News: Source of pride for Rotherham as skills academy makes Magna move

After 20 years at landmark offices at Meadowhall, South Yorkshire’s Training Provider of the Year, The Source Skills Academy, is moving to Magna in Rotherham.

The academy, which has transformed the lives of over 10,000 people since launching at Meadowhall Way in 2003, will take up residence in September in a move its CEO Tricia Smith describes as "a merging of like-minded organisations upskilling the young people of South Yorkshire."

She commented: “Magna is a unique, immersive learning experience for children and is about to have an exciting revamp, thanks to Rotherham's successful bid for £20m from the Levelling Up Fund.

“It is an ideal place for us to be. As are we, Magna Trust is a not-for-profit charity; we have the same values and goals - helping young people to find their best futures.”

Last year the award-winning science centre at Templeborough drew over 110,000 visitors, including 30,000 Key Stage 1 and 2 schoolchildren aged four-11, for whom it provides hands-on STEM learning.

Added Tricia Smith: “Many of the skills children use in its workshops are perfectly-suited to the apprenticeships we specialise in.

“We want to help Magna expand and deliver activities and workshops for Key Stage 4 and 5 pupils and post-16s and be on hand to support those looking to apprenticeships.”

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Magna launched in 2000 after a £46m Millennium Project transformed what was the largest electric arc steel producing facility in Europe into a science centre to maintain the heritage of steel-making in Rotherham and Sheffield.

Kevin Tomlinson, CEO of Magna, said: “Supporting the development of young people lies at the very heart of our education offering.

“I am looking forward to welcoming The Source to their new home at Magna’s head office on Sheffield Road. There are clear synergies between the two organisations, in our common goal of helping to inspire and nurture the next generation.

“Collaboration can only enhance the services that these two major South Yorkshire- based charities bring to the area.”

Magna’s strong road and public transport links, soon to be enhanced by the building of a tram-train stop, also have strong appeal to the training academy, which has pledged to become more deeply embedded in local communities.

Another draw is the Work Wise charity’s Get Up To Speed interactive careers event for learners, teachers and parents, which is staged at Magna each year.

Cost considerations are another factor. During the pandemic, The Source swiftly embraced technology to provide training online and while face-to-face tutoring is again the norm, less operational space is required. Its lease with British Land, which owns the Meadowhall Way building, is due to expire in September.

Commented Tricia Smith: “Meadowhall had long been an ideal base for us but the world changed dramatically and as a charity with responsibility to its trustees, we have to be mindful of cost.”

The Source website

Images: The Source

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News: Meadowhall extension approved by council committee

A revised expansion scheme at Meadowhall has been approved by members of the planning and highways committee at Sheffield Council, despite a number of objections - including from Rotherham Council.

Occupiers at the development won't be able to open until 2029, which planners say provides breathing space to suffering centres nearby.

British Land has scaled back plans to expand the out-of-town shopping centre and the latest application includes space for indoor leisure, food & beverage sales and general retail including a supermarket.

Members discussed a range of issues including the assessment of the negative impact that the proposal would have on Sheffield city centre and Rotherham town centre.

Six members voted to agree with the planning officer's recommendation to approve the plans. Three voted against with one abstention.

Rotherham Council objected to the plans, as it has for previous iterations, saying that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre" and on the "planned investment in the Forge Island site and also existing investment across the remainder of the town centre."

The owners of The Moor in Sheffield, and the Fox Valley development in Stocksbridge, also objected, calling for more assessment of the impacts.

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The approval comes with a number of conditions, including no floorspace to be occupied before 1 November 2029, a restriction in the types of goods that can be sold and a "no poaching" condition. The proposals are designed to mitigate the impacts of the proposed Meadowhall development on Sheffield city centre and Rotherham town centre.

The board heard how it would be possible for owners British Land to introduce new sports facilities in the existing Meadowhall units, such as the empty Debenhams, before 2029 given the change in use classes made by central government with Class E covering a range of uses including both retail and gyms, indoor sports & recreation (not swimming pools or ice skating).

It was also explained that the no poaching rule only applies to Sheffield city centre and not Rotherham.

Cllr. Brian Holmshaw voted against the approval, telling fellow board members: "If Rotherham Council can stand up for its town centre then why can’t Sheffield stand up for its centre too?"

In voting for the recommendation, members however agreed that, on balance, whilst the centres of Sheffield and Rotherham were "fragile," the conditions and obligations, would mean that the proposed development would not have a "substantial adverse impact upon the vitality and viability of any City, Town or District Centre within the catchment areas or any existing, committed and planned public and private investment in those centres."

Meadowhall website

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News: Meadowhall expansion set for approval despite Rotherham objections

A revised expansion scheme at Meadowhall in Sheffield is being recommended for approval despite planners saying it would be a "particular risk" to the regeneration of Rotherham town centre which is described as "increasingly fragile and vulnerable."

British Land has scaled back plans to expand the out-of-town shopping centre and the latest application includes space for indoor leisure, food & beverage sales and general retail including a supermarket.

A number of proposed conditions would be attached to the approval, including no floorspace to be occupied before 1 November 2029, a restriction in the types of goods that can be sold and a "no poaching" condition. The proposals are designed to mitigate the impacts of the proposed Meadowhall development on Sheffield city centre and Rotherham town centre.

According to 2019 customer survey data, the majority of visitors to Meadowhall originated from within South Yorkshire (38% Sheffield; 25% Rotherham; 10% Barnsley; 5% Doncaster).

The applicant’s analysis indicates that quantitatively, in the worst-case scenario, in 2030 Rotherham’s trade in convenience goods (-0.3%), comparison goods (-0.4%) and food & beverage (-0.6%) would be lower than it would have otherwise been as a consequence of the proposed development.

Rothbiz reported last week that Rotherham Council is objecting to the Meadowhall expansion again based on it having a "significant adverse impact upon the vitality and viability of Rotherham town centre" and on the "planned investment in the Forge Island site and also existing investment across the remainder of the town centre."

A report to the planning board at Sheffield Council admits that the new leisure, food & beverage uses and larger cinema at Meadowhall "is a particular risk to the stated objective of addressing Rotherham Town Centre’s current issues with a lack of trade draw through diversification of the Town Centre to provide a better leisure and food & beverage offer."

Ground work began at Forge Island last month after Rotherham Council's cabinet rubber-stamped a financial deal to fund the up front costs for the transformational scheme. It includes a state-of-the-art cinema, a 69 room hotel, and six restaurants.

The proponents of the Meadowhall scheme have been keen to state how its scheme is different to Forge Island, arguing that the new Meadowhall proposal is designed to be "more aspirational in order to set it apart" and that progress has been made in Rotherham despite the previous larger Meadowhall scheme being granted planning permission.

The applicants argue: "Rotherham town centre is focused on the lower end of the market, which has a limited overlap with the proposals at Meadowhall … Fundamentally, the retail and leisure offer in Rotherham is not comparable to the current proposals at Meadowhall. Any impact on the vitality and viability of Rotherham town centre (particularly given the investment that is coming forward) will not be significantly adverse.

