Church Street/ Edgware Road District Centre
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b Church Street/ Edgware Road District Centre Shopping Area Health Check January 2007 CONTENT PART 1: EXECUTIVE SUMMARY PART 2: MAIN REPORT 1.0 INTRODUCTION.......................................................................................................... 1 The Study..................................................................................................................... 1 National and London Policy ......................................................................................... 1 The London Hierarchy ................................................................................................. 2 2.0 DIVERSITY OF USE AND REPRESENTATION......................................................... 5 Introduction .................................................................................................................. 5 Total Retail Floorspace ................................................................................................ 5 Diversity of Use............................................................................................................ 6 NLP’s Attitudinal Assessment ...................................................................................... 7 Range of Shops and Services ..................................................................................... 8 Quality of Shops and Services..................................................................................... 9 Food Supermarkets ................................................................................................... 11 Places to Eat and Drink.............................................................................................. 12 Entertainment and Leisure Facilities.......................................................................... 13 Mix of Use Summary.................................................................................................. 15 3.0 CHURCH STREET/EDGWARE ROAD’S ROLE AND CATCHMENT AREA........... 16 Introduction ................................................................................................................ 16 Catchment Area and Customer Profile ...................................................................... 16 Main Purpose of Visit to the Centre ........................................................................... 20 Duration and Frequency of Visit................................................................................. 23 4.0 BUSINESS PERFORMANCE.................................................................................... 25 Introduction ................................................................................................................ 25 Business Trading Performance in Church Street/Edgware Road.............................. 25 Property Indicators..................................................................................................... 26 Availability of Premises and Vacancy Levels............................................................. 26 Property Requirements .............................................................................................. 27 Business Occupier’s Views on Rents and Rates ....................................................... 27 5.0 NLP’S AMENITY APPRAISAL.................................................................................. 29 Introduction ................................................................................................................ 29 Day-Time Amenity Appraisal...................................................................................... 29 Night-Time Amenity Appraisal.................................................................................... 29 6.0 ACCESSIBILITY AND MOVEMENT ......................................................................... 31 Introduction ................................................................................................................ 31 Layout of the Centre .................................................................................................. 31 Modal Split ................................................................................................................. 32 Public Transport......................................................................................................... 33 Car Parking ................................................................................................................ 35 Pedestrian Flow ......................................................................................................... 38 Traffic Congestion...................................................................................................... 39 Accessibility Summary ............................................................................................... 41 7.0 SAFETY AND CRIME................................................................................................ 42 Introduction ................................................................................................................ 42 Personal Safety.......................................................................................................... 42 Business Security ...................................................................................................... 43 Safety and Crime Summary....................................................................................... 44 8.0 THE CENTRE’S ENVIRONMENT ............................................................................. 45 Introduction ................................................................................................................ 45 Shopping Environment............................................................................................... 45 Litter and Cleanliness ................................................................................................ 47 Environmental Summary............................................................................................ 47 9.0 CENTRE BOUNDARY AND FRONTAGE DESIGNATIONS .................................... 48 Introduction ................................................................................................................ 48 Defining Church Street/Edgware Road District Centre’s Boundary and Frontages ... 48 Shopping Frontages................................................................................................... 49 10.0 RETAIL CAPACITY ANALYSIS................................................................................ 51 Introduction ................................................................................................................ 51 Local Catchment Area ............................................................................................... 51 Population and Spending........................................................................................... 51 Existing Retail Floorspace ......................................................................................... 52 Existing Spending Patterns 2006............................................................................... 52 Operator Demand for Space...................................................................................... 55 Development Opportunities........................................................................................ 56 11.0 SUMMARY OF THE DISTRICT CENTRE’S STRENGTHS AND WEAKNESSES ... 58 Strengths.................................................................................................................... 58 Weaknesses .............................................................................................................. 58 Opportunities.............................................................................................................. 59 Threats....................................................................................................................... 59 APPENDICES Appendix A - Methodology Appendix B - PPS6 Measures of Vitality and Viability Appendix C - NLP’s Attractions Appraisal Appendix D - NLP’s Day-Time Amenity Appraisal Appendix E - NLP’s Night-Time Amenity Appraisal Appendix F - PMRS Pedestrian Flowcounts and thermal maps Appendix G - In-street Visitor Survey Results Appendix H - Household Residents Survey Results Appendix I - Business Occupier Survey Results Appendix J - Land Use Map Appendix K - National and Local Policy - Centre Boundaries and Frontage Appendix L - Retail Capacity Assessment Methodology Appendix M - Operator Requirements Glossary PART 1 – EXECUTIVE SUMMARY The Study Nathaniel Lichfield and Partners has undertaken a vitality and viability study of the 7 designated District Shopping Centres in Westminster. This report provides an analysis of Church Street/Edgware Road. The Government (PPS6) advises local authorities to base their Development Plans on assessments of their retail centres, and are advised to monitor the health of their shopping centres. Church Street/Edgware Road’s Current Role and Structure Church Street/Edgware Road District Centre primarily serves residents in Lisson Grove, Primrose Hill and Paddington, as well as workers and residents from other parts of London, particularly west London. The centre is made up of two primary shopping streets (Church Street and Edgware Road), and the centre forms a ‘T’ shape. The main concentration of A1 retail uses is located on Church Street and along the north-west side of Edgware Road. The centre is in close proximity to Edgware Road,