what is noticeable is the
change in some rural areas surrounding the town which have dropped into
a lower range of deprivation.
- 81 -
Output Areas in Somerset 2007
Minehead
Source: Indices of Deprivation 2010 – Somerset Summary, South West Observatory,
ne
10.4
When compared to other seaside towns, Minehead ranks 18th in a list of
towns analysed in a benchmarking study carried out for the Government
(comparing 2007 IMD data) as Figure A3.54 shows.
- 82 -
Figure A3.54
“England’s Seaside Towns: a benchmarking study”, CLG, November 2008.
http://www.communities.gov.uk/publications/regeneration/englishseasidetowns
10.5
The West Somerset JNA undertaken by the County Council and NHS
Somerset provides analysis of the 2007 IMD including analysis of the key
“domainis” or subject areas which comprise the overall IMD score. Local
- 83 -
levels of deprivation and potential impact and solutions should be explored
further through work on a future Local Plan or Minehead Neighbourhood
Plan.
10.6
The “global” levels of deprivation do not, however, in themselves appear
to have a detrimental impact on the town’s overall retail and wider services
offer. Neither does the overall provision of facilities and services in
Minehead currently suggest that there are specific gaps which need to be
addressed to respond to the levels of deprivation identified. Accessibility
to services and the town centre overall by public transport from the
immediate Minehead area is reasonably good (as the section on
Accessibility shows), although, as expected, accessibility from rural areas
and particularly those away from main road corridors is less so and will
need to be monitored closely. Some of this need is however, is met by
community transport services, although the need for such services in a
predominantly rural area around the town is unlikely to reduce over time.
- 84 -
11. Crime and Safety
11.1
The Police Crime website37 has extensive data which can be explored at
the local detail. This section provides only a brief summary on crime and
safety in Minehead based on discussion with the Council’s Community
Safety Officer in addition to analysis of summary data.
11.2
Minehead has relatively low levels of crime, reflecting those of the District
as a whole, which has one of the lowest crime rates in the country. Levels
of serious acquisitive crime38 are lower then the overall average for the
county and data shows that there is a higher proportion of people who feel
safe after dark in Minehead than across Somerset.
Figure A3.55
http://www.sine.org.uk/EasySiteWeb/GatewayLink.aspx?alId=43987
Notes: “Area” is the Minehead area, based on collection of data at ward level.
11.3
Rates of crime tend to follow a seasonal pattern, with non-dwellings
burglaries (on the Butlins campus for example), sexual offences and
violent crime being higher during the summer months. Distraction
burglaries tend to be lower in particular given the distance from the town
to major transport corridors and petty vandalism occurs infrequently.
11.4
The Joint Needs Assessment (JNA) used the results of a Place Survey
(2008) to identify perceived problems with anti-social behaviour. Figure
3.56 is a table reproduced from the study. The figure for “people being
drunk or rowdy in public” for Minehead stands out although it is not
37
www.police.uk
Serious acquisitive crime is defined as the following: Burglary in a dwelling, Attempted Burglary
in a dwelling, Distraction Burglary in a dwelling, Attempted Distraction Burglary in a dwelling,
Aggravated burglary in a dwelling, Robbery of Business Property, Robbery of Personal Property,
Theft or unauthorised taking of a motor vehicle, Aggravated vehicle taking and Theft from a
vehicle.
38
- 85 -
unexpected given the difference between the town and other, more rural
parts of the District, and the perception that this if one of the more
negative impacts of having Butlins present in the town.
Figure A3.56: Perceived problems with anti-social behaviour
Source: West Somerset Joint Needs Assessment, Somerset County Council and NHS Somerset,
2010
11.5
Figure A3.57 shows statistics from the Police Crime website for reported
crime in Minehead.
- 86 -
Figure A3.57
Reported Crime Statistics for Minehead, Dec 2010 - May 2011
140
120
100
80
60
40
20
0
Dec
Jan
Feb
Mar
Apr
May
Other crime
25
38
45
52
33
30
Violent crime
15
13
16
17
26
20
Vehicle crime
1
4
1
2
3
0
Robbery
0
0
1
1
0
1
Anti-social behaviour
48
46
38
33
51
65
Burglary
1
1
2
3
1
11
Source: Police UK Statistics see www.police.uk
11.6
These figures reflect the pattern identified earlier in this section, with
overall levels of crime increasing slightly as the main holiday seasons
approach. Based on previous trends, it is likely that these levels will fall
back down again to those seen in the December / January period
following the summer.