"Key planned investment in Rotherham at Forge Island is well advanced and is coming forward in the full knowledge of the proposals at Meadowhall. This includes securing the key anchor cinema use. This demonstrates the limited impact of the proposals on Meadowhall and the different role and function the two locations serve. The ongoing investment at Forge Island, or elsewhere in Rotherham, will not be significantly impacted upon."

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The planner's report adds: "It is accepted that the trade impacts on Rotherham Town Centre are likely to be relatively low, given the limited extent to which the Town Centre can compete for visitors on a like for like basis with the proposed expanded leisure, food & beverage and retail offer at Meadowhall. However, it is also important to consider the qualitative issues, as the proposal will undoubtedly make Meadowhall an even more attractive destination for comparison goods shopping, food and drink, cinema and other leisure uses in a location which is in close proximity to (and highly connected to) Rotherham Town Centre. Furthermore, there are clear signs that Rotherham Town Centre is increasingly fragile and vulnerable due to significant competition from out-of-centre provision, limited retail and leisure offer, high and rising vacancy levels and declining footfall.

"It is acknowledged that the fact that Rotherham lacks a comparable retail and leisure offer to Meadowhall, to a degree, serves to limit the direct impact of the Meadowhall proposals. It is also considered unlikely that the proposal will result in the loss of the important investment opportunity at Forge Island - which will have the potential to claw-back some of the food and drink / cinema trade "lost" to Meadowhall. Due to this and other investments (including from Towns Fund funding) it also appears to be a realistic possibility that the Town Centre will see improvements to its own leisure-based offer and overall health before the proposed Meadowhall extension would come forward in 2029.

"Overall, based upon the different nature of the appeal of Rotherham Town Centre as opposed to the proposed expanded and improved Meadowhall offer, together with the evidence contained in the quantitative and qualitative impact assessments which have been submitted, and also giving consideration to the reduced potential maximum quantum of leisure and food & beverage floorspace comprised within the current application vs. the previous (lapsed consent), it is considered that the proposed development is unlikely to have a significant adverse impact on the vitality and viability of Rotherham Town Centre."

Despite an objection from the owners of The Moor in Sheffield, planners add that short-term impacts of the development when it opens after November 2029 can be withstood by Sheffield City Centre. They acknowledge that the current proposals have been substantially reduced from those which were approved in 2018, but have now expired, and conclude that the mitigation proposed should be effective in substantially reducing the impacts of the proposed development.

The report concludes: "Subject to the impact mitigation proposed by the applicant being secured through appropriately worded planning conditions and obligations, it is accepted that there is no reasonable basis to conclude that the proposed development would have a substantial adverse impact upon the vitality and viability of any City, Town or District Centre within the catchment areas or any existing, committed and planned public and private investment in those centres."

Meadowhall website
Forge Island website

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News: Rotherham Council continues to object to Meadowhall expansion

Despite a revised scheme at Meadowhall in Sheffield being scaled back, Rotherham Council has objected to the proposal again.

Rothbiz reported in August that updated plans from British Land showed a reduced retail, food and beverage, cinema and leisure floorspace.

Rotherham Council has objected to various proposals for the out-of-centre site since 2016 based on the negatve impact on the vitality and viability of Rotherham town centre and the proposed leisure-led regeneration scheme at Forge Island.

The initial plans for a multi-level extension housed under a glazed roof on land currently used for car parking were approved in 2018. It was approved by Sheffield Council despite an objection from Rotherham Council and an acknowledgement that it would "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

The original leisure hall application has now expired and 2020 plans have been scaled back. The reduction in retail and leisure floorspace now has an overall proposed cap on such land uses down by 173,708 sq ft to that previously proposed, which was 278,785 sq ft.

The latest estimates are that the new revised scheme will negatively impact Rotherham town centre but to a lesser extent than the 2016 and 2020 proposals. The impact of the proposals on the turnover of Rotherham town centre is calculated at -0.2% in 2025. 2020 proposals had the figure at -0.8%.

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The proponents of the Meadowhall scheme have also been keen to state how its scheme is different to Forge Island in Rotherham, arguing that the new Meadowhall proposal is designed to be "more aspirational in order to set it apart" and that progress has been made in Rotherham despite the previous larger Meadowhall scheme being granted planning permission.

However, planners at Rotherham Council remain unconvinced, and following advice from planning consultants, state that the Meadowhall proposal "raises significant concerns" in relation to Forge Island.

Responding to the updated plans and lodging an official objection, Lisa Brooks, development manager - strategic applications, at Rotherham Council, said: "Whilst it is acknowledged that work has commenced on the Forge Island scheme, it is considered that the proposed Meadowhall expansion will draw in more of the local spend available within the region. It would directly compete with the local and regional leisure market thereby spreading a limited amount of available spending across a wider footprint/number of operators. The result of this will be to weaken the long term prospects for Rotherham town centre to build on the Forge Island investment and the public investment into the creation of a new leisure and cultural quarter.

"Retail in Rotherham town centre has been decimated by the proximity of large out-of-town shopping centres. The response from planning consultants acknowledges the negative impact that Meadowhall has had on Rotherham and the resulting need for the Council to consolidate the town centre and diversify its offer. The proposed Meadowhall expansion (into a greater share of the leisure market) has the very real potential to double down on the negative impact Meadowhall has had on Rotherham and would undermine the strategy to regenerate the town centre and the investments being made."

Ground work began at Forge Island last month after Rotherham Council's cabinet rubber-stamped a financial deal to fund the up front costs for the transformational scheme. It includes a state-of-the-art cinema, a 69 room hotel, and six restaurants.

Meadowhall website
Forge Island website

Images: British Land

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News: Meadowhall expansion plans scaled back again

A revised scheme at Meadowhall in Sheffield has been scaled back again, but it will still negatively impact on Rotherham, according to updated plans.

Rothbiz reported in 2020 that stalled plans for a new £300m, 330,000 sq ft Leisure Hall development at Meadowhall had been scaled back and that planners at Rotherham Council raised concerns over the negative impact of the proposals on a "fragile" Rotherham town centre and the proposed leisure-led regeneration scheme at Forge Island.

The updated plans from British Land show a reduced retail, food and beverage, cinema and leisure floorspace. The reduction in retail and leisure floorspace now has an overall proposed cap on such land uses down by 173,708 sq ft to that previously proposed, which was 278,785 sq ft.

One addition to the plans is that of a new 21,500 sq ft foodstore and they also exclude a change of use for a distribution unit where a seperate application has been submitted to enable the expansion of a trampoline park.

Discussions have continued with planners at Sheffield Council and applicants have included a number of studies on the impact of the latest proposals. They say that "under all scenarios / sensitivity testing the solus impact of the proposals on the vitality and viability of the City Centre [Sheffield] will be lower than that previously identified. The levels of impact remain limited and cannot be viewed as significant adverse."

