ST IVES HUNTINGDONSHIRE BASELINE REPORT OCTOBER 2021
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contents
Client Project name Project no. Document no. Document title Status Produced / chck’d by Date
Huntingdonshire District Council (HDC) Huntingdonshire Town Investment Plans B030058 UD-12 Baseline Report - St Ives Draft EF / RK, AC 04/10/21
This document is an A3 (double sided) landscape booklet. © Tetra Tech Limited. Registered in England number: 01959704. All drawings and photographs are by Tetra Tech Ltd unless stated otherwise.
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CONTENTS
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CONTEXTUAL ANALYSIS
SOCIO-ECONOMIC ASSESSMENT
purpose / 4
strategic context / 5
context / 6
INTRODUCTION
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scope / 4
political summary / 6 vision / 6 socio-economic summary / 7
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URBAN DESIGN ASSESSMENT
05 MARKET REVIEW
town centre context /10
Residential market summary / 22
land ownership / 11
Residential take up rates, demand & pipeline developments / 222
photo study / 12 heritage & character / 14 townscape / 16 public realm & landscape / 18
Retail market summary / 22 Office market summary / 23 Leisure market summary / 23
connectivity / 20
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introduction PURPOSE This document has been prepared by Tetra Tech, Steer Economic Development and Thomas Lister on behalf of Huntingdonshire District Council. It provides a summary of the baseline assessments which have been undertaken as the first stage in developing a masterplan and associated business case for St Ives Town Centre. This document will inform the assembly of a long-list of development intervention options to improve the town centre. This will be undertaken in the context of Huntingdonshire District Council’s target to double GVA over the next twenty years, with each area in the district required to contribute. The long list of potential interventions will be refined into a short-list, and subsequently a preferred delivery option for St Ives. The process of shortlisting will be informed by this Baseline Assessment, alongside stakeholder and public consultation, costing, visibility testing and economic benefit scoring. 4
The development interventions must be deliverable and supported by a robust business case, and must crucially contribute positively to the placemaking, useability, attractiveness and connectivity of St Ives. This Baseline Assessment provides a high level analysis of the character of the town, to inform the physical strengths and weaknesses of the place and to ensure that proposals are appropriate and in-keeping with the local character.
SCOPE This process of masterplanning and developing a business case for St Ives builds upon an extensive body of work which has already been undertaken for the town. Most recently this has included the Vision and Briefing Paper (GHD Advisory, 2021) which incorporates findings and recommendations from the earlier Prospectus for Growth. These two documents underpin a significant part of this Baseline Assessment, alongside further policy documents, a review of which is provided in Section 3.
The structure of this document includes a Context Analysis; Background and Policy Review; SocioEconomic Assessment; and Urban Design, Transport and Connectivity Assessments.
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contextual analysis STRATEGIC CONTEXT St Ives is one of the Market Towns of Huntingdonshire, alongside Huntingdon, St Neots and Ramsey. St Ives is located 5 miles east of Huntingdon and 12 miles north-west of Cambridge. The town centre is founded on the banks of the River Great Ouse which runs to Huntingdon in the west and Ely to the east and shaped how the town centre has developed.
STRATEGIC CONTEXT PLAN >> The town provides a unique offer for both residents and workers, combining a distinct and attractive environment with close proximity to Cambridge. Although there is a cluster of digital companies based in St Ives, the town is not yet fully integrated into the Cambridge tech economy. The town’s Prospectus for Growth identified an opportunity to develop as a hub for innovative businesses, providing a new innovation quarter in the town centre.
The Cambridge and Peterborough Independent Economic Review (CPIER) identified three broad economies within the Combined Authority Region: Greater Cambridge, Greater Peterborough and The Fens. St Ives contributes to and benefits from the Greater Cambridge economy, whilst being an attractive and vibrant town in its own right. Strong connectivity to Cambridge and the surrounding area is provided via the guided busway as well as strategic road connections.
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socio-economic assessment CONTEXT FOR SOCIOECONOMIC ANALYSIS St Ives is a traditional market town with strong connections to wider Cambridgeshire. The town’s high Street offers a range of independent shops as well as recognised high street brands and the area offers five key employment areas including Compass Point Business Park and Marley Road Industrial Area. Although a relatively affluent market town with little deprivation compared to parts of Ramsey and Huntingdon, the area has high levels of car dependency. It must also overcome challenges associated with balancing the heritage of the town centre with boosting and diversifying the economy.
