Praed Street: 2013 Health Check Report

Prepared for Westminster City Council

November 2013

Praed Street District Centre 2013 Health Check

Prepared for: Westminster City Council

Prepared by: The Retail Group

Date: November 2013

Contents: 1. Background and Introduction ...... 1 2. Floorspace Breakdown and Analysis ...... 3 3. Consumer Research ...... 6 4. Trader Survey ...... 15 5. Location Review ...... 21 6. Footfall Counts ...... 29 7. Bus Usage and Cycle Hire ...... 32 8. Conclusions and Indicators of Health ...... 34

The Retail Group

Dunnings Oak Offices, Dunnings Road, Proprietor: Brightcorp Ltd

East Grinstead, West Sussex, RH19 4AT Registered in England No. 2999431 Tel: 0844 209 8480 Fax: 0844 209 8481 Registered Office: 25 Harley Street Web: www.theretailgroup.co.uk London W1G 8BR Email: [email protected]

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 Local and District Centres across the borough. These include (with the London Plan / Westminster City Council 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 (Maida Hill) ( 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 Praed Street District Centre, which is defined as covering the following area:

FIGURE 1: PRAED STREET DISTRICT CENTRE AREA

1. Background and Introduction

1.3 Praed Street is a largely linear shopping centre located adjacent to Paddington Station, the Grand Union Canal, and the A40 Westway flyover on the edge of Westminster’s Central Activities Zone and the Paddington Opportunity Area. Praed Street extends easterly from Westbourne Terrace to Edgware Road. The Paddington Basin is home to one of the country’s busiest transport interchanges in Paddington Station, connecting Central London to Heathrow Airport. It is also home to the location of a Crossrail Line 1 station which is currently under construction, as well as one of the busiest London Underground stations in the capital. The basin is an emerging and significant office and development location, meaning that there is a significant resident and worker population in addition to the large transient population created by the transport interchange. 1.4 The aims of the health check are to assess the Praed Street District 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, over the course of the day and over the course of the weekend, a business survey, and on street assessments of the physical characteristics and character of the centre. 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, again over a series of days and times. 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 were undertaken during daytimes as well as early evening, including an assessment of the leisure / Food & Beverage (F&B) 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 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 2007. 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.

2. Floorspace Breakdown and Analysis

This section examines the mix of town centre uses in the Praed Street 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 2007 Health Check reports.

2.1 Total retail floorspace

2.1.1 Total retail floorspace in Praed Street is 16,569 sqm, spread very evenly across a range of A class uses, without a dominant sub group. The breakdown of different retail uses in table 1.1 shows that A1 floor space accounts for 31.7% of floorspace as a whole, with A1 convenience floorspace the larger component than A1 comparison with 2772 sqm against just under 2500 for comparison floor space, but is not the overall largest retail use in the shopping centre, which is A3 cafe’s/restaurants with 21.5% of floor space. 2.1.2 One significant change is A4 pub/bar retail use which has increased significantly in floorspace to 2281 sqm, where as other retail uses have remained constant or decreased slightly since 2007. 2.1.3 Vacant retail floor space was a considerable presence at the time of study, however this is mainly accounted for by several large sites including the former post office site, and another site at 19-21 Praed Street which is undergoing refurbishment and will re-provide A1 uses. 2.1.4 The analysis does not include the units inside Paddington Station as they have no active frontage onto Praed Street itself, which includes a range of convenience and comparison retail (including a Sainsburys, large M&S food, WH Smith), along with a number of A3, A4 and A5 uses such as Yo Sushi, Krispy Kreme donuts and a range of kiosk versions of coffee shops and fast food outlets.

Table 1.1 Breakdown of Retail floorspace in Praed Street 2012 A1 A1 Conv* Comp* A2 A3 A4 A5 SG Vacant Total Floorspace 2772 2485 2543 3563 2281 704 0 2221 16569 sqm 16.7% 15.0% 15.3% 21.5% 13.8% 4.2% 0.0% 13.4% 100.0% % * Conv = Convenience and Comp = Comparison

Chart 1.1 - Comparison of retail floorspace since 2007

Total retail floorspace for 2007 and 2012 Health Checks Main Changes in Floorspace 5000 Increase in A4 pub/bar floorspace to 2543 sqm in 2012. 4000 sqm A1 Convenience floorspace has decreased to 3000 2772 sqm in 2012, and has the second largest 2000 share of floorspace in the centre. 1000 2012

floorspace A1 Comparison floorspace has decreased 2007 0

use

Retail Floorspace in Praed Street Chart 1.2 - Comparison of total retail floorspace.

Vacant floorspace has decreased since 2007 and A1 convenience floorspace is a now occupies 13.4% of total more significant presence than retail floorspace. comparison retail, and has the second largest share of retail floorspace with 16.7%. Vacant, A5, 4.2% 13.4% A1 Conv, 16.7%

A1 Comp, A4, 13.8% 15.0%

A4 pub/bar use has increased its floorspace in A2, 15.3% the shopping centre and A3, 21.5% occupies 13.8% share of total retail floorspace.

A3 has the largest share of retail floorspace in the shopping centre with 21.5%.

2.2 Vacancy Levels 2.2.1 In 2007, total floorspace of 13 vacant units was 2586 sqm, and decreased in 2012 to a total of 10 vacant units with 2221 sqm of floorspace, with most of the vacant units being located on the side streets and not Praed Street itself.

2.3 Diversity of Use 2.3.1 Praed Street is a mixed-use centre, serving local residents, comparison shoppers, workers and tourist visitors. This centre is the second smallest district centre in Westminster, is all designated as secondary frontage and therefore has greater flexibility over the mix of uses. The units inside Paddington Station (not included in the analysis) adds to the diversity of the uses in the centre. 2.3.2 Table 2.1 summarises the diversity of retail and number of units, and shows any changes since the 2007 Retail Health Check.

Overview of findings

Increase from 57 A1 units in 2007 to 65 in 2012, with Overall increase of 8.43% for Hotel units increased from 5 in convenience retail having a all retail units 2007 to 10 in 2012 larger presence than comparison retail.

Vacant units decrease to 10 Takeaway A5 units increase by units in 2012 6 to 10 units in 2012

2.3.3 The overall number of units has increased from 166 to 180 since 2007. There has been an increase in the number of A1 units in Praed Street by eight units since 2007. National retailers have increased by six units to 11 units and A1 convenience has increased to 21 units (+4 units). Specialist Independent retail units have increased to 12 units in 2012 (+10 units). Overall, total A1 retail units have increased slightly since 2007, with the biggest changes in national retailers and specialist independent units in Praed Street. 2.3.4 Financial (A2) use has increased from 29 to 30 units in 2012, increasing their already significant presence in terms of unit numbers. Restaurants/Cafe retail use (A3) has remained constant with 39 units, accounting for over 20% of all units, and Pub/Bar (A4) has increased to nine units (+1 unit). Takeaway (A5) use has increased from six in 2007 to 10 units in 2012. Table 2.1 - Diversity of Uses No of Units No of Units % of units % of units Use Class 2007 2012 2007 2012 Class A1 Retail 57 65 34.3% 36.1% Dept/principal stores 0 0 0.0% 0.0% International retailers 0 0 0.0% 0.0% National retailers 5 11 3.0% 6.1% Specialist Independent 2 12 1.2% 6.7% Independent 33 21 19.9% 11.7% Convenience 17 21 10.2% 11.7% Class A2 Financial services 29 30 17.5% 16.7% Class A3 Restaurant/Cafe 39 39 23.5% 21.7% Class A4 Pub/Bar 8 9 4.8% 5.0% Class A5 Takeaway 6 10 3.6% 5.6% Sui Generis 2 0 1.2% 0.0% Vacant Units 13 10 7.8% 5.6% Arts/Culture 0 0 0.0% 0.0% Health Uses 7 8 4.2% 4.4% Hotels 5 9 3.0% 5.0% Total 166 180 100.0% 100.0% Source: GOAD Retail Survey 2011/2012

3. Consumer Research

3.1 Consumer Breakdown 3.1.1 150 consumers were surveyed on Praed Street on 19, 21 and 30 April 2013. 85% of the interviews took place during the week and 15% at the weekend. Of those surveyed, 33% lived locally and 67% did not, which is one of the lowest levels of locals in the overall study of 11 centres, illustrating the transient nature of the population related to the major transport interchange. 51% of the consumers surveyed were female and 49% male. The age breakdown was as per figure 4 below.

18 - 34 15.3% 35 - 49 44.0% 50 - 64 19.3% 65+

21.3%

FIGURE 4: CONSUMER AGE BREAKDOWN 3.1.2 Praed Street attracts a variety of age groups, but with a bias towards the younger age group – 44% being aged 18- 34 and a further 21% aged 35-49. Over two thirds of consumers are under 50, which is a young age profile compared to many other centres under study. 3.2 Purpose of Visit

Work Shopping Commuting / Just passing through / going to … Leisure, including tourism Eating / Drinking Business meeting or visit Live locally Other

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

FIGURE 5: PURPOSE OF VISIT TO PRAED STREET 3.2.1 Work was the top reason for consumers to be in the area, with 39% of consumers in the area visiting for this reason. As discussed the Paddington Basin provides a wealth of office and other commercial floor space, as does nearby Edgware Road and the area around Praed Street itself. Shopping was the second top answer, although at only 14% of consumers. All other reasons gained less than 10% of answers each, with commuting / passing through being the main reason for 9% of consumers, leisure for 7%, eating / drinking and business meeting for 3% each.

3. Consumer Research

3.2.2 Significant employers in the area include the NHS, focused on St Mary’s Hospital which is located on Praed Street, and the significant office and other commercial developments found in Paddington Basin, which is home to multinational companies such as Marks & Spencer, Orange and Astra Zeneca. Since 1998, more than 185,000 sqm. of commercial floor space has been developed in Paddington, bringing in excess of 17,000 new employee jobs to the area, with an additional 130,000 sqm. in the pipeline (an additional 13,000 jobs), illustrating the potential and growing worker population who could potentially use Praed Street’s shops and services. 3.2.3 ‘Other’ reasons for visiting the area made up nearly a quarter of responses and included visiting relatives and friends, using the bank, post office, chemist, dentist, barbers / hairdressers, walking the dog, paying bills, college, using public transport, interview / appointment, voluntary services, using Citizens Advice Bureau, visiting Church and going to an exercise class. 3.3 Which of the following do you intend to buy or use today?

