SUBMISSION DOCUMENT CORE EVIDENCE BASE: Retail Capacity Study

nd Local Development Framework

Improving the quality of life for everyone living and working in the borough

November 2006

2006 - 2007 Early Intervention (Children at Risk) 2003 - 2006 Winner of 4 previous Beacon Awards

London Borough of Tower Hamlets

Borough-Wide Retail Capacity Study

February 2005

Drivers Jonas 6 Grosvenor Street London W1K 4DJ

Contact: Nick Taylor

Direct Line: 020 7896 8086 Fax: 020 7896 8001 Email: [email protected] CONTENTS

Page No 1. Introduction 1 2. Executive Summary 3 3. Retail Policy Guidance 5 4. Summary of Trends in Retail and Leisure 11 5. Summary of Health Checks and Markets 14 6. Retail and Leisure Hierarchy in Tower Hamlets 23 7. Proposals in Main Competing Centres 29 8. Retail Capacity Assessment 33 9. Development Sites 42 10. Strategy for Comparison Retailing 55 11. Strategy for Convenience Retailing 57 12. Strategy for Markets 59 13. Strategy for Leisure 60 14. Strategy for Professional Services (A2) 61 15. Implications on Area Action Frameworks 62 16. Conclusions 64

Appendices: 1 Retail Planning Policy Review 2 National Retail and Leisure Trends 3 Health Checks 4 Floorspace Analysis of Centres 5 Map of Main Centres in the Borough 6 Catchment Area and Zones 7 Map of Main Foodstores in Borough 8 Convenience Quantitative Analysis 9 Comparison Quantitative Analysis

1. Introduction

1.1 Drivers Jonas was instructed by the London Borough of Tower Hamlets (hereafter referred to as the Council) to prepare a Borough-wide retail study to support the review of the Unitary Development Plan (UDP), and to respond to the guidance in Planning Policy Guidance Note 6 - Town Centres and Retail Developments, that development plans should be based on an up-to-date assessment of retail capacity. Background

1.2 The Council considers that the retail hierarchy has changed since the Tower Hamlets UDP was adopted in March 1998. In terms of a retail hierarchy, the Adopted UDP only identifies district centres and local shopping parades, whilst Canary Wharf is undesignated. 1.3 The Borough is under considerable pressure from developments in neighbouring authorities, in particular Newham, Lewisham and Southwark, and allowance needs to be made in the emerging development plan to respond to these pressures. 1.4 The purpose of the study is to provide the Council with an estimate of retail capacity and provide guidance on how this could be accommodated within the Borough in the convenience and comparison retail sectors. 1.5 The study will help to inform and provide justification for:

· Emerging shopping policies coming forward in the development plan process, particularly in terms of the designated centres and the need for floorspace change; and

· the Area Action Plans for the Isle of Dogs, City Fringe and Lower Lea, particularly in terms of the level of retail use that can be accommodated without significant adverse impact on existing centres. Study brief

1.6 The aims of the study are to: (i) Provide a quantitative Borough-wide estimate of existing and proposed retail floorspace need, up to and including 2016, and assess the quantum and mix of retail facilities that can be supported across the Borough; (ii) Assess the health and role of existing centres within the retail hierarchy and the future potential for change; (iii) Provide a qualitative assessment of the Borough’s street markets and leisure facilities; (iv) Determine the likely impact of major retail development permitted outside the Borough on centres within Tower Hamlets, particularly from Stratford and Surrey Quays; and (v) Assess the potential for and likely significance of major retail development in Tower Hamlets, and thus identify the potential future role of its centres.

Format of the report

1.7 The structure of this report is as follows:

· In Section 2 we provide an executive summary of our main findings and recommendations;

· In Section 3, national, regional and local retail planning policy is reviewed;

· In Section 4, national shopping and leisure trends are reviewed;

· In Section 5, a summary of the health checks of the Borough’s main centres and markets is provided;

· In Section 6, we review the retail and leisure hierarchy in the Borough;

· In Section 7, we review recent proposals/schemes in competing centres outside the Borough;

· In Section 8, the retail capacity assessment and appraisal of the potential for additional retail development in Tower Hamlets over the plan period is set out;

· In Section 9, we appraise potential development sites in the Borough;

· In Sections 10 to 14, the strategies for comparison retailing, convenience retailing, markets, leisure and professional services in Tower Hamlets are outlined;

· In Section 15, we assess the implications of our findings for the Borough’s Area Action Frameworks; and

· Our general conclusions and recommendations are set out in Section 16. 1.8 The appendices to this study are provided in a separate document. These are:

· Appendix 1 - review of retail planning policy;

· Appendix 2 - review of national retail and leisure trends;

· Appendix 3 - health checks of the Borough’s main centres;

· Appendix 4 - floorspace data of the Borough’s main centres;

· Appendix 5 - map of the Borough’s main centres;

· Appendix 6 - map outlining the study’s catchment area and zones;

· Appendix 7 - map of the Borough’s main food stores;

· Appendix 8 - comparison quantitative analysis; and

· Appendix 9 - convenience quantitative analysis.

2. Executive Summary

2.1 Our health checks have shown that the District Centres (including Canary Wharf) all appear to be vibrant and healthy centres, although Whitechapel and Roman Road have high numbers of vacant units. Whilst these are all identified as District Centres, their roles differ in relation to the level of provision and the areas that they serve. Roman Road, Watney Market, the Isle of Dogs and Chrisp Street all appear to serve the needs of the local community. By contrast, Canary Wharf, Bethnal Green and Whitechapel serve a wider catchment area. 2.2 The 11 local shopping parades identified in the Adopted UDP provide a good service to their local communities in terms of top-up shopping and day-to-day comparison items although Aberfedly Street is showing signs of decline. We have also noted that the areas around Mile End, Stepney and Ratcliff appear to be under provided for. In addition, whilst there are environmental implications associated with street markets, their presence positively contributes to a centre’s vitality and viability and they should continue to be supported. 2.3 Given the retail provision and associated services provided by Canary Wharf we consider that it performs the role of a higher order centre within the Borough. Based upon our assessment, we consider that it should be allocated in the emerging development plan as a ‘Major Centre’. The Management Horizons Index almost classifies Canary Wharf as a sub-Regional Centre. We do not consider it necessary to alter the allocation of any of the other centres at this time, but recommend that the Council further investigate the provision/development of a local shopping parade to serve the Mile End area of the Borough. 2.4 Our qualitative analysis of the Borough’s leisure provision concluded that there is limited provision in the Borough from cinema operators, which is not surprising given the proximity to the West End. Given the proximity of cinemas in adjoining Boroughs we do not consider that there will be any demand for additional cinemas. In the health and fitness market, the majority of the provision is small scale with limited equipment and facilities. 2.5 The A3 market in the Borough appears to be healthy, with the main evening destinations for eating and drinking identified as Brick Lane and Canary Wharf. As long as the disposable income is available and the economy buoyant there will be pressure for additional A3 floorspace. However, we do not consider it necessary for the Council to specifically plan for this type of development. Instead, proposals should be assessed against general planning policies. The Council should also monitor pressures for changes of use to A3 uses. 2.6 In assessing the future capacity for additional floorspace within the Borough, the projections to 2016 should be treated with caution given the number of variables that are involved, especially in the comparison sector.

2.7 In the comparison sector, the available expenditure is forecast to increase by £597m from £485m in 2004 to a total of £1,082m in 2016. The forecast for additional comparison goods floorspace over the plan period is equivalent to between 2,620m2 (21,647ft2) and 19,093m2 (205,520ft2) net, which should be directed to existing District Centres, in particular Canary Wharf, but development in the smaller local shopping parades in the Borough could also be supported, in principle. If Canary Wharf is designated as a Major Centre it would be reasonable to expect that additional retail development would focus on this centre. 2.8 For the convenience sector, the available expenditure is forecast to increase from £284m in 2004 to a total of £378m in 2016: growth of £94m. This additional expenditure is broadly equivalent to the turnover of two small discount foodstores or a small high quality foodstore in 2006, increasing to a medium sized superstore or several discount foodstores by 2011 or a large superstore or several discount foodstores by 2016. The main gap in convenience provision is in the centre of the Borough, and we have identified the Gasworks of Ben Johnson Street as a possible location. 2.9 In considering developments that will impact upon the Borough’s markets, we recommend that the Council continue to support the markets’ role supporting the Borough’s centres, and hence these should be considered carefully. Recommendations

· The Council should only make provision for additional floorspace based on the projections to 2011 and seek to update these figures mid-way through the plan period.

· The capacity for additional comparison retail floorspace should be directed to existing District Centres and Canary Wharf. Applications for comparison retailing and development in the smaller local shopping parades should be supported in principle, as long as the proposal is of an appropriate scale to the centre and will not adversely impact upon existing uses.

· In terms of economic capacity and based on maintaining the current market share the Council should make provision for the development of additional convenience facilities over the plan period, notably Safeway redevelopment at Roman Road and the gasworks at Ben Johnson Street

· The Council to continue to support the markets’ role supporting the Borough’s centres.

· Retail development in the main regeneration/redevelopment sites should be restricted to meeting the needs of the development, and should not be of a scale to serve a significantly wider market.

· The Council’s First Deposit Draft UDP identifies a number of smaller “neighbourhood” parades that have not been surveyed e.g., Ben Johnson Road, Westferry Road and O’Leary Square. These should be surveyed for inclusion in the Council’s database. It may be that a new category of ‘neighbourhood parade’ should be designated.

3. Retail Policy Guidance

3.1 The retail planning policy framework for the Borough is provided principally by the following documents: (i) PPG6 - Town Centres and Retail Developments (June 1996); (ii) Statement by Richard Caborn (February 1999); (iii) Government’s Response to the Environment, Transport and Regional Affairs Committee (May 2000); (iv) Parliamentary Statement on Town Centre Planning Policies (April 2003); (v) PPS 6 - Consultation Draft (December 2003); (vi) Use Classes Order (February 2005); (vii) GLA London Plan (June 2002); and (viii) Tower Hamlets Unitary Development Plan (December 1998). 3.2 A full review of current national, regional and local planning policy guidance is contained in Appendix 1. We set out below the main thrust of current policy that is relevant to this study.

National Planning Policy Guidance

(i) PPG6 - Town Centres and Retail Developments (June 1996) 3.3 Revised Planning Policy Guidance Note No. 6 (PPG6), published in June 1996, sets out Central Government guidance on retail and town centre developments. The emphasis of PPG6 is to encourage appropriate uses to locate within existing town centres, based on the sequential approach to site selection. This approach applies equally to comparison and convenience shopping. 3.4 PPG6 seeks to sustain and enhance the vitality and viability of town centres, focus development in locations which foster competition and maximise the opportunity to use means of transport other than the car, and ensure the availability of a wide range of shops, employment, services and facilities to which people have easy access by a choice of means of transport. It also seeks to promote sustainable development in line with the Government’s Sustainable Development Strategy and PPG13 (Transport). 3.5 The Guidance stresses the importance of regularly collecting information on key indicators of a town centre's health. These include diversity of uses, shopping rents, vacancy levels and other indicators, which are set out in Figure 1 of the PPG. 3.6 The important role that supermarkets can play in anchoring and improving the economic health of a centre is also highlighted in the Guidance. It also emphasises the benefits of linked trips.

3.7 The emphasis in PPG6 on directing new retail development to town centre locations raises two important retail planning policy issues for the Borough: (i) the hierarchical definition of shopping centres within the Borough. Classification of a shopping centre as a ‘major’ or ‘town centre’ brings about specific policy benefits. (ii) the identification of shopping centre boundaries. The sequential approach relies on the measurement of distances from shopping centre boundaries. This is of particular relevance for ‘major’ and ‘town centres’.

(ii) Statement by Richard Caborn (February 1999) 3.8 Former Planning Minister Richard Caborn added further guidance in February 1999 and reaffirmed the policy principles set out in PPG6, principally in relation to the interpretation of ‘need’ and application of the sequential approach. 3.9 The requirement to demonstrate ‘need’ and satisfy the sequential approach is not applicable where new retail developments are in accordance with an up-to-date development strategy. 3.10 Generally, the allocation of land in out-of-centre locations for retail development is inconsistent with the thrust of national retail guidance. The development plan should therefore only allocate such sites on the basis that need has been proven and the sequential approach applied.

(iii) Government’s Response to the Environment, Transport and Regional Affairs Committee (May 2000) 3.11 The Government confirmed that their policy, as stated in PPG6, is to adopt a ‘class of goods’ approach to retail development, as most goods can be sold from a town centre. Developers therefore should not rely on a format driven approach to site selection. This is relevant when considering the capacity of town and district centres to accommodate new development floorspace.

(iv) Parliamentary Statement on Town Centre Planning Policies (April 2003) 3.12 This Parliamentary Statement responded to increasing evidence of inconsistencies in the interpretation of the guidance in PPG6. 3.13 It confirmed that applications for new, or extensions to existing retail floorspace must demonstrate a ‘need’ for the development; adopt a sequential approach to site selection; consider the impacts on nearby centres; provide evidence on the application site’s accessibility; and evidence of any significant environmental impacts which could arise from the development. 3.14 The Statement confirms that the Secretary of State places greater weight on quantitative need for new retail provision. Where both comparison and convenience goods are proposed to be sold within the same development, the Secretary of State will expect evidence to be shown on the need for each type of good. 3.15 Finally the Secretary of State confirmed that regeneration or employment creation are not aspects of retail need for the purposes of the tests set out in PPG6 and the Caborn statement. However, these may be material considerations.

(v) PPS 6 – Consultation Draft (December 2003) 3.16 Many of the policies in the draft reproduce, or are closely based upon, existing policies in PPG6, updated as appropriate. 3.17 Local planning authorities will be expected to plan for development, not just control it. Local plan documents should therefore assess how much growth is likely over the plan period and set out their vision and strategy for harnessing this growth. This should include making key strategic decisions on where growth should go, which centres should be the focus for regeneration, and what gaps need filling to ensure everyone has access to day-to-day needs as locally as possible. 3.18 The Guidance also emphasises the valuable contribution that markets can play in diversifying the range of goods in shopping centres as well as the contribution to a centre’s vitality. 3.19 Having identified a ‘need’, planning authorities are advised to state in development plans the maximum gross floorspace of an individual development, which will be acceptable in different types of centres. 3.20 At the local level, plans should identify sufficient sites to accommodate forecast growth for retail and other key town centre uses and, if necessary, local planning authorities should assist in the assembly of such sites. 3.21 Local plans should also promote a much more efficient use of land - more multi-storey, mixed-use development in centres is envisaged.

(vi) Use Classes Order – February 2005 3.22 The changes relate principally to the former Use Class A3 which classifies food and drink uses (cafés, restaurants, bars, pubs and take-aways). 3.23 Under the new Order, the former Use Class A3 has been split into three discrete categories. Revised Class A3 will comprise restaurants and cafés (there will be permitted change to A1 or A2 uses). A new Class A4 will comprise pubs and bars (there will be permitted change to A1, A2 and A3) and a new Class A5 will be created for take-aways (there will be permitted change to A1, A2 and A3). 3.24 Night-club use has been expressly excluded from the Use Classes Order. This means that planning permission is now required for a change of use to or from a night-club.

Regional Planning Policy Guidance

(vii) Greater London Authority London Plan (June 2002) 3.25 The London Plan was formally adopted as Regional Planning Guidance for London in January 2004. This now replaces RPG3 – Strategic Guidance for London Planning Authorities (May 1996). 3.26 It requires all Boroughs to strengthen the wider role of town centres. This will be achieved by encouraging retail uses through UDP allocations and planning decisions, enhancing the quality of retail and other services, designating primary and secondary shopping frontages and undertaking regular health checks. 3.27 The Plan also identifies a complex pattern of town centres within London, identifying five broad categories of town centre:

· International centres;

· Metropolitan centres;

· Major centres;

· District centres; and

· Neighbourhood and more local centres. 3.28 There are no International Centres, Metropolitan Centres or Major Centres in Tower Hamlets, but there are seven District Centres that include:

· Bethnal Green;

· Chrisp Street;

· Poplar;

· Whitechapel;

· Roman Road (East);

· Watney Market; and

· Isle of Dogs/Canary Wharf. 3.29 The Plan recommends that a strategic planning approach be adopted for each centre. For the remaining centres, the Plan recommends developing local policy based on regeneration objectives. Specifically, the Plan recommends that policies seek to realise the potential of centres to enable them to benefit the local community and contribute to the regeneration of the wider area. 3.30 For Canary Wharf/Isle of Dogs the Plan seeks to ensure the viability of the District Centre through the intensification of new development sites and/or the regeneration of existing ones.

Local Planning Policies

(viii) Tower Hamlets Unitary Development Plan (1998) 3.31 The Tower Hamlets Unitary Development Plan (UDP) was formally adopted in December 1998 and reflects the guidance in PPG6. 3.32 The Council will support the improved provision in the range and quality of shopping in the Borough’s District and local shopping centres. 3.33 Proposals for A1 uses in District Centres will be supported. Non-A1 uses in the core area of centres will only be considered if it can be proven that they will not harm the character, function or vitality and viability of the centre. Within the fringe areas of District Centres, consideration will be given to permitting other uses, which contribute to the vitality and viability of the shopping parade. 3.34 Within District Centres the Council have identified primary frontages, which are considered to be the focus of shopping activity. The UDP seeks to ensure that these frontages are maintained in primarily shopping uses and not fragmented. Changes of use will be strictly controlled. 3.35 For local centres, permission for non-A1 uses may be acceptable if the centre already provides an adequate level of shopping facilities to meet local needs and the proposal would not detract from the local character and function of the centre. Applications for change of use from A1 uses outside District Centres and Local Parades may be acceptable where the applicant can demonstrate that the site has been actively marketed, there is adequate retail provision within the area and the proposal will not be detrimental to the amenity of residents. 3.36 Applications for new retail development will need to demonstrate that the proposal will not have a detrimental impact upon the vitality and viability of existing District Centres and is accessible by a means of transport modes. 3.37 The Council aims to maintain and enhance the street markets that supplement the designated District and local shopping centres. It will also seek to enhance and improve designated street markets. 3.38 In summary, the main thrust of current retail policy is to direct retail development into existing town centres and support the plan-led approach. 3.39 Applications for retail development will have to:

· demonstrate that a quantitative ‘need’ exists for the development;

· if such a need exists, adopt a sequential approach to site selection;

· consider the impact on nearby centres; and

· provide evidence of the site’s accessibility.

(ix) Tower Hamlets Unitary Development Plan – First Deposit (2004) 3.40 The review of the Adopted UDP is now underway. Consultation on the First Deposit commenced in May 2004. 3.41 The Council will seek to improve the function, character, vitality and viability of the designated Major and Town Centres and recognises the need to create and maintain a balance between development, regeneration and conservation. It also recognises the need to improve facilities while maintaining a centre’s existing character. 3.42 The Plan seeks to maintain the Borough’s shopping hierarchy and in accordance with PPG6, will focus new investment into achieving regeneration or consolidation of its centres. 3.43 Similarly, Neighborhood Centres and local shops serve important local needs. The Plan aims to sustain the vitality of the smaller shopping centres, while broadening the range of facilities available. 3.44 In primary frontages within Major and District Centres no net loss of shopping floorspace (A1) will be permitted. Within secondary shopping frontages, changes of use to non-retail uses will be acceptable where this does not result in the creation of dead frontage, and/or an over concentration of non A1 uses. 3.45 New large-scale shopping proposals and other key town centre uses will normally be supported in the Major and District Centres, subject to the demonstration of need. In addition, the sequential approach will be applied to all development proposals on sites that are not within a recognised centre or identified on the Proposals Map. 3.46 When retail, leisure and other related town centre developments are proposed, the Council will take into account the following criteria:

· the scale of the proposal;

· the impact upon the vitality and viability of the centre and other nearby centres;

· whether transport impacts are minimised through good public transport accessibility; and

· whether the design of the development is suitable in terms of scale, integration, mix and character of the existing centre. 3.47 A number of development sites are identified in the Plan. We comment on the retail potential of these sites, as appropriate, in Section 9.

4. Summary of Trends in Retail and Leisure

4.1 A review of trends in retailing and leisure services is provided in Appendix 2. This provides an overview of the commercial retail and leisure markets in a national context. As the vitality and viability of town centres and their future prosperity are linked so closely to the performance of the retail market in a centre, this assessment concentrates on highlighting the trends and pressures for change in the retail and leisure sectors. Retail

4.2 Retailing is a dynamic sector of the economy and since the recession of the late 1980s and early 1990s which brought about a virtual standstill in retail sales and contributed to the decline of town centres, the sector continues to recover. Retail sales on the High Street have continued to accelerate, fuelled by a buoyant economy and by record levels of personal debt. 4.3 Given this strong growth in personal spending, the fortunes of retailers have increased, and in response to this, retail development in town centres is taking place again. Within the Borough, schemes at Canary Wharf, Millennium Quarter, London Arena and Isle of Dogs illustrate this trend. 4.4 Developers and investors remain cautious about promoting speculative retail development or lending to smaller developers, or developing in small, local centres. This has implications for the large number of smaller centres in the Borough, where limited development has taken place or is proposed (e.g., Poplar High Street). 4.5 Internet shopping and e-commerce continues to challenge the High Street. The growth of the sector has led some retailers to exercise caution before embarking on accommodation strategies and to scale back some developments. In the convenience sector, e-shopping is growing fast and is supported by the major retailers (e.g. Tesco Direct and Waitrose/Occado). In the comparison sector, Dixon’s announcement to close 160 High Street stores is an example of this. Many expect the music industry to be the next sector to experience this pressure with on- line downloading of music. 4.6 In the convenience sector as a whole, competition remains fierce as Tesco forges ahead and the others struggle in their wake. The announcement last year that Morrisons are to take over Safeway will undoubtedly be felt on the High Street as existing Safeway stores are rebranded, extended or disposed of. Tower Hamlets has Safeway stores at Roman Road and Thomas More Street, and in the case of Roman Road, anchors the District Centre. 4.7 As well as developing new stores, convenience retailers are continually reviewing their trading format in an effort to improve their attractiveness. Changes have included the introduction of new product ranges, most notably a widening of the non-food range, which is particularly evident at the Waitrose in Canary Wharf, competitive pricing and improved facilities, as well as longer opening hours, including Sundays. The success of Tesco and Asda in recent years has been as a result of their extensive non-food range, and in the case of Tesco, reflects the flexible formats that the company operates.

4.8 There has been considerable interest in discount food retailing, caused largely by the recession of the late 1980s and early 1990s. These retailers offer a compact range of heavily discounted and often unbranded products. The arrival of foreign discounters such as Aldi, Lidl and Netto has brought about increased competition. There is only one discount foodstore in the Borough at present. 4.9 Nationally, the development of retail warehouses has provided a convenient alternative to the ‘High Street’ for shoppers seeking ‘bulky durable goods’ including DIY goods, carpets, furniture and electrical goods. This market has benefited from relatively low development, start-up and running costs, and the ability to stock goods in bulk, allowing retailers to offer goods at competitive prices. These facilities also benefit from good accessibility by car and free parking. 4.10 At the present time, the DIY sector remains extremely vibrant, linked to the buoyant housing economy. 4.11 Prosperity in the bulky goods retail warehouse market has resulted in attempts, often successfully, to widen the range of goods sold outside town centres. As retailers in both the convenience and comparison sectors seek to increase their market shares through store extensions and by introducing larger format stores, a further debate has emerged relating to the ‘goods’ vs. ‘format’ approach to site selection. As highlighted in Section 2, the Government have confirmed that a ‘class of goods’ approach should be followed. 4.12 There are no free-standing retail warehouses in Tower Hamlets. This is not surprising given the easy access for Borough residents to retail warehouses at Stratford, Greenwich Peninsula, Beckton, Surrey Quays and Bluewater. Leisure

4.13 Whilst most analysts consider that the commercial leisure market has passed its peak in a number of sub-sectors, the sector has displayed considerable vitality over recent years, especially through the recession of the early 1990s. 4.14 The cinema market remains of paramount importance given the role of the cinema as the major generator of footfall in any leisure scheme, as well as being the largest space user. There is little doubt that the rate of expansion of this market has been significantly curtailed, amid fears of cinema provision reaching saturation level. Cinema provision in the Borough is limited and provided by four operators. This is not surprising given its proximity to the West End, Surrey Quays and Lakeside. 4.15 Some other leisure markets remain strong. In particular the boom in the health and fitness market shows little sign of abating, with a number of multiples continuing to seek town centre premises across the UK. There is increasing evidence of health and fitness clubs being developed above other forms of commercial development, such as foodstores. 4.16 “Catering” uses, including restaurants, bars and pubs, continue to play an important role on leisure parks, and increasingly within town centres. Traditionally these prefer to be located either next to a major leisure footfall generator, such as a cinema, or on a ‘circuit’ – a location where a number of such uses are grouped.

4.17 The representation of such operators on the High Street is generally beneficial in that it provides a greater choice of activity to the consumer and can also extend the duration of their visit. In some cases this enables retailers to trade longer into the evening, thus adding to the health and evening vitality and viability of centres. It is also beneficial to Sunday trading. The recent changes in the Use Classes Order will undoubtedly have implications for this sector. 4.18 One example of this trend has been the dramatic expansion in the number of coffee shops. Although new outlets are opening all the time, concern is being expressed that this market may be close to saturation, and a period of consolidation may be required. 4.19 The main centres in the Borough that have developed strong and vibrant ‘night time’ economies are Canary Wharf and Brick Lane. Canary Wharf contains a wide variety of restaurants, café, and pubs, whilst Brick Lane specialises in Indian cuisine.

5. Summary of Health Checks and Markets

5.1 This Section provides a summary of the health checks of the main centres in the Borough. A full assessment and floorspace information on each centre is contained in Appendices 3 and 4. 5.2 Health checks of the Borough’s District Centres, including the unallocated Canary Wharf, and local shopping parades were undertaken in January 2004. 5.3 These centres include:

(i) Canary Wharf (xi) Wentworth Street

(ii) Bethnal Green (xii) Cambridge Heath Road/Cleveland Way

(iii) Whitechapel (xiii) Wapping Lane

(iv) Roman Road (xiv) Salmon Lane

(v) Isle of Dogs (xv) Aberfedly Street

(vi) Chrisp Street (xvi) Poplar High Street

(vii) Watney Market (xvii) Castalia Square

(viii) Stroudley Walk (xviii) Manchester Road

(ix) Columbia Road (xix) Barkentine Square

(x) Brick Lane

5.4 In undertaking the health checks we have had regard to the guidance contained in PPG6. PPG6 emphasises the need for local planning authorities to gain a proper understanding of the health of the town centres in their area. 5.5 Figure 1 of PPG6 suggests a number of indicators by which the health of a town centre should be assessed:

· diversity of uses;

· retailer representation and intentions to change representations;

· shopping rents;

· proportion of vacant street level property;

· commercial yields on non-domestic property;

· pedestrian flows;

· accessibility;

· customer views and behaviour;

· perception of safety and crime; and

· state of the town centre’s environmental quality. 5.6 A general introduction to each centre is provided below, together with a summary of the health of the centre based on a number of these indicators. We have not commented on customer views and behaviours as household or on-street shoppers surveys have not been commissioned as part of this study. 5.7 The decision was made not to commission household and consumer surveys because of the difficulties of collecting robust and reliable survey data from the Borough’s diverse socio-economic and cultural groups. The cost of collecting this material was a major factor because although it could have been possible to collect this information, the cost would have been too high. However, in support of proposals for retail development at Stratford, Stanhope/Chelsfield/LCR commissioned a shopper survey that included parts of the Borough. Although the results should be treated with some caution, given the low sample size and diverse cultural mix of the study area, they nevertheless support our assumptions as to where shoppers carry out their shopping trips. These results are reviewed in Section 6. 5.8 Information on retailer demand, rental and yield information has been difficult to obtain for all of the centres due to a number of factors. First, the small size of many of the centres means that databases such as Management Horizon and Focus are not able to specifically identify the centre. Second, the lack of information on recent transactions, either because of confidentially, as is the case with many of the Canary Wharf deals, or because they are not reported in the property press. The latter is the case for small retail units.