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The original leisure hall application has now expired. It was approved by Sheffield Council in 2018 despite an objection from Rotherham Council and an acknowledgement that it would "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

The latest estimates are that the new revised scheme will negatively impact Rotherham town centre but to a lesser extant than the 2017 and 2020 proposals. The impact of the proposals on the turnover of Rotherham town centre is calculated at -0.2% in 2025. 2020 proposals had the figure at -0.8%.

Rotherham Council previously asked for further assessment as part of the Impact Tests to assess the impact of the Meadowhall development upon the vitality and viability of Rotherham town centre, the planned investment in the Forge Island site and existing investment across the remainder of the town centre in terms of the proposed retail and leisure uses.

Forge Island is a Council-owned site which sits between the River Don and South Yorkshire Navigation Canal. Led by Muse Developments, it will host a new leisure scheme with an 8-screen boutique style cinema, modern hotel, food and beverage (F&B) outlets and car parking. It is set to be completed in 2024.

The proponents of the Meadowhall scheme have been keen to state how its scheme is different to Forge Island, arguing that the new Meadowhall proposal is designed to be "more aspirational in order to set it apart" and that progress has been made in Rotherham despite the previous larger Meadowhall scheme being granted planning permission.

Forge Island already has the Arc Cinema and Travelodge signed up as anchor tenants with two restaurants closing in on pre-let agreements.

Planning consultants for Meadowhall have said that the current retail and leisure offer is not comparable to the current proposals at Meadowhall and that "town centre investment is coming forward and is well advanced in Rotherham (eg. Forge Island). This illustrates continued investor confidence."

Consultants say that food and drink market interest is determined largely on the secured cinema and add that: "the existing limited F&B offer in Rotherham town centre (particularly family-orientated facilities) also suggests there is notable demand for F&B uses subject to appropriate premises being provided that are supported by key anchor uses - such as that coming forward at Forge Island.

"There will be continued demand for F&B uses in Rotherham town centre, particularly alongside the anchor cinema use.

"There is nothing to suggest that the proposals at Meadowhall will have a significant adverse impact on planned investment in Rotherham town centre. This includes Forge island given the stage reached and the nature of the scheme."

Rotherham Council was preparing to object to the 2020 plans and as statutory consultees, are again being asked for their opinion on the revised plans for Meadowhall.

Meadowhall website
Forge Island website

Images: British Land

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News: The fragile state of Rotherham town centre

The impact of the Covid pandemic has contributed to the levels of vacancies in Rotherham town centre rising above 30% - its highest rate in two decades.

With lockdowns and restrictions starting in March 2020, the plight of the High Street has been well documented. A number of national retailers with large, traditional bricks and mortar locations, have gone bust, snapped up by online retailers. Other chains have reduced the number of stores.

For Rotherham town centre, this trend of big names leaving has been occuring for a number of years and the largest stores closing during the pandemic have been at out of town retail parks such as Outfit (Topshop, Burton's etc.) at Parkgate Shopping.

Notable names leaving Rotherham town centre during lockdown include H Samuel and Timpsons but it does have a larger percentage of essential retail stores, such as Tesco, Home Bargains and B&M that have remained open throughout much of the last year, along with Rotherham markets and a number of independent outlets.

Rotherham was highlighted by experts as being resilient and had the shift to this type of retail not already happened, when the traditional names began moving to Meadowhall and Parkgate, the situation for Rotherham town centre could have been even worse.

The make up of traders in the town centre is split 41% independent and 28% as "multiples" with the rest vacant.

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Rotherham Council figures show that vacancy rates in Rotherham before the pandemic were around 25% for September 2019. It had been hovering between 20% and 27% for four years although changes to the way figures were collected were made in 2018.

The vacancy rate for September 2020 in Rotherham town centre was 31%.

According to the Local Data Company, in the fourth quarter of 2020, the overall GB vacancy rate increased to 13.7%.

The footfall figures, obtained by a Freedom of Information (FOI) request, show a stark drop in the number of people using the town centre. Before Covid restrictions, footfall for Effingham Street was counted at 227,157 in March 2020. For April 2020 this was more than halved to 109,317.

Footfall has risen but the 202,316 figure for September 2020 is much less than the 295,093 recorded in the same month in the previous year.

Yearly footfall figures for Rotherham town centre have been declining since 2012. From just over 26 million in that year, reducing by a massive 10 million to 16 million in 2019, even before the pandemic.

Rotherham Council's response to vacancy rates in the short term is to knock down buildings like the former Primark and create open green space. As part of the Town Centre Masterplan, the approach is to shrink the amount of retail footprint.

Longer term, the masterplan made clear that retail is not the answer as the focus shifts to other town centre uses such as leisure and housing.

At Forge Island, a £40m leisure-led development including a cinema and hotel, public sector investment has been used in order to acquire the land, establish a development partnership with Muse and deliver flood defence infrastructure.

Much of the data is being used to show why a propsed new leisure development at Meadowhall would adversly affect Rotherham town centre.

Ryan Shepherd, senior planning officer at Rotherham Council has written again to Sheffield Council to clarify his authority's stance as it prepares to object to plans for a revised scheme at Meadowhall.

Shepherd said: "Some vacancy is important for town centres, to provide flexibility for business. However, levels in Rotherham town centre are well above that which would provide for an adequate level of churn.

"The impact of the Covid-19 pandemic has undoubtedly contributed to the significant increase in vacancy rates during 2020; however from 2013 onwards the vacancy rate has consistently remained at over 20%, with the overall trend observed being an upward increase in vacancy.

"Monitoring data shows that the town centre remains fragile. It is recognised that significant public sector investment is taking place to drive improvements in the town centre; particularly focused on increasing the levels of town centre living, improving the environment and public realm and delivering new development on Forge island.

"However, such interventions remain susceptible to market changes and their positive impacts will only be fully realised in the medium to long term given the lead in time for developments."

Images: Allsops / RMBC

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News: Rotherham Council preparing objection to latest Meadowhall plans

Rotherham Council is unhappy with plans for a revised scheme at nearby Meadowhall in Sheffield.

The authority's planners are concerned over the negative impact of the proposals on a "fragile" Rotherham town centre and the proposed leisure-led regeneration scheme at Forge Island.

Rothbiz reported last year that stalled plans for a new £300m, 330,000 sq ft Leisure Hall development at Meadowhall had been scaled back.

A phased approach was instead outlined with a number of elements including a £150m leisure hall development on the existing car park to include quality leisure space and a new aspirational food and drink offer. "Big Box" retail is outlined for land near to the Next Home store, and plans are for the warehouses and land between Meadowhall and Vulcan Road to be converted to create temporary indoor and outdoor leisure space.

The initial plans for a larger multi-level extension housed under a glazed roof on land currently used for car parking were approved in 2018 despite an objection from Rotherham Council, that stated that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre."

In responding to the latest plans, Rotherham Council said: "The impact test has significantly downplayed the level of public sector investment in the Rotherham town centre and the Forge Island Scheme, together with the continued fragility of town centre, particularly in light of the Covid pandemic.