Convenience Goods, e.g. supermarket, bakers, … Cafes Pubs, bars & restaurants Hot food takeaways Other services, e.g. health, libraries etc. Financial retailers, e.g. banks & building societies Comparison Goods, e.g. fashion, children’s … No reply Service retailers, e.g. hairdressers, travel agents Leisure facilities e.g. cinema, bowling etc 0% 10% 20% 30% 40% 50% 60%

FIGURE 6: PLANNED USE BY CONSUMER 3.3.1 Convenience goods shopping was the most popular product type being bought in Praed Street, with 49% stating this is what they intended to buy on their visit, illustrating that this is not a comparison goods location, which is also reflected in the land use analysis section of the report. Convenience shopping floor space is the predominant type of A1 found in the centre, with a strong presence inside Paddington Station in addition to the units on the main Praed Street frontage. Indeed the main supermarket uses are located off the station concourse and do not form part of the Praed Street frontage. 3.3.2 Eating and drinking are also very popular activities in the Praed Street area, with 35% using the cafes, 16% using the pubs, bars and restaurants and a further 11% using the hot food takeaways. Again this is reflected in the land use analysis, with around 38% of retail floor space in the centre being either restaurants, cafes, pubs and bars or hot food takeaways. There is a good selection of restaurants and other food and drink outlets in the centre, meeting the needs of the travelling population, residents and workers. The units inside Paddington Station provide an additional wider range of food and drink uses, with a greater emphasis on fast food. 3.3.3 Service uses are quite well used, while comparison goods shopping and leisure facilities did not fare well, with only 5% and 2% using these respectively. This again emphasises that Praed Street is not a comparison shopping location. 3.3.4 Convenience goods shopping was most popular for local residents (55%), while all those who said they were shopping for comparison goods were non-residents. Eating and drinking was also slightly more popular for non- residents rather than locals.

3. Consumer Research

3.4 What was your main mode of travel to Praed Street today?

Train / Underground Walk Bus Car Taxi Boris Bike / cycle hire Private Bicycle Motor Bike Coach Other 0% 5% 10% 15% 20% 25% 30% 35%

FIGURE 7: MODE OF TRANSPORT TO PRAED STREET 3.4.1 The train / Underground, bus and walking were by far the most popular modes of transport to Praed Street, with 96% of consumers arriving using these three methods alone, with a fairly even spread between the three modes. The predominance of train and underground travel is unsurprising due to the presence of the Paddington Station transport interchange, and the large number of bus routes serving the centre is illustrated in the high bus use. The high level of walking also illustrates the significant and growing local resident and workforce population. 3.4.2 The remaining 4% of consumers arrived by car or taxi. None of the consumers surveyed used bike, motorbike, cycle hire or coach or any other mode of transport. 3.4.3 Unsurprisingly, those arriving on foot typically lived locally (76% of local residents, compared to 11% of non- residents), while Underground was the most common form of transport for non-residents (47% compared to only 2% of local residents), with Paddington being served by four London Underground lines. 3.5 How often do you typically shop in Praed Street during the daytime?

30% 25% 20% 15% 10% 5% 0% Every day 2 or 3 times per Once or twice Less than once First time Never week per week per week

FIGURE 8: FREQUENCY OF USE BY CONSUMER 3.5.1 Visit patterns are varied. 12% of those surveyed use the shopping centre everyday (18% of local residents; 9% of non-residents), however 24% visit 2 or 3 times per week (37% of local residents; 18% of non-residents) and a further 20% visit once or twice per week (30% of non-residents; 10% local residents). This supports the convenience shopping function of the centre. A further 24% say they visit less than once per week, 7% were on their first visit and 13% say they never shop in the area.

3. Consumer Research

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

Better quality shops More foodstores / supermarkets More cafes / places to eat Anything else More places to sit More independent retailers More shops More green space More street food Better market Better environment Fewer betting shops Easier access More parking Better parking More / better toilets Fewer vacant shops More visible Police / security More bus stops Events and promotions Local built environment More bike racks Fewer charity shops 0% 5% 10% 15% 20% 25% 30% 35% 40% 45%

FIGURE 9: HOW TO ENCOURAGE MORE VISITS TO PRAED STREET 3.6.1 Top of the list for consumers, in terms of changes to encourage more frequent use of the centre, is better quality shops, as cited by 43% of consumers. More food stores and more places to eat and drink were both also popular answers (31% and 29% respectively), despite these being the facilities most commonly used currently. This could be a reflection of the existing provision in both categories. As discussed the main, larger convenience shops are located within Paddington Station itself or on neighbouring Edgware Road, while the supermarket uses on Praed Street itself mainly consist of smaller independent units and ‘urban’ smaller versions of chain supermarkets. 3.6.2 More shops in general, more independent retailers, more street food and a better market were also mentioned by 10- 15% of consumers, showing the actual offer available is a key area for improvement. 3.6.3 Secondary areas for improvement focus more on the environment and parking. The centre has no street market, and the quality of the physical environment is very varied particularly when the impact of Crossrail construction is taken into account, with narrow pavements and little in the way of open space as illustrated in the relatively high number of people who would like more places to sit, while the road itself is a very busy main transport route. This is exacerbated by the high pedestrian traffic generated by the station, and the number of main bus stops located on Praed Street itself, making the shopping environment challenging for pedestrians in parts. 3.6.4 Other areas mentioned include less tourist shops, less estate agents, more variety, outdoor market, more leisure facilities, less litter, more pedestrianised areas, bigger supermarket, cheaper restaurants, sandwich shops, fewer cafes, less parking restrictions, bureau de change, car charging point, a patisserie, vet and more pubs. .

3. Consumer Research

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

70% 60% 50% 40% 30% 20% 10% 0% More About the same Less First time Don’t know FIGURE 10: VISIT PROPENSITY 3.7.1 The majority, 65% of consumers, are shopping at Praed Street about the same as last year. 15% are shopping here more, 7% less and 7% were on their first visit to the area. 3.7.2 19% of non-residents stated they are shopping here more than a year ago, showing Praed Street is pulling in customers more frequently from further afield. 3.7.3 Those who said they were shopping in the area more than last year were doing so because they have moved to the area, it has nice shops, they work nearby, it has more facilities, trying different eating areas, visiting London more, they have more time, it’s more convenient, for a specific shop, or they have a doctors / hospital visit. Those visiting less said this was because they moved away from the area, have less money to spend, trying other areas, shops have closed down, it’s too expensive or they shop somewhere else now.

3. Consumer Research

3.8 Please rate Praed Street in relation to the following factors?

Overall cleanliness Excellent Safety and security (night time) Good Evening facilities / activities Neither Traffic congestion Cycle Stands Poor Cycle Hire (Boris Bikes) Very poor Parking charges No answer Availability of parking General shopping environment Access by public transport Ease of pedestrian movement Quality / number of places to eat-drink Events Signage and way finding Liveliness / street life / character Safety and security (daytime) Daytime facilities / activities Quality of shops and services available Range of shops and services available 0% 20% 40% 60% 80% 100%

FIGURE 11: CONSUMER SATISFACTION LEVELS 3.8.1 The overall picture is mixed. The most favourably rated area of Praed Street is the access by public transport (56% rating excellent, 34% rating good) as well as the daytime safety and security (20% rating excellent, 41% good). 3.8.2 A lot of areas were rated as either good or neither good nor bad, such as signage and way finding (33% good, 46% neither), ease of pedestrian movement (41% good, 35% neither), safety and security at night time (29% good, 24% neither) as well as the range of shops and services (30% good, 37% neither) and quality and number of places to eat and drink (38% good, 35% neither). 3.8.3 The least favourably rated areas were car parking availability (19% very poor, 26% poor) and cost (38% very poor, 12% poor), and the lack of events held in the centre (23% very poor, 29% poor), which are fairly standard responses across all centres under study. 3.8.4 Over 50% were unsure about cycle hire and cycle stands, indicating these are not well used by the consumers captured in the sample. This is at odds with the cycle data later in this report which shows high numbers of consumers do use the cycle hire facility. Other areas consumers were unsure about included parking (notwithstanding those rating it poorly, over 40% were unsure, reflecting the low car usage in the area), events (again, many rated this poorly as well, indicating there are not enough events to make any impact on consumers) and both daytime and evening facilities and activities.

3. Consumer Research

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 Praed Street?

More independent shops More fashion shops More foodstores More cafes & restaurants More market stalls More service retailers Other

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

FIGURE 12: MISSING PRODUCT CATEGORIES 3.9.1 Independent shops and fashion shops are the most cited types of operators missing from the Praed Street offer, with 35% and 31% citing these respectively. This reflects on one hand the poor provision of comparison retailers as picked up in the land use analysis. More food stores were cited by 29% and more cafes and restaurants by 26%. More market stalls was only cited by 12% and service operators by only 8%. 3.9.2 ‘Other’ specific types of shops / retailers wanted include a bigger variety of shops / larger chains, more gift shops, bigger / different supermarket (such as Waitrose), cheaper cafes / restaurants, Victoria’s Secret, butchers, accessories, natural food shops / restaurants, sandwich bar, book store, fishmongers, laundrette and more European shops. 3.10 Have you noticed any improvements to the general environment of Praed Street in the last 12 months?

Yes No

FIGURE 13: OBSERVATION OF ENVIRONMENTAL CHANGE 3.10.1 89% of consumers had not noticed any improvements to the general environment of Praed Street in the last year. 16% of local residents had noticed changes, compared to only 8% of non-residents. 3.10.2 Improvements that were noticed include; that it is cleaner, BID promotions, new / better shops / restaurants, the pavements, more international shops / cafes, better roads, more police and Crossrail related works.

3. Consumer Research

3.11 How often do you visit or use leisure facilities in Praed Street?

90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Every day 2 or 3 times per Once or twice Less than once First time Never week per week per week FIGURE 14: USAGE OF LEISURE OFFER 3.11.1 Answers to this question (standard across all 11 study locations) reflect the lack of any leisure facilities in Praed Street. 3.12 How often do you visit or use night time facilities in Praed Street?

Never

First time

Less than once per week

Once or twice per week

2 or 3 times per week

Every day

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

FIGURE 15: USAGE OF NIGHT TIME OFFER 3.12.1 Nearly half of consumers don’t use the night time offer at all, which is surprising given the strong A3 and A4 provision in the centre. Some 31% use them at least once per week (the majority of which use them once or twice per week) and a further 15% use them less than once per week. 3.12.2 Use of the night time facilities is broadly similar for local residents and non-residents as well as weekend and weekday users. As discussed, there is a large proportion of A3 restaurant/cafe uses in the centre, along with a number of A4 drinking establishments and a growing number of take-aways (A5). They therefore may be mainly serving the transient population from Paddington Station if not locals or workers.

3. Consumer Research

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

70%

60%

50%

40%

30%

20%

10%

0% Very Satisfied Satisfied Neither satisfied or Unsatisfied Very Unsatisfied unsatisfied

FIGURE 16: OVERALL CONSUMER SATISFACTION LEVELS 3.13.1 Generally consumers are quite well satisfied with Praed Street as a local place to shop and visit; 63% saying they are satisfied and a further 6% are very satisfied. 19% said they were neither satisfied nor unsatisfied, while 11% of consumers said they were unsatisfied and 1% very unsatisfied. Local residents are more likely to be dissatisfied with the offer.

4. Trader Survey

An independent survey of 100 traders on Praed Street was carried out on 17 April 2013, and 52 surveys were returned. Of this sample, 60% were independent traders, 27% were national operators and 12% were international (1% no answer). 4.1 How long has your business been located in the Praed Street area?

> 25 years

11 < 25 years

6 < 10 years

1 < 5 years

12 months

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

FIGURE 17: LENGTH OF TIME TRADED 4.1.1 The length of time trading in Praed Street is quite varied, with a good established base of long term traders, 27% having traded for over 25 years in the area and a further 17% for between 11 and 25 years. 21% have traded in the area for between 6 and 10 years and 25% 1 to 5 years. Newcomers are the minority with only 7% having traded here for 1 year or less. The picture is therefore one of general stability with a core of long term traders. 4.2 Do you have any plans to change your business over the next 12 months?

