Cornwall Monitoring Report Redruth Town Report

December 2017

Redruth Town Report 2017

1 Redruth Town Centre Survey

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

1.2 The number of units within the town centre was counted as 227 this year; a reduction of 3 units compared to the previous year. Two units were discounted from Market Way and another was discounted as it was being used for storage. 11 premises within the town centre area have converted to residential use over the last 5 years. In Table 1 below the quantity of units by use class is shown recorded from the surveys conducted over the plan period.

Table 1 Redruth Town Centre Uses by Survey Year

Survey

Year

A1

A2

A3

A4

A5

B1a

D1

D2

Vacant

Other

Total

% Vacanc

y

% Cornwa

ll Vacant

201791

28

15 6 9 8 17 10 36 7 227 15.9 9.6

201695

26

13 4 9 10 19 10 39 5 230 17 9.4

201591

29

13 4

10 10 19 10 47 6 239 19.7 9.1

201494

34

16 4 9 10 20 10 37 2 236 15.7 8.6

201397

34

13 5 9 12 17 11 37 2 237 15.6 8.4

201283

27

12 3 9 5 8 6 32 3 188 17 8.7

1.3 The proportion of A1 retail uses within Redruth town centre has ranged from between 38-41% of the total units over the last 5 years, with 40% being recorded this year - much lower than the Cornish average of 50.5%. The vacancy rates have also been consistently below the Cornwall average with Redruth having one of the highest vacancy rates of all the towns. The vacancy rate has reduced for the second consecutive year since its peak of nearly 20% in 2015 and the town is faring more in line with its two nearest centres in terms of vacancy rates. The town ranks between St Austell on 15.5% and Camborne on 16.7%, after reducing its vacancy rate to 15.9% this year.

1.4 There was a reduction of 4 A1 uses to the town with losses including Tregonings Furniture Shop, a florist, Piddocks Butchers, a bakery and a music shop. The food and drink sector increased by 4 units overall with the re-opening of Rose Cottage Tavern (which had closed in 2013), a micro-pub opened in the

former Carpenters Coffee house and also two cafes opened. Other businesses to open were an estate agent, a charity shop, a gift shop and a tattoo studio.

1.5 There was no change to the number of A1 units within the Prime Shopping Area. Redruth maintained its 3% rise in occupancy to 46% which it gained last year (its highest recorded level) but remains significantly below the Cornwall average of 53.5% and is in joint bottom position along with St Austell, followed by Helston, compared to the other Cornish towns.

Convenience, Comparison and Service uses within the Town Centre

1.6 To 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 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.

1.7 The results from the surveys conducted over the last 6 years can be seen in Table 2 below. There was a net gain of one unit compared to last year as 2 former D1 clinics are now included as one fell vacant and the other converted to A2 use - offset by a unit discounted in Clinton Passage now being used for storage.

Table 2 Retail Sector uses within Redruth Town Centre 2012-17

Sector2012 2013 2014 2015 2016 2017 Cornwal

l Average

2017

National

Average 2017

No % No % No % No % No % No %

Convenience 10 5.53 13 6.6 14 7.2 13 6.5 14 7.3 12 6.3 8.2 9.4Comparison 54 29.8 63 31.8 61 31.1 59 29.5 59 30.9 57 29.7 39.5 39.0Service 84 46.4 82 41.4 79 40.3 78 39 76 39.8 84 43.8 40.8 38.3Vacant 32 17.7 37 18.7 39 19.9 47 23.5 39 20.4 36 18.8 10.7 12.1Miscellaneous 1 0.55 3 1.5 3 1.5 3 1.5 3 1.6 3 1.6 0.9 1.2

Total 181 100 19

8 100 196 100 20

0 100 191 100 19

2 100 100 100

Source: CC Surveys: 2012- 2017 Experian GOAD National Average 2017

1.8 The number of convenience units reduced by 2 units with the loss of Piddocks butchers which had traded in the town for 39 years and the West End bakery which also closed. The town has one of the lowest convenience rates proportionally after Helston and Truro. Redruth also has the lowest share of comparison uses of all the towns and has remained in this position for at least the last 6 years. This sector is on a decline and is over 10% below both the Cornish and national average. The number of units within the service sector has

increased to 84 units (43.8%) equalising the number of units recorded in 2012. In response to the opening of 8 new service units this year, Redruth is now performing above the Cornish average. 1.9 13 units fell vacant this year whilst 8 previously vacant units became occupied this year. The vacant units vary in size with a floor space ranging from between 13 and 1136sq m, the largest being the former Tregonings Furniture shop. The majority of vacant units (29) are within the Primary Shopping Area, with 12 of these being in the main shopping street of Fore Street.

