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Director of Development & Regeneration at Bolton Council with the latest on the Greater Manchester Town Centre Strategy and Bolton's own regeneration priorities
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Future of Town Centres
A developer’s perspective
Mike HornerRegional Director
Muse Developments
FUTURE OF TOWN CENTRESTHE GREATER MANCHESTER RESPONSE
KEITH DAVIES – DIRECTOR OF DEVELOPMENT AND REGENERATION, BOLTON COUNCIL
Greater Manchester Town Centres Review
GM Town Centres Project
• BLC’s Town Centre Study 2010 identified factors causing reduced economic contribution of principal town centres
• Out of town development• Prominence of regional centre• Decline in quality of the retail offer• Decline in attraction for office/commercial devt• Decline in Leisure attractions• Increasing dependence on public sector for investment
and development
Project Aims• Analysing the challenges facing each town centre –
bad everywhere• Constructive challenge between local decision makers
and external reviewers – is strategy right?• Recommend key strategic interventions• Identify schemes that could be supported by GMIF • Identify common themes/issues that can be dealt with
at a GM level• Recognises different starting points of town centres
From changing consumer and retail trends
Navigating through “A Perfect Storm”• Economic environment generally• 2003 to 2012 e-commerce accounted for over half of retail
growth – 2013 faster growth• Out of town shopping locally and regionally - forecasting 21% less
retails space and 31% fewer stores demanded in town centres by 2020
• Business rates set at level when values were high and revaluation deferred
• Rental values – distant landlords don’t know local market• Issues affecting towns and cities• Series of additional interventions needed
Different interventions requiredPlaces matter: places are different:
• Bury – visitor destination, market, linking its attractions• Stockport – a TC focus for the South Manchester office market• Bolton – in town office and commercial focus for North GM• Altrincham – modern market town, Cheshire catchment• Wigan – discrete and self contained, potential to attract customers
beyond GM• Oldham – unique combination of Hotel Futures, theatre, cinema,
Metrolink on high street, museum• Rochdale – re-opening river, heritage themes• Ashton – strength of markets and geographic location• New and different uses are key - transformational thinking is critical
GM Recommendations and Next Steps• Implementation plans focusing on
– Updating individual town centre strategies and bringing forward new investment propositions
– Creation of new Investment Fund designed around needs of town centres
– Marketing; car parking; business rates; client management of large multiples; etc
– roll out of best practice in all town centres • GM Capacity and Skills – collective framework and actions to be
developed• Governance – GMCA and LEP, Chief Executives• What view emerged from the independent review of Bolton’s
strategy to restructure the town centre?
Case Study - Bolton
Bolton Town Centre• Town Centre Strategy developed based on driving office occupancy
to town centre and consolidating offer in retail and civic core – less but better
• Prioritised in Core Strategy and Economic Strategy - 2011• Developments completed – Innovation Zone – next slide shows
transformation• Bolton Transport Interchange/Bolton Market• Developers still progressing proposals for Merchants Quarter and
Church Wharf• Successful campaigns and events• GM Town Centres Review endorsed Strategy but we have to do more
Bolton Knowledge Quarter 2009
Bolton Knowledge Quarter 2013
BOLTON MARKET
Design ReviewArtist Impressions 03
BOLTON TRANSPORT INTERCHANGE
New Interventions• Feedback from stakeholders including Economic Partnership, Town
Centre Leadership Board, Chamber• Build on strengths – University, Market, Culture, Brand • Leaving to the market is not an option• Council has set aside significant one off resources to support
investment priorities• Supported by GM Implementation Plan• Capacity – regional agencies, Local Enterprise Partnership, GMP,
private sector expertise• Developing a GM Town Centres Investment Fund – more flexible than
GMIF• Town Centre Strategy report approved by Cabinet in June
Investment Priorities• Creating a stronger town centre office market – using
Council stock and support new build Grade A – Actions• Consolidate retail core and attract independents with a
Bolton identity• Further improvements to leisure and cultural offer – Octagon
Theatre, Museum, Albert Halls, supporting new Cinema• Further improvements to the public realm – key gateways
and routes e.g. from new transport interchange• Town Centre Living – HCA, sites to market, student
accommodation
Investment Priorities
• Developing the “Town Centre Campaign” – free parking, retailer offers, extending events, marketing
• Acquisition of property and development sites• Developing funding/loan schemes to support unit
refurbishment and fit out• Using Council property to attract occupiers• PSP joint venture investment scheme in place• Targeting uses – e.g. restaurants, independent retail• Trying to stop extension of alcohol only premises• Series of specific actions to deliver the strategy
Private Sector Engagement
• Private sector partners on the Bolton Economic Partnership were asked to consider what they could do to support the interventions– Can you direct business to the town centre?– Will you support our work to engage agents and landlords?– Can you help inform or critique our action plan?– Market intelligence to help work up investment propositions?
• Broad support for Strategy• Gateways a prominent issue
Town Centre Programme – Good Progress• Demolition programme for Interchange started 19th Nov – proposal to
deliver commercial development moving forward• Bolton Market refurbishment almost complete• Independent Cinema report completed and demonstrates viability• Market Place Shopping Centre in new ownership - cinema and
associated restaurant offer integral to plans• New 40,000 sq ft office development announced for Asons Solicitors• Crompton Place investment programme underway• Business Support scheme approved and now being promoted • Masterplan being developed with University re student accommodation• Strategic site acquisitions – terms agreed• Public realm improvements underway
Key Messages• Face the reality – town centres will never be what they were
30 years ago• Get jobs back in to the town centre – footfall• Look after your key retail partners – listen and deliver• Be very clear about your investment priorities – clarity and
commitment• Intervene – leaving it to the market won’t work• Resources – pool what there is to make an impact• High level political and executive ownership• The market will respond – Bolton Market Place, Cinema
proposals, new office development etc.
Views and Questions?