Joint Local Plan Issues Consultation City, Town and Other ...
Transcript of Joint Local Plan Issues Consultation City, Town and Other ...
Stoke-on-Trent City Council and
Newcastle-under-Lyme Borough
Council
Joint Local Plan Issues
Consultation
City, Town and Other Centres Technical Paper
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Contents
1.0 What we are required to do: ............................................................... 4
National Planning Policy ................................................................................ 4
2.0 Our approach in the Past: .................................................................. 4
Local Planning Policy ..................................................................................... 4
Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy 2009 to
2026. ............................................................................................................. 4
Figure 1 - Retail Hierarchy – Core Spatial Strategy 2009 ............. Error! Bookmark not
defined.
Figure 2 - Stoke-on-Trent – Location of Centres .......................................................... 6
Figure 3 - Newcastle-under-Lyme – Location of Centres ............................................. 7
3.0 Other Strategies: ................................................................................. 9
Local and sub-regional plans, policies and programmes ................................ 9
4.0 Past Trends: ...................................................................................... 12
Completions Data ........................................................................................ 12
Stoke-on-Trent Retail Completions .............................................................. 12
Table 1 – Stoke-on-Trent Retail Completions 2004-15 .............................................. 12
Newcastle-under-Lyme Retail Completions ................................................. 12
Table 2 – Newcastle-under-Lyme Retail Completions 2004-15 ................................. 12
Stoke-on-Trent Office Completions .............................................................. 13 Table 3 – Stoke-on-Trent Office Completions ............... Error! Bookmark not defined.
Newcastle-under-Lyme Office Completions ................................................. 13 Table 4 – Newcastle-under-Lyme Office Completions ............................................... 13
Stoke-on-Trent Leisure Completions............................................................ 14
Table 5 Stoke-on-Trent Leisure Completions ............................................................. 14
Stoke-on-Trent & Newcastle-under-Lyme - Retail Commitments (gross
figures) ........................................................................................................ 14
Table 6 Total Retail (A1 Commitments) ..................................................................... 15
Table 7 Breakdown of Retail Commitments within Centres ...................................... 15
Table 8 - Total Office Commitments in Stoke-on Trent ............................................. 15
Table 7 – Leisure Commitments ................................................................................ 16
Vacancy rates (units) ................................................................................... 16
Newcastle-under-Lyme Vacancy Rates ....................................................... 16 Table 8 – Newcastle-under-Lyme Vacancy Information ............................................ 16
Stoke-on-Trent Vacancy Information............................................................ 17
Table 9 – Stoke-on-Trent Vacancy Information ......................................................... 17
Graph 4 – Stoke-on-Trent Vacancy Information ........................................................ 17
5.0 What we are doing now: ................................................................... 18
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Evidence Base: ............................................................................................ 18
Stoke-on-Trent City Council ......................................................................... 18 Table 10 - Summary of Convenience Goods Capacity by Zone .................................. 19
Table 11- Summary of Comparison Goods Capacity by Zone (with & without
planning consent) ...................................................................................................... 20
Newcastle-under-Lyme ................................................................................ 20
Table 12- Newcastle-under-Lyme Capacity Information ........................................... 21
6.0 City, Town and Local Centres Strengths and Weaknesses ........... 22
Table 13 – General Retail Industry - Strengths & Weaknesses .................................. 22
The City Centre of Stoke on Trent ............................................................... 22 Table 14 – The City of Stoke-on-Trent Strengths & Weaknesses ............................... 23
Newcastle Town Centre ............................................................................... 23 Table 15 – Newcastle Town Centre - Strengths & Weaknesses ................................. 24
Longton Town Centre .................................................................................. 24
Table 16 – Longton Town Centre - Strengths & Weaknesses .................................... 24
Tunstall Town Centre ................................................................................... 25
Table 17 – Tunstall Town Centre - Strengths & Weaknesses ..................................... 25
Stoke Town Centre ...................................................................................... 26 Table 18 – Stoke Town Strengths & Weaknesses ...................................................... 26
Kidsgrove Town Centre ............................................................................... 26 Table 19 – Kidsgrove Town Centre - Strengths & Weaknesses .................................. 26
Burslem Town Centre .................................................................................. 27
Table 20 – Burslem Town Centre - Strengths & Weaknesses .................................... 27
Fenton Town Centre .................................................................................... 27
Table 21 – Fenton Town Centre - Strengths & Weaknesses ...................................... 27
Meir Town Centre ........................................................................................ 28
Table 22 – Meir Town Centre - Strengths & Weaknesses .......................................... 28
7.0 Appendix ............................................................................................ 29
Appendix A – list of Neighbourhood and Local Centres in Stoke-on-Trent ... 29
Appendix B – list of Centres in Newcastle-under-Lyme ................................ 30
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1.0 What we are required to do:
National Planning Policy
1.1 The National Planning Policy Framework (NPPF) requires local authorities to
ensure the vitality of town centres and develop policies that are positive and promote
competitive town centre environments. As part of the Local Plan process we need to
set out a strategy which supports the management and growth of centres over the
plan period and therefore as part of developing an overall strategy, local planning
authorities should:
Recognise town centres as the heart of their communities and pursue policies to support the viability and vitality;
Define a network and hierarchy of centres that is resilient to future economic changes
Define the extent of town centres and primary shopping areas, based on a clear definition of primary and secondary frontages in designated centres, and set policies that make clear which uses will be permitted in such locations;
Promote competitive town centres that provide customer choice and a diverse retail offer and which reflect the individuality of town centres;
Retain and enhance existing markets and, where appropriate, reintroduce or create new ones, ensuring that markets remain attractive and competitive;
Allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community and residential development needed in town centres;
Allocate appropriate edge of centre sites for main town centre uses that are well connected to the town centre where suitable and viable town centre sites are not available. If sufficient edge of centre sites cannot be identified, set policies for meeting the identified needs in other accessible locations that are well connected to the town centre;
Set policies for the consideration of proposals for main town centre uses which cannot be accommodated in or adjacent to town centres;
Recognise that residential development can play an important role in ensuring the vitality of centres and set out policies to encourage residential development on appropriate sites; and
Where town centres are in decline, local planning authorities should plan positively for their future to encourage economic activity
1.2 The NPPF defines ‘main town centre uses’ as including retail, leisure,
entertainment, offices, arts, culture and tourism development. Specific types of
leisure and cultural uses referred to include cinemas, restaurants, bars and pubs,
nightclubs, casinos, health and fitness centres, theatres, museums, hotel and
conferencing facilities.
