Stretford Delivery Plan 2016-17 (FINAL)

Stretford Delivery Plan (2016/17) 1. Introduction Stretford is one of Trafford’s town centres and an important driver in the economic growth of the Borough. The Stretford Masterplan, approved in 2014, forms the Council’s strategy for securing the revitalisation of Stretford Town Centre over the next 10 years. The continued delivery of the Masterplan will be dependent on effective partnership working with the community, businesses, landowners, developers, investors, and retailers. Figure 1.1: Stretford Illustrative Masterplan

Source: Trafford Council (January 2014)

Stretford is a densely populated area with a diverse social mix located in the north east of Trafford on the main A56 corridor. The area and its immediate surrounds contains a number of major tourist destinations including Manchester United FC, Lancashire County Cricket Club, the Imperial War Museum North, Trafford Quays Lesiure Village, intu Trafford Centre and MediaCityUK. Trafford Park, located to the north of Stretford, is a major employment destination and home to over 1,300 businesses. Figure 1.2 below shows Stretford in the context of its proximity to key tourist, leisure and commercial destinations and position as a key gateway into the Manchester City Region. Stretford therefore has a key role in delivering Greater Manchester’s growth aspirations.

Page 1 Stretford Action Plan (2016/17)

Figure 1.2: Stretford in Context

Source: Trafford Council (April 2016)

The Stretford Action Plan (2016/17) sets out the key areas to progress the continued delivery of the Masterplan for the period up to March 2017. Structure The Stretford Action Plan is structured as follows:   



Progress with Key Action Areas Town Centre Performance Continuing to Deliver the Future Stretford Annex One: Key Actions Schedule


2. Progress with Key Action Areas Public Realm and Movement The Masterplan recognised that the existing public realm in Stretford Town Centre was tired and dated, with poor linkages between key areas. To facilitate the provision of safe and attractive routes alongside enhanced gateways a ‘Public Realm and Movement Strategy’ was commissioned in October 2014. Trafford Council carried out a six week public consultation on the initial plans for public realm improvements in Stretford Town Centre in September/October 2015. Over 300 representations were received during the consultation period. The responses were mainly positive, with the majority supportive of both the overall themes and the vision for specific project areas. A number of concerns were expressed around whether the proposals would be enough to address the challenges faced by Stretford Town Centre, the potential impact on traffic flows and the need for effective cycle provision. The final Stretford Public Realm and Movement Strategy, completed in December 2015, proposed a series of integrated improvement projects for the Town Centre that aim to encourage inward investment, stimulate community pride and rejuvenate failing areas of the centre. The identified projects are broken down into the following areas of opportunity:    

A56 / Edge Lane Gateway A56 Corridor New King Street & Barton Road A56 Southern Gateway

Within the funding available for 2016/17 a first phase of improvements at the A56/Edge Lane Gateway has now been identified, which incorporates:   

  

New pedestrian crossings replacing three of the existing subways. Retention of the A56 North subway. An additional right turn lane from A56 onto Edge Lane created from land released by removing the existing brick planters to ease congestion. A new landscaped area adjacent to Stretford Public Hall. Enhanced public realm using the ‘Stretford Materials Palette’. Signature lighting columns and lighting art work feature.

Detailed design works for phase one of the public realm improvements commenced in March 2016 and the works are scheduled to start on site by January 2017.