11.7
Notwithstanding figures illustrating that crime levels are low compared to
other places and that Minehead has a greater proportion of people feeling
safe after dark, the presence of crime and how safe one feels is a
subjective issue and comments from a few respondents to a recent
Council survey39 included some which stated that there is a high level of
crime and vandalism in the area.
39
Survey sent out with the Council Tax notifications in March 2011.
- 87 -
12. Leisure, Recreation, Arts and Culture
12.1
The audit of provision for leisure, recreation, arts and culture40 is broken
down into the following sections:
•
•
•
•
Catchment Areas;
Town Centre Leisure, Recreation, Arts and Culture Uses;
Events, Activities and Visitor Numbers; and,
Key issues raised during discussion.
Catchment Areas
12.2
The key aspects which have an impact on the catchment of leisure, arts,
recreation and culture facilities etc. are drive time to the nearest and most
suitable venue / facility; the quality, range (choice) and size of the offer; as
well as the specialism / niche of the offer. Therefore, the catchment of
much of the offer from these uses is difficult to define clearly. In addition,
little data is collected which helps us to clearly understand catchments.
12.3
Of the above uses, there is limited data available for catchment areas,
partially due to a lack of research to quantify and map areas but also due
to the nature of the types of offer and service available. The catchment or
market area, for example, for restaurants will usually be locally based
unless an establishment has a particular reputation for its quality and type
of food. Cultural provision, unless marketed as a major tourist of cultural
attraction, will often be locally based, drawing on a District or drive time
based area for its users, but much depends on the type of service or
facility provided. Festivals and shows for example, may well draw on a
wider than District area depending on the scale and offer of the event. By
their nature, the catchments for museums, sculpture and other arts
venues will be defined by a combination of local visitors and tourists.
Libraries will have a catchment defined by location of and travel time to
other libraries as well as the socio-economic make-up of local residents.
The cinema at Butlins is likely to draw from a local catchment outside of its
resident tourists and films showing are advertised in local press.
12.4
There is some catchment data, however, for the Regal Theatre from a
survey done in 200441. This data showed that the Primary catchment42 of
40
Leisure and recreation uses include restaurants, cinema, theatre, entertainment, pubs, parks
and gardens, and Arts and Culture uses include museums, art, sculpture and libraries.
41
From a report undertaken for the Somerset Arts Promoters (SAP) by South West Arts
Marketing
42
Primary catchment was defined in the study as the area from which 60% of the organisation’s
audience is drawn. Secondary catchment was defined as the area from which 80% of the
organisation’s audience is drawn.
- 88 -
the Regal is 1 mile with a drive time of 19 minutes and a secondary
catchment of 5 miles and drive time of 30 minutes. The SAP Report
commented that “Both areas are exclusively confined to Minehead’s travel
to work area, and hot spots include Watchet, Williton, Minehead and
Porlock.”
12.5
In terms of the age profile of the audiences for the Regal Theatre, the SAP
Report noted that almost 70% was from their “Grey Perspectives”
category43. The average for this profile across the rest of the county’s
theatres was approximately 25 – 30%. 17% were from their “Ties from
Community” category44.
A significant constraint to attendance of
audiences outside the 2004 catchment area is perceived to be the road
links.
Town Centre Leisure, Recreation, Arts and Culture Uses
12.6
Floorspace data, which is useful to understand provision of leisure and
recreational facilities within the A use classes in particular is illustrated in
earlier sections of this appendix. The number, range and quality of leisure
and recreation facilities and services is a better indicator of provision for
non A use class uses, which is the focus of this section.