2.0 Our approach in the Past:
Local Planning Policy
Newcastle-under-Lyme and Stoke-on-Trent Core Spatial Strategy 2009 to
2026.
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2.1 There are a number of strategic aims and policies within the adopted Core
Spatial Strategy (2009) that relate to the City, Towns and Local Centres.
Strategic Aim 7 (SA7) – To enhance the City Centre of Stoke-on-Trent’s role as a sub-regional commercial centre; to help Newcastle Town Centre to continue to thrive as a strategic centre, both within a network of accessible and complementary, vital, vibrant and distinctive North Staffordshire town Centres.
Strategic Aim 11 (SA11) - To focus development within the communities of Loggerheads, Madeley and Audley Parish to support their function as rural service centres which meet the needs of people locally.
2.2 The Core Spatial Strategy identified the hierarchy of the network of centres as
a key element to ensure that an appropriate balance of development will continue
towards enhancing the vitality and viability of all centres. The hierarchy as set out in
the Core Spatial Strategy is as follows:
Figure 1 - Retail Hierarchy – Core Spatial Strategy 2009
Strategic Centres
City of Stoke-on-Trent & Newcastle-
under-Lyme
Significant Urban Centres
(Longton, Tunstall, Stoke, Burslem, Fenton,
Meir, Kidsgrove, Wolstanton, Chesterton,
Silverdale)
Rural Service Centres
Madeley, Loggerheads, Audley Parish
Villages
(Betley, Mow Cop, Keele, Madeley Heath, Baldwins Gate, Ashley,
Whitmore)
Local Urban Centres
Appendix 5 (Core Spatial Strategy) (See Appendix A of
this document)
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2.3 The maps below identify the location of the centres in both Stoke-on-Trent
and Newcastle-under-Lyme.
Figure 2 - Stoke-on-Trent – Location of Centres
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Figure 3 - Newcastle-under-Lyme – Location of Centres
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2.4 The policies in the Core Spatial Strategy relevant to the city, towns and local
centres include:
2.5 Policies SP1 & SP2 which seek to direct retail and office development
towards the City Centre and Newcastle Town Centre. The diversification and
modernisation of centres for new business investment, particularly in terms of
retailing, education, leisure, entertainment, culture, office development and
residential development that is appropriate to the scale and nature to their respective
position and role within the retail hierarchy.
2.6 Policy ASP1 (City Centre of Stoke-on-Trent Area Spatial Policy) Sets out
that over the plan period (2006 – 2026) mixed use proposals will provide for 80,000
sqm of additional gross comparison retail floorspace to 2021 and a further 40,000
sqm to 2026 plus 85,000 sqm of additional gross office floorspace within or on the
edge of the core City Centre. The City Centre is identified as the largest retail
destination in North Staffordshire and South Cheshire and therefore the centre has a
primary role at a sub-regional level in attracting large scale shopping development.
Policy ASP1 therefore seeks to promote a broad spectrum of uses, attractions and
facilities, encompassing commercial development, shopping, leisure and cultural
attractions to ensure that the City centre retains the focus for city centre uses with
new floorspace providing a complementary rather than competing role and
recognising the individuality of other centres set out in the retail hierarchy.
2.7 Policy ASP2 – Identifies the area spatial policies for the Inner Urban
Core. The policy sets out transformation of the Inner Urban Core and the
regeneration priorities. Burslem is identified as providing opportunities for a wide
range of new uses and the importance of improving the town’s image by enhancing
conservation standards, public realm and design. Provision has been made for a
sustainable mixed use scheme for approximately 2000sqm of additional retail
floorspace. Stoke is also included and the policy seeks to enhance the quality of the
centre, whilst not competing with the City Centre. In order to increase the
attractiveness in the centre, the policy makes provision for at least 4000 sqm of retail
floorspace.
Policy ASP 3 (Stoke-on-Trent Outer Urban Area Spatial Policy) The policy sets
out the area spatial policy for strategic centres in the Outer Urban Core. This
includes Longton, the third largest retail destination in North Staffordshire and
principally serves the Southern part of the city, Tunstall and its role to serve the local
catchment in the northern part of the city, Fenton offering a limited retail provision to
serve a localised catchment however providing a sport and leisure focus for the city
and Meir, which provides the eastern gateway to the City.
2.8 Policy ASP 4 (Newcastle Town Centre Area Spatial Policy) The policy
sets out that over the plan period 25,000sqm of additional gross comparison retail
floorspace to 2021 and a further 10,000sqm to 2026. In addition 60,000sqm of
additional gross office floorspace within, or on the edge of the town centre, to
accommodate new employment of a type in keeping with the role of the Town
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Centre. The unique historic market town character and ambience will be enhanced
to improve the attractiveness and viability of the Open Market, Town Centres public
realm and open spaces.
2.9 The Policies in the Core Spatial Strategy were informed by the now revoked
Regional Spatial Strategy and Savills Retail and Leisure Study completed in 2005.
These policies and the evidence that underpins them is now considered to be out of
date in the context of changes in national policy and the changing economic and
retail markets. This paper therefore presents new evidence that will provide a clear
basis in which to move forward.
2.10 In addition there are a number of policies from the Newcastle-under-Lyme
Local Plan 2011 that have been saved from deletion. These relate to development of
retail, non-retail and leisure uses in Kidsgrove Town Centre and development in
district centres.
3.0 Other Strategies:
Local and sub-regional plans, policies and programmes
Stoke-on Trent & Staffordshire Strategic Economic Plan March 2014 3.1 The Strategic Economic Plan sets out a number of priorities up to 2030 and is
clear that the goal is to develop competitive urban centres to significantly enhance
growth opportunities from the city of Stoke-on-Trent City and other towns across
Staffordshire where people are eager to live, work and enjoy themselves.
Stoke Town Masterplan (2011) 3.2 The Masterplan was completed in October 2011 and outlines a 20 year
strategic vision for the regeneration of the town centre. Although the Masterplan has
not formally been through the statutory Local Plan process, it does establish a broad
framework to improve the former Spode Works site and the wider town centre. It
identifies that Stoke Town is in decline and that in order to address this it needs to
adapt to a new role as the recognised station and university quarter of the City of
Stoke-on-Trent. The study makes reference to the adverse impact of the closure of
the former Spode works in 2009, noting that it now offers an opportunity to attract
people into the town and reanimate the site. It identifies that a new medium-sized
foodstore could be built on the open land to the rear of the site and this would also
help to fund a new footbridge over the A500. The masterplan emphasises the
opportunities which are available to consolidate activity into the heart of the town
centre and create new facilities which will attract people back into Stoke Town.
