OF RETAILING AND OTHER ACTIVITIES IN SELLY OAK CENTRE
Over the next few
years, a number of major developments are set to transform the Selly Oak area. The most significant are:
Construction of the new UniversityHospital
Redevelopment of the existing SellyOakHospitalsite
Reclamation and development of the Battery site
for retail and business use
Construction of a new Relief Road
The potential impact
of these and other developments on the local centre in Selly Oak raises a number of issues
that need to be addressed through consultation with local people, businesses and groups. After many years of uncertainty, development and
investment is now much closer to commencing. Whilst
there will be challenges, there are also opportunities to bring about improvements in the
heart of Selly Oak itself.
Much has been said
and written about Selly Oak and its centre. In
particular, there is a formal Selly Oak Local Action Plan that was adopted in July 2001
and has become Supplementary Planning Guidance to the Birmingham Plan. This focuses on land use,
transport, design and planning aspects and sets out broad
proposals. There is also a Ward Development Plan produced in July 2003 by the Selly Oak
Ward Advisory Board. More recently,
consultants retained by the City Council, have produced a report on local centres across
Birmingham including a closer look at Selly Oak. This also makes some proposals for
improving the centre.
identify the problems and opportunities facing Selly Oak and provide an important context
for the future. The Ward Advisory Board has
established a Working Group to consider these documents and the issues they raise and
identify more detailed, specific actions that could be taken to capitalise on the changes
that will be happening over the next few years.
Selly Oak Ward
Committee has recently considered an initial report from a Ward Advisory Board Working
Group, which identified the need to develop a plan of action for the Selly Oak Local
Centre. The plan of action will reflect the
need for the Centre to strengthen its role for retail, business services and local
Terms of Reference
In order to progress with this important agenda,
it is now considered necessary to appoint a team of consultants to work specifically at
the local level and draw up a vision for the centre and a detailed strategy and action
plan. The consultant(s) will be required to:
- Consider the existing and future role of the Centre
- Develop a realistic shared vision to guide the future
development of the Centre in partnership with the community, retailers/businesses and
- Provide up to date information about retailing and other
non-residential activity in Selly Oak Centre at the present time and a health check of the
- Provide information on the known plans of retailers and
other businesses for the next 10 years.
- Report on the problems and aspirations that retailers,
owners of pubs, restaurants, etc, and public service providers identify.
- Identify opportunities to attract new investment and
identify any constraints on achieving these.
- Look at the impact of developments in the pipeline
Developments in Selly Oak, eg Sainsburys Triangle site, Sainsburys development on the Birmingham Battery
New developments in the wider area, eg QE Hospital, Griffin Close, SO Hospital
- Review good practice and research in similar locations
elsewhere in the country
- Recommend a strategy with specific proposals and policy
initiatives consistent with the established planning policy framework.
- Identify deliverable and achievable methods of
implementing proposals and sources of funding and develop projects plans to bring about
new investment and activity.
We will expect a multi-disciplinary team that
includes experience /expertise in local and national retail and commercial property
markets, surveys, visioning and land use planning. The
team will be expected to have a lead consultant who will co-ordinate this work. The 3
parts of the study will require the consultant(s) to undertake:
survey to identify existing land uses, problems and aspirations of retailers and other
stakeholders operating within Selly Oak Centre and a health check;
of market potential for the Centre currently
and in 5 10 years time when new developments will be in place
c) Development of a vision for the centre, and strategy and
Specifically, the consultant(s) will undertake:
PART A: SURVEY and HEALTH CHECK
the area of the Local Centre for the purpose of the study.
a census of shops and other non-residential activity in the 3 separate areas that define
Selly Oak (using Goad etc.) to obtain name, address (and where possible email) of property
owner, name address of tenant; approximate size of unit, activity undertaken, and rent
levels/property prices (where possible). Contact
main estate and letting agents to find out whether rent levels and property prices are
artificially high or low within the Centre.