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POLICY SUMMARY St Ives’ focus is on ensuring it is an integral and growing part of the Cambridge economy and an attractive place to live. The town’s Prospectus for Growth, highlights the importance of creating a hub for innovative businesses, creating strong east-west transport links and ensuring that its public realm is of the highest quality. It identifies that although the town is relatively affluent and has an attractive, historic centre, it is not yet fulfilling its potential. It highlights that the urban realm of the town centre requires improvements, and a shift away from being car orientated. It highlights projects that will enhance the liveability and productivity of St Ives, including an innovation quarter, and provision of accommodation for young professionals.
VISION Work commissioned by Huntingdonshire District Council produced the following vision for St Ives, in May 2021:
“AN INTEGRAL AND GROWING PART OF THE CAMBRIDGE ECONOMY, ST IVES IS A FORWARD-LOOKING TOWN RECOGNISED FOR ITS CHARACTER AND HERITAGE. AS AN ATTRACTIVE PLACE TO LIVE AND WORK, IT OFFERS A RELAXED LIFESTYLE, WITH UNIQUE ACTIVITIES AND A STRONG SENSE OF BELONGING.”
SOCIOECONOMIC SUMMARY
In the district as a whole, employment is concentrated in more traditional sectors. 31% if employment is in public admin, education and health, but there are high relative concentrations in agriculture and construction.
A fuller analysis of the Socioeconomic conditions in St Ives and Huntingdonshire is undertaken in a separate Huntingdonshire Socioeconomic Baseline Assessment Report. A summary of the key specific findings relating to St Ives is provided here.
PEOPLE/HUMAN CAPITAL
Compared to the rest of Huntingdonshire, St Ives has a higher proportion of employment in more high value sectors including Human health and social work activities and Professional, scientific and technical activities, indicating how it could be benefitting from its location and good connectivity with Cambridge
Huntingdonshire as a whole has a lower percentage of population qualified to NVQ4+ than Cambridgeshire and England. This indicates challenges in attracting skilled workers, providing opportunities for education in the geography and attracting and retaining high value employment opportunities.
According to the Index of Multiple Deprivation, there are small pockets of deprivation in the St Ives area, surrounded by some of the most affluent areas in the country. This highlights that the area is generally affluent, but there is inequality in the area.
Whilst the percentage of the working aged population in Huntingdonshire (aged 16-64) being economically active was above that of England and Cambridgeshire 2010-2020, it declined from 2018.
PLACE/INFRASTRUCTURE St Ives resident’s methods of travel to work are concentrated around personal modes of transport (car and bicycle). The lack of a train station limits use of rail. The use of bus was also below national averages when the latest travel to work data was published, but this was prior to the opening of the guided busway to Cambridge. Notably, use of bicycle is more than double the England average, highlighting potential to expand active travel use through provision of more dedicated routes.
Footfall in St Ives is strongly concentrated between 8am-5pm (Figure 2 1), although its evening economy is more developed than Huntingdon, relative to its size. St Ives is more reliant on attracting residents from other towns or visitors to spend in local retail outlets compared with Huntingdon and Ramsey . The evening economy was hit by COVID-19 and subsequent restrictions, but did bounce back to account for 20% of daily spend in 2020 Q3. There is, therefore, real potential to expand and enhance this ‘activity window’ further into the evening, with investment in attractive developments providing amenities for evening activities. Providing accommodation for young professionals in and around the town centre will also act to encourage evening economy activities
House prices are below the national average in St Ives East (£241k), highlighting opportunities to attract residents who are able to adopt more flexible patterns of work, capitalising on the attractive town and surrounding countryside. St Ives South (£341k) is the only area of the three towns with house prices above the national average (£330k).
