Shopping and shopping centres play an important role in the life of a community. Convenient access, particularly for non-car users, to a good range of shops in a comfortable, clean and safe environment is an essential element of life. Moreover shopping centres act as meeting places, locations for social activities and centres of employment. New developments, both within and outside existing shopping centres, are increasing the range of facilities available to the community. However, in some cases the provision of new retail facilities can threaten the vitality and viability of current centres. This highlights the balance that the UDP needs to achieve in the provision and enhancement of retail facilities.

Over the past ten years the nature of retailing has altered considerably as a result of changing consumer tastes, shopping habits, distribution methods, new technology; also the need for improved shopping environments, infrastructure and customer car parking. Out-of-centre retailing has exploited the opportunity presented by the growth of car ownership, offering good access, car parking and a wide selection of goods under one roof, often with the additional benefit of competitive prices because of economies of scale.

Retail warehouses, superstores and purpose built shopping centres also offer these benefits to customers, additionally providing traders with purpose built facilities. These developments have wide catchment areas which have had a considerable impact on the way people shop and on retailers' locational requirements.

In the early 1990's the retail boom of the 1980's had slowed down with retail growth of only 8.3% anticipated for the first half of the decade compared with 20% during the second half of the 1980's (Verdict on Retailing 1995-Verdict Research). Consultants suggest that in 1993 just 232,250 m² of shopping centre floorspace was under construction (Hillier Parker). This is less than 15% of the total recorded at the peak of the 1980s shopping boom. New forms of retailing have taken advantage of the changing market conditions. By the mid 1990's foreign discount food operators were increasing their high street presence and warehouse clubs, with restricted memberships and catering for bulk purchasers, were establishing themselves as significant retail players. Development pressure still remains strong for out-of-centre development, particularly retail parks and durable goods retailing in general, but the majority of major new schemes, i.e. those over 23,225 m² (250,000 sq.ft.) are proposed in town centres. Overall fewer planning applications are being made, fewer schemes undertaken. In order to remain competitive, it is suggested that shopping centres will have to be more innovative in identifying demand and profitable niches in the market.

Net Floorspace sq. metres

National trends in consumer living standards and mobility have been broadly reflected in the North East, but with some important differences. The level of convenience goods spending has been increasing almost exactly in line with the national trend; however, since the late 1970's the rate of growth in durable goods expenditure has been slightly less than that experienced nationally (Unit for Retail Planning Information  (URPI) Brief 90/6)).

The City has a varied shopping hierarchy based around the City Centre, the town centres of Washington and Houghton-le-Spring, a number of suburban, local centres and several out of centre retail locations, as shown in Fig. 6.2. The City Centre is the second largest, in terms of floorspace, in Tyne and Wear. Rent levels in prime pitches give some indication of the prosperity of a centre, although they need to be read with care. Information from property consultants suggest that prime zone 'A' rents in Sunderland increased steadily from £55 per sq. ft. in 1987 to £95 per sq. ft. in 1995, a 73% increase (Erdman Lewis: Retail Rents by Economic Region). This compares with figures of £110 and £200 (an 82% increase) in Newcastle City Centre. In addition to shops Sunderland City Centre also has a range of leisure, commercial and cultural facilities. The shopping catchment population has remained broadly the same in recent years (i.e. estimated at around 300,000).

Washington and Houghton serve as town centres for the outlying parts of the City. Prime rents in Washington Town Centre have more than doubled, from £30 per sq. ft. in 1987 to £70 per sq. ft. in 1995, an increase of 133%.

A comparison between the floorspace breakdown for the City, town and local centres at the end of 1995 and the figures for 1978 indicates that the total convenience and durable goods floorspace has remained fairly stable. There was however considerable variation between the types of centre. Thus convenience goods floorspace in local centres declined by 15%, whilst in main centres it increased by 15%.  There was a small overall decline (3%) in durable floorspace at main centres, although this was wholly due to a reduction of around 12% in the City Centre - durable floorspace in the main centres at Washington and Houghton increased; that within The Galleries more than doubled although this centre still had a relatively low proportion of this kind of floorspace (Strategic Guidance data 1978 & 1995 update). 

Source: Strategic Guidance 8th Update 1995

Some of the local centres (eg Southwick) exhibit a predominance of convenience floorspace which suggests that they fulfil a mainly day to day shopping function for their immediate catchment area. However others (e.g. Sea Road and Concord) have developed more specialised roles with larger amounts of durable and service floorspace. All but four have seen an increase in the amount of vacant floorspace. This suggests that some local centres are adapting their role in response to new forms of retailing although others, such as Ryhope and Grangetown, appear to be suffering the effects of competition from nearby out of centre developments. New investment in older centres, such as the recent redevelopment at Portsmouth Road Pennywell and Doxford Park, is considered essential to maintaining the vitality and viability of existing centres.