"Rotherham MBC consider that further assessment should be carried out as part of the Impact Tests to assess the impact of the development upon the vitality and viability of Rotherham Town Centre, the planned investment in the Forge Island site and existing investment across the remainder of the town centre in terms of the proposed retail and leisure uses.

"If this assessment is not carried out RMBC wish to formally object on the grounds that insufficient information exists to fully assess the impact of development on Rotherham town centre and Forge Island site."

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Consultants on the Meadowhall plans, Quod, stated: "In the case of Rotherham, a proposal to deliver a new cinema, hotel and F&B [food & beverage] units at the Forge Island have progressed through a planning application (granted in June 2020) which has come forward in the full knowledge of TLH [The £300m Leisure Hall]. There is no suggestion that the revised proposals at Meadowhall would undermine the delivery of Forge Island, given that the proposals are similar (and no more) than that previously promoted in TLH.

"A cinema operator has been secured and the F&B market interest in the scheme is determined by the other uses, i.e., a cinema and a hotel. Consequently, there is no evidence to suggest that the scheme will undermine investor confidence in Forge Island – as has previously been accepted by SCC [Sheffield Council]."

The plans add that "the impact on wider leisure uses within Rotherham town centre will be limited. The town centre currently has no cinema or other family leisure uses. Such provision is located out-of-centre which are afforded no planning policy protection. The evening economy of the town centre is focused on pubs and clubs, which fundamentally differs to that being proposed at [Meadowhall]."

Plans argue that the new Meadowhall proposal is designed to be "more aspirational in order to set it apart" and could result in "national brands that are keen to get market share but are not always seen to have a place in the more aspirational tenant line-ups" looking elsewhere in the region. "Examples of such operators include Nandos, Pizza Express, Café Rouge and TGI Fridays."

Consultants add: "The existing limited F&B offer in Rotherham town centre (particularly in relation to family-themed restaurants) provides further comfort that there will be demand for such uses as part of the scheme coming forward at Forge Island" and conclude that "there is nothing to demonstrate that the revised proposals at TMM [The Meadowhall Masterplan] is unlikely to undermine planned investment in Rotherham town centre."

Regarding impact, Quod say that the "impact on Rotherham is limited, reflecting the limited overlap between Meadowhall and Rotherham, as has previously been acknowledged and recognised when SCC permitted the extant TLH scheme." When approving the £300m proposals in 2017, planners at Sheffield Council agreed that it will "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

The latest estimates are that the new scheme will negatively impact Rotherham town centre but to a lesser extant than the initial proposals. The impact of the proposals on the turnover of Rotherham town centre is calculated at -0.8% in 2025.

The applicants conclude: "The low levels of impact identified under all scenarios will not undermine the long-term vitality and viability of Rotherham town centre, which will continue to provide an important role in meeting some of the needs of the local catchment population, including a convenience retail sector."

Images: British Land / Google Maps

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News: Meadowhall scales back Leisure Hall proposals

Stalled plans for a new £300m, 330,000 sq ft Leisure Hall development at Meadowhall have been scaled back.

The initial plans for a multi-level extension housed under a glazed roof on land currently used for car parking were approved in 2018 despite an objection from Rotherham Council, that stated that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre."

Plans showed leisure space to provide a range of other uses to meet the needs of a wide family group, including a new cinema (the existing Vue Cinema would close, and be changed to an alternative leisure use) plus space for food and drink outlets. Some retail space was proposed as a transition between the new and existing sections of the centre.

Now a phased approach is being outlined which includes a number of elements:

- Revised Leisure Hall - £150m development on existing car park to include quality leisure space and include a new aspirational food and drink offer. Smaller than the original hall, it would also see the existing Vue cinema retained, to be expanded and modernised;
- "Big Box" retail on land near to the Next Home store;
- Interim Leisure Park - warehouses and land between Meadowhall and Vulcan Road to be converted to create temporary indoor and outdoor leisure space

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A spokesperson for British Land, said: "In 2018, British Land secured planning approval for a new Leisure Hall, to further diversify Meadowhall's offer beyond pure retail. Since that time, the leisure and retail sectors have undergone an unprecedented evolution.

"As British Land continues to look ahead, we have reappraised and revised our original Leisure Hall scheme, and we now intend to submit a new outline planning application this summer to change how we deliver our consented masterplan.

"Getting the right mix of leisure remains a key focus of our plans to ensure that Meadowhall continues to compete with other leading shopping centres into the future and continues to attract visitors from outside the region.

"In contrast to our original plans, however, the new application is designed to facilitate a phased approach to delivery, allowing individual elements of our planned new leisure, retail and food and beverage offer to be refined and adapted to suit market demands as the project progresses.

On the original proposals, Rotherham planners were also concerned for its own proposed leisure development at Forge Island which is set to be anchored by a cinema and hotel alongside food and beverage units. British Land argued that investor confidence in the Forge Island plans is not likely to be undermined by the new leisure hall given that a cinema already exists at Meadowhall and a hotel is proposed for Rotherham, and that the food offer would be different.

Recommended reading: How Online Entertainment Can Complement Local Options

Planners at Sheffield Council were in agreement with British Land and also agreed that the proposal will "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

British Land's updated plans for the River Don District (RDD) are yet to be discussed by the planning board at Sheffield Council. Rotherham Council was planning to raise an objection her too with concerns over the impact on the proposed Forge Island scheme.

Meadowhall website

Images: British Land

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News: Tata Steel deal keeps staff in the region

Tata Steel is to relocate one of its support operations from offices in Rotherham to new premises in Sheffield this summer.

The steelmaker is vacating the research and development site of the Swinden Technology Centre (STC) in Rotherham. Tata considers that it is no longer a suitable home for the R&D arm and announced in 2014 that it is relocating research to Warwick University.

Rothbiz reported last month that the 6.7-acre site on Moorgate has been put up for sale. A full planning application was submitted last year and includes 101 new properties, including 27 high-end apartments incorporating the conversion of the existing buildings.

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Now a commercial property deal has been secured that sees Tata Steel acquire a 12,000 sq ft unit at ARBA Group's recently refurbished Meadowhall Business Park to accommodate approximately 60 staff from its core business support and specialist environmental testing functions. Fit out works has now started.

Richard Burns, director at ARBA Group, said: "The success of our development at Meadowhall Business Park confirms that high quality accommodation, which can be flexibly used, attracts tenants.

"Not only that, but the location has been key. We are on a prime site close to the M1 with an immediate useful surrounding environment for businesses. We have city centre amenities in an out of town location with retail and leisure attractions close by."

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Having decided to sell, in 2017 the Indian-owned steelmaker concluded a deal with international industrials and metals group, Liberty House, to acquire Tata's Speciality Steels business for a total consideration of £100m which included the key operations and Aldwarke in Rotherham.

British Steel, a long steel products business founded in 2016 with assets acquired from Tata Steel Europe, also had R&D operations at Swinden Technology Centre. Last year, the company secured a 15,063 sq ft unit on the Advanced Manufacturing Park (AMP) in Rotherham.