Table 2 1: Travel to work by method (Indexed, England = 1.00) Source: Census, 2011
Figure 2 1: Footfall across the day in St Ives (June-August 2021) Source: Huntingdonshire District Council, August 2021
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03 BUSINESS
KNOWLEDGE AND IDEAS
Business growth in Huntingdonshire is sustained but below that of England, and diverged 2010-2020 (Figure 2 2). Furthermore, business survival rates at 3 years are 9 percentage points (pp) behind England. This improves to a 2pp deficit for 5-year survival rate, but highlights the challenges starting businesses in the District. Provision of specialist business support and incubator facilities would not only increase the survival rate of businesses, but also encourage more innovative businesses to locate in the town.
The knowledge economy is a provider and creator of high value employment and GVA. It relies heavily on businesses’, universities’ and peoples’ ability to commercialise and spin-out new ideas, approaches, and knowledge. A strong flow of ideas and innovation is critical to the performance of any competitive economy. As shown in Figure 2 3, in St Ives (defined here as postcode PE27), there are 48 high growth businesses, three VC funded businesses and two academic
Figure 2 2: Business Counts, 2010-2020 (indexed at 100) Source: NOMIS: UK Business Counts, 2020
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spinouts. Of the high growth businesses, 19% operate in Administrative and support service activities, 17% in Manufacturing and 15% in Wholesale and retail trade. As highlighted in the Local Plan to 2036, it will be important to encourage and support businesses in high value sectors such as Health (currently 2% of high growth businesses), Information and communication (6%) and Professional, scientific and technical activities (10%) to support long-term sustainable business growth and provide opportunities to attract high skilled workers to the town.
LOW SUSTAINABILITY
CARBON/ COVID-19
Low carbon and sustainable development is an increasing priority for government and people at all levels. As indicated in the Local Plan to 2036, environmental challenges and opportunities exist in Huntingdonshire, and it will be important to consider these in all future developments. Huntingdonshire emits almost double the carbon emission per capita national benchmark. The high use of cars for travel, is an attributable cause for emissions per capita to be substantially higher than other areas. According to the 2011 Census, 84% of households from the parliamentary constituency of Huntingdon owned a vehicle, well above the national average of 74%. This highlights the importance of encouraging public and active travel modes for work and leisure travel in the town.
Universal Credit claims rose rapidly March 2020-May 2020 and have remained high since throughout Huntingdonshire, highlighting that there are still significant challenges for people looking to return to work. Google mobility data enables trends in movement to be analysed post March 2020. Significantly, in September 2021, workplace movement trends in Huntingdonshire were still down 22.6%. This data points to an opportunity. With workers now been given more flexibility to work remotely, St Ives can capitalise on its natural assets and heritage to appeal to skilled workers looking to move away from urban centres such as Cambridge, whilst still providing excellent road links. 2.26 The Action Wheel Overleaf summarises the key strengths and areas requiring action which Huntingdon’s masterplan should capitalise on and address.
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urban design assessment CONTEXT St Ives Town Centre is attractive and vibrant and provides a successful mix of residential and commercial uses. It is an historic centre with a large number of listed buildings and the scheduled monument St Ives Bridge. The town centre can be loosley characterised into four parts, although it is noted that these are not defined areas and each blurs into the next through connections and architectural style. The Riverside, The Quay & Bridge Street form the first of these areas. The town was formed on the northeastern bank of the River Great Ouse. This area adjacent to the river forms for focus of St Ives’ evening economy, with restaurants’ outdoor seating looking out across the river. Views of the bridge in this location are spectacular and at The Quay are a small number of moorings. Due to the historic construction of buildings and private land up to the river bank there is a limited amount of public space by the riverside. 10
The area around Market Hill and The Pavement is a central area of the town centre with landmarks including St Ives Free Church , the Corn Exchange, the statue of Oliver Cromwell and the War Memorial. The former Cattle Market is now comprised of surface car parking, the bus station, library and the retail book-end of the town centre including a Waitrose supermarket. The cattle market octagon building is currently used for storage and the grade II listed gates and lodges to the former cattle market frame the bus station. Crown Street, Merrylands, The Broadway & The Waits make up the remainder of the town centre, providing a range of independent shops, commercial uses, public houses and occasional residential uses.
LOCAL CONTEXT >>
LAND OWNERSHIP Huntingdonshire District Council’s land ownership within St Ives Town Centre comprises primarily of the Cattle Market car park and bus station. They also own Holt Island nature reserve and an area of land adjacent to the western bank of the River Great Ouse which sits within flood zone 3.