3.3 A copy of the full Masterplan is available following the link below:
www.stoke.gov.uk/ccm/content/regeneration/city-regeneration/stoke-town-regeneration.en
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Longton Town Masterplan (2011) 3.4 The Masterplan was completed in 2011 and provides a long-term strategy to
improve the town centre. It emphasises the importance of introducing more activity
into Longton, creating new employment opportunities and re-using vacant buildings
and improving the town’s image. The Masterplan proposals included enhancing the
shopping setting and the local environment and identifies that owners of the indoor
Longton Exchange would be encouraged to invest in the shopping centre. There are
also opportunities to improve the local streetscape through the resurfacing of
footways and the introduction of new street furniture, lighting and planting. It also
identifies the potential to create two new public spaces, improving connections
through the town centre to the Gladstone Pottery Museum and also enhancing the
links from the Tesco store, indoor market and Longton Exchange.
Newcastle-under-Lyme Business Improvement District 3.5 Market evidence provided by CACI indicates that Newcastle town currently
suffers from extensive leakage in retail expenditure to Stoke-on-Trent (22.29%)
Crewe (9.32%) and Stafford (4.73%). To address this, the town has seen recent
improvements in its public realm, and new market stalls. A major scheme to
regenerate the Ryecroft area and develop a new public sector hub on the site of the
site of the former St Giles’ and St George’s school is also underway. These twin
schemes will lead to the creation of a multi- million pound shopping development,
new student accommodation and public sector organisations working together in a
modern building. Complementary facilities that help to maintain activity and economic
development have also been invested in, including the new Newcastle-under-Lyme
College Buildings incorporating a brand new arts centre, and the Jubilee 2 Leisure
Centre. These investments are set to be complemented by a 2.1 million local
sustainable transport package.
3.6 Complementary to these projects, in July 2015 businesses in Newcastle-
under-Lyme voted 63% in favour of forming a Business Improvement District (BID)
for the town centre and adjoining areas. Under this initiative, businesses will pay
between 1% and 1.5% of their rateable value to generate around £280,000 a year for
the next five years (2015-2020). This will be used to fund activities such as
developing a ‘brand’ to promote the town centre, improve the appearance of derelict
sites and vacant buildings, improved signage and legibility of the townscape,
improvements to car parking, support for and promotion of the professional services
sector and the cultural and leisure offer, better links between the town and
college/university students, and the promotion and hosting of town centre events and
markets. The BID and its activities for the next five years began to be implemented
from 1st October 2015.
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Newcastle Town Centre Supplementary Planning Document (2009) This SPD supports and adds detail to the relevant Core Spatial Strategy policies for
Newcastle Town Centre. Its vision aims to improve the public realm of the town
centre and increase activity. Seven themes are identified to implement this vision,
including the centre’s role as a university town, the role as a market town,
maintenance and enhancement of the attractive heritage townscape, ensuring high
quality new developments, having high quality shops, services and businesses to act
as a focal point for the local economy, encouraging appropriate residential
development, and ensuring that the environment is pedestrian friendly and
welcoming for all. To guide these principles into the development of sites and areas,
the town centre is sub-divided in to six zones relating to the Historic Core, Live-Work
Office Quarter, Pool Dam Waterside Quarter, Northern Quarter, Northern Gateway
and College Approaches. Four key development sites are also identified at
Blackfriars, Georgia Pacific, Brunswick Street/Barracks Road, Ryecroft. All of these
sites have now either already undergone development or have forthcoming proposals
which will be implemented over the next few years.
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4.0 Past Trends:
Completions Data
Stoke-on-Trent Retail Completions
Table 1 – Stoke-on-Trent Retail Completions 2004-15
Monitoring Year
Retail Floorspace
Completed SQM
Retail Floorspace Breakdown
In Centre Edge/ Out of Centre
2004/05 8735 4105 4,630
2005/06 11226 9124 2,102
2006/07 3,095 137 2,958
2007/08 3,108 0 3,108
2008/09 6,604 1,056 5,548
2009/10 1,541 0 1,541
2010/11 10,717 0 10,717
2011/12 5,698 0 5,698
2012/13 1,698 0 1,698
2013/14 3,874 101 3,773
2014/15 2,054 554 1,500
Total 58,350 15,077 43,273
Newcastle-under-Lyme Retail Completions
Table 2 – Newcastle-under-Lyme Retail Completions 2004-15
Monitoring Year
Net Retail Floorspace Completed
(SQM)
Net Retail Floorspace Breakdown (SQM)
Newcastle Town
Centre
Kidsgrove Town
Centre
Other Urban Centre
Rural Service Centre
Edge/Out of Centre
2004/05 259 50 0 0 0 209
2005/06 2,181 0 0 23 52 2,106
2006/07 -248 -364 -105 -103 0 324
2007/08 682 -28 -66 -47 -20 843
2008/09 124 0 28 -24 0 120
2009/10 -460 -494 0 0 0 34
2010/11 6,582 440 0 -143 0 6,285
2011/12 -906 -470 0 -106 0 -330
2012/13 -2,863 -750 -64 93 -27 -2,115
2013/14 -2,758 -412 0 -460 0 -1,886
2014/15 157 -4,920 0 -356 60 5,373
Total 2,750 -6,948 -207 -1,123 65 10,963
4.1 There has clearly been a long term trend of retail floorspace being developed
in edge or out of centre locations in both Stoke-on-Trent and Newcastle-under-Lyme.
