Cornwall Monitoring Report

Cornwall Monitoring Report

Falmouth Town Report

December 2017

Falmouth Town Report 2017

1Falmouth Town Centre Survey

1.1The annual survey of town centre uses was undertaken in June 2017. A map and tables detailing the town centre uses including the health check data by street are appended to this report.

1.2With 375 units, Falmouth is the third largest centre in Cornwall after Truro and Penzance. A gain in 7 units since last year can be explained by a combination of; units subdividing, a storage unit now being used as an A2 office and the inclusion of 3 kiosks selling either food or boat trips.

1.3The quantity of units by use class has been surveyed over the last 6 years and is recorded in Table 1 below. The reduced number of total units counted in 2012 can be explained by the survey using the smaller GOAD town centre boundary prior to the review of town centre boundaries and their inclusion into the draft local Plan in 2013.

Table 1 Falmouth Town Centre Usesby Survey Year

1.4There were some notable changes to Falmouththis year include theaddition of The Works, Ma Larkins confectionary and a Watershed clothing store. 3 businesses re-located elsewhere within the town leaving empty units, these were Tidmans, Finisterre and a yoga studio. The Natural Store also moved to a much larger unit on Market Strand leaving its High Street shop which subdivided back into its original 2 units. These were both occupied by new businesses to the town.

1.5In addition to 3 pubs closing last year a further 3 closed this year. The Cutty Sark, 8 Bit Gaming Bar and the Chain Locker all were closed at the time of the survey. The Chain Locker and The Kings Head (which closed the year before) are undergoing extensive renovation and are expected to reopen for business in time for next year’s survey.Domino Pizza was also closed for refurbishment. The Japanese restaurant on High Street also ceased trading.

1.6As with alltown centres, the dominant use is A1 retail uses and this has seen little change in recent years with A1 retail retaining about a 54% share of units within the town centre which is above the average of 50.5% compared to other Cornish towns. Similarly, the proportion of A1 uses that make up the Prime Shopping Area has remained constant at around 55% which is in the top half of all Cornish centres.

1.7The most notable change to the data within Table 1 compared to last year is the increase in the number of vacant units. The 6 more units compared to last year shows an increase of 1.6% - a comparatively small increase, offset by the increase to the total number of units overall;ultimately, the vacancy rate continuesto remain below the Cornwall average.

Convenience, Comparison and Service Uses within the Town Centre

1.8To measure the diversity of a town centre the A class retail element is split into three main categories; convenience, comparison and service uses. The ‘health’ of a town can be monitored by tracking the proportion of these sectors over time and comparisons with other towns can then be made. This method therefore excludes the non-retail premises such as community and leisure facilities (D2), clinics and surgeries (D1) and B1a offices, hence reducing the number of units monitored.

1.9The results from the surveys conducted over the last 6 years can be seen in Table 2 below.

Table 2 Retail Sectors of Falmouth Town Centre 2012-2017

Sources: CC Update 2012-2017 Experian GOAD National Average 2017

1.10There has been a net gain ofsix units to the total in the last yeardue to the gain of units that sub divided and due to the inclusion of additional kiosks on two of Falmouth’s quays, as previously discussed.

1.11Falmouth gained a convenience unit, in spite of the closure of a Warren’s bakery and a chocolate confectioner with the opening of an Asian grocer, a Select convenience store and Ma Larkins opened in a long vacant unit within Maritime House. Falmouth retains its convenience share just above the average in Cornwall of 8.8%.

1.12The comparison sectorreduced slightly and for the first time its market share has dipped below the average in Cornwall and nationally. Reductions occurred through the closure of independent shops including a sports shop, jewellers, and an upcycled furniture shop.

1.13The service sector share has increased slightly compared to the previous year, and remains higher than both the Cornwall and National averages. The market share of all sectors has remained relatively unchanged in Falmouth over the last few years. The strong service sector is partly a reflection of the town’s tourism role with the preponderance of restaurants, cafes and bars – having more than any other town in Cornwall. Indeed, 89 out of the 352 units or 25% of the town’s retail units comprise of food and drink establishments.

1.14Falmouth is a thriving maritime town with the largest port in Cornwall with the docks being a major contributor to the town’s economy. The port attracts cruise ships, luxury yachts and associated boat building industries. Falmouth is also a ‘student town’ being home to Falmouth University at the Woodlane campus and the Falmouth Marine School. Falmouth University shares the Penryn campus at Tremough with the University of Exeter. The adjacent town of Penryn has a supportive role to play and has influenced the location of the out of town stores with the supermarkets being located between the two towns. A commercial area with larger retail units and showrooms has developed along Commercial Road in Penryn leading into Falmouth Road towards Falmouth.