LAND OWNERSHIP PLAN >> KEY
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PHOTO STUDY A photo study of the town centre has been undertaken to illustrate the character of the town and to identify high and low quality buildings and public spaces.
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PHOTOGRAPH LOCATION PLAN >> 12
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URBAN DESIGN ASSESSMENT
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04 HERITAGE & CHARACTER St Ives has a historical connection to the former Ramsey Abbey. The town was built on the banks of the River Great Ouse and was historically an important market, chartered in 1200, and trading town, with St Ives bridge generating toll income and the numerous public houses catering for the merchants. The former cattle market is currently occupied by the town’s bus station with the grade II listed gate posts remaining. The whole of the town centre falls within the St Ives Conservation Area, a thorough review of which is provided in Huntingdonshire District Council’s St Ives Conservation Area Character Assessment. The Norris Museum is located at The Broadway and provides a visitor attraction within the town centre telling the stories of the history of the town.
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HERITAGE & CHARACTER PLAN >> KEY
URBAN DESIGN ASSESSMENT
Cattle Market
All Saints Church
St Ives Bridge
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04 TOWNSCAPE The built environment of St Ives developed slowly from the Middle Ages. The town centre has a distinct medieval street network including Bridge Street and St Ives Bridge which connect to London Road on the southwest bank of the river. The Waits, The Broadway and Market Hill form an axis through the town centre, bookended by the All Saints Parish Church to the north-west and the Free Church to the south-east which form the subject of key views through the town centre. This area is characterised by narrow lanes with rear alleys and courtyards and pavements directly up against buildings. The architectural style is diverse, with varied rooflines and materials.
Although the townscape is generally attractive and well maintained, there are a small number of buildings which detract from the quality of the place and would benefit from facade enhancement. Parking, particularly at Market Hill is an issue which detracts from what could potential be an attractive central hub for the town. The townscape of St Ives is shaped by the River Great Ouse with attractive buildings and a modest area of public realm adjacent. There are limited moorings at The Quay which could be enhanced to generate further activity in this area.
TOWNSCAPE PLAN >> KEY
There are many attractive, historical buildings within the town centre. Some notable examples are illustrated overleaf. The gate posts to the former Cattle Market are of particular note.
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URBAN DESIGN ASSESSMENT
ST IVES TOWNSCAPE & CHARACTER
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04 PUBLIC REALM & LANDSCAPE Crown Street is pedestrianised between Bridge Street and Market Hill, ensuring that there is no flow of vehicular traffic through the main axis of the town centre. Bridge Street, The Quay, Crown Street and Merryland form a pedestrian zone with the exception of loading and local business access. Market Hill and The Pavement are not pedestrianised and are dominated by parking, detracting from the quality of the space. Road signage and wayfinding is cluttered in places and would benefit from a review. There are a number of lateral alleyways, passages and courtyards which from an important part of the public realm in the town centre. These spaces could be utilised as interesting spaces and the setting to boutique businesses.
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PUBLIC REALM & LANDSCAPE PLAN >> KEY
URBAN DESIGN ASSESSMENT
PUBLIC REALM &LANDSCAPE IN ST IVES
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04 CONNECTIVITY St Ives is well connected to the Cambridgeshire economy via road and via the guided busway. There are plans to develop the Cambridgeshire Autonomous Metro (CAM) which will link central Cambridge to Alconbury, via Northstowe, St Ives and Huntingdon. The guided busway is a pre-cursor to the CAM initiative. St Ives’ Prospectus for Growth identified the importance of improving connectivity through and from St Ives. This is in part focused on cycling, with a goal for St Ives to become the Cycle Capital of Cambridgeshire. Cycling is popular in the town with long standing bike shops and a cycle club formed in 1877. The National Cycle Network route 51 runs through the town centre, connecting to the offroad infrastructure along the guided busway route to Cambridge. There is an opportunity to increase cycling infrastructure around the town centre to further increase the number of people choosing to cycle.