Tata Steel website

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News: Council concerns over Don Valley development

Rotherham Council is planning to raise an objection with redevelopment plans for an area near Meadowhall in Sheffield with concerns over the impact on the proposed Forge Island scheme in Rotherham town centre.

British Land has updated its plans for the River Don District (RDD) on three underused adjoining plots of land in Sheffield's Lower Don Valley, to the south of Meadowhall.

The 17.07 ha site was previously identified for an office-led, mixed-use scheme, but following the success of the Advanced Manufacturing Park (AMP) in Rotherham and the Sheffield Business Park in Sheffield, new elements linked to the Advanced Manufacturing Innovation District (AMID) are being put forward.

The AMID vision is based on a 2,000-acre centre of excellence for innovation-led research and industrial collaboration, where industry and academia are co-located in a new form of business park.

The new RDD application includes manufacturing and research units for major occupiers and premises for growing and new start-up companies.

In addition, the application includes hotel floorspace as well as supporting retail, food and beverage, and leisure uses. It is these elements that are causing concerns for Rotherham Council, who have secured the land and have a preferred development partner for a leisure-led regeneration scheme on Forge Island.

A response from Rotherham Council to the planning application for the River Don District, reads: "Further assessment should be carried out as part of the Sequential and Impact Tests to discount and assess the impact of the development on Forge Island in terms of the proposed retail and leisure uses.

"If this assessment is not carried out RMBC wish to formally object on the grounds that insufficient information exists to fully assess the impact of development on Forge Island."

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Sequential tests ensure that development is located in the most sustainable location first (usually in town centres), before other, less sustainable locations are chosen.

The planning documents state that during pre-application discussions it was suggested that Forge Island, Rotherham should be assessed as a sequential alternative but it was not.

Quad Consultants are working on the scheme and said: "It is important to note that this site [Forge Island] is located outside the agreed catchment for the retail element of scheme, and at the very edge (largely outside) of the catchment for the proposed leisure uses.

"In this context, we do not believe that it is appropriate to consider this site as a sequential alternative location to accommodate the proposed development. Locating the proposal at the Forge Island site would serve an entirely different catchment to that intended to be served by the application proposal."

The planning consultants have questioned the need to apply the sequential test. They expect that any retail and food and beverage uses in the scheme would be locally focused, and service the future employees on the site, which could be up to 4,800.

On impact, the plans add: "In terms of any impact on future investment in Rotherham, again this will not be significant adverse. Rotherham, is located well beyond the agreed catchment for the retail element of the proposal and at the periphery (and just beyond) the wider catchment agreed for the leisure element.

"Consequently, the delivery of localised facilities to meet the needs of employees on the site, as well as to serve the immediate catchment, there will be no impact on Rotherham."

Rotherham Council objected to plans for a 330,000 sq ft Leisure Hall development at Meadowhall, stating that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre." Sheffield City Council's planning board approved the plans last year.

River Don District website

Images: British Land

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News: Another Sheffield-Rotherham link road planned

A second direct road link between Rotherham and Sheffield is being developed to boost the city region economy and enable users to avoid the heavily congested junctions on the M1.

The £20m+, alternative, all transport route known as the Tinsley Link opened in 2016 following delays. It bypasses the congested M1 junction 34 South by providing a new section of highway beneath the Tinsley Viaduct.

It is the northern route of a £30m Sheffield to Rotherham Bus Rapid Transit (BRT) scheme but a southern route between the town and city via Waverley has previously been denied Government funding.

Now a second link through the Don Valley is set to play a key role in supporting the emerging Advanced Manufacturing Innovation District (AMID) and the vision for a Global Innovation Corridor that stretches across the region, linking people to key sites including Sheffield city centre, Doncaster Sheffield Airport, the Advanced Manufacturing Park in Rotherham and Barnsley's Digital Campus.

A new transport strategy published by Sheffield City Council includes the specific action to provide a new road link between Sheffield and Rotherham avoiding motorway junctions.

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The strategy explains: "Connections with our neighbouring towns, particularly Rotherham, must continue to be strengthened, in support of local and city region economies. We must deliver a transport system for Sheffield with the connectivity and accessibility needed to support and enable our growing and thriving economy.

"Almost all movements between Sheffield and Rotherham must pass through motorway junctions. These junctions suffer significant congestion at peak hours, and there is little scope for increased capacity at these junctions given physical constraints. Additionally, the number of freight movements through the motorway and its junctions is exacerbated by constraints on the local highway network, notably low railway bridges, which also hinder accessibility and permeability within the Advanced Manufacturing Innovation District, raising a serious challenge for the city.

"The operators of the motorway, Highways England (HE), now routinely object to and hold up planning applications, due to adverse impacts on the national Strategic Road Network. This capacity constraint will need to be eased if the growth of the city is to be achieved. Collaboration will be required between Sheffield and Rotherham councils, and HE, to ensure the solution addresses both Highways England's concerns and the city's need to support growth in a sustainable and equitable manner.

"The X1 Sheffield to Rotherham to Maltby SteelLink bus service, started in September 2016 and the Sheffield to Rotherham tram-train service due to commence later in 2018, should help improve public transport connectivity, but this is not expected to be sufficient to address the issue in itself."

The Innovation Corridor project is a key part part of the Government's Large Local Major Projects programme and the city region is bidding for around £100m from the Government's Transforming Cities Fund. Rotherham's capital strategy includes a £45m plan to widen the Parkway to three lanes between the M1 and Catcliffe.

No details of the proposed route of the new link road have been released but it would likely pass through the Lower Don Valley. Recent planning documents for creating the River Don District on remaining sites alongside Meadowhall show that a parcel of land has been "left available for the possible future development of a new link road to the AMRC in this part of the Lower Don Valley, should that scheme be brought forward."

The strategy comes at the same time as the Government urges the area to address air pollution. Sheffield and Rotherham Councils are preparing final plans on what measures can be introduced so that air quality limits are achieved within the shortest possible time. The plans are due by December 2018.

In the short term, a £4.5m programme of bridge maintenance is due to get underway at Tinsley Viaduct on August 8. The project includes resurfacing, replacing barriers and waterproofing the steel structure and is due to be completed in April 2019.

Images: Tensar / AMRC / Bond Bryan

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News: Capgemini make Meadowhall move

Capgemini, a French multinational professional services and business consulting corporation, has relocated its Rotherham office to Sheffield.

The company has taken 3,750 sq ft offices at ARBA Group's recently refurbished multi-million pound Meadowhall Business Park on Carbrook Hall Road.

With a data centre at the steelworks at Aldwarke, Capgemini develops technology projects and manages IT systems for applications and infrastructures of a client (or a group of clients), and their associated business processes.

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Cate Hames, corporate real estate manager at Capgemini UK, said: "We had been in our offices in Rotherham for over 20 years and it was time for a change.

"Meadowhall Business Park provides a great new location for our employees as it's easily accessible and close to the many amenities at the Meadowhall Shopping Centre."