12.7
Minehead has relatively good provision of leisure, recreation, arts and
cultural facilities and locations some of which are a result of the tourist
trade and some which are more geared towards residents, including:
•
•
•
•
•
•
•
•
•
•
Minehead EYE;
Regal Theatre;
West Somerset Railway;
Butlins leisure facilities (including cinema);
Blenheim Gardens;
Parks Walk;
a significant number of cafes, restaurants and pubs (many of which will
be largely dependent on the tourist trade);
the seafront and beach;
mini golf;
iGolf;
43
Grey Perspectives consists mostly of pensioners who own their homes and who have some
source of income beyond the basic state pension. Many of these people have, on retirement,
moved to the seaside or the countryside to live among people similar to themselves. Today many
of these people have quite active lifestyles and are considered in their purchasing decisions.
44
Ties of Community is comprised of people whose lives are mostly played out within the
confines of close-knit communities. Living mostly in older houses in inner city neighbourhoods or
in small industrial towns, most of these people own their homes, drive their own cars and hold
down responsible jobs. Community norms rather than individual material ambitions shape the
pattern of most residents’ consumption.
- 89 -
•
•
outdoor bowls club; and,
a number of allotments.
Events, Activities and Visitor Numbers
12.8
Cultural and arts “provision” is not only measured by physical built or
environmental space, but also by events and activities which take place in
various locations. These include the successful West Somerset Railway
Steam Galas, the Blenheim Gardens Band Concerts, Theatre Mélange’s
“Echo: Postcards from a Seaside Town”45 and the Streetscape “Empty
Shops” Project46.
12.9
ARTlife (West Somerset Council’s “devolved” arts organization
partnership) records show a healthy level of representation and
participation in cultural and arts events in the District as a whole (see
Appendix 2), although there is no data specifically for Minehead.
Anecdotally, events such as the Band Concerts, Red Arrows events and
the WSR Galas are successful time and time again. These undoubtedly
bring economic benefits to the town, although there is no data to quantify
to what degree this is the case.
12.10 Visitor or attendance numbers are difficult to count retrospectively where
surveys have not been undertaken at the time of events or records are not
kept. For tourism related leisure and recreational facilities, the tourism
section deals with numbers where data is available. For “facilities” or
assets which are free, for example natural and semi-natural assets such
as parks, gardens and the beach, without a detailed survey, frequency of
use, accessibility and popularity has to be measured by local knowledge
and the likely contribution they make to the overall health of the town. In
Minehead, the beach / seafront is the critical natural asset to the town
which makes it the place it is. Blenheim Gardens in the centre of the town
makes a significant contribution to the quality of the centre, although
arguably, more so for local residents than tourists, and is an asset which
could feature more strongly in the town’s “offer”.
12.11 For retail or A use class activities, turnover and profitability are the obvious
measures of success and ultimately a business will fold if not successful.
45
Run by Theatre Melange (http://www.theatremelange.com/), ECHO is a series of vivid, living
postcards that give a taste of Minehead: past, present
and future. A portrait of the town, it draws on more than 50 filmed interviews with Minehead
residents.
46
See Chapter 5 of the main report for further details.
- 90 -
12.12 The following issues and opportunities have been raised through
discussion with key stakeholders. They have deliberately not been
attributed to individuals or specific organizations.
Continuing the successful utilization of Blenheim Gardens for festivals and
events.
Better linking Blenheim Gardens with the town centre, making it a more
central component part of the centre and opening the area up more to tourist
patronage.
Responding to the cultural opportunities presented by Minehead’s sociodemographic make-up.
Explore opportunities to improve the access point for non-Butlins residents to
the cinema. Opportunities for non-Butlins residents (i.e. the local population)
to use the cinema on the site could be better advertised.
- 91 -
13. Sport
13.1
This section of the Health Check simply provides a short summary and
strategic overview drawn from existing information, some of which has
been documented in Appendix 2 which deals with the wider West
Somerset picture. Further work is currently underway to provide a full
audit of sports provision and future possible needs in the Local Planning
Authority area, part of which has been completed for the Hinkley Point C
study area, and this section is not intended to replace requirements for an
audit and needs assessment of sports facilities required by Government
guidance in PPG17: “Planning for Open Space, Sport and Recreation”47.
13.2
Appendix 2 has highlighted some of the key issues for Minehead, which
are repeated below in addition to other issues identified through
discussion with local organizations.
13.3
Sport England data shows that there is no unmet demand for artificial
grass pitches, significant unmet demand for pool provision and some
unmet demand for sports halls.