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CONNECTIVITY >> KEY
URBAN DESIGN ASSESSMENT
PEDESTRIAN, CYCLE, PUBLIC TRANSPORT AND PARKING INFRASTRUCTURE
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Market Review RESIDENTIAL MARKET SUMMARY The key recently delivered residential schemes in St Ives comprises The Spires development which is being delivered by Barratt Homes and Needingworth Park which is being delivered by David Wilson Homes. The Spires comprises 26 two, three, four and five-bedroom houses which have achieved values between £170,996£579,995 equating to £294-£372 per sq ft. The Needingworth Park development is less comparable in terms of location, being situated in Needingworth which is 2.3 miles to the northeast of St Ives, however has asking prices in the order of £318 - 388 per sq ft.
In terms of new build availability, according to Rightmove/Zoopla the only new build properties available at present is a new build apartment at New Road which is situated towards central St Ives. The apartment comprises a two bedroom property finished to a good quality specification and is available at £235,000. There have been relatively few new build apartments delivered in St Ives in recent years, with the most recent evidence being Market Hill Apartments. The apartments are situated within central St Ives on Market Hill and a total of 8 one and two-bedroom apartments have been sold with achieved prices ranging from £180,000-£185,000 equating to values of £307-£332 per sq ft. Conversations with the acting agents confirmed that these apartments were very popular and were all under offer within 2 months.
RESIDENTIAL TAKE UP RATES, DEMAND AND PIPELINE DEVELOPMENTS Take-up rates across existing stock and new-build properties have been established through analysis of Land Registry data and planning policy documents. According to Land Registry data, a total of 1,742 new build residential dwellings were sold over the past 5 years within Huntingdonshire is, which equates to 348 dwelling per year on average. In terms of property type, a relatively high number of transactions related to detached and semidetached, whilst fewer flats, bungalows and terraced houses have recently been delivered and sold. A strong demand for new build properties within Huntingdonshire area has been identified by Huntingdonshire District Council. According to the
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Huntingdonshire Objectively Assessed Housing Need document, the total projected housing need for the period 2011 to 2036 is estimated at 20,100 dwellings, which equates to 804 new homes per annum to be delivered across Huntingdonshire. Based on recent delivery of housing, the report also notes a gap of circa 348 dwellings on average between delivery and the annual target of 804 dwellings. In terms of pipeline schemes, it is noted that Homes England proposed for 120 homes to be delivered on the Houghton Grange site which is located towards the western boundary of St Ives. The site would neighbour The Spires development, recently delivered by Barratt Homes to the east. A review of the local planning portal reveals relatively few new residential developments proposed in the locality, however a small developer, Lochailort St Ives Ltd, previously made a planning application to erect 49 dwellings on the former car showroom site on London Road during 2018. Additionally, local developer Abbey Group Number Six Limited submitted a planning application to demolish the existing
structures and erect 94 dwellings during February 2020 on a site off Low Road.
RETAIL MARKET SUMMARY The retail sector throughout the UK has generally struggled in recent years, particularly high streets which have suffered due to a change in consumer behaviour towards online shopping, accelerated by COVID-19. CoStar data for the wider Huntingdonshire area identifies market values recently falling below £200 per sq ft, whilst market yields have experienced a general increase since 2018 with evidence now suggesting achieved yields in the order of 6.9% and a predicted continued increase in yields for the retail sector which are forecasted to surpass 7.00% in 2022. There are relatively few new lettings evidenced for retail space in St Ives. The most recent evidence identifies a letting for 17 The Broadway during
October 2020, where an ITZA rent of £42.44 per sq ft was agreed. Currently availability along Crown Street identifies asking rents in the order of £31.00 per sq ft ITZA. Conversations with locally based commercial agents Eddisons supported this with retail rents in prime locations (towards the top of Bridge Street) tending to achieve values in the order of £35-£45 per sq ft ITZA, whilst more secondary retail areas of St Ives achieving circa £25 per sq ft ITZA. The only recent sales identified relate to 20-22 Crown Street (July 2019) and 138 Needingworth Road (December 2018), the latter of which was let to Tesco Express and was noted to achieve a net initial yield of 7.67%. There was no further recent evidence of retail properties sold as investments, however a review of the Knight Frank Yield Guide notes that good secondary high street retail locations are generally achieving yields in the order of 8.25% - 8.50%, whilst secondary/tertiary retail high streets are achieving yields of circa 10%. Considering the current retail market and change in consumer behaviour, it is anticipated that yields for retail space in this location would likely be in the order of 9.00%.