Proposed Major Centre

Canary Wharf 5.9 Canary Wharf is located on the Isle of Dogs to the south of the Borough. It is a thriving and vibrant business district with a wide range of shops, offices, restaurants, pubs and wine bars, as well as healthcare and leisure facilities, including a cinema. The development also includes a conference and banqueting centre, landscaped grounds and five car parks (in addition to car parking below the office buildings). 5.10 The centre’s retail element is predominantly below ground and is made up of two shopping complexes - Cabot Square and Jubilee Place. However, for the purposes of this assessment we have treated them as one. Canary Wharf is the largest centre in the Borough and is dominated by service users, approximately 31,220m2 (336,058ft2). It also contains approximately 19,300m2 (258,340ft2) net retail floorspace - 10,028m2 (107,944ft2) net of comparison floorspace and 9,200m2 (99,020ft2) net of convenience floorspace (Experian GOAD (2004)). 5.11 There are three major convenience retailers in the centre: Waitrose, who have a three storey store which anchors Cabot Place, Tesco Metro and an M&S Simply Food store. The latter anchors Jubilee Place.

5.12 Many of the typical high street comparison retailers are represented, such as Boots, Miss Selfridges, HMV, GAP, French Connection and Body Shop. However the centre also provides a large number of ‘up-market’ specialised comparison retailers including Hackett, Lewins, Purves and Purves and Thomas Pink. 5.13 The majority of visitors to the shopping centre from Monday to Friday are office workers, many of who live outside the Borough. 5.14 Therefore to reflect this weekly inflow of expenditure into the Borough, an allowance must be made to the turnover figures to allow for this. This is dealt with in more detail in Section 6 and in the quantitative analysis in Appendices 8 and 9. At the weekend, when the offices are closed the centre still appears vital and viable as visitors come either specifically to shop or as part of a linked leisure trip. 5.15 Although much of the shopping centre is below ground level, the environment is clean and well lit. However, to the first time visitor/shopper, the layout is confusing, despite the introduction of information points and maps. Given its location in the heart of one of London’s major business districts there is a high level of security which results in the shopping centre not remaining open to the public on a 24-hour basis. 5.16 There is high demand for new retail premises and the centre as a whole has a low vacancy rate (8%). Most of the vacant units are because the units are new, rather than because of any particular weakness in the centre. 5.17 As well as its retail and service function, Canary Wharf is increasingly recognised for its arts and entertainment venues which draw visitors from the wider area. 5.18 The area is easily accessible by a range of transport modes and benefits from the DLR and Jubilee Line extension. 5.19 Although not allocated in the Adopted UDP, we consider that Canary Wharf should be allocated as a Major Centre in the emerging development plan. In making this recommendation, we have had regard to the guidance in the London Plan that “major centres” have a number of characteristics which we consider Canary Wharf meets:

· These are important shopping and service centres

· These draw residents from across a wide area and not just from within the Borough

· These provide a mix of convenience and comparison shopping

· These provide leisure and entertainment functions. 5.20 Canary Wharf has all of these characteristic, and therefore we consider that it should properly be designated a Major Centre. 5.21 Overall, the centre appears vibrant. It provides a wide range of retail, leisure and service facilities and appears to perform the role of a higher order centre within the Borough. Based on our assessment of the centre, we consider that it functions as a Major Centre and should be allocated as such in the emerging development plan.

District Centres

Bethnal Green 5.22 Bethnal Green is located in the north of the Borough on the A1209 and is a vital and viable centre, as demonstrated by the vacancy rate of just 4%, which is below the national average (10.5%). 5.23 The centre is characterised by a mix of retail and service uses, 58% and 35%, respectively. However, the centre does have a low number of multiple retailers. 5.24 The high number of independent convenience retailers contributes to the centre’s character and caters for its diverse multi-cultural catchment population. Tesco is the only major food operator in the centre (Metro store). This provides the usual range of goods including deli, fish and meat counters. The store appears to be trading well, but is beginning to look a little dated. 5.25 The centre benefits from a weekly street market that sells a variety of food and non-food goods, which contributes to the centre’s vitality. 5.26 Whilst the physical environment shows signs of neglect, the street is vital and animated. The centre is highly accessible, both in terms of public and private transport. However, given its location along the busy A1209, it does suffer from high levels of noise, pollution and congestion. 5.27 Overall, the centre is performing well and appears to meet the needs of the local community. Whitechapel 5.28 Whitechapel is situated on the A11 in the middle of the Borough. It does show signs of weakness and this is reflected in the above average number of vacancies in the centre (13%). These are generally dispersed around the centre, although there is a concentration towards the centre’s western edge. 5.29 Whilst there is demand for retail units, discount and charity operators appear to account for a high proportion of this demand. 5.30 The centre does have an above average level of convenience retailers (17%) and the main operator is Budgens. There is also a stand-alone J Sainsbury store adjacent to the Cambridge Heath Road/Cleveland Way shopping parade. This is reviewed later in this Section. 5.31 Whitechapel’s comparison and service offer is slightly below the national average at 47% and 23%, respectively. 5.32 The centre is easily accessible by car, bus and tube (Whitechapel) and despite the centre’s linear form along the busy A11, the vibrant weekly market and large number of independent retailers creates a sense of vitality. Extensive road works, which have been ongoing for some time, do appear to have had an adverse impact on the centre’s environment as traffic is often backed up along the A11. 5.33 Overall, the centre appears to be holding its own but the general environment is looking a little run down. The high level of vacancies is cause for concern given the limited interest from retailers.

Roman Road 5.34 Roman Road stretches from the junction with Bethnal Green Road and Cambridge Heath Road in the west, to the junction with Parnell Road in the east. For ease of assessment, it is divided into East and West Roman Road. 5.35 The centre has a higher than average proportion of convenience uses (18%), but there is only representation from one major High Street supermarket - Safeway. Comparison uses are the most dominant however (36%), although this proportion is lower than the national average. Its high level of vacant units is of concern. 5.36 Roman Road East has established its role as a District Centre based on its range of uses, which contribute to widening its attractiveness to the surrounding area. It is anchored by a Safeway foodstore of approximately 2,370m2 (25,510ft2) gross and 1,625m2 (17,490ft2) net. We estimate that it provides approximately 1,460m2 (15,715ft2) net convenience and 160m2 (1,720ft2) net comparison floorspace. 5.37 The centre has recently benefited from streetscape improvements, which have created a more pleasant environment. Traffic calming measures have also helped to improve the overall quality of the centre’s environment. 5.38 Roman Road West is predominantly located along the Roman Road, with parts of it forming the Globe Town Market. The quality of the shopping environment here is poor, with graffiti, litter and poorly maintained shop units. The number of vacancies is slightly above the national average at 13%. 5.39 The market operates on a weekly basis and sells a variety of food and non-food goods. It appears to serve the local community only. 5.40 The centre as a whole suffers from a lack of accessibility, although given the nature of the goods sold and its appeal to a purely local catchment area this does not appear to have adversely affected the centre. 5.41 Overall, whilst the centre does show signs of neglect, it appears to play an important role meeting the needs of a local catchment area. Isle of Dogs 5.42 The District Centre is located centrally within the Isle of Dogs to the east of East Ferry Road and the Docklands Light Railway (DLR). Given its proximity to the DLR it is an accessible centre with a large catchment area. 5.43 The centre is currently anchored by an Asda foodstore, petrol filling station, surface level car park, travel agents and a health centre. 5.44 A Development Brief for the whole site, proposing an increase in the number of other shops, a new Asda, housing and an ‘Idea’ store was approved as Supplementary Planning Guidance in January 2004. 5.45 Asda offers the usual range of convenience goods as well as an extensive comparison element including CDs, videos, jewellery and the George clothing line. It appears to be performing well and serves the local community although an element of its trade will be diverted to J Sainsbury on the Greenwich Peninsula. The proposed redevelopment will greatly strengthen the centre’s vitality and viability.

Chrisp Street 5.46 Chrisp Street is located on the A13 East India Dock Road. The centre is anchored by a Somerfield foodstore, supported by Boots and Woolworths. At the time of our survey, it had only one vacant unit. 5.47 The centre was the subject of a consultation exercise to review its market in 1990 and has recently benefited from the opening of an ‘Idea’ store. Despite the retail provision, the centre does suffer from graffiti and litter, the latter resulting from the street market. 5.48 Accessibility is good by a range of transport modes with easy access to buses and the All Saints DLR. 5.49 Overall the centre appears to be performing well, but does suffer from a poor environment. Watney Market 5.50 Watney Market is also located on the A13 East India Dock Road. The centre is dominated by comparison uses (57%) including a Peacocks store, and supported by a strong convenience element (23%) consisting of Iceland and independent retailers. The vacancy rate is also below the national average at 3.9%. 5.51 It has recently undergone streetscape improvements including the introduction of CCTV. 5.52 The centre is easily accessible by both car and public transport, with the Shadwell DLR approximately 300 metres away. There is a multi-storey car park beneath the shopping centre that appears to serve local residents and shoppers. 5.53 Whilst the centre does show signs of neglect, its retail offer appears healthy and appears to serve the needs of the surrounding area.

Local shopping parades

5.54 Overall, the local shopping parades are performing well. The exception is Aberfedly Street, which shows signs of decline. 14% of the units are convenience stores which is above the national average, but with only 45% of its stores in comparison use, this is below the national average. Of more concern are the high levels of vacancies that currently account for 33% of the units, which is significantly higher than the national average. This all combines to present a poor environment for the centre. 5.55 In terms of vacancies, at the time of our survey, Poplar High Street, Castalia Square and Barkentine Square have 100% occupancy rates. Convenience provision is above the national average in Wapping Lane, Poplar High Street, Barkentine Square, Stroudley Walk, Castalia Square, Cambridge Heath Road and Brick Lane. This suggests that these centres are serving the day-to-day convenience requirements of local residents.

5.56 Wentworth Street is the only centre with an above average comparison offer, and this is reflected in the high number of fashion and textile businesses in the centre. In contrast its convenience provision is below the national average, which is due to the proximity of a competing stores (e.g., Tesco Metro to the east). 5.57 Columbia Road and Brick Lane attract visitors and shoppers from across London and have tended to specialise in comparison and service uses, especially restaurants, respectively. They are both vital and vibrant centres. 5.58 Overall, the 11 local shopping parades identified in the Adopted UDP provide a good service to their local communities in terms of top up shopping and day-to-day comparison items. However, the areas around Mile End, Stepney and Ratcliff appear to be under provided for. 5.59 The draft UDP identifies a number of smaller “neighbourhood” parades that have not been surveyed (e.g., Ben Johnson Road, Westferry Road and O’Leary Square). These should be surveyed for inclusion in the Council’s database. It may be that a new category of centre should be identified, possibly as “neighbourhood parade”. It is difficult to be prescriptive about the appropriate definition that should be used, but we suggest this should apply to centres with less than fifteen shops.

Stand alone foodstores

5.60 Stand alone foodstores are major foodstores that are separate from a town centre or district centre, and having regard to the guidance in PPG6, are classified as “out- of-centre”: this means that they have no status or protection. There are three such foodstores in the Borough, together with a small out-of-centre discount foodstore:

Tesco - Hancock Road, Bromley by Bow 5.61 This store is a superstore of approximately 6,300m2 (67,800ft2) gross and 3,310m2 (35,600ft2) net floorspace. We estimate that it provides approximately 2,980m2 (32,000ft2) net convenience and 330 m2 (3,550ft2) net comparison floorspace. 5.62 The store provides a deli and fish counter, a range of comparison goods including CDs and videos, and it also sells books and household goods. A crèche is also provided. It has a petrol filling station and car parking for approximately 200 cars. It appears to be trading well.

Sainsbury - Cambridge Heath Road, Whitechapel 5.63 The store is approximately 5,220m2 (56,190ft2) gross and 2,840m2 (30,600ft2) net floorspace. We estimate that it provides approximately 2,560m2 (27,550ft2) convenience and 285m2 (3,070ft2) net comparison floorspace. 5.64 The store provides deli, bakery, fish and meat counters as well as a small range of comparison goods, including CDs and videos. It also has a petrol filling station and car parking for approximately 300 cars. This store is approximately 10 years old but still appears to be trading well.

Safeway - 41 Thomas More Street, St Katharine’s Dock 5.65 The store is approximately 3,400m2 (36,600ft2) gross and 1,590m2 (17,115ft2) net floorspace. We estimate that it provides approximately 1,430m2 (15,390ft2) net convenience and 160m2 (1,720ft2) net comparison floorspace. 5.66 It provides a full range of convenience goods and has a small comparison goods range. It has car parking for approximately 150 cars. Lidl – Burdett Road, Limehouse 5.67 The store is approximately 1,099m2 (11,829ft2) gross and 931m2 (10,022ft2) net floorspace. We estimate that it provides approximately 846m2 (9,106ft2) net convenience and 85m2 (915ft2) net comparison floorspace.

Retail warehouses

5.68 There are no free-standing retail warehouses in the Borough and this reflects the easy access for Borough residents to facilities at Stratford, Beckton and Greenwich Peninsula.

Markets

5.69 Tower Hamlets contains a large number of street markets – 28 in total. These are all Council run and provide approximately 2,000 stalls. 5.70 The markets at Whitechapel, Roman Road, Bethnal Green, Watney Street, Wentworth Street, Columbia Road and Brick Lane have all been visited as part of our health check, and for the remaining markets we have relied on the Council’s information. We have also discussed the Borough’s markets with the Council’s Market services department. 5.71 With the exception of Columbia Road, which specialises in flowers, all of the remaining markets provide a range of comparison goods including clothing, haberdashery and hardware. Whilst they all sell general foods, Roman Road specialises in ethnic foodstuffs. 5.72 Unlike the more specialised “destination” markets such as Portobello Road, Camden and Bermondsey, the Borough’s markets do not attract visitors from beyond their immediate area, with the exception of Columbia Road and Brick Lane. Instead they perform a local role. 5.73 We understand from the Council that the overall number of stalls has remained constant over recent years and this would suggest there is a constant demand for pitches and that these are competitively priced. 5.74 Overall, the markets contribute to the Borough’s vitality, providing vibrancy, colour and a sense of place. They also benefit the local economy. Many of them provide goods that would not normally be available from traditional high street retailers, including specialised foods and ‘Hoover spares’. However care should be taken to ensure that the associated litter created by markets does not adversely impact on people’s perception of the centre’s environment.

Summary

5.75 We recommend that Canary Wharf be allocated in the emerging development plan as a ‘Major Centre’ to reflect its role in the Borough’s hierarchy. It is a vital and viable centre with a diverse retail and ancillary offer. 5.76 The District Centres of Bethnal Green, Isle of Dogs, Watney Market and Chrisp Street are vibrant and healthy centres. Only Whitechapel and Roman Road appear to be struggling, reflected in the high numbers of vacant units. 5.77 Whilst they are all identified as District Centres, their roles differ in relation to the level of provision and the areas that they serve. Roman Road, Watney Market, the Isle of Dogs and Chrisp Street all appear to serve the needs of a more localised community. By contrast, Canary Wharf, Bethnal Green and Whitechapel serve a wider catchment area and benefit from having a diverse offer that serves shoppers, workers and people at play, thereby attracting people in the evenings. This is particularly true in Canary Wharf’s case. 5.78 We recommend that Bethnal Green, Isle of Dogs, Chrisp Street, Whitechapel and Roman Road remain as District Centres. Watney Market is a small centre that falls between designation as a District Centre and a local shopping parade. We consider a robust case can be made to re-designate this as a local shopping parade. 5.79 We recommend that the District Centre’s boundaries as identified in the Proposals Map of the Adopted UDP should remain unchanged. In the case of Roman Road, the centre is large and we consider that a robust case could be made to split the centre into two District Centres: Roman Road East and Roman Road West. 5.80 The local shopping parades are performing well. The exception is Aberfedly Street which shows signs of decline. Poplar High Street, Castalia Square and Barkentine Square have 100% occupancy rates. Convenience provision is above the national average in Wapping Lane, Poplar High Street, Barkentine Square, Stroudley Walk, Castalia Square, Cambridge Heath Road and Brick Lane. Wentworth Street is the only centre with an above average comparison offer. Columbia Road and Brick Lane attract visitors and shoppers from across London. 5.81 Overall, the 11 local shopping parades identified in the Adopted UDP provide a good service to their local communities. However, the areas around Mile End, Stepney and Ratcliff appear to be under provided for. 5.82 A small number of neighbourhood parades have not been surveyed, and this should be undertaken to complete the Council’s database. 5.83 The 28 markets, which operate throughout the Borough, contribute to each centre’s vitality and viability as well as contributing to the economy of the Borough as a whole. However levels of litter can also have a negative impact on visitor’s perceptions to a market/centre and the surrounding area. This issue should be monitored closely.

6. Retail and Leisure Hierarchy in Tower Hamlets

6.1 In this Section, we consider the retail and leisure hierarchy of the Borough’s centres and consider the effects of competing proposals on these centres. We also identify some of the main results of the shopping survey commissioned Chelsfield/Stanhope/LCR. A map of these centres is contained in Appendix 5.

Retail hierarchy

6.2 A retail hierarchy reflects an ordering of centres based on their size and function. The total amount of retail floorspace or the number of national retail multiples located in a town centre is often used as a benchmark against which a retail hierarchy, and a centre's position within this, can be identified. 6.3 In order to place the Borough’s centres within a national and regional retail hierarchy, we have used the Management Horizons UK Shopping Index (2003/2004). This index is based on the total number of national non-food or comparison retail multiples located in a centre and it lists the top 1,000 retail destinations in the United Kingdom. Using a system of weighting, the Management Horizons analysis reflects the range and quality of national retailers represented in a centre. 6.4 The table below summarises the national and regional retail hierarchy and places a number of the Borough’s larger centres within it: Table 1 - Management Horizons national and regional retail hierarchy

MH MH MH MH Ranking Ranking Ranking Classification Centre 2003 - 04 2000 - 01 1998 – 99 2003 - 04

Bethnal Green 1,449 931 1,007 Local

Beckton 445 880 939 District

Bow 1,194 - - Local

Docklands/Canary Wharf 301 484 - Major District

Oxford Street 9 7 7 Major City

Poplar 1,449 989 1,007 Local

Stratford 270 321 283 Major District

Surrey Quays 452 347 - District

Source/notes: (1) Management Horizons (2003-2004), (2000-2001) and (1998-1999). (2) The classifications reflect eight grades of retail centres in the United Kingdom, including Major City, Major Regional, Regional, Sub-Regional, Major District, District, Minor District and Local.

6.5 This shows that Bethnal Green and Poplar have both slipped in the national hierarchy. This can be explained by the increased quality of comparison retail provision in competing centres. Docklands, which mainly comprises Canary Wharf, has improved its ranking and this is to be expected considering the amount of investment that the area has attracted over recent years and the level of retail provision. Significantly, Docklands is defined as a Major District, and it falls just short of being classified as a Sub-Regional Centre. 6.6 In providing guidance to the London Boroughs, the Adopted London Plan acknowledges that London has a complex pattern of town centres, each performing a different function according to the community and area it serves. 6.7 It classifies Major Centres as important shopping and service providers, which often have a wide catchment area crossing Borough boundaries. They are typically smaller in scale and closer together than centres in the Metropolitan category. Their attractiveness for retailing is derived from a mix of both comparison and convenience shopping. Major Centres normally have over 50,000m2 (538,210ft2) of retail floorspace. Some have developed sizeable catchment areas and have leisure and entertainment functions. 6.8 District Centres have traditionally provided convenience goods and services for local communities and are distributed across London. Some have developed specialist-shopping functions, often as a result of their lower rents. Developing the capacity of District Centres for convenience shopping is critical to ensure access to goods and services at the local level, particularly for people without access to cars. Many have a linear nature, which may need to be consolidated to make more efficient use of land and transport capacity. 6.9 We consider that Canary Wharf should be designated as a Major Centre, and we recommend that the Council lobby the GLA to change the designation from District Centre to Major Centre. It seems illogical to bracket Canary Wharf with much smaller centres, such as Watney Market. This is consistent with the categories used by Management Horizons. 6.10 Our health check has identified Canary Wharf as a thriving, vibrant centre. As a consequence of the centre’s retail and leisure provision, it performs the role of a higher order centre. Given the range of goods sold and its accessibility, we consider that its natural catchment extends beyond the Borough boundary. 6.11 We consider that the identified District Centres generally perform the right function for a centre of that size, although we question whether Watney Market should be designated as a District Centre. These perform at a higher level than the local shopping parades and support a wider range of retail and complementary uses. There may be scope to identify “neighbourhood parades” within the Borough.

Leisure Provision

6.12 Our qualitative analysis of the leisure provision within the Borough, concentrates on commercial leisure facilities such as cinemas, health and fitness centres and cafés, bars and restaurants. We have not undertaken a quantitative need assessment for these uses. 6.13 Nationally, the demand for new commercial leisure facilities had grown significantly over the last 10 years, and this demand was led primarily by the rapid increase in cinema provision associated with the advent of the multiplex. More recently, the development of multi-facility leisure parks has been encouraged by increases in people’s leisure time and because of the benefits different leisure sectors gain from locating together. 6.14 The catchment for the three sectors (cinemas, health and fitness and cafés, bars and restaurants) comprises mainly residents from within the Borough and from adjoining boroughs, tourists staying over-night in Tower Hamlets and those visiting on a day-trip. While residents will provide the greatest proportion of visitors, workers and tourists are important source markets. Cinema market 6.15 At present there are few cinemas within the Borough. There are no multiplexes in the Borough and the offer consists of independent ‘art house’ cinema operations. There are now four cinemas within Tower Hamlets: 291 Gallery (Hackney Road E2), Mile End Genesis Cinema (Stepney Green (E1), the Space Arts Centre (Westferry Road (E14) and UGC West India Quay (E14). There are no proposals for cinemas in the Borough. 6.16 Consideration of the cinema market in Tower Hamlets must take into account its proximity to the West End. Although covering an area of less than two square miles, the West End has the highest density of cinema screens in the UK. It provides a unique attraction, drawing substantial numbers of visitors during the day and particularly at night. There are 30 cinemas providing a total of 91 screens and over 26,000 seats. All the major exhibitors are represented and have flagship cinemas in the West End. These facilities are just 20 minutes away by tube from Mile End and 15 minutes from Canary Wharf. 6.17 The West End provides a specialist market catering for workers, residents and tourists. The nature of provision in the West End means that it is unlikely to compete directly with cinemas in Tower Hamlets, although the West End is accessible to larger parts of the Borough. 6.18 The nearest large multiplex facilities are outside of the Borough at Greenwich Peninsula (UCI Filmworks), and further away at Lakeside (Rialto) and Surrey Quays (UCI). Health & fitness market 6.19 We have identified 12 health and fitness clubs within the Borough, including New Docklands Health and Fitness, Holmes Place and Reebok Sports in Canary Wharf, and two LA Fitness facilities on Brushfield Street and Commercial Road, respectively.

6.20 The majority of health and fitness clubs in the Borough are small in size and have a restrictive offer of equipment and facilities. The exception is the Reebok Sports Club (E14), which is approximately 929m2 (10,000ft2). The more traditional gyms provide free-weight training areas and are male orientated, whereas the new branded operators focus on aerobic training, mixed training areas and training sessions, as well as providing spas, yoga and relaxation areas. 6.21 A significant proportion of the offices in Canary Wharf also provide health and fitness facilities but membership is restricted to staff and family members only. Café, bars and restaurants market 6.22 Our health check of the Borough’s District and local shopping parades identified approximately 17,822m2 (191,839ft2) of restaurants, fast food outlets and café floorspace. With the exception of Castalia Square, all of the centres visited have at least one takeaway/fast food outlet. 6.23 Bethnal Green, Chrisp Street, Brick Lane, Roman Road and Canary Wharf have the highest representation of this type of floorspace: Bethnal Green, 12 units (964m2/10,376ft2 gross), Chrisp Street, 15 units (678m2/7,298ft2 gross), Brick Lane, 27 units (2,169m2/23,347ft2 gross), Roman Road, 34 units (2,636m2/28,374ft2 gross) and Canary Wharf, 53 units (8,640m2/93,000ft2). 6.24 A large proportion of this floorspace is made up of takeaway/fast food outlets. The majority of which are only open during the day and do not contribute to a centre’s evening vitality or the evening economy. The exceptions to this are the McDonald’s outlets in Bethnal Green and Whitechapel, the Wimpy outlets in Chrisp Street, Roman Road and Watney Market, and Pizza Hut in Whitechapel. 6.25 The main evening destinations for eating and drinking in the Borough are Canary Wharf and Brick Lane. Canary Wharf has a buoyant evening economy that is supported by local residents and visitors to the area. Besides the cinema and conferencing facilities, there are a number of eating and drinking establishments, including Wagamama, Pizza Express, Pashmina, Café Rouge, Gaucho Grill, Smollensky’s and Zizzi. GOAD calculate the total floorspace of restaurants, fast food outlets and cafés in the centre is 8,640m2 (93,000ft2) provided in 53 units. The number of units and amount of floorspace is above the national average. 6.26 This number of restaurants, bistros, public houses and take-away establishments helps to maintain Canary Wharf’s evening economy and helps to create a distinct atmosphere. 6.27 Brick Lane is also a popular and busy evening destination that specialises in providing Indian cuisine. Our survey estimates that there are approximately 27 restaurants, fast food outlets and cafés. This is 56% of the total number of outlets in the centre. The number of units and amount of floorspace is significantly above the national average (12.9%).

Shopping patterns 6.28 The shopping survey commissioned by Chelsfield/Stanhope/LCR interviewed 145 of the Borough’s 201,645 residents in 2002: a sample of just 0.0007%. Statistically this is too low a sample to rely upon for modelling purposes, and also because it is a telephone survey, it excludes those Borough residents who do not own a land-line telephone, and/or do not speak English. 6.29 The geographical extent of Zone 5 broadly matches the Borough boundary. The key findings from the survey of these Borough residents are that:

· Clothing – 39% visit the West End, 7% to Poplar, 6% to Stratford, 4% to Bluewater, 4% to Romford, 3% to Lewisham and just 1% to Canary Wharf.

· Furniture and carpets – 21% visit the West End, 13% to Lakeside, 11% to Poplar and 7% to Stratford.

· Household textiles – 32% visit the West End, 12% visit Stratford, 10% visit Lakeside and 8% visit Poplar.

· Domestic electrical goods – 16% visit the West End, 18% visit Stratford and 9% visit Poplar.

· Radio, TV and hi-fi – 21% visit the West End, 14% visit Stratford and 6% visit Poplar.

· China, glass and hardware – 33% visit the West End, 8% visit Poplar and 8% visit Lakeside.

· DIY goods – 12% visit Poplar, 12% visit Beckton Retail Park, 8% visit Beckton Gateway Retail Park and 8% visit Central London.

· Books and recreational goods – 35% visit Central London, 12% visit Stratford and 8% visit Poplar.

· Main food shopping – 33% visit Asda, 12% visit J Sainsbury at Cambridge Heath Road, 9% visit Somerfield at Poplar/Chrisp Street, 8% visit Tesco at Bow, 5% Tesco at Hancock Road, 5% J Sainsbury at Greenwich Peninsula and 4% visit Tesco at Canary Wharf.

· Top-up shopping – 17% visit Asda, 16% visit local stores in Poplar, 9% visit local stores in Bow, 9% visit Tesco at Canary Wharf, 8% visit Somerfield at Poplar/Chrisp Street. 6.30 The main points to note from these results are that:

· The West End dominates for virtually all forms of comparison shopping, with residents prepared to travel as far as Lakeside and Bluewater reflecting their ease of access.

· In neighbouring boroughs, Stratford is already a competing centre, but it is significant that centres such as Lewisham, Surrey Quays and Elephant and Castle are not centres currently visited by Borough residents to any material degree.

· The dominant centre for comparison shopping within the Borough is Poplar, which is actually a reference to Chrisp Street. It attracts the highest proportion of comparison and convenience shopping trips.

· For “bulky goods shopping”, there is a high level of leakage to competing town centres, and also to retail parks, in particular to Beckton.

· Asda is the dominant foodstore in the Borough. There is expenditure leakage to facilities outside of the Borough, such as J Sainsbury at Greenwich Peninsula.

