sign in sign up
<<
Home , Oxford Street, Selfridges

Primary Shopping Area 2:

Shopping Area Health Check Survey

August 2002

£60

INTRODUCTION

Purpose of the Study i) The Government advises local authorities to base their development plans and policies on assessments of their centres, as set out in guidance contained within Planning Policy Guidance Note 6 (PPG6 revised) June 1996. Local authorities are advised to monitor the health of their shopping centres and to regularly collect information on key indicators. carried out health checks in 1997. A list of indicators is set out in Figure 1 (PPG6, paragraph 2.7). ii) The is in the process of reviewing the Westminster Unitary Development Plan Adopted 1997 (UDP). As part of this review, the Council has commissioned a study of retail centres in Westminster that includes the production of new, or updates of previous, health check surveys of shopping areas in the City. This report sets out the findings of a health check survey of Regent Street.

Health Checks in Westminster iii) The City of Westminster is divided into two zones in terms of retail policy, the Central Activities Zone (CAZ) and CAZ Frontages; and areas outside the CAZ. The CAZ contains the two international centres in ; the and Knightsbridge; other shopping areas such as Victoria Street, as well as numerous small parades and individual shops. Outside the CAZ there are 7 District Centres and 39 Local Centres designated in the Revised (Second) Deposit UDP. For the purposes of this study the CAZ has been divided into 17 shopping areas (4 primary areas1 and 13 other areas in the CAZ). Each of these 17 shopping areas have been subject to an individual health check. Two CAZ Frontages, Edgware Road and have also been subject to health checks. All the 7 District and 39 Local Centres have been the subject of health checks in 2002. iv) In 1997, 46 health checks of centres were undertaken throughout Westminster. In 2000, 4 of these health check surveys were updated and 2 health checks for new centres were also undertaken. This 2002 study updates previous health check surveys carried out in 1997 and provides health checks for 17 centres not previously surveyed.

Methodology v) The Council has considered the indicators of vitality and viability recommended in PPG6. It is evident that a large number of shopping areas in Westminster do not function as town centres in the way suggested by PPG6. For example, accessibility by public transport is considered to be excellent for all the larger shopping areas, and Local Centres are accessible for people to walk to. Few customers need to drive to centres in Westminster, and the availability of car parking is not an important issue.

1 The 4 primary areas consist of the 4 designated Primary Frontages; Street, Regent Street, , and Knightsbridge/Brompton Road, plus adjacent streets or street blocks in retail use. 1 The night-time activity in many areas in Westminster is also much greater than an average shopping centre. The indicators recommended in PPG6 have therefore been adapted for the Westminster situation. The information collated and analysed in the health checks surveys in Westminster is described below.

Total floorspace vi) The total retail floorspace (source: GIS mapping of landuse surveys undertaken in 2002 and/or Experian Goad data 2001) in each centre has been analysed and broken down into use classes/key categories e.g. A1, A2, A3, SG and vacant shop units. The 4 primary shopping areas’ floorspace figures include floorspace at basement, ground and upper floors. In all other centres only ground floor floorspace has been calculated. The only other exception being Queensway/Westbourne Grove District Centre, which includes retail floorspace in the upper floors of . The floorspace figures exclude B1 office and residential space. The definitions of A1 comparison and A1 convenience are set out in Appendix 1.

Diversity of uses vii) The diversity of use in each centre has been analysed, based on the categories used by the Greater London Authority. An analysis of the total number of retail shops or properties in service (A2 and A3) or other uses, such as hotels, health facilities has been undertaken, based on street surveys undertaken in May 2002 for District and Local Centres, and on Experian Goad plans undertaken in September 2001 for the shopping areas in the CAZ. This section also contains a comparison with land use data from the 1997 (and 2000) health checks. The amount of floorspace in different retail uses (source: GIS mapping of land use surveys undertaken in 2002 and/or Experian Goad data 2001) has also been analysed. viii) Comparison retail uses have been broken down further for more detailed analysis, i.e., department/principal stores (including variety stores); international retailers; national retailers, specialist independents, and independents. The different types of A3 uses and the number of A1 café type uses has also been recorded. ix) The number of uses relates only to ground floor units, except in the four primary shopping areas, where multi-let properties on basement, ground and upper floors have been recorded as separate uses; and Queensway/Westbourne Grove District Centre which includes retail uses on the upper floors of Whiteleys.