Continue as is / no change

Relocate

Downsize

Expand

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

FIGURE 18: RETAILER FUTURE PLANS 4.2.1 The majority (71%) plan to continue trading as they are, with no change to their business over the next year. Of those that do plan to change, 14% plan to expand, 6% plan to downsize and an equal number (2% each) plan to relocate or close. Again, this shows a stable core trading base. 4.2.2 Of those planning to relocate, downsize or close, the only reason given was due to low footfall.

4. Trader Survey

4.3 Please rate the Praed Street area in relation to the following factors

Overall cleanliness Very good General shopping environment Good Events and promotion Neither Noise from traffic Poor Public realm (footways and public spaces) Very poor Signage and way finding No reply Liveliness / street life / character Other evening facilities / activities Quality / number of places to eat-drink Daytime facilities / activities Quality of shops and services available Range of shops and services available

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

FIGURE 19: TRADER LOCATION ATTRIBUTE SETTINGS 4.3.1 Praed Street is well rated across most areas by local operators. The most favourably rated areas were the number and range of shops / services, quality of places to eat and drink and public realm, with over 67% rating these as good or very good. 4.3.2 The least well rated areas are noise from traffic, events and promotion, general shopping environment and overall cleanliness, however these still had the majority rating them good, very good or neither good nor poor. The noise from traffic was the largest concern, which is unsurprising given the heavy car and public transport use of Praed Street, which is a main arterial road connecting to Edgware Road, which itself connects down to the West End at Marble Arch.

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; improve pavements and roads, more leisure / events / promotions, better mix of shops and restaurants, better street cleaning / less pollution and more police / safety.

4. Trader Survey

4.5 Have you noticed any improvements to the general environment Praed Street in the last 12 months?

Yes No Don’t know

FIGURE 20: OBSERVATION OF ENVIRONMENT CHANGES 4.5.1 A good portion, 31% of operators have noticed improvements to the general environment of Praed Street in the last year. A further 27% were unsure, while 42% had not noticed any improvements. Improvements that were noticed included improvements to the pavements, roads and lighting, better police presence, better leisure facilities and cleaner and better parking.

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

More policing / safety Improve lighting Better cleaning More leisure / evening activity Improve pavements / roads Shops / restaurants Less food stalls / variety Less charity shops More pedestrianisation / less traffic Parking / bike parking / delivery parking Improve public space / transport Improve signage 0% 5% 10% 15% 20% 25%

FIGURE 21: FURTHER IMPROVEMENTS WANTED BY TRADERS 4.6.1 Further improvements wanted by local businesses focus primarily on the safety and the general environment, particularly lighting, cleaning and pavements / roads. Secondary to these factors is the offer, with the leisure / evening activity requiring attention as well as the shops and restaurants.

4. Trader Survey

4.7 Please rate the Praed Street area in relation to the following issues or factors

Parking restrictions, e.g. limited time stays Very good Good Parking charges Neither Availability of parking Poor Business Rates Very poor Rents No reply

Safety and security (night time)

Safety and security (daytime)

Access by public transport

Traffic congestion

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

FIGURE 22: FURTHER TRADER LOCATION ATTRIBUTE RATING 4.7.1 The most positively rated area of Praed Street is the access by public transport, with 29% rating this very good and a further 64% rating it good. Despite saying more policing / better safety was one of the top areas for improvement in the area, this actually currently scores well, with 15% rating the daytime safety as very good and 62% rating it good and 6% rating the night time safety very good and a further 46% good. 4.7.2 Parking is poorly rated, particularly availability of parking, being rated poor by 40% and very poor by 19%, while parking charges were rated poor by 31%, and very poor by 19% and parking restrictions rated poor by 31% and very poor by 17%. This has to be put in context against the very low usage of consumers actually driving to the area. Whilst it’s an area of concern for traders, it’s not one shared by consumers.

4. Trader Survey

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

35% 30% 25% 20% 15% 10% 5% 0% Improve Stay the same Decline Don’t know

FIGURE 23: FUTURE TRADE EXPECTATIONS 4.8.1 Business projections for the next year are reasonably positive, with 31% expecting to improve and a further 25% stay the same, 21% were unsure however 19% expect to decline. 4.8.2 Those forecasting a decline attribute this to low footfall, market decline, competition and rents / rates being too high. 4.9 To what extent would you agree with the following statements?

“The Internet presents a significant Strongly agree opportunity for my retail business” Agree “I am optimistic about the future trading Neither prospects in this retail centre” Disagree “My business has been negatively affected by big competing developments such as … Strongly disagree “I would recommend this location as a place No answer to trade” “The internet is negatively affecting my business” “I am pleased with the current performance of my business”

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

FIGURE 24: TRADER RATING STATEMENTS 4.9.1 Views on trading at Praed Street are quite positive; 58% agree or strongly agree that they would recommend this location as a place to trade; 54% agree or strongly agree that they are optimistic about the future trading prospects in this retail centre and 46% agree or strongly agree that they are pleased with the current performance of their business. 4.9.2 Operators are slightly unsure about the effect of the internet on their business, with a slight bias towards the positive. 39% feel it presents a significant opportunity for retail business (37% unsure), and 29% disagreed that it is negatively affecting business while 44% were unsure. 4.9.3 Big competing centres such as Westfield are not seen as a threat for 39% of businesses while 27% do feel the threat, and 27% neither agree nor disagree.

4. Trader Survey

4.10 Please indicate how your business is trading year on year

20% 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% Up >11% Up 6% - 10% Up 1% - 5% Level Down 1% - 5% Down 5% - Down >11% 10%

FIGURE 25: RECENT BUSINESS PERFORMANCE 4.11.1 Trading performance is down on last year, with 40% down overall, 17% level and 21% up. The majority of those trading up were doing so by between 1% and 5%, while 15% each were trading down by 1%-5% and 5%-10% and a further 10% trading down by more than 10%. 21% declined to answer this question.

4.12 Finally, is there anything else you think is needed at or missing from this retail centre? 4.12.1 Additional needs for the area include a better mix of shops / fewer charity shops (as mentioned by 6 businesses), improve public seating / spaces / signs (mentioned by 5), improve roads / pavements (5 businesses), improve cleaning / waste collection (4 businesses), improve events (3), better restaurants / cafes (3), specific shops (2), control licensing laws, variety / quality of market area, rents / rates too high, improvements to parking, pedestrianise, and business networking (mentioned by 1 business each).

5.0 Location Review

Physical / Environmental Audit 5.1 The Praed Street District Centre broadly covers from the Edgware Road / Praed Street junction, heading southwesterly to Paddington Station. The area is quite residential, has a large local workforce (especially around Paddington Basin), but is also quite transitory, with many consumers passing through it en route to / from Paddington Station. 5.2 For ease of reference, the centre audit has been split into 4 zones, as per the following map (figure 26).

FIGURE 26: BREAKDOWN OF ZONES WITHIN THE PRAED STREET DISTRICT CENTRE

5.0 Location Review

Zone 1 – Edgware Road to West End Quay 5.3 The initial entrance to the district centre has seen a fair amount of recent construction / refurbishment activity, as part of the Paddington Basin regeneration over the last 15 years. The Hilton London Metropole Hotel is currently being refurbished, as is 15-27 Praed Street (retail and office above) on the other side of the road. 5.4 The modern retail units under South Wharves (Westcliffe and Balmoral Apartments) have good sized footprints and are in tune and appropriate for the profile of consumers in the area. Tesco Local, Post Office, Superdrug, Carphone Warehouse, Flightcentre and Headmasters are effective anchors to this stretch of Praed Street.

FIGURE 27 FIGURE 28 FIGURE 29 FIGURE 30

Zone 2 – Junction Place to Norfolk Place 5.5 At the junction of South Wharf Road and Praed Street is what appears to be a traditional English pub that has been converted to a Greek restaurant which also offers shisha pipes for its customers. A cafe opposite is also offering pipes, in what is adjacent to residential accommodation. A loss of residential amenity could well have occurred, suggesting Praed Street is not an appropriate location for F&B units to offer shisha pipes, especially when there are so many facilities available just around the corner on Edgware Road (south).

FIGURE 31 FIGURE 32 5.6 There are no active units to the north side of the road, as it is a clinic connected to St Mary’s Hospital. On the south side of the road the units are a mixture of service, retail (two hairdressers, pawnbroker, money transfer, key cutting), F&B (one cafe, one fast food chicken burger unit) and specialist comparison goods (computer repair, mobile phone repair).

FIGURE 33 FIGURE 34

5.0 Location Review

5.7 Bouverie Place is also included within this district centre area and is a mixed retail / residential street. Again, the offer is F&B dominated with a busy and popular traditional pub, basic cafe, Persian restaurant and further restaurant under active refurbishment with considerable building activity visible.

FIGURE 35 FIGURE 36 FIGURE 37 FIGURE 38 5.8 Unit sizes on Praed Street to Norfolk Place are small and there is a noticeable variation in the effectiveness of the retail offer heading west from this point and a variety of non retail uses including hotels, a private member’s club, and other uses, which break the retail continuity on this return frontage. There is also a further cafe and shisha bar directly underneath what appears to be residential accommodation. 5.9 Having said that, the environment in Zones 1 and 2, especially on the north side of the road is positive and in good condition. Signage is good, pavements are wide and there are many attractive floral baskets hanging from lamp posts. The only major blot is very dirty pavements near rubbish bins, which could do with a deep clean.

FIGURE 39 FIGURE 40 FIGURE 41

5.0 Location Review

Zone 3 – Norfolk Place to London Street 5.10 This central zone of the Praed Street District Centre is dominated by the circa 160 year old St. Mary’s Hospital, which effectively butts onto the side of Paddington Station, behind the now relocated Post Office. The main entrance is located opposite Norfolk Place and, as would be expected, is very busy in terms of footfall. 5.11 The first unit in the parade is the Fountains Abbey public house, a fine old traditional pub. This popular pub appears successful and busy most of the day, being particularly so early evening / post work. The external tables and chairs are busy and well used and don’t appear to cause any obstruction to passing pedestrians.

FIGURE 42 FIGURE 43 5.12 The initial few shops on this section of Praed Street are similar to the first; a mixture of service (opticians, bureau de change), F&B (Chinese restaurant, cafe, good quality patisserie) and specialist comparison goods (architectural ironmongers), as well as an outright tourist / souvenir shop, all of which are independents.

FIGURE 44 FIGURE 45 FIGURE 46 5.13 The offer then becomes very multiple F&B dominated, with a cluster of mainstream operators almost trading side by side; Costa Coffee, KFC, Subway, Burger King, McDonalds, Bagel Factory and Chicken Cottage. The F&B theme further continues with and independent deli (more of a cafe) and an average quality tourist oriented brasserie. 5.14 It’s not surprising there is such a cluster of such operators; the location is very much “on the route” to / from Paddington Station. There are a number of bus stops nearby and it is an extended day trading location.

FIGURE 47 FIGURE 48 FIGURE 49

5.0 Location Review

5.15 On the opposite side of the road to this food cluster, there is the empty premises of what was the old Post Office (now relocated to Paddington Basin). This is a very dominant blot on the landscape and is attracting antisocial behaviour such as street urination. The adjacent private (non-BT) phone boxes are also negative, in a poor state of upkeep and emit a very overpowering and unpleasant odour.

