Baker Street (south): 2013 Health Check...

Baker Street (south): 2013 Health Check Report

Prepared for Westminster City Council

November 2013

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Baker Street: 2013 Draft Health Check Report

Contents:

1. Background and Introduction ................................................................ 1

2. Floorspace Breakdown and Analysis .................................................... 4

3. Consumer Research ............................................................................. 7

4. Trader Survey ...................................................................................... 16

5. Location Review .................................................................................. 22

6. Footfall Counts ................................................................................... 31

7. Bus Usage and Cycle Hire ................................................................. 34

8. Conclusions and Indicators of Health .................................................. 36

The Retail Group

Dunnings Oak Offices, Dunnings Road, East Grinstead, West Sussex, RH19 4AT

Tel: 0844 209 8480 Fax: 0844 209 8481

Web: www.theretailgroup.co.uk

Email: [email protected]

Proprietor: Brightcorp Ltd

Registered in England No. 2999431

Registered Office: 25 Harley Street

London W1G 8BR

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1. Background and Introduction

1.1 The Retail Group was appointed in December 2012, following a competitive tender process, to undertake Health Checks on a series of high street style shopping centres across Westminster. These include (with the London Plan / Westminster City Plan – Strategic Policies Document Town Centre Hierarchy designation in brackets):

Warwick Way / Tachbrook Street (CAZ Shopping Frontage) Church Street / Edgware Road (District Shopping Centre) Harrow Road ( Shopping Centre) Queensway / Westbourne Grove (Major Shopping Centre) Marylebone High Street (CAZ Shopping Frontage) St. John’s Wood High Street (District Shopping Centre) Praed Street (District Shopping Centre) Berwick Street (other CAZ Shopping Centre) Edgware Road (South) (CAZ Shopping Frontage) Baker Street (South) (CAZ Shopping Frontage) Victoria (including the CAZ Shopping Frontage Victoria Street).

1.2 This report focuses on the Baker Street (South) Shopping Centre, which is defined as covering the following area (see also Appendix 1):

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FIGURE 1: BAKER STREET (SOUTH) SHOPPING CENTRE AREA

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1.3 The Baker Street (South) Shopping Centre is a linear centre running from Marylebone Road at the northern end to Portman Square at the southern end, ending just short of Selfridges and Oxford Street. Baker Street is a mixed use centre, and has seen much regeneration activity over the last few years, including significant upgrading of its office stock and associated retail / Food and Beverage (F&B) facilities in several significant regenerations of entire street blocks, which are ongoing. The centre is well used by workers and local residents, and is adjacent to Baker Street London Underground Station (served by 5 tube lines), and in the vicinity of Marylebone mainline railway station. The University of Westminster is also located at the northern end of the centre on Marylebone Road.

1.4 The aims of the Health Check are to assess the Baker Street (South) Shopping Centre on a variety of measures to form a picture of its health and vitality.

1.5 A number of primary research studies have been undertaken. These include a Shopper Survey of 150 consumers on street and a Business Survey of 100 local traders. The aim is to identify who is using each centre, why, how they are using it, how they and the local businesses rate the centre on a series of measures and variables and how each would like the centre to change going forward.

1.6 Whilst undertaking the consumer surveys, our researchers also undertook a Footfall Study, assessing a number of nominated points in each location and counting passing footfall for 5 mins in each direction .

1.7 To capture the views of operators trading in the location, we undertook a Trader Survey using a direct response method. This method achieves the highest response rates in our experience. 100 surveys were handed out face to face to traders and then completed surveys picked up the same day by our researchers. This survey probes local operator experience, trading patterns, views and opinions, aspirations and improvements wanted. All types of consumer facing businesses were invited to participate, including multiples, independents, comparison, convenience, service and catering / pubs / bars.

1.8 We undertook a Location Audit assessing the retail environment from a consumer perspective and assessed customer facilities, streetscape, cleanliness, signage, ease of movement and access to public transport. We also captured a series of visual indicators of health and vitality, including a photo audit of visual examples. Audits also included an assessment of the Food & Beverage (F&B) & night time offer and facilities.

1.9 In terms of secondary data, we were given access to a variety of available research which we used to add further layers of health and vitality assessment. These included:

The Council’s latest (2012) floorspace assessment of Experian GOAD’s land use survey Information on crime and disorder statistics from the Council Station usage figures from Transport for London (TfL) BasePoint Data survey of bus usage commissioned by the Council Rents and yield data as captured from CoStar Focus. TfL Cycle Hire Data.

1.10 All of the findings of the research, both captured as well as accessed in this study have been analysed individually and as a data set to draw conclusions together for the location in terms of its current health and vitality and how this compares to previous assessments carried out in 2008.

1.11 This leads then into an analysis in terms of the future prognosis for the location, as well as what the retail centre needs in terms of anchors, initiatives and interventions to help improve its health and vitality going forward. This includes an assessment against the principles of the Portas Review 2011.

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2. Floorspace Breakdown and Analysis

2.1 This section examines the mix of town centre uses in the Baker Street (South) Shopping Centre. Survey data of retail units has been analysed to understand the viability of shopping centres across Westminster, and highlight any changes in floorspace or diversity of units since the 2008 Health Check reports.

2.2 Baker Street (South) has changed significantly in the last five years, having undergone significant regeneration and refurbishment of many of its large office and other commercial buildings, specifically the large plot at number 55 Baker Street (South), in addition to others at the southern end closer to Portman Square. The street is becoming a more popular office destination, meaning there is a large workforce using the street, in addition to the neighbouring resident population and ongoing large visitor and tourist population visiting the Baker Street (South) area.

2.3 In addition to significant office refurbishment, Baker Street (South) is an emerging eating and drinking location, with national chain restaurants, and small units aimed at daytime workers sitting alongside more fine dining establishments and critically acclaimed start up restaurants. Current occupiers include the long standing Royal China restaurant, Canteen, Galvin Bistro de Luxe, and many others.

2.4 Total Retail Floorspace

2.4.1 Total retail floorspace in Baker Street (South) is 20,122 sqm, which is virtually identical to the 2008 study results. The breakdown of different retail uses in table 1 still indicates that A1 comparison floorspace is the largest retail use with 7,734sqm. Restaurants and cafes (A3) have the second largest share of floorspace with 5,648 sqm, and A1 convenience has the fourth largest share of floor space with 2,708 sqm. This is different to other shopping centres in Westminster, where A1 convenience typically is often the largest or second largest share of floorspace. Baker Street (South) has a larger number of national comparison retailers such as WH Smith, Rymans and others, with fewer convenience retailers. The north end of the street is very much dominated by national chain retailers, fast food outlets, restaurants and cafes. More independent retailers are found in the lower part of the centre, such as the specialist Bridge and Chess shop and many home furnishing show rooms. Side streets such as Blandford Street also contain more independent retailers and food and drink outlets.

TABLE 1: BREAKDOWN OF RETAIL FLOORSPACE IN BAKER STREET (SOUTH) 2012

A1 Conv* A1 Comp* A2 A3 A4 A5 SG Vacant Total Floorspace sqm 2,708 7,734 2,771 5,648 120 493 0 648 20,122 % 13.5% 38.4 13.8% 28.1% 0.6% 2.5% 0.0% 3.2% 100.0%

* Conv = Convenience and Comp = Comparison

FIGURE 2: TOTAL RETAIL FLOORSPACE FOR 2008 AND 2012 HEALTH CHECKS

0100020003000400050006000700080009000

A1 Conv

A1 Comp

A2 A3 A4 A5 SG Vacant

Floo

rspa

ce

Use

20122008

Main Changes in Floorspace

There was a significant fall in total vacant floorspace to 648sqm in 2012.

There has been an increase in floorspace for all retail uses, apart from A4 pub/bar and vacant floorspace.

A1 Comparison floorspace has increased by 7.8% since 2008, and has the largest retail floorspace in the area.

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2.5 Retail Floorspace in Baker Street (South) Shopping Centre

FIGURE 3: COMPARISON OF TOTAL RETAIL FLOORSPACE

2.6 Vacancy Levels

2.6.1 In 2008, total floorspace of 17 vacant units was 2,227 sqm., but this has reduced to 7 vacant units (569 sqm.), in 2012. In 2008, the centre was undergoing significant redevelopments and during this period there was a rise in vacant units, but the recent surveys suggest the centre has now stabilised and vacancy levels have reduced. Current vacant units tend to be in newly refurbished buildings and are mostly newly on the market to be let.

2.7 Diversity of Use

2.7.1 Baker Street (South) is a mixed-use centre serving the needs of local residents, workers, visitors and tourists, with different parts of the street having a different character and function. The tourists are generally catered for at the northern end of Baker Street (South), due to the proximity Madame Tussauds and Baker Street (South) station. Table 2 summarises the diversity of retail and number of units and shows any changes since the 2008 Retail Health Check.

A1 Conv, 13.5%

A1 Comp, 38.4%

A2, 13.8%

A3, 28.1%

A4, 0.6%A5, 2.5% SG, 0%

Vacant, 3.2%

Fall in total vacant floorspace from 10.7% in 2008 to 3.22% in 2012.

Increase of 25.7% in A3 restaurant / cafe floorspace since 2008.

Increase of 7.8% in floorspace for A1 comparison which has the largest share of retail floorspace.

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2.8 Overview of Findings

2.8.1 The overall number of units has increased from 131 to 137 since 2008. There has been an increase in the number of A1 units in Baker Street (South) by six units and the changes within the Class have been relatively minor. National retailers have decreased by one to nine units and A1 convenience has increased by eight units to 16. Overall, A1 retail use has stayed relatively the same with a small increase in some areas.

2.8.2 Financial and professional services (A2) have seen a decrease from 21 to 18 units; however provision of banks and other such services remains very strong on the street. Restaurants / cafes (A3) has increased by three units to 28, Pub / Bar (A4) has decreased by one unit to 2 and Takeaway (A5) use has remained constant with two units.

2.8.3 Arts / culture has increased to three units and health uses has increased from zero in 2008 to two in 2012. The picture is therefore one of a good mix of town centre uses across most use classes.

TABLE 2: DIVERSITY OF USES

Use Class No of Units

2008 No of Units

2012 % of units

2008 % of units

2012

Class A1 Retail 62 75 47.33% 54.74%

Dept/principle stores 0 0 0.00% 0.00%

International retailers 2 0 1.53% 0.00%

National retailers 10 9 7.63% 6.57%

Specialist Independent 21 20 16.03% 14.60%

Independent 21 30 16.03% 21.90%

Convenience 8 16 6.11% 11.68%

Class A2 Financial Services 21 18 16.03% 13.14%

Class A3 Restaurant/Cafe 25 28 19.08% 20.44%

Class A4 Pub/Bar 2 1 1.53% 0.73%

Class A5 Takeaway 2 2 1.53% 1.46%

Sui Generis 0 0 0.00% 0.00%

Vacant Units 17 7 12.98% 5.11%

Arts/Culture 2 3 1.53% 2.19%

Health Uses 0 2 0.00% 1.46%

Hotels 1 1 0.76% 0.73%

Total 131 137 100.00% 100.00%

Source: GOAD Retail Survey 2012

Overall increase of 5% in quantum for all retail units

A3 units staying similar in quantum but much bigger

Health units increased from 0 in 2008 to 2 in 2012

Vacant units fall from 17 in 2008 to 7 in 2012

Finincial A2 units decrease from 21 in 2008

to 18 in 2012

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3. Consumer Survey

3.1 Consumer Breakdown

3.1.1 150 consumers were surveyed on Baker Street (South) on the 4th, 9th, 10th and 14th May 2013, between the hours of 10.00 and 17.00. 80% of the interviews took place during the week and 20% at the weekend. 21% interviewees lived locally and 79% did not. 51% of the consumers stopped were female and 49% male. The age breakdown was as per figure 4 below.

FIGURE 4: CONSUMER AGE BREAKDOWN

3.1.2 Baker Street (South) attracts a very young profile (indeed the youngest of the Health Check locations), with 45% aged 18-34 and a further 25% aged 35-49.

3.2 Purpose of Visit

FIGURE 5: PURPOSE OF VISIT TO BAKER STREET (SOUTH)

3.2.1 Work was very much the dominant reason for consumers to be in the area, with 52% of consumers in the area visiting for this reason and a further 9% visiting for a business meeting, reflecting the strong and growing office provision on the street. The second top answer was shopping, although at only 13% of consumers. All other reasons gained 7% of answers or less each. Of those living nearby, shopping and work were evenly split, with 26% each, while 59% of non-residents were visiting for work and 10% for shopping.

3.2.2 ‘Other’ reasons for visiting the area included using the bank, post office, for an appointment / interview, going to the gym, visiting friends and relatives, going to the hairdressers, going to college / university, going to church / mosque, going to the dentist, walking the dog, going to the chemist, paying bills and attending a conference.

45%

25%

17%

13%18 - 3435 - 4950 - 6465+

0% 10% 20% 30% 40% 50% 60%

Other

Live locally

Leisure, including tourism

Commuting / Just passing through / going to from …

Eating / Drinking

Business meeting or visit

Shopping

Work

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3. Consumer Survey

3.3 Which of the following do you intend to buy or use today?

FIGURE 6: PLANNED USE BY CONSUMER

3.3.1 Convenience goods shopping and visiting cafes were by far the most popular retail uses in the Baker Street (South) area, with 44% and 43% using these respectively, again reflecting the worker oriented nature of the street.