7. Proposals in Main Competing Centres

7.1 In this section we review current proposals/schemes at Stratford City and Canning Town (LB of Newham), Lewisham Gateway (LB of Lewisham), Surrey Quays/Canada Water and Elephant & Castle (LB of Southwark). These are the main schemes that had been identified that could impact on centres within the Borough, although as the review of current shopping patterns has identified, a number of these centres are not used by Borough residents. Stratford City/Stratford Rail Lands 7.2 Stratford lies at the inner city end of the Thames Gateway in the London Borough of Newham. It is approximately 10 minutes east of the City and 10 minutes north of Canary Wharf by public transport. It is also extremely accessible, benefiting from the Central and Jubilee tube lines, the Great Eastern and North London mainlines, DLR and a major bus depot. Following the opening of the International Station in 2007, it will also be linked directly to Europe, with the journey from Stratford to Paris taking just under two and a half hours. 7.3 The Stratford Rail Lands site is owned by London & Continental Railways and extends to approximately 75 hectares (180 acres) around the new Stratford International Station. 7.4 The London Plan identifies Stratford as a “new mixed used European business quarter” and “a new metropolitan centre for East London.” 7.5 The Council registered an outline application for the comprehensive redevelopment of the site in April 2003 and is expected to grant consent during late 2004/early 2005. The proposal will create a high density, mixed use centre comprising:

· 100,000m2 (1,076,420ft2) of retailing, including three department stores and 120 shops, cafés and bars;

· 465,000m2 (5,005,353ft2) of commercial office space;

· 4,500 new homes;

· hotels, conferencing and leisure facilities; and

· two schools and a range of community and health facilities. 7.6 It is anticipated that the first phase of development could be completed for 2009, creating the expanded town centre and linking the Regional Station at Stratford with the new International Station. 7.7 There is also a proposal to redevelop the existing Safeway foodstore in the town centre to provide a new 2,601m2 (28,000ft2) foodstore. 7.8 Given the size of this scheme and its proximity to Tower Hamlets, it will provide a strong draw to residents on the eastern edge of Tower Hamlets who currently undertake comparison shopping at Lakeside or at Greenwich Peninsula. For certain types of goods, Borough residents are already using Stratford (see paragraph 6.29).

7.9 Given that the Borough currently retains a low proportion of comparison shopping trips – these trips are currently leaking to competing ‘higher order’ centres – we expect that this scheme will compete with these centres, rather than existing centres in the Borough. In other words, residents leaving to go to the West End or Lakeside would simply be expected to divert their shopping trip to Stratford, therefore the impact on centres in the Borough will be minimal. 7.10 The two centres likely to be affected are Poplar/Chrisp Street for a wide range of comparison goods, and Canary Wharf for fashion/clothing goods. 7.11 For both of these centres, we expect the impact to be relatively low. CBRE’s retail assessment for Chelsfield/Stanhope/LCR forecasts impact of 4% on Poplar/Chrisp Street and 1% on Canary Wharf. Canary Wharf is a vital and viable centre, and it can easily withstand this level of impact. For Chrisp Street, this level of trade diversion is more significant, but as we consider it to be a vital and viable centre, it will be able to withstand this trade diversion. Interestingly, the main impacts of the scheme will be on the West End (£250m), Ilford (£43m), Lakeside (£39m), Walthamstow (£17m) and Bluewater (£14m). Canning Town 7.12 Canning Town is a District Centre and included in the Lower Lea Valley area and the core area for the London Olympic bid. It acts as a gateway to Newham and the Royal Docks, and lies approximately 20 minutes from Central London on the Jubilee Line. 7.13 The Canning Town Partnership is spearheading a £100m plan to regenerate the area and to date this has included the new Jubilee Line station and grants for over 12.5 hectares (30 acres) of new commercial premises. 7.14 The Partnership is also behind proposals to enlarge the town centre to accommodate two new hotels and a major foodstore. Further details are not available at this time. The implications of this are that trade may be drawn from residents living in the east of the Borough. 7.15 The main centres that could be affected by an enlarged centre with a foodstore are Chrisp Street, Canary Wharf and Isle of Dogs (Asda). Given the location of the proposed development, we consider that likely levels of trade diversion to this scheme would be minimal. Depending upon the level of accessibility of the proposed foodstore, the existing foodstore that might be most affected would appear to be Tesco at Hancock Road. Lewisham Gateway 7.16 This site is situated in the heart of Lewisham town centre and extends to approximately 3 hectares (8 acres). 7.17 The London Borough of Lewisham have recently appointed consultants to prepare a Development Strategy for the town centre which will build on the Lewisham SRB proposals for Lewisham Gateway linking the transport interchange to the High Street and shopping areas.

7.18 Although the exact details of the proposals are still to be confirmed, it is expected to provide a significant level of retail, residential and offices, along with an enhanced transport interchange. 7.19 At present, Lewisham is not a major competing destination for Borough residents. If residents are leaving the Borough, it is to major destinations, such as the West End and Lakeside, or to conveniently accessible centres such as Stratford. Neither the proposed retail offer at Lewisham nor its relative accessibility for Borough residents is expected to result in any material leakage of expenditure. Surrey Quays/Canada Water 7.20 Surrey Quays is one of the largest shopping centres in the Docklands area. It is located on the banks of Canada Water, to the east of Lambeth. This enclosed centre opened in 1998 and offers 25,474m2 (274,199ft2) of modern retail floorspace that contains nearly 100 shops, including major high street retailers and smaller, independent stores. The national multiples that are represented in this centre include Tesco and BHS, which anchor the development along with Boots, Superdrug, WHSmith, Dixons and Currys. The centre also provides 1,400 free car parking spaces. 7.21 The largest sportstore in the UK, Decathlon, is situated next door to the centre and comprises 9,940m2 (106,996ft2) of retail space. The Surrey Quays leisure park is also adjacent to the scheme and includes a UCI multiscreen cinema, Hollywood Bowl and Gala Bingo. 7.22 There are proposals for large scale retail development at Canada Water that will increase the range of shopping facilities available in this area. 7.23 Chelsfield/Stanhope/LCR’s survey highlighted that small numbers of Borough residents do travel to Surrey Quays for certain types of shopping trip (clothing, china, glass and hardware; books and recreational goods; and, main food and top- up). This reflects the lack of facilities in the western part of the Borough, ease of access via Rotherhithe tunnel and the availability of free parking. 7.24 It is difficult to determine the extent to which improved facilities at Surrey Quays would have any material change to shopping patterns for the residents of Tower Hamlets. This is because there are few competing shopping facilities in the western part of the Borough, and therefore residents are already having to travel to shop, and it is unlikely that significant numbers would divert from shopping trips to other parts of the Borough to Surrey Quays. We would suggest that if they were going to travel to Surrey Quays, they would already be doing so. Elephant and Castle 7.25 The Elephant and Castle shopping centre is allocated as a District Centre in the London Plan and is located to the north east of Lambeth. It is identified as an Opportunity Area comprising 23 hectares and capable of accommodating 4,200 new jobs and 4,200 new homes by 2016. 7.26 The enclosed shopping centre opened in 1966 and comprises a total floorspace of approximately 10,000m2 (111,000ft2) with 240 charged car parking spaces. The floorspace is divided into 79 individual units over three levels. Despite its strategic location, there are only a limited number of national multiples represented in this

centre, namely Tesco Metro, Iceland, Woolworths, Peacocks, Boots, WHSmith and Superdrug. The remaining units are occupied by a variety of small independent retailers. 7.27 Despite efforts to re-launch the centre in 1991, with new entrances, safer walkways, new signage and the now infamous pink paint-work, the centre is once again the subject of a redevelopment proposal as part of the £1.5 billion regeneration scheme for the whole of Elephant and Castle. It is planned that this regeneration scheme will include 100,000m2 (1,076,390ft2) of retail space, which will incorporate the site of the existing shopping centre. A planning application for this retail scheme is expected to be submitted in late 2005 or 2006. 7.28 These proposals have the potential to establish Elephant and Castle as a dominant shopping centre in this part of South London. However, the potential for trade diversion from Borough residents is limited. 7.29 Chelsfield/Stanhope/LCR’s survey revealed that Borough residents do not travel to Elephant and Castle for shopping trips. This is not surprising. The retail offer of the Elephant and Castle is poor, and if Borough residents have to travel, they will travel to a centre that is worth travelling to, such as the West End, Surrey Quays, Lakeside and Bluewater. City Fringe/Hackney/Greenwich 7.30 We are not aware of any major proposals in these neighbouring Boroughs that would impact upon Tower Hamlet’s existing centres.

Conclusion

7.31 At present Tower Hamlets is experiencing leakage of expenditure to centres and facilities beyond the Borough. The opening of the facilities highlighted in this section, especially Stratford and Surrey Quays, is expected to alter the pattern of leakage rather than increase the levels, as comparison shoppers switch from shopping in centres such as the West End, Lakeside and Bluewater. 7.32 The Council should however plan to address these pressures by allocating sites to meet the identified capacity within the Borough. Our strategies for this are set out in Sections 9, 10, 11, 12 and 13.

8. Retail Capacity Assessment

8.1 This Section comprises a quantitative or capacity assessment to forecast the scope for further retail development in Tower Hamlets as a whole. Retail capacity can be defined as the total amount of retail floorspace that could be developed within a defined area without detriment to existing retail centres or their wider role. Maintenance of the vitality and viability of existing shopping centres is a key issue in national, strategic and emerging local planning policy. 8.2 The assessment provides guidance on the level of retail floorspace for which the development plan should make provision. It indicates the scope to increase the total amount of floorspace for the sale of non-food (or comparison) and food (or convenience) floorspace, primarily in relation to the growth of available expenditure. Separate capacity assessments have been prepared for convenience and comparison floorspace. 8.3 The tables relating to these analyses are set out in full in Appendices 8 and 9, and summaries of this data are included in this Section.

Methodology

8.4 A common approach to assessing the capacity of Tower Hamlets to accommodate additional comparison and convenience retail development has been used. This methodology involves four key steps which are summarised below: Step 1 - define an area for comparison and convenience shopping trips which is used as a basis for studying and assessing shopping patterns. In this case it is the boundary of the Borough. This is illustrated in Appendix 6; Step 2 - use existing and projected population estimates and expenditure per head data, calculate current levels of market share, apply constant or changed levels of market share and trade inflow, to assess the available expenditure on convenience and comparison goods at 2004, 2006, 2011 and 2016; Step 3 - use several data sources to identify the total amount of comparison and convenience goods floorspace, including commitments in the Borough and within adjoining authorities; Step 4 - compare forecast levels of available expenditure with existing turnover estimates based on national turnover figures, and translate this into floorspace requirements through the application of average turnover floorspace ratios. 8.5 This analysis considers the capacity of Tower Hamlets as a whole to respond to the growth in available expenditure, and concentrates on the provision of new floorspace in the main retail centres. 8.6 The use of a constant market share in these analyses reflects the assumption that the level of retained trade will not increase or decrease over time. In practise, the market share will adjust slightly over time, but this form of economic analysis is concerned only with changes in the market share that have implications for the turnover, and hence health, of individual centres.

8.7 For all centres in Tower Hamlets to maintain their market share when the amount of available expenditure is increasing over time, they must increase their turnover, otherwise their market share will fall. This increase in turnover is achieved by existing businesses increasing their turnover, and also from the development of new retail floorspace. 8.8 The main data inputs relate to population (existing and projected); expenditure per head (existing and projected) and comparison and convenience retail floorspace (existing and committed). All monetary figures are expressed at 2002 prices. 8.9 The capacity assessment has been undertaken in the ‘goods’ base, which is consistent with current Government advice. 8.10 The key data inputs and stages in this process are explained below, together with the main findings.

Base data

Study area and population 8.11 The assessment is based on a study area that matches exactly Tower Hamlets administrative boundary and has been divided into Local Area Partnership areas (LAP) for ease of interpretation. The full extent of the study area, together with the LAP zones is shown in Appendix 6. 8.12 The population figures for 2001 were obtained from the Greater London Authority (GLA). The projections to 2004, 2006, 2011 and 2016 for the Borough as a whole are summarised in the table below: Table 2 - Population data and projections

2001 2004 2006 2011 2016

Tower Hamlets 201,645 215,906 224,892 247,669 270,115

Source/notes: (1) Table 1, Appendices 8 and 9. 8.13 These figures demonstrate that the population of the Borough is expected to grow steadily over the period between 2004 and 2016 by 25%. This is significant growth.

Local expenditure estimates 8.14 Experian GOAD (hereafter referred to as Experian) were commissioned to provide an estimate of comparison and convenience goods expenditure per head for residents of the Borough as a whole. 8.15 Experian has produced estimates and forecasts of retail spending for over 15 years. Accordingly, they have a thorough understanding of consumer and retail data sources. The use of Experian’s data is also consistent with the GLA’s recent strategic retail study of London.

8.16 The most recent year for which such information is available is 2002. In 2002 the comparison and convenience goods expenditure per head of residents of the Borough was £2,419 and £1,441, respectively (2002 prices). 8.17 This estimate is required to be adjusted to take account of expenditure by "non-store activity" (market stalls) and "special forms of trading" (mail order, vending machines and sales from roadside stalls). Experian advise that these forms of expenditure as a percentage of total UK consumer convenience and comparison goods expenditure were 1.85% and 7.7% in 2000, respectively (Retail Planner Briefing Note 1.2, Chapter 7). This is particularly relevant in a Borough such as Tower Hamlets that has a significant number of markets, and it is possible that this might actually be higher. 8.18 The adjusted expenditure estimate in 2002 has been projected to a start date of 2004 and to the test dates of 2006, 2011 and 2016 in order to forecast the growth in expenditure on comparison and convenience goods. 8.19 Experian provides detailed information on trends in consumer retail expenditure over the period from 1965 to 2002 (Retail Planner Briefing Note 1.2, Chapter 3). 8.20 For comparison goods expenditure, for the period 2002-2016 we have assumed a growth rate of 5.0% per annum which reflects the long term growth term projection for this sector (Retail Planner Briefing Note 1.2, Table 4). 8.21 For convenience goods, for the period 2002-2016 we have assumed a growth rate of 0.6% per annum which reflects the long term growth term projections for this sector (Retail Planner Briefing Note 1.2, Table 4). This is set out in Table 2 in Appendices 8 and 9. 8.22 Combining population and expenditure per head gives the total comparison and convenience goods expenditure within the Borough. Table 3 in each of the assessments indicates that in 2016 the total comparison and convenience spending power in the Borough as a whole will be approximately £1,083m and £378m, respectively. This represents growth of £661m and £109m, respectively on the 2002 totals. Table 3 - Total consumer spending in Tower Hamlets

2002 2004 2006 2011 2016 (£m) (£m) (£m) (£m) (£m)

Comparison 421.5 485.0 556.6 780.0 1,082.5

Convenience 268.6 283.7 299.0 338.7 377.8

Source/notes: (1) Table 3, Appendices 8 and 9.

8.23 This demonstrates that there will be robust growth in available spending in both sectors. In the convenience sector, between 2004 and 2006 the growth is £15.2m, rising to £55.0m by 2011 and £94.1m by 2016. Over the same periods in the comparison sector the growth is £71.6m, £295.0 and £597.5m.

Leakage of expenditure from the Borough

8.24 In assessing the market share of the Borough for convenience and comparison goods expenditure, it is possible to identify the amount of trade that is leaking from the Borough. This is based on our assessment of the likely pattern of trade drawn to centres/stores from within the Borough. 8.25 This is summarised below: Table 4 - Expenditure leaking from the Borough (2004)

Total available expenditure to the Retained (£m) Borough (£m) Leakage (%)

Comparison 158.6 485.0 67.3

Convenience 192.4 283.7 32.2

Source/notes: (1) Leakage has been estimated by Drivers Jonas, Tables 3, 4 and 5, Appendices 8 and 9.

8.26 No allowance has been made in the study for possible 'claw-back' of expenditure leaking to centres/facilities outside of the Borough. 8.27 We consider that even if retail facilities are improved greatly within the Borough, leakage will not be significantly reduced because leakage of residents' expenditure will be occurring for a number of reasons:

· as part of a combined work or social trip; and

· trips to ‘higher order shopping centres’, such as the West End and Bluewater and in the future, Stratford. 8.28 The quality and range of comparison shopping is stronger in competing centres and therefore the opportunities for Tower Hamlets to increase market share in this sector are limited. However, the potential for Tower Hamlets’ market share to fall in response to developments in competing centres, such as Stratford City, is real. 8.29 It should be accepted that some leakage from the Borough is inevitable. It may be possible to achieve a modest reduction by developing new, high quality shopping facilities on the edge of the Borough, for example in Leaside or City Fringe Action Areas, that will stop Borough residents from leaking to competing centres/facilities. However, as this is unlikely to be significant, we do not consider it reasonable to plan for this to happen and for this to be used as a justification for the provision of new floorspace.

Existing retail floorspace and commitments

8.30 The information on existing convenience and comparison floorspace is based on information produced by the Institute of Grocery Distribution (IGD), Experian GOAD, LPAC, GLA, and our own survey of existing facilities (January 2004). 8.31 Current retail proposals in the Borough include the London Arena (3,367m2/36,243ft2), the Millennium Quarter (2,100m2/22,604ft2) and as part of Asda’s redevelopment proposals on the Isle of Dogs (5,360m2/57,696ft2). These proposals represent a significant level of retail development taking place in the Borough over the next five years. There are no convenience commitments. 8.32 We have also included as part of our assessment the proposed comparison development at Stratford (75,000m2/807,315ft2). This is one of the largest development schemes taking place in London, and it is located just outside of the Borough to the north east.

Turnover of existing retail floorspace

8.33 To assess the sufficiency of existing comparison and convenience retail floorspace against available expenditure, it is necessary to adopt a 'benchmark' level of turnover for individual shops and stores which could generally be regarded as a reasonable level of turnover. 8.34 In accordance with widely accepted practice, where the information is available, our assessment applies company average levels of turnover to existing floorspace. In practice, this is only available for larger national comparison and convenience retailers and these figures have been obtained from the Corporate Intelligence document 'Retail Rankings' (2004). 8.35 However, this can be used as a guide to the likely turnover level of independent and local businesses. Accordingly, where no published turnover information is available we have estimated turnover based on Retail Rankings’ data and our experience of retail facilities in comparable centres. 8.36 Our estimates of likely comparison turnover ratios achieved in different centres are set out below: Table 5 - Turnover ratios of comparison retailers

Turnover (£/m²)

Canary Wharf 6,459

District centres 5,113

Local shopping parades 4,037

Source/notes: (1) Table 4, Appendix 9.

8.37 Within the convenience sector, we have applied national turnover data, as appropriate. The estimates we have used for smaller convenience stores in Table 4, Appendix 8 are set out below: Table 6 - Turnover ratios of small convenience retailers

Turnover

(£/m2)

Canary Wharf 5,920

District Centres 4,306

Local shopping parades 3,498 - 3,767

Source/notes (1) Table 4, Appendix 8. Capacity for additional comparison floorspace in the Borough

8.38 A detailed breakdown of the calculations of the capacity for further comparison floorspace in the Borough at the base and forecast dates is set out in Appendix 9. 8.39 Tables 1-3 in the assessment outline the population growth within the Borough, and expenditure estimates at different test dates are applied to identify the total available expenditure on comparison goods. 8.40 Our estimate of the turnover of all of the main centres in the Borough and in foodstores is shown in Table 4 in Appendix 9 and this is summarised in the table below: Table 7 - Comparison floorspace turnover of the Borough

Turnover in Market Floorspace Borough Share Centre (m2 net) (£m) (%)

All centres 55,082 158.6 32.7%

Source/notes: (1) Tables 4 and 5, Appendix 9. 8.41 Our estimate of the 'benchmark' turnover of the comparison floorspace is applied to the total available expenditure in the Borough to determine market share (32.7%). This is necessary to enable future modelling of expenditure growth. Our assumptions about market share, and hence also their 'benchmark' turnovers, are supported by the absence of any clear evidence to suggest over-trading or significant under-performance within the centres. 8.42 The forecast of available expenditure to the agreed test dates of 2006, 2011 and 2016 illustrates the effects of the expected growth in comparison goods expenditure. In the comparison sector, the available expenditure is forecast to increase significantly by some £597m from £485m in 2004 to a total of £1,082m in 2016, and assuming that the Borough’s market share remains constant, additional

expenditure will be available to these centres, in particular Bethnal Green, Canary Wharf and the Isle of Dogs. 8.43 The requirement to provide new comparison floorspace in the Borough is a function of the growth of available expenditure compared to the ability of existing floorspace, known commitments and proposals to absorb additional expenditure. This enables an assessment to be made of any surplus expenditure arising at future dates which might justify the provision of new comparison floorspace. 8.44 Allowance has been made for existing town centre floorspace in existing centres to increase the amount of turnover that it can absorb by 3.2% per annum. This is based on figures published by Experian (Retail Planner Briefing Note 1.2, Chapter 3). Our estimates for the centres in the Borough reflect our expectation of their performance over the Plan period. 8.45 Allowing for existing floorspace to increase its turnover level absorbs a significant proportion of the growth in available expenditure. However, over time, the growth in available expenditure is greater than the potential of existing/planned floorspace to absorb this, and this generates a surplus of capacity for additional comparison goods floorspace. 8.46 Our assessment shows that by 2006, there will be an expenditure surplus that supports the provision of additional floorspace. As the proposed commitments at the Isle of Dogs, Millennium Quarter and London Arena are built, this surplus will reduce temporarily. Following a ‘settling down’ period and increases in population and expenditure per capita, the available expenditure will continue to rise, only gradually to 2011 but more significantly by 2016. 8.47 The forecast for additional comparison goods floorspace over the plan period is equivalent to between 2,620m2 (21,647ft2) and 19,093m2 (205,520ft2) net, and much of this pressure will be directed to the larger centres (Canary Wharf, Bethnal Green, Isle of Dogs, Whitechapel and Chrisp Street). At this stage, it is not possible to be prescriptive as to the types of retail floorspace that are required, but this will be for all forms of comparison retail floorspace, such as fashion outlets, book shops, music shops and sports outlets. 8.48 We comment on a strategy for town centre comparison retailing in the Borough in Section 10.

Capacity for additional convenience floorspace in the Borough

8.49 The detailed breakdown of the capacity for further convenience floorspace in the Borough is set out in the tables in Appendix 8. 8.50 Tables 1-3 in the assessment outline the population growth within the Borough, and expenditure estimates at different test dates are applied to identify the total available expenditure on convenience goods. In the Borough, the available expenditure is forecast to increase from £284m in 2004 to a total of £339m in 2011: growth of £55m. This is equivalent to the convenience turnover of a large superstore.

8.51 In Table 4, we calculate the total turnover of existing foodstores in the Borough. It is first necessary however, to identify the total amount of convenience floorspace in 2 the Borough. At the study base date, we estimate that there is a total of 30,119m 2 (324,198ft ) net of convenience floorspace in the Borough. 8.52 It is important to emphasise that this is an estimate of the convenience floorspace in Canary Wharf, district centres and local shopping parades - it excludes floorspace in corner shops. 8.53 We have calculated the turnover of all foodstores in the Borough based on the company national averages of the retailers represented in the centre (Retail Rankings 2004). Where the centres’ contain independent stores, we have made allowance based on the performance of similar independent stores in other centres in London. 8.54 Having regard to the findings of our inspection of these stores, we have not made allowance for over-trading. We acknowledge that this is a difficult judgement to apply, but we are satisfied this is a reasonable position to adopt. 8.55 There is no committed convenience retail scheme in the Borough or beyond that would change the market share of existing facilities in the Borough. Therefore, no allowance is made for these in our assessment. 8.56 Table 7 draws together the material from the previous tables to identify the amount of additional convenience floorspace that could be developed at the various test dates. The model allows the Borough's share of available convenience goods expenditure to be maintained at the test dates of 2004, 2006, 2011 and 2016. 8.57 We estimate that the Borough has a market share of around 67.8%. The residual trade is available to smaller facilities elsewhere in the Borough and as leakage from the Borough. 8.58 We estimate that there is no surplus of expenditure at 2004. By 2006 there is the capacity to accommodate the equivalent in scale to the turnover of two medium sized discount food superstores totalling some 1,781 sq m net, or a small foodstore with a net sales area of 805 sq m. By 2011, expenditure exists for a significant number of discount foodstores totalling some 6,431 sq m, or a large quality foodstore with a net sales area of 2,906 sq m. At 2016, the floorspace for smaller discount foodstores totals some 11,002 sq m net, and is equivalent to a large superstore or two medium sized high quality stores totalling some 4,972 sq m net. 8.59 The surplus of expenditure continues to rise because there are no commitments to absorb this. It is possible that Morrisons will rebrand the existing Safeway stores, and therefore the turnover of these stores would rise, thereby absorbing some of the forecast capacity. 8.60 The surplus of expenditure arises from growth in expenditure across the Borough as a whole, and so the ‘need’ should be met by allocations in existing centres, particularly Bethnal Green, Isle of Dogs and Canary Wharf. 8.61 We comment on a strategy for convenience retailing in the Borough in Section 9.

Summary

8.62 The projections to 2016 should be treated with caution because of the number of variables involved, especially in the comparison sector. Therefore, we recommend that the Council seek only to make provision for additional floorspace based on the projections to 2011, and recommend that the Council update these figures mid-way through the plan period. This would be consistent with the guidance in draft PPS6 8.63 The forecast for additional comparison goods floorspace over the plan period is equivalent to between 2,620m2 (28,201ft2) and 19,093m2 (205,520ft2) net, and much of this pressure will be directed to the larger centres (Canary Wharf, Bethnal Green, Isle of Dogs, Whitechapel and Chrisp Street). 8.64 In the convenience sector, expenditure is forecast that could support between 805m2 and 11,002m2 net of additional floorspace. This is equivalent to two discount stores at 2006 or a small high quality store, by 2011 this is equivalent to several discount foodstores or a high quality superstore, and by 2016 this is equivalent to a larger number of discount foodstores, two medium sized high quality superstores or a large superstore.

9. Development Sites

9.1 A total of 14 retail/mixed-use development sites are reviewed below. This has been based on our independent review of potential development sites, together with a review of sites allocated in the Adopted UDP and First Deposit UDP. 9.2 The development potential of each site has been reviewed in general terms only, concentrating on their potential contribution to meet the identified capacity, but also recognising their potential to be developed for mixed uses including an element of retail. For ease of reference we use the same numbering as the First Deposit UDP to identify the sites. 9.3 Our analysis does not include any design or viability appraisals of possible schemes. We have assessed sites using broad commercial and general planning criteria to understand what form of development might be sustained and what role this would play within the retail hierarchy of Tower Hamlets. 9.4 In order to take a site forward, more detailed work would be necessary considering issues such as viability, accessibility, contamination and design. 9.5 In assessing the retail potential of sites, it is important to have regard to the guidance in PPG6. This states that the sequence of search is as follows:

· Town centre

· Edge-of-centre (i.e. edge of town centre), or in a district or local centre

· Out-of-centre, subject to several criteria. 9.6 It is important to highlight two points. First, to be sequentially preferable, a site has to be in a district centre or local centre. Edge of district centre or local centre has no sequential status. However, in the longer term as part of a development plan review, an edge of district centre or local centre scheme may result in the boundary of the centre being extended to include it. Second, careful consideration needs to be given to the scale of development proposed in centres. For example, even if a site on the edge of a district centre or local centre could come forward, the Council will have to be satisfied that the scale of development proposed is appropriate to the role and function of that centre. It may be that the centre’s status will change, but the Council should consider any changes as part of the review of the development plan, and not through the development control process. 9.7 In assessing each development site, we have had regard to the identified need for the following types of retail development over the Plan period:

· Convenience - between 1,037m2 (11,162ft2) and 13,122m2 (141,248ft2) net floorspace; and

· Comparison – between 2,620m2 (21,647ft2) and 19,093m2 (205,520ft2) net floorspace.