a questionnaire and conduct interviews with a representative sample of the occupiers, ie
different trades and non-residential users within the Centre in order to identify their
problems/aspirations and ways in which public policy/actions may assist them.
a health check of the centre using PPG 6/PPS1 criteria e.g. diversity of uses, shopping
rents, pedestrian flows.
a sample of public and private sector property owners in the Centre in order to identify
their problems/aspirations and ways in which public policy/actions may assist them.
other key users of the Centre, eg: Guild of Students; University of Birmingham; Bournbrook
Medical Practice; NACRO; Adult Education Centre; Job Centre Plus; Probation Service;
Careers; BCC Local Services to identify their problems and aspirations and ways in which
policy actions may assist.
with Sainsburys and Hammersons, Birmingham University,
University Hospital Trust, ways in which they could engage in wider Local Centre
activities, such as future town centre management arrangements.
PART B: MARKET POTENTIAL
the views of Sainsburys and Hammersons and local and national agents and operators
about the market potential of Selly Oak Centre, including potential for multiples to
the impact of new developments on the centre. This will involve obtaining the views of
potential retail operators and existing operators about the impact of Selly Oak New Road,
environmental enhancements and the proposed Sainsburys and hospital developments and
other developments in the wider area, including the impact of the new jobs created. (N.B.
Retail impact assessments are available for proposed new Sainsburys development).
ways in which these developments can be capitalised on to maximise future role of Selly
potential for new retail, service, office and other uses including potential for multiple
and comparison goods.
out from potential retail operators what would be their space and other requirements if
they were to move into units within Selly Oak Centre.
the potential for niche markets within Selly Oak Centre.
addressing the above particular focus will need to be placed on the existing shopping
areas a) between the railway and Alton Road/Tesco Express, and b) around Oak Tree Lane
PART C: VISION/STRATEGY/ ACTION PLAN
with the project steering group (and any other stakeholders necessary) to develop a shared
vision in the light of information gathered in A and B above.
b) Set out a strategy that builds on the Local Action
plan, Ward Development Plan and recent consultants report and addresses issues such as
land uses/mix of uses, transport, management of the centre, investment. The strategy
should identify barriers and opportunities, refer to examples of good practice elsewhere,
set out short, medium and long term proposals and where appropriate set out options. The
strategy should include the following:
possible sites for development within Selly Oak Centre (refer to previous studies).
the likely impact of the developments that are in the pipeline, eg more people in the area
as a result of the new jobs created, impact of the new road and environmental
whether existing commercial property in Selly Oak is suited to future market requirements
and advise on what steps could be taken to address any inadequacies.
the role of A3 uses within Selly Oak Centre and future policy approaches to A3 uses.
how the need for community/social facilities, eg Library, local services office, Police
base, etc could be addressed.
on the needs for and management of short stay car parking in the area and how existing
sites could be most effectively utilised.
on the feasibility of establishing a permanent organisation of local traders/businesses
and a form of local town centre management. Discuss
with Business Link what activity already exists in the area and what could be offered to
support existing and new businesses within Selly Oak Centre.
a realistic action plan (with options where appropriate) that addresses the following;
and achievable methods of implementing proposals
of funding e.g. PFI
plans to bring about new investment and activity.
a coherent report that outlines a vision for Selly Oak Centre, a strategy and action plan
that is supported by recommendations that provide viable proposals and options that are
deliverable within realistic timescales and budgets that are likely to be available. The
report should be supported by appendices with survey results, background information etc.
MANAGEMENT AND REPORTING ARRANGEMENTS
consultants will report to a Project Steering Group (PSG) comprising city council
officers, representative(s) from the WABWG. The PSG will meet regularly throughout the
consultants will report at key stages to the Ward Advisory Board Working Group (WABWG).
consultants may also be asked to report their final report to the Ward Committee.
TIMESCALES AND MILESTONES
study is expected to take around four months. The consultants will need to agree a
programme with the PSG to involve the following key stages and allow for involvement of
brief, timescales and milestones
draft strategy and action plan for discussion
and present final strategy and action plan.
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