CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
TITLE:
SHOPPING IN THE BRISTOL AREA
ISSUE:
The past, current and future pattern of shopping; in particular
the arguments for and against out-of-town shopping
developments and city/town centre shopping.
RESOURCES:
Illustrations of the many different forms of shopping; extracts
from planning policy documents; newspaper cuttings relating
to shopping issues.
TASKS:
●
●
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ROLE:
Assessing and analysing a local shopping centre
Analysing points for and against a new out-of-town shopping
centre
Analysis of four specific shopping issues
Students can assume the roles of:
●
●
●
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A developer putting forward the case for new shopping
development
Owners / operators of existing shopping centres concerned at
the impact of new developments
Customers seeking the best quality of goods at the lowest
cost
Environmental groups concerned at the possible impact upon
the countryside of new out-of-town developments
ISSUE:
The key issue to be considered is the future relative role of
out-of-town shopping facilities as against facilities in city/town
centres, on radial roads, in the suburbs and in the rural areas.
DECISION:
The difficult task of weighing up all the options and coming to
a decision for or against a proposed out-of-town shopping
development.
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
INTRODUCTION:
Shopping plays an important role in today’s society. The way
in which shopping is done is ever changing and today’s
activities are vastly different from those which were familiar to
previous generations.
Shoppers
This case study explores these changing shopping patterns
that serve our cities, towns and rural areas. It focuses
particularly on the Bristol area but the issues apply throughout
the South West and indeed all parts of the country.
SHOPPING TODAY:
Local shop
Current shopping habits
●
Most items purchased come from shops. Newspapers
and milk may be delivered to the door; some items that
have been ordered from catalogues or newspaper adverts
arrive by post or delivery van. Increasingly, use is now
being made of Internet shopping
●
Most often, however, local shops or supermarkets are
visited to buy food and items needed frequently (1).
For other items such as shoes, tools or furniture that are
bought less often (2) shoppers go to a specialist shop or
to a department store. Probably several shops are visited
to look for the best bargain which combines low price with
quality.
Department store
Different types of shop
●
●
From the above it is clear that the word ‘shop’ is used to
describe many different kinds of facilities. Shops can be
the local corner or village shop visited several times a
week; or the supermarket/superstore where the
weekly/fortnightly purchase of food is undertaken; or the
retail warehouse where, for instance, furniture or do-ityourself equipment is bought; or the major department
store where a wide range of items can be purchased.
Many of these different types are part of a chain of shops
which means that there are similar ones with the same
name in other parts of the town or city or in other urban
areas throughout the country (eg Littlewoods).
These shops and stores with different names are often
owned by the same company.
(1) Known as ‘Convenience’ goods
(2) Known as ‘Comparison or Durable’ goods
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Village shop
A chain shop
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
Computer shop
●
Some shops sell a wide range of goods whilst
others specialise. Specialist shops might sell meat,
books, fashion clothes or computer equipment.
These shops become known from their names and shop
front displays. Compared with the corner and village
shops, the department store sells much bigger and
more expensive “durable” items which, as the name
suggests, last a long time.
●
Today shoppers are so used to supermarket/superstore
shopping that it is hard to realise that few existed 30 - 40
years ago. In those days there were many small family
run food shops; many of these have closed down or been
taken over by a supermarket company. Such companies
run supermarkets/superstores in many towns and there
are often a number in one large town or city (eg Asda,
Safeway, Sainsbury, Tesco, Somerfield).
●
These supermarkets/superstores involve the
principle of self service with customers selecting goods displayed on open
shelves or racks and paying at one of many checkout points. This makes these
shops cheaper to run than those employing many assistants serving customers.
These big supermarkets can buy large amounts of goods from manufacturers
or wholesalers at a lower price than if smaller amounts are obtained, say by
owners of corner or village shops. Thus supermarkets can offer lower prices for
the customer.