3.3.2 The next most popular answer was pubs, bars and restaurants, with 20% visiting for this reason.

3.3.3 Services, such as health, libraries and financial services, leisure facilities and comparison goods shopping gained less than 15%.

3.3.4 Results were broadly similar for local residents and non-residents, with a slight bias towards non-local residents being more likely to use cafes, reflecting the large number of workers using the centre.

3.4 What was your main mode of travel to Baker Street (South) today?

FIGURE 7: MODE OF TRANSPORT TO BAKER STREET (SOUTH)

3.4.1 Train / Underground were by far the most popular mode of transport to Baker Street (South), with 45% of consumers arriving this way. The bus and walking were also popular choices, with 23% each using these methods of transport. All other modes of transport gained less than 3% of answers. This is unsurprising given the excellent public transport links serving the centre, including the interchange London underground station and many bus routes running down Baker Street.

0% 10% 20% 30% 40% 50%

Service retailers, e.g. hairdressers, travel agentsMarket

Other services, e.g. health, libraries etc.Leisure facilities e.g. cinema, bowling etc

Hot food takeaways Comparison Goods, e.g. fashion, children’s …

Financial retailers, e.g. banks & building societies Pubs, bars & restaurants

CafesConvenience Goods, e.g. supermarket, bakers, …

0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%

Coach

Motor Bike

Boris Bike / cycle hire

Private Bicycle

Car

Taxi

Walk

Bus

Train / Underground

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3. Consumer Survey

3.4.2 Unsurprisingly, those arriving on foot typically lived locally (81% of local residents, compared to 8% of non-residents), while train / Underground, bus and car were the most common forms of transport for non-residents (56% and 27% each respectively). While Baker Street itself is a very commercial street, the hinterland contains significant amounts of residential uses set around long private squares and gardens, alongside a number of small hotels, particularly to the west of the street.

3.5 How often do you typically shop in Baker Street (South) during the daytime?

FIGURE 8: FREQUENCY OF USE BY CONSUMER

3.5.1 Visit patterns are quite mixed, with 21% shopping everyday, 16% two or three times per week, 25% once or twice per week and 29% shopping less than once per week. Three consumers were on their shopping first visit while 10 consumers said they never shop in the area. Visiting patterns are therefore quite frequent.

3.5.2 Local residents are the most frequent shoppers with 33% shopping every day (compared to 18% non-residents) and 23% shopping two or three times per week (compared to 14% non-residents). However non-residents are still frequent visitors with 59% visiting at least once or twice per week, reflecting the captive audience provided by the large number of office workers on and around Baker Street.

0%

5%

10%

15%

20%

25%

30%

35%

Every day 2 or 3 times per week

Once or twice per week

Less than once per week

First time Never

10

3. Consumer Survey

3.6 Thinking generally, what would encourage you to shop or visit here more often?

FIGURE 9: HOW TO ENCOURAGE MORE VISITS TO BAKER STREET (SOUTH)

3.6.1 The top answers that consumers are looking for relate to the offer, particularly the food stores and quality of the offer as cited by 32% each. More independent retailers were cited by 25%, while more cafes, more places to eat and more shops (in general) were cited by 21% each. The centre has one Tesco Metro style small supermarket, and a small number of other convenience retailers, however the majority of food and beverage provision is mainly pre prepared for take away or eating in.

3.6.2 Transportation and access issues were less significant factors, illustrating the strong provision and good accessibility that already exists on Baker Street.

3.6.3 The environment and green space is an interesting and reasonably strong factor that would encourage further visits. While there are few places to rest or sit on Baker Street itself, there are several large, attractive public gardens located on Paddington Street, which is roughly a third of the way down Baker Street on the eastern side. Therefore, improved wayfinding and promotion of these spaces may be a reasonable suggestion.

0% 5% 10% 15% 20% 25% 30% 35%

Easier accessMore bus stops

More visible Police / securityLocal built environment

Fewer vacant shopsFewer charity shopsMore / better toilets

Fewer betting shopsMore bike racks

Better marketMore parking

Better parkingEvents and promotions

More street foodAnything else

More green spaceBetter environment

More shopsMore cafes / places to eat

More places to sitMore independent retailers

Better quality shopsMore foodstores / supermarkets

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3. Consumer Survey

3.7 Are you shopping here more or less than you were a year ago?

FIGURE 10: VISIT PROPENSITY

3.7.1 The vast majority, 72% of consumers, are shopping at Baker Street (South) about the same as last year, while 17% are shopping here more, 3% less, 3% were on their first visit to the area and 5% not sure. The picture is again positive for this aspect.

3.7.2 Those who said they were shopping in the area more than last year were doing so because they are now working in the area, have moved to the area, love the area, feel the area has more to offer, because there are more places to eat or they are now more familiar with the area.

3.7.3 Those who were shopping less than last year said this was due to having moved away, feel there are better shops elsewhere and less variety here now than there used to be.

0%

10%

20%

30%

40%

50%

60%

70%

80%

More About the same Less First time Don’t know

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3. Consumer Survey

3.8 Please rate Baker Street (South) in relation to the following factors? (Please use a 1 to 5 scale where 1 = Very poor and 5 = Excellent)

FIGURE 11: CONSUMER SATISFACTION LEVELS

3.8.1 The consumer has mixed opinions about Baker Street (South). The most favourably rated areas of Baker Street (South) are the access by public transport (54% rating excellent, 40% rating good), daytime safety & security (16% excellent, 59% good), ease of pedestrian movement (15% rating it excellent, 56% rating it good) and overall cleanliness (7% excellent, 56% good).

3.8.2 The least favourably rated areas as well as those that consumers were not well aware of were the events (36% very poor, 29% poor, 20% don’t know) and car parking both charges (24% very poor, 17% poor, 51% don’t know) and availability (17% very poor, 27% poor, 48% don’t know).

3.8.3 Consumers were unsure about cycle hire and cycle stands (37% and 39% ‘don’t know’ respectively) and the evening facilities (33% don’t know) and night time safety and security (31% don’t know), suggesting these are areas that are not well used by consumers.

3.8.4 In many cases (including range and quality of shops, signage, congestion, liveliness, daytime facilities), the biggest response to the rating question was neither positive nor negative, suggesting the area perhaps is missing a strong identity because consumers are ambivalent about it.

0% 20% 40% 60% 80% 100%

Range of shops and services availableQuality of shops and services available

Daytime facilities / activitiesSafety and security (daytime)

Liveliness / street life / character Signage and way finding

EventsQuality / number of places to eat-drink

Ease of pedestrian movementAccess by public transport

General shopping environmentAvailability of parking

Parking chargesCycle Hire (Boris Bikes)

Cycle StandsTraffic congestion

Evening facilities / activitiesSafety and security (night time)

Overall cleanliness Excellent

Good

Neither

Poor

Very poor

Don't know

13

3. Consumer Survey

3.9 Now, thinking specifically about particular types of shops or retailers, are there any specific products or retailers that are currently missing that you would like to see in Baker Street (South)?

FIGURE 12: MISSING PRODUCT CATEGORIES

3.9.1 Consumers in the Baker Street (South) area are most interested in seeing more independent shops (41%), more fashion shops (35%) and more food stores (32%). In addition 20% were looking for more cafes / restaurants and 11% for more market stalls. More service retailers was only cited by 3%. Independent retail and fashion are both current gaps in the provision, despite the proximity to Oxford Street and Marylebone High Street, which offers a broader range of such uses.

3.9.2 Local residents were particularly interested in more food stores (42% vs. 29% non-residents), while non-residents were more likely to cite independent stores (44% vs. 29% local residents) or more cafes and restaurants (24% vs. 7% local residents), again reinforcing the trend that residents want convenience shopping and visitors want comparison shopping with an element of convenience and food and beverage.

3.9.3 ‘Other’ specific types of shops / retailers wanted include better supermarkets, more gift shops, accessories, more family oriented shops / facilities, natural / organic food shops, haberdashery / soft furnishings, speciality food stores and a cocktail bar / wine bar.

0% 5% 10% 15% 20% 25% 30% 35% 40% 45%

Other

More service retailers

More market stalls

More cafes & restaurants

More foodstores

More fashion shops

More independent shops

14

3. Consumer Survey

3.10 Have you noticed any improvements to the general environment of Baker Street (South) in the last 12 months?

FIGURE 13: OBSERVATION OF ENVIRONMENTAL CHANGE

3.10.1 80% of consumers had not noticed any improvements to the general environment of Baker Street (South) in the last year. Of the 20% who had noticed changes, there was a near even split of residents and non-residents.

3.10.2 Improvements that were noticed include new cafes / restaurants, cleaner, more flowers, more cycle racks, BID promotions, better quality / new shops, better roads / pavements, building refurbishments, better atmosphere and guides.

3.11 How often do you visit or use Leisure facilities e.g. cinema, gyms etc in Baker Street (South)?

FIGURE 14: USAGE OF LEISURE OFFER 3.11.1 Despite having both a cinema and a gym which compares favourably with other centres under study, the leisure

facilities at Baker Street (South) are not well used, with 62% never using them and 19% using them less than once per week. Only 18% use them at least once per week, of which only 2% use them every day and 5% use them two or three times per week. There is slightly higher usage for local residents compared to non-residents with 39% of local residents using the leisure facilities at least once per week compared to 13% of non-residents.

20%

80%

Yes

No

0%

10%

20%

30%

40%

50%

60%

70%

Every day 2 or 3 times per week



First time Never

15

3. Consumer Survey

3.12 How often do you visit or use night time facilities, e.g. bars, pubs, restaurants, casinos etc in Baker Street (South)?

FIGURE 15: USAGE OF NIGHT TIME OFFER

3.12.1 Use of the night time facilities is slightly higher than the leisure facilities. Although 43% never use them, 25% use them at least once per week (19% of which use them once or twice per week) and a further 30% use them less than once per week which is reasonably positive.

3.12.2 Again the use of night time facilities is slightly higher for local residents than non-residents (42% of residents using them at least once per week vs. 21% non-residents) as well as being higher for weekday compared to weekend users (27% residents using them at least once per week vs. 16% non-residents).

3.13 Overall, which phrase on the card represents best how satisfied you are with Baker Street (South) as a local place to shop and visit?

FIGURE 16: OVERALL CONSUMER SATISFACTION LEVELS

3.13.1 Generally consumers are satisfied with Baker Street (South) as a local place to shop and visit; 61% say they are satisfied and a further 15% are very satisfied. 21% said they were neither satisfied nor unsatisfied, while only 3% said they were unsatisfied and no consumers were very unsatisfied. This again suggests a degree of ambivalence, or lack of awareness of the strengths of the offer.

0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%

Every day

2 or 3 times per week



First time

Never

0%

10%

20%

30%

40%

50%

60%

70%

Very Satisfied Satisfied Neither satisfied or unsatisfied

Unsatisfied Very Unsatisfied

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4. Trader Survey

An independent survey of 100 traders on Baker Street (South) was carried out on 23rd April 2013, with 58 operators responding to the survey. Of this sample, 48% were independent traders, 22% were national operators and 30% were international.

4.1 How long has your business been located in the Baker Street (South) area?

FIGURE 17: LENGTH OF TIME TRADED

4.1.1 Most operators have been trading in Baker Street (South) for the medium term, with 24% having traded for 1-5 years, 31% for 6-10 years and 24% for 11-25 years. 10% each have traded for the longer term – over 25 years or are newcomers – one year or less. A significant number of new traders have come into Baker Street in the last 5 years, particularly in the development at 55 Baker Street, and in the ground floor units of other recent office developments. This has changed the retail profile of the street, with many of them aimed towards the daytime worker population, hence increased demand for F&B.

4.2 Do you have any plans to change your business over the next 12 months?

FIGURE 18: RETAILER FUTURE PLANS

4.2.1 Trading is stable and positive at Baker Street (South) with 81% planning to continue trading as they are with no change to their business over the next year, 2% relocating and a huge 15% planning to expand (2% no answer).

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

Expand

Downsize

Relocate

Close

Continue as is / no change

0% 5% 10% 15% 20% 25% 30% 35% 40%

12 months

1 < 5 years

6 < 10 years

11 < 25 years

> 25 years

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4. Trader Survey

4.3 Please rate the Baker Street (South) area in relation to the following factors

FIGURE 19: TRADER LOCATION ATTRIBUTE SETTINGS

4.3.1 Baker Street (South) is positively rated across most areas by local operators. The most favourably rated areas were the quality and number of places to eat and drink (97% rating good or very good), quality of shops & services (83% good or very good), overall cleanliness (80% good or very good), range of shops and services (78% good or very good), public realm (73% good or very good), daytime facilities (73% good or very good) and signage / way finding (70% good or very good).

4.3.2 The least well rated areas were the noise from traffic (41% poor or very poor) and the events / promotion (36% poor or very poor each). The recent formation of the BID may help the latter issue, and plans to make Baker Street a 2-way traffic street may help the traffic noise by providing a calmer street environment compared to the current one way system.

4.4 If you have rated any factors as poor or very poor, what do you think should be changed?

4.4.1 Those that rated some areas poor or very poor suggested the following improvements; better mix of shops & restaurants, more leisure / events / promotions, more police / safety and improve the roads / pavements / building works.

