Stoke-on-Trent City Council and

Newcastle-under-Lyme Borough

Council

Joint Local Plan Issues

Consultation

City, Town and Other Centres Technical Paper

Page 2

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

Page 3

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

Page 8

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

Page 13

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)

Page 15

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

Page 16

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

Page 17

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

Page 18

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

Page 23

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.

Page 26

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