Whilst retail floorspace has been in decline in urban centres, especially within
Newcastle town centre. It should be noted that these figures are heavily influenced
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by the relocation of Sainsburys from Ryecroft in Newcastle town centre (-4,525m2,
demolished in 2014/15) to Liverpool Road, just outside the town centre (+4,645m2,
completed in 2010/11), and also the completion of the new Marks & Spencer store at
Wolstanton Retail Park (+5,162m2, completed in 2014/15). The rural services centres
have seen a small increase in the quantity of retail floorspace since 2004
Stoke-on-Trent Office Completions
Table 3 – Stoke-on-Trent Office Completions
Monitoring Year
Office Floorspace Completed
SQM
Office Floorspace
B1a A2
In
Centre Edge/ Out of Centre
In
centre Edge/ Out of Centre
2006/07 2,400 2400 648 1752 0 0 0
2007/08 4,236 1,580 0 1580 2,656 106 2550
2008/09 166 116 0 116 0 0 0
2009/10 12,086 12,086 0 12,086 0 0 0
2010/11 6,241 5899 219 5680 342 192 150
2011/12 5,826 5614 0 5614 212 212 0
2012/13 3,253 2737 351 2386 516 516 0
2013/14 1,987 1714 843 871 273 215 58
2014/15 1,231 825 765 60 406 302 104
Total 37,426 32971 2826 30145 4405 1543 2862
4.2 Office completions in Stoke-on- Trent have been predominately delivered in
edge and out of centre locations across the city. Since 2012/13 records show
that there has been an increase in office space completed within existing
centres (1,959 sqm – 37%) and therefore this is an improvement based on
previous years reported figures. Notable office completions recorded since
2006/07 includes the new Vodafone offices at Etruria Valley that were
completed in 2009/10 and accounted for 7,514sqm of new office floorspace.
Whilst office floorspace completions have decreased in the last couple of years,
2014/15 monitoring recorded a significant amount of floorspace under
construction and therefore this will feed into future monitoring years (further
information can be found below).
Newcastle-under-Lyme Office Completions
Table 4 – Newcastle-under-Lyme Office Completions
Monitoring Year
Net Office Floorspace Completed
(SQM)
Net Office Floorspace (SQM)
B1a A2
Newcastle Town
Centre
Kidsgrove Town
Centre
Edge/Out of Centre
Newcastle Town
Centre
Kidsgrove Town
Centre
Edge/Out of Centre
2006/07 1,758 0 0 1,519 175 47 17
2007/08 3,886 -97 0 3,531 142 0 310
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Monitoring Year
Net Office Floorspace Completed
(SQM)
Net Office Floorspace (SQM)
B1a A2
Newcastle Town
Centre
Kidsgrove Town
Centre
Edge/Out of Centre
Newcastle Town
Centre
Kidsgrove Town
Centre
Edge/Out of Centre
2008/09 330 -672 0 407 440 0 155
2009/10 243 0 0 49 413 0 -219
2010/11 95 0 0 95 0 0 0
2011/12 670 0 0 670 0 0 0
2012/13 456 0 0 422 0 0 34
2013/14 1,262 0 0 1,262 0 0 0
2014/15 67 -282 0 225 124 0 0
Total: 8,767 -1,051 0 8,180 1,294 47 297
4.3 As with retail, there has clearly been a lot of edge or out of centre B1a office
development taking place between 2006 and 2015, whilst at the same time the B1a
floorspace in Newcastle town centre has seen an overall decline. There has however
been a significant increase in A2 floorspace in Newcastle town centre over the same
period, as well as a notable increase in edge or out of centre locations and a small
increase in Kidsgrove town centre.
Stoke-on-Trent Leisure Completions
Table 5 Stoke-on-Trent Leisure Completions
Monitoring Year Total Leisure Floorspace Completed
In Centre (sqm) Edge/ Out of Centre (sqm)
Leisure Floorspace Breakdown
C1 (Hotels, boarding and guest houses) (Bedrooms
D2 Assembly and leisure
2006/07
2178 (Part) 0 2178 0
2007/08
651 0 651 0 651
2008/09
3,594 0 3594 0 3594
2009/10
0 0 0 0 0
2010/11
750 0 750 0 750
2011/12
2,431 362 2069 0 2431
2012/13
470 0 470 0 470
2013/14
3,061 929 2132 96 3061
*Please note that Newcastle-under-Lyme Leisure completion data is not yet
available.
Stoke-on-Trent & Newcastle-under-Lyme - Retail Commitments (gross
figures)
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Table 6 Total Retail (A1 Commitments)
Local Authority: Total A1 Commitments
Total A1 Commitments Under Construction
In Centre Edge of Centre
Out Of Centre
Stoke-on-Trent 43,621 sqm 6054 sqm
9,494 sqm 24,571 sqm 9,556 sqm
Newcastle-under-Lyme
4,037 sqm 1,897 sqm 786 sqm 1,534 sqm 1,717 sqm
Table 7 Breakdown of Retail Commitments within Centres
Centre
Total Commitments (In Centre)
Floorspace (Not Commenced)
Floorspace Under Construction
Number of Sites under Construction
Hanley City Centre
13,497 10,997 2,500 1
Newcastle Town Centre
671 308 363 1
Longton Town Centre
7168 7168 0 0
Stoke Town Centre
1071 60 1011 1
Burslem Town Centre
154 0 154 1
Tunstall Town Centre
10574 10574 0 0
Meir Town Centre
1078 0 1078 0
Fenton Town Centre
13 0 13 1
Kidsgrove Town Centre
0 0 0 0
Table 8 - Total Office Commitments in Stoke-on Trent
Total Office
Commitments
B1a A2
95,782 sqm
In Centre Edge/ Out of
Centre In Centre Edge/ Out of Centre
52,232 sqm
43,550 sqm 0
55 sqm
Total Office
Floorspace Under Construction
49,426 sqm 29,622 sqm 0 0
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Total Office
Development Not Started
2806 sqm 13,928 sqm 0 0
4.4 2014/15 monitoring in Stoke-on-Trent recorded that 38,341sqm of office
floorspace is currently under construction across the city. The floorspace under
construction includes the office development at the Former Sentinel Newspaper
Site (Bet 365) and Etruria Valley (Phase 2A) and will feed into future monitoring
completions. It is therefore likely that office completions will increase based on
recent monitoring years reported.
4.5 Newcastle-under-Lyme has no B1a office floorspace currently committed (as of
1st April 2015), however there are four commitments for A2 floorspace totalling
495 square metres. Three of these (425 sqm) are in Newcastle town centre, all
of which involve the change of use of retail (A1) units to A2 use. One
commitment (70 sqm) is in Porthill and involves the change of use from
residential to A2 use.
Table 7 – Leisure Commitments
Total Hotel & Leisure
Commitments
D2 (Assembly and leisure)
C1 (Hotels, boarding and guest houses)
19,684 sq.m
15,596 4,088
Under Construction
2,924 0
Development Not Started
11,380 4,088
*Please note that Newcastle-under-Lyme Leisure completion data is not yet
available.