FIGURE 50 FIGURE 51 FIGURE 52 5.16 Norfolk Place is a pleasant side street off Praed Street leading down to Sussex Gardens. Again, dominated by service retailers, the offer contains a spine clinic, estate agent, two bureau de change, dentist, hairdresser and dry cleaners), as well as traditional fish and chip shop, cafe, Indian and mid-market great quality brasserie.

Zone 4 − London Street to Westbourne Terrace 5.17 The final stretch of the Praed Street District Centre is dominated by the Hilton London Paddington Hotel. This 364 bed room hotel appears to be under partial refurbishment, but still an impressive early Victorian building. At the rear of the hotel at station concourse level are a number of passenger focussed operators including Sainsbury’s, Marks and Spencer, WH Smith, Boots, TM Lewin and Paddington Bear souvenir shop. There are also several F&B units including Yo Sushi (front centre), Cafe Paul, Eat, Searcy’s Champagne Bar and 2 pubs / bars. As could be expected being next to one of London’s busiest mainline stations, the offer is a very busy and vibrant one, undoubtedly thriving. Whilst not on the main concourse, the offer is in effect the eat in / sit down offer for the station, as well as convenience goods top-up offer. 5.18 The retail offer on this part of Praed Street offers a relatively poor experience, visually at least. Many shopfronts are tatty and in need of refurbishment. Shop units are typically small and undersized, many appearing to be subdivided from bigger units. 5.19 The core frontage of the Paddington Underground station is a prime example, with the facade tired and in poor condition.The shop units at ground floor are particularly poor, with a significant drop in visual appeal when compared to the impressive Hilton Hotel opposite. 5.20 The offer itself is F&B dominated, then service and convenience, with very little in the way way of comparison goods other than four units selling poor quality souvenirs to tourists. The vast majority of the offer is independent led, with many units either using generic brands (Historic London, Paddington), or totally unbranded and just listing what goods are being sold. 5.21 The side streets of Spring Street and London Street have similar F&B and service led offers.This is not suprising given the proximity of the very large and strong Hotel offer in Sussex Gardens. 5.22 The area at the top of London Street has excessive street furniture, poor visual appeal and obstructions on the footway. Whilst several F&B units on London Street have external tables and chairs, they appear well used, well managed and are not obstructing pedestrian movement.

5.0 Location Review

Night Time Economy 5.23 The Praed Street night time economy is clearly thriving, with most restaurants in the district centre very busy in the early evening (post work) period. There appears to be wide ranging demand for a variety of food choices; in particular from traditional English to fast food, eat-in ethnic, mid / upmarket and takeaway food. 5.24 The offer appears well used by both commuters and tourists alike. There are a couple of traditional English pubs in side streets and these seem well used also by local residents. 5.25 The restaurant / F&B offer seems quite well managed, with the majority of operators not interfering with pedestrian movement or residential amenity. 5.26 There are three exceptions however; the first is the considerable pedestrian interference from drinkers standing outside the Sawyers Arms, blocking the pavement and preventing pedestrians passing by freely. 5.27 The second area of concern is the anti-social behaviour occurring outside near to the old Post Office, as a result of poor lighting levels, inactive frontage and poorly maintained telephone boxes. 5.28 The further area of concern is the area’s apparent growth in the number of premises offering shisha pipes, especially close to residential areas. 5.29 Other than these three concerns, the night time economy of the Praed Street District Centre appears to be in good health.

Rents & Yields 5.30 The following table and graph list some of the published rents achieved in Praed Street since the last Health Check was undertaken, according to the Co-Star Focus commercial property database.

TABLE 3: PRAED STREET PUBLISHED RENTS ACHIEVED Achieved Rent Street No. Street Event Date Size SqM (£ per Sq M) 127 Praed Street 28/01/2008 45 615.81 28 Praed Street 01/12/2008 159 315.06 16 Spring Street 30/12/2009 34 936.04 191 - 195 Praed Street 02/11/2010 19 1,081.78 3 - 5 Praed Street 15/09/2011 181 292.46

1200

1000

800 £/sq.m

2008 600

Rent 2009

400 2010

Achieved 2011 200

0 0 50 100 150 200 Size sq.m

FIGURE 53: RENTS ACHIEVED BY YEAR

5.0 Location Review

Rents & Yields 5.31 As can be seen, the smaller units tended to attract the highest rents per sq.m. and these appear to have risen, up to and including 2010, and declined in 2011. 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. 5.32 The following table lists the published yields achieved on property transactions in the area since the last Heath Check was undertaken.

TABLE 4: PRAED STREET PUBLISHED YIELDS ACHIEVED Yield Achieved Street No. Street Event Date Sale Price (%) 93 Praed Street 30/04/2012 950,000 6.07

5.33 As can be seen, there is just one deal published with yield achieved.

Crime Data 5.34 The following table provides a summary of recorded crime in the Praed Street District Centre, using the latest information from the Police CRIS database.

TABLE 5: PRAED STREET DISTRICT CENTRE RECORDED CRIME DATA 10/11 vs. 11/12 vs. Crime Type 2010/11 2011/12 2012/13 11/12 12/13 Burglary 24 40 19 16 -21 Criminal Damage 22 19 16 -3 -3 Drugs 26 11 15 -15 4 Fraud or Forgery 21 35 40 14 5 Other Accepted Crime 9 10 4 1 -6 Other Notifiable Offences 37 2 3 -35 1 Robbery 12 13 14 1 1 Sexual Offences 3 4 2 1 -2 Theft and Handling 352 404 350 52 -54 Violence Against the Person 57 57 50 0 -7 Grand Total 563 595 513 32 -82

5.35 Crime levels have dropped significantly from last year to the most recent period. Most recorded crimes have dropped, with Theft and Handling and Burglary showing the biggest drops. Fraud and Forgery, as well as Robbery are on an upward trend.

Summary 5.36 Although it’s quite a small geographical area, the Praed Street District Centre contains a number of distinct components. 5.37 The north easterly part of the area (near Paddington Basin) is well maintained and offers a pleasant pedestrian environment. There are several decent sized retail units with good appropriate occupants. There are a number of developments in or adjacent to this area, therefore it is set to improve further. 5.38 Much of the offer in the middle of the centre is dominated by service retail and F&B, which positioning and mix are appropriate, but vary hugely in quality positioning and delivery. Many of the units in the middle of the area are tiny.

5.0 Location Review

Summary 5.39 At the junction of London Street, there is a plethora of multiple F&B fast food brands. Whilst not particularly unique or interesting, they serve a purpose and meet consumer demand, although the large number indicates that these uses have reached saturation point, and the further introduction of such uses would dilute the primary function of the shopping centre. 5.40 The buildings opposite Paddington Station / Hotel are visually very negative and are far below the usual standards that could be expected in such a high profile location. The shop units are poor, the external shop fascias are poor and the buildings are in a very poor state of repair overall. 5.41 The following table summarises the Health and Vitality of the Praed Street District Centre. Higher scores equal more positive results.

TABLE 6: HEALTH AND VITALITY SCORE Health & Vitality Measure Summary Rating (out of 5) Evidence of refurbishment & extensions 4 Retail churn / recent new openings 4 Visibly long term vacant retail units 4 Long term undeveloped plots 4 Quality of public realm 4 Quality of retail environment 3 Visible street drinking / beggars 3 Thriving night time economy 5 Litter & cleanliness 4 Signage and wayfinding 4 Thriving permanent street market n/a Total Score 39 out of 50 (78%)

5.42 Overall we would summarise from the Location Review that the Praed Street District Centre is thriving and in good health. There are a few long term vacant units or plots. There is evidence of refurbishment and regeneration activity in parts of the centre, particularly at the eastern end towards Edgware Road. 5.43 The retail environment on the whole is positive (particularly to the east of the centre), however there are some issues that might need addressing and managing in regards to the Night Time Economy.

6.0 Footfall Counts

6.1 Footfall data was collected at 5 locations in the Praed Street District Centre, as indicated on figure 53 below. 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 17.00pm, on 19, 21 and 30 March 2013. To provide additional robustness, an additional set of early evening counts were undertaken between 17.00 and 19.00 on 18 July 2013.

1 Praed Street (Craven Road) 2 Station Entrance 3 London Street (Sawyers Arms) 4 Praed Street (Costa Coffee) 5 Praed Street (Harbet Road) FIGURE 54: PRAED STREET COUNT POINT LOCATIONS 6.2 Count point 2, the Station Entrance Ramp was the busiest location, with an average of 2,266 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 overleaf in Figure 54.

6.0 Footfall Counts

47%

100% 25%

45%

1 Praed Street (Craven Road) 2 Station Entrance 24% 3 London Street (Sawyers Arms) 4 Praed Street (Costa Coffee) 5 Praed Street (Harbet Road)

FIGURE 55: FOOTFALL INDEX 6.3 As would be expected, the busiest footfall point is the ramped entrance to Paddington Station, at levels significantly higher that the next nearest location. Interestingly footfall drops sharply around the station suggesting it disperses in several directions. 6.4 The furthest point to the northerly edge of the area is second busiest, presumably with consumers keen to use the shopping and transport facilities on Edgware Road. 6.5 The London Street footfall point is also busy (especially so early evening), suggesting the F&B offer is a key draw.

6.0 Footfall Counts

4500 1 Praed St (Craven Rd) 4000 2 Station Entrance 3500 3 London St (Sawyers Arms) 3000 4 Praed St (Costa Coffee) 2500 5 Praed St (Harbet Road) 2000 1500 1000 500 0 0246810 10-11 11-12 12-13 13-14 14-15 16-17 17-18 18-19 FIGURE 56: HOURLY FOOTFALL COUNTS 6.6 Praed Street doesn’t appear to experience a significant lunchtime peak in footfall; however at most locations, there is a slight peak in footfall during the evening / post work hours. At the Station Entrance, this peak is amplified, with footfall rising dramatically from 5pm.

Weekend 1 Praed St (Craven Rd) Weekday

2 Station Entrance

3 London St (Sawyers Arms)

4 Praed St (Costa Coffee)

5 Praed St (Harbet Road)

0 500 1000 1500 2000 2500 3000

FIGURE 57:WEEKDAY AND WEEKEND AVERAGE FOOTFALL 6.7 Footfall on Praed Street is typically higher during the week compared to at the weekend. This is most notable at the Station entrance, where footfall during the week is more than double that of the weekend.

7. Bus Usage and Cycle Hire

7.1 Westminster City Council has commissioned a survey of bus users, alighting and departing at the bus stop shown on the figure 57 below.

FIGURE 58: LOCATION OF BUS SURVEY 7.2 The bus survey was undertaken between the times of 12.00 to 14.00 and again between 19.00 and 21.00 on 14 March 2013. 7.3 Several bus routes were picked up in the survey using this stop, including route 7 (East Acton – Russell Square), route 23 (Westbourne Park – Liverpool Street), route 27 (Chiswick – Chalk Farm), route 36 (New Cross Gate – Queens Park), route 159 (Streatham – Paddington), route 205 (Bow – Paddington), route 332 (Neasden – Paddington) and route 436 (Lewisham – Paddington).