9.8 Before assessing the development potential of these sites, it is helpful to review a number of key factors that our analysis has highlighted:

· The western part of the Borough is not well served by large foodstores, and the Tesco store at Surrey Quays is a popular destination because it is accessible and has free parking: there are opportunities for improved provision in this location;

· The centre of the Borough is not well served by large foodstores – a triangle comprising Stepney, Mile End/Globe Town to Bow Common – and some of these shopping trips leak to destinations outside of the Borough, such as Surrey Quays and Greenwich Peninsula: there are opportunities for improved provision here;

· All of the committed/approved comparison retail development is in the south and east of the Borough on the Isle of Dogs, suggesting that future comparison retail development should take place in the west, centre and north. 9.9 Having regard to these factors, our assessment of the potential of the main development sites to include retail space is set out below. Main Sites (i) Site 14 - Bishopsgate Goods Yard

Planning Policy 9.10 Both the Adopted and First Deposit UDPs identify the Goods Yard for mixed-use development, mainly for residential and office use. The opportunity for ground floor retail and A3 uses is recognised, but it is proposed that this is restricted to the role of support retail to meet the needs of local people, rather than being a retail destination in its own right. 9.11 The site also falls within land allocated for the East London line extension and part of the site is identified as an area of nature conservation importance. 9.12 The nearest allocated centre is Brick Lane which functions as a local centre, and it is some 300 metres from this centre. The site’s eastern boundary abuts the northern end of Brick Lane, but this part of Brick Lane is not specifically identified as retail frontage in the UDP. In sequential terms therefore, the site should be treated as out-of-centre. 9.13 Over the last few years, development schemes for Bishopsgate Goods Yard have been high profile, not least because of the intervention of English Heritage and the listing of several of the railway arches.

Land Uses 9.14 The site extends to approximately 3.7 hectares (9.2 acres) and is currently being cleared in preparation for the proposed East London line extension. There are few buildings on the site.

Adjacent Uses 9.15 The surrounding area comprises a mix of uses including residential, commercial and light industrial. The site is constrained by Bethnal Green Road to the north and Shoreditch High Street to the west.

Linkage with Designated Centre 9.16 The eastern boundary of the site is adjacent to the northern edge of Brick Lane, which is a designated centre, but given the distances involved, we do not consider that the site would function as an extension of the centre.

Development Potential 9.17 Given the uncertainty surrounding the timing of the East London line extension, the site has been blighted for many years. More recently, Hammerson and Ballymore have acquired the site, and we understand that a mixed-use proposal is being worked up for some 200,000m2 of office, retail, leisure and residential space. A date for submission of a planning application has not been set. 9.18 We consider that a limited amount of retail use at ground floor would be appropriate to meet the needs of residents on site, probably in the form of a small grocery or convenience store, supported by comparison shops and service uses. This would enable a sustainable business and residential community to become established, but it would not become an established retail destination in its own right. 9.19 However, we consider this is an unsuitable location for significant retail development as this would compete with and undermine Brick Lane. The new resident community on this site should look to and support Brick Lane and other centres for their weekly shopping needs.

(ii) Site 24 - Bishopsgate East

Planning Policy

9.20 The site is also allocated in the First Deposit UDP for mixed-use development, with residential likely to be the dominant use. Part of the site is identified for open space improvement as well as safeguarded as part of the east/west Crossrail line. As with the Bishopsgate Goods Yard, the site is adjacent to the northern edge of Brick Lane, and is about 200 metres north of the defined shopping centre. As such, it also is out-of-centre.

Land Uses 9.21 The site comprises a mix of industrial units, many of which are now occupied by specialist furniture and fabric retailers, as well as residential uses. Towards the southern edge of the site, beyond Redley Street, the site comprises an area of open space, which is identified for improvement (Allen Gardens). The site extends to approximately 6.5 hectares (16 acres).

Adjacent Uses 9.22 The surrounding area consists of predominantly residential uses and industrial warehouses with retail uses on Brick Lane.

Linkages with Designated Centres

9.23 Whilst the site does not form part of the allocated shopping frontage of Brick Lane, a comprehensively planned scheme could link well with this frontage.

Development Potential 9.24 Given the large number of sites that make up this development site, we consider there is a need for a Planning Brief to guide development within this area. 9.25 Unlike Site 14 where a single master-plan is likely to come forward making it easier to provide retail uses in a parade or neighbourhood centre – a bit like Imperial Wharf at Hammersmith – providing a similar facility to serve the development as a whole is likely to be difficult to achieve. The Planning Brief would address this issue. 9.26 Moreover, given the relationship of this site to Site 14 and Brick Lane, we consider that limited retail provision is appropriate for this site. A revitalised and enlarged residential and business community should look to Brick Lane and Bishopsgate Goods Yard for their day-to-day shopping needs.

(iii) Site 2 - Mildmay Hospital

Planning Policy 9.27 The site is allocated in the First Deposit UDP for mixed-use development. Strategic views across the site and the surrounding area are also protected. In sequential terms the site is out-of-centre.

Land Uses 9.28 The site is occupied by a hospital and extends to approximately 1.8 hectares (4.6 acres). It is bounded to the north by Columbia Road, to the east by Gascoigne Place, to the south by Virginia Road and the west by the A1208.

Adjacent Uses 9.29 The surrounding area comprises mainly residential uses.

Linkages with Designated Centres 9.30 The site is not linked to the designated retail shopping frontage of Columbia Road, which is approximately 400 metres away. As such, this site is not a preferred location for retail development.

Development Potential 9.31 This site lies within a predominantly residential area and is some distance away from existing local centres. We expect that residential development will be the preferred use for the site, and we do not consider that this would be of sufficient scale to support retail development on the site. Given that it is an out-of-centre site, significant retail development should be resisted on this site.

(iv) Site 19 - Trumans Brewery, Brick Lane

Planning Policy

9.32 The site is allocated within the First Deposit UDP for mixed-use development. Part of the site is safeguarded for the proposed east/west Crossrail link. It falls outside the allocated shopping frontages on Brick Lane and should therefore be treated as an edge-of-centre site. The Council expects that a Development Brief would be prepared for the site, identifying residential and workspaces to be the main uses.

Land Uses 9.33 The Brewery spans both sides of Brick Lane. To the east of Brick Lane the site comprises offices, a food processing plant and a car park. In the past this part of the site has also provided exhibition space. On the opposite side of Brick Lane the main uses include specialist retail uses, A3, offices and a car park. Separate access to this part of the site is available from Hanbury Street. The whole site extends to approximately 4 hectares (9.7 acres).

Adjacent Uses 9.34 Residential and retail uses, and in particular A3, are the dominant land uses surrounding the site.

Linkages with Designated Centres 9.35 The site lies just beyond the northern edge of Brick Lane’s allocated shopping frontage. Mixed-use development, possibly including retail uses on the ground floor, would link strongly into the centre and could lead to an extension of the designated shopping centre. However, we do not see this as a suitable location for significant retail development.

Development Potential 9.36 The site is well integrated within Brick Lane, which already comprises a large number of retail uses. Whilst there may be potential for some infill retail on the ground floor, we consider that the best use of the site would be for a mainly residential scheme, supported by employment space. As noted, a Development Brief is required for this site.

(v) Site 42 - Three Colts Lane, Cambridge Heath Road

Planning Policy 9.37 The site is allocated in the First Deposit UDP for mixed-use development. To the south of the site, the railway line is safeguarded as part of the east/west Crossrail line. In sequential terms this site is out-of-centre.

Land Uses 9.38 The site extends to approximately 1.39 hectares (3.43 acres) and is occupied by storage and distribution uses. It is located on the junction of Cambridge Heath Road and Three Colts Lane.

Adjacent Uses 9.39 The surrounding uses are predominantly light industrial including storage and distribution uses. Opposite the site on the eastern side of Cambridge Heath Road is open recreational space.

Linkage with Designated Centres 9.40 The site is not well linked to the nearby District Centre at Bethnal Green, although the mainline and underground stations are within walking distance.

Development Potential 9.41 Given the site’s location, we do not consider it suitable for retail development because a new resident community or expanded business community should be encouraged to support and rely on the centre at Bethnal Green. Given its position adjacent to Cambridge Heath Road and the nearby mainline and underground stations, the site would be best suited for residential-led development. A Development Brief is required for this site.

(vi) Site - 41 Osborne Street Depot

Planning Policy 9.42 The site is allocated in both the Adopted and First Deposit UDPs for mixed-use development. It also lies on the fringe of the Central Area Zone where the Council will seek to promote a mixture of metropolitan level activities which should promote London as a World City. 9.43 It does not form part of an identified centre or shopping parade and should therefore be treated as an out-of-centre site in sequential terms.

Land Uses 9.44 The site was previously occupied by a petrol filling station and a car wash and extends to approximately 0.3 hectares (0.8 acres). Given the previous uses on the site there may be contamination issues that need to be addressed.

Adjacent Uses 9.45 Secondary retail and residential uses surround most of the site, with the busy A11 running to the south.

Linkage with Designated Centres 9.46 The site is not within easy access of an allocated centre and as such is not sequentially preferable for retail development. The nearest centre is Whitechapel.

Development Potential 9.47 The site is remote from existing shopping areas, and as such, is not a preferred location for retail uses. We consider this is a mixed use scheme with residential as the main use. The new residential community should look to support the local centres, such as Brick Lane.

(vii) Site 91 - Safeway, Roman Road

Planning Policy 9.48 The site is allocated in both the Adopted and First Deposit UDPs as part of the Roman Road District Centre. The store anchors this part of the centre and in sequential terms is a town centre site.

Land Uses 9.49 The site is occupied by a Safeway food store and associated car park and extends to approximately 0.5 hectares (1.1 acre). The store is set back from Roman Road behind a small public courtyard, which is bordered on two sides by retail uses and on the third by an Idea store.

Adjacent Uses 9.50 The surrounding area is predominantly retail and A3 uses with residential above. The exception is the Idea store next to the foodstore.

Linkages with Designated Centres 9.51 It is situated within the designated retail frontage of Roman Road and enjoys good links with the centre.

Development Potential 9.52 Whilst the site is constrained the possibility exists for a future extension into the car park at the rear. This would be subject to access and servicing issues being addressed. An increase in floorspace may also be achieved by building a mezzanine. A redeveloped store would strengthen the District Centre as a whole. 9.53 The recent takeover by Morrisons of Safeway could mean that development proposals come forward for this site in the near future. This should be supported as a means of strengthening the centre.

(viii) Sites 87 and 94 - Central and South Fish Island

Planning Policy 9.54 The site is allocated in the Adopted UDP as an industrial employment area and in the First Deposit UDP for mixed-use development, comprising high density residential, employment and retail. In sequential terms this is an out-of-centre location.

Land Uses 9.55 The site comprises a number of un-neighbourly uses, including light industrial, and storage and distribution depots. The site extends to approximately 1.9 hectares (4.7 acres) and is bounded to the west by the Blackwall Tunnel Approach road.

Adjacent Uses 9.56 The area surrounding the site is predominantly used for light industrial purposes. There are no residential or retail uses nearby.

Linkages with Designated Centres 9.57 This extensive site does not link in with any designated retail centres in the area.

Development Potential 9.58 This is not a preferred site for retail development as access is restricted and it is not linked to any designated retail frontages. We consider that some retail might be appropriate to support a new residential and business community, but this should be small in scale.

(ix) Site 96 - Douro Street

Planning Policy 9.59 The site lies within a flood protection area and adjoins an area of archaeological importance within the Adopted UDP. It is allocated for mixed-use development in the First Deposit UDP. In sequential terms it is out-of-centre and as such is not a preferred location for retail development.

Land Uses 9.60 Two scrap metal yards and a residential terrace. The site extends to approximately 0.25 hectares (0.6 acres) and is bounded to the east by the slip roads onto the Blackwall Tunnel Approach road.

Adjacent Uses 9.61 To the north of the site is a residential development which is currently under construction. Other nearby uses include light industrial and storage depots.

Linkages to Designated Centres 9.62 It is not linked to any designated centre or retail parade.

Development Potential 9.63 We do not consider this to be a suitable location for retail development. A new residential community on this site should look to support nearby centres, such as Roman Road.

(x) Sites 108 and 109 - Tesco, Hanock Road

Planning Policy

9.64 The site is not allocated in the Adopted UDP as a retail centre. It does however lie within an industrial employment area and a flood protection area. In sequential terms it is out-of-centre.

Land Uses 9.65 The site extends to approximately 8.3 hectares (20 acres) and is currently occupied by a Tesco food store and associated car park, light industrial uses, including scrap metal yards and storage and distribution centres.

Adjacent Uses 9.66 Surrounding uses comprise a mix of light industrial and storage distribution space as well as the busy Blackwall Tunnel Northern Approach road.

Linkages to Designated Centres 9.67 The site does not link with surrounding retail frontages.

Development Potential 9.68 The site is remote from existing shopping centres and is out-of-centre. It is not a preferred location for retail development, but it is relevant that there is an existing large foodstore on the site. The Council should not encourage enlarged retail use on this site, but there may be scope to reprovide this as part of a comprehensive development for the whole site. We consider that the best way to approach development on this site is through a Planning Brief.

(xi) Site 161 - Leamouth Peninsula

Planning Policy 9.69 The site is allocated in the Adopted UDP for employment uses and in the First Deposit UDP for cultural uses. In sequential terms the site is out-of-centre.

Land Uses 9.70 The site is currently occupied by a mix of warehouses, many of which are vacant, live work units and offices. The whole site extends to approximately 1.7 hectares (4.2 acres).

Adjacent Uses 9.71 The majority of uses are light industrial, although there is an element of residential development to the west of the site at East India Dock Basin.

Linkage with Designated Centres 9.72 The nearest allocated centres are Poplar High Street and the Isle of Dogs. Neither of these centres are particularly accessible at the present time other than by car.

Development Potential

9.73 Given the character of the surrounding area, and in particular the residential developments around East India Dock Basin, the site may have potential for redevelopment to include a small local centre serving the new/expanded local population. A Master Plan would need to be prepared for the site which could comprise a mixed-use development including residential, and small scale retail and leisure uses.

(xii) Site 150 - Corner of Preston Road, Poplar

Planning Policy 9.74 The site is identified in the Adopted and First Deposit UDPs for mixed-use development. It lies opposite Poplar’s local shopping parade and is therefore in sequential terms, edge-of-centre. It is however identified as lying within an area of archaeological importance and within a flood protection area in the Adopted UDP.

Land Uses 9.75 The site is currently vacant and we understand that an application for a mixed-use proposal comprising retail on the ground floor with residential above was submitted in April 2004.

Adjacent Uses 9.76 To the east of the site are the Blackwall Tunnel Approach road and residential uses, to the south are employment uses forming part of the Poplar Business Park and to the north and west are retail and residential areas.

Linkage with Designated Centres 9.77 The site’s location opposite the existing retail frontage provides an easy link with the existing centre.

Development Potential

9.78 The site benefits from a good frontage onto Poplar High Street and will be well suited for residential or retail uses. We consider that further retail provision on this site would support the vitality and viability of Poplar High Street.

(xiii) Site 143 – Council Buildings, Poplar High Street

Planning Policy 9.79 The site is not specifically allocated in the Adopted UDP, although the wider area lies within an area of archaeological importance and a flood protection area. It is identified in the First Deposit UDP for mixed-use development. 9.80 It does not form part of the local shopping parade and in sequential terms would be considered out-of-centre.

Land Uses 9.81 It is currently used as offices by the Council.

Adjacent Uses 9.82 The surrounding uses are predominantly residential with a small element of retail forming part of Poplar’s retail frontage. There are also educational uses opposite the site.

Linkage with Designated Centres 9.83 It lies adjacent to Poplar High Street and therefore links well with the existing retail parade.

Development Potential 9.84 The site is out-of-centre site in sequential terms. It could accommodate a small mixed-use development, which could include ground floor activity, but as this is an out-of-centre location, retail use should not be encouraged.

(xiv) Site 164 – Millennium Quarter

Planning Policy 9.85 The site is not specifically allocated in the Adopted UDP, although part of the area is identified within the Central Area Zone. The wider area lies within a flood protection area. It is identified in the First Deposit UDP for mixed-use development and former part of the Isle of Dogs Area Action Framework. 9.86 The nearest allocated centres are Canary Wharf, which functions as a Major Centre, and the District Centre anchored by Asda. In sequential terms the site should be treated as out-of-centre, but clearly planned to become a designated centre during the plan period.

Land Uses 9.87 The Quarter is a 50 acre site immediately to the south of Canary Wharf. It is currently occupied by predominantly residential units.

Adjacent Uses 9.88 The surrounding area consists of predominantly residential uses and the Millwall Docks.

Linkage with Designated Centres 9.89 A proposed High Street would link the site with Canary Wharf and the DLR stations at Cross Harbour and London Arena, and South Quay as well as the Underground at Canary Wharf.

Development Potential 9.90 The site is out-of-centre site in sequential terms. A Master Plan has been prepared for the site by EDAW in conjunction with the Council. We understand that the redevelopment will create approximately 46,450m2 of commercial floorspace, new transport facilities and improved public spaces. Any proposals should be consistent with the Master Plan. 9.91 We consider that a limited amount of retail use at ground floor may be appropriate to meet the needs of residents on site, probably in the form of a small foodstore and complementary comparison and service uses. Retail development should not however impact upon the vitality and viability of nearby existing centres, in particular the Asda redevelopment.

Development within existing centres

9.92 There are a number of development sites that we have not been asked to appraise in detail, and our brief comments on each of these are set out below: (i) Site 28 – East of Brick Lane and opposite Fournier Street allocated for ground floor retail and residential above: this is a town centre site and retail use should be encouraged;

(ii) Site 89 – offices of Old Ford Housing Association allocated for mixed-use development to include retail: this is an edge-of-centre site that could form part of an enlarged centre (Roman Road) and is suitable for retail use; (iii) Site 127 – Commercial Road Council housing allocated for ground floor retail with residential above: this site adjoins a local shopping parade (Salmon Lane) and could form the basis of an enlarged local centre; and (iv) Site 115 – Gas works site at Ben Johnson Road allocated for mixed-use: this site could be suitable for a small foodstore with residential above, consistent with the guidance from the GLA. If the foodstore is located in the south west corner of the site it would link into the existing local centre (Ben Johnson Road). 9.93 There are small scale infill and redevelopment opportunities that we have not assessed, mainly in the District Centres. Development of these sites would be consistent with the guidance in PPG6 and should be supported.

Summary

9.94 There are no major development sites that have been identified, and this is a reflection of the character of the centres in the Borough. 9.95 In the convenience sector, the main opportunity appears to be the redevelopment/expansion of the existing Safeway store at Roman Road. This opportunity would strengthen Roman Road by providing a modern foodstore. 9.96 It is possible that this store and the Safeway store at Thomas More Street will be rebranded as Morrisons stores. If this happens, this would absorb some of the growth in available expenditure. 9.97 There may be an opportunity to include a small foodstore in the redevelopment of the gasworks site on Ben Johnson Street, and for this to link to the adjoining parade. This would meet the qualitative need for convenience shopping in the centre of the Borough. 9.98 There may be opportunities for small foodstores, such as Tesco Metro or J Sainsbury Local stores, in some of the larger residential-led regeneration schemes. This form of development would meet the needs of that community. 9.99 In the comparison sector, the main pressures have been in the east around Canary Wharf and the Isle of Dogs. None of the identified development sites are suitable for significant comparison retail development of the type that is needed i.e., traditional High Street retail development. 9.100 As we have explained, Tower Hamlets is unusual in that it does not have a traditional hierarchy of shopping centres with clearly defined “major centres” at the top. Canary Wharf is a Major Centre, but it is not a town centre in the traditional sense. 9.101 Whilst a number of the identified sites could accommodate retail development, we recommend that the Council use permissive policies to encourage and promote redevelopment/extensions of the existing District Centres.

10. Strategy for Comparison Retailing

10.1 This Section outlines our strategy for all comparison retailing in the Borough. It is intended to help inform the emerging development plan on whether or not to make provision for new shopping development in the plan period. 10.2 Our capacity analysis has demonstrated that the total available comparison expenditure within the Borough will increase significantly by some £598m from £485m in 2004 to a total of £1,083m in 2016. However, we have advised that caution should be taken when relying on our forecasts over such a long period i.e. to 2016, as this is dependant upon high growth in consumer expenditure being achieved. 10.3 We consider that the projections to 2006 and 2011 are robust and provide a sound basis upon which to estimate the capacity for additional floorspace. 10.4 The forecast of the potential for additional retail development in existing town centres is consistent with guidance in PPG6 and draft PPS6, which seeks to direct retail development to town centres. Therefore, irrespective of the scale of development forecast, it is appropriate that development pressure is guided to existing centres. 10.5 It is most likely that the development of additional comparison floorspace will be concentrated in Canary Wharf, the Isle of Dogs and possibly Bethnal Green, Whitechapel and Chrisp Street. Commitments exist at Canary Wharf as the primary retail centre in the Borough, which already provides approximately 6,940m2 of comparison floorspace. There is some potential for expansion of this centre, mainly at ground floor level linking in to the existing retail units. 10.6 Canary Wharf is supported by a number of District Centres including Bethnal Green, Whitechapel, Watney Market and Chrisp Street, which are well located and easily accessible to all sections of the community. Chrisp Street appears to be the dominant District Centre within the Borough, and the Council should actively support this centre to enable it to withstand the competition from Stratford. 10.7 There should be little concern in retail planning terms if proposals come forward to provide further floorspace within these existing centres. This will act to support the vitality and viability of the centres and, subject to resolving issues of townscape and acceptability on highway grounds, is supported in principle by the guidance in PPG6 and the London Plan. 10.8 However, if town centre development does not come forward in the Borough for whatever reason, the surplus expenditure will to some extent, be absorbed by existing floorspace in centres in the District and enable turnover averages to rise. If the turnover of existing centres were to rise, this would increase the viability and profitability of existing businesses. This would maintain and enhance these centres and should be welcomed. Clearly it is possible however that the available expenditure leakage to competing centres could increase. 10.9 The requirement to provide new floorspace will be the function of growth in expenditure, compared to the ability of existing floorspace, (known commitments

and proposals if applicable) to absorb additional expenditure. As we explained earlier, this arises through existing businesses increasing their turnover by approximately 3.2% per annum. This enables an assessment to be made of any surplus expenditure arising at future dates which justifies new floorspace provision. 10.10 Therefore, if new development does not occur, and there is no significant increase in leakage to centres outside of the Borough, existing floorspace could increase its efficiency at a greater rate than we anticipate in order to absorb the surplus expenditure. 10.11 Our assessment has shown that the Borough has a low comparison market share – 32.5%. This is not surprising given the proximity of higher order centres beyond the Borough, including the West End, Bluewater, and in the future, Stratford. The expenditure which is retained is most likely to be accounted for by less mobile members of the community or those whose needs are met by the specialised ethnic shops in the Borough i.e. Brick Lane. 10.12 The impact of neighbouring proposals, especially in Stratford, is unlikely to affect the current patterns of leakage as shoppers who currently leave the Borough to visit say Bluewater will now visit Stratford instead. Similarly, residents in the middle of the Borough will have to choose between the West End and Stratford/Bluewater. 10.13 In short, if new floorspace is provided, existing town centre comparison retailing will become more viable and vital. This is an important objective of PPG6. 10.14 We recommend applications for comparison retailing is supported in principle. The capacity for additional comparison retail floorspace should be directed to existing District Centres, in particular to Chrisp Street, and Canary Wharf. Development in the smaller local shopping parades in the Borough could also be supported, in principle as long as the proposal is of an appropriate scale to the centre and will not adversely impact upon existing uses. 10.15 Criteria based policies will be required to assess the ‘need’ for retail development, suitability of potential retail development sites, the sequential approach to site selection, and the scale and impact of retail proposals. In addition, proposals will need to satisfy anticipated development issues such as design and highways. 10.16 Encouraging retail development should be supported by a programme of environmental improvements, but also wider initiatives to promote the Borough’s District Centres as safe and secure shopping destinations for all sections of the community. These initiatives are not just planning based, and will involve a number of Council departments and outside agencies.

11. Strategy for Convenience Retailing

11.1 The Borough is relatively well provided with convenience facilities. Most of the District and local shopping parades benefit from the presence either of a foodstore or a range of smaller independent convenience retailers and markets. Centres such as Bethnal Green, Cambridge Heath Road, Roman Road and Canary Wharf also benefit from a full range of foodstores, with all sectors of the convenience market accounted for including Tesco, Waitrose and Sainsbury. 11.2 In addition to these stores there is a free standing Tesco on Hanock Road, a large Asda on the Isle of Dogs, and a Safeway at Thomas More Street. The Asda is the subject of a Development Brief for comprehensive redevelopment that will increase the size of the store. Overall, there is a good level of foodstore provision across the Borough, with a gap in provision in the centre of the Borough. This area is already served by the surrounding stores, but this gap is obvious. 11.3 It is evident that a significant amount of available convenience expenditure leaks to surrounding large foodstores in neighbouring Boroughs, in particular: (a) Sainsbury - Greenwich Peninsula (3,205m2/34,500ft2) net; (b) Asda - Busby’s Way (3,902m2/42,000ft2) net; (c) Sainsbury and Safeway - Stratford (1,274m2/13,719ft2) net and (2,656m2/28,600ft2) net, respectively; and (d) Tesco - South Hackney (1,964m2/21,150ft2 net). 11.4 These are all within a few miles of Tower Hamlets’ borough boundary and are all easily accessible by a range of transport means. 11.5 Our quantitative assessment demonstrates that there will be reasonable growth in available convenience expenditure in the Borough to 2006 (£15.2m), and without any commitments, this will increase further by 2011 (£55m) and 2016 (£94m). In terms of retail floorspace and applying estimated £ per m2 estimates equivalent to the top five food retailers and the five main discounters, this equates to 1,037m2 and 2,125m2 of floorspace at 2006, respectively. In other words, at 2006, there is likely to be capacity for a small discount foodstore or a small high quality foodstore e.g., Tesco Metro or J Sainsbury Local. 11.6 By 2011, based on the same £ per m2 estimates there will be capacity for a medium sized superstore (2,906m2 net), or several discount foodstores. 11.7 By 2016, there is forecast capacity to support a large food superstore (11,002m2 net), or several small discount foodstores. 11.8 However, our analysis makes no allowance for the Borough changing its existing market share of available convenience expenditure. It is accepted that this assumption results in a cautious growth forecast, but this is considered to be reasonable in a Borough with competing foodstore provision around the edge of the Borough. Existing convenience shopping patterns are mature.

11.9 We consider that the identified capacity for convenience retail floorspace should be directed to the Borough’s existing centres. This will assist in improving the qualitative provision of convenience retailing in the centres and benefit their vitality and viability through increasing the total turnover, and through the potential to promote 'linked trip' shopping. PPG6 recognises the key role that foodstores have in smaller District Centres in anchoring retail provision. 11.10 Within the Borough therefore, there is potential to either expand or redevelop existing town centre stores to provide larger, more modern premises, and hence improve the qualitative convenience retail 'offer' in the attempt to stem the leakage of expenditure. Whilst draft PPS6 states that the sequential approach is not a relevant consideration in relation to extensions, it does advise local authorities to have regard to the accessibility of the proposed development. 11.11 Alternatively, it may be appropriate to redevelop other sites in the centre of the Borough to provide new convenience floorspace up to the level of capacity identified. This may include extensions to existing centres and such proposals would need to be subject to the usual development control guidelines relating to streetscape, design and highways. This may have policy implications for the Borough’s Area Action Frameworks. In addition to this, the Council will need a criteria based policy in relation to the ‘need’ for redevelopment, site selection and the sequential approach. The preferred location for new retail development will be in town centres followed by conveniently accessible edge-of-centre sites. 11.12 We consider that to provide significant new floorspace in other smaller local centres could be to the detriment of these centres. Quantitatively, these smaller centres are well provided for, with many having local daily markets that perform the role of 'top- up' shopping facilities. To provide these centres with significantly sized new foodstores would be out of scale with the character of these local centres and it is likely that existing small convenience traders would be impacted upon. Small extensions and qualitative improvements to existing foodstores may be appropriate if design and highways issues can be dealt with. This will help to improve the qualitative 'offer' of the local centres and benefit their overall vitality and viability, consistent with advice in PPG6. 11.13 The only smaller centres that we have identified where expansion of the convenience offer may be appropriate are Salmon Lane and the gasworks at Ben Johnson Street. 11.14 We recommend in terms of economic capacity and based on maintaining the current market share, which we consider is reasonable, that the Council make provision for the development of additional convenience facilities over the plan period. A number of possible sites have been identified. 11.15 If new stores are not built, consideration should be given to extend existing foodstores.