Range of A1 Uses x) The number of national non-food retail multiples present in a centre has been identified, based on the Retail Directory of the UK 2002 (Hemming Information Services), which lists national retail multiples. The analysis of diversity of comparison uses also includes an assessment of international retailers. Therefore, where appropriate, we have highlighted the presence of any international retailers in a centre. For example, Gianni Versace’s flagship store in Old Bond Street is one of a number of such stores that the company operates internationally and is a major attraction in its own right. In this section the types and quality of shops are assessed.

2 Proportion of vacant street level property xi) The information is based on data collated from street surveys (May 2002) outside the CAZ and provided by Experian GOAD within the CAZ. Vacancy rates are compared with other centres in Westminster, as well as the Westminster average.

Zone A Retail Rents xii) Zone A rental information for ground floor A1, A2 and A3 premises in 2002 has been collected, where available, by retail letting agents, Chesterton, and compared with data collected for the 1997 health checks.

Pedestrian flow xiii) Pedestrian Market Research Services Ltd. (PMRS) were commissioned to undertake pedestrian flow count surveys in CAZ areas, CAZ Frontages and District Centres. With the exception of Strutton Ground, Harrow Road East and Harrow Road/Bourne Terrace, no pedestrian counts were taken for Local Centres. xiv) The standard methodology used by PMRS to estimate total weekly flows comprises surveys on a Friday and Saturday. The results are then grossed up by a factor of 2.353 to allow for the days that were not enumerated (Monday-Thursday2). The use of a standard methodology has enabled comparison over time, as well as with other centres.

State of centre’s attractions and environmental quality xv) Attitudinal tables reflecting the attractions and amenity of each centre have been completed, based on the findings of on-street surveys by field-workers visiting each centre. In the 1997 health checks, the attractions scores were weighted to reflect the type of centre i.e. CAZ, District Centres and Local Centres. No weighting was used in the 2002 surveys and therefore the assessments are not directly comparable. Night- time amenity surveys were also undertaken for areas in CAZ, CAZ frontages and District Centres. These were taken between the hour of 11 pm to 12 midnight. It should be noted that these surveys represent a snapshot of the situation at the time of the site visit. Night-time amenity surveys were not undertaken in 1997. The 2002 health checks rate centres against the average for all centres.

Relative performance of centre xvi) Graphs compare the individual centre in terms of a number of variables, with the mean for each of those variables for CAZ/non-CAZ where relevant, and similar centres in London based on GLA data. A number of key factors were used, including a mix of quantitative and attitudinal measures:

• retail attractions (total retail floorspace, comparison floorspace, convenience floorspace, number of multiple shops, vacant floorspace, rents);

2 PMRS counts do not include Sundays. 3 • arts, culture and entertainment (number of cinema/theatre and A3 uses); and

• environmental quality (total attitudinal score). xvii) If data was not available for a particular variable in a centre, no figure is shown on the bar chart. Hence, the absence of a bar does not mean that the percentage difference from the mean for that variable is zero, rather that no data was available. Zero variation of a variable from the group mean is indicated by a ‘0’ shown where a bar would otherwise appear. Vertical bars below the centre line on the charts are intended to show negative aspects of the town centre, and vice versa. xviii) Each centre has been compared to two means, first, for centres within Westminster - CAZ or non-CAZ as appropriate; second, against centre types devised by the GLA. Larger shopping areas in the CAZ are compared to the GLA average for Metropolitan Centres as this category most closely fits the character of these shopping areas. Smaller shopping areas in the CAZ are compared to the GLA average for Major Centres. District Centres are compared to the GLA’s District Centre average. The GLA do not have mean data for Local Centres so no comparison was possible.

Summary of land use assessment xix) A summary table of the attractions available in each centre is provided. Each health check concludes with a general overview of the health and vitality of the centre.