13.4
Since closure of Aquasplash, feasibility work has been undertaken to
understand needs, demand and the costs associated with development
and running of a new community pool in Minehead. The study references
Sport England data which quantifies a need for a 6 lane 25m pool in
Minehead. However, the study shows that since the closure of the
Minehead pool, existing users and clubs have, to a large degree, “made
do” by utilizing available smaller and private pools. Although this situation
is far from ideal, revenue costs of running and maintaining a new pool call
its viability into question (both short and long term), given that these costs
would have to be borne by the Council, Leisure Trust and / or pool users,
a cost which could be prohibitive to all in the current climate of public
sector cutbacks. To compound this, grant funding from other sources is
being reduced significantly in the current economic climate and there
would be no guarantee that funding could be secured through this route in
the short, medium or long term.
13.5
A recent study undertaken for the Town Council into the feasibility of a
new community sports centre in Minehead48 has demonstrated that there
could be commercial interest in replacing the existing Football Club
grandstand and clubhouse with improved facilities. The study identified
47
See
http://www.communities.gov.uk/planningandbuilding/planningsystem/planningpolicy/planningpolic
ystatements/ppg17/
48
Minehead Community Sports Centre Feasibility Study for Engage and Minehead Town Council,
Hannah Reynolds Associates, September 2010.
- 92 -
potential occupiers and explored the economic viability of various options.
The Town Council and Football Club are currently discussing next steps.
- 93 -
Local Plan Policy Review
- 94 -
14. Local Plan Policies
14.1
The main current Local Plan policies which are of locational relevance to
Minehead town centre and its main uses are reproduced below49.
POLICY SH/1: Retail Development in Minehead Town Centre
The Local Planning Authority will permit development proposals in Minehead
Town Centre which enhance the range of existing retail and service facilities
subject to accordance with Policies SH/2, CA/1 and BD/2 as appropriate.
POLICY SH/2: Type of Retail Use in Minehead Prime Shopping Area
In Minehead's prime shopping area, the Local Planning Authority will not permit
proposals for changes of use to non-retail uses (ie Class A2 financial and
professional services, Class A3 food and drink) on the ground floor unless the
proposal does not cause demonstrable harm to the vitality and viability of the town
centre as a whole.
POLICY SH/3: Retail Development Outside of Minehead Town Centre
The Local Planning Authority will not permit proposals for retail development (including
wholesale, retail, trade, 'cash and carry' and 'club warehouses') outside Minehead Town
Centre, as defined on the Proposals Map, unless it can be satisfactorily demonstrated
that:
(i)
All potential town centre options have been thoroughly assessed.
(ii)
Sites on the edge of the town centre have been assessed before out of town
centre sites.
(iii)
Provision can be made for access, servicing and parking and the site is in a
location where a choice of means of transport (including public transport) is
available; and
(iv)
the proposal, by its nature and scale, will not adversely affect the viability and
vitality of Minehead Town Centre or the shopping centres of Watchet or Williton.
49
These are in final draft format and are unlikely to change in the published version of the Local
Plan except to correct grammatical and/or typographical errors. For policy and planning
purposes, these policies should be read in conjunction with the rest of the Local Plan i.e. the
Local Plan should be read as a whole, and the list is not intended to be exhaustive /
comprehensive. They are reproduced here separately from the rest of the Local Plan for ease of
reference only.
- 95 -
POLICY TO/2: Tourism Development in Minehead
Proposals for development in the vicinity of tourist accommodation or facilities in
the Quay West, Quay Street, Esplanade and Warren Road areas of Minehead
will be permitted provided that:(i)
The design, layout, scale and siting is acceptable in landscape and
conservation terms.
(ii)
In relation to the criterion (i) no adverse effects to the tourism character of
such areas ensue.
(iii)
The level of impact in terms of noise, pollution or light pollution is
acceptable.
(iv)
Satisfactory existing or proposed provision for access and on-site parking*
is made to meet the needs of visitors.
(* As detailed in PolicyT/7 and Appendix 4, Table 3).