12. Strategy for Markets

12.1 It is widely accepted that markets can increase the variety of goods and services offered for sale in a centre and help to define an area’s identity. A prime example of this is Columbia Road’s flower market. Furthermore, they provide a high level of personal interaction between shoppers and stallholders and create a unique atmosphere. This is backed up by the findings of our health checks. 12.2 As well as improving the vitality of a centre, markets can provide other social benefits. They can lesson the divide between economic classes, provide a greater variety of products and supply scarcer products not normally stocked in the conventional high street supermarkets and shops. 12.3 The main function of the Borough’s markets is to support the Borough’s District and local shopping parades and serve the needs of the local community. They appear to do this well. 12.4 We recommend that the Council’s policies continue to support the markets because of their contribution to the vitality and vibrancy of the Borough’s centres. Opportunities to consolidate and improve the markets should be explored. 12.5 We do not consider it necessary to make provision in the emerging development plan for additional market sites.

13. Strategy for Leisure

13.1 As we have explained, we have not assessed the capacity for leisure uses in the Borough. 13.2 Given the proximity of cinemas in the West End, Greenwich and Lakeside in adjoining boroughs, we do not consider that there will be any demand for additional cinemas in the Borough. 13.3 However, we consider there are likely to be pressures for additional restaurants, bars and cafés for as long as disposable incomes remain high, and the economy is strong. The main issues to be reconciled when looking at this sector are the contribution to the Borough’s vitality and viability and how these uses impact upon residential amenity. Some London authorities such as Westminster have responded to increasing pressures for additional A3 floorspace by designating areas where these uses should be concentrated as A3 ‘quarters’. 13.4 We therefore do not recommend that the Council positively plan for these facilities, rather that proposals for these uses be assessed against the Council’s general planning policies. 13.5 The recent changes to the Use Classes Order will also have implications on this sector. It is the Governments’ intention that the proposed changes will help local authorities achieve the right balance of businesses on the high street, boosting the evening economy through sensible development rather than a proliferation of pubs, takeaways and night clubs which can have a negative impact on the local quality of life. 13.6 We recommend that Council’s examine carefully the range of activities specified in planning applications for A3 uses, as applicants are likely to seek as wide a range as possible to ensure maximum flexibility in the future.

14. Strategy for Professional Services (A2)

14.1 There have been a number of changes in the financial services sector over recent years that have made quantifying the amount of existing and future floorspace impractical. These have included: the advancement of Internet and telephone banking; the outsourcing of former in-house services to providers outside the firm; and in some cases in another country altogether; and the merger of high street banks. 14.2 Although the demand for services may actually have increased, this is not resulting in increased demand for floorspace. 14.3 Professional services, such as solicitors, are a specialist area and again it is hard to predict their need for future accommodation. In our opinion they are increasingly treated as ‘B1’, and in terms of their role of contributing to a centre’s vitality and viability, it is now common for these businesses to be above existing shops and not on the ground floor of the high street. Therefore, whilst they contribute a little to the vitality and viability of a centre, they do not need to be planned for. 14.4 We recommend that the Council continue to be flexible but watch the conversion to A1 or A3 uses, which is particularly popular with former banks. Whilst A2 uses contribute little to the streetscape of a town, their presence can help to support a centre as a result of workers’ spending.

15. Implications on Area Action Frameworks

15.1 The First Deposit UDP (2004) identifies three Area Action Frameworks (AAF) within the Borough (Policy SP25). They have been prepared to ensure that regeneration is focused on these areas and that any future development is co-ordinated in its approach. 15.2 The three AAFs are: (i) City Fringe; (ii) Leaside; and (iii) Isle of Dogs. 15.3 We have reviewed the potential for retail development in each of the AAF’s: (i) City Fringe – contains Development Nodes for high-density, high-quality development to act as focal points for community activities and services; support retail uses are proposed for Brick Lane and Spitalfields; ground floor A1/A3 uses sought at the following sites - Bishopsgate, Fleur de lis Street/Blossom Street, Fruit and Wool Exchange/Whites Row car park, Whitechapel Street/Colchester Street/Leman Street/Alie Street and Commercial Road, Prescott Street/St Mark’s Street/South Tenter Street/West Tenter Street and The Woolhouse. (ii) Leaside – the whole area is undergoing widespread social and economic change, and as part of the establishment of new communities, local retail facilities are sought, and retail studies will have to support these proposals – new car borne shopping proposals will not be supported; A1/A3 uses are proposed at the following sites – Fish Island, Poplar Riverside and Leven Road gasworks. (iii) Isle of Dogs – contains Development Nodes for high-density high quality residential and employment development; with opportunities for retail development identified at Millennium Quarter (small scale local shops), expansion of Canary Wharf as a major town centre, development of an enlarged District Centre on the Isle of Dogs. 15.4 Our strategies for retail development in the Borough are generally consistent with the AAFs: the possible exceptions being the opportunities for expansion of the local centres at Salmon Lane and Ben Johnson Street. The AAFs deal with the west, south and east of the Borough, and do not deal with the north or centre, and hence we consider that there is potential for retail development to occur in these places without undermining the delivery of the AAF e.g. developments at Roman Road. 15.5 Where significant growth is planned in the Borough, such as Bishopsgate, we consider that the planned new business and residential community should be able to maintain a sustainable level of retail floorspace. This means that the workers and residents will be able to meet their day-to-day shopping needs at this place, and for their wider needs, they should visit a District or a Local Centre. Therefore, the scale of retail development that is proposed should be linked to the scale of residential and commercial development that is proposed in that location.

15.6 Overall, we are satisfied that the retail strategy and recommendations that we have outlined in this study are consistent with the forms of development envisaged in the AAFs, provided the Council controls and restricts the amount and type of retail floorspace that is permitted in these locations.

16. Conclusions

16.1 Our health checks have shown that the District Centres (including Canary Wharf) all appear to be vibrant and healthy centres, although Whitechapel and Roman Road have high numbers of vacant units. 16.2 Whilst they are all identified as District Centres, their roles differ in relation to the level of provision and the areas that they serve. Roman Road, Watney Market, the Isle of Dogs and Chrisp Street all appear to serve the needs of the local community. By contrast, Canary Wharf, Bethnal Green and Whitechapel serve a wider catchment area. This is particularly true in Canary Wharf’s case. 16.3 The 11 local shopping parades identified in the Adopted UDP overall provide a good service to their local communities in terms of top-up shopping and day-to-day comparison items, although Aberfedly Street is showing signs of decline. We have also noted that the areas around Mile End, Stepney and Ratcliff have poor supporting facilities. 16.4 In relation to street markets, whilst there are environmental implications associated with them, in terms of litter and graffiti, their presence positively contributes to a centre’s vitality and viability, and they should continue to be supported. 16.5 Given the retail provision and associated services provided by Canary Wharf we consider that it performs the role of a higher order centre within the Borough. Based upon our assessment, we consider that it should be allocated in the emerging development plan as a ‘Major Centre’ We do not consider it necessary to alter the allocation of any of the other centres at this time, but recommend that the Council investigate further the provision/development of a local shopping parade to serve the Mile End area of the Borough. 16.6 Our qualitative analysis of the Borough’s leisure provision concluded that there is limited cinema provision. However, this is not surprising given the proximity of cinemas in the West End, Surrey Quays, Greenwich Peninsula and Lakeside. We do not consider that there will be any demand for additional cinemas in the Borough. 16.7 In the health and fitness market, the majority of the provision is small scale with limited equipment and facilities. The exception to this is the Reebok Sports Club in Docklands. 16.8 The A3 market in the Borough appears to be healthy, with the main evening destinations for eating and drinking identified as Brick Lane and Canary Wharf. As long as the disposable income is available and the economy buoyant there will be pressure for additional A3 floorspace. 16.9 However, we do not consider it necessary for the Council to specifically plan for this type of development. Instead, proposals should be assessed against general planning policies. The Council should also monitor pressures for changes of use from A2 to A3 uses. 16.10 We recommend that the Council continue to encourage the markets because these support the Borough’s centres. Careful consideration should be given to development proposals that affect the markets.

16.11 In assessing the future capacity for additional floorspace within the Borough, the projections to 2016 should be treated with caution given the number of variables that are involved, especially in the comparison sector. Therefore, we recommend that the Council seek only to make provision for additional floorspace based on the projections to 2011, and recommend that the Council update these figures mid-way through the plan period. This would be consistent with the guidance in draft PPS6. 16.12 In the comparison sector, the available expenditure is forecast to increase by £597m from £485m in 2004 to a total of £1,082m in 2016. The forecast for additional comparison goods floorspace over the plan period is equivalent to between 2,620m2 (28,201ft2) and 19,093m2 (205,520ft2) net, which should be directed to existing District Centres, in particular Canary Wharf, but development in the smaller local shopping parades in the Borough could also be supported, in principle. 16.13 For the convenience sector, the available expenditure is forecast to increase from £284m in 2004 to a total of £378m in 2016: growth of £94m. This additional expenditure is broadly equivalent to the turnover of two small discount foodstores or a small high quality foodstore in 2006, increasing to a medium sized superstore or several discount foodstores by 2011, or a large superstore or several discount foodstores by 2016. 16.14 We recommend that the Council make provision for the development of additional convenience facilities over the plan period including extensions to existing foodstores and developing out new sites within the Borough. If the latter is the preferred option, sites should be identified within the centre of the Borough, such as the gasworks at Ben Johnson Street. This would benefit the qualitative convenience retail offer of the Borough.

Drivers Jonas February 2005

London Borough of Tower Hamlets

Borough-Wide Retail Capacity Study

Appendices

February 2005

Drivers Jonas 6 Grosvenor Street London W1K 4DJ

Contact: Nick Taylor

Direct Line: 020 7896 8086 Fax: 020 7896 8001 Email: [email protected] Retail Policy Guidance

1.1 The retail planning policy framework for the Borough is set out at a national, regional and local level in the following documents: (i) PPG6 - Town Centres and Retail Developments (June 1996); (ii) Statement by Richard Caborn (February 1999); (iii) Government’s Response to the Environment, Transport and Regional Affairs Committee (May 2000); (iv) Parliamentary Statement on Town Centre Planning Policies (April 2003); (v) PPS 6 - Consultation Draft (December 2003); (vi) Use Classes Order - Proposed Changes (Summer 2004); (vii) GLA London Plan (June 2002); and (viii) Tower Hamlets Unitary Development Plan (1998). 1.2 Each of these documents is reviewed in turn below.

National Planning Policy Guidance

(i) PPG6 - Town Centres & Retail Developments (June 1996) 1.3 Revised Planning Policy Guidance Note No 6 (PPG6), published in June 1996, sets out Central Government guidance on retail and town centre developments. The emphasis of PPG6 is to encourage appropriate uses to locate within existing town centres, based on the sequential approach to site selection. The objectives of PPG6 are stated in the opening paragraph:

"- to sustain and enhance the vitality and viability of town centres;

- to focus development, especially retail development, in locations where the proximity of businesses facilitates competition from which all consumers are able to benefit and maximises the opportunity to use means of transport other than the car;

- to maintain an efficient, competitive and innovative retail sector; and

- to ensure the availability of a wide range of shops, employment, services and facilities to which people have easy access by a choice of means of transport."

1.4 The paragraph also notes that it is not the role of the planning system to restrict competition, preserve existing commercial interests or prevent innovation.

1.5 In paragraph 1.3 the guidance states that:

"Town and district centres should be the preferred locations for developments that attract many trips."

1.6 PPG6 thus seeks to promote sustainable development in line with the Government’s Sustainable Development Strategy and with PPG13 (Transport). 1.7 Central Government considers the plan-led system to be a key way to plan positively for retail development. Having assessed need and market demand, development plans should identify locations and sites for development and provide guidance for different types of uses within shopping centres. 1.8 The Guidance places emphasis on the adoption of the sequential approach when selecting sites for new retail development. This is explained in Paragraph 1.11 which states:

"Adopting a sequential test means that first preference should be for town centre sites, where suitable sites or buildings suitable for conversion are available, followed by edge-of-centre sites, district and local centres, and only then out-of-centre locations that are accessible by a choice of means of transport."

1.9 The Guidance also explains that the sequential test should apply to all town centre uses which attract a large number of people. This includes commercial and public offices, entertainment and leisure as well as retail. 1.10 The Guidance stresses the importance of regularly collecting information on key indicators of the town centre's health. These include diversity of uses, shopping rents, vacancy levels and other indicators, which are set out in Figure 1 of the PPG. 1.11 The Guidance also recommends the preparation of town centre strategies to assess the role of the town centre, its essential qualities and scope for change. The guidance notes the key considerations in such strategies, including:

· the contribution of diversity of use to the vitality and viability of the town;

· mixed use developments;

· the retention of key town centre uses that need to be accessible to a large number of people;

· traffic management, car parking and the need for town centres to remain attractive to people who arrive by car; and

· promotion of urban design.

1.12 In planning for retail development, the Guidance states in paragraph 3.2:

"The principle of the sequential approach applies to both comparison shopping and to convenience shopping."

1.13 Where suitable sites cannot be found for ‘bulky’ goods comparison shopping, the Guidance states that they should be located where they are easily accessible by a choice of means of transport. 1.14 The Guidance states that large foodstores and supermarkets located within or on the edge-of-town centres can help the economic strength of existing centres, facilitate linked trips, improve accessibility and generate less car use. The Guidance also emphasises the vital role that larger foodstores and supermarkets can play as 'anchor stores' to help maintain the quality and range of shopping in smaller towns and district centres. 1.15 The Guidance goes on to define edge-of-centre locations as between 200-300 metres from the prime shopping area, a reduction on previous guidance. It is suggested that other factors including barriers to pedestrians such as major roads should also be taken into account. 1.16 Paragraph 3.18 notes the importance of having a wide range of facilities in district and local centres. 1.17 In assessing applications for retail development, the Guidance identifies the key tests which include:

· compatibility with the strategy of the development plan;

· impact on the vitality and viability of town centres;

· ensuring development is accessible by a choice of means of transport; and

· impact on travel and car use. 1.18 The emphasis in PPG6 on steering new retail development to town centre locations raises two important retail planning policy issues for the Borough: (i) the hierarchical definition of shopping centres within the Borough. Classification of a shopping centre as a ‘major’ or ‘town centre’ brings about specific policy benefits. (ii) the identification of shopping centre boundaries. The sequential approach relies on the measurement of distances from shopping centre boundaries. This is of particular relevance for ‘major’ or ‘town centres’.

(ii) Statement by Richard Caborn (February 1999) 1.19 Former Planning Minister Richard Caborn added further guidance in February 1999 and reaffirmed the policy principles set out in PPG6, principally in relation to the interpretation of ‘need’ and application of the sequential approach. In this respect, it is primarily of interest to development control decision making, rather than the formulation of planning policies. Nevertheless, the Statement does raise some issues for plan making. 1.20 Caborn states that the requirement to demonstrate need and satisfy the sequential approach is not applicable where new retail developments are in accordance with an up-to-date development strategy. Any development plan allocations of land for retail purposes that would not otherwise qualify as town or district shopping centres are therefore of particular significance. 1.21 Generally, the allocation of land in out-of-centre locations for retail development is inconsistent with the thrust of national retail guidance. The development plan should therefore only allocate such sites on the basis that need has been proven and the sequential approach applied, i.e. in-centre locations are incapable of satisfying the retail needs of the area.

(iii) Government’s Response to the Environment, Transport and Regional Affairs Committee (May 2000) 1.22 This Committee was addressing supermarket competition and, as with Richard Caborn’s Statement, it is primarily of interest to development control decision making, rather than the formulation of planning policies. Nevertheless, the Statement does raise some issues for plan making. 1.23 The Committee recommended that greater clarity was required as to what was meant in paragraph 1.12 of PPG6 by “sites in town centres which are suitable, viable and available within a reasonable time period.” They were concerned that types of stores could be proposed, which by virtue of their size requirements could only be met in an ‘out- of-centre’ location. 1.24 In their response to the Committee, the government referred to the ‘format’ driven approach and the ‘class of goods’ approach. The former is where the developer has a preferred format, which must be accommodated. The latter is where the key question is whether there is any reason why such goods cannot be sold from town centres. 1.25 The government confirmed that their policy, as stated in PPG6, is to take the latter approach, as most goods can be sold from a town centre. Developers are expected to demonstrate flexibility and the government recognises that this has consequences for retailers who require very large formats. 1.26 The Government’s Response is of relevance when considering the capacity of town and district centres to accommodate new development.

(iv) Parliamentary Statement on Town Centre Planning Policies (April 2003) 1.27 A further Parliamentary Statement was delivered by Tony McNulty in April 2003 in response to increasing evidence of inconsistencies in the interpretation of the guidance in PPG6. 1.28 It confirmed that applications for new or extensions to existing retail floorspace must demonstrate a ‘need’ for the development; adopt a sequential approach to site selection; consider the impacts on nearby centres; provide evidence on the application site’s accessibility by a choice of means of transport; and evidence of any significant environmental impacts which could arise from the development. 1.29 The Statement confirms that the Secretary of State places greater weight on quantitative need for new retail provision to be defined in terms of additional floorspace for comparison and convenience retail development. Where both comparison and convenience goods are proposed to be sold within the same development, the Secretary of State will expect to see evidence on the need for each type of good. 1.30 The Secretary of State does not regard regeneration or employment creation as aspects of retail need for the purposes of the tests set out in PPG6 and the Caborn statement, but does acknowledge that they may be material considerations. 1.31 PPG6’s requirement for the application of a sequential approach to site selection for new development is upheld. Both local planning authorities and applicants should be able to demonstrate that all town centre options have been thoroughly assessed before less central sites are considered for the development of key town centre uses. 1.32 The Secretary of State considers that it rests with applicants to demonstrate that a majority of their goods cannot be sold from town centre stores. He does not consider that developments involving the sale of ‘bulky’ goods are exempt from meeting the policy tests in PPG6 and subsequent clarifications.

(v) PPS 6 – Consultation Draft (December 2003)

1.33 The Consultation Draft of PPS6 ‘Planning for Town Centres’ was published by the Office for the Deputy Prime Minister (ODPM) on 15 December 2003. This document was on deposit until 15 March 2004 and will eventually replace the existing PPG6 (discussed above). 1.34 Many of the policies in the draft reproduce, or are closely based upon, existing policies in PPG6, updated as appropriate. The key messages of the draft PPS6 are:

· a re-emphasis of the 'town centres first' objective;

· the need for a plan-led approach at both regional and local levels;

· the need for local planning authorities to plan for growth and growing town centres; · the need to tackle social exclusion by ensuring access for all to a wide range of everyday goods and services; and

· the need to promote more sustainable patterns of development with less reliance on the car. 1.35 The draft promotes a proactive plan-led system for assessing need and planning a more balanced distribution of facilities across the hierarchy of centres. 1.36 Local planning authorities will be expected to plan for development, not just control it. Local plan documents should therefore:

· assess how much growth is likely over the plan period;

· set out their vision and strategy for harnessing this growth, including making key strategic decisions on: - where growth should go; - which centres should be the focus for regeneration; and - what gaps need filling to ensure everyone has access to day- to-day needs as locally as possible. 1.37 Having identified a ‘need’, planning authorities are advised to state in development plans the maximum gross floorspace of an individual development which will be acceptable in different types of centres. Any significant change in the role and function of centres, upwards or downwards, should come through the development plan rather than through individual applications. 1.38 At the local level, plans should identify sufficient sites to accommodate forecast growth for retail and other key town centre uses and, if necessary, local planning authorities should assist in the assembly of such sites. 1.39 In assessing need, planning authorities should place greater weight on quantitative considerations. The need for new floorspace should be assessed no more than 5 years ahead. 1.40 Local plans should also promote a much more efficient use of land - more multi-storey, mixed-use development in centres is envisaged. 1.41 Finally, local authorities should work with developers, retailers and the community to achieve the objectives of PPS6.

(vi) Use Classes Order (February 2005) 1.42 The changes relate principally to the former Use Class A3 which classifies food and drink uses (cafés, restaurants, bars, pubs and take-aways). 1.43 Under the new Order, the former Use Class A3 has been split into three discrete categories. Revised Class A3 will comprise restaurants and cafés (there will be permitted change to A1 or A2 uses). A new Class A4 will comprise pubs and bars (there will be permitted change to A1, A2 and A3) and a new Class A5 will be created for take-aways (there will be permitted change to A1, A2 and A3). 1.44 Night-club use has been expressly excluded from the Use Classes Order. This means that planning permission is now required for a change of use to or from a night-club.

Regional Planning Policy Guidance

(vii) GLA London Plan (February 2004) 1.45 The Greater London Authority published a consultation draft of the London Plan in June 2002. The plan was subject to public consultation during June to September 2002 and the EiP Panel Report was published in July 2003. The Plan was formally adopted as formal Regional Planning Guidance for London in January 2004. This now replaces RPG3 – Strategic Guidance for London Planning Authorities (May 1996). 1.46 The retail policies of the Plan are set out in Section 3D. Policy 3D1 of the Draft Plan requires the Boroughs to strengthen the wider role of town centres. It identifies a number of ways in which this can be achieved. These include:

· “encouraging retail use in town centres and discouraging it outside through UDPs and planning decisions;

· enhancing the quality of retail and other consumer services in town centres;

· designating in UDPs core areas for primary shopping uses and secondary areas for other uses and setting out policies for the appropriate management of both types of area; and

· undertaking regular town centre health checks.” 1.47 The Plan identifies a complex pattern of town centres within London, identifying five broad categories of town centre. 1.48 The fourth category of centre is ‘district centres’. Seven ‘district centres’ are identified in Tower Hamlets:

· Bethnal Green;

· Chrisp Street;

· Poplar;

· Whitechapel;

· Roman Road (East);

· Watney Market; and

· Isle of Dogs/Canary Wharf. 1.49 The Plan proposes a strategic planning approach for each centre. For all of the District Centres in the Borough, aside from Isle of Dogs/Canary Wharf, the Plan recommends developing local policy based on regeneration objectives. Specifically, the Plan recommends policies are designed to realise the potential of centres with surplus capacity to enable them to benefit the local community and contribute to the regeneration of the wider area. This should be achieved through:

· Designating new sites and/or regenerating existing sites to meet demand;

· Developing a full range of appropriate town centre uses (retail, commercial and leisure uses) and/or develop wider specialist roles;

· Enhancing the overall quality of the centre including environmental improvements, quality design, site assembly and management; and

· Secure general improvements to accessibility. 1.50 The Plan recommends maintaining and enhancing the viability of the Isle of Dogs/Canary Wharf District Centre and access to the centre’s services. This should be achieved through:

· Seeking improvements to capacity through the designation of new and regeneration of existing sites to meet local demand;

· Enhancing the overall quality of the centre including environmental improvements, quality design, site assembly and management; and

· Improving access to public transport and formulating strategies to reduce the reliance on the car. 1.51 The Plan states that the purpose of the hierarchy of centres is to co-ordinate patterns of expenditure and consumption and to guide retail development into the areas of need. Regular town centre health checks are advocated to monitor the vitality and viability of the centres. Policies 3D.2 and 3D.3 indicate how these requirements should be achieved. 1.52 Policy 3D.2 states: “When reviewing UDPs

· Assess retail capacity and need, through sub-regional partnerships where appropriate. Where need for additional development is established, capacity to accommodate such development should be identified through the UDP following a sequential approach.

· Relate the scale of retail, commercial and leisure development to the size and role of centres. If no town centre sites are available, provision should be made on the edge-of-centres and failing that within or on the edge-of-appropriate centres elsewhere in the network. Out-of-centre development should be resisted in all but the most exceptional circumstances.

· Resist intensification, expansion and renewal of existing out of town centre retail developments.” 1.53 Policy 3D.2 states that Boroughs should liaise closely with retailers; establish local retailing information; and support the further development of e-tailing.

Local Planning Policy Guidance

(viii) Tower Hamlets Unitary Development Plan (1998) 1.54 The Unitary Development Plan (UDP) for the London Borough of Tower Hamlets was formally adopted in December 1998.

District and Local Shopping Centres

1.55 The Council will support and encourage improved provision in the range and quality of shopping in the Borough and will take measures to ensure the continued viability of the established District Centres (Policy ST34). The Council will seek to ensure that shopping facilities are accessible by foot for all Borough residents (Policy ST35). 1.56 Proposals for A1 uses in District Centres will be supported (Policy S1). The majority of the floorspace in District Centre should be occupied by A1 uses. Non-A1 uses in the core area of centres will be considered by the Council but will only secure planning permission if it can be proven they will not harm the character, function or vitality and viability of the centre (Policy S2). Non-A1 uses outside the core area will be considered to be more acceptable but again must not create an adverse effect on the overall vitality and viability of the centre (Policy S3). 1.57 For Local Centres, permission for non-A1 uses may be acceptable if the centre already provides an adequate level of shopping facilities to meet local needs and the proposal would not detract from the local character and function of the centre (Policy S4). 1.58 Proposals to change the use of A1 properties outside of designated shopping areas will be considered favourably if it re-uses vacant property, does not create an adverse impact on residential amenity and local shopping provision is adequate (Policy S5). 1.59 Proposals for new retail facilities will be acceptable providing impact on any of the District Centres is not detrimental and the new facility is accessible by means of transport other than the private car (Policy S6).

Street Markets

1.60 The Council aims to maintain and enhance the street markets that supplement the designated District and Local shopping centres (Policy ST36). 1.61 The Council will seek to enhance and improve designated street markets by ensuring new developments provide benefits for street markets (including storage facilities); ensuring their acceptable relocation (if necessary because of a development proposal); and have careful consideration of methods of restricting vehicular presence in market areas (Policy S9). (ix) Tower Hamlets UDP First Deposit Draft (2004) 1.62 The review of the Adopted UDP is now underway. The First Deposit was placed on deposit for public consultation from the 27th May to 8th July 2004. 1.63 The Council will seek to improve the function, character, vitality and viability of the designated Major and District Centres. The Council recognises the need to create and maintain a balance between development, regeneration and conservation. It also recognises the need to improve facilities while maintaining existing centre’s character. 1.64 Major and District Centres are vital to the prosperity of the Borough, so maintenance of the shopping hierarchy will focus new investment to assist in achieving regeneration or consolidation of town centres as outlined in PPG6. Similarly, Neighbourhood Centres and local shops serve important local needs. The Council aims to sustain the vitality of the smaller shopping centres, while broadening the range of facilities available. 1.65 In primary frontages no net loss of shopping floorspace (A1) will be permitted, while change of use to non-retail within secondary frontages will be acceptable where this does not result in the creation of dead frontage, and/or result in an over concentration of non A1 uses. 1.66 New large-scale shopping proposals and other key town centre uses will normally be supported in the Major and District Centres, but will need to demonstrable need. In addition, the sequential approach will be applied to all development proposals on sites that are not in a town centre or identified on the Proposals Map. 1.67 When retail, leisure and other related town centre developments are proposed, the Council will take into account the following criteria:

· whether the scale of the use and development relates to the size and role of the centre and its catchment; · whether there will be an improvement to the vitality and viability of the centre and other nearby centres; · whether there will be a negative effect on the vitality and viability of existing centres; · whether transport impacts are minimised through good public transport accessibility, fewer private car journeys, good cycle and pedestrian accessibility (including disabled); · whether the design of the development is suitable in terms of scale, integration, mix and character of the existing centre; and · environmental pollution and waste impacts of the development are minimized. Trends in Retail and Leisure

1. Retailing General Overview 1.1 A significant feature of the 1980s was substantial growth in expenditure followed by a deep recession that lasted into the early 1990s. There has been strong and steady growth since that time, especially in the comparison sector, and the effects of these trends on levels of personal expenditure are summarised in the following table:

Growth in retail spending per person

Convenience Comparison Year Goods (%) Goods (%) All Goods (%)

1992 -0.3 3.9 2.0

1993 1.0 4.2 2.8

1994 1.0 6.4 4.1

1995 -0.9 3.9 1.9

1996 2.9 5.2 4.3

1997 1.6 6.3 4.4

1998 0.4 6.0 3.9

1999 2.2 8.0 5.8

2000 1.8 9.1 6.6 2001 0.2 8.0 5.4

2002 1.6 8.1 6.0

Source/notes: (1) Experian - Retail Planner Briefing Note 1.2 November 2003. 1.2 The strong growth in national retail sales has been sustained, and with retail spending having increased at a steady rate over the last few years, there is again demand from retailers for new development. 1.3 However, unlike the boom of the 1980s, retailers are becoming more flexible in their approach to development. Retailers are now increasing accepting pressures to alter their traditional trading formats - B&Q in Sutton have built a multi-storey store, Tesco has a foodstore with residential accommodation above in West London and Safeway has a store on stilts in Altrincham. 1.4 The shopper is becoming more discerning and no longer simply demands good quality products but a high quality, pleasant environment in which to purchase their goods. 1.5 A major change to the retail market in Britain has been from the introduction of Sunday trading, which is particularly popular in large covered shopping centres such as Lakeside and Bluewater. Sunday trading has made shopping into more of a leisure and family activity, especially since many of these centres provide excellent leisure facilities that can be combined with a shopping trip, including a wide range of restaurants. 1.6 This change is also adding to the decline of secondary retail frontages as these are often occupied by independents that don’t open on a Sunday and even for those stores that do trade, there are insufficient neighbouring shops open to attract significant footfall to these frontages on a Sunday. 1.7 More recently the announcement last year that Morrisons were to take over Safeway is expected to place pressure on Sainsbury for third place in the UK superstore hierarchy. 1.8 The enlarged group will operate more than 550 stores and plans are already in place to rebrand many of the larger Safeway stores as Morrisons. The group is also considering converting nearly 180 medium sized Safeway stores into Morrisons Capital brand to challenge the likes of Tesco Metro and Sainsbury Local. 1.9 Another implication of the takeover is that Morrison will have to sell approximately 50 of the existing Safeway stores. This may have implications for Safeway on the Roman Road and at Thomas More Street. 1.10 This is the background against which the potential for further retail development in Tower Hamlets must be evaluated.