4 1.0 CAZ AREA 2: REGENT STREET PRIMARY SHOPPING AREA

Introduction

1.1 Regent Street is a designated Primary Shopping Frontage, located between and Circus within the West End International Centre. The area is closely linked to surrounding shopping streets such as , and Piccadilly which provide an overall shopping destination.

1.2 Regent Street is a large linear shopping area extending approximately 1 kilometre north to south, along the A4201. The area is within close proximity to Oxford Circus and underground stations, the , Liberty and Hamley’s toy store, which attract high numbers of visitors to the area. Regent Street is also architecturally significant with many fine buildings along its entire length. The Regent Street Health Check area encompasses shopping frontages in side streets to the east and west, namely Hanover Street, Glasshouse Street, Maddox Street, New Burlington Street and Princes Street.

Total Retail Floorspace

1.3 Total retail floorspace in Regent Street is broken down in Table 1. In total, Regent Street has 122,660sq.m of retail floorspace. The ground floor space, 47,107sq.m is nearly double the average of 27,706 sq. m from the 19 CAZ areas and frontages in the City. Regent Street has a high proportion of A1 comparison retail floorspace compared with the CAZ average for all centres. Conversely the area has a relatively low proportion of A1 convenience, Class A2 and A3 floorspace.

Table 1: Total Retail Floorspace

A1 - A1- Use Conv Comp A2 A3 SG Vacant TOTAL Ground floorspace sqm 1,038 36,786 2,215 5,884 48 1,136 47,107 Basement and Upper floorspace sq m 30 70,852 3,197 1,474 0 0 75,553 Total sq m 1,068 107,638 5,412 7,358 48 1,136 122,660 Percentage 0.9% 87.8% 4.4% 6.0% 0.0% 0.9% 100% % CAZ Ave. 6.1% 54.9% 7.8% 23.1% 1.4% 6.7% 100%

Source: City of Westminster GIS System and Goad Data September 2001

1.4 Regent Street is predominantly a comparison shopping area primarily serving visitors, tourists, shoppers from London and the South East, and to a lesser extent local workers. The area is one of the larger CAZ shopping areas and has a good selection of comparison shops, banks, bureaux de change, restaurants and bars, reflecting its attraction to tourists and visitors in particular. The area has a significant amount of A1 comparison floorspace at basement and upper levels. Diversity of Use 5

1.5 The diversity of uses represented in the centre is summarised in Table 2.

Table 2: Diversity of Uses (2002)

Use Class Number Number % % of Units of Units of Units of Units 1997 2002 1997 2002 Class A1 184 165 69.7% 74.3% Retail Department/principle stores 8 3 3.0% 1.4% International retailers 11 6 4.2% 2.7% National retailers 75 67 28.4% 30.2% Specialist Independent 58 48 22.0% 21.6% Independent 28 32 10.6% 14.4% Convenience 4 9 1.5% 4.1% Class A2 24 13 9.1% 5.9% Class A3 32 32 12.1% 14.4% Restaurant/Café n/a 20 n/a 9.0% /Bars n/a 8 n/a 3.6% Takeaway n/a 1 n/a 0.5% Takeaway/Restaurant n/a 3 n/a 1.4% Sui Generis 0 1 0.0% 0.5% Vacant Units 20 9 7.6% 4.1% Arts/Culture 4 2 1.5% 0.9% Health uses 0 0 0.0% 0.0% Hotels 0 0 0.0% 0.0% TOTAL 264 222 100.0% 100.0%

Source: Land Use Survey May 2002

1.6 The overall number of units has decreased from 264 to 222 since 1997 due to changes in the area boundary. In particular part of Regent Street, south of Piccadilly Circus is no longer included in the health check area. Table 2 suggests there has been a loss of department stores since 1997. However, this is not the case because the apparent reduction is due to Lilywhites now being included in the health check area, and the reclassification of the Disney Store and Warner Brothers store as A1 nationals, and and Burberry as A1 international. Five units that were formerly occupied by A1 uses in the previous survey are now Class A2 or A3 uses. There have been only two proposals for changes of use from Class A1 since 1997.