Furniture retail
A further significant feature of recent years has been the
warehouse
development of retail warehousing often located in what
are called retail parks. In these large buildings goods are
displayed and sold often of a specialist nature, such as
do-it-yourself goods or furniture. These large warehouses
are particularly good for those items that need large floor
areas for display purposes; they are also where
customers can park close by making it easier to take
away bulky or heavy items.
●
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Superstore
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
Where are today’s shops?
●
●
●
A shop parade
Apart from corner or village shops, most shops
are clustered together, usually with other uses such as
banks and offices. Such clusters may be in the form of
small parades on housing estates or in more significant
suburban centres often focusing on old villages that have,
over the years, been absorbed by the growing urban
area. Others are sited in what are termed radial centres
along roads leading out from town or city centres or in
the town/city centre itself. In most urban areas there
are a lot of shopping parades, a number of suburban
centres and radial shopping streets and one large central
shopping area.
Most shopping centres are busy places; they
have developed where they are because they are easy to
get to by a large number of people. Mixing shoppers
and traffic can be dangerous however, and traffic-free or
traffic-reduced precincts have now been built in many
towns and cities. Good car parking facilities, often
multi-storey, are provided wherever possible near such
precincts. A further refinement of the traffic-free
shopping environment within urban areas has come with
the development of enclosed, air conditioned shopping
‘malls’ sited either adjacent to existing town centre shops
or on the site of demolished, previously developed, shop units.
Supermarkets of various sizes can be found in
today’s suburban shopping parades, on the radial roads or in
town/city centres. However numbers situated in these
locations have dwindled significantly in recent years
with the advent of the major supermarket/superstore
located on the edge of either the town/city centre or the
town/city itself. Such facilities draw customers from
relatively long distances for their weekly/fortnightly
major shopping expedition, attracted by both the
relatively low prices and the free, ground level, large
car parking facilities. Sometimes these out-of-centre
supermarkets are sited on retail parks along with other
retail warehousing buildings.
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A radial shopping
street
A precinct
Superstore
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
●
A further significant development in recent years has
been the development of a number of major out-of-town
regional or sub- regional shopping centres.
These centres, located on large sites at the edge of
towns and cities and often near motorway junctions,
(providing easier access to large catchment areas), bring
together in modern, air conditioned buildings a wide
range of shopping facilities (usually including a
department store), surrounded by very large car parks.
In some instances good public transport links are also in
place.
Major regional
shopping centre
The development of such major out-of-town
facilities such as at Cribbs Causeway, north of Bristol,
has been particularly controversial because of their
potential impact upon the economy and viability of
adjoining town and city centre shopping centres and also,
to some degree, nearby suburban centres. They draw large
numbers of customers both from nearby urban areas, and
the surrounding rural areas but also attract customers
from large distances via the national motorway network.
●
A final trend to note is the advent of the factory outlet
where a number of shopping units are brought together
normally selling factory ‘seconds’ and surplus stock at
discounted prices. Such developments are usually on
former factory sites; two examples in the South West
being Clarks Village on part of the former shoe factory
at Street in Somerset and the Designer Village in part
of the former railway works at Swindon.
A number of the architectural and engineering features of
the original buildings are sometimes incorporated in the
shopping centre.
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Clarks outlet
Street, Somerset
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
SHOPPING IN THE BRISTOL AREA
This section provides an example of how the above general characteristics and
trends in shopping have, and continue to influence, the Bristol area. These features
are repeated in many other cities and towns both in the South West and elsewhere.
●
●
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Prior to the Second World War, Bristol’s shopping pattern
was typical of many British cities and towns.
A major shopping centre in the Wine Street/Castle
Street area formed a strong focus; with buildings of
great character, it was a vibrant and busy shopping area
drawing customers from right across the city and further
afield. A secondary centre also focused on the Park
Street/Queens Road area. The suburban areas were
characterised by major shopping facilities along many of
the radial roads (along which the city’s trams ran at
great frequency), smaller shopping parades and
numerous corner shops, the last being virtually all
privately owned and forming focal points for the local
communities.