0% 20% 40% 60% 80% 100%

Range of shops and services available

Quality of shops and services available

Daytime facilities / activities

Quality / number of places to eat-drink

Other evening facilities / activities

Liveliness / street life / character

Signage and way finding

Public realm (footways and public spaces)

Noise from traffic

Events and promotion

General shopping environment

Overall cleanliness Very good

Good

Neither

Poor

Very poor

No reply

18

4. Trader Survey

4.5 Have you noticed any improvements to the general environment at Baker Street (South) in the last 12 months?

FIGURE 20: OBSERVATION OF ENVIRONMENT CHANGES

4.5.1 24% of operators have noticed improvements to the general environment of Baker Street (South) in the last year. However 42% had not noticed any improvements, while 34% were not sure. Improvements that were noticed included improvements to the pavements, roads and lighting, improvements to the Market area (occasional BID markets presumably), better police presence, better leisure facilities / later opening, cleanliness, more advertising / better management of events and the Baker Street Quarter scheme.

4.6 What three further improvements would you like to see made to this retail centre?

FIGURE 21: FURTHER IMPROVEMENTS WANTED BY TRADERS

4.6.1 The most important improvement wanted by local businesses is more policing / safety, with 24% mentioning this. Changes to the environment are also important to local operators, particularly parking, signage and cleaning, along with an improvement to the mix of shops.

0% 5% 10% 15% 20% 25%

Lower rents / ratesRestaurants / bars

Better variety of food stalls / cafesMore leisure / evening activities

Improve public facilitiesImprove pavements

Better variety of shops / brandsLess charity shops

Better cleaningImprove signage / promotions / events

Improve parkingMore policing / safety

24%

42%

34%

Yes

No

Don’t know

19

4. Trader Survey

4.7 Please rate the Baker Street (South) area in relation to the following issues or factors

FIGURE 22: FURTHER TRADER LOCATION ATTRIBUTE RATING

4.7.1 The most positively rated areas of Baker Street (South) by local businesses are the access by public transport, with 37% rating this very good and a further 61% rating it good and the security both daytime and night time, with 81% rating the daytime security as good or very good, and 61% rating the night time security good or very good, although this was one of the top areas that operators wanted to see improvements made to.

4.7.2 Parking was the most poorly rated area. Availability of parking was rated poor or very poor by 59%, while parking restrictions and parking charges were rated poor or very poor by 53% each.

0% 20% 40% 60% 80% 100%

Traffic congestion

Access by public transport

Safety and security (daytime)

Safety and security (night time)

Rents

Business Rates

Availability of parking

Parking charges

Parking restrictions, e.g. limited time … Very good

Good

Neither

Poor

Very poor

No reply

20

4. Trader Survey

4.8 Over the next 12 months do you expect your business performance to improve, stay the same or decline?

FIGURE 23: FUTURE TRADE EXPECTATIONS

4.8.1 Business projections for the next year are very positive with 48% of operators expecting to improve and a further 24% stay the same. This is the most optimistic rating out of all locations in the overall study. Only 9% expect a decline in business, while 20% are unsure.

4.8.2 Those forecasting a decline attribute this to market decline and supermarket competition.

4.9 To what extent would you agree with the following statements?

FIGURE 24: TRADER RATING STATEMENTS

4.9.1 Overall, views on trading at Baker Street (South) are very positive; 66% agree or strongly agree that they would recommend this location as a place to trade (second highest in study) and 51% agree or strongly agree that they are optimistic about the future trading prospects in this retail centre, while 53% agree or strongly agree that they are pleased with the current performance of their business.

4.9.2 49% of operators feel the internet presents a significant opportunity for retail business while only 15% agreed or strongly agreed that it is negatively affecting business compared to 47% agreeing or strongly agreeing.

4.9.3 Big competing centres such as Westfield are not seen as a threat for 44% of businesses while 20% do feel the threat (only 3% strongly), and 34% neither agree nor disagree.

0% 20% 40% 60% 80% 100%

“I am pleased with the current performance of my business”

“The internet is negatively affecting my business”

“I would recommend this location as a place to trade”

“My business has been negatively affected by big competing developments such as …

“I am optimistic about the future trading prospects in this retail centre”

“The Internet presents a significant opportunity for my retail business”

Strongly agree

Agree

Neither

Disagree

Strongly disagree

No reply

0%

10%

20%

30%

40%

50%

Improve Stay the same Decline Don’t know

21

4. Trader Survey

4.10 Please indicate how your business is trading year on year

FIGURE 25: RECENT BUSINESS PERFORMANCE

4.10.1 Trading performance compared to last year is quite positive at Baker Street (South) compared to other district centres in Westminster, with 42% up and 25% down and 12% trading about level. The majority of those trading up were doing so by between 1% and 5%, with the largest portion of those trading down, 17% were also doing so by between 1% and 5%. However, 10% were trading up by between 6% and 10% and 5% were trading up by more than 11% which is very positive. 20% declined to answer this question.

4.11 Finally, is there anything else you think is needed at or missing from this retail centre?

4.11.1 Additional needs for the area include a better mix of shops / fewer charity shops (as mentioned by 9 businesses), improvements to parking / charges / restrictions (as mentioned by 7 operators), improvements to roads / pavements (5 operators), improved public seating / spaces / signs (5), better restaurants / cafes (4), improved events (4), specific shops (4), more policing / safety (3), pedestrianisation / less traffic / more speed bumps (2), control licensing laws / food outlets (2), lower rents / rates (1) and improved cleaning (1).

0%

5%

10%

15%

20%

25%

30%

Up >11% Up 6% - 10% Up 1% - 5% Level Down 1% - 5% Down 6% -10%

Down >11%

22

5.0 Location Review

Physical / Environmental Audit 5.1 The Baker Street Shopping Centre extends north south from Portman Square to Marylebone Road. It is a mixed use

destination for consumers, including work, resident, transitory / passers through and some tourists (particularly to the north of the centre). It has seen a variety of physical improvements and regeneration initiatives over the last few years, as well as ongoing redevelopment activity.

5.2 For ease of reference, the centre audit has been split into three zones, as per the following map (figure 26).

FIGURE 26: BREAKDOWN OF ZONES WITHIN BAKER STREET (SOUTH) SHOPPING CENTRE

3

2

1

23

5.0 Location Review

Zone 1 – Marylebone Road to Paddington Street 5.3 This initial gateway zone to the shopping centre is very busy in terms of footfall. The location is opposite Baker Street

London Underground station, near to Regents Park and Madame Tussauds and the University of Westminster, hence a visually significant number of tourists and other pedestrians. The location also feels very car dominated, with significant volumes of traffic and noise arising from Marylebone Road.

5.4 The initial few shops are heavily dominated by multiple coffee shops and fast food operators, including Pret a Manger, Starbucks, Eat, KFC, McDonald’s and independent fish and chip and separate falafel takeaways. There are also eat-in offers from Pizza Express, Nando’s, Strada, Chipotle and Gourmet Burger Kitchen.

FIGURE 27 FIGURE 28 FIGURE 29 FIGURE 30

5.5 Other chains in this zone include Boots, Ryness, Ryman, WHSmith and a Post Office, all clearly targeting a local workforce.


5.6 There are a few specialist destination comparison shops including Bathstore.com, Sports Direct (ex Field and Track unit), Snappy Snaps and an independent camera / AV (audio visual) shop. A number of financial services units further complement the offer, including a bank, two estate agents, employment office and two bookkeepers.

FIGURE 35 FIGURE 36

24

5.0 Location Review

5.7 The leisure offer consists mainly of a two screen independent cinema, which appears popular and to be trading well.

5.8 The environment in Zone 1 varies. The pavement on the eastern side is significantly narrower than the western side, and can be difficult to navigate at busy times of the day due to the number of tables and chairs on the street outside the national food and drink operators, in conjunction with two very busy bus stops and a range of street furniture (bins etc). The western side in contrast tends to be quieter as it is the opposite side of the street from the underground station, and has more A3 uses opposed to A1 uses and wider pavements.

FIGURE 37 FIGURE 38

Zone 2 – Paddington Street to Blandford Street 5.9 The offer in Zone 2 steps up a gear on a variety of levels; from streetscape to average size of units, to quality

positioning and delivery of operators

5.10 The initial units (to Dorset Street) are dominated by an upmarket Italian kitchen design shop (Aran), great quality men’s outfitters (Rossellini), and good quality and clearly popular restaurant (Ruebens). The rest of the offer is dominated by financial services (including very large HSBC bank), as well as other day to day frequently bought products (pharmacy, stationers, health food shop, sandwich takeaway and a cafe currently being refurbished).


5.11 The zone overall is dominated by the large modern office block at 55 Baker Street (South), containing some excellent F&B offers. The anchors include Canteen, Cafe Paul and Bright Courtyard, all in large (300sqm. plus) units, high spec external facades and up to date fit outs. Other smaller units include a Costa Coffee, a hairdresser and an Abokado Sushi and Salad offer.


25

5.0 Location Review

5.12 Pavements here are very clean, wide, in great condition and free from street clutter. This is a very pleasant and visually appealing pedestrian environment.

5.13 The units on the other side of the road (Eastern side) contain a mixture of financial services (two building societies), three high quality restaurants, a specialist chess / bridge shop, specialist lighting shop, optician, hairdresser and travel agent. Pavements, bins and phone boxes are all in good condition and well maintained in this area.

FIGURE 47 FIGURE 48


5.14 Overall, Zone 2 presents a very consumer friendly and appealing environment for local consumers. It’s evidently well maintained and the dining offer in particular is very strong and well delivered. Signage is good and there are evidently well used ‘Boris Bikes’ available.

Zone 3 – Blandford Street to Portman Square 5.15 This zone has experienced a fair amount of redevelopment recently. The block between George Street and Portman

Close appears to be almost brand new, with Itsu and Vital Ingredients trading at ground floor. Furthermore, the block slightly opposite, between Robert Adam Street and Fitzhardinge Street appears to be nearing completion. Circa 5-6 units at ground floor are currently on the market to let.

FIGURE 53 FIGURE 54

26

5.0 Location Review

5.16 The units on the eastern side of the road between Blandford Street and George Street are some of the smallest on the street and contain a number of specialist comparison goods destination stores, including bathroom parts, Japanese knife shop, upmarket letting agent and a quality destination Chinese restaurant. The F&B offer is further boosted on the opposite side of the road with Tossed Salads and Apostrophe coffee trading in large units.


5.17 Next door to Apostrophe there is a specialist chocolatier / cafe (Leonidas), which appears to be trading very well. Interestingly, this block contains two large vacant units, a rarity on Baker Street, and they appear to have been unoccupied for a long time.

FIGURE 59 FIGURE 60

5.18 There are three further specialist furniture related offers in this zone; Hülsta, Rolf Benz and Sharp’s Kitchens. The mainstream independent cafe completes the line up on Baker Street (South). An upmarket tile shop is currently being fitted out.

FIGURE 61 FIGURE 62

5.19 As per the rest of the centre, the environment in this zone is very pleasant with wide, clean and open pavements. It is still a very traffic heavy location and can be very noisy at times; however it remains a pleasant retail environment because of the quality of the built environment, as well as delivery and positioning of the offer.

27

5.0 Location Review

5.20 The two side streets of Blandford Street and George Street offer further high quality specialist service retailers and F&B facilities. The Daniel Galvin hair salon is one of the more famous offers in this location, as well as Gielly Green. Blandford Street in particular is more mass market, whereas George Street is mid / up market.

5.21 Interestingly, the offer on George Street to the west of Baker Street (South) appears not to be part of the centre boundary. With a busy pub and Tesco Local food store, as well as two other good quality restaurants, there would seem to be an argument for its inclusion.


Night Time Economy 5.22 Baker Street (South) has the best Night Time Economy out of all the locations in this overall study (after Victoria).

There is an excellent mix of daytime and evening offers, spread throughout the centre.

5.23 The initial zone 1 is a veritable who’s who of multiple coffee / restaurant chains, providing the full and extend day part offer. The majority of operators trade through to 19.00 providing a seamless link for the daytime to night time economies.

5.24 The Night Time Economy is anchored by several high class and quality destination restaurants. These are complemented by a number of mid market chain restaurants (Strada, Pizza Express, Canteen and Chipotle). There are several healthy eating options including three salad bars, plus sushi, and vegetarian options, clearly targeting the many office workers in the area.

5.25 There are also fine dining and well established restaurants, including Galvin Bistro de Luxe, Royal China and Bright Courtyard, all of which are upper end restaurants. The Baker Street area in itself is emerging as a dining destination, both on Baker Street itself and the side streets such as Blandford Street and George Street.

5.26 Finally, the offer is also supplemented by good quality passive leisure facilities in the way of an independent cinema, a gym, as well as a Gala casino.

28

0

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800

1000

1200

1400

1600

1800

0 50 100 150 200

Achieved Rent £/sq.m

Size sq.m

2007

2008

2009

2010

2011

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2013

5.0 Location Review

Rents & Yields 5.27 The following table and graph list some of the published rents achieved in Baker Street since the last Health Check

was undertaken, according to the Co-Star Focus commercial property database.