1.7 Figures 1 and 2 demonstrate that Regent Street has a significant proportion of A1 comparison uses and a reasonable range of Class A3 uses. Most of the A1 retail uses are national, specialist and independent traders, while most of the Class A3 uses are restaurant/cafés and /bars. There are also four takeaways and 10 sandwich bar/coffee shops. Many of the A1 independent uses are gift and novelty shops, again reflecting the tourist nature of the area. The area does not include any health facilities or hotels. There is one art gallery and one nightclub.

6 Figure 1 - Total Floorspace (122,660sq.m) A2 5%

A3 12%

A1- Comp Vacant 79% 2% A1 - Conv 2%

Figure 2 : Breakdown of Uses 2002 (223 units)

A2 6% A3 14%

SG 0.4% Vac 4% Arts 1% A1 75%

Figure 3: Numbers of Units by Class 1997-2002

80 1997 70 2002 60

50 40

No. Units 30 20 10 0 Depart Int Nat Spec Ind Conv A2 A3 SG Vac Arts Health Hotels

7 Range of A1 Uses

1.8 Regent Street has a high number of multiple retailers. The area has three department stores; Liberty, Dickens and Jones and Austin Reed. There are also six international retailers. International retailers include Hacketts, Hugo Boss and Hamley’s, as well as several airline offices. There are 68 national A1 uses compared with an average of 30 units in all CAZ areas in the City. Many of the specialist uses on Regent Street are knitwear and ladies and menswear retailers. The high number of multiples and the high proportion of comparison shops reflect that Regent Street is positioned as a high order comparison shopping destination.

Proportion of Vacant Street Level Property

1.9 The unit vacancy rate in Regent Street is relatively low, and is much lower than the average vacancy rate for CAZ areas in the City, as shown in Table 3. The vacancy rate has nearly halved since 1997, and is now significantly below the City average for all centres.

Table 3: Level of Vacant Street Level Property

% Vacant % Vacant % CAZ % Westminster Units Units Ave. Vacant Ave. Vacant 1997 2002 2002 2001/2003 Regent Street 7.6% 4.1% 7.5% 8.2%

Zone A Retail Rents

1.10 Zone A retail rental levels for the area are shown in Table 4. Prime rental levels have only slightly increased since 1997. The prime Zone A rental level now achieved in Regent Street (£3,498) is significantly higher than the average for all CAZ areas.

Table 4: Zone A Retail Rents

Location 1997 Zone A Rent £ Sq M 2002 Zone A Rent £ Sq M Regent St North Central Area 3,299 3,498 Central Area 2,690 3,229 Southern End 1,883 3,767 Highest CAZ 4,304 5,113 Lowest CAZ 269 646 Highest in Westminster 4304 5113 Lowest in Westminster 161 161 Source: Chesterton 2002.

8 State of the Centre’s Attractions and Environmental Quality

1.11 The attitudinal assessment of the attractions and amenity of the area is summarised below. Regent Street’s attractions have not altered since 1997, and the area’s overall score for attractions remains at 61.5%. This is above the CAZ area average of 55.9%. Regent Street is ranked =5th out of the 19 CAZ areas in the City. Regent Street has poor provision of food shopping, cultural/community events, sport and leisure facilities and local service information. Regent Street’s main strengths are its good provision of multiple retailers, independent and specialist shops, restaurants, pub/bars and bank/building society provision. The area also has a good provision of employment and office space.

Table 5: Attractions

ATTRACTIONS 1997 2002 Good=2 Average=1 Poor=0 Good=2 Average=1 Poor=0 Retail Provision

Prominence of multiple retailers X X Prominence of independent shops X X Availability of food shopping X X Prominence of specialist shops X X Quality of market (frequency, variety etc) ------Quality of retail environment X X Art/Culture Quality of restaurants X X (availability, number etc) Quality of pub/club/bars X X Range of cultural/ community events X X (theatre, concerts) Availability of sports and leisure facilities X X Service Provision Local services (information, library etc) X X Employment/ office space X X Bank/ building society provision X X Total 16/26 16/26

Percentage 61.5% 61.5% Rank N/A =5th

1.12 Regent Street’s daytime amenity rating is 93.5% compared with the average for all CAZ areas of 80.1%, and is ranked =1st out of the 19 CAZ areas in the City. The area rating is good in terms of general cleanliness and absence of litter, security and identity of area. Presence of glass and other debris, special features and ease of passage are rated as average in the area.