POLICY MINE/2: Leisure Activities on The Esplanade and Warren Road
Development proposals will be permitted for leisure-related uses of buildings and
open spaces on the esplanade and Warren Road sea front areas that accord
with the following categories:
(i)
landscaped gardens,
(ii)
active leisure facilities,
(iii)
open space,
(iv)
promenade enhancement features,
(v)
car parking
and which conform with Policies BD/2, R/5 and TO/2.
14.2
The current Local Plan Minehead Town Centre boundary is reproduced in
Figure A3.59 below.
- 96 -
Figure A3.59: Minehead Town Centre Defined Boundary
Defined Town Centre Boundary
Extent of “Prime Shopping Area”
Source: Based on the adopted Local Plan inset map for Minehead town centre.
Review
14.3
A brief internal review through discussion with planning officers has shown
that these Local Plan policies have provided effective guidance for
development control / management purposes – i.e. when assessing
planning applications. The degree to which the current policies will need
to be updated will depend upon whether the spatial planning strategy to be
progressed is done so on the basis of the Core Strategy which will provide
more strategic level policies with detailed policies in other planning
documents, or diverted towards production of a new style Local Plan,
which emerging guidance would suggest a need for all policy coverage
needing to be within a Local Plan.
14.4
Whichever the preferred format of the plan, there will be a need to ensure
that the right level of policy is introduced into the Core Strategy / Local
Plan to help provide the right conditions for positive economic change in
the centre, following national planning guidance and which seeks to
prevent future development which is detrimental to the town centre’s and
seafront’s economic health, vitality and viability. Policies will need to
provide a “hook” should the town wish to proceed with development of a
Neighbourhood Plan under new regulations or whether it will be content
for the new Local Plan system to cover local issues.
- 97 -
Town Centre Boundaries and Designations
14.5
The town centre and prime shopping area boundaries of Minehead are
defined in the adopted Local Plan as noted above.
14.6
There is little need to redefine the boundaries extensively given that the
core retail area remains as it was when designated and there is no
evidence to suggest that policies defining the prime shopping area have
been restrictive in any way. Nor is there any evidence that areas outside
the defined town centre have suffered from not being within the boundary.
14.7
The Health Check, including consideration of current centre issues such
as the potential redevelopment of the old hospital site suggest a need to
revise the boundary to include the old hospital site facility given the
potential opportunities which might exist in redeveloping the site. There
are other minor changes recommended which will bring within the
boundary small areas with existing retail units.
14.8
The currently defined Prime Shopping Area (identified in the adopted
Local Plan by a zig-zag line) should be clarified to ensure that there is no
ambiguity as to which retail units the area includes, but broadly speaking,
data suggests that the area remains appropriate. The PSA could be
redefined as “Primary Shopping Frontage” so that individual units could be
identified.
14.9
The inclusion of other designated policy areas such as the seafront and
Blenheim Gardens and links between them and the town centre should be
considered if policy is deemed necessary to protect or enhance the areas
and / or better link them. Pedestrian links between the town centre and
the supermarkets (Tesco and Morisson’s) could also be identified if their
improvement and enhancement of such links is a policy objective.
14.10 The appropriate plan for such changes is likely to be either a new style
Local Plan, if the current plans for a Core Strategy are amended to take
the new system into account, or a Neighbourhood Plan should the Local
Plan not go into such detail or if the Council proceeds with the Core
Strategy ahead of the formal introduction of the new planning system.
- 98 -
Summary of Key Town Centre Issues
- 99 -
15. Summary of Key Town Centre Issues from Health
Check
15.1
Minehead’s key strengths include:
•
•
•
•
•
•
•
•
•
•
•
an economy which shows signs of performing well against the
recession compared to other towns;
a wide rural catchment for its services and retail offer;
good levels of self-containment;
a high proportion of independent retailers and businesses in the
centre;
a low shop vacancy rate in the town centre;
additional convenience choice following the development of a second
supermarket on the edge of town;
a good variety of local tourist attractions;
returning visitors;
an attractive surrounding natural environment (beach, Quantocks,
Brendon Hills and Exmoor);
well attended and popular events including the West Somerset Railway
Galas and Blenheim Gardens Music Festival; and,
the contribution that Butlins makes to the economy as a whole through
tourist numbers and support given to events.