Vacancy rates (units)
4.6 Vacancy rates refer to the proportion of commercial units within each centre
that are not occupied by an operating business. Only street level businesses are
included in this calculation, so it does not take account of vacant business premises
above shops for example, unless there is an entrance to that premises at street level.
4.7 Some vacancy is required in order for centres to operate successfully, for
example to provide units for businesses that are starting up, or are relocating or
expanding from elsewhere. For comparison purposes, typical average vacancy rates
nationally are around 10%.
Newcastle-under-Lyme Vacancy Rates
Table 8 – Newcastle-under-Lyme Vacancy Information
2003 2004a 2004 2005 2006 2007 2008 2009 2010 2011
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Newcastle town centre
10.1% 5.9% 6.33% 6.31% 6.31% 6.94% 8.06% 12.8% 12.5% 11.28%
Kidsgrove town centre
- 11.1% - - - 10.81% 7.23% - - 8.43%
2003 figures from ‘Newcastle-under-Lyme Town Centre Market Positioning Study’ (NLP, 2003) 2004a figures taken from the North Staffordshire Retail & Leisure Study (Savills, 2005) 2004-2010 figures taken from NULBC AMRs 2011 figures taken from Newcastle-under-Lyme Retail & Leisure Study (NLP, 2011)
4.8 Newcastle town centre’s rate of vacant units increased following the onset of
the recession in 2008, reaching a peak of 12.8% in 2009. By 2011 this had reduced
to 11.28%. In contrast, Kidsgrove’s vacancy rate had traditionally been higher before
the recession but has decreased since 2007.
Stoke-on-Trent Vacancy Information
Table 9 – Stoke-on-Trent Vacancy Information
North Staffordshire Retail & Leisure Study 2005
White Young Green Retail & Leisure Study July 2013
Total Number of
Units Recorded
Vacant Units
% Total Number of
Units Recorded
Vacant Units
%
% Difference
Stoke City Centre
555 100 18% 564 111 19.7% 1.7%
Burslem Town Centre
138 36 26.1% 176 46 26.1% 0%
Fenton Town Centre
36 3 8.6% 39 11 28.2% 19.6%
Longton Town Centre
203 37 18.2% 228 52 22.8% 4.6%
Meir Town Centre
71 12 16.9% 70 7 10.0% 6.9%
Stoke Town Centre
166 9 1.6% 187 58 31.0% 29.4%
Tunstall Town Centre
179 39 21.8% 206 48 23.3% 1.5%
Figure 4 – Stoke-on-Trent Vacancy Information
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4.9 The table and graph above shows that the number of vacant units recorded in
the 2005 study compared to the study completed in 2013 has increased in Stoke City
centre, Fenton, Longton, Stoke and Tunstall Town Centres. Burslem shows that
there has been an increase in the number of vacant units however proportionately
this is the same as the number of units in the centre has also increased. Meir Town
Centre is the only centre that has decreased the number of vacant units between the
two surveys.
5.0 What we are doing now:
Evidence Base:
Stoke-on-Trent City Council
5.1 Stoke-on-Trent City Council commissioned White Young Green (WYG) in
2013 to undertake a City- wide Retail and Leisure Study and Health Check. The
study explored the need and capacity over the period to 2028 and provides updated
information regarding the performance of the main city and town centres across the
city. The study is particularly pertinent given the down turn in the economy since the
previous retail and leisure study completed by Savills in 2005 which underpinned the
Core Spatial Strategy Policies and provides an update regarding the current retail
picture. The WYG study made a number of recommendations to be considered
through the local plan making process including:
Focusing the provision of convenience goods retailing on the implementation of the Morrisons (or another operator) at Highgate to help deal with the cumulative over-trading experienced in the area to clawback expenditure currently spent further afield outside the study area.
0
5
10
15
20
25
30
35
StokeCity
Centre
BurslemTown
Centre
FentonTown
Centre
LongtonTown
Centre
MeirTown
Centre
StokeTown
Centre
TunstallTown
Centre
% of Vacant Units 2005
% of Vacant Units 2013
Page 19
To develop a new foodstore in Stoke town centre and Tunstall, whilst resisting new facilities in out-of-centre locations elsewhere. There is also scope to improve convenience good provision in Stoke City Centre.
To focus new comparison floorspace in Stoke City Centre to enhance the importance of Stoke City Centre in the wider region.
The allocation of the former Spode site as a potential redevelopment site. The site presents an opportunity for further retail development (convenience-led) in the town centre and will help to encourage investment in this part of the town centre.
The opportunity to develop a “unique” themed retail destination in Stoke Town (or other Towns) that is related to the historical ceramic and pottery industry and that can build on the high level of related visitors to the city as whole. This approach is considered to help to diversify and build related business opportunities for the city.
Longton is identified as a potential area for intervention due to the number of vacant properties, lower levels of footfall and the need for environmental improvements.
The development of a holistic strategy to ensure that initiatives are channelled to ensure wide range of land uses are promoted to central locations.
The re-evaluation of the existing retail hierarchy set out in the adopted Core Spatial Strategy and distribution to reflect a more responsive hierarchy with the ability to respond to changing economic conditions and roles of individual centres.
To review the boundary for Stoke City Centre, Longton Town Cenre, Stoke Town Centre and Tunstall Town Centre.
To identify an impact threshold for the scale of edge-of-centre and out-of-centre development which should be subject to an impact assessment.
5.2 The study identifies the potential floorspace that could be supported over the
15 year period (2013 – 2028) for both convenience and comparison floorspace. This
is set out by zone which covers the City of Stoke-on-Trent.
Table 10 - Summary of Convenience Goods Capacity by Zone
Year Convenience Goods
2018 2023 2028
Residual (£m)
Min (sq.m) Max (sq.m)
Residual (£m)
Min (sq.m)
Max (sq.m)
Residual (£m)
Min (sq.m)
Max (sq.m)
Zone 1 (City of Stoke-on-Trent & Fenton
-13.8 -1,200 -2,000 -2.9 -300 -400 7.7 700 1,100
Zone 3 (Longton/ Meir)
9.2 800 1,300 17.4 1,500 2,500 25.4 2,200 3,700
Zone 4 (Stoke Town)
-13.3 -1,100 -1,900 -18.3 -700 -1,200 -3.5 -300 -500
Zone 5 & 6 (Burslem & Tunstall)
-1.9 -200 -300 3.2 300 500 8.1 700 1,200
5.3 The study shows that given the quantum of convenience goods floorspace
which would be provided by extant permissions, there is limited capacity over the
Page 20
short medium-term, and based on a continuation of the current market share.