1.13 The night-time amenity rating is 71.1%, lower than the daytime rating. Regent Street is ranked 7th out of the 19 CAZ areas in the City for night-time amenity. The area’s night-time rating is good in terms of overall security, absence of street fouling and glass and debris, but the area is rated poor in relation to presence of refuse bags. The identity of the area including the ‘feel good’ factor are rated average.

9 Table 6: Day Time Amenity

AMENITY – DAYTIME 1997 2002 Good=2 Average=1 Poor=0 Good=2 Average=1 Poor=0 Overall environment of public areas in the centre General Cleanliness in Shopping Hours: X

Presence of litter N/A X

Presence of refuse bags on the street N/A X

Evidence of street fouling N/A X

Presence of glass/glasses/other debris incl. N/A X Food and food containers/wrapping Condition X X

Quality of buildings X X

Special features (pedestrianisation, X X Street furniture, etc) Impact of vacant sites X X

Security X

Evidence of Vandalism and Graffiti N/A X (incl. on street furniture) Security during shopping hours X X (availability, access, security etc) Ease of passage for pedestrians (incl. presence N/A X Of obstacles eg illegally parked vehicles) Evidence of drunkenness, anti-social N/A X Behaviour, rowdiness Presence of rough sleepers N/A X

Presence of beggars N/A X Presence of street drinkers N/A X

Evidence of touting (e.g. mini cabs, rickshaws, N/A X Prostitution, drug dealing etc.) Presence of illegal street traders N/A X e.g counterfeit goods, hot dogs, peanuts etc. Effectiveness of any deterrent measures X X (CCTV, police patrols, door security etc) Quality of street lighting X X

Safety perception in shopping hours X X

Identity of town centre

Features which identify the centre X X (eg flagship stores, buildings etc) Promotion/ Street events X X

‘Feel good’ factor of town centre X X

Total 24/26 43/46

Percentage 92% 93.5%

Rank =1st

10 Table 7: Night-Time Amenity

AMENITY – NIGHT TIME 2002 Good=2 Average=1 Poor=0 Overall environment of public areas in the town centre General Cleanliness out of Shopping Hours:

Presence of litter X

Presence of refuse bags on the street X

Evidence of street fouling X

Presence of glass/glasses/other debris incl. X food and food containers/wrapping Security

Feeling of security X Evidence of Vandalism and Graffiti X (incl. on street furniture) Ease of passage for pedestrians (incl. presence X of obstacles eg illegally parked vehicles) Evidence of drunkenness, anti-social X Behaviour, rowdiness Presence of rough sleepers X

Presence of beggars X Presence of street drinkers X

Presence of illegal street traders X e.g counterfeit goods, hot dogs, peanuts etc. Evidence of touting (e.g. mini cabs, rickshaws, X Prostitution, drug dealing etc.) Effectiveness of any deterrent measures X (CCTV, police patrols, door security etc) Quality of street lighting X

Safety perception out of shopping hours X

Identity of town centre

Features which identify the centre X (e.g. quality of food and drink premises, building etc) Promotion/ Street events X

‘Feel good’ factor of centre at night X

Total 27/38

Percentage 71.1%

Rank 7th

11 Relative Performance of Centre

Figure 4: Deviation of centre from the CAZ mean

200.0%

Comp Flsp 150.0%

Mult Units 100.0% Total Flsp Rent (£) 50.0% Day A menity Occ Units Attract Night Amenity 0.0%

-50.0% Conv Flsp % A3 Units Art/Cult -100.0%

1.14 Regent Street is a large CAZ shopping area, and compares favourably with the CAZ average in terms of the amount comparison floorspace, multiple units and rent levels. It also compares favourably in relation to overall attractions, day and night-time amenity scores as shown in Figure 4. However the area is below the CAZ average in terms of the amount of convenience floorspace, proportion of the A3 units and the number of art and cultural facilities.