15.2
However, there are a number of issues and opportunities that have
become apparent during this study which are worth considering as the
preferred Core Strategy / Local Plan and any other subsequent statutory
or non-statutory strategies and action plans for change are developed (by
the Local Planning Authority, wider Local Authority or other local
organizations and groups).
15.3
The issues identified are not listed in order of priority or any
preference and their inclusion does not mean that they are a priority
for the Council. Organisations, bodies or groups that could be
responsible for taking action in response to the issues have not been
identified.
Whilst the health check highlights significant
opportunities for enhancing Minehead in terms of its retail and
business offer and its infrastructure and environment, what remains
critical is finding practical and cost effective ways of delivering
action to respond to these issues.
This will be particularly
challenging against the backdrop of a weakened economy.
Responding to some of the issues listed in a way that delivers
outputs and outcomes may not be feasible, given the resources
available to those organizations, bodies or groups which may wish
to act on the issues. In addition, the key point which should not be
- 100 -
lost when considering the issues identified below is how planning
policy and a planning strategy can, if at all, respond to them.
Figure A3.60
Issues and comments (in no particular order)
Source(s)
Town Centre and Retail
Maximise community and other town centre uses
opportunities which could arise through the regeneration /
redevelopment of the old hospital site.
Discussion with key
stakeholders and
Health Check data.
Increasing the attractiveness of the high street (with a
particular emphasis on empty shops), improving signage
both within the town and the business parks and ensuring
a vibrant and colourful sea front.
Discussion with key
stakeholders and
Health Check data.
A lack of suitable medium and small sized retail units in
the town centre for businesses to grow or relocate into.
Discussion with key
stakeholders and
Health Check data.
Drawing more tourists into the town centre from Butlins,
the edge of centre shops and the seafront area.
Discussion with key
stakeholders and
Health Check data.
Concerns about the potential continued impact of the
Morisson’s supermarket on trade in the town centre,
particularly on independent retailers.
Discussion with key
stakeholders.
The retail, other commercial and community opportunities
that the redevelopment of the old hospital site could
provide for the town centre, together with opportunities to
better link through the site to Blenheim Gardens to make
the Gardens more central to the town centre and cultural
and tourist activity, and better to link these areas with the
Regal Theatre.
Discussion with key
stakeholders and
Health Check data.
Identifying and supporting additional or alternative ways of
ensuring that concepts and visions can be delivered.
Discussion with key
stakeholders and
Health Check data.
Negative perceptions towards farmers’ / continental
markets from some retailers but also very positive
comments about the benefits it brings from others and
residents.
Discussion with key
stakeholders.
- 101 -
Source(s)
Gaps in some types of retail provision and choice.
Discussion with key
stakeholders.
Tourism
Perceived issue of balance with regard to the impact of
stag and hen groups (adult weekends at Butlins) on the
town centre. On the one hand they potentially bring an
element of anti-social behaviour, but on the other, bring
economic benefits to the town, particularly out of season.
Discussion with key
stakeholders.
Exploring how best to market Minehead. Whilst it sits well
within the Exmoor brand, as a destination in its own right
and base for exploring the area, it can get “forgotten”.
Discussion with key
stakeholders, West
Somerset Tourism
Delivery Plan and
West Somerset
Economic
Development
Strategy
“Responding to
Change”.
Opportunity for development of niche tourist themes to
improve the attractiveness of Minehead as a destination
in its own right. Develop a USP.
Discussion with key
stakeholders.
Improve the understanding of the impact of tourism, given
its importance to the Minehead economy, and improve
knowledge of accommodation sector in the town through
improved monitoring.
Health Check data.
A need to ensure adequate adaptation to changes in
market demand over time to prevent decline, given the
dominance of Minehead and its traditional offerings, and
limited activity elsewhere except in the Exmoor National
Park.
West Somerset
Economic
Development
Strategy
“Responding to
Change” and Health
Check data.
Reliance on a high proportion of day trip visitors to the
area overall and the problem that poses as a result of
increasing fuel prices.
West Somerset
Economic
Development
Strategy
“Responding to
- 102 -
Source(s)
Change”, discussion
with stakeholders
and Health Check
data.
Lack of a major “wet weather” tourist attraction.
Discussion with key
stakeholders.