1.10 Some long term vacant units are derelict and have permission to convert to residential which once developed will continue to help reduce the vacancy rate. The largest vacant area is the former Brewery site which fell redundant in 2004 and is now being redeveloped as the new archive centre for Cornwall. Kresen Kernow will be an exemplary modern archive and library space, bringing together the world’s largest collection of manuscripts, books and documents related to Cornwall, as well as Cornwall Record Office, the Cornish Studies Library and the Cornwall and Scilly Historic Environment Record. On the opposite side of the road, the former Plumbase centre which closed in the late 90’s, is now partly reoccupied. The majority of the site was regenerated with new retail units opening in 2013 and LC Fitness gym which opened last year.

1.11 The graph below illustrates the changes to the vacancy rate over the last 7 years in comparison to the Cornwall average shown in Table 3. The vacancy rate for Redruth has maintained an 8-10% above average score with the exception of in 2015 when it peaked to 23.5%. Despite reducing for the second consecutive year, it remains 8% above the average, with Redruth continuing to have the highest rate of all Cornwall’s towns when excluding non-retail uses.

Table 3 % Vacancy Rates using Retail Sector Data

Survey Year 2011 2012 2013 2014 2015 2016 2017Redruth 21.6 17.7 18.7 19.9 23.5 20.4 18.8Cornwall Average 11.9 9.1 9.4 9.7 10.2 10.4 10.7% Difference 9.7 8.6 9.3 10.2 13.3 10 8.1

2011 2012 2013 2014 2015 2016 20170

5

10

15

20

25

Proportion of vacant units in Redruth compared to the Cornwall Average

RedruthCornwall Average

Survey Year

% Vacant

Source: GOAD 2011, CC Surveys: 2012- 2017 Retailer Representation

1.12 Redruth is represented by four multiple retailers as identified by Experian GOAD with Boots, Wilkinson, Tesco and Superdrug. It ranks 8th in Cornwall’s retail hierarchy based on major national retail representation. It lost its Clinton store when the retailer closed 4 out of its 6 stores in Cornwall after part of the chain went into administration in 2012.

Supermarket Representation

1.13 Since the Council revised the town centre boundary the Tesco store on Tolgus Hill is now included within the town boundary. It sits north of the Brewery site, a short walk from the main part of the town. The store extends to 2,200sq m net and provides the main bulk food shopping destination in Redruth, selling a wide range of convenience goods supplemented by a smaller comparison goods offer. There is also an Iceland in the town and a small out of town Co-op on Falmouth Road.

Out of Town Centre

1.14 The new Aldi store permitted under PA15/02228 was completed this April and with a gross floor space area of 1,804sqm. This is the sixth Aldi store in Cornwall with one also in Camborne. The new supermarket is north of the town on the former Avers Garage site, at the Avers roundabout just off the A30. The impact of the new store on the town centre will be assessed in future surveys, although minimal impact is expected on the comparison goods sector within the town.

1.15 There is a significant range of existing out of town retail provision within the nearby centre of Pool. There is a choice of the main supermarkets and other bulky goods units, details of which can be read in conjunction with the Camborne town centre survey.

2 Significant decisions made over the past year

2.1 There haven’t been any significant decisions made over the last year although existing permissions to redevelop areas within the centre continue. Outline permission PA13/07918 was granted in March 2015 to regenerate the former Brewery site. The permission includes 160 homes, 680sq m retail, 1168sq m office space, a multi-storey carpark and the archive centre. Multi-million pound funding has been secured from the European Regional Development Fund, the Government’s Regional Growth Fund in addition to private developer investment. The creation of the new archive centre for Cornwall to be known as ‘Kresen Kernow’ will help to reinforce Redruth’s ambition to become a cultural destination. The project is hoped to be completed by the end of 2018 and more information about the project can be found here.