7. Bus Usage and Cycle Hire

300

250

200

Number of buses 150 Boarding Alighting 100

0 12pm‐1pm 1pm‐2pm 7pm‐8pm 8pm‐9pm

FIGURE 59: BUS SURVEY RESULTS 7.4 As can be seen, there is a high level of passengers boarding buses at Praed Street, with a lower level of passengers alighting, illustrating that people are most likely arriving into Paddington Station and then continuing their journey to other parts of the city by bus. 7.5 During the lunchtime hours, an average of approximately 280 people boarded and approximately 150 people alighted the 60+ buses which stopped at Praed Street per hour. During the evening, an average of 49 buses stopped per hour, with 175 boarding and 78 alighting.

Cycle Hire Data 7.6 The following table highlights usage of docking stations within the area.

TABLE 7: TFL CYCLE HIRE DATA Docking Station July 2012 December 2012 Docking Hires Docks Total Hires Docks Total points Winsland Street 15 2,628 2,520 5,148 1,147 1,057 2,204

7.7 As can be seen, the docking station attract similar numbers of hires and docks, and as would be expected is significantly busier during the summer than winter. 7.8 This data shows that cycle hire is popular in and around Praed Street with the docking point being well used in 2012.

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 Praed Street District Centre. As such, we can conclude the following:

Consumer Demand 8.1 Praed Street is “on the route” for most people, whom visit it primarily from transport to work (or vice versa). This was also confirmed by the limited number of consumers that live locally, as well as the age profile, which is much younger than the other centres included within the overall project (typical of worker dominated consumer populations). 8.2 Consumers are therefore looking in general for items needed day to day or frequently, i.e. convenience food, cafes / pubs / restaurants or service retail. There is little demand as would be expected for comparison goods. 8.3 Consumers are looking for items which are easy to see, easy to access, easy to buy, as well as good quality. Consumers are typically walking or bussing to / from work, hence want easy decisions. 8.4 As the area clearly has an extended day trading pattern, later opening would be beneficial, as well as an extended food offer (eat in as well as take home).

Existing Offer 8.5 The existing offer is appropriately dominated by A1 convenience and A3 restaurants and cafes. A1 comparison and A4 drinking establishments are next in line. 8.6 The A1 comparison offer is artificially boosted by the retail units to the rear of and under the Paddington Hilton Hotel, which in reality trade as part of the station concourse, rather than the District Centre offer. 8.7 The mix in the District Centre is in-line with consumer demand and broadly moving in the right direction, i.e. more A1 convenience has opened.

Retail Performance 8.8 The Praed Street offer is performing positively. Most retailers are well established and long term, but there is also a healthy churn with new blood coming through such as Pret a Manger, Tesco Express and the relocated Post Office. The vast majority have no plans to change, and in fact a reasonable minority would like to expand. 8.9 The area is well rated by operators across most categories, especially the offer overall, F&B offer and public realm. The areas scoring lowest included the noise from traffic, events and promotions, general shopping environment and cleanliness. 8.10 This was also reflected in the areas operators would like to change, although more policing / safety was the joint biggest single response overall (along with better lighting and cleaning). 8.11 Whilst parking was also rated negatively (availability and charging), this was not an issue for consumers as less than 5% of them used the car to get to the area. 8.12 Traders are optimistic about the area, expect trade to improve and overall would recommend it as a place to trade. And whilst slightly more operators are seeing trade down year on year than up, most operators are pleased with the current performance on their business. 8.13 The consumer visit pattern is also positive, with the vast majority of consumers visiting at least the same, if not on a more frequent basis. Consumers want more of the same in terms of the offer, but at much better quality, positioning and delivery. Perhaps of slight concern is that nearly half of consumers passing through the area don’t use the night time offer (bars, pubs, restaurants etc.). It could be that commuters use them early evening and don’t see it as a night time offer. 8.14 It could be that consumers may be being influenced by long travel times home (most train journeys from Paddington are relatively long distances when compared to those from Victoria or Liverpool Street), and are wanting to get their long journeys underway.

8. Conclusions and Indicators of Health

8.15 A further warning sign is that whilst the majority of consumers were satisfied with the offer (few very much so), nearly a fifth of consumers were neither satisfied nor unsatisfied and a further 10% were outright unsatisfied suggests a sizeable portion of Praed Street consumers are not especially happy with the offer. 8.16 In terms of other indicators of retail performance, the overall picture is positive. Vacancy levels are reducing, as is crime and the area achieves good levels of footfall. Rental levels on Praed Street also appear relatively healthy and, particularly in the case of smaller units, are rising. Usage of the cycle hire point is also good, one of the highest levels of usage in this round of health checks. 8.17 Too many shops are tatty and in need of investment (especially at the Paddington end of the area). Too many buildings have shabby external facades (again, in the same area). 8.18 There are major issues in regards to the cleanliness of pavements, especially around street furniture such as phone boxes. The 50m stretch outside the old Post Office is a particular problem area. There are too many shisha bars / facilities cropping up, especially so when near to residential streets. 8.19 The Praed Street offer is thriving, however needs an injection of T.L.C. and a better cleaning regime, alongside high levels of investment in real estate to keep it so.

Comparison to Previous 2007 Health Check 8.20 Praed Street scored a neutral position in the last health check. The research undertaken for this health check suggests it has improved in a number of areas. Whilst there are a number of factors still to be improved as identified above, the area and mix has improved. The foodstore provision is much better, as is the F&B offer. Notwithstanding the Crossrail construction works, the street is tidy, well maintained and presents a pleasant retail environment. Current retail performance is positive and operators are optimistic about the future. Consumers also rate the area highly on a range of factors, all of which confirm the centre has achieved a healthy position.

8. Conclusions and Indicators of Health

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 Praed Street District Centre.

TABLE 8: PORTAS PILOT COMPLIANCE Recommendation In Place? Comment Introduce Town Team, with focus on improved  This could be a useful initiative for the area access and could be a route to further support from DCLG Empower local BIDs  The InPaddington BID is clearly investing in and making inroads to improving the area. It also has a useful and clear website Make it easier for people to become market traders  This is an active policy of the Council, although there are currently no licensed pitches on the street Use business rates to support small businesses – Not current Council policy and independent traders 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  This could be a useful initiative for the area, businesses although there are few large multiple retailers in the local area other than the foodstores Local Authorities to introduce compulsory purchase  This may be worth further investigation, orders to improve key retail space particularly in the central zone (3) Encourage Local Authorities to force owners to – Not applicable as there are few long term improve long term vacant shops vacant shops Get people more involved in Neighbourhood Plans,  This is an objective of the BID including focus on High Street Support community use of empty properties – Not applicable

8.23 Overall, for the policies which are relevant and appropriate, Praed Street District Centre can be said to be mostly compliant with the core aspirations of the Portas Review.

8. Conclusions and Indicators of Health

Priority Actions Needed 8.24 From the research undertaken as part of this project, we would recommend the following initiatives are prioritised for the Praed Street District Centre: 1. Instigate a deep cleansing programme of the whole street, with a particular focus around street furniture such as bins and telephones. Review cleaning regime to ensure regular deep cleansing is undertaken. 2. Introduce the ‘Rapid Cleaning Squad’ help line to tackle localised cleansing issues (as delivered in Croydon). 3. Encourage local landlords to invest in their units, especially in the centre / opposite the Hilton. 4. Investigate the option of forcing landlords to improve the external facade of buildings and shopfronts. 5. Encourage more quality restaurants to the area. 6. Investigate upgrading lighting and CCTV around the old Post Office to discourage anti-social behaviour. 7. Consider introducing a ban on shisha bars / pipes, to protect residential amenity. 8. Encourage owners of the old Post Office to urgently deliver new tenants for the building / bring forward development proposals for the unit. 9. Stimulate / lead the formation of a Town Team to access support from the Association of Town Centre Management / DCLG, as well as lessons learnt / best practice adopted elsewhere in London, e.g. Forest Hill Portas Pilot. 10. Encourage new Town Team to plan for and stimulate more events and activities. 11. More visible security / policing is needed. 12. Encourage local retailers to run joint and themed promotions. 13. Encourage the Sawyers Public House to introduce barrier control outside on the pavement, to maintain ease of pedestrian movement past the pub, particularly on early evenings 14. Monitor retail performance on regular basis (annually or bi-annually), to ensure the health of the centre is maintained.

37 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. T R

H N 1 A 2 R 6 S 0 R 8 9 O E t2 to W o H P H 5 7 1 T 13 1 R 28 y 2 4 O E E 7 C 35 2 t d 2 9 9 DTCCBs 2 1 S 4 A R Hotel 2 o A e 1 t t D S D 5 5 G RW 1 o o 3 2 B 3 T T U 1 M P 1 2 1 Montgomery House W a 6 R PRSAED1 STREET SHOPPING5 CENTRE: North Westminster 4 6 SB 1 R D I A r 1 a h 3 Timber Yard7 T Paddington Basin H R d T E 9 9 Montgomery School R 5 E r e E L Games Court Car Park 3 House A T ROAD A O B s 1 R k E GROldUND1 FLOOR LAND USE 2012 1 HARBE E y L B B E E R A3( 0d.W7m 2 m E o 5 o ( 7 3 G R a 5 r L M T a P 4 D y n l l 1 T Y PADDINGTON 5 B O wa 6 A) 4 E 1 la t Marshall E E il t s H 1 0 a i H M l g2 H T S r c 6 Building a M i P d T n in (4 n q 3 W 3 ) S y 1 u R A gK 6 s u 0 B R 2 N d a 9 h n T O d 2 S e i t t u n 1 o r o a o k R 1 t 2 i A 7 R r 2 P n e r 5 u 5 1 1 1 f e l 0 TCBos O e 3 2 1 6 d E D r e a 1 s 0 1 n 1 T 8 32 8 5 i E g A t r 5 Secondatry Shopping Frontage n r 2 C k 52o to b 0 D 2 g T e 5 B 3 7 2 Bridge 5 32 e d 7 ) s 22 M 8 9 c D n 9a 2 3 House 0 A T 5 20 a 9 k O U o 0 5 2 Dudley House F R E 3t 1 825 28 n AR Balmoral ApartmentEs 71 0 2 s H 31 R to 1 6 i d 5 W T to T 191 o 1a a 9 TH 2 E 0 199 n o OR S 11 E 8 B 9 s 6 G N N 12 e a 57 Ground Floor Land U Rse P r o Ramp s D o R g n s e a a rt 5 35 rve E t T n k C 2 7 ' g S d n h 7 ha A 95 S a 29.4m 12 p id o d d W R 21 h 1 a 612 o r u i W taWaterside House rth n FB West End 'S 7 c 2 LBT1 m 14 A1P - RheBtail t n U h El Sub S No asi Quay P to L 7 x 0 b 2 0 Signal adis 27.9mh g n a Cycle Hire Station n B s E E E1 to 87 1 r 1 Gantry Bd W to io r 55 37 gto rve 13 A toe E 1 0 7 id 2 2 2 ing n n v in ha 32 n 6a R 10 7 g 0 3 A2 - Finatno3c0ia.8l m& Professional Sehrv ic ese add W PH H 5o 6 T 26 3 Si n a B C s P uth 30.0m 2 C 7 to 15o toe 0 9 gnal Gantry S r r a So s 3 7 I h S t 2 C 4 PC 6 SB ub v a n FB 4 nt 2 M p 5 1 1 1 TCBs 2 A3 - Restaurantu/Cr afe e n a The Point me 54 7 le 0 R 0 o 4 9 o FB ba s c l Pontoon art 5 a T e 1 A 1 t 1to4 3 u o n h Westcliffe Ap 5 S T T 36 2 6 r t S Pontoon Apartmentsla to 2 S 1 11 t 2 9 ta Foot Bridge su 30.0m P6 H 0 7 01 2 0 d A4 - Pub/Bar tio nin 3 2 4 0 1 S 1 TCBs 0 5 a n P1e y 3 2 5 1 1 W 4 28.9m 220 o a 1 T 2 7 E 8 1 R Foot Bridge The Point s Pontoon J8 w 4 E 32 6 9 0 8 8 e A5 - Takeaway B ve 2 U il 1 E 2 2 1 22 M 6 s ar F 29.9m 6 0 ' g F h FiBn PNa R 7 7 32 N 1 t p W s B 7 2 o o id rth Ba RLC 5o T 1 2 O 1 4 h r SG - Sui Generis No n AJ5t 3 S 71 4 I 1 1 s B Grand Union Canagl to 7 d TU3 9 Roy8a9 l StSandard 62 T 6 9 i Pontoondin s n 7 CPI 'S 6 (PHA) 2 2 8 1 8 B (Paddington Baradnch) e rve u 5 1 ENO L 29 C 1 0 P tagha 8 o LCN 5 1 7 L 1 7N 2 2 B1 - Office g S W 12 to 22 l 9 Clinic r 3 AT 2 E 6 8 E 2U 2 4 in uth 's Hospita g 5 C A 1 1 J 1 2 andSo St Mary A2D9.8m r 6 IO H 0 0 P 6 L RO e aE C 2 0 1 L2 2 C1 - Hotel F 29.3md 2 I N T 8 1 A8 1