1.15Within the town centre area is the Falmouth School of Art Postgraduate Centre, the Falmouth Art Gallery, National Maritime Museum and Falmouth Water Sports Association all adding to the vibrancy of the town. Not only is Falmouth a thriving harbour with its natural beauty of the Fal River, AONB and the Helford River, it hosts all year round attractions such as exhibitions, festivals, watersports and international sailing events. It also has its beaches, national gardens and Pendennis Castleas added attractions.

1.16Using the vacancy ratesin Table 2,the graph below illustrates the changes to the vacancy rate over the last 7 years and compares it tothe Cornwall average. It shows that since a peak in 2012 the vacancy rates in Falmouth have fallen continuously until their lowest point in 2014but since then has been gradually on the increase. However, Falmouth continues to have one of the lowest rates of all the Cornish towns (sharing 4th place after St Ives, Saltash and Hayle).

1.17Of the 26 vacant units identified in this year’s survey all but 4 had become vacant since the survey in 2015and of those; only one had been vacant for over 4 years. There is only one unit which happens to be in the Prime Shopping Area considered to be derelict and in need of financial investment to return it to the street scene. This is the former 8 Bar/Kitchen along Webber Street which is currently boarded up. There is an extant permission to demolish the buildings associated with the former bar and as yet, there have been no applications to indicate what may replace it.

GOAD 2011, CC data 2012-17 (Health Check Data)

1.18Vacant units vary in size from between 19-376sq m, with the largest being the former CWTCH café on Moor Street within the former old post office building.

Retailer Representation

1.19The number of major multiple retailers in Falmouth town centre remains on 13 after reducing by one in 2015with the closure of Phones 4 U. Falmouth currently ranks third in Cornwall’s retail hierarchy based on major national retailer representation. Relevant stores include Boots, M&S, WH Smith, Wilkinson, Tesco, New Look, Clarks, Superdrug, Carphone Warehouse, O2 and Vodaphone.

Supermarket Representation

1.21Within the town centre is a Tesco Metro (3010sq m net) and a Tesco Express (388sq m net).

Edge of Centre

1.22There is a medium size Sainsburystore on Falmouth Road, Ponsharden and a Lidl on the roundabout between Penryn and Falmouth. A Pets at Home has now opened adjacent to theLidl store.

Out of Town Centre

1.23On the western approach towards Falmouth at Penryn is an ASDA superstore on Kernick Road (A39) providing 8,454sqm gross of retail floor space.

1.24 There is also a neighbourhood shopping area south west of the town centre along Boslowick Road, within the Swanvale area of Falmouth. Shops include a post office/ McColl, a beauty salon, a hair salon,barbers, a fish & chip shop and a charity shop. The former post office unit which is currently vacant has obtained permission to convert to B1 office use. On the opposite side of the road is a Co-op store within a converted pub, formerly The Clipper Way Inn, with a net floor space of 292.8sqm.

2Significant Decisions made in the past year

2.1A mixed use retail and office building on land to the north of Tregoniggie Industrial Estate was given approval this July under PA15/10305. A four storey building is proposed with a retail area of A1 (400sqm) and A3 (160sqm) on the ground floor, B1a office and D2 leisure uses on the first floor with the top two floors to be used for B1a; providing a total office space of 1735sqm. The development scheme replaces a scheme (extant until 2019)for 42 live/work units which are proving unviable due to problems with securing mortgages.

2.2 Extant permission for two retail units and 2 flats under permission PA15/02387 exists on land on Discovery Quay, to the south of the National Maritime Museum, just within the town centre boundary. (249sqm)

2.3 The permission to relocate the existing Sainsbury store to an adjacent brownfield site under PA11/03515expired in 2016. The store wouldhave provided3900sq m convenience/2,800sq m comparison goods retail floor space.Due to changes in the retail market with more people shopping online and in convenience stores Sainsbury abandoned its plan to build what would have been the largest store in Cornwall. The site has subsequently been identified in the draft Site Allocations DPD as being potentially suitable for housing development up to 210 homes with a small element of retail provision, (Policy FP-H4). In the meantime, however, the 3.2 hectare site is being actively marketed for any redevelopment proposal, subject to planning permission.

2.4In terms of major housing schemes granted within Falmouth and Penryn since last year’s report the following sites are listed below.

2.5 Outline permission was granted at appeal last November for up 69 extra care housing and a new community centre for the Bosvale Community Association on land directly south of the Boslowick shopping area underPA15/02640.