Key Development Sites Stretford Mall Historically Stretford Mall has suffered from a lack of investment, however over the course of 2015/16 new openings and developments have included Pep & Co, Pure Gym, Flexi-Minder and the creation of 16 new units in the market hall area offering flexible and affordable accommodation focused on the requirements of start-up businesses. A new £1.3 million, 1,500 sq.m Aldi food store is due for completion in June 2016 and will include car park remodelling, public realm improvements and four new smaller kiosks. Furthermore, from May 2016, Costa Coffee will be occupying the unit opposite the new Aldi store and JD Sports will open a new 490 sq.m store at the Mall in late June. A review of the existing car parking arrangements at the Mall has now taken place and new technology and a new car parking tariff that includes three hours of free parking for all will be implemented in line with the Aldi opening. Regular meetings will continue to take place with the managing agents (and co-owners) M&M Asset Management and their retail consultants Barker Proudlove to discuss their future plans and how the Council can provide support. These discussions will explore how the Mall can link effectively with other development activity proposed in the town centre, including movement and public realm improvements; the proposed development of the Lacy Street site; and the emerging plans for Stretford Public Hall. The focus for this site will continue to be working in partnership with the private sector owners to facilitate the delivery of improvements including the continued introduction of new uses, to help attract new visitors and continue to reduce the vacancy rates. Stretford Public Hall Stretford Public Hall is a Grade II listed building and a significant part of the architectural and historic fabric of Stretford. The Council vacated the building in 2014 and completed its disposal to the Friends of Stretford Public Hall in March 2015. The Friends Group are currently bringing the building back into active use for a range of community, social and commercial uses. The Hall is currently being utilised to provide space for artists’ studios and shared office space. In May 2016 the Friends Group launched a co-ownership shares offer to help finance essential urgent repairs to the building. Later in the year the Friends Group intend to make a Community Share Offer to finance further improvements, including equipping the main auditorium for large events and to act as leverage to secure funding from other sources such Page 4 Stretford Action Plan (2016/17)

as Power to Change booster grants which can match up to £100,000 of funding from community shares. The Council will continue to work with the Friends Group to support the successful delivery of their proposals. The Essoldo A number of proposals over several years to bring the vacant Grade II listed Essoldo Cinema building back into use have not progressed. Whilst the Council has explored options for securing active uses in this building via a potential for a CPO it is considered that this has a limited chance of success at the present time. The focus for this site will therefore be on securing new uses for the vacant Edge Lane office units to provide a more attractive and active route from the Metrolink stop to the town centre core. The Council and partners will engage with the landlord for these units to identify how new uses can be provided at this site and strengthen the link between the Metrolink stop and the Town Centre. Lacy Street The Masterplan identified potential for the Lacy Street site to provide a mixed use development taking full advantage of its gateway location and providing an attractive route connecting the core of the town centre with the Metrolink and Bridgewater Canal. A potential option was developed for the site in 2015 based on analysis of market demand, identification of development opportunities, assessment of viability and identification of the potential for third party land to be developed. The potential option was subject to public consultation in March/April 2015 and comprised:    

Residential development of c75 residential units. A potential café/bar unit fronting onto the Bridgewater Canal A 4 storey budget hotel with a ground floor food operator. Car parking to support the new residential and potential hotel uses.

Whilst the comments received on the potential development of the Lacy Street site were broadly positive the Council will seek to address concerns raised in relation to ensuring a development that can make a strong contribution to supporting the Town Centre and provision of amenities, manages traffic flows and car parking effectively, and opens up access to the Bridgewater Canal. The delivery of the first phase of public realm improvements will result in the removal of the adjacent pedestrian subway and its replacement with a surface level crossing, releasing additional land for development adjacent to the site.


Whilst the Probation Service office remains in use at the present time a number of services were recently relocated to an alternative site; the Council will continue to monitor the potential availability of this parcel. In March 2016 the Royal Mail started consultation with staff regarding the potential relocation of the Stretford Post Office sorting depot. Once there is more clarity on the future of the Probation Service office and Post Office sorting depot the Council will commence preparation of a Development Framework to set out its expectations as to what should be brought forward on the site. Figure 2.1: Lacy Street Potential Development Option

Source: Trafford Council (March 2015)

Former Boatyard, Edge Lane The former Boatyard site is subject to proposals for residential development. Revised planning application documents were received in February 2016 for a scheme of 28 dwellings (comprising of five one bedroom apartments and 23 two bedroom apartments). The focus on this site will be to work with Bridgewater Canal Company to identify how the site can be redeveloped in an appropriate way that deals with planning and highways concerns.