R 3 HA n3 32 M 2 1 E 1 C.4 6 6 E 1 W U7 2 T 2 3 Em 2101 to 254 6 H R 0 D1 - Assembly & Leisure 1 FB UT Works S 58 1 O 7 6 T D 6 2 S 7 5 5 3 29y.5m 7 Nursery 2 S R t 7 i 20 lwa 1 2 8 T di R O n 2 D2 - Non-Residential Institution rouRna Medical School B 8 7 2 A 6F E 1 rg LB O 5 T to E U e S nd 3 4 S R U U 3 2 T 5 2 N y

8 I 5 r UC n 29.1m V 4 3 E A T 28.1m T io E E 8 S h 1e E t 1 T 1 1 4 6 R v 3 0 R 3 e i 5 29.4am E 8 R 5 l A Paddington Station t 7 1 T 5 6 S Pond 6 TCB Vacant - A-Class E 4 7 IE e W e S (Terminus) S R 7 S 3 2 s N 1 P T 5 1 0 a o D e 7 P u E o 6 PH B ir T B 99 3 'S 9 3 o 3 t te n F 9 L 6 6 D 9 g Source: GOAD ReOtail Survey 2012 H S St Mary's 9 3 L A 03 4 H 7 3 Pond r d R n

Hospital E 4 LB i U le FB D 1 5 C 1 2 n o A G A PH 1 0 t n R c N 1 07 7 48 3 E 3 o G a FB A H s n N y 601 3 7 8 il 8 FB FB r 1 d . L FB 1 C 3 X a l C I 4 t 1 E S Surgery 3 1 3 3 PH W E PH Pe ond h 0 N Chy M a4 T 7 5 3 n P T y 1 3 S I n 9 1 2 2 s g FB 4 E i E Paddington Station o 0a T 1 2 4 S y Surgery3 4 3 r Wti 1 2 S 4 E 6 1 Pond t 1 w 1 U i R 1 39 y 0 60 120 Meters(Terminus) ta 1iPl H 0 2 R 2 S C R a1 4 p 3 1 S T 72 S N A 3 1 5 o 1 R S 9 7 15 E Shelter e T 1 2 4 5 O O C S 5 C 1 ir d S N 9 1 1 A E mC n 4 R 6 U R I 3 O o 1 121 5 3 5 W 1 1 S H 7 B 27.9Tm u 1 W1 P A 2 T t F 6 n 4 9 1 . s E 3o 3 E 3 o R 9 T E 5 8 H 1 0 9 T le 7 s1 4 0 O w E 2r k 6 s F 4 S M 1 7 1 B 2 c S2 g r M 5 7 1 W L o 28.1m 1 t t 0 W O 0 y R r o s O K 3 o K r C W T e D IC 0 E U E 9 W 4 L 0 C 1 2 C d 0 1 S 2 1 E eK I The Quadrangle C S R n 1 A 5 K 3 , 0 M 1 sP 6 27.6m R 1 W 0 4 e T 3 N Post Office D 9U 1 R u o P 7 S 6 E E D 9 c B 1 E 3 o H 0 1 A E P s L T PH R i N 1 4 T 9 S f O 0 A t E L H A 3 R 9 f 7 A s a U 9 to 1 A C U M 2 R o 8 2 a C 3 R r L 4 P t 1 Su3 rgery 6 E U E O e R E S 11 4 n E O 9 E 9 A 9 1 7 0 0 5 2 Q N t N W 3 2 4 d S 4 U y 5 PO T s N 3 S r 0 I to 1 31 E to 1 Q T E n CycleS Hire Station 3 a 9 H W 1 S 9 E S 1 i 8 n T 9 T 2 4 7 4 4 4 G 3 6 1 m E 1 W 1 E t o t RT 1 9 5 5 0 5 2 D o i E 4 I t R OE 4 0 1 0 1 G 1 s L 5 t t R a 2 1 M o D e R E O 3 3 3 r I 2 t A 9 WR E 9 4 4 1 o 2 B 1 R 3 L 4 N 4 8 R S I N p a W 8 T l 1 M C A 1 O K o 0 to n 1 1 9 B y f 3 HS D 7 t e 1 1 A FB s E S L t o Cycle n ’ C O 1 D 2 s o 1 C 27.M1m 1 o T v y O 5 t R Hire h 9 1 N 3 o e LB C A 4 t 0 6 B N 0 F 3 6 Station 1 a y 0 A s 6 O 2 H P D a C t 8 1 O 2 8 R 3 11 D m to i S 1 L 1 1 L s t e 5 4 7 o 1 o j U O t 27.0mAN t 7 C T 2 0 E le 3 a R . Th2e Queens R 2 N R 9 4 CO 1 a 5 FB 8 8 7 27.1m s Railway Tavern N 6 2 E M 4 7 (PH E A 2 2 R 7 c 7 ) 2 8 g 9 4 E Hotel 3 E 2 U 1 r r E 8 0 LB e n

3 e 9 3 T 26.4m 7 T 5 3 ' 7 i R t 1 7 1 Q 2 7 5 6 2 0 2 d A o 1 E 4 s H 3 S 1 a 4 ee 1 1 5 o Ue 8 R t s 4 2 4 f

r m 4 1 e 2 7 R 6 2 7 3 o Q 7 3 uo 9 c 6 7 A 6 7 1 1 1 T S NH 2 N n 2 C 15 1 1 E o C D r 9 H 77 n 1 C o S R i o 8 S p E 71 i a1 R t E E I t 7 1

1 l L LB 9 9 e W 1 A 5 R c R a K 4 War Memorial O i 7 T W t 2 0 C 1 7 LE D F n A 0 1 PH m1 4 1 S 3 St John's v E 31 S 6 1 2 i O 8 5 ' o OM 41 4 1 N R H Church 0 X a U E 8 o E c 51 s 6 n s H F 1 t 2 O M 2 O Q R 1 E R 55H 5 8 to e e ' R E 39 O 3 Y r S 5 T 51 C s s 0 SR e T H 0 9 g l 1 r R 2 1 D o o 1 H 9 l m e O 4 1 S 6 t 8 n A 4 LB u A 4 1 9 1 h D 5t 7 i a o s 26.1m P 9 E S t 8 o o 11 L N ' 0 9 n mH 5e t M d H NH r Us 5 7 3 o R 4 l o P u 1 3 L C t o 6 e 8 o h . T t d 0 1 Q e e P u O i A t t E n N R t 2R 6 1o l 17 a 2 IT 8 2Srsm 0 7 C 2 A th 3 F i B2 4 W 25.6m 9 P io 4 S 3 1 E u 9 6 9 U u o 26 7 R a 3 X w O 6 s S c

E 0 C 8 6 1 S 1191 1 5 NH2 461 N 1 S 2 8 3 E C c O 6 2 9 2 D n 1 2 2 6 6 2 K e T W 6 FB 1 5 e 0 1 61 E 4 6 3 4 1 C E r g L Bank 2 2 N W 3 6 e s I 0 1 D 1 5 3 26.5m n 4 P 1 A N i 4 5 5 2 2 o O 0 R 3 E 3 2 2 L o

H H r t T p 8 3 G 8 23.4m 3 2 3B t C n T PH A 1 M 7 P 26.6m C a A 3 T p 1 a o 2 i 3 2 p S Y 8 L 1 ll G 1 2 2 1 6 I 4 1 3 n 2u2 i L R e K T 1 a 1 9 3 o O 8 1 D 21.7m 5 1 S k 6s L B 4 X O 3 s 5 C C t 4 S U 4 8 s t C 1 S O 6 5 u I 3 m PH o 2 1 1 P 2 E N E 2 H 24.9m 1 1 d 3 P o o 0 e o 3 Q t9 1 O 0 T W y 1 C 1 R 7H 4 S D 5 3 B 1 x n 25.6m 1 H 3 LB a 5 U 3 2 H e 2 E 1 4 9 S A 1 3 3 P 1 U LB 0 I t d 9 o d 8 O e 8 l N o C A 2 T v 3 S 6 U 9 t o 7 Y

R 1 A PH t u 0 o t E t R r 4 o G 3 o R 7 S 2 U 8 T 1 o y T i 1 A 3 1 t 2 o R u 2 2 u 1 1 5 R 5 N 2 E 5 5 13 4 E 6 O H D 1 A a 9 P w 1 4 2 S r 2 S 1 7 2 3 15 5 3 1 7 l S RK S R E R A t 2 A K U W 2 2 0 5 a 2 e P 7 3 4 3 T E W 1 3 E M 3 m D e s h Y E D R 2 O 1 Q 1 M 9 1 R 1 2 H AR

4 s U c 1 1 R 1 5 C S Q S O n E 2 W E a 3 S I 2 4 n 9 1 C LB b 6 Wo 3 4 N E g 4 R E T i W E 3 a 9 c 4 1 2 S 2 t 2 0 E 3 T e 4 K E R R c S 1 9 C 7 0 8 U 25.8m n 0 S V 1 1 L4 7 1 T A 0 u T 0 4 d 3 O 14 S E 2 U B yA TB 1 1 S U 4 r 1 6 22.a8Rm N C2 28 3 S 9R E 3 10 d D P 1 t 4 E o 0 1 O 4 48 7 E L a o Q 13 48 LB O B w C 0 1 5 C D B o 5 TCB r E 1 l 1 1 1 1 d 1 S C 50 6 3 i U 1 4 8 X 1 T R 4 s d 1 U p 1 a 2 U 0 n 2 V 0 R 7 0 1 m 3 2 8 g 2 R 9 O O 0 3 o O 0 1 RE e I 0 P 2 3 R 8 A o O 19 3 N T 3 0 e r L E 21 U r