Convenience goods retailing

1.11 Convenience retailers were more resilient to the effects of the recession than comparison retailers and continued to actively pursue new development opportunities throughout the recession. 1.12 As well as developing new stores, convenience retailers are continually reviewing their trading format in an effort to improve their attractiveness. Changes have included the introduction of new product ranges, most notably a widening of the non-food range, which is particularly evident at the Waitrose in Canary Wharf, competitive pricing and improved facilities, as well as longer opening hours, including Sundays. 1.13 Because of the large number of food superstores that have been developed in recent years, many areas are now well provided for, and are likely to face less pressure from operators. However, the market nationally for such development is not yet regarded as saturated and in areas such as Tower Hamlets that have seen little or no new development over recent years, operators will continue to exploit remaining opportunities to increase their market exposure across the UK. 1.14 Major foodstores in Tower Hamlets include Tesco in Bethnal Green and Bow, Safeway in Wapping, Sainsbury in Whitechapel, Asda at the Isle of Dogs, and Tesco, Waitrose and M&S in Canary Wharf.

Street markets 1.15 Markets have a history going back hundreds of years, but the number reached its peak after 1945. Local authorities opened up new sites and expanded their market departments, and these held their own against increasing competition until the early 1990s when town centre decline increased. The number of markets nationally has now fallen to approximately 1,200. 1.16 It is estimated that markets have a minimum £6bn per annual turnover in terms of sales, and millions of pounds of gross income for those operating markets. Poorer households still find markets an essential source of affordable goods, but their produce is also distinctive from that of many of the major high street supermarkets and other retailing outlets. 1.17 They also provide space for small businesses, with the profits often being retained within the local economy, rather than absorbed by company shareholders. 1.18 The overall decline of markets, although now relatively slow, has usually meant a substantial loss of visitors both to the market and its surrounding area. As a result, the need to regenerate a market can become a key objective in town centre strategies as it often occupies a crucial location in the centre. Within the Borough, Chrisp Street and Roman Road have both been the subject of regeneration strategies in 1990 and 2000, respectively. 1.19 It is widely accepted that markets can increase the variety of goods and services offered for sale in a centre and help to define an area’s identity i.e. Columbia Road’s flower market. Furthermore, they provide a high level of personal interaction between shoppers and stallholders and create a unique atmosphere. 1.20 As well as improving the vitality of a centre, markets can provide other social benefits. They can lesson the divide between economic classes, provide a greater variety of products and supply scarcer products not normally stocked in the conventional high street supermarkets i.e. haberdashery, specialised foods and so called ‘Hoover spares’. 1.21 Whilst Tower Hamlets have not experienced the levels of large foodstore development experienced by many of its neighbouring authorities over recent years, it has managed to maintain a high number of markets – 28 in total. 1.22 Markets can be divided into two types – daily/weekly and specialist. Within the Borough examples of daily/weekly markets include Whitechapel and Roman Road, which provide a range of food and non-food items, whilst specialist markets would include the Columbia Road flower market on Sundays. 1.23 The main factors that influence the use of markets are their quality which reflects their cleanliness, accessibility and visitor/shopper’s perceptions of safety.

Retail warehousing 1.24 Nationally, the development of retail warehouses has provided a convenient alternative to the ‘High Street’ for shoppers seeking ‘bulky durable goods’ including DIY goods, carpets, furniture and electrical goods. This market has benefited from relatively low development, start-up and running costs, and the ability to stock goods in bulk, allowing retailers to offer goods at competitive prices. These facilities also benefit from good accessibility by car and free parking. 1.25 Prosperity in the bulky goods retail warehouse market has resulted in attempts, often successfully, to widen the range of goods sold outside town centres. The evolution of retail warehousing was examined by the Environment Select Committee Inquiry on Shopping Centres & Their Future in April 1994, as follows: “This type of development (retail warehouses and retail warehouse parks) has experienced rapid growth since the early 1980s - a ten-fold expansion from 1982 to 1990, adding over 200 retail warehouse parks with a combined floorspace of 25 million sq. ft. This is equivalent to nearly a quarter of all new shopping floorspace and in 1992 accounted for about 14% of all retail turnover. Their rapid increase in recent years is giving rise to concern. As they expand into new areas, such as toys, shoes and computers, they are by degrees diverting “high street” durable shopping away from town centres. But, as each specialises in only a small slice of the retail product range, the impact of new developments on any individual town centre is not usually very great. Cumulatively they represent a relatively rapid shift of retail turnover from town centres to other locations. Because they are car- based it is more difficult for people to make comparisons of price and quality; consumers need to drive from place to place rather than to be able to walk quickly from shop to shop as they can in a town centre or in a market place”. 1.26 This summarises the concerns that have been expressed about the growth in the range of goods sold from retail warehouses. The issue has been considered more recently at public inquiries, where a consistent aspect of the Government’s approach has been the importance attached to appropriate conditions to restrict the range of goods sold. 1.27 As retailers in both the convenience and comparison sectors seek to increase their market shares through store extensions and by introducing larger format stores, a further debate has emerged relating to the ‘goods versus format’ approach to site selection. The Government has confirmed that a ‘class of goods’ approach should be followed. 1.28 The provision of retail warehousing in Tower Hamlets is limited, due mainly to its proximity to Stratford, Beckton, Greenwich Peninsula and Bluewater. New retail trends – e-commerce 1.29 The rapid rise of e-commerce has led to a widespread debate amongst retailers and the property industry as to the likely effect on the High Street, and although the ‘dot com’ market is currently depressed, there is still concern that this sector poses a major threat to established town centres. The strong growth of the sector has inevitably led to some caution amongst retailers in their accommodation strategies as they seek to assess the impact of the new ‘e-tailers’. Whilst this is not the first time that a new form of retailing has threatened to have an effect on the High Street, e- commerce is likely to have a lasting and major impact on the way people shop. 1.30 There is little doubt that the Internet shopping market is growing rapidly and is likely to continue to do so. Recent research estimated that the value of this market would rise from £406m in 1998 to around £6bn in 2003. However, even if this latter amount were reached, the level of trade undertaken via the Internet would still only represent 2.5% of total retail sales. 1.31 At the current time it is felt the full potential of e-commerce is being held back by the availability of Internet access and distribution of goods. Once Internet access is made simpler, cheaper and via the television and delivery/return problems are solved it can be expected that the level of trade via e-commerce will increase, particularly for food and bulk shopping. 1.32 However, many commentators believe that e-commerce will become a complementary form of shopping, rather than entirely replacing retailing in the major centres. As evidence, many point out that shopping is a social activity with people wanting to physically select goods and be involved in an interactive experience – this is particularly relevant to “fashion” retailing. The ability to touch and feel certain goods also influences the extent to which the market for them to be sold over the Internet is likely to grow. 1.33 Despite the relatively low current percentage of trade accounted for by Internet shopping, it is clearly essential that the High Street ensures a proactive response to this new form of trading. In particular, the attractions of traditional shopping are not just in the ability of the consumer to physically select goods, but lie also within the environment within which the shopping trip is carried out. As such, there is a need for traditional centres to enhance their attraction as a day out or leisure experience. 1.34 Accordingly, whilst book retailers such as Borders and Waterstones are responding to the e-commerce threat by improving the “destination” attributes of their stores, investors and public authorities also need to look on a global level at the total shopping environment, and seek to improve the overall offer and surroundings.

Discount food retailing 1.35 There has been considerable interest in discount food retailing, caused largely by the recession of the late 1980s and early 1990s. These retailers offer a compact range of heavily discounted and often unbranded products. The arrival of foreign discounters such as Aldi, Lidl and Netto has brought about increased competition with existing discount retailers, most notably Kwiksave. Kwiksave had been the fastest growing multiple food retailer and their sales have more than trebled since 1987, whereas over the same period J Sainsbury and Tesco had only managed to double their sales. However, as a result of the competition from new discount retailers and the recent price war amongst all food retailers, Kwiksave's market share had fallen and the company has experienced trading difficulties. The company has since been taken over by Somerfield and the group as a whole is struggling. 1.36 The competition in the discount food retailing sector appears to have receded, in part because the economy eased out of recession in the early 1990s and the major food retailers feel more confident about their prospects, and also because the larger food retailers are diversifying into other sectors, e.g. non-food sales. 1.37 The main UK retailers have abandoned ‘discount’ formats, preferring to rely on aggressive pricing to compete with the foreign discount retailers. This has left the discount food retailers to continue to develop new stores and to seek to expand their market share. The future of foreign discounters, notably Aldi and Lidl seems reasonable, as they appear to continue with an aggressive store expansion programme. There is only one discount foodstore in the Borough (Lidl).

2. Commercial Leisure

1.38 Whilst most analysts consider that the commercial leisure market has passed its peak in a number of sub-sectors, the sector has displayed considerable vitality over recent years, especially through the recession of the early 1990s. 1.39 The mid-1990s saw a boom in the construction of the ‘leisure park’, typically positioned in an edge/out-of-town location with good access to a major trunk road. These were generally anchored by a multiplex cinema, and offered other facilities which could include ten-pin bowling, bingo, nightclub and health & fitness, as well as a range of catering facilities, such as bars and restaurants. Budget hotels were also often developed in such locations. 1.40 In response to Government policy, these forms of leisure developments are now being directed towards town centres, although the form of development has had to change in order to be developed in town centres. This has resulted in a cultural change whereby the concept of the “Urban Entertainment Centre”, where shopping and leisure facilities sit side-by-side, is one which is increasingly in vogue.

1.41 The cinema market remains of paramount importance given the role of the cinema as the major generator of footfall in any leisure scheme, as well as being the largest space user. There is little doubt that the rate of expansion of this market has been significantly curtailed, amid fears of cinema provision reaching saturation level. Cinema provision in the Borough is limited and provided by the four operators. 1.42 Other sectors also appear to have peaked. In particular there is little activity in ten-pin bowling and its hybrid cousin, the family entertainment centre, and in bingo. 1.43 However, some other leisure markets remain strong. In particular the boom in the health & fitness market shows little sign of abating with a number of multiples continuing to seek town centre premises across the UK. There is increasing evidence of health and fitness clubs being developed above other forms of commercial development, such as foodstores. An example of this can be found above the J Sainsbury store being developed on the site of Kingston gasworks. 1.44 “Catering” uses, including restaurants, bars and pubs, continue to play an important role on leisure parks, and increasingly within town centres. Traditionally these prefer to be located either next to a major leisure footfall generator, such as a cinema, or on a ‘circuit’ – a location where a number of such uses are grouped. 1.45 Whilst many operators continue to follow this strategy, there is an increasing recognition of the ‘leisure shopper’. Accordingly, a wider variety of catering offers can be found in predominantly retail frontages (albeit that operators will not pay prime retail rents and tend to be located slightly off-pitch). 1.46 The representation of such operators on the High Street is generally beneficial in that it provides a greater choice of activity to the consumer and can also extend the duration of their visit, in some cases enabling retailers to trade longer into the evening thus adding to the health and evening vitality and viability of centres. It is also beneficial to Sunday trading. 1.47 One example of this trend has been the dramatic expansion in the number of coffee shops – Starbucks, Costa Coffee and Coffee Republic are all examples of this type of outlet. Although new outlets are opening all the time, concern is being expressed that this market may be close to saturation, and a period of consolidation may be required. 1.48 The main centres in the borough that have developed strong and vibrant ‘night time’ economies are Canary Wharf and Brick Lane. Canary Wharf contains a wide variety of restaurants, café, and pubs, whilst Brick lane specialises in Indian cuisine. 1.49 There is considerable pressure for expansion within this sector, and new forms of restaurants and bars and constantly being tested, and if successful, rolled out on a national basis. Health Checks

1.1 Health checks of the Borough’s District Centres, including the unallocated Canary Wharf, and local shopping parades were undertaken in January 2004 by Drivers Jonas. The centres surveyed included:

(i) Canary Wharf; (xi) Wentworth Street; (ii) Bethnal Green; (xii) Cambridge Heath Road/Cleveland Way; (iii) Whitechapel; (xiii) Wapping Lane; (iv) Roman Road; (xiv) Salmon Lane; (v) Isle of Dogs; (xv) Aberfedly Street; (vi) Chrisp Street; (xvi) Poplar High Street; (vii) Watney Market; (xvii) Castalia Square; (viii) Stroudley Walk; (xviii) Manchester Road; and (ix) Columbia Road; (xix) Barkentine Square; (x) Brick Lane;

1.2 In undertaking the health checks we have had regard to the guidance contained in PPG6. Figure 1 of PPG6 suggests the following indicators be used to assess the health of a centre:

· Diversity of uses;

· Retailer representation and intentions to change representations;

· Shopping rents;

· Proportion of vacant street level property;

· Commercial yields on non-domestic property;

· Pedestrian flows;

· Accessibility;

· Customer views and behaviour;

· Perception of safety and crime; and

· State of the town centre’s environment. 1.3 We have not commented on customer views and behaviours as household or on- street shoppers surveys have not been commissioned as part of this study. Information on retailer demand for centres, and rental and yield information has been unavailable for a number of reasons. First, the size of many of the centres has meant that databases such as Valuation Office Agency and FOCUS are not

1 able to specifically identify the centre. Second, the lack of information on recent transactions, either because of confidentiality, as in the case of many of the Canary Wharf transactions, or because they are not reported in the property press. The latter is the case for many of the smaller retail units. Where an opinion on retailer demand has been expressed, local agents have provided this. 1.4 A general introduction to each centre is provided in this section, together with a review of the centre’s health based on a number of the indicators listed above. A schedule of ground floor floorspace is contained in Appendix 4.

2 1. Canary Wharf

1.5 Canary Wharf is located on the Isle of Dogs to the south of the Borough. It is currently not allocated in the Borough’s UDP and provides approximately 65,369m² (703,644ft2) gross of floorspace.

Diversity of Uses 1.6 This centre is a thriving and vibrant business district with a wide range of shops, offices, restaurants, pubs and wine bars, as well as health care and leisure facilities including theatres and cinemas. The development also includes a conference and banqueting centre, landscaped grounds and five car parks (in addition to car parking below the office buildings). Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 20 9.0 9.3

Comparison 72 32.7 48.1

Service 100 45.5 30.6

Vacant 19 8.6 10.5

Miscellaneous 9 4.0 1.5

Total 220 100.0 100.0 Source/notes: (1) Based on survey completed by Experian GOAD in April 2003 and updated by Drivers Jonas in January 2004. (2) Land use classifications provided by Experian GOAD.

1.7 There are 20 convenience units in Canary Wharf and these comprise a mix of major foodstore operators and independent retails. The major convenience retailers include Waitrose, who have a three storey store which anchors Cabot Place, a Tesco Metro and M&S Simply Food. The latter anchors Jubilee Place. 1.8 The Waitrose opened in 2002 and provides approximately 9,290m2 (100,000ft2) gross floorspace. It is a Food and Home format which offers a combination of Waitrose food and wine in the basement level with John Lewis goods for the home including china, glass, electrical goods, furniture, gardening, lighting and linen on the ground and first floors. 1.9 M&S provide a range of convenience goods catering for day to day shopping needs, as well as sandwiches and snacks for office workers. The store is approximately 784m2 (8,439ft2) gross and appears to be trading well. 1.10 Finally, Tesco operate a Metro store at Cabot Square adjacent to the DLR. It provides a range of convenience goods including deli and meet counters, as well as a range of books and CDs.

3 1.11 The centre has 72 comparison units which account for 32% of all units. Many of the typical high street comparison retailers are represented i.e. Boots, Miss Selfridges, HMV, Gap, French Connection, Boots, Body Shop etc, however the centre also provides a large number of ‘up-market’ specialised comparison retailers including Hackett, Lewins, Purves and Purves and Thomas Pink. Although the comparison representation is below the national average the quality of the representation makes up for this shortfall. 1.12 As well as its retail and service function, Canary Wharf is increasingly recognised for its arts and entertainment venues which draw visitors from the wider area.

Vacancies 1.13 There is high demand for new retail premises and the centre as a whole has a low vacancy rate (8%). Most of the vacant units are because the units are new, rather than being any particular weakness in the centre.

Quality of Shopping Environment 1.14 Although much of the shopping centre is below ground level, the environment is clean and well lit. However, to the first time visitors/shopper, the layout is confusing, despite the introduction of information points and maps. Given its location in the heart of one of the London’s major business districts there is a high level of security which results in the shopping centre not remaining open to the public on a 24-hour basis.

Accessibility 1.15 The area is easily accessible by a range of transport modes and benefits for the DLR and Jubilee Line extension as well as river taxi from Embankment.

Summary 1.16 Overall, the centre appears vibrant. It provides a wide range of retail, leisure and service facilities and appears to perform the role of a higher order centre within the Borough. Based on our assessment of the centre, we consider that it functions as a Major Centre and should be allocated as such in the emerging UDP.

4 2. Bethnal Green

1.17 Bethnal Green is located in the north of the borough on the A1209. It is allocated in the adopted UDP as a District Centre and provides some 7,055m2 (75,943ft2) gross of floorspace.

Diversity of Uses 1.18 The centre provides a balanced mix of uses. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 11 15.9 9.3

Comparison 30 43.5 48.1

Service 24 34.8 30.6

Vacant 3 4.3 10.5

Miscellaneous 1 1.5 1.5

Total 69 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.19 There are 11 convenience units in the centre which represents 15.9% of the total number of units. This is considerably above the national average of 9.3%. 1.20 The majority of convenient units comprise small independent traders. The exception to this is Tesco (1,485m2/15,984ft2 net), which anchors the centre. This is a Metro format and provides the usual range of convenience goods including deli, fish and meat counters, as well as a small range of CDs and books. The store is beginning to look a little dated but appears to be trading well. 1.21 The centre has 30 comparison units which account for just under 43% of all units. This is below the national average (48%) and with the exception of Woolworth and Boots is made up of small independent retailers which provide a wide range of products, including specialist ethnic goods. 1.22 The service sector accounts for just under 35% of the total number of units in the centre which is slightly above the national average (30.6%). These provide High Street Banks (Lloyds, Nat West, Halifax and Abbey National) as well as fast food/café outlets (KFC and Nando’s). 1.23 The centre also benefits from a weekly market that sells a variety of food and non-food goods and this contributes to the centre’s viability. We understand from the Council that the market provides approximately 104 stalls and is fully let.

5 Vacancies 1.24 The proportion of vacant units in this centre is low, representing only 4.3% of the total. The 3 vacant units are not clustered in any particular part of the centre and amount to approximately 262m2 (2,820ft2) gross of retail floorspace.

Quality of the Shopping Environment 1.25 The high number of independent retailers contribute to the centre’s character and reflects the diverse culture of the catchment population, and the shop fronts show this. The busy weekly market also contributes to the centre’s viability. Whilst the physical environment shows signs of neglect with pockets of graffiti and minor vandalism the street scene is vital and animated.

Accessibility 1.26 The centre is highly accessible, both in terms of public and private transport. Buses stop at regular intervals along the A1209 and Bethnal Green Underground station on the Central Line is situated at the eastern end of the centre. There is also modest provision for parking provided in the form of on-street metered spaces. However, the centre’s location on the busy A1209 does create high levels of noise, pollution and congestion.

Summary 1.27 Overall, the centre is performing well and appears to meet the needs of the local community. As with many smaller district centres, the convenience sector plays an important part in maintaining the centre’s viability.

6 3. Whitechapel

1.28 Whitechapel is situated towards the middle of the Borough on the A11, which is a main route into the City and Central London. It is allocated as a District Centre and provides approximately 5,276m2 (56,795ft2) gross of floorspace.

Diversity of Uses 1.29 The predominant use in the centre is comparison, representing just under 47% of the centre’s total units. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 10 16.7 9.3

Comparison 28 46.7 48.1

Service 14 23.3 30.6

Vacant 8 13.3 10.5

Miscellaneous 0 0.0 1.5

Total 60 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.30 There are 10 convenience units which represent 16.7% of the total. This is considerably above the national average (9.3%). The main convenience store in the centre is Budgens, supported by independent retailers. There is however a nearby stand alone Sainsbury on Cambridge Heath Road. 1.31 The comparison sector comprises 28 units and represents 47% of all units in the centre, which is slightly below the national average (48%). Boots, Woolworths and JD Sports are the main national retailers and smaller independent retailers selling clothing, electrical goods and jewellery support these. 1.32 National retailers are well represented in the service sector including, Nat West, McDonalds, Wimpy and Pizza Hut. The fast food element of this sector accounts for 15% of the units which is approximately 895m2 (19,633ft2) gross of floorspace. 1.33 A weekly market is also held in the centre and this provides approximately 101 stalls. This provides a range of comparison and convenience goods, including a range of ethnic stalls, and contributes to the centre’s vitality. It appears busy and animated and there are no vacant pitches.

7 Vacancies 1.34 The proportion of vacant units in the centre is higher than the national average at 13.3%. The 8 units provide approximately 550m2 (5,928ft2) gross of retail floorspace. These are distributed around the centre with the exception of a cluster in a secondary frontage on the centre’s western edge.

Quality of Shopping Environment 1.35 Many of the shops located in the centre are in a poor state of repair at ground and upper levels. There appears an urgent need for investment in the public realm and in new shop fronts. 1.36 Despite the centre’s proximity to the busy Whitechapel Road and the associated noise and congestion, the location of the market ensures that some of this is screened from the rest of the centre. The market also complements the overall quality of the shopping environment.

Accessibility 1.37 Whitechapel is easily accessible by a number of modes of transport. Its location on Whitechapel Road means that it benefits from several bus routes and is also in close proximity to the Underground and main line stations. It is easily accessible to pedestrians and there are pedestrian crossings along the street. There is however no provision for bicycles or cycle routes.

Summary

1.38 Overall the centre appears to be holding its own, with a vibrant convenience sector supported by a strong comparison and service offer, although it is looking a little run down. Investment in the public realm and new shop fronts would seem a priority. The number of vacancies although not in the primary retail frontage does illustrate a potential weakness.

8 4. Roman Road

1.39 Roman Road is a linear centre that stretches from the junction with Bethnal Green Road and Cambridge Heath Road in the west to the junction with Parnell Road in the east. 1.40 Roman Road is allocated in the UDP as a District Centre and provides a total of 23,194m2 (246,664ft2) gross floorspace. It is one of the largest centres in the Borough. 1.41 For ease of assessment, it is divided into East, West and Fringe.

(i) Roman Road East

Diversity of Uses Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 12 12.4 9.3

Comparison 39 40.2 48.1

Service 29 29.9 30.6

Vacant 16 16.5 10.5

Miscellaneous 1 1.0 1.5

Total 97 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.42 There are a total of 12 convenience units in the centre including a Safeway (1,626m2/17,502ft2 net), which anchors this part of the centre. This store provides the usual range of convenience goods as well as a small proportion of comparison goods and appears to be trading well. The recent takeover by Morrisons of Safeway will have implications for existing Safeway stores as they are rebranded, extended or disposed of. 1.43 Cost Cutter and independent groceries, bakeries, butchers and other convenient stores, supplement Safeway. These comprise 12.4% of the total which is above the national average. 1.44 A vibrant street market operates on a weekly basis providing 255 stalls. These provide a mix of convenience and comparison goods and specialise in ethnic foodstuffs. 1.45 The main comparison store is Woolworths. There are 39 comparison stores, which accounts for 40% of the centre’s total, and this is below the national average. The remaining stores provide lower value clothing, shoes and jewellery.

9 1.46 The level of services uses is in line with the national average at just below 30%. These are predominantly cafes and fast food outlets with Wimpy as the only national operator.

Vacancies 1.47 The number of vacant units (16.5%) is above the national average. This equates to approximately 1,064m2(11,453ft2) gross of floorspace, meaning that the average unit size is quite small. These are distributed throughout the road with no evidence of clustering.

Quality of the Shopping Environment 1.48 Roman Road East has undergone recent environmental improvements including new signage, pavement improvements, improved street lighting and furniture. Areas of open space, soft landscaping and traffic calming further compliment this. This has all helped to improve the quality of the environment for visitors. 1.49 Despite the busy market, the area is generally tidy with little or no evidence of vandalism or litter.

Accessibility 1.50 The centre is not particularly accessible although buses do operate to the east and west of Roman Road. This is the only public transport serving the centre. There is on street parking for cars but little or no provision is made for bicycle parking.

Summary 1.51 The centre appears busy and animated with a balanced mix of uses. Morrisons’ takeover of Safeway may lead to changes within the centre, including possibly the opportunity to strengthen the convenience sector.

10 (ii) Roman Road West

Diversity of Uses 1.52 This part of the centre appears stronger than Roman Road East and has a particularly high convenience and service sector element. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 18 18.9 9.3

Comparison 31 32.6 48.1

Service 33 34.7 30.6

Vacant 10 10.5 10.5

Miscellaneous 3 3.2 1.5

Total 95 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.53 There are 18 convenience units in the centre which comprises 19% of the total units in the centre, and this is substantially above the national average. The main convenience retailers are medium sized and include Price Cutter, Spar and Cost Cutter, and these complement the Safeway nearby. This demonstrates the socio economic make up of the centres population. There are also many smaller convenience stores that are independently owned. 1.54 The comparison sector accounts for just under 33% of the centre, which is considerably below the national average (48.1%). Similarly to Roman Road East there is a high proportion of discount clothing stores, although the centre does retain a number of more specialist comparison shops, including a bike shop and camera shop. 1.55 Services uses are slightly above the national average, accounting for just under 35% of the centre’s total and are predominantly cafes and fast food outlets and hair-dressers.

Vacancies

1.56 The proportion of vacant units is in line with the national average (10.5%). These are not clustered in any particular area and are distributed throughout the centre.

Quality of Shopping Environment 1.57 Roman Road West has a poor shopping environment due to the large amount of graffiti and litter and the poor maintenance of many of the shop units. The environment is particularly poor towards the western end of the road and around the Globe Town market site.

11 Accessibility 1.58 Unlike Roman Road East, buses travel along this stretch of the centre (Nos. 8, 339 and D6). There is a regular bus service towards Bethnal Green Underground station in the west. Despite this the centre is still not easily accessible.

Summary 1.59 The centre is vibrant with a strong convenience and service sector. The quality of the public realm is now dated.

(iii) Roman Road Fringe

1.60 The fringe links Roman Road East and West. Uses are dispersed along the road resulting in little sense of place or identity.