Royal Canal Works The Royal Canal Works site has outline planning consent for the development of 31 residential units (comprising 28 apartments and three town houses) and was marketed for sale in 2015. The Council is continuing to engage with the owner of the site who is currently considering options for its delivery.

Stretford Metrolink Stop The Public Realm and Movement Strategy prepared in 2015 recognised the need for the Metrolink stop to function as a more effective gateway. Proposed environmental improvement works include new wayfinding signage to key destinations such as the Town Centre and Longford Park, and ensuring the existing station buildings provide an attractive street frontage. Stretford Library Stretford Library is recognised as an important building locally and provides a range of services including, computer facilities, Wi-Fi and printing and scanning facilities. The Public Realm and Movement Strategy identified options to improve the connectivity of the library with the wider town centre, including the creation of a ‘town square’ across a remodelled Kingsway. This will involve closing the existing subway and introducing a new surface level pedestrian crossing that improves connectivity between the library and Stretford Mall. Mitford Street Clinic The former Mitford Street Clinic building has been converted to a 10 bed house of multiple occupation and two commercial units. Planning consent for the conversion works was granted on appeal in November 2015. The owners of the building are currently considering the potential options for redevelopment of the site for new apartments.


3. Stretford Town Centre Performance Within Stretford Mall and the immediately adjoining units, 157 retail/service units were recorded in March 2016. Of these, 30.9 percent were identified as being vacant. This is significantly higher than the Trafford average of 12.8 percent and the North West (16.1 percent) and national (11.3 percent) vacancy rates1. Table 3.1 Stretford Town Centre Vacancy Rate Vacancy Rate (%) Mar 15 Vacancy Rate (%) Mar 16 Stretford 33.3 30.9 Trafford Average 15.9 12.8 Source: Trafford Council, 2016

There are 36 retail/service units in Stretford Town Centre outside the Stretford Mall boundary. These are situated along Chester Road, Barton Road and along Edge Lane. Of these units, 28 percent (10 units) were recorded as being vacant in March 2016. There is a particular cluster of vacant units along Edge Lane, and one on Chester Road. Comparing the Town Centre vacancy rates across previous years shows that vacancy rates peaked in September 2014 at 43%. Since 2014 there has been a 13% reduction in the vacancy rates and Figure 3.1 below shows the trend in vacancy rates has continued to decline. Whist the vacancy rate remains significantly above the Trafford average there are a number of new occupiers that will be opening in the Mall during 2016/17 that will reduce the vacancy rate further including Aldi, Costa Coffee and JD Sports. Figure 3.1 Stretford Town Centre Vacancy Rate Trends 50.0 45.0

Vacancy Rate (%)

40.0 35.0 30.0 25.0 Vacancy Rate (%)

20.0

15.0 10.0 5.0

Mar-16

Jan-16

Nov-15

Sep-15

Jul-15

May-15

Mar-15

Jan-15

Nov-14

Sep-14

Jul-14

May-14

Mar-14

Jan-14

Nov-13

Sep-13

Jul-13

May-13

Mar-13

0.0

Source: Trafford Council, 2016

Within the Town Centre there is an increasing trend for previously vacant retail units being utilised for non-retail uses, including 12-18 King Street which has recently been converted into a dance studio (Topaz Dance), Stretford Mall units 109-116 which were taken over by Pure Gym in 2014, and unit 21B which is occupied by Flexi-Minder, a playgroup/crèche contributing to increased footfall throughout the day and the development of the evening economy.

1

Local Data Company data Average Vacancy rate, by English regions H2 2015 (change since H1 2015).