1 4 L 7 SQ r 1 O 6 N 6 N 7 d E M 3 1 9 3 T RK f 2 A G K n 1 1 24.1m 8 S E PA 67 d N

1 3 d C 2

D e S 0 6 ou 3 T E 6 3 1 S 1 1 E HY s H M 0 E W 4 8 E 9 e A W 2 r 6 C 4 1 i

W c E g R r I 2 4 4 4 1 r 2 R o 0 S 7 U U

E 24.6m u W 1 2 9 3 o 3 e R 2 3 2 1 1 r 22.1m 3 4 5 3 2 O d E 1 1 M h 2 s yd A E G 2 8 S 1 5 43 L t 5 le t 4 an 2 C 2 5 T 3 C o T o 6 S G r u wUD S 6 H 2 y l 9 S A 1 3 E p a E 6 6 i A M5 1 4 to L u R 2 H 8 2 R 0 T a 2 s E E e n R 2 3 O 7 A 2 0 3 8 U 8 P s to 25T.3m 4 UAR 7 o 8 R 2 3 9 Q 8 R 2 R 2 L 6 1 1 e E S R U 6 8 u 17 d 44 L t 6 H 7 N x x 1 SR 4 ARK 47 C A s 1 9 n N 2 o 0 0 T 1 O e 2 E 0 DE P e 4 B 2 52 s A 5 Y 2 L C u E R 5 0 A to T s L 1 C 12 H 4 E roV 2 B F u o U U O g A O 1 LI S d Q r g O S e R O C e L S C K E nd G U Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type 5 BOUVERIE PLACE W2 1RB ALHASHIMI CENTRE FOR NATURAL HERBS NATURAL THERAPY 41 A1 IND 10 BOUVERIE PLACE W2 1RB MILLENNIUM CAFE CAFE 45 A3 11 BOUVERIE PLACE W2 1RB G.F. ELECTRICAL ELECTRICAL & GAS APPLIANCES45 A1 IND 16 BOUVERIE PLACE W2 1RB SIR ALEXANDER FLEMING PUBLIC HOUSE 120 A4 17 BOUVERIE PLACE W2 1RD CHEMINEE PERSIAN RESTAURANT MIDDLE EASTERN RESTAURANT 48 A3 18 BOUVERIE PLACE W2 1RD VACANT 33 A1 VACANT 3 - 4 BOUVERIE PLACE W2 1RE QUEEN OF SHEBA MIDDLE EASTERN RESTAURANT 99 A3 2 CRAVEN ROAD W2 3PY HSBC BANK 258 A2 5 CRAVEN ROAD W2 3BP HAIR LONDON HAIRDRESSING 60 A1 IND 7 CRAVEN ROAD W2 3BP EF`S CAFE & SANDWICH BAR CAFE 90 A3 9 CRAVEN ROAD W2 3BP VILLA ROSA ITALIAN RESTAURANT 91 A3 11 CRAVEN ROAD W2 3BP IL GUSTO ITALIAN RESTAURANT 174 A3 12 CRAVEN ROAD W2 3PX EURO FOOD & WINE CONVENIENCE STORE 85 A1 CONV 13 CRAVEN ROAD W2 3BP RAFFLES CAFE 82 A3 14 CRAVEN ROAD W2 3PX GB SOUVENIRS GIFTS 87 A1 SPEC 15 CRAVEN ROAD W2 3BP CHEERS WINE SHOP OFF LICENCE 83 A1 CONV 16 CRAVEN ROAD W2 3BP HISTORICAL LONDON SOUVENIRS GIFTS 127 A1 SPEC 17 CRAVEN ROAD W2 3BP DENTAL SURGERY 66 D1 24 CRAVEN ROAD W2 3PX CONTINENTAL FOODS CONVENIENCE STORE 80 A1 CONV 1 - 3 CRAVEN ROAD W2 3BP THE PRIDE OF PADDINGTON PUBLIC HOUSE 219 A4 18 - 22 CRAVEN ROAD W2 3PX BIZZARRO ITALIAN RESTAURANT 195 A3 19B CRAVEN ROAD W2 3BP NEWSAGENTS & GIFT OF LONDON NEWSAGENT 40 A1 CONV 19C CRAVEN ROAD W2 3BP LATIN TRAVEL TOUR OPERATOR 73 A1 SPEC 11 CRAVEN ROAD W2 3BP THE ASCOT HOTEL HOTEL 39 C1 2 HARBET ROAD W2 1JZ HEADMASTERS HAIRDRESSING 227 A1 NAT 4 HARBET ROAD W2 1JZ SUPERDRUG HEALTH & BEAUTY 357 A1 CONV HARBET ROAD W2 1JZ THE CARPHONE WAREHOUSE TELEPHONES 115 A1 NAT HARBET ROAD W2 1JZ GRAND UNION BAR & RESTAURANT 726 A4 5 LONDON STREET W2 1HL THE SOUVENIR SHOP GIFTS 55 A1 SPEC 6 LONDON STREET W2 1HR GORDON & CO ESTATE AGENT 71 A2 7 LONDON STREET W2 1HL LIGHT BITE CAFE 56 A3 10 LONDON STREET W2 1HL SAN MARCO RISTORANTE ITALIAN RESTAURANT 81 A3 11 LONDON STREET W2 1HL THE MUGHAL`S INDIAN RESTAURANT 71 A3 12 LONDON STREET W2 1HL KOLOSSI GREEK RESTAURANT 73 A3 13 LONDON STREET W2 1HL LADBROKES BETTING OFFICE 71 A2 14 LONDON STREET W2 1HL PADICIYA WINE CONVENIENCE STORE 73 A1 CONV 15 LONDON STREET W2 1HL PORTLAND FOOD & WINE CONVENIENCE STORE 73 A1 CONV 16 LONDON STREET W2 1HL HOTEL INDIGO HOTEL 147 C1 18 LONDON STREET W2 1HL LONDON STREET BRASSIERE RESTAURANT 72 A3

Page 1 of 5 Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type 19 LONDON STREET W2 1HL MIMO`S CAFE CAFE 71 A3 20 LONDON STREET W2 1HL SUSSEX FISH BAR FISH & CHIPS 71 A5 21 LONDON STREET W2 1HL THE SUSSEX ARMS PUBLIC HOUSE 127 A4 22 LONDON STREET W2 1HH VACANT 140 A1 VACANT 25 LONDON STREET W2 1HH THE DICKENS TAVERN PUBLIC HOUSE 333 A4 26 LONDON STREET W2 1HH YA HALA MIDDLE EASTERN RESTAURANT 73 A3 27 LONDON STREET W2 1HH BURGER KING FAST FOOD RESTAURANT 102 A5 29 LONDON STREET W2 1HL GARFUNKEL`S RESTAURANT 166 A3 3 - 4 LONDON STREET W2 1HL PATSON NEWSAGENT 54 A1 CONV 8 - 9 LONDON STREET W2 1HL SAWYERS ARMS PUBLIC HOUSE 164 A4 25 LONDON STREET W2 1HH THE ROYAL NORFOLK HOTEL HOTEL 69 C1 3 NORFOLK PLACE W2 1QN DISTINCTIVE SHOE REPAIRS SHOE REPAIRS 27 A1 IND 5 NORFOLK PLACE W2 1QN GULF SALON HAIRDRESSING 48 A1 IND 6 NORFOLK PLACE W2 1QN THE NEW WORLD ACCOMMODATION ESTATE AGENT 52 A2 7 NORFOLK PLACE W2 1QL KHAN TRADERS CONVENIENCE STORE 58 A1 CONV 8 NORFOLK PLACE W2 1QL CONNOISSEURS INDIAN TANDOORI INDIAN RESTAURANT 54 A3 10 NORFOLK PLACE W2 1QL EASYHOTEL HOTEL 153 C1 12 NORFOLK PLACE W2 1QL DAALO FOOD & DRINK CAFE 55 A3 13 NORFOLK PLACE W2 1QJ FRONTLINE RESTAURANT BRITISH RESTAURANT 120 A3 14 NORFOLK PLACE W2 1QJ THE LONDON SPINE & JOINT CLINIC HEALTH CENTRE 38 D1 29 NORFOLK PLACE W2 1QH MICKY`S FISH & CHIPS FISH & CHIPS 88 A5 30 NORFOLK PLACE W2 1QH EMPIRE ESTATES ESTATE AGENT 66 A2 31 NORFOLK PLACE W2 1QH UNIQUE TRADERS NEWSAGENT 69 A1 CONV 32 NORFOLK PLACE W2 1QH RYATH INDIAN RESTAURANT INDIAN RESTAURANT 47 A3 33 NORFOLK PLACE W2 1QH SUPREME DRY CLEANERS DRY CLEANING 50 A1 IND 3A - 4 NORFOLK PLACE W2 1QN DENTAL SURGERY 136 D1 5 PRAED STREET W2 1NJ PRET A MANGER SANDWICH BAR 377 A1 CONV 7 PRAED STREET W2 1NJ CORAL BETTING OFFICE 215 A2 27 PRAED STREET W2 1NJ SUE RYDER CARE CHARITY SHOP 148 A1 NAT 28 PRAED STREET W2 1NH SAHARA PALACE MIDDLE EASTERN RESTAURANT 86 A3 37 PRAED STREET W2 1NR VACANT 87 A1 VACANT 47 PRAED STREET W2 1NR TUNE HOTELS HOTEL 169 C1 57 PRAED STREET W2 1NS ROSE CAFE CAFE 36 A3 59 PRAED STREET W2 1NS UNIQUE STYLE HAIRDRESSING 34 A1 IND 61 PRAED STREET W2 1NS MAIL BOXES ETC BUSINESS SERVICES 74 B1 69 PRAED STREET W2 1NS TWINCUT HAIRDRESSING 33 A1 IND 73 PRAED STREET W2 1NS ZAHAWI TOURS TOUR OPERATOR 29 A1 SPEC 79 PRAED STREET W2 1NS WEST 2 INVEST ESTATE AGENT 19 A2 81 PRAED STREET W2 1NS CLASS HAIR STYLISTS HAIRDRESSING 23 A1 IND