During the Second World War disaster struck; as
in many other cities and towns the central shopping area
was extensively bombed. In the case of Bristol, the Wine
Street/Castle Street area was virtually destroyed (nearly
500 shops were damaged). Businesses in this area were
forced away either right out of the city or to the radial
roads (eg East Street, Bedminster and Gloucester Road).
Some never returned to the city centre.
Old Wine Street/Castle
Street area
Castle Street, Bristol
bombed
East Street,
Bedminster
In the early 1950s a new central shopping area
was developed - Broadmead - on a site adjacent, and
to the north of, the original shopping area which, after
Pedestrian/vehicle
years of delay, eventually became a major open space,
conflict
Castle Park. Taking on board the planning and transport
Broadmead
principles of the time, the new Broadmead centre
incorporated considerable segregation of customer’s cars
and servicing vehicles with rear service courts having
access to many of the units. Nevertheless there developed
considerable pedestrian/vehicle conflict. In other parts of the city
the radial shopping centres, the suburban parades and many of
the corner shops revived. In developing communities around the
city (eg Thornbury, Yate, Keynsham and Nailsea) shopping
centres developed in parallel with housing.
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
●
Two significant trends in the late 1960s generated changes in the shopping
pattern of the Bristol area; the growth of the supermarket and the ever
increasing rise in car ownership and use. Supermarkets began to trade on the
radial roads, in the suburbs, in the surrounding towns and, to a limited degree
in the Bristol central shopping area. As a direct result the viability and the
number of corner shops declined.
Sketch map of shopping centres in Bristol area in 2000
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
Hypermarket
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The early 1970s saw a very significant event with a
series of shopping schemes being proposed for
supermarkets / hypermarket (a very large supermarket)
on the northern edge of the city adjacent to a junction on
the M5 motorway. Also proposed was a very large
regional shopping centre incorporating two department
stores and a large number of varied shopping units.
All of these schemes were eventually refused planning
permission following a Public Inquiry, apart from a major
hypermaket. This subsequently opened - the Carrefour
Hypermarket - the largest at that time in Britain, based
on the principle and trading pattern of stores already
operating in France. This store, now operated by
ASDA/Walmart, is some 16,290 sq m (gross) with 1900
car spaces.
Superstore
‘To Let’ notices in
radial shopping street
●
Over the following 20 years a series of supermarket /
superstores opened on a number of sites, mostly away
from existing shopping centres eg Brislington and Whitchurch.
Often they were associated with new housing developments
(eg Longwell Green, East Bristol and Bradley Stoke). Others
developed on former industrial sites (eg Ashton). All these
developments, including large numbers of free parking
spaces, combined to seriously undermine the viability of many
of Bristol’s radial shopping streets, the suburban centres and
particularly the corner shops. Significantly the only major
Re-opened supermarket
supermarket in the Broadmead centre closed, though
in pedestrianised
some years later a small metro type supermarket opened.
Broadmead
●
A major revamp of the Broadmead shopping area
was undertaken in the early 1970s with a large area
being pedestrianised, despite some initial opposition by
traders. Some 20 years later came significant further
alterations with the incorporation in Broadmead of
Bristol’s first major enclosed shopping centre - The
Galleries. Constructed on three levels on a site
following demolition of a large number of units built
only in the 1950s, such a modern facility had come late
to the city, some years after similar schemes had
commenced trading in other cities and towns.
Its multi-storey nature has permitted much greater floor
space on the same ground space used previously for
single and two storey units.