Other tenants at the popular 70,000 sq ft business park, being marketed by the Sheffield office of Knight Frank, include Tuffnells, GMB union, NG Bailey, Auburn Ainsley Limited, Chique Photography, KitchenEx, Preventx, Wilford Smith, Eaton Commercial Property Consultants Ltd and Galaxy Insulation and Dry Lining (Holdings) Limited.

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Richard Burns, director at ARBA Group, said: "We are delighted to welcome Capgemini to Meadowhall Business Park.

"As a leader in IT services, Capgemini is at the forefront of innovation to address its clients' needs when it comes to the evolving world of cloud and digital, and we know our prime location and modern accommodation including raised floors, data linked open work areas and private offices, will provide a work area fit for the future."

Two of the five refurbished buildings remain at Meadowhall Business Park with available suites from 3,750 sq ft to 15,000 sq ft plus on-site car parking.

Capgemini website

Images: ABBA Group / Knight Frank

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News: Wilford Smith take on new offices

Rotherham legal firm, Wilford Smith has opened a new office at Meadowhall Business Park in Sheffield.

ARBA Group, which has undertaken a multi-million pound redevelopment of the 70,000 sq ft business park, has let 2,800 sq ft to the company as it continues an ambitious expansion programme both in the region and nationwide.

The letting has seen a team of professionals move into ground floor office space at Meadowhall Business Park chosen because of its location and accessibility for clients.

Wilford Smith, which specialises in major fraud and complex corporate cases, commercial conveyancing and estate planning, now has offices in Rotherham, Meadowhall Business Park and Paradise Street in Sheffield, and in central London.

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The firm was founded by Steve Smith MBE in 1981 and has grown to employ a team of 26. The business was incorporated in 2017 and the firm's manager, Garth Imison (pictured, left), is now overseeing the expansion programme after gaining Alternative Business Structure status.

The status enabled Wilford Smith to attract investment and management expertise from non-lawyers, as well as to deliver a wider range of client services. The expansion has so far has been self-funded, but the firm has not ruled out accepting offers of external funding.

Smith worked his way up to become a Solicitor of the Supreme Court – without A-Levels, a degree or even a formal education.

Steve Smith MBE, founder and senior partner at Wilford Smith, said: "The office at Meadowhall Business Park is ideal and meets the needs of our team's culture, working across one floor in a high-quality environment and the location makes us more accessible to clients.

"Our professionals have been operating across the region from our Rotherham office since 1981 and during that time we have expanded our team of experts by attracting high-calibre professionals with criminal and niche sector expertise – something we are very proud of.

"We are looking forward to continuing our growth in South Yorkshire and welcoming additional talented professionals and specialist teams to the company."

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Richard Burns, director at ARBA Group(pirctured, right), added: "The offices at Meadowhall Business Park are proving to be well sought after and are attracting quality business to the region and furthering existing companies expansion plans.

"We're pleased to welcome Wilford Smith to these high-profile offices to help their growing business expand further.

"The signing of this lease highlights that Meadowhall Business Park continues to prove to be a place where businesses want to relocate to and grow from."

Wilford Smith website
Meadowhall Business Park website

Images: UKSE

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News: Mixed bag in Rotherham post Portas

It is five years since Rotherham town centre was named as a Portas Pilot by the Government. Rothbiz editor Tom Austen takes a look at the changes on the High Street.

In 2012, Rotherham Council and its partners secured £100,000 from the Government. A pot of £350,000 was compiled to test the "Town Team" approach and pilot ideas and recommendations set out in the Mary Portas Review. At its heart was the extension of the grants scheme to support shops in a bid to retain and attract independent traders, boosting the vitality of the town centre by offering something different.

British Land, the then owner of the nearby Parkgate Shopping, made a £130,000 contribution (linked to securing planning permission for Frankie & Benny's) and this was followed up with £268,000 awarded as part of the Government's High Street Renewal Award.The business vitality scheme aimed at encouraging new independent retailers to open up outlets in Rotherham town centre has been running since 2008. The scheme has provided discretionary financial assistance in the form of rental contributions, business planning, business advice, customer service training, and contributions to shop front grants, fit out costs and street furniture.

Funding was also set aside to support existing town centre retailers to help them undertake significant business development projects.

Coupled with the capital investment to support Chris Hamby and his heritage-led regeneration of the High Street, you have to say that the effort to create an offer that was distinct, with niche independent retailers, has been largely successful.

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The Maker's Emporium (pictured, below), which was hailed by Mary Portas on a return visit to the town in 2014, is absolutely full. 3,000 sq ft of retail space on the High Street is run by apprentices and showcases handmade products by local crafters, designers and artists. It echoes one of Portas' recommendations to Government around making it easier for people to become traders.

Other examples include the expansion of the Whistle Stop Sweet Shop to include a new temperance bar, and the renovation of Stems florists. La Bella Lingerie is still going strong having initially set up in the short term, backed by the Council's Pop-up Shop concept.

Examples of investment from current traders saw Andrew's Butcher's and Craft Corner and Bears' Den move into new premises from Riverside Precinct. Local greengrocer John Norris also took on a new site. The excellent Miele Delicatessen was also awarded funding for their street furniture.

Indeed, Rotherham town centre came out on top at the 2015 Great British High Streets Awards, a Government-backed competition to find and celebrate the nation's best high streets. It was due to its "incredible support for start-up businesses and local retailers" and for the success of the Townscape Heritage Initiative (THI).

In contrast, there has been a loss of some of the town's independents. Baby Blossom Boutique, which began as a pop up shop, has moved online but still sells at fairs and events. Props Skate Store, Patchwork Pig and Sophisticakes are also sadly missed.

It's the national retailers that make the headlines though and Rotherham's tale is similar to High Streets up and down the country. 2017 has been particularly bad with names such as New Look and Thorntons leaving the town centre and the biggest national name remaining, Primark, is due to leave soon.

The ins and outs over the last five years has meant that the vacancy rate in Rotherham town centre has gone from 25% down to 14% and back up to over 25%. A similar improvement, and then decline, has been seen in the footfall figures.

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The review included 27 recommendations and Rothbiz has picked out some of them here. In relation to Rotherham, business rates, parking and absent landlords are the same issues affecting the town centre, as they were five years ago.

With no evaluation of the 27 Portas Pilots, I'll leave it for the "Queen of Shops" to conclude, five years later, on how the Government responded to her review. Portas (pictured visiting Rotherham in 2011), told BBC Radio 4: "What I hoped with the Portas Review was to highlight to Government what the real issues were, put in some important policies to move forward. When they [the coalition Government] did the pilots it was a hastily created policy. It was a nice, shiny, possibly weighted, PR campaign and I thought it was going to kickstart much more. But it didn't.

"What it was meant to do, what it should have done, was to kickstart the impetus and then Government be behind it with real policy change, and it didn't happen.

"The towns did their bit, I'm not sure the Government did theirs."

Images: JLL / RiDO / Maker's Emporium

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News: Artwork to replace Tinsley Towers

New artworks that celebrate Rotherham and Sheffield's shared industrial heritage are being proposed for the area close to where the iconic Tinsley cooling towers once stood.