Page 2 of 5 Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type 83 PRAED STREET W2 1NT LENA`S CAFE CAFE 29 A3 85 PRAED STREET W2 1NT CARTRIDGE WORLD COMPUTER EQUIPMENT 33 A1 IND 87 PRAED STREET W2 1NT MOONLIGHT NEWS SHOP NEWSAGENT 33 A1 CONV 93 PRAED STREET W2 1NT BAGHDAD CAFE CAFE 36 A3 95 PRAED STREET W2 1NT ATTIJARIWAFA BANK BANK 51 A2 101 PRAED STREET W2 1NT THE GANGES INDIAN RESTAURANT 44 A3 103 PRAED STREET W2 1NT GOLD HAIR HAIRDRESSING 44 A1 IND 105 PRAED STREET W2 1NT JUMBO TRAVEL TRAVEL AGENT 39 A1 SPEC 107 PRAED STREET W2 1NT APEK PHARMACY CHEMIST 89 A1 CONV 109 PRAED STREET W2 1RL THE FOUNTAINS ABBEY PUBLIC HOUSE 176 A4 117 PRAED STREET W2 1RL LONDON RED BUS GIFTS 65 A1 SPEC 119 PRAED STREET W2 1RW LAUDER & REES OPTICIAN 62 A1 IND 125 PRAED STREET W2 1RL SUPERSAVE EXPRESS CONVENIENCE STORE 60 A1 CONV 127 PRAED STREET W2 1RL MADEIRA CAFE CAFE 65 A3 129 PRAED STREET W2 1RL BONNE BOUCHE COFFEE SHOP COFFEE SHOP 61 A3 131 PRAED STREET W2 1RL BONNE BOUCHE BAKER 62 A1 CONV 133 PRAED STREET W2 1RN WGS SOLICITOR 62 A2 135 PRAED STREET W2 1RL CHICKEN COTTAGE FAST FOOD RESTAURANT 61 A5 141 PRAED STREET W2 1RL BAGEL FACTORY SANDWICH BAR 57 A1 CONV 143 PRAED STREET W2 1RL LA TAAZA CAFE 56 A3 144 PRAED STREET W2 1HU MCDONALD`S FAST FOOD RESTAURANT 168 A5 144 PRAED STREET W2 1HU MERCURE LONDON PADDINGTON HOTEL 116 C1 145 PRAED STREET W2 1RL LHRC BOX OFFICE 59 D2 147 PRAED STREET W2 1RL SUBWAY SANDWICH BAR 57 A1 CONV 153 PRAED STREET W2 1RL CHELSEA DELI CAFE 67 A3 155 PRAED STREET W2 1RL G.B. SOUVENIRS AND GIFTS GIFTS 67 A1 SPEC 157 PRAED STREET W2 1RL LE GOURMET BRASSERIE CAFE 69 A3 159 PRAED STREET W2 1RL MOMENTO CAFE 63 A3 161 PRAED STREET W2 1RL PADDINGTON GIFT SHOP NEWSAGENT 76 A1 CONV 173 PRAED STREET W2 1RH CAMBIO WECHSEL BUREAU DE CHANGE BUREAU DE CHANGE 21 A2 174 PRAED STREET W2 1NJ BUDGENS SUPERMARKET 63 A1 CONV 175 PRAED STREET W2 1RH ROOSTERS PIRI PIRI TAKE AWAY 25 A5 177 PRAED STREET W2 1RH REGENT DRY CLEANERS DRY CLEANING 20 A1 IND 178 PRAED STREET W2 1RH EUROCHANGE BUREAU DE CHANGE 23 A2 181 PRAED STREET W2 1RH WILLIAM HILL BETTING OFFICE 16 A2 183 PRAED STREET W2 1RH ALLIANCE RESIDENTIAL ESTATE AGENT 20 A2 185 PRAED STREET W2 1RH AMB EXCHANGE BUREAU DE CHANGE 29 A2 187 PRAED STREET W2 1RH DANATI BUREAU DE CHANGE BUREAU DE CHANGE 21 A2 189 PRAED STREET W2 1RH HALLMARKED OR UNHALLMARKED GOLD & SILVER PAWNBROKER 26 A1 SPEC

Page 3 of 5 Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type 191 PRAED STREET W2 1RH HORYAAL MONEY EXCHANGE & WORLDWIDE MONEY TRANSFEBUREAU DE CHANGE 35 A2 195 PRAED STREET W2 1RH PADDINGTON SUPERSTORE GIFTS 24 A1 SPEC 197 PRAED STREET W2 1RH RELOAD INTERNET INTERNET CAFE 26 A1 CONV 199 PRAED STREET W2 1RH MERCURY CHANGE INTERNATIONAL BUREAU DE CHANGE 25 A2 9 - 11 PRAED STREET W2 1NJ WESTMINSTER CENTRE FOR PSYCHOLOGICAL WELLBEING HEALTH CENTRE 219 D1 113 - 115 PRAED STREET W2 1RL THE PEKING-SEOUL CHINESE RESTAURANT 125 A3 121 - 123 PRAED STREET W2 1RL BARRY BROS BUSINESS SERVICES 127 B1 128 - 142 PRAED STREET W2 1NX VACANT 610 A1 VACANT 137 - 139 PRAED STREET W2 1NX COSTA COFFEE SHOP 128 A3 149 - 151 PRAED STREET W2 1RL KFC FAST FOOD RESTAURANT 111 A5 163 - 165 PRAED STREET W2 1RH ABERDEEN STEAK HOUSES BRITISH RESTAURANT 96 A3 19 - 21 PRAED STREET W2 1NP VACANT 519 A1 VACANT 23 - 25 PRAED STREET W2 1NJ VACANT 231 A1 VACANT 33 - 35 PRAED STREET W2 1NR DOCTORS SURGERY 180 D1 75 - 77 PRAED STREET W2 1NS MK STUDIO SHOE REPAIRS 20 A1 IND 89 - 91 PRAED STREET W2 1NT THE TANNING SHOP SOLARIUM 70 A1 IND 97 - 99 PRAED STREET W2 1NT CONSULATE GENERAL OF THE KINGDOM OF MOROCCO GOVERNMENT BUILDING 97 B1 63 PRAED STREET W2 1NS H&T PAWNBROKERS PAWNBROKER 120 A1 SPEC PRAED STREET W2 1EE VACANT 379 A1 VACANT 71 PRAED STREET W2 1NS SONIC DIGITAL TELEPHONES 32 A1 CONV 67 PRAED STREET W2 1NS GALAXY TECHNICAL TELEPHONES 32 A1 IND PRAED STREET W2 1JX TESCO EXPRESS CONVENIENCE STORE 386 A1 CONV PRAED STREET W2 1JX POST OFFICE POST OFFICE 221 A1 CONV 4b PRAED STREET W2 1JX FLIGHT CENTRE TRAVEL AGENT 139 A1 NAT 181 PRAED STREET W2 1JX WILLIAM HILL BETTING OFFICE 201 A2 4c PRAED STREET W2 1JX HAMPTONS INTERNATIONAL ESTATE AGENT 193 A2 4d PRAED STREET W2 1JX SEE ASIAN RESTAURANT 272 A3 65 PRAED STREET W2 1NS CHICKEN SPOT TAKE AWAY 31 A5 146 PRAED STREET W2 1EE HILTON HOTEL 2243 C1 SOUTH WHARF ROAD W2 1JB FRASER ESTATE AGENT 123 A2 12 SOUTH WHARF ROAD W2 1JB CORE BAR & RESTAURANT 261 A4 SOUTH WHARF ROAD W2 1BL EMERGENCY SERVICES 589 B1 SOUTH WHARF ROAD W2 1JB KINDERGARTEN 134 D1 SOUTH WHARF ROAD W2 1BL ST. MARY`S HOSPITAL HEALTH CENTRE HEALTH CENTRE 2499 D1 SOUTH WHARF ROAD W2 1BL IMPERIAL COLLEGE OF LONDON EDUCATIONAL ESTABLISHMENT 2499 D1 1 SPRING STREET W2 1JA SINCLAIRS ESTATE AGENT 75 A2 2 SPRING STREET W2 1JA SPRINGFIELDS ESTATE AGENT 74 A2 3 SPRING STREET W2 3RA VACANT 86 A1 VACANT 6 SPRING STREET W2 3RA THE GOLDEN SHALIMAR INDIAN RESTAURANT 84 A3

Page 4 of 5 Number Street Postcode Fascia Primary Activity Area (sqm) Use Class A1 Type 7 SPRING STREET W2 3RA FOUNDATION ESTATES ESTATE AGENT 77 A2 8 SPRING STREET W2 3RA CHOICE BUREAU DE CHANGE BUREAU DE CHANGE 45 A2 9 SPRING STREET W2 1JA WINKWORTH ESTATE AGENT 84 A2 10 SPRING STREET W2 1JA VACANT 80 A1 VACANT 11 SPRING STREET W2 3RA S FRANSES ANTIQUES 96 A1 SPEC 12 SPRING STREET W2 3RA ALL ABOARD CHARITY SHOP 108 A1 IND 13 SPRING STREET W2 3RA KALL KWIK PRINTING & PHOTOCOPYING 79 A1 NAT 14 SPRING STREET W2 3RA VACANT 57 A1 VACANT 15 SPRING STREET W2 1JF CAFFE NERO COFFEE SHOP 102 A3 16 SPRING STREET W2 3RA NORTHFIELDS ESTATE AGENT 88 A2 19 SPRING STREET W2 1JA DESAI NEWS NEWSAGENT 28 A1 CONV 20 SPRING STREET W2 1JA WOX NOODLE BAR TAKE AWAY 24 A5 21 SPRING STREET W2 1JA LOLITA TAKE AWAY 23 A5 22 SPRING STREET W2 1JA SANDRO SANDWICH BAR SANDWICH BAR 33 A1 CONV 23 SPRING STREET W2 1JA KENWOODS ESTATE AGENT 61 A2 27 SPRING STREET W2 1JA THE GYNGLEBOY BAR & RESTAURANT 156 A4 30 SPRING STREET W2 1JA SPRING DRY CLEANERS DRY CLEANING 52 A1 IND 31 SPRING STREET W2 1JA CHARLIE`S BARBER SHOP HAIRDRESSING 39 A1 IND 32 SPRING STREET W2 1JA MONEX INTERNATIONAL BUREAU DE CHANGE 63 A2 33 SPRING STREET W2 1JA KATY`S NAILS BEAUTY SALON 60 A1 IND 34 SPRING STREET W2 1JA ZIZINIA PIZZERIA PIZZA RESTAURANT 83 A3 4 - 5 SPRING STREET W2 3RA SPRING FARE NEWSAGENT NEWSAGENT 167 A1 CONV 17 - 18 SPRING STREET W2 3RA BARCLAYS BANK 195 A2 24 - 26 SPRING STREET W2 1JA NATWEST BANK 209 A2 41 - 42 SPRING STREET W2 1JA ASK ITALIAN RESTAURANT 296 A3 8A SPRING STREET W2 3RA LUIGI`S SANDWICH BAR SANDWICH BAR 30 A1 CONV 40 STAR STREET W2 1QB YEE CHINESE MEDICINE NATURAL THERAPY 69 A1 IND 194 SUSSEX GARDENS W2 3UA HOTEL EDWARD GUEST HOUSE 174 C1 168 - 176 SUSSEX GARDENS W2 1TP ABBEYCOURT WESTPOINT HOTEL HOTEL 480 C1

Page 5 of 5 London Borough of Brent

London Borough of Islington 1

2 London Borough of Camden 3

8 7 5 6 City of London 4 9

Central Activities Zone Core CAZ North Westminster Economic Development Area West End Special Retail Policy Area (WESRPA) International Shopping Centre

CAZ Frontage Local Shopping Centre Royal Parks 10

Westminster Boundary

London Boroughs

Centres under study 1 - St John's Wood High Street 2 - Harrow Road London Borough 3 - Church Street/Edgware Road 11 of Lambeth 4 - Queensway/Westbourne Grove 5 - Praed Street 6 - Edgware Road (south) Royal Borough of 7 - Baker Street (south) Kensington & Chelsea 8 - Marylebone High Street 9 - Berwick Street 10 - Victoria 11 - Warwick Way/Tachbrook St 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.

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.

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.

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.

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

5 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

6 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

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 This includes the main department stores such as John Lewis, Liberty, and Selfridges, as store 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 This includes prestigious retailers that operate in more than one country, such as Gucci, retailers 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.