2.6 In August of this year, outline permission for 150 homes was approved on land at College Farm, Penryn, PA16/06414. The site is identified in the draft Allocations DPD, referenced as Policy FP-H1. This is on the southern side of the railway line opposite 51 homes completed in May 2016 under PA14/00944.

2.7 Full planning permission under PA16/01003, for 104 homes,has been approved (and commenced) on the eastern third of a site allocated in the draft Allocations DPD Policy FP-H3 on land off Union Corner and Kergilliack Road. The fieldswere previously used as football pitches by Falmouth School. Replacement pitches for the schoolhave been approvedon thenow cleared site of the former Budock Hospital.

2.8 PA16/06906 Twinbrook Park, Goldenbank, the recent permission for this park home site has clarified the capacity of the site in terms of the number of units and the permitted use – which no longer includes holiday units. The permission for 78 residential caravans has enabled the inclusion of each unit (as they are delivered) to be counted towards the housing supply.

2.9 The former Falmouth Beach Hotel site which was devastated by fire in 2012 has been cleared and has permission to be redeveloped in conjunction with the adjacent St Michael’s Hotel which is in the same ownership. The revised scheme includes 64 residential apartments, a café/restaurant (200sqm) and a shop (70sqm) within 3 separate buildings, approved under PA16/08689. 14 flats are to be constructed on the site of The Captains House to the right of the hotel and a further 4 flats on the site of The Cottage to the left of the hotel under the extantpermission for the whole site PA14/07349.

2.10 In February of this year application PA16/05239 was approved for 55 homes on land adjacent to Trenance, Round Ring, Penryn.

2.11 Extant permissions exist to convert the Madeira Hotel into 34 flats and Rosslyn Hotel to 33 flats.The site for 48 homes at Falmouth Golf Club has commenced, both phases of the development at Swanvale for 247 homes in total continue to be under construction with 21 homes completed in the last year. The permission for 300 homes split into a 3 phased development at Kergillack Farm, Bickland Hillhas yet to commence. Two further permissions have been granted recently at Bickland Hill for 38 homes and Bickland Water for 94 homes.

2.12University Campus Penryn, as it is now known, submitted a section 73application to allow the cap on student numbers at the Penryn campus to be lifted from 5000 to 7500 (full time equivalent). In March, theStrategic Planning Committee resolved to grant delegated authority to the Service Director- Planning and Sustainable Development to approve subject to a section 106 obligation. 1049 units of purpose built student accommodation (PBSA)have been approved at RM under PA16/10518 in March of this year. The Koofi café extension was completed this summer and the permission to extend the AIR building was granted earlier in the year. Construction of Phases 2 & 3 of SERSF building for a new research, engineering and laboratory facility was also approved, after the completion of Phase 1 in 2016. The new sports centre and adjoining nursery were built last year with the combined floor area of 1862sqm.

2.13 The Ocean Bowl permission PA17/04077 won its appeal this November to redevelop the site to provide PBSA accommodation block comprising of 190 beds.

3Local Plan Retail Capacity Targets

3.1Capacity targets for Falmouthand Penryn over the Plan period are shown in Table 3 below. These were prepared by GVA and extracted from the Cornwall Retail Study Update 2015. Their projections take into account the new Lidldiscount food store (which opened in 2009)and the permission for the replacement Sainsbury store. They calculated that both these stores would eliminate the need to plan for any new convenience goods floor space up to 2030, as shown by the minus figures below.

Table 3 Local Plan Capacity Targets (sq mnet)

3.2However, in respect to the issues affecting the UK grocery sectorwhich has preventedSainsbury from building a much larger replacement store,GVA adjusted the targets to show a small level of surplus capacity of 400sq m net at 2019, 900sq m at 2024 rising to 1,500sq m net by 2030. The Consultants felt that this modest demand was not sufficient to warrant the allocation of land for an additional store.

3.3The same scenario would apply with the comparison sector if the existing Sainsbury store converted to bulky goods floor space, again reflected by the minus figures in Table 3. Likewise, if it were not implemented, the surplus capacity would only be 500sq m net at 2014 rising to 2650sq m net by 2030. GVA again did not recommend the need to allocate future sites despite their being a significant requirement in 2030 as changes in circumstances could affect this level, 15 years into the future.

3.6The map below shows the location of the out of town retail provision surrounding Falmouth and Penryn town centres and the expired Sainsbury’s relocation proposal. The map also shows the location of the permitted major housing schemes, the University Campus Penryn, and the extant retail proposals on Discovery Quay and on the site north of Tregonigge Industrial Estate.

Appendix

Table 1 Use Class by Street

Table 2 Retail Sector by Street