Broad policies for shopping in the City were set down in the 'Shopping Policy Review' (1988) which sought to establish a clear framework for retail development by incorporating Structure Plan policy and the original PPG6.

• Regarding planning for town centres and retailing:
  • emphasis on a plan led approach both through policies and site identification;
• the use of the sequential test for retail, employment, leisure and other key town centre developments;
• support for local centres.

• On town centres:
  • promotion of mixed use development and retention of key town centre uses;
  • the importance of a coherent parking strategy for different user groups;
  • town centre management;
  • good urban design

• On assessment of retail proposals:
  • three key tests for retail development, viz.: impact on vitality and viability of town centres; accessibility by a choice of modes of transport; and impact on overall travel and car use;
  • how to assess out-of-centre developments;
  • how to assess certain types of new retail development.

In recent years the emphasis of Government policy in relation to retailing has swung toward the retention and enhancement of existing centres.  A recent Government direction requires that the Council consults the Secretary of State for the Environment before granting planning permission for any individual large scale development (2,500m²) or smaller developments which, together with others in the region, would have a major cumulative impact on existing centres.

Strategic Guidance for Tyne and Wear (DoE, 1989) states that :-

• Local Authorities should seek to enhance the level and quality of the shopping service rather than preserve the existing shopping hierarchy for its own sake;
• town centres are likely to remain the main focus of shopping activity and a range of measures should be used to improve them, such as better car parking, environmental improvements, better access facilities and the provision of new floorspace;
• a continuing role for town centres should not prevent retail development from taking place elsewhere. Retail investment can make a positive contribution to urban regeneration, create jobs, increase the range of facilities available and relieve traffic congestion in existing centres;
• when preparing policies for major retail development a balance must be drawn between future proposals and existing provision;
• UDP's should consider how leisure and commercial elements of existing centres can be encouraged, particularly in centres that have suffered a loss of retail trade, in order to add to their vitality.

In estimating the broad future demand for additional floorspace a number of assumptions have been made, including that both the catchment area and the proportion of personal income spent in the City will remain constant. Planned growth therefore does not look to increased competitiveness with centres outside the City. However by its nature, retailing activity and related trends are likely to vary over time. For this reason, and because other assumptions cannot be validated, it is important that the resulting estimates are regarded as indicative rather than definitive (See Appendix A7). 

Estimates of future floorspace requirements set out in Appendix 6 have been undertaken based on Unit for Retail Planning Information predictions (URPI Brief 94/2). These suggest that between 1992 and 2006 there could be a theoretical need within the City for 60,000-80,000m² of additional floorspace. New developments since 1992, along with schemes under consideration, could account for around 55,000m² if all are fully developed, leaving potential for up to a further 25,000m².  In addition, as at 1995 there was some 20,000m² of vacant floorspace (Strategic Guidance monitoring update) around half of this can be expected to be empty at any one time assuming a vacancy reserve of 5%. Of the remainder, some may have potential for retail use thereby contributing toward meeting anticipated future needs, but some may be obsolete in terms of size/location or be subject to pressures for other uses.  The possibility of additional obsolete floorspace arising as a result of changing shopping habits, new retail technology and requirements on the part of retailers should not be discounted.

• ensure a good shopping service accessible to residents, providing an attractive environment for both shoppers and shopkeepers;
• consolidate and enhance the role of the City in Tyne and Wear and North Durham;
• recognise the roles of the main centres of Sunderland, Washington, and Houghton in meeting a wide range of shopping, recreational, cultural, civic and business needs;
• ensure the continued vitality and viability of existing shopping centres within the City and their contribution to economic regeneration.

• Hedworth Terrace, Hendon
• Roker Avenue, Monkwearmouth.

• Thorney Close/Farringdon/Plains Farm
• Grindon/Hastings Hill
• South Hylton
• Hendon
• Silksworth
• Hylton Red House/Witherwack
• South Washington
• East Washington
• Shiney Row
• Easington Lane.

• Major new developments should be focused on the City Centre, Washington Galleries and, to a lesser extent, Houghton Town Centre;
• Further development to provide comparison goods floorspace could be undertaken at the Toll Bar, Ryhope; Sunderland Retail Park, Monkwearmouth; Armstrong North, Washington (bulky goods); and the Peel Centre, Washington;

• Rental levels and yields;
• Pedestrian flows;
• Retail demand;
• Vacancy levels.