OFFICE MARKET SUMMARY The requirement for high-quality workspace, enhanced wellbeing credentials and unrivalled amenity is anticipated to become increasingly important in order to entice employees back to the office. A rise in demand
for more flexible office space is also predicted. Analysis of office properties has been undertaken through the review of a number of different property databases and conversations with locally based agents. It is recognised that the majority of the existing office accommodation in St Ives is located to the north of the town centre, in out-of-town business parks such as Compass Point Business Park and St Ives Business Park. There is currently a lack of office accommodation within the town centre, with the majority of the existing office accommodation within the town being provided in older buildings. Analysis of CoStar data identifies office rental values for existing office accommodation within St Ives town centre tends to achieve similar values to Huntingdon, with rental figures up to circa £14.00 per sq ft, whilst the highest rental figures achieved are that of the out-of-town office provision. There are a number of recent lettings evidenced for office space in St Ives. Evidence identifies a recent letting of 16 The Broadway which was agreed during January 2021 with an asking rent of £16.13 per sq ft. It is further noted that the second floor office of St Ives Town Hall was let in December 2020 with an asking rent of £13.00 per sq ft. Office space outside of the town centre achieve highest rental figures, with the majority of transactional evidence relating to offices at Compass Point Business Park and St Ives Business Park, with asking rents for recent lettings ranging between £12.71 per sq ft - £16.30 per sq ft.
Conversations with locally based commercial agents Eddisons note that headline rental figures for modern office space within St Ives, are similar to that in Huntingdon, in the order of £13.00 - £14.00 per sq ft, however noting the majority of office stock is located in out-of-town business centres, with some office space in converted buildings within the town centre, albeit with a diminishing supply as space is converted into residential uses. The only recent office property sale identified within the town centre relate to number 2 Pavement Street (May 2019), which achieved a price of £165,000, equating to £55.00 per sq ft. It was noted that Suite 3 at St Ives Business Park is currently available at £640,000 (£161 per sq ft). However, there was no recent evidence of office properties sold as investments, yet a review of the Knight Frank Yield Guide notes that good secondary office locations are generally achieving yields in the order of 6.50%. It is also noted that yields from transactions of commercial properties within St Ives on CoStar are in the order of 8.00 - 9.00%. Considering the current office market and change in employee behaviour, it is anticipated that yields for retail space in this location would likely be in the order of 8.00%.
ST IVES HUNTINGDONSHIRE
LEISURE MARKET SUMMARY Although the Huntingdonshire Local Plan 2019 identifies that hotels and leisure uses are encouraged and should look to be located within the town centres. Recently the leisure market has started to evolve with more night time economy activities at the forefront of the focus, with competitive socialising and pop-up street food schemes becoming increasingly popular.
St Ives only provides twice-monthly screening and has a relatively small capacity. The closest major cinema operator is a Cineworld Cinema which situated circa 4.5 miles to the west towards the north of Huntingdon. Towards the west of St Ives is the St. Ives Outdoor Complex and One Leisure St Ives Outdoor, which provides a range of leisure activities including an athletics arena, racket sport courts, swimming pool, fitness studio, gym, sports hall, meeting rooms, a café, tenpin bowling and a functional training ‘shed’.
St Ives comprises a number of small independent hotel and bed & breakfast operator, the majority of which tend to be situated towards the south of St Ives towards the River Great Ouse. Key small hotel operators include Dolphin Hotel Cambridge, which is situated adjacent to the River Great Ouse, The Golden Lion Hotel which is situated off Market Hill and Olivers Lodge Hotel which is located north of central St Ives. Hotel prices tend to range between £67-£103 per night. Other leisure offerings include the St Ives Lakes Fishery and Hunts Sailing Club, situated to the east of St Ives’ centre, and circa 9 different gyms, all of which are noted to be relatively small scale and locally operated with none of the national gym operators identified within St Ives. Screen St Ives comprises a community cinema and is situated within the town centre at the Corn Exchange, which is a facility which provides a range of flexible spaces for community uses. However, Screen 23