Showing posts with label market towns. Show all posts
Showing posts with label market towns. Show all posts

Thursday, 3 December 2009

How supermarkets are snide

On Tuesday I posted a practical piece on the proposed new Tesco just outside Bingley. I thought however that something more thoughtful on the subject was needed – mostly to explain how we got to the stage we have with supermarkets and similar mass retailing.

Supermarkets are a child of the swag man – “pile it high and sell it cheap” was the motto of Manny Cohen, Tesco’s founder. And that’s just what he did – self-service, limited in-store service and sharp buying. The fundamentals remain the same – supermarkets succeed because people believe they are cheaper and, much of the time, in most places this is true. Nothing snide about that at all.

What is snide** is when supermarkets lay claim to sharper prices just on the basis of price comparison with other supermarkets. When did ASDA or Morrisons last compare their greengrocery prices to the prices on a market stall and brag about their cheapness in an advert? That’s because the market greengrocer is almost certainly cheaper. And in many cases the same goes for butchers on the market and much else besides. The price promise is a promise to be cheaper than other supermarkets – not discounters, not markets stalls, not van sales – just other big supermarkets.

So you’re warned about price now. What about the impact of supermarkets? The claim these big firms make is that they will create hundreds of jobs – and taken at one level this is true. A large supermarket will employ up to 400 people (rather fewer in “full time equivalents”) and most a quite well-regarded as employers. But what the supermarket doesn’t tell you is the known effects they have on small shops selling convenience goods, markets and, increasingly comparison retailers, pharmacies, newsagents and stationers.

The New Economics Foundation conducted a large study of food markets in London that included price comparisons for a basket of fresh produce between the market and the supermarket:

“The street market prices for fruit and vegetables are significantly cheaper than supermarket prices...”

Supermarkets spend a great deal on telling us about price and about their fresh produce. What they never tell you is that the cheap stuff isn’t the “fresh” stuff. Even farmers’ markets – widely perceived as expensive – were competitive in terms of prices for fresh produce compared to supermarkets.

Supermarkets also destroy towns and destroy jobs – here’s what I wrote in my MSc dissertation on the subject:

“The main findings of the early reviews (BDP Planning et al, 1992, DETR, 1998) showed that out-of-town and edge-of-town retail development did negatively impact on the vitality and viability of town centres: 1) development reduced the levels of town centre convenience shopping by at least 20%; 2) the loss of convenience trade affects the comparison trade within the town centre; 3) that, in most cases, the net employment impact of superstores was negative (DETR, 1998)” *

Yet the Government then and the Government now continue to promote supermarkets – taken in by the snide nature of their marketing, the misinformation and the manipulation of consumer opinion. Opposing supermarket developments isn’t about some sort of cuddly green agenda – it’s about stopping the wholesale destruction of other business through the exercise of effective monopoly power.

*References:
BDP Planning & Oxford Institute of Retail Management (1992), The effects of major out of town retail development: a literature review for the Department of the Environment, London, HMSO
Department for Environment, Transport and the Regions (DETR) (1998), The impact of large foodstores on market towns and district centres, London, The Stationery Office
**Snide is market trader slang for misleading, fake or deceptive
...

Tuesday, 1 December 2009

Want to keep Bingley as a market town? Object to Tesco's


Tesco have submitted a planning application for a 40,000 sq ft supermarket on the site of the former Bingley Auction Market (for those less familiar with the town this is where they hold car boot sales and clog up the town on a Sunday). This is the fourth such application for the site with all the previous applications being refused. The link above will take you to the planning web site and you might want to have a go at submitting a comment through to route (be prepared for a tough time!)

So what’s the problem? What should you say?

1. The Auction Market site is designated in the adopted plan as employment land and this designation was supported by the Strategy & Action Plan for Airedale – a retail development is a departure from the rUDP (replacement Unitary Development Plan) and contrary to Bradford Council’s agreed regeneration strategy and priority

2. This is an out-of-centre development (A location outside a town centre boundary but within defined development limits). It is likely that there will be an argument to position the development as “edge-of-centre” but guidance suggests that this applies only to locations with about 200m of the town centre

3. As an out of centre development the proposed supermarket is contrary to the provisions in Planning Policy Statement 6 (PPS6) Town Centres – the key considerations are a) need for the development (section 3.8-3.11 of PPS6); b) scale of the development (section 3.12); c) the sequential test (section 3.13 – 3.19)

4. A significant element of the PPS6 assessment is the impact of the development and the extent to which the development will compromise the economic life of the town. Tesco will argue that they are creating 350 jobs but all the substantive, independent research shows that supermarket developments destroy as many jobs as they create. A supermarket development will draw business away from the town centre – especially convenience shopping such as food, pharmacy and household goods. All of these goods are currently available within the town centre itself from small traders and from a supermarket (the Co-op)

5. The Airedale Masterplan identifies the auction market and adjacent Coolgardie sites as central to the delivery of a good quality, creative and technological employment park – delivery of these high skilled jobs would be compromised by a supermarket development on the site

6. The policy framework for retail and leisure on Bradford is found in section 7 of the replacement UDP – crucially this proposal is contrary to Policies CR2, CR3, CR5 and CR7

You may wish also to raise issues of highway safety, congestion, impact on Bingley Grammar School, flooding and drainage. But remember that, unlike the policy principles above these matters can be dealt with through the planning process and have (in the main) engineering solutions.

Who should you write to?

Local Councillors:

Bingley: David Heseltine, John Pennington, Robin Owens (John & Robin are both members of the Shipley Planning Panel with Robin being Chairman)
Bingley Rural: Simon Cooke, Margaret Eaton, Mike Ellis (Mike chairs the Regulatory & Appeals Committee)

You can also write to the planning service directly quoting the application number (Application No 09/04421/FUL) - contact details are here

My advice is to write directly to the planning service or to the Director of Regeneration at Jacobs Well, Bradford, BD1 5RW (planning.bradford@bradford.gov.uk) with a copy to your councillors requesting they make sure the objection or concern is lodged. The period for objections appears to have ended but I see no reason to stop sending in objections.