1.15 The area has 222 retail units below the GLA average of 387 units for Metropolitan Centres. The area also has a lower number of Class A2 and A3 service uses (45 units) compared with the GLA average (106 units).

Pedestrian Flows

1.16 A report on pedestrian flow is attached at the end of this health check report. The busiest area of the area is outside Bally Shoes (260 Regent Street), with a flow of 118,100 per week, compared with the overall average of 75,750 per week recorded at 25 points throughout the area. In 1997 the peak pedestrian flow was outside Top Man at Oxford Circus with recorded levels of 174,500 pedestrians per week.

1.17 Pedestrian flow is generally strong throughout the area, with small variations around the area average. However, flows are significantly below average in Quadrant Arcade and outside (289-291 Regent Street) and Boots (302-306 Regent Street). The average weekly flow for the area as a whole was 75,750, which is ranked out the 15 CAZ Areas and CAZ Frontages for which pedestrian data was recorded.

12 Table 8:Summary of Health Check Assessment

Subject Subject Matter Data Number Sq M RETAILING Floorspace Total Floorspace 122,660 Total Convenience (A1) 1,068 Total Comparison (A1) 107,638 Total Service (A2) 5,412 Total A3 7,358 Total Sui Generis 48 Total Vacant 1,136

Retail Offer Total Number of Shop Units 221 Total Number of A1 Units 166 a) Convenience shops 9 b) Department/principal stores 3 c) Prestige international shops 6 d) National comparison retailers 68 e) Specialist Independent shops 48 f) Independent shops 32 Total Comparison Multiples 77 Total Number of A2 Units 13 Total Number of A3 Units 32 Total Number of Sui Generis 1 Total Number of Vacant 9

Market Days of operation 0 Number of stalls 0

Proposals Changes of use A1 to A2 0 Changes of use A1 to A3 0

Prime Shop Rents Zone A per sq M £3,498

ARTS/CULTURE (cinemas, galleries, theatres etc.) 2 HEALTH USES (clinics, surgeries etc.) 0 HOTELS 0

1.18 Regent Street’s main strengths are its provision of comparison retailers and multiple units which attract visitors and tourists both national and international. The area has the type of facilities one would expect to find in a CAZ shopping area, although the level of convenience retail provision is low. Regent Street has a reasonably strong evening economy due to the number of restaurant/cafés and pub/bars in the area, even though the proportion of such A3 uses is below average.

1.19 In terms of its vitality and viability, and general economic health this area is considered to be ‘healthy’.

13 VIEWS OF REGENT STREET

The west side of Regent Street near Piccadilly. Attractive street lighting and period buildings.

Liberty department store Regent Street – north of Oxford Circus.

High pedestrian flow outside the Hamleys store which A number of bus routes serving Oxford Street have attracts many tourists. numerous stops along Regent’s Street - south of Oxford Circus.

14 APPENDIX 1

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). 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 Frontages outside CAZ shown on the UDP Proposals Map where the City Council envisages the maintenance or growth of Activities. Comparison A1 floorspace 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. Core Frontages Shopping frontages identified in District Centres and some Local Centres. Within these areas UDP policies aim to maintain a high concentration of shops. District Centre District Centres provide a range and level of services below GLA defined Major Centres, but above that of Local Centres, and are a focus for shopping and other town centre activities. Department/ This includes the main department stores such as John Lewis, Liberty, and principle store , as well as variety stores such as Marks & Spencer and Virgin Mega-stores. Experian GOAD An independent retail data consultancy who provide maps of ground floor uses in shopping centres. Greater London A new form of strategic government for London established in July 2000. Authority (GLA) 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. Local Shopping Smaller shopping centres defined in the UDP where the City Council will aim