4. Continuing to Deliver the Future Stretford The Masterplan sets out the Council’s vision for the transformation of Stretford Town Centre. It outlines how this vision can be implemented through the attraction of private sector investment, formulation of planning policy, effective use of public sector land and assets, and public realm improvement works. The successful delivery of the Masterplan will be reliant on the delivery of identified projects and will need to capitalise on funding opportunities from a variety of sources. The majority of the development proposed in the Masterplan will be delivered by the private sector with the Council acting as an enabler, helping to create the right conditions for economic growth and ensuring that public interventions act as a catalyst for wider positive change. The following key actions have been identified for 2016/17 to progress the delivery of the Masterplan:        

Detailed design and start on site for phase one of the public realm and movement improvements. Attract new occupiers/uses to Stretford Mall and the Town Centre. Support the Friends of Stretford Public Hall group with their proposals. Secure new uses at the site along Edge Lane adjoining the Essoldo Cinema building. Prepare the Lacy Street Site Development Framework. Assist in the delivery of the Former Boatyard site. Assist in the delivery of the Royal Canal Works site. Identify the preferred use for the Mitford Street Clinic site and adjoining land.

The Council is committed to continuing to businesses in the Town Centre. Through collaborative working with partner organisations, access is made available to an extensive range of support services, initiatives and funding opportunities to deliver business support services. Support is also available via partner organisations to provide assistance in relation to staff recruitment and training. The Council’s town centre loan scheme will continue to be promoted alongside work to facilitate and follow up property enquiries. The successful delivery of these activities over the next year will help to progress the long term revitalisation of Stretford Town Centre and contribute to the achievement of the vision and objectives of the Masterplan.


Annex One: Streford Town Centre Action Plan, 2016/17 Key Actions Schedule Key Action

Detail

1)

Implementation of Phase One of the Stretford Public Realm and Movement improvements

2)

Future phases of the Stretford Public Realm and Movement Strategy

3)

Attracting new occupiers/uses to Stretford Mall and the town centre Stretford Public Hall.

To facilitate the delivery of improvements to Stretford Mall including the introduction of new occupiers/uses and provide targeted business support.

Securing new uses adjoining the Essoldo Cinema building. Lacy Street Car Park Development Site

4)

5)

6)

Detailed design of the first phase of improvements at the A56/Edge Lane junction to include:  New street level pedestrian crossings replacing three of the existing subways.  Retention of the A56 North subway.  Enhanced public realm.  Signature lighting columns and public art.  An additional right turn lane from A56 onto Edge Lane.  A new landscaped area adjacent to Stretford Public Hall. To progress proposals for future phases of the Stretford Public Realm and Movement Strategy including further funding bids to enable delivery.

Target Outcome Start on site of the first phase improvements.

Timescales

Resource Required

January 2017 (start on site)

Council staff and financial resources have been identified to support this delivery.

Delivery strategy for future phases.

March 2017

Reduce vacancy rate by 10% and vacant floorspace by 5%. Improvement of Stretford Public Hall.

Review at September 2016.

Potential funding for future phases of public realm and movement improvements has been identified via developer contributions. Bids will be prepared for additional funding. Private sector led – Apollo Global.

Securing new uses for the vacant Edge Lane office units.

20% reduction in vacancy rate at Edge Lane.

March 2017

To complete the Lacy Street Site Development Framework once the future of third party landowners is clarified.

Development Framework completed.

March 2017

To support the Friends of Stretford Public Hall with their proposals and identify how adjacent land released at the existing subway can best be utilised.

March 2017

Vacancies and new openings will be monitored quarterly. Friends of Stretford Public Hall fully established and progressing future opportunities and seeking further funding. Potential to utilise the Town Centre Loan Scheme to support either the landlord or tenants Council staff identified for the production of the Framework.


Key Action

Detail

7)

Former Boatyard Site

Assist in the delivery of the Former Boatyard Site planning application

8)

Strategy for the delivery of the Royal Canal Works Site

To identify how the site can be brought forward for a residential development linked to the delivery of other Town Centre sites.

9)

Mitford Street Clinic

Identify the preferred use for the Mitford Street Clinic site, including potential developable land that may be released adjacent to the site.

Target Outcome Planning application determined. Strategy for bringing the site forward for development. Preferred use identified.

Timescales

Resource Required

September 2016

Council resources identified.

March 2017

Will be progressed alongside the proposals for other sites in the vicinity. Dialogue with the owner will continue.

March 2017

Council resources identified.


Stretford Delivery Plan 2016-17 (FINAL)

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