Capacity is therefore likely to become available beyond 2023 and it is estimated to be
between 3,200 sqm and 5,500 sqm.
Table 11- Summary of Comparison Goods Capacity by Zone (with & without planning
consent)
Zone
Comparison Goods
Extant
Planning Permission
2018 2023 2028
Surplus
(£m) Min
(sq.m) Max
(sq.m) Surplus
(£m) Min
(sq.m) Max (sq.m)
Surplus
(£m)
Min (sq.m)
Max (sq.m)
Zone 1 (City of
Stoke-on-Trent & Fenton
Without
13.5 2,400 4,100 54.5 8,900 14,800 118.0 17,400 29,000
With -127.6 -23,000 -38,400 -100.4 -16,400 -27,300 -51.2 -7,600 -12,60
Zone 3 (Longton/
Meir)
Without
4.1 700 1,200 16.7 2,700 4,500 36.2 5,300 8,900
With
-16.0 -2,900 -4,800 -5.4 -900 -1,500 12.0 1,800 3,000
Zone 4 (Stoke Town)
Without
1.0 200 300 3.8 600 1,000 6.3 1,200 2,100
With
-9.1 -1,600 -2,700 -7.2 -1,200 -2,000 -3.7 -600 -900
Zone 5 & 6 (Burslem &
Tunstall)
Without
1.5 300 400 5.9 1,000 1,600 12.7 1,900 3,100
With
-28.8 -5,200 -8,700 -27.3 -4,500 -7,400 -23.5 -3,500 -5,800
Total
Without
20.4 3,700 6,100 82.0 13,400 22,300 177.9 26,300 43,800
With
-181.3 -32,700 -54,500 -139.1 -22,700 -37,800 -63.9 -9,400 -15,700
5.4 The results show that without any extant planning permissions, then the
capacity for comparison floorspace in the long term (2028) for the city is between
26,300 sq.m (net) and 43,000sq.m (net based on existing market shares being
retained). If the market share is increased this is predicted to increase to 36,600sq.m
(net) and 61,100 sq.m (net) and allowing for other planning consents this figure
would reduce to between 29,400 sq.m (net) and 49,000 sq.m (Net)
5.5 A copy of the full study is available following the following link below
http://www.stoke.gov.uk/planningpolicy
Newcastle-under-Lyme
Page 21
5.6 Newcastle-under-Lyme Borough Council completed a Borough wide
assessment of the future need for additional retail, commercial leisure facilities and
other town centre uses for the main town centres of Newcastle-under-Lyme and
Kidsgrove. The study updates the North Staffordshire Retail and Leisure Study (2005
- 2021) for the Newcastle administrative area. The study is informed by:
a telephone survey of 500 households across the Borough and parts of neighbouring authorities within the catchment area of its retail facilities;
a survey of 150 visitors within Newcastle-under-Lyme and Kidsgrove town centres
a business occupier survey of over 400 commercial businesses in Newcastle-under-Lyme and Kidsgrove town centres; and
a postal canvas of over 300 national/regional multiple retailers and leisure operators, in order to ascertain their potential space requirements in the Borough.
5.7 The study identified that the retail catchment of Newcastle-under-Lyme town
centre could support a potential capacity of 14,912 square metres of additional
comparison retail floorspace in the town centre over the 15 year period from 2011 to
2026. This compares to the Core Spatial Strategy target of 25,000 square metres of
comparison retail floorspace over the 15 year period from 2006 to 2021. This is
illustrated in the table below.
Table 12- Newcastle-under-Lyme Capacity Information
Centre: Capacity for Additional Floorspace (m2) identified in 2011 Retail & Leisure Study (2011-2026)
Core Spatial Strategy Target (2006-2021)
Convenience Comparison
Newcastle 2,154 14,912
25,000 (comparison
retail)
Kidsgrove 393 1,430
No target set
Elsewhere 1,366 5,012
No target set
5.8 Although the Retail & Leisure Study and the Core Spatial Strategy covered
different 15 year periods, it is clear to see that the capacity for additional comparison
retail floorspace identified by the study for Newcastle town centre was markedly
lower than the target set by the Core Spatial Strategy.
5.9 The study made a number of recommendations & actions that the Council
could pursue in order to maintain and enhance the vitality and viability of shopping
centres within the borough. These included:
Taking measures to bring forward development opportunities, particularly the former Sainsbury’s site at Ryecroft to improve the availability of modern premises suitable for new occupiers.
adopt floorspace thresholds for Newcastle-under Lyme (1,000 sq.m gross and above) and Kidsgrove (500 sq. m gross and above), against which the impact of edge-of-centre and out-of-centre applications should be assessed;
Page 22
review the extent of the Newcastle-under-Lyme town centre boundary and condense the primary shopping frontage. Consideration should also be given to the introduction of a secondary shopping frontage to provide stronger guidance over the primary shopping area; and
define locally important impacts on centres which should be tested for all proposals for edge-of-centre and out-of-centre retail. Such locally important impacts could include the potential impact upon the deliverability and viability at Ryecroft and the ‘market town’ character of Newcastle-under-Lyme town centre.
5.10 The full study is available on the Newcastle-under-Lyme Local Plan evidence
base page of the website: https://www.newcastle-staffs.gov.uk/all-
services/planning/planning-policy/planning-policy-monitoring-and-evidence
6.0 City, Town and Other Centres Strengths and
Weaknesses
6.1 The conurbation is polycentric in nature and the plan area contains a number
of highly distinctive centres which perform different roles within the retail hierarchy.
Each of the centres demonstrates differing characteristics and roles within the
conurbation and these are explored in more detail below. The retail sector has
undergone significant changes in the last couple of years and therefore retailers have
re-considered their presence and format on the high street. The analysis below
seeks to draw some of the strengths, weaknesses, opportunities and threats together
of the general retail industry.
Table 13 – General Retail Industry - Strengths & Weaknesses
Strengths
Weaknesses
General
Important retail destination in the West Midlands tourism economy, due to the historical context of the ceramic and pottery industry.
Current comparison good market share is considered to be healthy – high retention of expenditure and therefore limited leakage.
The diverse and individual role of centres.
General
High level of vacancies.
The quality of retail floorspace and environmental quality of the centres.
The existing linkages from existing out of centre retail developments to town centres.