15 Centres to safeguard shopping facilities for local residents, and concentrations of specialist shops. LPAC London Planning Advisory Committee National retailers This includes all retailers (Class A1 only) that operate within the context of a national retail chain or group, such as Sears. 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 betting shops, such as Ladbrokes, these are classified as A2 uses and not national retailers. PPG6 Planning Policy Guidance Note 6 - Town Centres and Retail Developments Prestige This includes prestigious retailers that operate in more than one country, international such as Gucci, Gianni Versace, and Giorgio Armani. It also includes retailers 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 the UDP are Oxford Street, Regent Street, Bond Street and Knightsbridge/Brompton Road. Secondary Shopping frontages identified in District Centres, where an element of non- Frontages A1 uses may be allowed. Sex establishment Premises for the provision of goods or services of a sexual nature, requiring a licence. Retail floorspace This is all A1, A2, A3 and sui generis floorspace, and vacant floorspace of any of the aforementioned categories. Specialist Similar to an independent store, but this category reflects the quality and independent 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. Stress Areas Areas designated in the Replacement UDP that have become saturated with A3 and entertainment uses to the extent that their character is being eroded. 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. Town centre Town centre is defined in Annex A of PPG6 to cover city, town, and traditional suburban centres, which provide a broad range of facilities and services which fulfil a function as a focus for both the community and for public transport. It excludes parades of purely local significance. Town Centre Health Required under PPG6, these contain information on the mix of uses, Check environmental quality and general economic health of shopping centres/areas. UDP Unitary Development Plan produced by Westminster City Council as 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. Welfare advice These are classified as A2 uses. centres Zone A Rent The rental level per square metre achieved on the first six metres of a shop unit.

16 APPENDIX 2

City of Westminster Centre Health Checks 2002

Primary Shopping Areas Local Centres

1 Oxford Street* (£60)** 1 Abbey Road/Boundary Road* (£20) 2 Regent Street* (£60)** 2 Baker Street/Melcombe Street* (£30) 3 Bond Street * (£60)** 3 Blenheim Terrace* (£20) 4 Knightsbridge* (£50)** 4 Charlbert Street (£20) 5 Chiltern St./George St./Blandford St.* (£30) CAZ Shopping Areas 6 Cleveland Street (£20) 7 Clifton Road* (£20) 5 Piccadilly* (£50)** 8 Connaught Street* (£20) 6 * (£60)** 9 Craven Road/Craven Terrace (£20) 7 Carnaby Street* (£50)** 10 Crawford Street/Seymour Place/York St.* (£20) 8 Chinatown* (£50)** 11 Ebury Bridge Road (£20) 9 * (£60)** 12 Elizabeth Street* (£20) 10 /* (£30) 13 Fernhead Road (£20) 11 Strand* (£50)** 14 Formosa Street* (£20) 12 Victoria Street* (£50)** 15 (£20) 13 * (£50)** 16 Harrow Road (East)* (£20) 14 Shepherd Market* (£30) 17 Harrow Road/Bourne Terrace (£20) 15 South Audley/Mount Street* (£30)** 18 Kilburn Lane* (£20) 16 Jermyn Street* (£50)** 19 Kilburn Park Road (£20) 17 * (£50)** 20 Lauderdale Road/Castellain Road (£20) 21 Ledbury Road (£20) CAZ Frontage Shopping Areas 22 Leinster Terrace (£20) 23 Lisson Grove* (£20) 18 Baker Street (South)* (£30) 24 Lupus Street* (£20) 19 Edgware Road (South)* (£50)** 25 Maida Vale* (£20) 26 Moreton Street (£20) District Centres 27 Moscow Road* (£20) 28 Motcomb Street* (£30) 1 Church St/ Edgware Road* (£50)** 29 New Cavendish Street (£20) 2 Harrow Road* (£50)** 30 New Quebec Street (£20) 3 High Street* (£50)** 31 Nugent Terrace* (£20) 4 Praed Street* (£50)** 32 Pimlico (£20) 5 Queensway/Westbourne Grove* (£50)** 33 Pimlico Road* (£30) 6 St John’s Wood* (£50)** 34 Porchester Road* (£20) 7 Warwick Way/Tachbrook Street* (£50)** 35 Seymour Place (£20) 36 Shirland Road Junction (£20) 37 Shirland Road/Chippenham Road* (£20) 38 Strutton Ground* (£20) 39 Westbourne Park Road (£20)

*areas subject to health checks in 1997.

** reports containing pedestrian flow counts (2002).

17