Proposals from commissioned artist, Alex Chinneck include a family of four sculptural, red brick chimneys that border, bridge and illuminate the Sheffield and Tinsley Canal, each stretching up to 30 metres tall.

Onwards & Upwards is a sculptural trail linking Sheffield and Rotherham that can be enjoyed by foot, bike or boat. It is set to be created close to E.ON's biomass power plant at Blackburn Meadows where linkages between the city and town are being improved through the £20m Tinsley Link Road and the £100m tram train scheme.

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Artist Alex Chinneck said: "Through a process of architectural re-introduction, sculptural re-imagination and modern manufacturing, we have attempted to create a regionally relevant and nationally significant cultural attraction."

Partners on the three-year project include Sheffield Council, Rotherham Council, Tinsley Forum and Arts Council England, together with sponsors E.ON, who awarded the commission to replace the towers that were demolished in 2008.

Major sponsors are British Land, the co-owner of neighbouring Meadowhall, landowners Yorkshire Water and the Canal and River Trust, and Sheffield Cultural Consortium and Sheffield Industrial Museums Trust. Together, they are working towards the project's completion in summer 2019.

Following on from initial investment in the project by E.ON, further money has been pledged from the private sector (British Land and IKEA) to support the delivery of this once-in-a-generation cultural project.

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Darren Pearce, centre director at Meadowhall, said: "We are very proud to be supporting this important initiative. Awe-inspiring and thought provoking in equal measure, Alex's work will bring a great deal to the community. This is a very exciting installation in a very important and prominent location."

Cllr. Taiba Yasseen, cabinet member for neighbourhoods and cultural services at Rotherham Council, said: "These astonishing new artworks celebrate Rotherham and Sheffield's shared industrial heritage and connects this to our contemporary engineering and manufacturing industries.

"This imaginative project will encourage residents and visitors alike to enjoy the canal-side walk between Rotherham's town centre and Meadowhall. It is wonderful to have the opportunity to have work by artist Alex Chinneck, with his outstanding reputation for innovation and excellence, right here on our doorstep."

Plans are still progressing for The Yorkshire Man of Steel which includes an ambitious 32 metre stainless steel sculpture and an innovative Information Hub and Observation Tower to be built on a former landfill site in Rotherham.

Onwards & Upwards website

Images: Alex Chinneck

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News: Tram train goes into passenger operation

The first "citylink" tram train vehicle will go into passenger operation this week, but only on the existing tram network in Sheffield as the delayed scheme will not begin operating to Rotherham until next year.

First mentioned in 2009, the project will see vehicles running on both rail and tram networks, using the freight route from Rotherham and then joining the Sheffield Supertram network at Meadowhall South.

The vehicles arrived in the city region in 2016. Seven Citylink Class 399 vehicles have been delivered and are stabled at Stagecoach Supertram's Nunnery Square depot in Sheffield. Of these seven, three will run on the Supertram network and three will run as Tram Trains between Sheffield City Centre and Parkgate in 2018. One vehicle will be used as a spare.

Testing and driver training has been underway and today passengers will be the first in Great Britain to travel on the innovative tram vehicle when it goes into operation from Meadowhall.

With funding from the Government, the £100m scheme is set to run for two years with a view to permanent operation. It is the first of its kind in the UK and if it is successful, it opens the way for tram trains to be introduced in other parts of the country.

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To celebrate the occasion, operator, Stagecoach Supertram and South Yorkshire Passenger Transport Executive (SYPTE) will be naming the first tram after The Sheffield Children's Hospital Charity's mascot, Theo. The hospital's CEO, John Somers will accompany Theo to a naming ceremony at Stagecoach's depot at Nunnery Square, before the tram continues to Meadowhall. They will all be joined by Transport Minister Paul Maynard MP.

The tram will also be in service on Sunday September 17 as a special charity service with Supertram staff collecting donations for The Children's Hospital Charity once again.

A report from the National Audit Office revealed that by December 2016, the cost of infrastructure works on the project had quadrupled to £75.1m, pushing the overall cost of the scheme over £100m. Network Rail came in for criticism over initial assumptions and assessments.

The report also showed that Stagecoach Supertram, which holds the concession to operate the tram network until 2024, has been awarded £2.5m from the Government after claiming prolongation costs and loss of revenue because of the delays to starting the tram train service.

Supertram website
SYPTE website

Images: SYPTE

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News: £300m Meadowhall extension approved by Sheffield planning board

Councillors on the planning board of Sheffield Council have unanimously voted in favour of the new 330,000 sq ft Leisure Hall development at Meadowhall. The negative impact on retail centres such as Sheffield city centre and Rotherham town centre was not considered to be "significantly adverse."

The plans are for a multi-level extension housed under a glazed roof on land currently used for car parking. Plans show leisure space to provide a range of other uses to meet the needs of a wide family group, including a new cinema (the existing Vue Cinema will close, and be changed to an alternative leisure use) plus space for food and drink outlets. Some retail space is proposed as a transition between the new and existing sections of the centre.

The board met this week and were recommended to approve the plans by council planners following amendments which saw a proposed food store element removed from the scheme.

Charles Maudsley, head of retail, leisure and residential for British Land (the applicants and co owners of Meadowhall), said: "We are delighted with the Planning Committee’s decision and will now work with our partners and other stakeholders over the coming months on the detail of the Leisure Hall to ensure Meadowhall delivers the maximum benefits for customers, retailers and the wider Sheffield city region.

"The refurbishment completing later this year, our continued leasing success, significant store investment by retailers and the Leisure Hall proposals are all significant steps in the centre's continued evolution."

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Rotherham Council objected to the plans, stating that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre."

Studies show that £1.2m (0.7%) of the turnover in Rotherham town centre at 2021 is expected to be diverted to the new Meadowhall development. The applicants argued that Rotherham's Council's comparison of the the core offers of its town centre and Meadowhall was "a simplistic approach [that] fails to recognise the fundamentally different retail offer of both destinations."

Analysts at GVA gave predictions on the draw of the new leisure hall. It said that, at present, only 25% of Meadowhall food and beverage turnover comes from residents of the Sheffield urban area. 75% comes from residents of Rotherham (51%), Barnsley (8%) and the area to the south-east of Sheffield and area between Sheffield and Rotherham. The applicants hope that the offer will become more popular to residents of Sheffield whilst also continuing to attract a large amount of trade from Rotherham and Barnsley.

Rotherham planners are also concerned for the proposed £43m leisure development at Forge Island which is set to be anchored by a cinema and hotel alongside food and beverage units. British Land argued that investor confidence in the Forge Island plans is not likely to be undermined by the new leisure hall given that a cinema already exists at Meadowhall and a hotel is proposed for Rotherham.

The commercial agents for British Land suggest that the likely interest in Forge Island from food and drink operators will be from the fast/contemporary casual national brands, some of which are already trading at Meadowhall (within the Oasis). Frankie and Benny's, Chiquitos, Coast to Coast, Nando's and Harvester are given as examples. The anticipated tenant lineup at the new leisure hall is "aligned to a more mature scheme, with the brands being more aspirational and varied food offers."