Diversity of Uses 1.61 This stretch of Roman Road links East and West Roman Road. The area does not have a focal point and units are randomly scattered along its length. Nevertheless it does provide approximately 7,362m2 (79,246ft2) of gross floorspace. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 12 11.4 9.3

Comparaison 44 41.9 48.1

Service 34 32.4 30.6

Vacant 14 13.3 10.5

Miscellaneous 1 1.0 1.5

Total 105 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD

1.62 There are 12 convenience units in the centre which comprises 11% of the total units in the centre, and this is slightly above the national average. The convenience retailers are all small independents serving the top-up shopping needs of residents. 1.63 The comparison sector accounts for just under 42% of the centre, which is below the national average (48.1%). Similarly to Roman Road East and West these are predominantly discount clothing stores. 1.64 Services uses are slightly above the national average, accounting for just over 32% of the centre’s total and are predominantly cafes and fast food outlets and hair-dressers.

12 Vacancies 1.65 The proportion of vacant units in the survey area is just above the national average at 13% of the total units. These are distributed throughout the road with no evidence of clustering.

Quality of Shopping Environment 1.66 The area has a poor shopping environment due to its location on the busy B135 and the poor maintenance of many of the shop units.

Accessibility

1.67 As with Roman Road West, buses travel along this stretch of the centre (Nos. 8, 339 and D6). There is a regular bus service towards Bethnal Green Underground station in the west. Despite this the centre is still not easily accessible.

Summary 1.68 The centre is looking run down and given its linear nature has no focal point. This is not surprising given its proximity to shops on Roman Road East and West.

13 5. Isle of Dogs

1.69 The centre is located centrally within the Isle of Dogs to the east of East Ferry Road and the Docklands Light Railway. It is allocated as a District Centre in the UDP and comprises an Asda foodstore, petrol filling station, surface level car park and a health centre. There are no other facilities within the centre. 1.70 The existing Asda (7,000m2/75,349ft2 net) provides the usual range of convenience goods as well as an extensive comparison element including CDs, videos, jewellery and the George clothing range. It also provides a travel agents, café and petrol filling station. It appears to be performing well and serves the local community. 1.71 A Development Brief for the whole site, proposing an increase in the number of shops to include a new Asda, housing and an ‘Idea’ store was approved as Supplementary Planning Guidance in January 2004. The proposed redevelopment will enhance the centre’s vitality and viability and provide a wider range of goods and services for the surrounding area. 1.72 It is expected that redevelopment will start in 2005.

14 6. Chrisp Street

1.73 Chrisp Street is located on the A13 East India Dock Road and is allocated as a District Centre in the UDP. It provides approximately 8,073m2 (86,904ft2) gross of floorspace.

Diversity of Uses 1.74 The centre provides a range of convenience, comparison and service uses. It is dominated by comparison uses (46%), which are supplemented by strong convenience (23%) and service sectors (28%). Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 15 23.1 9.3

Comparison 30 46.2 48.1

Service 18 27.7 30.6

Vacant 1 1.5 10.5

Miscellaneous 1 1.5 1.5

Total 65 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.75 There are 15 convenience units in the centre which represent 23% of the total. This is considerably above the national average (9.3%). The centre is anchored by a Somerfield foodstore and supplemented by a large number of independent retailers including three grocers, three butchers, two bakers and a fishmonger. The centre currently provides approximately 890m2 (9,580ft2) net of convenience floorspace. 1.76 There is also a weekly market which provides approximately 80 stalls. 1.77 There are 30 comparison units which account for 46% of the centre. Whilst this is slightly below the national average Boots and Woolworth anchor the sector. 1.78 Service uses are also well represented at 27%, just below the national average.

Vacancies

1.79 The proportion of vacant units in the centre is extremely low with only one unit currently vacant. This demonstrates the strength and health of the centre providing a range of goods and services to the local community.

15 Quality of the Shopping Environment 1.80 The shopping environment has been improved over the last five years including the introduction of new street furniture for the market as well as signage and CCTV. An ‘Idea’ store is also currently under construction and this will provide a further opportunity for linked trips. 1.81 The centre is however let down by the large amount of litter and graffiti found throughout the market area which appears to be the result of inadequate waste disposal provision.

Accessibility 1.82 The centre is very accessible by various modes of transport with easy access to buses and the All Saints DLR nearby.

Summary 1.83 Overall the centre is performing well and this is demonstrated by the quality and range of retail provision and the low vacancy rate. The main issue is litter and graffiti.

16 7. Watney Market

1.84 Watney Market is located on the A13 East India Dock Road and is allocated in the UDP as a District Centre. It provides approximately 1,898m2 (20,430ft2) of gross floorspace and is the smallest District Centre in the Borough. 1.85 Convenience and comparison provisions are both substantially above the national average representing 19% and 57%, respectively.

Diversity of Uses Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 5 19.2 9.3

Comparison 15 57.7 48.1

Service 5 19.2 30.5

Vacant 1 3.9 10.5

Miscellaneous 0 0.0 1.5

Total 26 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.86 There are 5 convenience units in the centre which represent 19% of the total. This is considerably above the national average (9.3%). The centre is anchored by an Iceland foodstore and supported by independent retailers. 1.87 There is also a weekly market which provides approximately 90 stalls. 1.88 There are 15 comparison units which account for 57% of all units in the centre. This is considerably above the national average (48%). The main comparison retailer is Peacocks.

Vacancies 1.89 The proportion of vacant units in the centre is well below the national average at 3.9%. There is no evidence of clustering and these units are dispersed around the centre.

Quality of the Shopping Environment 1.90 Watney Market has undergone improvements recently including the installation of CCTV and signage. Building works are taking place on an adjacent site which is part of an ongoing environmental improvement programme. The introduction of landscaped areas also helps to improve the centre’s environment.

17 Accessibility 1.91 The centre is easily accessible by bus and the Shadwell DLR is only 300 metres to the south of the centre. There is also a multi-storey car park located beneath the main shopping area which serves local residents and shoppers. The whole shopping area is pedestrianised forming an outdoor precinct.

Summary 1.92 Overall the centre is performing well. It has a strong convenience and comparison sector, and enjoys a low vacancy rate.

18 8. Stroudley Walk

1.93 Stroudley Walk is a 1960s shopping parade located to the south of Bow Road between Bruce Road and Bromley High Street. It is allocated as a local shopping parade and provides approximately 1,149m2 (12,370ft2) gross of floorspace.

Diversity of Uses 1.94 The centre provides a reasonably balanced mix of uses, with convenience and service uses playing an important role. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 6 33.3 9.3

Comparison 3 16.7 48.1

Service 6 33.3 30.6

Vacant 2 11.1 10.5

Miscellaneous 1 5.6 1.5

Total 18 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.95 There are 6 convenience units in the centre, which with the exception of a Londis are all independent. These account for 33% of the total in the centre which is consistent with its role as a local centre. 1.96 The centre has a below average comparison sector, representing just 16% of the total units. The national average is 48%. This is also consistent with its role as a local centre, with the surrounding community looking to higher order centres to meet their needs for comparison goods. By comparison, the service sector is strong, representing 33% of the total units.

Vacancies 1.97 The proportion of vacant units in the survey area is just above the national average at 11% of the total units. The vacant units are all located at the northern end of the shopping parade which is away from the main retail frontages.

Quality of the Shopping Environment 1.98 Stroudley Walk has a poor shopping environment. Despite recent improvements to the pedestrianised centre the street furniture, lamps, litter bins and traffic bollards are all showing signs of neglect. The centre is generally in a poor state of repair.

19 1.99 The centre’s shop fronts vary in quality and many have security shutters which are closed at night. Shop fronts are of varying designs and quality, creating an untidy appearance and street scene. 1.100 A weekly market takes place in the centre. It comprises 43 stalls selling mainly convenience goods.

Accessibility 1.101 The centre is accessible by buses running along Bow Road (No. 25). Bow Road Underground station and DLR are also a short distance away.

Summary 1.102 Stroudley Walk is a compact local shopping centre, mainly meeting the convenience shopping needs of the surrounding area. As with many 1960s developments, it is now looking dated and in need of investment.

20 9. Columbia Road

1.103 Columbia Road is located between Hackney Road and Gosset Road in the north west of the Borough, close to the eastern edge of the City. It is allocated as a local shopping parade and provides approximately 2,205m2 (23,737ft2) gross of floorspace. It is best known for its vibrant flower market on Sundays.

Diversity of Uses

1.104 Independent specialist comparison units that appear to open towards the end of the week dominate the centre. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 2 5.0 9.3

Comparison 19 47.5 48.1

Service 3 7.5 30.6

Vacant 16 40.0 10.5

Miscellaneous 0 0.0 1.5

Total 40 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.105 There are 2 convenience units in the centre – a Londis and a newsagent. Together they represent just 5% of the centre’s total, slightly below the national average. 1.106 The centre’s comparison provision accounts for just over 47% and totals 19 units. This is in line with the national average. As a result of the draw of the market, which attracts visitors from across London, these units have tended to specialise in higher quality goods.

Vacancies 1.107 It has been difficult to accurately assess the number of vacant units as many of the shops only open at weekends, the remainder of the time they are closed and appear vacant. We therefore consider that the proportion of vacant units should be treated with caution. We suspect that the actual number of vacant units is much lower, and that most of the units that appear vacant are in comparison use.

21 Quality of the Shopping Environment 1.108 The centre has a good quality shopping environment with many shop frontages and period features having been restored. 1.109 During the week the street is quiet with little sign of litter, vandalism or graffiti. On Sunday mornings however, the eastern end of the market is packed with flower stalls and shoppers, creating a vibrant and vital centre.

Accessibility 1.110 The centre is not easily accessible by public transport. Visitors must either catch a bus along Hackney Road or Bethnal Green Road and then walk. The nearest Underground and mainline stations are Bethnal Green and Liverpool Street, approximately a 10 and 20 minutes walk away, respectively. 1.111 The small and narrow streets also restrict car access. On street parking is available in the form of ‘pay and display’ meters which operate 7 days a week.

Summary 1.112 Columbia Road is a specialist centre in a City-fringe location. Over time, it has become best known for its flower market, and a number of specialist shops have opened that link to this. Unusually for a local centre, it has few convenience shops.

22 10. Brick Lane

1.113 Brick Lane is located between Bethnal Green Road and Whitechapel Road. It is allocated as a local shopping parade and provides approximately 4,797m2 (51,635ft2) gross of floorspace.

Diversity of Uses 1.114 Brick Lane is an important cultural centre, and it contains a mix of retail, residential and cultural uses. There is a strong service sector, with retail units being dominated by comparison uses. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 6 9.5 9.3

Comparison 16 25.4 48.1

Service 32 50.8 30.5

Vacant 9 14.3 10.5

Miscellaneous 0 0.0 1.5

Total 63 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.115 Retailers in the centre are all small independents, and there is no representation from national multiples. There are 6 convenience units and 16 comparison units which represent 10% and 25% of the centre’s total, respectively. The comparison stores are mainly specialised clothing retailers and designer furniture stores. These specialist stores benefit from the spin off trade from visitors who come to the busy weekend markets in Brick Lane and Columbia Road. 1.116 Brick Lane’s major attraction is a strong service sector which accounts for just under 51% of all units in the centre. This is mainly restaurants that attract visitors from across London.

Vacancies 1.117 The proportion of vacant units in the survey area is higher than the national average at 14%. These are located towards the middle of the centre and are part of a cluster of derelict buildings. This would appear to suggest this is a probable development site.

23 Quality of the Shopping Environment 1.118 Despite the clustering of vacant units, Brick Lane is a vibrant centre and offers a wide range of uses. This vibrancy, together with the cultural uses of the centre creates a pleasant shopping environment. It is well maintained and generally quite tidy.

Accessibility 1.119 There are good bus services to the north and south of the centre, although it is not served well by other methods of public transport. The nearest Underground stations are Liverpool Street and Aldgate East to the south. Car access is difficult due to the small widths of the surrounding streets, one way systems and restricted parking.

Summary 1.120 Brick Lane has established a role as a specialist shopping centre and as a restaurant destination. It is performing this well and overall, it is an attractive, successful centre.

24 11. Wentworth Street

1.121 Wentworth Street is located on the edge of the Borough along the City-Fringe. It is allocated as a local shopping parade and provides approximately 8,191m2 (88,169ft2) gross of floorspace

Diversity of Uses 1.122 Wentworth Street is dominated by comparison and service uses. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 3 2.6 9.3

Comparison 83 70.9 48.1

Service 8 6.8 30.6

Vacant 23 19.7 10.5

Miscellaneous 0 0.0 1.5

Total 117 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.123 There are only 3 convenience units in the centre, just 2.6% of the total. This is not surprising given the proximity of Tesco on Leadenhall Street and Safeway on Thomas More Street. 1.124 The comparison sector accounts for 70% of the centre’s units, totalling 83 units. These provide predominantly lower order fashion items. 1.125 There are no national multiples in the centre.

Vacancies 1.126 The proportion of vacant units in centre is high, representing 19.7% of the total. This is some 9% above the national average. However, many of these units are located in secondary side streets away from the main centre. The main cause of this appears to be that the centre is now ‘over shopped’ and is no longer able to support such a large number of units.

Quality of the Shopping Environment 1.127 Wentworth Street’s shopping environment is poor resulting from graffiti, litter and the lack shop front maintenance.

25 Accessibility 1.128 The centre is easily accessible from the nearby Aldgate and Aldgate East Underground stations. There are also good bus services to the east and south of the centre.

Summary 1.129 Wentworth Street is a specialist comparison shopping centre. Unusually for a local centre it has a small convenience offer. It appears ‘over shopped’ and not able to sustain this number of shops.

26 12. Cambridge Heath Road/Cleveland Way

1.130 Cambridge Heath Road is located to the north of Mile End Road along the A107. It is allocated as a local shopping centre and provides approximately 755m2 (8,132ft2) gross floorspace.

Diversity of Uses 1.131 Cleveland Way is a small parade of retail units situated on the Cambridge Heath Road. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 9 60.0 9.3

Comparison 1 6.7 48.1

Service 3 20.0 30.6

Vacant 2 13.3 10.5

Miscellaneous 0 0.0 1.5

Total 15 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.132 There are 9 convenience shops in the centre, which represents 60% of the total units. This is significantly above the national average and reflects its role as a local centre. To the north of the centre is an out-of-centre Sainsburys. 1.133 The level of comparison and service units is below the national average at 7% and 20%, respectively.

Vacancies 1.134 The proportion of vacant units in the centre is slightly above the national average. This is distorted because of the size of the centre, and that two units are vacant is not a cause for concern.

Quality of the Shopping Environment 1.135 Cambridge Heath Road and Cleveland Way has a pleasant shopping environment, and appear to have been improved within the last five years. Street furniture and landscaping also contribute to this.

27 Accessibility 1.136 The centre is easily accessible by bus (Nos. 106 and 254), with routes linking to Whitechapel Road.

Summary 1.137 Cambridge Heath is an attractive local centre. It is predominantly a convenience centre meeting the top-up shopping needs of the community.

28 13. Wapping Lane

1.138 Wapping Lane is located to the south of the Highway in the south east of the Borough. It is allocated as a local shopping parade and provides approximately 705m2 (7,598ft2) gross of floorspace.

Diversity of Uses 1.139 Wapping Lane’s shopping area consists of a small parade of shops which is dominated by convenience units and supplemented by a strong service sector. The parade is surrounded by residential uses, with open land located to the north of the parade. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 6 46.1 9.3

Comparison 2 15.4 48.1

Service 4 30.8 30.6

Vacant 0 0.0 10.5

Miscellaneous 1 7.7 1.5

Total 13 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.140 There are 6 convenience units in the centre, representing 46.1% of the total. This strong convenience sector is supported by 4 service units, which represents 30.8% of the overall units. This is in line with the national average. 1.141 The comparison sector is not well represented and is below the national average at just 15%. This is not surprising for a local convenience centre. 1.142 There are no national retail multiples located in the parade.

Vacancies 1.143 There are no vacant units in the centre.

Quality of the Shopping Environment 1.144 Wapping Lane offers a pleasant shopping parade, with a clean and litter free environment. Shop frontages are well maintained and there is no evidence of vandalism, graffiti or litter. 1.145 There is little traffic along Wapping Lane, and the open space to the north of the parade adds to the attractiveness of the area.

29 Accessibility 1.146 The parade is easily accessible by public transport as Wapping Underground station is nearby. There are also regular bus services along Wapping High Street and Wapping Lane.

Summary 1.147 Wapping Lane is an attractive local shopping centre, performing a strong role of meeting the top-up convenience needs of the community.

30 14. Salmon Lane

1.148 Salmon Lane runs between White Horse Road and Commercial Road. It is allocated as a local shopping parade and provides approximately 1,840m2 (19,806ft2) gross of floorspace.

Diversity of Uses 1.149 This is a local convenience centre with a strong service sector. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 6 24.0 9.3

Comparison 4 16.0 48.1

Service 12 48.0 30.6

Vacant 3 12.0 10.5

Miscellaneous 0 0.0 1.5

Total 25 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.150 There are six convenience units within the centre, which represents 24% of the total. Again, this is consistent with its role as a local convenience centre. 1.151 The service sector is also strong representing 48% of the total units, and by contrast the comparison sector is limited. 1.152 There are no national retail multiples in the parade.

Vacancies 1.153 The proportion of vacant units in the centre is slightly above the national average, standing at 12%. These are spread around the centre with no clustering.

Quality of the Shopping Environment

1.154 The environment has been improved recently, with relatively new street furniture. The shop fronts are in a good state of repair and are well maintained. There is little graffiti.

31 Accessibility 1.155 Salmon Lane is easily accessible by private and public means of transport. Limehouse DLR is in close proximity as well as main bus routes which run along Limehouse Road to the south.

Summary 1.156 Salmon Lane is an attractive local shopping centre, again mainly meeting the need for top-up food shopping.

32 15. Aberfedly Street

1.157 Aberfedly Street is located to the east of the A102 Blackwall Tunnel Approach Road and runs between Abbott Road and Blair Square. It is allocated as a local shopping parade and provides approximately 1,318m2 (14,191ft2) gross of floorspace.

Diversity of Uses 1.158 The centre has many service units, which are supplemented by a strong convenience sector. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 5 23.8 9.3

Comparison 1 4.8 48.1

Service 7 33.3 30.6

Vacant 7 33.3 10.5

Miscellaneous 1 4.8 1.5

Total 21 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.159 There are 5 convenience units in the centre which represents just over 23% of the total units. Comparison outlets only represent 4.8% of the uses in the centre, whereas service uses represent 33.3% of all uses. Again, this is consistent with its role as a local centre. 1.160 The only retail multiple located on the parade is a Costcutter foodstore.

Vacancies 1.161 The proportion of vacant units in the centre is high, and this is because of competition from Chrisp Street.

Quality of the Shopping Environment 1.162 The high level of vacancies reflects badly on the centre’s environment. It is compounded by many of the shop fronts being left in a poor condition and security shutters covered in graffiti. The overall quality of the centre is low and in need of improvement.

33 Accessibility 1.163 The centre’s accessibility is limited with only a limited bus service serving the centre. Underground and mainline rail facilities are a considerable distance away.

Summary 1.164 Aberfedly Street is a struggling local centre. It has a reasonable convenience offer, but the other uses do not support it.

34 16. Poplar High Street

Diversity of Uses 1.165 Poplar High Street is a small local shopping parade in an area characterised by residential uses with the retail units being dominated by the convenience and comparison sectors. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 3 33.3 9.3

Comparison 3 33.3 48.1

Service 2 22.2 30.6

Vacant 0 0.0 10.5

Miscellaneous 1 11.1 1.5

Total 9 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.166 The centre has 3 convenience units which accounts for 33% of the total. This is significantly above the national average. It’s comparison and service offer is however slightly below the national average at 33% and 22%, respectively. These proportions are distorted because it is such a small centre.

Vacancies 1.167 There are no vacant units on Poplar High Street.

Quality of the Shopping Environment 1.168 Poplar High Street is a quiet road, although the busy A1206 runs to the east of the shopping parade. The street’s appearance is tidy and there is no litter or vandalism. The shop frontages are in a good state of repair, and it seems these have been improved recently.

Accessibility 1.169 Poplar High Street can be easily accessed by bus as there are several bus routes which run along the road. Blackwall DLR is in close proximity which links to Limehouse station.

Summary 1.170 Poplar High Street is a successful, attractive local shopping parade.

35 17. Castalia Square

1.171 Castalia Square is located on the Isle of Dogs between Preston Road (A1206) and East Ferry Road.

Diversity of Uses 1.172 Castalia Square is a small local parade with a varied mix of uses. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 3 23.1 9.3

Comparison 3 23.1 48.4

Service 3 23.1 30.6

Vacant 3 23.1 10.5

Miscellaneous 1 7.6 1.5

Total 13 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.173 There are 3 convenience outlets in the centre, which represents 23.1% of the total. This is above the national average and reflects its role as a local centre. The same figures apply to the comparison, service and vacant uses.

Vacancies 1.174 The proportion of vacant units in the centre is high, representing 23% of the total units. However, the small number of units in the centre distorts this.

Quality of the Shopping Environment 1.175 Castalia Square has benefited from recent environmental improvements. These have included a pleasant landscaped area and CCTV cameras.

Accessibility 1.176 A bus route runs along East Ferry Road (Nos. D3, D6 and D8) to the west which links with Crossharbour DLR.

Summary 1.177 Castalia Square is an attractive local shopping centre.

36 Manchester Road

1.178 Manchester Road is located at the southern tip of the Isle of Dogs along the A1206.

Diversity of Uses 1.179 Manchester Road is a small retail centre that is dominated by comparison and service uses. Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 1 8.3 9.3

Comparison 5 41.7 48.4

Service 5 41.7 30.6

Vacant 0 0.0 10.5

Miscellaneous 1 8.3 1.5

Total 12 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.180 There is only 1 convenience store in this centre, which represents 8.3% of the total centre. This is slightly below the national average. The centre’s comparison offer is lower than the national average. It has a strong service sector but this is not significant.

Vacancies 1.181 There are no vacant units in centre.

Quality of the Shopping Environment 1.182 Considering that Manchester Road is the main arterial route on the Isle of Dogs there is relatively little traffic, which creates a more pleasant shopping environment. There are some landscaped areas adjacent to the parade although they not well looked after.

Accessibility 1.183 Bus routes run along Manchester Road (Nos. D3 and D7) which link well to other services, including Island Gardens DLR. There is some on-street parking for cars, as well as a car park behind the parade of shops.

Summary 1.184 Manchester Road is an attractive local centre.

37 19. Barkentine Square

1.185 Barkentine Square is located in the centre of a housing estate on the western side of the Isle of Dogs and to the east of West Ferry Road (A1206).

Diversity of Uses Summary of Land Uses:

Classification Number of Units % of Total Units National Average (%)

Convenience 2 20.0 9.3

Comparison 1 10.0 48.1

Service 6 60.0 30.6

Vacant 0 0.0 10.5

Miscellaneous 1 10.0 1.5

Total 10 100.0 100.0 Source/notes: (1) Based on survey completed by Drivers Jonas, January 2004. (2) Land use classifications provided by Experian GOAD.

1.186 There are two convenience shops in the centre which accounts for 20% of the total. This is double the national average, but is still consistent with its role as a local centre. The comparison sector is not well represented and is significantly below the national average at 10%. The service sector represents 60% of the total units.

Vacancies 1.187 There are no vacant units located in Barkentine Square.

Quality of the Shopping Environment 1.188 The entire square is pedestrianised and provides a pleasant shopping environment. Shop frontages are in good condition and there is no vandalism.

Accessibility 1.189 There is car access to the west of the square, with some provision for parking, although there is no provision for bicycles. There are bus routes nearby (Nos. D3 and D7) although the nearest DLR (Heron Quay) is about a 10-15 minute walk away.

Summary 1.190 Castalia Square is an attractive local shopping parade which serves the top-up convenience shopping needs of the community.

38 20. Markets

1.191 Tower Hamlets has not experienced the levels of large foodstore development experienced by many of its neighbouring Boroughs. As a result of this and given the diverse ethnic mix of its resident population, it has managed to maintain a particularly high number of street markets – 28 in total. These are all Council run and provide approximately 2,000 stalls. 1.192 Whilst it has not been possible to visit every market, Whitechapel, Roman Road, Bethnal Green, Watney Street, Wentworth Street, Chrisp Street, Columbia Road and Brick have all been visited as part of our health check. We have also discussed the Borough’s market provision with the Council’s Market services department. The table below shows the number of stalls provided by each market and when it operates.

Market No. of Stalls Trading Days

Whitechapel 101 Monday-Friday

Roman Road 255 Monday-Saturday

Middlesex Street 202 Sunday only

Columbia Road 49 Sunday only

Cobb Street 51 Sunday only

Bethnal Green Road 104 Monday-Saturday

Burdett Road 40 Monday-Saturday

Chrisp Street 80 Monday-Saturday

Hamlets Way 23 Monday-Saturday

Mile End Road 109 Monday-Saturday

Roman Road Square 28 Monday-Saturday

Salmon Lane 20 Monday-Saturday

Stroudley Walk 43 Monday-Saturday

Watney Street 90 Monday-Saturday

Brick Lane 91 Sunday

Cheshire Street 167 Sunday

Bacon Street 43 Sunday

Bell Lane 23 Sunday

Cygnet Street 32 Sunday

Hare Marsh 19 Sunday

Leyden Street 45 Sunday

39 New Goulston Street 42 Sunday

Old Castle Street 73 Sunday

Sclater Street 144 Sunday

Strype Street 43 Sunday

Note/source: London Borough of Tower Hamlets.

1.193 The markets provide a range of comparison and convenience goods with markets such as Brick Lane and Roman Road specialising in ethnic goods including textiles and fabric. Columbia Road specialises in flowers and draws visitors from across the Borough. 1.194 Many of the markets appear to supplement the retail provision offered by many of the smaller centres as well as contributing to the centre’s vitality and sense of place. However the litter and noise created by these markets can have an adverse effect on perceptions of an area and this is particularly evident in Wentworth Street and Watney Markets. 1.195 Overall, the markets contribute to the Borough’s vitality and viability and with the exception of Columbia Road and Brick Lane, serve the local area.