Economic conditions have resulted in significant structural changes to the high street.
There is an increased popularity in online shopping and therefore established retail formats are no longer meeting the requirements of the retail industry.
Retail development in out of centre locations.
The City Centre of Stoke on Trent
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6.2 Stoke City Centre is the principal economic and social centre in the
administration area. It performs a regional role in the shopping hierarchy and is
identified as the largest retail destination in North Staffordshire and South Cheshire.
The centre is also an important leisure and business location, acting as the main
focus for economic, educational and cultural activities within the local area. The
environmental quality of the centre overall is good however there are opportunities to
improve areas around the periphery.
Table 14 – The City of Stoke-on-Trent Strengths & Weaknesses
Strengths
Weaknesses
Regional role of Stoke City Centre in the retail hierarchy.
Stoke as a city has a very large primary catchment, with significant identified capacity for additional growth.
Important business and leisure location.
Intu Potteries Centre acts as a key anchor destination for shoppers.
Salford Street, Piccadilly and Pall Mall accommodate a high proportion of independent retailers.
The level of comparison goods floorspace is reflective of city centre status.
There are a high proportion of national retailers.
The cultural quarter offers a number of theatres.
The presence of national retailers is complimented by the presence of independent retailers.
The City has a variety of modern and traditional buildings, with a majority of the traditional buildings being located within the conservation area boundary.
The historic core is very distinctive and mixed architectural character.
Poor retail performance of the city at the heart of the City Region; S-o-T city centre is currently placed 73rd in the ranking of city centre retail across the UK, despite the City being ranked 15th in terms of population.
The level of convenience provision is below average (no of units and floorspace).
There has been a reduction in the amount of comparison floorspace since November 2012 (Experian Goad Survey).
Vacancy levels have increased
There is a need to expand the cultural offer in the City.
Newcastle Town Centre
6.3 Newcastle town centre possesses a complementary retail offer to that of the
city centre. As well as being a strategic centre for comparison and convenience retail
it also has a strong evening and night-time economy and strong presence of financial
and professional services. It has a distinctive, historic environment and it plays a key
role as university town and as a market town. Businesses within and adjoining the
town centre recently voted in favour of a Business Improvement District in the area.
Page 24
The objectives of this initiative are to promote the town centre, develop its distinctive
experience, and to encourage growth, development and investment. Implementation
of the Business Improvement District will begin from October 2015.
Table 15 – Newcastle Town Centre - Strengths & Weaknesses
Strengths
Weaknesses
A compact Primary Shopping Area (PSA), with High Street, Ironmarket and Castle Walk providing a well-maintained pedestrianised focus for the town centre.
Regular markets on High Street provide a focal point for the community.
A number of vacant sites with potential for development within or at the edge of the town centre.
A new Business Improvement District has been formed to invest in and promote the town centre.
A number of areas fronting the ring road contain derelict or poorly maintained buildings, creating an unattractive gateway to the centre.
Major foodstores are located outside the PSA and are poorly connected with the centre due to topography and the ring road.
No town centre boundary or secondary shopping frontages currently defined.
52% of businesses surveyed as part of the research for the Business Improvement District felt that Newcastle-under-Lyme had become a worse place to do business over the past five years.
The same survey identified availability and cost of car parking as the biggest issues affecting the town centre. Crime and safety were seen as the biggest issues for their own business.
Longton Town Centre
6.4 Longton is located in the south-eastern part of the City and is situated 2.5 km
to the north west of Meir. The centre is recognised as the third largest retail centre in
North Staffordshire and is well provided in terms of its convenience foods offer.
Buildings are generally commercial buildings that date from the Victorian era. The
centre is designated as the Longton Town Conservation Area. The high level of
vacancies detracts from the environmental quality of the town centre and there are
some elements of the centre that would benefit from modernisation and
improvements.
Table 16 – Longton Town Centre - Strengths & Weaknesses
Strengths Weaknesses
Provides an important role catering for the needs of the population residing in the south eastern part of Stoke-on-Trent.
The centre has high vacancy levels.
The centre has some areas that are in need of modernisation.
Comparison retail units – This has
Page 25
Provides a range of convenience and comparison goods provision as well as providing an important service provision.
Longton Transport interchange is located at the northern end of the town centre off Baths Street.
The majority of comparison goods units are occupied by independent operators.
decreased since 2005 (47.8% to 30.3%).
Lower level of leisure units.
The Longton Exchange Shopping Centre is outdated and in need of modernisation.
Tunstall Town Centre
6.5 Tunstall is located in the north western part of the city and is situated
approximately 2km to the north west of Burslem. The centre is linear in nature and
therefore primarily based around the High Street and Tower Square. Burslem is
recognised as an important retail and service destination for residents in the area,
including national and local retailers. Buildings within the centre are generally
commercial buildings with shops at ground floor, dating back to the Victorian era,
focused on the former Town Hall and Market building. The centre also includes
Tower Square Conservation area. In recent years the centre has attracted significant
private-sector investment.
Table 17 – Tunstall Town Centre - Strengths & Weaknesses
Strengths Weaknesses
Provides an important role catering for the needs of the population residing in the northern part of Stoke-on-Trent.
Provides a range of convenience and comparison goods provision as well as providing an important service provision.
The Alexandra Park and Highgate retail parks indicate that there is a strong level of private sector led investment in the centre.
Increase in the number of visitors when compared to the previous study.
Decline in Tunstall’s ranking in the shopping hierarchy
High proportion of vacant units in the town centre
Some areas of poor environmental quality.
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Stoke Town Centre
6.6 Stoke Town Centre plays a number of key roles in the city, including the city’s
administrative centre, a university town as well as providing a reasonable
convenience offer, leisure and business service provision. The centre is operated by
a number of independent retailers; however there is a limited number of national
operators present. The current number of vacant units in the centre detracts from the
environmental quality of the centre. Buildings include commercial and potteries
buildings that date from the Victorian era. The centre includes Church Street
Conservation Area.
Table 18 – Stoke Town Strengths & Weaknesses
Strengths Weaknesses
Important role as a university town.
Good level of convenience goods offer.
Good level of leisure, financial and business service provision.
High proportion of independent retailers.
Good accessibility – Stoke mainline railway station, car parks, bus services.
Northern part of the town is designated as a conservation area.
Lack of comparison goods retail offer.
Limited number of national multiple retailers.
High proportion of vacant units which detract from the environmental quality of the town centre.