TABLE 3: BAKER STREET PUBLISHED RENTS ACHIEVED

Street No. Street Event Date Size SqM Achieved Rent

(£ per Sq M) 106 Baker Street 01/05/2007 64 975 37 - 53 Blandford Street 15/08/2007 178 84.28 37 - 53 Blandford Street 01/11/2008 22 583.09 36 George Street 19/05/2009 96 256.08 72 - 86 Baker Street 27/07/2010 174 430.78 102 Baker Street 01/09/2010 9 1,614.60 37 - 53 Blandford Street 01/02/2011 44 398.27 37 - 53 Blandford Street 04/08/2011 42 504.62 22 - 32 Baker Street 01/03/2012 121 370.93 36 Baker Street 01/03/2013 93 365.22 37 - 53 Blandford Street 07/06/2013 95 157.37 37 - 53 Blandford Street 04/07/2013 44 398.27

FIGURE 67: RENTS ACHIEVED BY YEAR

5.28 As can be seen, the smaller units tended to attract the highest rents per sqm as normal, with a peak around 2010. Rents in the last 2-3 years appear relatively stable. On the whole there are an insufficient number of records to ascertain a robust trend line. Whilst there were a number of additional deals quoted on the database, they did not have achieved rents published. The average per square metre rent is around £360, however as this is not a zone A rent it is hard to compare to other West End streets, where this is the standard measure.

29

5.0 Location Review

Rents & Yields 5.29 The following table lists the published yields achieved on property transactions in the area since the last Heath

Check was undertaken.

TABLE 4: BAKER STREET PUBLISHED YIELDS ACHIEVED

Street No. Street Event Date Sale Price Yield Achieved

(%) 117 - 129 Baker Street 28/07/2011 5,650,000 4.9

96 - 98 Baker Street 05/03/2012 9,100,000 5.14

5.30 As can be seen, there are a limited number of deals published with yields achieved. Of those that are, the trend is stable.

Crime Data 5.31 The following table provides a summary of recorded crime in the Baker Street (South) Shopping Centre, using the

latest information from the Police CRIS database.

TABLE 5: BAKER STREET SHOPPING CENTRE RECORDED CRIME DATA

Crime Type 2010/11 2011/12 2012/13 10/11 vs.

11/12 11/12 vs.

12/13 Burglary 11 14 26 3 12 Criminal Damage 13 5 13 -8 8 Drugs 2 3 1 1 -2 Fraud or Forgery 16 16 15 0 -1 Other Accepted Crime 1 4 4 3 0 Other Notifiable Offences 12 1 3 -11 2 Robbery 7 9 3 2 -6 Sexual Offences 4 4 -4 Theft and Handling 220 228 232 8 4 Violence Against the Person 19 18 22 -1 4 Grand Total 301 302 319 1 17

5.32 Crime levels are low overall, especially when compared to the size of the offer and the location of the centre on the

fringe of the West End. Of concern is that crime has risen from the last year to the current, which is unusual as most other locations have typically recorded a drop. It is the high jump in Burglary that seems to be generating most of the increase, although Theft and Handling (responsible for 73% of the last year’s crimes) is displaying a consistent increase.

5.33 So, overall an increase in crime, but still at relatively low levels overall.

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5.0 Location Review

Summary 5.34 The Baker Street (South) Shopping Centre has seen much recent and indeed ongoing redevelopment and

regeneration activity. The centre has emerged as a strong F&B destination, with an offer that covers most cuisines, requirements and price points. There is an extensive high quality destination food offer in the heart of the centre, as well as a significant fast casual and coffee distributed throughout, and particularly to the north of the centre.

5.35 The extensive sandwich, healthy eating and lunch time focus of the offer suggests the existence of a significant workforce and this is visually very obvious at lunchtime and post work times. This also explains the strong Financial Services offer as well as day to day minor comparison goods which exist to target the frequent retail needs of those workers. Furthermore vacancies are low, shops typically don’t stay empty for long and there is a strong list of recent new comers to the street.

5.36 The environment is very pleasant and pavements are typically free of litter and deep staining. Pavements are also free of street clutter, hence sightlines are clear and it’s easy to shop and traverse the offer. It is a very busy road and the noise from traffic is difficult to avoid, however traffic seems to be well managed, with a good free moving balance achieved between standing and speeding traffic.

5.37 The following table summarises the health and vitality of the Baker Street (South) Shopping Centre. Higher scores equal more positive results.

TABLE 6: HEALTH & VITALITY SCORE Health & Vitality Measure Summary Rating (out of 5) Evidence of refurbishment & extensions 4 Retail churn / recent new openings 5 Visibly long term vacant retail units 3 Long term undeveloped plots 5 Quality of public realm 4 Quality of retail environment 5 Visible street drinking / beggars 4 Thriving night time economy 5 Litter & cleanliness 5 Signage and wayfinding 4 Thriving permanent street market n/a Total Score 44 out of 50 (88%)

5.38 Overall, we would summarise from the Location Review that the Baker Street (South) Shopping Centre is clearly

thriving and in a great state of health.

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6. Footfall Counts

6.1 Footfall data was collected at five locations in the Baker Street (South) Shopping Centre, as indicated on figure 68. Counts were taken for five minutes during each hour at each location, both from left to right and right to left. These were conducted in rotation across the trading day, varying times at each location, between 10am and 9pm, on both weekdays and a Saturday during May and August 2013.

FIGURE 68: BAKER STREET (SOUTH) COUNT POINT LOCATIONS

1 Snappy Snaps / KFC 2 Post Office 3 Holland & Barrett / Subway 4 Tossed Salad Bar 5 Kuwait Air Travel Office

5

4

3

2

1

32

6. Footfall Counts

6.2 Count point 1, at the northern end of Baker Street (South), outside Snappy Snaps / KFC was the busiest location, with an average of 1,608 people passing this point in both directions per hour. This is considered the 100% footfall location and the other points have been indexed against it, as shown below. Point 1 is closest to the main transport interchange in the area, Baker Street underground station, which is served by five tube lines.

FIGURE 69: FOOTFALL INDEX

1 Snappy Snaps / KFC 2 Post Office 3 Holland & Barrett / Subway 4 Tossed Salad Bar 5 Kuwait Air Travel Office

32%

63%

100%

29%

71%

33

6. Footfall Counts

6.3 Footfall is busiest at the northern end of the street, between Marylebone Road and Dorset Street where footfall ranged from 1,012 to 1,608 people passing per hour in both directions – this equated to 63%, 71% and 100% at counts points 2, 3 and 1 respectively.

6.4 At the more southern end of Baker Street (South), between Blandford Street and Robert Adam Street, footfall was significantly lower, receiving only 32% of peak footfall at count point 4 and 29% at count point 5 (472 – 514 people passing per hour).

FIGURE 70: HOURLY FOOTFALL COUNTS LABEL AXES 6.5 Baker Street (South) experiences a peak in footfall between 5pm and 6pm, however there is no discernible peak at

lunchtime.

FIGURE 71: WEEKDAY AND WEEKEND AVERAGE FOOTFALL

6.6 Footfall during the week was significantly higher than at the weekend at all locations except count point 5. This is the location at which footfall was lowest overall, at the southern end of Baker Street (South).

0

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0 2 4 6 8 10

1 Snappy Snaps / KFC

2 Post Office

3 Holland & Barrett / Subway

4 Tossed Salad Bar

5 Kuwait Air Travel Office

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5 Kuwait Air Travel Office

4 Tossed Salad Bar

3 Holland & Barrett / Subway

2 Post Office

1 Snappy Snaps / KFCWeekend

Weekday

0 10-11 11-12 12-13 13-14 14-15 15-16 16-17 17-18 18-19

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7. Bus Usage and Cycle Hire

7.1 Westminster City Council has commissioned a survey of bus users, alighting and departing at the Baker Street (South) bus stop shown on the following map. There are 4 bus stops on Baker Street, serving over ten routes.

FIGURE 72: LOCATION OF BUS SURVEY

7.2 The bus survey was undertaken between the times of 12-2pm and again between 7-9pm on the 14th of March 2013.

7.3 Bus routes 13 (Golders Green – Aldwych), 139 (West Hampstead – Waterloo) and 189 (Brent Cross – Oxford Circus) were observed in the survey using this stop.

35

7. Bus Usage and Cycle Hire

FIGURE 73: BUS SURVEY RESULTS

7.3 As can be seen from figure 73, Baker Street (South) experiences a large peak in bus usage during the middle of the day, between 12pm and 2pm. There is also a slight peak in the evening between 7pm and 9pm; however this is much less exaggerated than during the lunchtime hours. The lunchtime peak of consumers alighting is likely to be a result of passengers travelling into the West End from the North Western suburbs of London, and then either changing to a different local bus service, or transferring onto the Underground network to continue their journey. The higher levels boarding are likely to be local workers heading to Oxford Street to shop at lunchtime.

7.4 During the lunchtime peak, there were on average 20 buses stopping per hour with approximately 45 passengers boarding and 33 passengers alighting per hour. During the evening peak, 10 buses stopping per hour with approximately 15 passengers boarding and 7 passengers alighting.

Cycle Hire Data 7.5 The following table highlights usage of docking stations within the area.

TABLE 7: TFL CYCLE HIRE DATA Docking Station July 2012 December 2012

Docking points

Hires Docks Total Hires Docks Total

George Street 26 1,454 1,464 2,918 746 776 1,522 Baker Street 22 1,243 1,142 2,385 640 584 1,224

7.6 As can be seen, the docking stations attract similar numbers of hires and docks and, as would be expected, are

significantly busier during the summer than winter.

7.7 This data shows that cycle hire, while still well used, is not as popular in Baker Street as other Westminster health check locations surveyed.

0

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Number of buses

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Alighting

36

8. Conclusions and Indicators of Health

A wealth of new bespoke primary research, as well as analysis of existing secondary research has been undertaken as part of this Health Check on the Baker Street (South) Shopping Centre. As such, we can conclude the following:

Consumer Demand 8.1 The Baker Street (South) Shopping Centre attracts a worker dominated consumer base, mainly locally based

workers but also including workers visiting for meetings. Given the profile of the office stock and occupier base, this is likely to be a mid market consumer with high quality and service expectations.

8.2 Consumers are in the area on a frequent basis. These consumers will be looking for a strong convenience goods offer (as confirmed by the research in terms of what they use the offer for and what they want more of).

8.3 They will also be looking for an extensive F&B offer, which covers the full day and evening part, from breakfast, coffee, snacks, lunch and dinner. They will also require a wide choice of styles and cuisines, as well as price points. Finally, these consumers will have high requirements for Financial Services, to satisfy their regular / weekly needs.

8.4 There is a significant minority of consumers travelling to the area specifically to shop. These are mainly local residents travelling a short distance to use the convenience and F&B offer. Given the specialist nature of the offer available, there are also a few consumers who are travelling to the area for specific products or stores, although of course these consumers will also use the convenience and F&B offer too.

8.5 So, in summary, whilst Baker Street (South) is a multi-visit location, the needs of local workers dominate the retail requirements of consumers.

Existing Offer 8.6 Interestingly, the existing offer is significantly dominated by comparison goods, which is more likely a reflection of the

area’s historic focus as a location for furniture and home design. Whilst there is clearly a demand from some consumers for these products, it is likely that most consumers have limited interest or need for these products on a regular basis. Hence Baker Street (South) has an over provision of comparison goods and an under-provision of convenience goods.

8.7 The F&B provision is already extensive and whilst a significant increase would not be required, a smaller increase churn and / or upgrading of operators would be beneficial for the offer to keep it fresh.

Improvements Wanted 8.8 In terms of the retail offer, consumers want a bigger and better offer, more food stores, more cafes, more

independents, more fashion shops and more food stalls. In terms of the environment, they want more places to sit and more green space. Given the proximity to the Paddington Street gardens, signage and promotion of these spaces is a potential area for improvement. A small minority want more and better parking.

8.9 From the retailers’ perspective, they want more visible police / security, better parking (despite few consumers using the car to get to the location), better events and promotions, better cleaning (which is already good, less charity shops (there aren’t any in the core offer!) and better variety of shops.

Comparison to Previous Health Check 8.10 Since the last health check, Baker Street (South) has improved considerably. In 2008 the poor condition of a number

of buildings and long term development plots was identified as a negative. The centre has seen much redevelopment since. The overall size of the offer has increased, a number of blocks have been redeveloped and vacancies have reduced. The F&B offer in particular has seen significant improvement in range, depth and positioning of offer available. The offer was classed as healthy in the previous survey and there is no doubt whatsoever that it remains so in 2013.

37


Retail Performance and Outlook 8.11 Almost whichever way you look at it, the centre is performing well. Consumers are using the offer frequently, and

either at the same frequency as last year, or even more so.

8.12 Consumers would like to see more of the same which is always a positive, and in particular more shops (especially food stores), as well as more independents, more cafes and a better environment.

8.13 Whilst the leisure offer is not appealing to most consumers (more likely to be attracting its own destination custom), the usage of the night time offer is reasonably good and the offer is clearly thriving.

8.14 The one area which could be improved is the consumer ratings of many aspects of the offer. Whilst four areas were overtly positive (access by public transport, day time safety, ease of pedestrian movement and cleanliness), many areas were rated neither positively nor negatively. These include areas which are actual strengths, suggesting the consumer is not aware of the strengths or is not being reminded. These include the range and quality of shops, signage, liveliness and daytime facilities. This point was also underlined in regards to the degree of satisfaction with the offer, whereby a fifth of consumers were neither satisfied or unsatisfied, which is surprising, given the quality of the offer, brands available and general retail environment.