Planners at Sheffield Council were in agreement with British Land and also agree that the proposal will "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

The report to the planning board concluded that: "It is judged that the level of impact on Rotherham town centre is not sufficient to be considered to be significantly adverse which is the planning test for refusing permission."

The applicants, Sheffield Council and Highways England have been working on conditions for the approval based on British Land committing to significant improvements to the road network, especially at Junction 34 of the M1.

Future Meadowhall website

Images: British Land

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News: Meadowhall leisure expansion recommended for approval

A proposed £300m leisure hall at Meadowhall that will negatively affect Rotherham town centre is being recommended for approval by planners at Sheffield Council.

Members of the planning board are set to discuss the proposals next week and are being recommended to approve the plans subject to a number of conditions.

The initial plan comprised a 330,000 sq ft multi-level extension housed under a glazed roof on land currently used for car parking. Plans show leisure space to provide a range of other uses to meet the needs of a wide family group, including a new cinema (the existing Vue Cinema will close, and be changed to an alternative leisure use) plus space for food and drink outlets. A new foodstore and added retail units were also planned.

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Applicants, British Land, insist that the development will not have any unacceptable trading effects on Rotherham town centre or cause any significant adverse impact on planned investment.

Rotherham Council has objected to the plans, stating that it would have a "significant adverse impact upon the vitality and viability of Rotherham town centre."

The plans were amended with the food store element removed and restrictions to be put in place to limit the new retail space and the conversion of previous leisure space. Significant transport investments are also tied to the scheme gaining planning approval.

Studies show the new development having a potential impact of 0.7% up to £1.2m by 2021 which represents less than 8% of the forecast increase in turnover of Rotherham town centre between 2016 and 2021 (£15.3m). The applicants point out that post development, the retail turnover of the town centre will increase over the next five years. They also say that Meadowhall and Rotherham have a different retail offer with Rotherham's offer focused on the lower end of the retail spectrum and there being little overlap in the clothing and footwear sector.

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Rotherham planners are also concerned for the proposed £43m leisure development at Forge Island which is to be anchored by a cinema and hotel alongside food and beverage units.

Concerns have been raised that some food and drink operators may prefer Meadowhall over Rotherham and not have the confidence to invest in Forge Island. Rotherham Council, which owns the site believes that a critical mass of food and drink uses is needed in order to ensure the viability of the Forge Island development and unless food and drink operators are attracted, the cinema will not be attracted.

British Land argues that food and drink market at Forge Island will be generated by the other uses on the site and that a cinema will support restaurant uses supplemented by the hotel, adding that neither of which are likely to be undermined by the new leisure hall at Meadowhall. They also argue that the food and drink markets for the two sites will be different. They say the interest in Forge Island is more likely to be the fast/contemporary casual and national brands whilst the leisure hall will be attractive to the more aspirational and varied food offer aligned with Meadowhall customer profile.

Planners at Sheffield Council are in agreement with British Land and also agree that the proposal will "undoubtedly have a negative impact on Rotherham's town centre which is already in a fragile state."

A report to the planning board states: "Given its poor starting position a small impact is likely to be more critical. The poor state of health of the existing centre is a consequence of development already permitted at Meadowhall and Parkgate Retail Park, the effects of which will already have been felt. Given this, the relatively small impact of the proposal, and the different retail offer of the two centres, it is judged that the level of impact on Rotherham town centre is not sufficient to be considered to be significantly adverse which is the planning test for refusing permission."

Future Meadowhall website

Images: British Land

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News: Rotherham Council objects to £300m Meadowhall leisure hall

Rotherham Council is objecting to a planning application for a £300m Leisure Hall at Meadowhall, stating that it is likely to have a significant adverse impact on Rotherham town centre and the planned investment in the Forge Island site.

The plan comprises a 330,000 sq ft multi-level extension housed under a glazed roof on land currently used for car parking. Plans show leisure space to provide a range of other uses to meet the needs of a wide family group, including a new cinema (the existing Vue Cinema will close, and be changed to an alternative leisure use) plus space for food and drink outlets. A new foodstore and added retail units are also planned.

Due to the out-of-town location, the applicants are required to undertake a sequential test and impact studies in line with national planning policies. Rotherham Council has been asked for its views due to the site being 5 km from Sheffield city centre and 3 km from Rotherham town centre.

Applicants, British Land, insist that the development will not have any unacceptable trading effects on Rotherham town centre or cause any significant adverse impact on planned investment.

Retail studies conclude that Rotherham town centre ranks highest as experiencing the greatest level of competition amongst the 200 UK centres due to its proximity to Meadowhall and Parkgate. Council planners point to the fragility of the health of Rotherham town centre and conclude that the impact on the vitality and viability of Rotherham town centre is likely to be significantly adverse if Meadowhall is extended.

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A report to the planning board at Rotherham Council adds: "Due to the lack of leisure facilities in Rotherham town centre at present, the proposed floorspace in the Meadowhall extension is unlikely to have a direct impact on the existing health of the centre but is nevertheless likely to be a contributory factor to a wider indirect impact on the centre due to the growing attractiveness of Meadowhall."

The proposals for Forge Island, recently purchased by the Council who hope to see a £43m leisure hub created, are not considered as "committed investment that is contractually committed or subject to resolution" and were not included in the applicant's impact statement. The applicants also stated that, as the cinema is being replaced at Meadowhall, the potential interest in a cinema is Rotherham is in the context that a cinema already operates at Meadowhall and Valley Centertainment and will complement any future offer in Rotherham.

Rotherham planners agree that the Meadowhall cinema will not fundamentally affect operator interest in Rotherham in its own right but have a greater level of concern in relation to the food and beverage uses. They are worried that some operators will prefer Meadowhall over Rotherham and that "operators will not have the confidence to invest at the Forge Island site due to the strength of Meadowhall in the local catchment."

It is likely that the cinema on the Forge Island site would be occupied by an independent operator and unless the food/beverage uses are attracted then the cinema use will not be delivered.

The report concludes: "It is considered that the Meadowhall extension is likely to pose a significant threat to the investment in the Forge Island site. This is a threat to both public and private investment as RMBC has recently purchased the site with the intention of facilitating redevelopment. Private sector investment will also be affected as RMBC will not be able to secure a development partner to pursue the redevelopment as development viability will be affected.

"Rotherham town centre has suffered over a number of years in terms of business confidence, with considerable competition from Sheffield city centre, Meadowhall and Parkgate in Rotherham. This is evident from the high number of vacancies and the falling level of comparison goods retailers and the on-going threat of further retailers deciding to move to competing locations. As a consequence, with already low levels of confidence, we consider that the Meadowhall extension is likely to have a significant adverse impact on existing investment in Rotherham town centre."

Barnsley & Rotherham Chamber of Commerce is backing the proposals at Meadowhall, supporting the application to ensure that the region does not lose visitors and for the economic benefits of additional jobs and through the local supply chain.

Future Meadowhall website

Images: British land

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