There are vacant units dispersed throughout the town centre, but there is a particular concentration of vacancies at the northern periphery of the town.
High car parking charges.
Kidsgrove Town Centre
6.7 Kidsgrove town centre is the second largest town centre in Newcastle-under-
Lyme borough, after Newcastle town centre. The Retail & Leisure Study 2011
identified that the town centre has a diverse range of uses including public services,
retail services and food and drink. It also identified that it has a lower than average
proportion of comparison retail units and floorspace.
Table 19 – Kidsgrove Town Centre - Strengths & Weaknesses
Strengths Weaknesses
A diverse range of public services including the Town Hall and library are provided within a compact area.
Low vacancy rate, with a low proportion of vacant units and floorspace.
High business confidence in the town centre – only 5% of businesses surveyed for the Retail & Leisure Study 2011 intended to move out.
The centre is divided by a greenway which currently acts as a barrier, although this could be improved upon.
There is no anchor foodstore in the town centre, although Tesco operates a bulk foodstore on the outskirts of the town.
Lower than average proportion of comparison retail units and
Page 27
Kidsgrove Railway Station is located at the edge of the town centre and provided direct train services locally and nationally.
floorspace.
Public safety at night time and improvements to the town centre environment were identified as issues by a street survey undertaken for the Retail & Leisure Study 2011.
Burslem Town Centre
6.8 Burslem town centre is located approximately 2.5km to the north of Stoke city
centre and is compact in nature with a majority of the centre formed around the
Market Place, Queen Street and St John’s Square. Historically Burslem has been at
the heart of the local regions ceramic industry, although a number of these factories
has now closed and have either been demolished or remain vacant. There is a high
presence of independent traders however there is a clear shortage in the provision of
convenience goods stores in the town centre. The Burslem Townscape Heritage
initiative will improve the centre and the quality of some of the historic buildings
although it is recognised that further investment is required to successfully
regenerate the wider town centre.
Table 20 – Burslem Town Centre - Strengths & Weaknesses
Strengths Weaknesses
A strong presence of independent retailers.
Burslem has a strong heritage presence and has historically been seen as being at the heart of the ceramics industry.
The Burslem Townscape Heritage Initiative has received £8m of funding to renovate some of the historic buildings.
Limited convenience provision within the centre.
Limited presence of national retail operators.
Limited provision of retail service facilities.
High rental figures in Burslem may be the reason for the high vacancies.
High proportion of buildings boarded up and not in active use.
Fenton Town Centre
6.9 Fenton Town centre has derived as a town centre designation because of its
historic role rather that its retailing provision.
Table 21 – Fenton Town Centre - Strengths & Weaknesses
Strengths Weaknesses
Good level of top-up convenience provision.
The centre has a limited retail function and is known for its
Page 28
A strong presence of independent retailers
historic role and designation.
High level of vacancies
Poor environmental quality
Low levels of pedestrian activity
Meir Town Centre
6.10 Meir town centre is located within the eastern gateway of the City of Stoke-
on-Trent and performs an important retail and service role for local communities.
Table 22 – Meir Town Centre - Strengths & Weaknesses
Strengths Weaknesses
The centre is small scale meeting the needs of the local community.
Good provision of convenience and retail service operators.
Meir has the lowest level of vacancies of the seven centres (proportion of units and floorspace)
There are a number of national retailers operating in the town.
The general physical condition of the centre is good.
Limited amount of comparison floorspace.
Limited variety of shops.
Small provision of facilities.
High car parking charges – disproportionate to the scale and function of the centre.
Meir doesn’t have a train or bus station.
There are concentrations of vacant units ( Weston Road)
Page 29
7.0 Appendix
Appendix A – list of Neighbourhood and Local Centres in Stoke-on-Trent
Goldenhill, High Street
Great Chell, Biddulph Road
Chell Heath, Chell Heath Road
Norton, Kynpersley Road
Norton, Pinfold Avenue
Bank Top, High Lane
Stanfield, Haywood Road
Bradley, Joyce Avenue
Smallthorne, Ford Green Road
Baddeley Green, Baddeley Green Lane
Newford, Community Drive
Milton, Leek Road/ Millrise Road
Middleport, Newcastle Street
Sneyd Green, Milton Road
Abbey Hulton, Abbots Road
Cobridge, Waterloo Road
Birches Head, Diana Road
Abbey Hulton, Leek Road
Northwood, Keelings Road
Bucknall, Werrington Road
Bucknall, Causeley Road
Etruria, Etruria Old Road
Berry Hill, Twigg Street
Basford Etruria Road
Bentilee, Beverley Drive
Eaton Park, Southall Way
Bentilee, Devonshire Square
Bentilee, Ford Hayes Lane
Hartshill Road
Shelton, Stoke Road
Shelton, College Road
Penkhull, Manor Court Road
Fenton, Victoria Road
King Street
Sandford Hill, Heathcote Street
Harpfield, Woodberry Close
West End, London Road
Oakhill, London Road
Heron Cross, Heron Street/ Grove Road
Meir Hay, Amison Street
Weston Coyney, Westonfields Drive
Weston Coyney Coalville Place
Page 30
Weston Coyney, New Kingsway
Hollybush, Blurton Road
Blurton, Nashe Drive
Blurton, Blurton Road
Dresdon, Trentham Road
Dresdon, Carlise Street
Normacot, Uttoxeter Road
Hanford, Mayne Street
Trentham Werburgh Drive
Trentham, The Lea
Blurton, Finstock Avenue
Blurton Wimbourne Avenue
Meir Park, Lysander Road
Lightwood, Belgrave Road
Trentham Lakes, Stanley Matthews Way
Norton Park, Leek New Road
Appendix B – list of Centres in Newcastle-under-Lyme
Harriseahead, Chapel Lane/ Harriseahead Lane
Rookery, High Street
Kidsgrove, Whitehill Road
Butt Lane, Congleton Road
Waterhayes, Barbridge Road
Crackley, Birch House Road
Bradwell, Hanbridge Avenue
Porthill, Watlands View
May Bank, High Street
May Bank Oxford Road
Parksite, Bath Road
High Street, Knutton Lane
Wolstanton, Dimsdale Parade East
Cross Heath, Liverpool Road
Newcastle, George Street (eastern end)
Thistleberry, Paris Avenue
Clayton, Windermere Avenue
Clayton, Tyne Way
Clayton, Cambridge Drive
Page 31