8.15 The picture from retailers is similarly positive, with many retailers wanting to either stay or even expand. They are more or less overtly positive about most areas (other than parking and rents).

8.16 The majority of retailers would recommend the location as a place to trade, and are optimistic about the future. In fact, both of which were amongst the highest in the overall study.

8.17 And most encouragingly of all, many more retailers are up on last year, again, at the joint highest levels in the whole study.

8.18 In terms of a couple of the indicators, rental levels on Baker Street appear relatively stable with higher levels being achieved in the smaller retail units. Usage of the cycle hire points whilst good, especially in the summer, is lower than some other Westminster locations. Of slight concern is crime is slowly rising (albeit from a small base). This is at odds with other locations where crime has typically reduced in the last year.

8.19 Finally, the area is clearly regenerating (especially in the south of the centre), and there is evidence that vacant units are not remaining empty long. Indeed, four of the seven units that were vacant last year when the land use survey was undertaken are now occupied and trading.

8.20 So, overall a very positive and healthy picture at Baker Street (South) and a good prognosis for the future.

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Portas Review Compliance 8.21 In December 2011, Mary Portas delivered her review of the future of high streets across the country and pulled

together examples of how high streets can help themselves and improve going forward.

8.22 Although many of the recommendations are generic national aspirations, we have extracted, summarised and amalgamated key recommendations from that report and assessed the extent to which the measures are already in place at Baker Street (South) Shopping Centre.

TABLE 8: PORTAS PILOT COMPLIANCE Recommendation In Place? Comment

Introduce Town Team, with focus on improved access

This could be a useful initiative for the area (although not necessarily to improve access, more to obtain support from ATCM and funding availability from DCLG)

Empower local BIDs Local BID has recently achieved successful vote

Make it easier for people to become market traders This is an active policy of the Council, although there is a only one pitch nearby

Use business rates to support small businesses and independent traders

– Not current Council policy

Introduce free local controlled parking schemes – Not needed as most people either walk or use public transport

Make it easier to change the use of properties Government changes to permitted development rights are now in force

Introduce presumption of town centre first policy Already Council policy

Large retailers to support and mentor local businesses

– Not needed, the offer is multiple dominated already

Local Authorities to introduce compulsory purchase orders to improve key retail space

– Not applicable / needed, the area continues to regenerate

Encourage Local Authorities to force owners to improve long term vacant shops

– Not applicable / needed

Get people more involved in Neighbourhood Plans, including focus on High Street

/ This will naturally occur as the BID gains in profile and awareness. Included as part of the Marylebone neighbourhood area application in 2013.

Support community use of empty properties – Not applicable

8.23 Overall, for the policies which are relevant and appropriate, Baker Street (South) Shopping Centre can be said to be overall compliant with the core aspirations of the Portas Review.

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Priority Actions Needed 8.24 From the research undertaken as part of this project, we would recommend the following initiatives are prioritised for

the Baker Street (South) Shopping Centre:

1. Stimulate / lead the formation of a Town Team to access support from the Association of Town Centre Management, as well as lessons learnt / best practice adopted elsewhere in London, e.g. Forest Hill Portas Pilot.

2. Encourage new Town Team to plan for and stimulate more events and activities. Alternatively undertake this through the BID.

3. Investigate opportunities for traffic calming / greater pedestrian priority, especially at the northern end of the centre (near Baker Street Underground Station).

4. Stimulate a high level (strategic) group to focus on promoting the area, similar to Promoting Pimlico group.

5. Facilitate a landlord forum to encourage coordinated location strategy and cohesive programme of improvements for the offer.

6. Encourage more visiting and themed markets, especially on weekdays, including lunchtime and night (early evening) markets. More weekly food markets, including Farmers Markets, new wave street food and international themed food events would all appropriate. This would need to be carefully co-ordinated, as part of clear annual events programme.

7. Investigate potential to create limited number of additional street trading pitches, with rotating or good quality market traders on different days.

8. Encourage local landowners to focus new retailer targeting on mid / upmarket combined convenience / F&B restaurants such as Bills Produce, Planet Organic, Whole Foods Market. A small mid / upmarket foodstore such as a Little Waitrose would also be beneficial.

9. Encourage landowners to also target more high profile / experiential restaurants (as upgrades as well as new premises). Examples include Searcy’s Champagne and Oyster Bars, Hawksmoor, Jamie’s Diner etc.

10. Encourage landlords to also target better quality fashion accessory operators that typically appeal to office workers, e.g. TM Lewin, Links of London, Oliver Bonas, Hotel Chocolat, etc.

11. Encourage local retailers to run and participate in joint and themed promotions.

12. Introduce clearer place signage to help increase profile and awareness of the area, including the Paddington Street gardens.

13. Identify opportunities to improve the pedestrian experience and extend the visit, include more greening, more seating / places to sit, more public art and even pavement table tennis.

14. Develop one or two recognised annual events that provide identity and sense of place for Baker Street. This could include an Annual Street Party, with the road closed or part closed to traffic.

15. More visible security / policing is needed, according to retailers.

16. Monitor performance on a more regular basis than the 5 – 6 year Health Check Cycle.

17. Consider expanding the shopping centre boundary to incorporate the western side of George Street.

Health Check Appendices

Appendix 1: Shopping centre land use map.

Appendix 2: Shopping centre land use/occupier table.

Appendix 3: Project overview map.

Appendix 4: Planning policy background.

Appendix 5: Glossary of terms.

MARYLEBONE

Car Park

Powergas

Portman Towers

Hotel

Circus

BA

KE

R S

TR

EE

T

GLO

UC

ES

TE

R P

LAC

E

SQUARE

Portm

an Mansions

Fitzhardinge H

ouse

Mansions

Courtauld Institute of A

rt

MANCHESTER

Montagu M

ansions

Westminster

Bryanston

Dorset Court

House

Nurses' Home

24.9m

Hannah House

Eldon H

ouse

Fellow

ship, London

Ashlan

d H

ouse

Carlton House

Osb

orneN

ottin

gha

mBickenhall Mansions

Wallace

Treborough

International House

Public GardensBrendon

Luxborough Tower

York Mansions

Winsford

Catholic Church

Tenby

York Place M

ansions

St A

ndrew's M

ansions

St Pauls Church

Admiral Court

Cou

rt

Primary School

Beehive

CH

ILTE

RN

ST

RE

ET

Wendover C

ourt

KE

NR

ICK

PLA

CE

Faraday

OLD

BU

RY

PLA

CE

PADDINGTON STREET

PORTER STREET

DORSET STREET

SP

AN

ISH

PLA

CE

BLANDFORD STREET

SH

ER

LOC

K M

EW

S

LUX

BO

RO

UG

H S

TR

EE

T

CLA

Y S

TR

EE

T

BR

OA

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TO

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PLA

CE

GLO

UC

ES

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R P

LAC

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EW

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MA

NC

HE

ST

ER

ST

RE

ET

RO

DM

AR

TO

N S

TR

EE

T

FITZHARDINGE STREET

PO

RT

MA

N C

LOS

E

ROBERT ADAM STREET

PO

Bank

PH

Wendover C

ourt

Car Park

Bank

Public Gardens

BA

KE

R S

TR

EE

T

Portm

an Mansions

House

Courtauld Institute of A

rt

Montagu M

ansions

BA

KE

R S

TR

EE

T

Bank

Montagu M

ansions

PORTMAN CLOSE

Portm

an Mansions

Multi-storey

PORTMAN SQUARE

Marylebone

Montagu

House

University of

Osbourne

of St James

Self-R

ealization

(University of London

(University of London)

Wendover

Ch

eviot

St Vincent's RC

ICKENHALL STREET

Gallery

DORSET STREET

Albe

rt

GLO

UC

ES

TE

R P

LAC

E M

EW

S

MA

NC

HE

ST

ER

ST

RE

ET

GEORGE STRE

GEORGE STREET

MO

NTA

GU

ST

R

AY

BR

OO

K S

TR

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T

MANCHESTER MEWS

MO

NTA

GU

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W

NOTTINGHAM STREETN

OT

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AM

PL

AC

E

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PLA

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Moxon

BA

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BAKER'S MEWS

MO

NTA

GU

MA

NS

ION

S

DA

VID

ME

WS

NTA

GU

SQ

UA

RE

11

11

11

11

11

11

11

11

11

11

Howard

118

112

112

119

119115

117

New

castle

1 to 11

3 to 11

Rectory

Ward B

dy

Ward Bdy

11 to 13

11 to 16

Charles Fowler

88 to 110

84 to 115

Luxborough

119 to 144

Bourne

Telephone Exchange

Cycle

Cycle

Gro

tto Pa

ssage4

4

4

4

4

4

4

4

4

4

4

4

29

29

29

29

127127

38

75

75

37

37

45

45

45

45

33

33

33

33

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92

92

61

61

61

35

35

35

35

35

35

4 to 6

58 to 60

4 to 5

4 to 5

33 to 51

12 to 20

to 12

1 to 12

1 to 12

1 to 12

1 to 12

1 to 121 to

12

1 to 12

1 to 12

1 to 12

1 to 12

1 to 12

1 to 12

56

56

56

19

19

19

19

19

19

17

17

17

17

17

59

54

54

54

54

68

7

7

7

7

7

7

7

77

7

7

7

7

7

7

7

72 to

75

22a

34

34

34

34

1 to 38

2 to 32

1 to 20

84 to 131

1 to 23

1 to 1943 to 47

33 to 39

47 to 82

1 to 155

13 to

14 to

47

1 to 30

97

52

52

1 to 8

1 to 8

1 to 8

1 to 8

35 to 3823 to 31

26 to 36

32 to 402 to 14

98 to 108

14 to 148

49 to 53

148

13

13

13

13

13

13

13

13

13

27

27

27

27

27

27

27

46

46

4646

46

14

14

14

14

14

14

14

14

14

1414

14

123 to 133

2 to 10

24 to 26

1 to 18

1 to 181 to

9

14 to 65

54 to 60

50 to 60

64 to 66

12 to 14

74 to 84

42 to 50

159 to 236

126 to 136

2 to 12

7 to 46

1a

1a

1a

16 to 18

28 to

32

to

toto

to

to

to122 to 132

37 to 43

72 to 82

47 to 53

15

15

15

15

15

15

15

15

64

64

64

72

21

21

21

21

21

21

21

21

21

22

22

22

22

22

22

22

2222

52 to 60

14 to 22

19 to 35

9 to 17

1 to 6

60

21b

22 to 30

55 to 83

10 to 12

46 to 90

18

18

18

18

18

18

18

18 to 21

176

to 20

5

244

to 27

1

1 to 10

1 to 101 to

10

83a

12a

16 to 20

15 to 20

53

53

74 to 76

95 to 99

38 to 44

57

82

82

77

77

5 5

5

5

5

5

5

5

5

5

5

5

5

5

24 to 38

87

87

89

89

28

2828

28

50

50

50

50

20

20

20

20

20

12

12

12

12

12

12

12

12 12

12

20 to

13 to 21

20a16

16

16

16

16

134 to 146

1 to 5

93

65

65

65

65

102100

100

1

1

1

1

1

1

1

1

1

1

1

1

1

1

1

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11

1

1

1

3

3

3

3

3

3

3

3

3

3

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7 to 9

36

135 to 169

2a

22 to 25

1 to 45

101103

49a43a

130

105

32

32

32

82a

86

24

24

24

24

208

76

6

6

6

6

6

6

6

6

6

6

6

6

6

6

39

39

48

48

41

2

2

2

2

2

2

2

2

2

2

2

2

2

2

2

2

2

2

42

42

42

42

42

10

10

10

10

10

10

10

10

10

10

10

10

10

44

44

174

231

66

66

66

51

51

47

47

47

4b 4a

67

67

40

40

40

124

81a

126

121

121

26

26

26

26

26

9694

49

49

49

31

31

31

31

80

58

58

85

85

78

78

83

83

83

83

83

70

70

88

88

88

23

23

23

23

23

23

23

79

79

79

81

81

81

90

98

98

71

71

71

71

69

69

69

62

62

62

73

73

55

55

55

55

8

8

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8

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88

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9

9

9

9

9

9

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84

84

25

25

25

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91

91

63

63

43

43

Multistorey

Shelter

Shelter

Speen

-lan

d Mans

Chy

77 TO

81

De

niso

n

LB

LB

LB

LB

LB

LB

LB

Cycle Hire

Cycle Hire

North

umb

er

Station

Station

Station

Central Court

Fire Station

Bank

Hire Station

26.0m

26.0m

26.0m

24.7m

26.2m26.2m

26.1m

26.1

26.5m

24.2m

25.6m

23.0m23.5m

23.8m

23.8m

6.3m

25.9m

TCBs

TCBs

TCBs

TC

Bs

TCBs

TCBs

TCBs

TCBs

TCBs

TCBs

OLDBURY

El Sub Sta

Hire

Ma

li Co

urt

KE

ND

ALL P

LAC

E

(PH)

FB

FB

Ho

D Fn

Ramp

PLACE

PCs

ROMNEY MEWS

OS

SIN

GT

ON

BU

ILDIN

GS

TCB

DU

RW

ES

TO

N M

EW

S

ME

WS

ST VINCENT

AS

HLA

ND

PLA

CE

MOXON STREET

Hall

(Spanish Place)

CR

AM

ER

ST

RE

ET

Ka

thlee

n

GA

RB

UT

T P

LA

CE

CR

CR

SP

RIN

G

STREET

BoswellMontague

1 to 4

TCP

TCP

TCP

PH

PH

PC30

30

30

30

30

30

30

24 25

5 to

SE

YM

OU

R

SE

YM

OU

R

bway

JAC

OB

'S W

EL

cond

Car Park

Bank

House

PH

PH

PH

Ho

use

PH

enhall Mansions

HousePH

Hotel

Ho

use

Hotel

PH

House

House

House

PHM

ansio

ns

Hotel

Man

sions

Hotel

Mansions

House

Ma

nsio

ns

PH

House

Hou

se

Hou

se

House

House

House

House

Bank

PH

Rep

rod

uce

d fr

om

Ord

nan

ce S

urve

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ap

pin

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ith t

he

sanc

tion

of H

er M

ajes

ty’s

Sta

tiona

ry O

ffice

, Cro

wn

Co

pyr

ight

. U

nau

tho

rise

d re

pro

duct

ion

ma

y le

ad

to p

rose

cutio

n o

r ci

vil p

roce

edin

gs.