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The Galleries, Shopping
Centre, Broadmead
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
The Mall
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●
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The development of the Galleries was, without doubt encouraged
by the City Council in the light of the threat posed to the
Broadmead area by a new out-of-town regional shopping centre
which had eventually gained planning permission following a
further two Public Inquiries. This new shopping centre - The Mall at Cribbs Causeway opened in 1998 on a site close to a junction
on the M5 motorway almost adjacent to the location of the similar,
but even larger, development that had been refused permission
in the early 1970s. The new centre (69,200 sq metres gross) is
surrounded by some 7,000 parking spaces at ground level or in
two storey car parks. It draws customers from a very wide area,
particularly using the M4/M5 motorway network (eg South Wales,
Midlands, other parts of the South West). A particularly significant
feature of The Mall is the incorporation of a John Lewis
department store (21,400 sq metres gross) which transferred from
the city centre Broadmead shopping complex. The other “anchor”
store at The Mall is a large Marks and Spencer (13,470 sq metres
gross); a similar size store continues to also trade in Broadmead.
Broadmead
Enhancement
The opening of The Mall prompted yet more enhancement of the
Broadmead centre in an effort to maintain its attractiveness as a
shopping centre. In particular great efforts were made to replace
the John Lewis department store, which was eventually replaced
by a Bentalls department store, its first major development
outside the South East. Other enhancement measures have
included improved paving and new street furniture; seats,
bollards, signs etc. A number of schemes are now being
considered for further expansion of the Broadmead centre;
most important these incorporate significant new car parking
provision, often considered a weakness of Broadmead.
There is little doubt that trading at the Mall has affected the
economy of Broadmead to some degree but it is probable
that the effects have been even greater on Bristol’s secondary
central shopping area based on Park Street / Queens Road
(The West End). The impact of the Mall on Bristol’s other shopping areas,
along the radials, in the suburbs and on the surrounding town centres will,
without doubt, be a continuing issue for many years.
Cover sheet of
Expansion Strategy
Document
Newspaper cutting
illustrating decline
of Bristol’s West End
as a shopping centre
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Bentalls
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
RESOLVING THE ISSUES
Shoppers
The above sections illustrate that the provision of shopping
facilities highlights a number of difficult issues, some of these
conflicting:
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the requirements of shoppers - need for choice, value
for money, ease of access etc
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the impact of proposed facilities upon local communities
and the environment
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the economic effect of proposed facilities upon existing
shopping areas
●
the impact of traffic generated by shopping areas, both
by customers’ and service vehicles
A key fact is that shopping facilities involve operations that require planning
permission: issues considered when planning applications are submitted include:
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the impact of the facility on other shopping areas; however the issues of
competition between different stores cannot be considered - only the impact
of the shopping schemes on the overall “vitality and viability” of other town/
city/local shopping centres
●
measures taken to reduce the environmental impact of the development
●
the implications for traffic movements in the area, both by customers’ cars and
service/delivery vehicles; also important is the scale and availability of car
parking and public transport facilities
Increasingly the issue of whether edge/out of town shopping centres provide a
sustainable form of development is being actively considered. This is particularly
because of their dependence upon access by the private car and the increase in
car trips they generate in an area.
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Traffic
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
WHO IS INVOLVED IN THE PROCESS AND IN
MAKING DECISIONS?
A Planning
application form
●
The retail operators who submit planning
applications for shopping development which can
range from a single shop unit to a supermarket or
major shopping centre. Such planning applications
must normally include details of the floor space
involved and the uses to which this space is to be put
(eg offices, shopping floor space, circulation area), the
design of the buildings, the hours of operation, the car
parking facilities and availability of public transport.
●
The Local Planning Authority (LPA) which takes the
decision on the planning application; this will be the
Local Plan
District or Unitary Council applicable to the location of
the proposed development. These planning
authorities, in making the decision, must weigh up all
the factors considered above. In making these
judgements, they will refer particularly to planning
documents that set out the Authority’s policies on
shopping (eg the District Local Plan). Also relevant
will be the Government’s national planning policies on
retailing, for instance the Planning Policy Guidance
Note 6 (January 1996). This sets out a policy of a ‘sequential test’ which,
in simple terms, indicates that out-of-town shopping developments should
only be given favourable consideration if appropriate sites are not available
within the urban area itself. When planning permission is granted,
conditions will be attached, setting out requirements in relation to design,
hours of opening, car parking facilities, highway access and servicing etc.