The heritage, mid-19thcentury brewery building to become the new Records Centre

2.2 The initial phase on the Redruth Brewery Quarter Public Realm and Flood Alleviation Scheme has been completed. During this phase of work the contractors have cleared the site and provided vital flood attenuation, re-creating an open landscaped leat as a major feature.  A central landscaped square with green spaces and seating areas has also been formed as well as a public footpath and cycle way which will link Kresen Kernow and the new housing development to Redruth town centre and to the local school.

3 Local Plan Retail Capacity Targets

3.1 The Local Plan retail capacity targets for CPR are shown in Table 3 below. The CPR corridor has been assessed as a whole so there are no specific targets relating to Redruth town centre itself. The projected retail capacity for convenience and comparison goods indicates that there currently is sufficiently more retail floor space than required until sometime after 2024 when there will be a predicted shortfall in both of the sectors as shown in Table 3 below.

Table 3 Local Plan Retail Floor space Capacity Targets (sq m net)

CPR 2014 2019 2024 2030Convenience -880 -948 -188 642Comparison -7352 -5906 -3889 3348

3.2 The projections take into account the commitments in Pool and should they not come forward then the convenience capacity would rise to circa 900sq m net at 2024 and 1,800sq m net at 2030. In addition, now Aldi supermarket has been built a further net sales area of 1254sqm needs to be taken into consideration.

3.3 Redruth has been struggling for quite some time with high vacancy rates and significant under provision of comparison units to attract footfall. It has the smallest comparison sector and falls within the bottom quartile for its convenience sector out of all the Cornish towns. On a positive note, the town

has been granted some major financial investment in the Brewery site which, once developed, should give a much needed boost to the town. It is hoped that the records centre will make Redruth a destination town and subsequently increase footfall into the town.

3.4 The map below shows the location of the out of town retail provision and the significant housing schemes permitted relevant to Redruth.

Appendix Use Class by Street

Street A1 A2 A3 A4 A5 B1a D1 D2 Vacant Other Total

West End 3 5 1 2 1 3  2 17Chapel Street 5 6 1 1 2 2 1 2 20Nettles Hill 1 1 1 3Foundry Row 1 2 3Tolgus Hill 1 1Penryn Street 4 1 2 2 2 3 1 15Cross Street 1 1 2Fore Street 48 10 5 3 3 1 12 3 85Symonds Terrace 1  1 2

New Cut 0Green Lane 3 2 1 1 1 1 9Higher Fore Street 3 2 1 1 7

Wesley Street 1 1 2Station Road 2 2 1 1 3 1 10Alma Place 4 1 2 3 1 11Market Strand 2 1 2Market Way 5 1 4 11Market Yard 1 1 3 5Station Hill 1 1 2Back Lane West 1 1Clinton Passage 0

Bond Street 9 1 1 2 13Clinton Road 1 2 2 1 6Total 91 28 15 6 9 8 17 10 36 7 227Percentage 40.1 12.3 6.6 2.6 4.0 3.5 7.5 4.4 15.9 3.1 100

Retail Sector by StreetStreet Convenience Comparison Service Vacant Miscellaneous TotalWest End 2 12 3 16Chapel Street 6 8 2 1 17Nettles Hill 1 1 2Tolgus Hill 1 1Foundry Row 2 2Penryn Street 3 3 3 9Cross Street 1 1 2Fore Street 9 31 31 12 1 84Symonds Terrace 1New Cut 0Green Lane 2 5 1 8Higher Fore Street 1 5 1 7Wesley Street 0Station Road 1 4 5Alma Place 2 5 1 8Market Strand 2 2Market Way 4 2 4 10Market Yard 1 3 4Station Hill 1 1Back Lane West 0Clinton Passage 0Bond Street 2 5 3 2 12Clinton Road 1 1Total 12 57 84 36 3 192Percentage 6.3 29.7 43.8 18.8 1.6 100