City

of W

estm

inst

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000

195

97 C

ity P

lan

nin

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eliv

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Un

it 20

13

I0 5025 Metres

BAKER STREET (SOUTH) SHOPPING CENTRE: GROUND FLOOR LAND USE 2012

Source: GOAD Retail Survey 2012

CAZ Shopping Frontage

A1 - Retail

A2 - Financial & Professional Services

A3 - Restaurant/Cafe

A4 - Pub/Bar

A5 - Takeaway

SG - Sui Generis

B1 - Office

C1 - Hotel

D1 - Assembly & Leisure

D2 - Non-Residential Institution

UC

Vacant - A-Class

Ground Floor Land Use

Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type

1 BAKER STREET W1U 8ED GALA BARRACUDA CASINO 83 D2

5 BAKER STREET W1U 8EF MONEY REMITTANCE WORLDWIDE BUSINESS SERVICES 158 B1

16 BAKER STREET W1U 3BX KUWAIT AIRWAYS TOUR OPERATOR 216 A1 SPEC

19 BAKER STREET W1U 6RX APOSTROPHE BOULANGERIE PATISSERIE CAFE 179 A3

20 BAKER STREET W1U 3BL CITY & URBAN ESTATE AGENT 155 A2

21 BAKER STREET W1U 6RX LEONIDAS CONFECTIONERY & BISCUITS 181 A1 CONV

28 BAKER STREET W1U 7AB BETFRED BETTING OFFICE 145 A2

30 BAKER STREET W1U 3ER HYDE PARK BATHROOMS & KITCHENS KITCHEN FURNITURE 163 A1 IND

32 BAKER STREET NW1 5RS HUNTERS ESTATE AGENT 99 A2

34 BAKER STREET W1U 3EU PHOENIX CRYSTAL CHINA & GLASSWARE 50 A1 SPEC

38 BAKER STREET W1U 7BY BRITANNIA BUILDING SOCIETY 143 A2

42 BAKER STREET W1U 7AJ ROYAL CHINA CLUB CHINESE RESTAURANT 398 A3

44 BAKER STREET W1U 7RT THE CHESS & BRIDGE SHOP TOYS & GAMES 313 A1 SPEC

46 BAKER STREET W1U 7BR N V S PHARMACY CHEMIST 172 A1 CONV

48 BAKER STREET W1U 7BS A D FOOD CONVENIENCE STORE 147 A1 CONV

50 BAKER STREET W1U 7BT INDALI INDIAN RESTAURANT 484 A3

54 BAKER STREET W1U 7BU CAFE TEO CAFE 143 A3

55 BAKER STREET W1U 8EW LAGO INTERIOR DECORATIONS 253 A1 SPEC

55 BAKER STREET W1U 8EW LIVING SPACE FURNITURE 253 A1 SPEC

55 BAKER STREET W1U 8EW RUSH HAIRDRESSING 289 A1 NAT

55 BAKER STREET W1U 8EW PAUL BAKER 255 A1 CONV

55 BAKER STREET W1U 8EW TODAY CONVENIENCE STORE 227 A1 CONV

55 BAKER STREET W1U 8EW ABOKADO CAFE 95 A3

55 BAKER STREET W1U 8EW CANTEEN BRITISH RESTAURANT 430 A3

55 BAKER STREET W1U 8EW COSTA COFFEE SHOP 237 A3

55 BAKER STREET W1U 8EW BRIGHT COURTYARD CHINESE RESTAURANT 487 A3

55 BAKER STREET W1U 8EW FITNESS FIRST BLACK LABEL HEALTH CLUB 260 D2

56 BAKER STREET W1U 7BU PEOPLESTRAVEL TRAVEL AGENT 140 A1 SPEC

58 BAKER STREET W1U 7DD STARBUCKS COFFEE SHOP 115 A3

60 BAKER STREET W1U 7DE HOB SALONS HAIRDRESSING 160 A1 IND

66 BAKER STREET W1U 7DH GALVIN FRENCH RESTAURANT 379 A3

Page 1 of 5


68 BAKER STREET W1U 7ER CHELTENHAM & GLOUCESTER BANK 116 A2

70 BAKER STREET W1U 7LB VISION CARE OPTICIAN 48 A1 NAT

72 BAKER STREET W1U 6TA AMIGOS CAFE 85 A3

74 BAKER STREET W1U 6TB SUBWAY SANDWICH BAR 77 A1 CONV

75 BAKER STREET W1U 6RE RIA MONEY TRANSFER BUSINESS SERVICES 196 B1

77 BAKER STREET W1U 6RF ARTHUR MURRAY DANCE STUDIOS HEALTH CLUB 198 D2

79 BAKER STREET W1U 6RG REUBENS MIDDLE EASTERN RESTAURANT 207 A3

80 BAKER STREET W1U 6TE CHRISTIAN SCIENCE READING ROOM BOOKS 69 A1 IND

81 BAKER STREET W1U 6RQ CREATIVE PICTURE FRAMING POSTERS & PICTURE FRAMING 312 A1 SPEC

85 BAKER STREET W1U 6RH ROSSELINI MENS WEAR 303 A1 IND

90 BAKER STREET W1U 6AX HSBC BANK 288 A2

94 BAKER STREET W1U 6FZ VACANT 100 A1 VACANT

100 BAKER STREET W1U 6WG STRADA ITALIAN RESTAURANT 192 A3

102 BAKER STREET W1U 6FY DENTAL SURGERY 19 D1

104 BAKER STREET W1U 6TN RYMAN STATIONER 139 A1 NAT

105 BAKER STREET W1U 6EZ SPORTS DIRECT.COM SPORTS GOODS 109 A1 NAT

106 BAKER STREET W1U 6TW VACANT 114 A1 VACANT

107 BAKER STREET W1U 6FJ CORAL BETTING OFFICE 143 A2

108 BAKER STREET W1U 6LJ THE SHERLOCK HOLMES HOTEL HOTEL 1144 C1

111 BAKER STREET W1U 6SG POST OFFICE POST OFFICE 376 A1 CONV

113 BAKER STREET W1U 6RS NANDO`S PORTUGUESE RESTAURANT 293 A3

114 BAKER STREET W1U 6TR EAT SANDWICH BAR 104 A1 CONV

115 BAKER STREET W1U 6RU LONDON TOKYO PROPERTY SERVICES ESTATE AGENT 137 A2

118 BAKER STREET W1U 6TT FLIGHT CENTRE TRAVEL AGENT 181 A1 NAT

120 BAKER STREET W1U 6TU PRET A MANGER SANDWICH BAR 96 A1 CONV

123 BAKER STREET W1U 6RZ VACANT 103 A1 VACANT

124 BAKER STREET W1U 6TY COSTA COFFEE SHOP 103 A3

126 BAKER STREET W1U 6UE STARBUCKS COFFEE SHOP 36 A3

129 BAKER STREET W1U 6SD CHA NO MA TAKE AWAY 55 A5

130 BAKER STREET W1U 6UA SNAPPY SNAPS FILM DEVELOPING 81 A1 NAT

132 BAKER STREET W1U 6UA 3 STORE TELEPHONES 99 A1 NAT

Page 2 of 5


133 BAKER STREET W1U 6SF PIZZAEXPRESS PIZZA RESTAURANT 184 A3

134 BAKER STREET W1U 6UB DIGITAL TECHNOLOGY ELECTRICAL & GAS APPLIANCES 27 A1 IND

136 BAKER STREET W1U 6FL BROOK STREET EMPLOYMENT AGENCY 89 A2

101 ‐ 103 BAKER STREET W1U 6HQ CHIPOTLE MEXICAN RESTAURANT 150 A3

102A BAKER STREET W1U 6FY GOURMET BURGER KITCHEN RESTAURANT 134 A3

110 ‐ 112 BAKER STREET W1U 6TP TESCO EXPRESS CONVENIENCE STORE 277 A1 CONV

119 ‐ 121 BAKER STREET W1U 6RY LADBROKES BETTING OFFICE 173 A2

134A BAKER STREET W1U 6UB VACANT 30 A1 VACANT

18A ‐ 20 BAKER STREET W1U 3BY VACANT 221 A1 VACANT

1A BAKER STREET W1U 8ED MANORS ESTATE AGENT 76 A2

1C BAKER STREET W1U 8ED MANORS ESTATE AGENT 40 A2

23 ‐ 25 BAKER STREET W1U 6RX HULSTA ROLF BENZ WESTEND FURNITURE 310 A1 SPEC

24 ‐ 26 BAKER STREET W1U 7AB ROYAL CHINA CHINESE RESTAURANT 518 A3

29 ‐ 33 BAKER STREET W1U 8EH TOSSED TAKE AWAY 437 A5

31 ‐ 33 BAKER STREET W1U 8EN MISURA EMME FURNITURE 184 A1 SPEC

3A ‐ 3B BAKER STREET W1U 8EE SHARPS FITTED FURNITURE 306 A1 NAT

3D BAKER STREET W1U 8EE SYRIAN AIR TRAVEL AGENT 189 A1 SPEC

3E BAKER STREET W1U 8EE BOULEVARD CAFE CAFE 103 A3

62 ‐ 64 BAKER STREET W1U 7DF THE LIGHTING STORE LIGHTING 315 A1 IND

69 ‐ 71 BAKER STREET NW1 5SQ NATWEST BANK 444 A2

76 ‐ 78 BAKER STREET W1U 6TD HOLLAND & BARRETT HEALTH FOOD 146 A1 CONV

80A BAKER STREET W1U 6TF CARDS GALORE CARDS & GIFTS 74 A1 IND

82A BAKER STREET W1U 6AA SHERLOCK HOLMES PHARMACY CHEMIST 58 A1 CONV

87 ‐ 89 BAKER STREET W1U 6RJ ARAN KITCHEN FURNITURE 100 A1 IND

91 ‐ 93 BAKER STREET W1U 6RL BARCLAYS BANK 411 A2

95 ‐ 97 BAKER STREET W1U 6RN BATHSTORE.COM BATHROOM FURNITURE 240 A1 NAT

95A BAKER STREET NW1 5TA WILLIAM HILL BETTING OFFICE 13 A2

96 ‐ 98 BAKER STREET W1U 6TJ BOOTS CHEMIST 357 A1 CONV

BAKER STREET W1U 6FY VACANT 12 A1 VACANT

BAKER STREET W1U 6TA NOTORIUS ART GALLERY (RETAIL) 68 A1 SPEC

15 BLANDFORD STREET W1U 3DG TRISHNA INDIAN RESTAURANT 123 A3

Page 3 of 5


19 BLANDFORD STREET W1U 3DH ROGANIC BRITISH RESTAURANT 55 A3

21 BLANDFORD STREET W1U 3DJ FABULOUS NAILS BEAUTY SALON 67 A1 IND

23 BLANDFORD STREET W1U 3DN MAC SERVICES ELECTRICAL & GAS APPLIANCES 66 A1 IND

25 BLANDFORD STREET W1U 3DN BLANDFORD FRUIT STORES GREENGROCER 108 A1 CONV

35 BLANDFORD STREET W1U 7HA LONDON CENTRE OF TRICHOLOGY HEALTH CENTRE 40 D1

37 BLANDFORD STREET W1U 7HD JS COUTURE BRIDAL WEAR 77 A1 SPEC

39 BLANDFORD STREET W1U 7HE SUSAN ASTAIRE JEWELLER 58 A1 SPEC

41 BLANDFORD STREET W1U 7HE IL BARETTO ITALIAN RESTAURANT 39 A3

47 BLANDFORD STREET W1U 7HQ JAPANESE KNIFE COMPANY HOUSEHOLD GOODS 84 A1 IND

48 BLANDFORD STREET W1U 7HU FARADAYS ESTATE AGENT 26 A2

48 BLANDFORD STREET W1U 7HU DOORSTEPS CAFE 23 A3

49 BLANDFORD STREET W1U 7HH DELI WEST ONE DELICATESSEN 47 A1 CONV

50 BLANDFORD STREET W1U 7HX L`HOMME DESIGNER EXCHANGE SECONDHAND GOODS 38 A1 IND

52 BLANDFORD STREET W1U 7HY CATWALK LADIES & MENS WEAR 28 A1 IND

53 BLANDFORD STREET W1U 7HL CHARLIE KINGHAM FITTED FURNITURE 43 A1 SPEC

54 BLANDFORD STREET W1U 7HZ THE TASTY CORNER CAFE 43 A3

56 BLANDFORD STREET W1U 7JA THE BOK BAR PUBLIC HOUSE 120 A4

58 BLANDFORD STREET W1U 7JA CENTURY HAIR HAIRDRESSING 67 A1 IND

58 BLANDFORD STREET W1U 7JB CENTURY FURNITURE 67 A1 SPEC

59 BLANDFORD STREET W1U 7HP ROBERT TAUSSIG HOME ENTERTAINMENT 126 A1 IND

60 BLANDFORD STREET W1U 7JD VACANT 68 A1 VACANT

64 BLANDFORD STREET W1U 7JF 64 BLANDFORD HAIRDRESSING 92 A1 IND

27‐31 BLANDFORD STREET W1U 3DN FOXTONS ESTATE AGENT 194 A2

48A BLANDFORD STREET W1U 7HU CUBE TECHNOLOGY COMPUTER EQUIPMENT 16 A1 IND

2 CHILTERN STREET W1U 7PR ARCHER ADAMS LADIES & MENS WEAR 37 A1 IND

17 GEORGE STREET W1U 3QL WALTON BAKER HAIRDRESSING 77 A1 IND

19 GEORGE STREET W1U 3QN GROSVENOR KITCHEN DESIGN KITCHEN FURNITURE 77 A1 SPEC

21 GEORGE STREET W1U 3QW HAMILTONS ESTATE AGENT 77 A2

23 GEORGE STREET W1U 3QA OTYLIA ROBERTS BEAUTY SALON 77 A1 IND

34 GEORGE STREET W1U 7DP DEFUNE JAPANESE RESTAURANT JAPANESE RESTAURANT 116 A3

36 GEORGE STREET W1U 7DR CHI YU NATURAL THERAPY 67 A1 IND

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38 GEORGE STREET W1U 7DS HELEN LADIES & MENS WEAR 84 A1 IND

46 GEORGE STREET W1U 7DX DUXIANA BEDS & BEDDING 73 A1 IND

54 GEORGE STREET W1U 7EB ALBERRE ODETTE CLOTHING 75 A1 IND

56 GEORGE STREET W1U 7ED ANTHONY YACOMINE HAIRDRESSING 66 A1 IND

25 ‐ 27 GEORGE STREET W1U 3QA SKIN OASIS BEAUTY SALON 151 A1 IND

29 ‐ 31 GEORGE STREET W1U 3QB CASA BELLA FURNITURE 153 A1 SPEC

37 ‐ 39 GEORGE STREET W1U 3QD CHINA EASTERN TRAVEL AGENT 156 A1 SPEC

42 ‐ 44 GEORGE STREET W1U 7ES GIELLY GREEN HAIRDRESSING 164 A1 IND

48A GEORGE STREET W1U 7DY PAUL BENNETT JEWELLER 83 A1 SPEC

52A GEORGE STREET W1U 7EA JONATHAN POTTER GALLERY BOOKS 74 A1 SPEC

58‐60 GEORGE STREET W1U 7ES DANIEL GALVIN HAIRDRESSING 354 A1 IND

39 PADDINGTON STREET W1U 4HH BAGEL FACTORY SANDWICH BAR 79 A1 CONV

40 PADDINGTON STREET W1U 4HL DEBONAIRE CLEANERS DRY CLEANING 73 A1 IND

41 PADDINGTON STREET W1U 4HN ELEMENTS NATURAL THERAPY 71 A1 IND

36 ‐ 38 PADDINGTON STREET W1U 4HQ ZIZZI ITALIAN RESTAURANT 298 A3

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Royal Borough of Kensington & Chelsea

London Borough of Brent

London Boroughof Camden

London Borough of Lambeth

City ofLondon

London Boroughof Islington

Centres under study1 - St John's Wood High Street2 - Harrow Road3 - Church Street/Edgware Road4 - Queensway/Westbourne Grove5 - Praed Street6 - Edgware Road (south)7 - Baker Street (south)8 - Marylebone High Street9 - Berwick Street10 - Victoria11 - Warwick Way/Tachbrook St

Local Shopping Centre

International Shopping CentreCAZ Frontage

Westminster BoundaryRoyal Parks

West End Special Retail Policy Area (WESRPA)

Core CAZ

London Boroughs

Central Activities Zone

North Westminster EconomicDevelopment Area

1

2

5

4

3

67

8

9

10

11

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Health Checks – Policy Introduction

1. Introduction

In late 2012, Westminster City Council commissioned The Retail Group following a competitive tendering process to undertake health checks for Westminster’s High Street type shopping centres. The centres under examination and their town centre hierarchy designation (primarily driven by their location, in addition to their size, character and function) are set out below. Health checks were previously undertaken for these centres in 2007 (the 7 former District Centres) by Nathaniel Lichfield and Partners, and 2008 (CAZ shopping centres), by the City Council, and are available on the City Council’s website, along with archived health checks from 2002 and 1997. Centre Designation (London Plan 2011 and WCC City Plan – Strategic