The LPA subsequently monitors operations and, if planning conditions are
not being met, enforcement action can be taken to ensure that they are. If
planning permission is not granted, the LPA must clearly state the reasons
why not, in particular relating to both the Government’s and its own planning
policies. Refusals of permission can sometimes result in a Planning
Appeal and a Public Inquiry (see below).
PPG 6
●
The Government through the Secretary of State
for the Environment, Transport and the Regions is
involved in two ways. Firstly, as noted in the previous
paragraph, the Government sets out national policies
for retailing, these are set out not only in PPG6, but
also in Regional Planning Guidance (RPG). Secondly,
the Government becomes directly involved if the
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
proposed shopping development is refused by the LPA or
agreed but with conditions unacceptable to the operator who
then appeals. The Secretary of State will give a decision on an
application after a Public Inquiry has been held before an
Inspector. At the Inquiry all the different arguments both for
and against the proposed operations are discussed. Again the
policies in the Local Plan will be a key issue.
●
Draft RPG for the
South West 1999
The general public through local councils (eg town or parish
councils), local chambers of trade, village/town groups and as
individuals. These groups/individuals are able to make
comments both when the initial planning application is being
considered by the local planning authority and also, if
Local campaigns
appropriate, at the later Public Inquiry. The involvement
(letter
to newspaper
of these groups and individuals can come through
re shop closures)
participation in local campaigns, usually against the
proposed development, but in the case of retailing,
significant support can be voiced by those who see the
proposed development as bringing about lower prices and
also the generation of new jobs.
THE ROLE OF THE PLANNING OFFICER
The Planning Officer, working for a local planning authority, is involved in a number
of ways in the processes described above:
●
Preparation of the District Local Plan; this sets out policies regarding the
location of, and conditions required for, future new shopping development
●
Assessment of Planning Applications; reporting on these to the Local
Planning Authority Committee usually recommending approval or refusal of the
application
●
Negotiating with the retail developer, seeking clarification on the proposals
and possible improvements/changes (eg in the nature / mix of uses / design of
the scheme)
●
Monitoring the operations, to ensure that the planning conditions are being
met, and, if necessary, initiating enforcement action
●
Explaining the proposals to the local community and organisations
(eg local chamber of trade)
●
Defending the Local Planning Authority’s decision at a Public Inquiry,
if permission is refused
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
QUESTIONS AND TASKS
A. ASSESSMENT OF A LOCAL SHOPPING CENTRE
A particularly valuable exercise in examining shopping trends and facilities is to
undertake an assessment of a local shopping centre in your area. A good starting
point is to carry out a survey of the centre making notes on the different uses, the
general condition of the buildings and the physical characteristics of the centre.
For example:
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Is it a relatively compact or linear centre?
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Is the location level or hilly?
●
Which roads through the centre are busy, which are quiet?
●
Condition of the buildings (attractive/well maintained/run down/derelict)
●
How do you think characteristics such as these affect the attractiveness of the
centre for shopping?
●
What features do you think attract people to use this particular shopping centre?
●
What features do you think might put people off from using the centre?
●
Does the whole of the centre have the same features or do different parts have
varying features?
The quality of the shopping environment has been shown to be an important issue
for shoppers. Observation is a useful method of making an assessment of this
environment. Set out below is a suggested check list which can be used. For
comparing shopping areas a scoring system can be used: good (2), average (1)
and poor (0), for each factor considered to give an indication of the shopping
centre’s quality. The lists of points under each heading in the checklist can be
added to in appropriate circumstances.
Select a local shopping centre or part of a large town or city centre to undertake
your analysis.
To assist all this work a base map of the shopping centre can usually be obtained
from the local planning department. You may also consider illustrating your points in
a sketch plan form. An example is provided overleaf.
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
SKETCH MAP APPRAISAL OF LOCAL SHOPPING CENTRE
(EXAMPLE)
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
SHOPPING CENTRE CHECK LIST
NAME OF CENTRE
............................