Monitor the impact of the proposed Hinkley Point C
development if it proceeds on tourism in the town.
Health Check data
and West Somerset
Economic
Development
Strategy
“Responding to
Change”
Explore the feasibility of re-constructing a pier on the
seafront.
Discussion with key
stakeholders.
Economy
Opportunity to harness the intellect and prosperity of the
significant proportion of the population which is recently
retired. Together with opportunities, the demographic
make-up of the town will continue to present challenges to
the area and its services.
Discussion with key
stakeholders and
Health Check data.
Building on strengths and embracing others by looking to
examples of other towns with a similar economy, function
and size to establish how they have increased success
and prosperity – for example, building on the Transition
Towns approach (relating to the example of towns such
as Totnes), or regeneration / reinvention of seaside
resorts such as Newquay or comparator seaside towns.
Health Check data.
Dependency on the tourist trade during the summer
months and the need for greater diversity in the local
economy. Playing the local economy’s strengths are
important, but ensuring diversity including niche areas of
business is of equal significance.
Health Check data.
Consideration of low carbon and renewable energy
opportunities to meet Government Building Control CO2
emissions reduction standards (see Low Carbon and
Renewable Energy
and Low Carbon
Study.
- 103 -
Source(s)
Renewable Energy Study) on potential development and
redevelopment sites in and around the town, maximising
opportunities to utilise complimentary energy users and
uses, and linking with opportunities to grow the “green
economy” in the area.
Leisure, Recreation, Arts and Culture Uses
Continuing the successful utilization of Blenheim Gardens
for festivals and events.
Discussion with key
stakeholders.
Better linking Blenheim Gardens with the town centre,
making it a more central component part of the centre and
opening the area up more to tourist patronage.
Discussion with key
stakeholders and
Health Check data.
Responding to the cultural opportunities presented by
Minehead’s socio-demographic make-up.
Discussion with key
stakeholders and
Health Check data.
Exploring opportunities of increasing community links with
and use of facilities in Butlins.
Health Check data.
Develop the Regal Theatre to fulfil its potential.
Community
Regeneration Plan
Explore opportunities to improve the access point for nonButlins residents to the cinema. Opportunities for nonButlins residents (i.e. the local population) to use the
cinema on the site could be better advertised.
Discussion with key
stakeholders.
Further consideration of the potential enhancement to
facilities at the Minehead Football Club.
Discussion with key
stakeholders and
Health Check data.
Accessibility and Connectivity
Better linkages between the edge of centre supermarkets
and the town centre and between Blenheim Gardens and
the centre.
Discussion with key
stakeholders and
Health Check data.
Lack of available (free or lower cost) car parking close to
shops in the centre.
Discussion with key
stakeholders.
Frustration that illegal on-street parking is not being
enforced well enough and that better enforcement would
Discussion with key
stakeholders.
- 104 -
Source(s)
mean more people using off-street car parks in the town.
Monitor the accessibility to Minehead (and other
settlements with services not available in rural areas) from
rural areas away from main road corridors in particular.
Combine this with monitoring of availability of services
and shops in villages.
Health Check data.
Lobby and establish the business case for alternative
modes of access to Minehead to enable tourist visits
during escalating travel costs and anticipated congestion
arising from Hinkley Point C proposed development,
including the establishment of a ferry service (and deep
water jetty) and rail connection.
Community
Regeneration Plan
and West Somerset
Economic
Development
Strategy
“Responding to
Change”
Future Policy and Monitoring Considerations
Explore, through further work on a Local Plan, a
Neighbourhood Plan or other initiative:
•
• revising the boundary of the “town centre”;
• revising the boundary of the “Prime Shopping Area”;
• identification of the opportunity to better link Blenheim
Gardens with the town centre;
• whether the seafront area requires designation should
particular types of development or use be required to
be retained or encouraged; and,
• identification of other key links between the town
centre and other “hot spots” of focused retail activity
and pedestrian movement (for example the seafront
and edge of centre / out of town supermarkets.
Discussion with key
stakeholders and
Health Check data.
Consider regular monitoring of the composition of uses in
the town based on the uses survey undertaken for this
study.
Health Check data.
- 105 -

Appendix 3 - Minehead Health Check

Transcription

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