Policies, 2013) Warwick Way/Tachbrook Street CAZ Frontage (London Plan, 2011) Baker Street (south) CAZ Frontage (London Plan, 2011) Edgware Road (south) CAZ Frontage (London Plan, 2011) Marylebone High Street CAZ Frontage (London Plan, 2011) Victoria CAZ Frontage (London Plan, 2011) Queensway/Westbourne Grove Major Shopping Centre (London Plan, 2011) St John’s Wood High Street District Shopping Centre (London Plan, 2011) Edgware Road/Church Street District Shopping Centre (London Plan, 2011) Praed Street District Shopping Centre (London Plan, 2011) Harrow Road District Shopping Centre (London Plan, 2011) Berwick Street CAZ Shopping Centre (WCC City Plan – Strategic Policies, 2013) Designation Definitions: CAZ Frontage: Mixed use areas usually with a predominant retail function. Major Centre: Typically found in inner and some parts of outer London with a borough-wide catchment. They generally contain over 50,000sqm of retail floor space and a relatively high proportion of comparison goods relative to convenience goods. They may also have significant employment, leisure, service and civic functions. District Centre: Distributed more widely than Metropolitan and Major centres, they provide convenience goods and services for more local communities and accessible by public transport, walking and cycling. Typically they contain 10,000-50,000 sqm of retail floor space. Some district centres have developed specialist shopping functions. CAZ Shopping Centre: Shopping centres in the Core CAZ, which are not designated as CAZ frontages, but do contribute to Westminster’s unique and varied world class retail offer.

2. The need for town centre health checks Former government SPG’s on Town Centres advised that health checks be undertaken every five years to allow accurate and reasonable temporal analysis of the performance of centres. This requirement has been superseded by more recent national and regional policy frameworks.

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The National Planning Policy Framework (DCLG, 2012), states that when setting out requirements for Plan Making and using a proportionate evidence base, ‘Local Planning Authorities should have a clear understanding of business needs within the economic markets operating in and across their area. To achieve this they should... assess... the role and function of town centres and the relationship between them, including any trends in the performance of centres, and the capacity of existing centres to accommodate new town centre development (paragraphs 160, 161).’ The London Plan (2011) sets out strategic retail policy for the CAZ and for Town Centres in London. This will be set out in more detail below. Paragraph 2.74 of the London Plan (July 2011) states that ‘The current role of town centres should be tested through regular town centre ‘health checks’. This process should ensure that the network is sufficiently flexible to accommodate change in the role of centres and their relationships to one another. Centres can be reclassified and, where appropriate, new centres designated, in the light of these through subsequent reviews or alterations to this plan and DPDs. Changes to the upper tiers in the network (major and above) should be co-ordinated first through this plan.’ This then forms the current national and regional planning policy framework for undertaking town centre health checks. The City Council intends to follow the former guidance and update health checks every five years, as this is deemed to be a sensible and manageable time period for monitoring the viability and vitality of centres.

3. Current Retail Planning Policy Framework The NPPF (DCLG, 2012) Section 2 of the NPPF focuses on ensuring the vitality of town centres. Under paragraph 23 the NPPF states that ‘Planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centres over the plan period.’ The detail of the policy goes on to set out requirements for drawing up local plans, such as recognising town centres as the heart of communities, and pursuing policies to support their viability and vitality. A hierarchy of centres should be defined with clear boundaries and defined primary and secondary frontages as necessary, customer choice and diversity should be promoted, with markets retained or introduced where appropriate. In addition, sites should be allocated to meet development needs for town centres, local authorities should plan positively for centres in decline, and adopt a sequential approach to planning applications for town centre uses, based on a town centres first approach. London Plan (GLA, July 2011) The London Plan distinguishes between the Central Activities Zone and then other town centres, when concerning retail policy. Part ‘F’ of policy 2.10 seeks to support and improve the retail offer of the CAZ for residents, workers and visitors, especially Knightsbridge and the West End as global shopping destinations. The London Plan designates the West End Special Retail Policy Area, and seeks to protect and enhance the unique offer and the quality of the environment and public realm in this area under paragraph 2.47. Other town centres are covered by London Plan policy 2.15, which seeks to develop London’s network of town centres, to provide foci for commercial development and intensification, a choice of goods and services, and as foci for communities and local identity in London.

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Policy 2.15 goes on to discuss changes to the town centre hierarchy in response to need or deficiency, and then focuses on making planning decisions for proposals in town centres. Decisions should sustain and enhance the vitality and viability of centres, accommodate growth in appropriate locations, be in scale with the centre, support and enhance competitiveness, diversity and quality of retail uses, leisure, art and cultural facilities and other public services. Other considerations are accessibility and the promotion of walking and cycling, safety and security, public realm and the environment. The final part of 2.15 concerns LDF preparation, which covers many points already discussed such as defining a hierarchy of centres, managing declining centres proactively, supporting town centre management, and improving access for older and disabled users. The overarching aim is to create a polycentric network of convenient and accessible centres, which act as commercial and social foci for communities, with each level in the network having different, complementary or specialist roles in the process. The annex of the London Plan sets out London’s Town Centre Hierarchy (down to District Centre level), and guidance on policy directions for individual town centres and capacity for growth where appropriate, based on retail needs assessments. Westminster City Council Policy Westminster’s current local plan consists of the Westminster’s City Plan – Strategic Policies (adopted November 2013), and saved development management policies from the Unitary Development Plan (adopted January 2007). Key retail policies in the Strategic Policies document are S6 Core CAZ, which states that retail is acceptable throughout this area, S7 West End Special Retail Policy Area (WESRPA), which seeks to maintain and enhance the unique status and retail offer in the WESRPA and where priorities include improvement of retail space, appropriate retail growth, an improved pedestrian environment and public transport provision, the development of oasis areas for rest, and the provision of appropriate services to support the retail environment. Policy S21 is the general policy for retail across the City, seeking to protect existing A1 uses throughout the city, direct new retail floor space to designated shopping centres, and to protect non-A1 retail uses throughout the city, and uses occupying shop type units in designated shopping centres. Other area based policies in the Strategic Policies document direct commercial development and retail to the designated centres within the areas, such as S8 Marylebone and Fitzrovia, and S10 Pimlico. For example in Pimlico, commercial development (including retail) should be directed to the Warwick Way/Tachbrook Street CAZ Frontage or the designated Local Shopping Centres. Within the North Westminster Economic Development Area (NWEDA), the policy is more flexible about uses in the district shopping centres, to maintain and enhance the vitality and viability of these centres. In the Unitary Development Plan (UDP), detailed retail policies are split by area and type of shopping centre. Policy SS6 for the district shopping centres seek to balance A1 and non-A1 uses through the use of thresholds for these uses (as a proportion of frontage length), which is the policy of most relevance to these health checks. The percentage thresholds are updated annually to check against the adopted target and therefore guide change of use planning applications. Beyond this there is a policy that covers the local shopping centres, again providing criteria for managing change of use proposals. And in addition there is a policy for retail and town centre uses that are not in a designated shopping centre (outside of the CAZ and NWEDA), aimed at protecting viable isolated units.

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All retail policies outside of the Strategic Policies document are currently under review, and initial replacement drafts are likely to be consulted on informally at the end of 2013 or in early 2014.

4. Other Issues and Changes Changes to Permitted Development Rights Central Government brought in a series of amendments to the General Permitted Development Order (GPDO) in early 2013, which came into force on 30th May 2013. Under Class D of the amendment, the following has become permitted development: The change of use of a building and any land within its cartilage from a use falling within classes A1 (shops), A2 (financial/professional services), A3 (restaurant/cafe), A4 (drinking establishment), A5 (take away), B1 (office), D1 (non-residential institution), D2 (assembly and leisure) to a flexible use falling within class A1, A2, A3 or B1. The permitted development is for a single continuous period of up to two years, and relates only to uses under 150 sqm, excluding listed buildings and scheduled monuments. The stated purpose of the amendments to PD rights is to promote regeneration, and get empty and under-used buildings back into productive use, to promote economic growth. The town centre uses change to PD rights detailed above was promoted under ‘getting empty town centre buildings back into use’, to create opportunities for new and start-up businesses, and help retail the viability and vitality of town centres. However the published GDPO makes no reference to buildings or units having to be vacant to qualify. A further consultation around changes to permitted development rights was undertaken in Autumn 2013. The key proposal in the consultation would allow retail units to change to residential uses under permitted development when certain criteria are met. The City Council is awaiting the government’s decision following the consultation.