STREET / ROAD . . . . . . . . . . . . . .
ATTRACTIONS
Range of Shops
Local Services (Information, Library)
Banking/Building Society provision
............................
ACCESS
Ease of movement for pedestrians
Availability of car parking
Frequency of bus service
............................
AMENITY
Cleanliness
Street signs
Condition of buildings
............................
OTHER
............................
............................
............................
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GOOD
AVERAGE
POOR
CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
You can also analyse the facilities provided in the centre:
●
How many offices and shops are there in the local shopping centre? (including
those at ground level only)
How many of these are;
1
a) shops selling convenience goods?
1
b) shops selling comparison / durable goods?
1
c) services ?
d) offices?
e) other uses
1
See below for definitions
●
What features do you think attract people to use the shopping centre you have
surveyed?
●
What features do you think put people off using the centre you have surveyed?
●
What improvements do you consider should be carried out to make your
chosen local centre more attractive to shoppers?
- Examples might include: providing more parking spaces, increasing the range
of shops, making it easier for pedestrians to use.
- Why do you think these improvements will attract more shoppers?
In undertaking an analysis of shop types and services it is useful to divide them into
the following types:
●
Shops selling convenience goods, this includes: grocers, supermarkets,
newsagents, bakers, butchers, off-licenses etc.
●
Shops selling comparison / durable goods, this includes: clothing and
footwear, household goods, furniture etc
●
Service trades, this includes banks, estate agents, building societies, solicitors,
cafes and restaurants, public houses, hairdressers etc.
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
B. APPRAISAL OF A NEW OUT-OF-TOWN SHOPPING CENTRE
A new out-of town enclosed, air conditioned, two storey shopping centre is proposed
on a site adjacent to your local city/town. The centre is to include a department
store, a major supermarket, 75 other varied shops, two banks, three café /
restaurants; also provided are 3000 free car parking spaces and a small bus station
served by a number of routes leading into and out of the adjacent city / town.
Set out on the following two schedules points in support and those against.
APPRAISAL SHEET FOR STUDENTS
B.1 Points in support of the new out-of-town centre
1.
2.
3.
4.
B.2 Points against the new out-of-town centre
1.
2.
3.
4.
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
TEACHER’S NOTES IN RELATION TO APPRAISAL SHEET
B.1 Points in support of the new out-of-town centre
1.
Provides more choice / better value for money for shoppers in one location
2.
Good environment for shoppers; air conditioning; protection from
inclement weather; secure and safe environment
3.
Good facilities for disabled shoppers and also parents with children;
level access to shopping floors; lifts between floors
4.
Good, extensive free car parking facilities; also reasonable public
transport links. Normally good access via motorway/main roads in
contrast to town centre congestion
B.2 Points against the new out-of-town centre
1.
Considerable impact upon the economy and viability of shops in the
city / town centre; also impact on radial and suburban shopping centres
by taking away trade which can affect their viability
2.
Loss of green fields on the edge of the town/city to yet more
development; impact upon footpaths, loss of woodland etc
3.
The scale of these developments often means they do not relate well
to the surrounding environment
4.
Impact upon the local road network - in particular potential problems at
local motorway junction (if one is adjacent)
5.
Relatively poor access by public transport because of centre’s location
on edge of city/town; much inferior public transport links compared with
city / town centre shops
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CASE STUDY 8
SHOPPING IN THE BRISTOL AREA
C. SPECIFIC ISSUES / QUESTIONS
The following issues / questions can be the subject of analysis, either in the
classroom or in the shopping centre itself:
1.
Why is it good to have a shop sited on a corner in the suburbs?
What services can it provide for the community?
2.
What are the advantages in having shops grouped together in a parade
in the suburbs rather than scattered throughout the housing area?
3.
What are the benefits to the community of having a village shop?
What services can it provide for the community?
4.
Imagine you are a) the owner, b) a customer.
What are the advantages / disadvantages of a supermarket over the older
type of family shop with a number of shop assistants?
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