Supplementary evidence from Tesco (PPS
6 03)
Thank you very much for inviting Tesco to appear
before the Select Committee on Communities and Local Government
on 11 May 2009 as part of the Committee's inquiry into `Proposed
changes to the Planning Policy Statement 6 (Town centres). Following
the hearing the Committee requested some additional information
on a number of specific questions, as follows:
— What percentage of Tesco's larger
stores are built in town centres?
— What percentage of Tesco's stores
are conversions of existing buildings?
— Are there further examples of edge
of centre stores which have had a positive effect on the town?
I have set out our response to each of these
questions below, which I hope will prove helpful to the Committee.
In addition, in a later evidence session with a representative
from Tescopoly, Tesco's proposed store development in Yiewsley
was mentioned, and I have taken this opportunity to clarify a
number of points that were made.
THE PERCENTAGE
OF LARGER
STORES BUILT
IN TOWN
CENTRES
During the session the Committee was keen to
understand the level of commitment to town centres and the influence
of the policy framework over this. As we stated at the hearing,
Tesco is firmly committed to the town centre first policy. We
have always invested in town centres and have been very flexible
and proactive in our approach by developing smaller formats for
central and edge of centre sites. We understand the objectives
of this policy and support vibrant town centres. We seek to meet
the needs of shoppers and to contribute to the vitality of the
town centre as a whole.
The Committee requested information on Tesco's
percentage of larger stores built in town centres. This information
is commercially sensitive, so we have supplied it to the Committee
separately and in confidence.
THE PERCENTAGE
OF STORES
THAT ARE
CONVERSIONS OF
EXISTING BUILDINGS
The Committee was also keen to understand what
percentage of Tesco's stores were conversions of existing buildings.
This information is commercially sensitive, so we have supplied
it to the Committee separately and in confidence.
EXAMPLES OF
EDGE OF
CENTRE STORES
HAVING A
POSITIVE EFFECT
The Committee also asked the panel for examples
of edge of centre developments that have had a positive effect
on the town centre.
As we mentioned during the session, our store
development in Beverley was referenced in the Planning for Town
Centres Best Practice Guide as an example of a store promoting
choice and competition and therefore making a positive contribution
to the health of the town centre. For ease of reference, the relevant
page from the Best Practice Guide is attached to this letter.
A second example is our Sunbury Cross store
in Surrey. Opened in 1991, the Tesco store in Sunbury is located
approximately 340 metres from the defined centre of the town,
via a footbridge link, although the closest part of the Tesco
car park is 170 metres from the centre. Instructed by Tesco, Nathaniel
Lichfield and Partners (NLP) undertook an assessment of the effect
the store opening and subsequent extensions in 2003 and 2005 have
had on the town. The report specifically considered changes in
convenience retailing, comparison, services and other uses, and
vacancy levels.
The overall conclusion of the report was that
the enlarged Tesco store and improved links to the town centre
have enhanced opportunities for linked trips "to the benefit
of town centre retailers". The analysis shows that after
the redevelopment of Tesco and the subsequent redevelopment of
the town centre, the convenience and comparison provision in Sunbury
town centre has improved. In relation to the convenience store
national average (determined by the number of units) the level
of convenience provision (10.6%) prior to the Tesco development
was just below the national average (10.9%). By 2006 it was 11.8%,
above the national average (9.1%). This has included the opening
of Marks and Spencer, Co-op and Farm Foods, as well as a number
of smaller convenience shops, such as Sunbury Food and Wine and
Premier Smart Express. The result is improved choice and range
for local residents. As regards vacancies in the town centre,
the levels have fallen over the longer term to a level below that
prior to the Tesco store development.
I hope this information proves useful. We are
of course happy to expand on any of these points in further detail.
As mentioned above, I also wanted to take this opportunity to
clarify a number of points in relation to Tesco's proposed store
development in Yiewsley. This development was flagged to the Committee
by a representative of Tescopoly, who suggested that the store
was situated 650 metres from the town centre and implied that
this was a relevant factor in a prior refusal of the application
by the Council. In fact the store is an edge of centre location,
located within 300 metres of the primary shopping area of Yiewsley—a
point agreed to by the Local Authority, their Independent Retail
Consultant and an Inspector appointed by the Secretary of State.
A previous application was refused at appeal but only on the basis
of the proposed store design. Tesco subsequently revised the proposed
design of the store to take into account the Council's concerns
and the application has now been approved.
May 2009
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