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The Portas Review of High Streets Further context to recent government initiatives and approaches to town centre planning is provided by the recent independent Portas review of the future of high streets. The report calls for the diversification of high streets to include a wide range of services and housing, offices and other commercial uses. The final report made a series of 27 recommendations, set out and analysed in a Westminster context below. Put in place a “Town Team”: a visionary, strategic and strong operational management team for high streets Funding issues over implementing this across the city, however in Westminster the focus is on the Business Improvement Districts, which exist in many of Westminster’s key retail areas. Most BIDs already have operational management teams, such as the New West End Company (NWEC) Red Cap scheme, which has been in place for 10 years. Red caps answer over 420,000 public queries every year about the West End, and they liaise with member stores on issues such as security, the street environment and marketing. They also feed back street and public realm issues to the City Council for action, and provide intelligence to the police and City Council on crime, anti social behaviour and enforcement issues. This kind of town centre management is common in Westminster’s BIDs: in addition to NWEC there are similar arrangements in the Victoria BID, Heart of London BID, Piccadilly, Paddington, Bayswater and Baker Street and the Council are in the process of assembling a town team for Harrow Road. Westminster’s Cross River Partnership also runs a workplace coordinator scheme, such as the one based with the Crown Estate, which gets young people work placements with West End retailers. This creates a local supply of labour for retailers, and contributes towards Westminster’s sustainable economic growth. Empower successful Business Improvement Districts to take on more responsibilities and powers and become “Super-BIDs” Westminster fully supports BIDs, with many in place already and others coming forward, therefore the devolution of powers and responsibility is a possibility if it is more appropriate for the BID to be delivering a service. Early and confidential discussions have taken place to discuss this with some BIDs, and the City Council is open to further discussion. Legislate to allow landlords to become high street investors by contributing to their Business Improvement District We support this, but it is an action for central government. Establish a new “National Market Day” where budding shopkeepers can try their hand at operating a low-cost retail business We would support this initiative. BID’s already run impromptu market days in Westminster, such as Victoria BIDs market days in Cardinal Place. We also support pop-up shops and restaurants, and related initiatives, mainly through working with landowners, such as recent pop-up shops on Carnaby Street in Soho. Make it easier for people to become market traders by removing unnecessary regulations so that anyone can trade

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on the high street unless there is a valid reason why not We have a streamlined process in place operated by our Licensing service for people who want to trade in our markets. Local authorities should use their new discretionary powers to give business rate concessions to new local businesses This requires the Council to retain its business rates in the first instance. The changes to the local retention of business rates have only been in place since 1 April 2013 and it is too early to determine whether the Council will be a beneficiary, or will in fact lose funding as a result of the scheme. This is because the retention of business rates only applies to a growth in business rates above what government expectations are, and then only 30% of that. In an established commercial area such as Westminster, this will be very limited. We do already provide rate concessions on very exceptional cases (hardship relief), however retention of a significant element of business rates would be needed to create the budget to take a more discretionary approach. Local areas should implement free controlled parking schemes that work for their town centres and we should have a new parking league table Westminster undertook a parking policy review in 2010 to 2012. One of the strengths of Westminster’s shopping centres is its density, and the public transport accessibility, due to the number of mainline train stations, London Underground stations and bus routes that serve a majority of the shopping centres in the City, along with the Mayor of London’s cycle hire scheme. Only 10% to 20% of journeys to the West End are by private vehicle, depending on the time of day. We are currently updating data through the health checks, but from 2006 data indicate low levels of private vehicle use: Church St/Edgware Rd: Car 4%: Walk 60%: Other 36% Harrow Rd: Car 5%: Walk 45%: Other 50% Marylebone High Street: Car 8%: Walk 51%: Other 41% Praed Street: Car 5%: Walk 31%: Other 64% St John’s Wood: Car 21%: Walk 44%: Other 35% Warwick Way/Tachbrook St: Car 4%: Walk 78%: Other 18% Queensway/Westbourne Gv*: Car 0%: Walk 58%: Other 42% *access was not permitted to the indoor shopping centre, which has a multi-storey car park All centres have controlled parking to some extent, which is important due to the levels of demand across the City, and to allow the parking to be used by people visiting the centre for shopping reasons, and not as a place to park their car and travel on to other parts of Westminster. There are no parking charges on a Sunday, however. Parking/car use is also linked to severe air quality issues and traffic congestion, in addition to the problem of a lack of available highway space to accommodate all those who may wish to park in the area. It is also noted that some of the highest footfall in Oxford Street are when the street is closed to traffic (VIP Days). It is therefore necessary to

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continue to drive modal shift. Westminster monitors how users travel to specific shopping centres through the 5-yearly health checks. Town Teams should focus on making high streets accessible, attractive and safe See point 1. Many BIDs have on street teams in place who work with the City Council, Police and other stakeholders to ensure that the street environment is attractive, and that safety is a key concern through the reporting of crime and anti social behaviour, and partnership working with the police. Make explicit a presumption in favour of town centre development in the wording of the National Planning Policy Framework Westminster’s planning policies do this, directing new retail to existing shopping centres. Large retailers should support and mentor local businesses and independent retailers We would support this. Corporate Social Responsibility initiatives take place in some BIDs. Explore further disincentives to prevent landlords from leaving units vacant Would welcome and consider suggestions. However, vacancy rates remain mostly very low in Westminster, particularly in the West End, therefore further disincentives are currently not necessary in many parts of the City. The level of achievable rents in the West End acts as a large incentive at present. Current business rate arrangements also act as an incentive, as they are still payable on vacant property. Local authorities should make more proactive use of Compulsory Purchase Order powers to encourage the redevelopment of key high street retail space CPO’s are used sparingly due to their time and cost implications. Westminster uses them only in exceptional circumstances for site assembly in large regeneration sites, such as Victoria and potentially Church Street, where there is often fragmented ownership. Large parts of the West End and shopping centres such as Marylebone High Street and Covent Garden benefit from having large single or majority owners, who then manage and develop the properties and wider area very effectively, ensuring the long term viability and vitality of these areas. Run a high profile campaign to get people involved in Neighbourhood Plans Westminster is committed to neighbourhood planning and has been undertaking a substantial programme of information sharing, consultation and recent periods of receiving applications to establish neighbourhood areas and a parish council. As part of these discussions, the City Council supports a broad range of members on neighbourhood forums, including residents, businesses and representatives from any BIDs in the area. Following the establishment of these areas, the neighbourhood plan process will proceed where appropriate and where desired by these bodies. Promote the inclusion of the High Street in Neighbourhood Plans This has been done as neighbourhood area applications are representative and in many cases involve or have been led by business groups including the BIDs and other high street stakeholders. Developers should make a financial contribution to ensure that the local community has a strong voice in the planning system

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Westminster secures S106 planning obligations and is currently developing a Community Infrastructure Levy, a proportion of which will be spent in consultation with recognised stakeholder groups in the parts of the city that CIL money originated from. Support imaginative community use of empty properties through Community Right to Buy, Meanwhile Use and a new “Community Right to Try” Westminster has received applications for free schools, and supports the use of vacant properties by appropriate uses (for the area in which the vacant unit is located), especially in shopping centres. However, it is noted that with the exception of Harrow Road, the town centres do not suffer the vacancy issues to the extent that is common in other town centres around the country. Run a number of High Street Pilots to test proof of concept Westminster undertakes health checks of its shopping centres every 5 years to monitor occupancy, tenant mix, amenity, environmental quality and a range of other factors. These are currently being undertaken for Westminster’s 10 high street-type centres, and will be undertaken for the 40 local shopping centres later in the year. The results of these health checks are used to inform planning policy development and the inception of other relevant interventions, and are used to assess the success of previous initiatives such as the investment in public realm, by comparing results to previous health checks. We are assembling a Town Team for Harrow Road following an unsuccessful Portas Pilot bid.

Health Checks - Glossary of terms A1 Shops, retail warehouses, hairdressers, undertakers, travel and ticket agencies, post offices,

dry cleaners, pet shops, sandwich bars, retail showrooms, and domestic hire shops. A1 café type uses Shops such as sandwich bars or coffee shops selling food and drinks to be consumed mainly

off the premises, but not hot food takeaways. Examples include certain Pret a Manger shops, Costa Coffee and the Seattle Coffee Co. shops.

A2 Banks, building societies, bureau de change, estate and employment agencies, professional and financial services, telephone bureaux, betting offices and beauty salons (excluding hair).

A3 Food and drink uses such as restaurants, pubs, snack bars, cafés, wine bars and shops for the sale of hot food (hot food take-aways).

A4 Drinking Establishments: Premises where the primary purpose is the sale and consumption of alcoholic drinks on the premises.

A5 Hot Food Take-away: Premises where the primary purpose is the sale of hot food to take away.

B1 Business uses such as offices, research and development and industrial uses. CAZ Central Activities Zone (CAZ). The CAZ is an area of mixed uses, many of which contribute

directly to the national, regional and local economy. It is this mix of activities and their supporting resources which underpins the success of London’s economy.

CAZ Frontages Mixed use areas usually with a predominant retail function. Appropriate areas for retail growth.

Comparison A1 floor space selling predominantly durable items and not in convenience use. Convenience This is based on the classification provided by the unit for Retail Planning Information (URPI)

set out in URPI brief 99/2. The classifications are: food, alcoholic drink, tobacco and other goods (newspapers and magazines, cleaning materials and matches). For the purposes of this assessment, convenience includes shops selling food or drink (excluding A1 café-type uses), newsagents, (including specialist tobacco stores), chemists (including Boots the Chemist stores) and post offices.

Department/ principle store

This includes the main department stores such as John Lewis, Liberty, and Selfridges, as well as variety stores such as Marks & Spencer and Virgin Mega-stores.

District Centre Distributed more widely than Metropolitan and Major centres, they provide convenience goods and services for more local communities and accessible by public transport, walking and cycling. Typically they contain 10,000-50,000 sqm of retail floor space. Some district centres have developed specialist shopping functions.

Experian GOAD An independent retail data consultancy who provide maps of ground floor uses in shopping centres.

F&B Food and beverage offer, covered by parts A3 (cafe’s/restaurants), A4 (drinking establishments) and A5 (take aways) of the use classes order.

Gross Floorspace Floorspace of buildings on all floors including external walls, half the thickness of parting walls and circulation areas.

Independent store This includes non-convenience stores (see definition above) irrespective of size, that are not considered to be specialist retailers (see definition overleaf), that are operated by retailers that are not included within national retail chains or groups.

Major Centre Typically found in inner and some parts of outer London with a borough-wide catchment. They generally contain over 50,000sqm of retail floor space and a relatively high proportion of comparison goods relative to convenience goods. They may also have significant employment, leisure, service and civic functions.

NPPF National Planning Policy Framework. Central Government’s key, revised guidance document driving planning policy in England, which compressed the previous PPS documents and other guidance into a single document. It includes key guidance on town centres and health

checks. National retailers This includes all retailers (Class A1 only) that operate within the context of a national retail

chain or group, such as Next. A schedule of all national retail multiples can be found in Retail Directory of the UK 2002 (Hemming Information). Specialist shops that are part of a retail chain or group, such as Whittards and Thorntons, are classified as national retailers. Although there are national chains of food and drink uses and betting shops, such as Ladbrokes, these are classified based on the use class (e.g. betting shops as A2 uses) and not as national retailers.

Prestige international retailers

This includes prestigious retailers that operate in more than one country, such as Gucci, Gianni Versace, and Giorgio Armani. It also includes flagship stores that are only found in select town centres in Britain. National airline shops, such as British Airways, have also been classified as international retailers.

Primary Frontages Internationally recognised shopping destinations. The Primary Frontages defined in Westminster’s City Plan - Strategic Policies document are Oxford Street, Regent Street, Bond Street and Knightsbridge/Brompton Road.

Retail floorspace This is all A1, A2, A3, A4, A5 and sui generis floorspace, and vacant floorspace of any of the aforementioned categories.

Shisha Flavoured tobacco smoked through a water pipe or hookah. Smoke free legislation means that it cannot be smoked indoors in public places, and is often smoked at tables and chairs on the footway and in garden areas. There has been a rapid rise in shisha uses over the past five years, and there is concern over issues of health, residential amenity and other issues.

Specialist independent Similar to an independent store, but this category reflects the quality and specialisation of the retailer so that a shopper may make a specific shopping trip to that shop. For example, The Pen Shop on Regent Street or antique shops.

Sui generis Sui Generis is a term that refers to a use on its own. Any planning use not falling within a specific class within the Use Class Order falls within this category. Examples of sui generis uses in shopping centres are launderettes, mini cab offices, amusement centres and car showrooms.

UDP Unitary Development Plan produced by Westminster City Council, with saved policies forming part of the statutory development plan for Westminster.

Vacancy This category includes vacant street level units, as well as units that are under alteration. However, if at any time the survey was completed it was evident who the unit would be occupied by, the unit was treated as being occupied.

Zone A Rent The rental level per square metre achieved on the first six metres of a shop unit.

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