40 Centre 1 Barkentine Square

GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 3 Post Office Zone Stationers 97.6 1,051 68.3 735.4 97.6 1 5 Newsagent Candy Shell 97.6 1,051 68.3 735.4 68.3 1 7 Restaurant Millennium Inidan Cuisine 97.6 1,051 68.3 735.4 97.6 1 9 Café The Coffee House 97.6 1,051 68.3 735.4 97.6 1 11 Launderette State Express Cleaner 97.6 1,051 68.3 735.4 97.6 1 13 Hair Salon Shades of Green 97.6 1,051 68.3 735.4 97.6 1 15 Chemist Chemist 97.6 1,051 68.3 735.4 68.3 1 2 Taxi's West Ferry Cars 97.6 1,051 19.5 210.1 97.6 1 6 Takeaway Britannia Fish Bar 97.6 1,051 19.5 210.1 97.6 1 8-10 Grocers Convenience Store 97.6 1,051 68.3 735.4 68.3 1

Total 976 10,506 586 6,304 136.6 2 68.3 1 585.6 6 0 0 97.6 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 2 Manchester Road GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Fascia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 139 Grocers Docklands Food & Wine 72.5 780.4 50.8 546.3 51 1 141 Restaurant The Gaylord 83.3 896.7 58.3 627.7 83 1 143 Chemist Cubitt Town Pharmacy 83.3 896.7 58.3 627.7 58 1 147 Off Licence News and Wines 83.3 896.7 58.3 627.7 58 1 149 Launderette Docklands Laundry Services 83.3 896.7 58.3 627.7 83 1 151 Estate Agent Thames Property Services 73.3 789.0 51.3 552.3 73 1 153 Takeaway New Kwun Wah 73.3 789.0 22.0 236.7 73 1 155 Photo Shop Island Photographic 73.3 789.0 51.3 552.3 51 1 157 Florist Cathy's Flowers 73.3 789.0 51.3 552.3 51 1 159 Post Office Isle of Dogs P.O 73.3 789.0 51.3 552.3 73 1 161 Tanning Shop Tanning Emporium 73.3 789.0 51.3 552.3 73 1 162 Sports Shop Island Spotz 73.3 789.0 51.3 552.3 51 1

Total 918.8 9890.1 613.8 6607.5 51 1 271 5 387 5 0 0 73 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 3 Castalia Square GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 3 Newsagent Newsagents 63.7 685.7 44.6 480.0 44.6 1 5 Dry cleaners Reliable Dry Cleaners 63.7 685.7 44.6 480.0 63.7 1 7 Hardware Store AJ's Paint 63.7 685.7 44.6 480.0 44.6 1 7 Electrical Goods AJ's 63.7 685.7 44.6 480.0 44.6 1 8 Grocers Dockland Halal 63.7 685.7 44.6 480.0 44.6 1 11 Launderette Cubitt Launderette 63.7 685.7 44.6 480.0 63.7 1 13 Vacant 63.7 685.7 44.6 480.0 63.7 1 15 Post Office Cubitt Town P.O 63.7 685.7 44.6 480.0 63.7 1 17 Vacant 63.7 685.7 44.6 480.0 63.7 1 19 Chemist Chemist 63.7 685.7 44.6 480.0 44.6 1 21 Vacant 63.7 685.7 44.6 480.0 63.7 1 25 Hair Salon Lords 'N' Ladies 63.7 685.7 44.6 480.0 63.7 1 27 Off Licence Island Wines 63.7 685.7 44.6 480.0 44.6 1

Total 828.1 8913.8 579.7 6239.7 133.8 3 133.8 3 191.1 3 191.1 3 63.7 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 4 - Poplar High Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 243 Off Licence Poplar Wines & Spirits 82.8 891.3 57.96 623.9 58.0 1 245 Grocers Poplar Halal Grocers 82.8 891.3 57.96 623.9 58.0 1 247-249 Car Parts store Spares Centre 82.8 891.3 57.96 623.9 58.0 1 251 Hardware Store Bills Household DIY 82.8 891.3 57.96 623.9 58.0 1 253 Café Chris & Gills Café 82.8 891.3 57.96 623.9 82.8 1 257 Post Office Poplar High Street P.O 82.8 891.3 57.96 623.9 82.8 1 259 Pharmacy Arms Chemist 82.8 891.3 57.96 623.9 58.0 1 261 Hairdressers Robert E Lee 82.8 891.3 57.96 623.9 82.8 1 263 Newsagents Poplar News 82.8 891.3 57.96 623.9 58.0 1

Total 745.2 8021.5 521.64 5615.0 173.9 3 173.9 3 165.6 2 0 0 82.8 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 5 - Chrisp Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 185 Restaurant Wimpy 54.4 585.6 38.1 410.1 38.1 1 183 Jewellers Ukay Int. Jewellers 67.3 724.4 47.1 507.1 47.1 1 181 Grocers Poplar oriental Grocers 65.2 701.8 45.6 491.3 45.6 1 179 Toy Shop London Prams 90.8 977.4 63.6 684.2 63.6 1 159- 65 Bank Barclays 284.4 3061.3 199.1 2142.9 284.4 1 167 Travel Agent Samson travel 86.3 929.0 60.4 650.3 86.3 1 167a Community Shop Poplar Harla 264.8 2850.4 79.4 855.1 264.8 1 165 Pie & Mash Shop Traditional Pie & Mash 122.2 1315.4 85.5 920.8 122.2 1 163 Chemist Lansbury 126.6 1362.7 88.6 953.9 88.6 1 1 Idea Store Idea Store 280 3014.0 196.0 2109.8 196.0 1 6 Discount Dallys 178.6 1922.5 125.0 1345.7 125.0 1 8 Hardware Wallpaer & Paint 192.8 2075.3 135.0 1452.7 135.0 1 13 17 General Stores Woolworths 607.3 6537.1 425.1 4576.0 425.1 1 19-21 Shoeworld 87.4 940.8 61.2 658.6 61.2 1 23 Bank Abbey National 90.1 969.9 63.1 678.9 90.1 1 25-27 General Boots 128.7 1385.4 90.1 969.7 90.1 1 3 Butchers Jones Quality Meats 95.3 1025.8 66.7 718.1 66.7 1 5 Gift Shop Angel Cards 98.1 1056.0 68.7 739.2 68.7 1 7 Dry Cleaners Dry Bright Clean 88.3 950.5 61.8 665.3 88.3 1 9 Hardware Market Lock & Safe 83.8 902.0 58.7 631.4 58.7 1 11 Butchers Paul Davis Butchers 83.5 898.8 58.5 629.2 58.5 1 13 Clothes shop Studio 3 87.5 941.9 61.3 659.3 61.3 1 15 Bakery Percy Ingle 105.5 1135.6 73.9 794.9 73.9 1 26 Furniture Store J Miller Discount Furniture 136.5 1469.3 95.6 1028.5 95.6 1 29-34 Discount Best Sellers 155 1668.5 108.5 1167.9 108.5 1 7 Shoe Shop Discount Shoe Zone 187.4 2017.2 131.2 1412.0 131.2 1 9 Post Office Poplar Post Office 1012.3 10896.6 607.4 6538.0 1012.3 1 11 Furniture Store Broomfields 317.8 3420.9 222.5 2394.6 222.5 1 13 Phone Shop Docklands Communications 79.9 860.1 55.9 602.0 55.9 1 15 Butchers JBS Family Butchers 85.1 916.0 59.6 641.2 59.6 1 17 Clothes shop Oxygen 87.3 939.7 61.1 657.8 61.1 1 19 Bakers Greggs 75.1 808.4 52.6 565.9 52.6 1 1 Optician Opticians Eyeword 72.8 783.6 51.0 548.5 51.0 1 3-5 Pound Shop Pound Store Plus 75.8 815.9 53.1 571.1 53.1 1 7 Hardware Décor 75.8 815.9 53.1 571.1 53.1 1 9 Carpet Shop Docklands Carpets 146.2 1573.7 102.3 1101.6 102.3 1 11 Fishmongers Annies Plaice 69.4 747.0 48.6 522.9 48.6 1 13 Newsagents Sams Newsagents 69.4 747.0 48.6 522.9 48.6 1 15 Clothes shop Zugi 69.4 747.0 48.6 522.9 48.6 1 17 Grocers Naz Store 69.4 747.0 48.6 522.9 48.6 1 19 Camera Shop Photo Genesis 2 69.4 747.0 48.6 522.9 48.6 1 21 Dry Cleaners Dry Cleaning by Clothes Care 69.4 747.0 48.6 522.9 69.4 1 22 Pawnbrokers Harvey & Thompson 69.4 747.0 34.7 373.5 69.4 1 20 Takeaway Sun Trap 69.4 747.0 20.8 224.1 69.4 1 18 Convenience Pashmina 69.4 747.0 48.6 522.9 48.6 1 16 Takeaway The Captain's Table 69.4 747.0 20.8 224.1 69.4 1 14 Off Licence Best-in 69.4 747.0 48.6 522.9 48.6 1 12 Charity Shop Chrisp St Charity Shop 69.4 747.0 48.6 522.9 48.6 1 10 Hair Salon Hair by Antony Lewis 69.4 747.0 48.6 522.9 69.4 1 8 Cake Shop Premier Cakes 69.4 747.0 48.6 522.9 48.6 1 6 Café Maureens 69.4 747.0 48.6 522.9 69.4 1 4 Clothes shop Rose 69.4 747.0 48.6 522.9 48.6 1 15 Community Shop Sth Poplar 81.1 873.0 56.8 611.1 81.1 1 Centre 5 - Chrisp Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 14 Café JP's Café 41.2 443.5 28.8 310.4 41.2 1 13 Fabric Shop Jannah Fabrics 34.9 375.7 24.4 263.0 24.4 1 12a Gift Shop Amigo's 35.8 385.4 25.1 269.8 25.1 1 12 Convenience Top Gear 29.9 321.8 20.9 225.3 20.9 1 11 Florist Rosta Artistic Florists 38.6 415.5 27.0 290.8 27.0 1 10 Supermarket Somerfield 208.9 2248.6 146.2 1574.0 146.2 1 9 Launderette Launderette 84.2 906.3 58.9 634.4 84.2 1 8 Jewellers Ginos 82.9 892.4 58.0 624.6 58.0 1 5 Grocers Hope & Enterprise 106.8 1149.6 74.8 804.7 74.8 1 4 Vacant 110.8 1192.7 77.6 834.9 110.8 1 3 Beauty Salon Nails by Ramses 102 1097.9 71.4 768.6 102.0 1 2 Key Cutters Keys Cut 130 1399.3 91.0 979.5 130.0 1

Total 8 ,073 86 ,904 5 ,375 57 ,856 890.2 15 2683.2 30 1829.1 18 110.8 1 1012.3 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 5a - Chrisp Street Fringe GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 267 Takeaway Expresso 77.0 828.8 23.1 248.7 77.0 1 265 Taxi's Minicab 50.0 538.2 10.0 107.6 50.0 1 263 Takeaway Chix Grill 94.0 1011.8 28.2 303.6 94.0 1 261 Vacant 72.0 775.0 50.4 542.5 72.0 1 259 Vacant 42.0 452.1 29.4 316.5 42.0 1 257 Vacant 57.0 613.6 39.9 429.5 57.0 1 251C Grocers East India Cash & Carry 67.5 726.6 47.3 508.6 47.3 1 251B Vacant 73.0 785.8 51.1 550.1 73.0 1 251A Barbers Elsie Davis 59.0 635.1 41.3 444.6 59.0 1 249 Vacant 90.0 968.8 63.0 678.1 90.0 1 247 Vacant 78.0 839.6 54.6 587.7 78.0 1 245 Vacant 79.0 850.4 55.3 595.3 79.0 1 243 Takeaway Nice 'N' Spicy 65.0 699.7 19.5 209.9 65.0 1 241 Takeaway PFC 71.0 764.3 21.3 229.3 71.0 1 237 Vacant 71.0 764.3 49.7 535.0 71.0 1 233 Restaurant Sitars Inidan Buffet 27.0 290.6 18.9 203.4 27.0 1 231 Grocers TSA Exotic Trade Centre 46.0 495.2 32.2 346.6 32.2 1 229 Phone Shop World Communication 46.0 495.2 32.2 346.6 32.2 1 227 Barbers Charlies Barbers 118.0 1270.2 82.6 889.1 118.0 1 225 Grocers Poplar Convenience Store 74.0 796.6 51.8 557.6 51.8 1 223 Stationers Single Source Binding 50.0 538.2 35.0 376.7 35.0 1 221 Takeaway Twin Dynasty 50.0 538.2 15.0 161.5 50.0 1 219 Mirror Shop Lee Glazing 257.0 2766.4 179.9 1936.5 179.9 1 217 Art Shop Lee Frames 80.0 861.1 56.0 602.8 56.0 1 215 Vacant Unit 65.0 699.7 45.5 489.8 65.0 1 213 Restaurant Pepper 144.0 1550.0 100.8 1085.0 144.0 1 209 Restaurant The Ho Lee 64.0 688.9 44.8 482.2 64.0 1 207 Newsagent Premier News 58.0 624.3 40.6 437.0 40.6 1 205 Off Licence K Mars Off Licence 80.0 861.1 56.0 602.8 56.0 1 201 Takeaway Sing Do 86.0 925.7 25.8 277.7 86.0 1 199 Supermarket Alans 109.0 1173.3 76.3 821.3 76.3 1

Total 2399.5 25828.7 1477.5 15903.6 304.2 6 303.1 4 905.0 12 627.0 9 0.0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 6 - Aberfeldy Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 25 Takeaway Perfect Fried Chicken 64.2 691.1 19 .3 207 .7 64 .2 1 27 Community Shop South Bromley Comm. Shop 64.2 691.1 44 .9 483 .3 64 .2 1 29 Vacant 62.7 674.9 43 .9 472 .5 62.7 1 31 Newsagent Barry's Newsagent & Off Licence 64.2 691.1 44 .9 483 .3 44 .9 1 33 Dry Cleaners Dry Cleaning & Laundry Co 65.1 700.7 45 .6 490 .8 65 .1 1 35 Chemist Vantage 63.6 684.6 44 .5 479 .0 44 .5 1 37 Hairdressers Aberfeldy Gents Hairdressers 63.6 684.6 44 .5 479 .0 63 .6 1 39 Vacant 63.6 684.6 44 .5 479 .0 63.6 1 41 Grocers Rainbow 63.2 680.3 44 .2 475 .8 44 .2 1 43 Vacant 63.6 684.6 44 .5 479 .0 63.6 1 45-47 Grocer Costcutter 63.6 684.6 44 .5 479 .0 44 .5 1 49 Vacant 63.6 684.6 44 .5 479 .0 63.6 1 51 Vacant 63.6 684.6 44 .5 479 .0 63.6 1 53 Vacant 63.6 684.6 44 .5 479 .0 63.6 1 55 Takeaway Miu Valley 63.6 684.6 44 .5 479 .0 63 .6 1 40 Post Office Aberfeldy Post Office 60.4 650.2 42 .3 455 .3 60 .4 1 42 Community Shop BTCV 60.4 650.2 42 .3 455 .3 60 .4 1 44 Grocers ZR Grocers 60.4 650.2 42 .3 455 .3 42 .3 1 42 Grocers Grocers & Family Butchers 60.4 650.2 42 .3 455 .3 42 .3 1 40 Café Freds Café 60.4 650.2 42 .3 455 .3 60 .4 1 38 Vacant 60.4 650.2 42 .3 455 .3 60 .4 1

Total 1318.4 14191.5 897 .1 9 ,656.6 218 .2 5 44 .5 1 441 .5 7 380 .7 6 120 .8 2

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 7 - Salmon Lane GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 102 Takeaway Local Friends Restaurant 73.6 792.2 51.52 554.6 73.6 1 104 Hairdressers Scissors 73.6 792.2 51.52 554.6 73.6 1 106 Take Away Salmon Lane Fish Bar 73.6 792.2 22.08 237.7 73.6 1 108 Vacant 73.6 792.2 51.52 554.6 73.6 1 110 Vacant 73.6 792.2 51.52 554.6 73.6 1 112 Hairdressers The Hair Shop II 73.6 792.2 51.52 554.6 73.6 1 114 Florist Any Occasion 73.6 792.2 51.52 554.6 51.5 1 116 Takeaway May Moon 73.6 792.2 22.08 237.7 73.6 1 118 TV repair Selectronic 73.6 792.2 22.08 237.7 22.1 1 120 Gift Shop Shubmetcha 73.6 792.2 51.52 554.6 51.5 1 122 Launderette Launderette 73.6 792.2 51.52 554.6 73.6 1 124 Newsagent News & Confectionery 73.6 792.2 51.52 554.6 51.5 1 128 Grocers Mace Convenience Store 73.6 792.2 51.52 554.6 51.5 1 130 Butcher Tishas Halal 73.6 792.2 51.52 554.6 51.5 1 132 Furniture Store Altman Interiors 73.6 792.2 51.52 554.6 51.5 1 134 Vacant 73.6 792.2 51.52 554.6 73.6 1 136 Off Licence Wine City 73.6 792.2 51.52 554.6 51.5 1 123 Café Anchor Café 73.6 792.2 51.52 554.6 73.6 1 125-127 Newsagent Post Office 73.6 792.2 51.52 554.6 51.5 1 129 Restaurant The Indiana 73.6 792.2 51.52 554.6 73.6 1 131 Takeaway Planet Pizza 73.6 792.2 22.08 237.7 73.6 1 133 Takeaway Marios Pizza 73.6 792.2 22.08 237.7 73.6 1 135 Dry Cleaners Salmon Dry Cleaners 73.6 792.2 51.52 554.6 73.6 1 137 Grocers Salmon Lane Halal 73.6 792.2 51.52 554.6 51.5 1 139 Restaurant Good Friends 73.6 792.2 51.52 554.6 73.6 1

Total 1840.0 19806.1 1140.8 12279.8 309.1 6 176.6 4 883.2 12 220.8 3 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 8 - Stroudley Walk GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 4 Post Office Bow PO 62.3 670.6 43.61 469.4 62.3 1 6 Take Away Bow Fisheries 28.8 310.0 8.64 93.0 28.8 1 10 Grocers Fahima Grocers 101.8 1095.8 71.26 767.1 71.3 1 18 Pharmacy Bow Drug Stores 110 1184.1 77 828.8 77.0 1 20 Newsagent Quix 64.4 693.2 45.08 485.3 45.1 1 22 Beauty Salon A Friendly Place To Be 71.2 766.4 49.84 536.5 71.2 1 24 Furniture Shop Bromley Furniture 45.7 491.9 31.99 344.3 32.0 1 26 Bakers Bakery 45.7 491.9 31.99 344.3 32.0 1 30 Curry Restaurant Bow Tandoori 40.1 431.6 28.07 302.2 40.1 1 39 Grocers MA Halal Cash & Carry 40.1 431.6 28.07 302.2 28.1 1 37 Accessory store - Homeware Choice Accessories 40.1 431.6 28.07 302.2 28.1 1 35 Vacant 54 581.3 37.8 406.9 54.0 1 33 Take Away Perfect Fried Chicken 54 581.3 16.2 174.4 54.0 1 31 Vacant 54 581.3 37.8 406.9 54.0 1 22 Dry Cleaners Dry Cleaning By Clothes Care 54 581.3 37.8 406.9 54.0 1 24 Launderette The Laundry Room 54 581.3 37.8 406.9 54.0 1 26 Newsagent Londis 40.5 436.0 28.35 305.2 28.4 1 28 Grocers Jilima Superstore 188.5 2029.1 131.95 1420.3 132.0 1

Total 1149.2 12370.2 771.32 8302.6 336.7 6 137.1 3 302.1 6 108.0 2 62.3 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 9 - Roman Road East GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 630 Supermarket SAM 59.0 635.1 41.3 444.6 41.3 1 630A Off Licence Off Licence 34.0 366.0 23.8 256.2 23.8 1 628 Baker Greggs 31.0 333.7 21.7 233.6 21.7 1 626 Take Away Saucy Kipper 44.0 473.6 13.2 142.1 44.0 1 624 Fish Tackle Shop Roman Tackle 44.0 473.6 30.8 331.5 30.8 1 622 Newsagent Georges News 44.0 473.6 30.8 331.5 30.8 1 620 Take Away Palms-In-Ting 44.0 473.6 13.2 142.1 44.0 1 618 Take Away Dragon City 44.0 473.6 13.2 142.1 44.0 1 616 Vacant 44.0 473.6 30.8 331.5 44.0 1 614 Butchers Noor Halal Butchers 47.0 505.9 14.1 151.8 14.1 1 612 Beauty Salon Beauty Authority 55.0 592.0 38.5 414.4 55.0 1 621 Carpet Store All Tone Carpets 46.0 495.2 32.2 346.6 32.2 1 623 Art Shop The Art Store 48.0 516.7 33.6 361.7 33.6 1 625-627 Chemist Parnell Chemist 48.0 516.7 33.6 361.7 33.6 1 629 Pound Shop Pound Store 47.0 505.9 32.9 354.1 32.9 1 631 Bakers Percy Ingle 47.0 505.9 14.1 151.8 14.1 1 610 Shoe Shop Godsent 47.0 505.9 32.9 354.1 32.9 1 608 Grocers Costcutter 47.0 505.9 32.9 354.1 32.9 1 606 Beauty Salon Skin & Tonic 47.0 505.9 32.9 354.1 47.0 1 604 Hairdressers Tony's Hair Stylist 47.0 505.9 32.9 354.1 47.0 1 602 Pie & Mash shop G Kelly Pie & Mash 82.0 882.7 57.4 617.9 82.0 1 600 Vacant 80.0 861.1 56.0 602.8 80.0 1 598 Vacant 75.0 807.3 52.5 565.1 75.0 1 611 Bank Barclays 64.0 688.9 44.8 482.2 64.0 1 609 Restaurant Wimpy 73.0 785.8 51.1 550.1 73.0 1 607 Barbers New Style 82.0 882.7 57.4 617.9 82.0 1 605 Discount Houseware shop Allsorts 93.0 1001.1 65.1 700.7 65.1 1 603 Post office Roman Road Post Office 95.0 1022.6 66.5 715.8 95.0 1 601 Aromatherapy & Acupuncture Herbal East 98.0 1054.9 68.6 738.4 98.0 1 599 Grocers Costcutter 82.0 882.7 57.4 617.9 57.4 1 594 Ladies Clothes Checkmate 229.0 2465.0 160.3 1725.5 160.3 1 592 Pound Shop £ Plus 54.0 581.3 37.8 406.9 37.8 1 590 Take Away Chicken Point 114.0 1227.1 34.2 368.1 114.0 1 588 Discount Clothes Shop Zone 2 54.0 581.3 37.8 406.9 37.8 1 578 Vacant 72.0 775.0 50.4 542.5 72.0 1 576 Ethnic Clothes Shop Lareep Moorcraft 89.0 958.0 62.3 670.6 62.3 1 597 Childrens Clothes Little Days 95.0 1022.6 66.5 715.8 66.5 1 595 Video Games Store Patalogue Games 70.0 753.5 49.0 527.4 49.0 1 593 Leatherware Gaffa & Co 58.0 624.3 40.6 437.0 40.6 1 591 Charity Shop Roman Rd Charity Shop 105.0 1130.2 73.5 791.2 73.5 1 587 Vacant 72.0 775.0 50.4 542.5 72.0 1 585 Café The Unique Café 164.0 1765.3 114.8 1235.7 164.0 1 583 Drug Store South Molton Drug Store 97.0 1044.1 67.9 730.9 67.9 1 581 Hairdressers Just Cuts 159.0 1711.5 111.3 1198.1 159.0 1 579 Shoe Shop Impulse Shoes 52.0 559.7 36.4 391.8 36.4 1 574-572 General Woolworths 102.0 1097.9 71.4 768.6 71.4 1 570 Financial Services Community Credit Union 111.0 1194.8 77.7 836.4 111.0 1 568A Vacant 120.0 1291.7 84.0 904.2 120.0 1 568B Charity Shop Remar UK 85.0 915.0 59.5 640.5 59.5 1 568C Internet Café Internet 126.0 1356.3 88.2 949.4 126.0 1 Centre 9 - Roman Road East GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 568D Vacant 65.0 699.7 45.5 489.8 65.0 1 566 Café Café Franco 69.0 742.7 48.3 519.9 69.0 1 577 Vacant 55.0 592.0 38.5 414.4 55.0 1 575 Pawnbrokers Harvey & Thompson 70.0 753.5 49.0 527.4 70.0 1 568 Bargain Electrical Goods Romans Bargain Store 59.0 635.1 41.3 444.6 41.3 1 567 Clothes Shop Touch 34.0 366.0 23.8 256.2 23.8 1 565 Bank Nationwide 69.0 742.7 48.3 519.9 69.0 1 563 Clothes Shop Ajmeer Saree Centre 127.0 1367.1 88.9 956.9 88.9 1 561 Pharmacy Sinclairs Pharmacy 67.0 721.2 46.9 504.8 46.9 1 555 Jewellery Store Gold-N-Image 127.0 1367.1 88.9 956.9 88.9 1 564 Café Berties 101.0 1087.2 70.7 761.0 101.0 1 562 Vacant 91.0 979.5 63.7 685.7 91.0 1 558 Vacant Electrical Appliances.Com 86.0 925.7 60.2 648.0 86.0 1 554-556 Pound Shop This-N-That 55.0 592.0 38.5 414.4 38.5 1 552 Vacant 57.0 613.6 39.9 429.5 57.0 1 553 Ladies Clothes God Sent 60.0 645.9 42.0 452.1 42.0 1 551 Jewellery Store The Jewel Box 81.0 871.9 56.7 610.3 56.7 1 549 Discount Clothes Shop Major Store Seconds 54.0 581.3 37.8 406.9 37.8 1 547 Music Shop In II Music 67.0 721.2 46.9 504.8 46.9 1 545 Ladies Clothes Zig Zag 112.0 1205.6 78.4 843.9 78.4 1 543 Shoe Shop Rose Shoe Ltd 90.0 968.8 63.0 678.1 63.0 1 541 Butchers Roman Road Meats 21.0 226.0 6.3 67.8 6.3 1 539 Discount Clothes Shop Elite Trend 92.0 990.3 64.4 693.2 64.4 1 537 Dry Cleaners Euro Dry Cleaners 143.0 1539.3 42.9 461.8 143.0 1 535 Shoe Shop Branded Clothing & Footwear 40.0 430.6 28.0 301.4 28.0 1 533 Vacant 40.0 430.6 28.0 301.4 40.0 1 531 Opticians Ronald Brown 64.0 688.9 44.8 482.2 44.8 1 550 Café Fiesta 50.0 538.2 35.0 376.7 50.0 1 538 Shoe Shop Shoe World 66.0 710.4 46.2 497.3 46.2 1 536 Fruit and Veg Naym & Nazmin 115.0 1237.9 80.5 866.5 80.5 1 534 Sandwich Bar Caesars Palace 101.0 1087.2 70.7 761.0 101.0 1 529 Shoe Shop Shu Boyz 110.0 1184.1 77.0 828.8 77.0 1 528 Dry Cleaners Champers Dry Cleaners 158.0 1700.7 110.6 1190.5 158.0 1 526 Pie & Mash shop G Kelly Pie & Mash 90.0 968.8 63.0 678.1 90.0 1 526A Toy Shop A Kilne 50.0 538.2 35.0 376.7 35.0 1 524 Grocers Vineyard 74.0 796.6 51.8 557.6 51.8 1 522 Vacant 73.0 785.8 51.1 550.1 73.0 1 520 Furniture Shop Blank 118.0 1270.2 82.6 889.1 82.6 1 518 Discount Hardware Arjay Décor 120.0 1291.7 84.0 904.2 84.0 1 516 Vacant 180.0 1937.6 126.0 1356.3 180.0 1 514 Clothes Shop The right Stuff 100.0 1076.4 70.0 753.5 70.0 1 512 Take Away TheRoman 67.0 721.2 20.1 216.4 67.0 1 509 Vacant 99.0 1065.7 69.3 746.0 99.0 1 511 Vacant 35.0 376.7 24.5 263.7 35.0 1 515 Take Away La Vellhia Napoli 75.0 807.3 22.5 242.2 75.0 1 517 Clothes Shop Napper Sports Ltd 215.0 2314.3 150.5 1620.0 150.5 1

Total 7658.0 82432.2 5102.2 54921.1 374.7 11 2359.7 41 2347.0 27 1244.0 16 95.0 1 Centre 9 - Roman Road East GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No.

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 9a - Roman Road Fringe GOAD Classification Gross Floorspace Net Floorspace Convenience Comparison Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 508 Bakers L Randolfi 74.0 796.6 51.8 557.6 51.8 1 506 Towels and Bedding Shop Bedlovers 87.0 936.5 60.9 655.5 60.9 1 504 Hair Salon Pride 86.0 925.7 60.2 648.0 86.0 1 502 Shoe Shop Penissi Shoes 129.0 1388.6 90.3 972.0 90.3 1 500 Clothes Shop Jean Jingles 45.0 484.4 31.5 339.1 31.5 1 498 Jewellery Shop Delan Jewellery 43.0 462.9 30.1 324.0 30.1 1 496 Shoe Shop Shu! 31.0 333.7 21.7 233.6 21.7 1 492 Vacant 35.0 376.7 24.5 263.7 35.0 1 490 Estate Agent Alan Harvey Property Services 38.0 409.0 26.6 286.3 38.0 1 486 Fishmongers Georges Plaice 54.0 581.3 37.8 406.9 37.8 1 484 Vacant 75.0 807.3 52.5 565.1 75.0 1 482 Beauty Salon Suntans 30.0 322.9 21.0 226.0 30.0 1 480 Carpet Shop Abotts 86.0 925.7 60.2 648.0 60.2 1 499 Clothes Shop DC 49.0 527.4 34.3 369.2 34.3 1 497 Video Shop Apollo 127.0 1367.1 88.9 956.9 88.9 1 495 Newsagents Sagarita News 53.0 570.5 37.1 399.4 37.1 1 493 Supermarket Tolga Supermarket 42.0 452.1 29.4 316.5 29.4 1 491 Clothes Shop Shaft 2 122.0 1313.2 85.4 919.3 85.4 1 487 Kitchen Shop The Kitchen Shop 48.0 516.7 33.6 361.7 33.6 1 485 Take Away Roman Empire 64.0 688.9 19.2 206.7 64.0 1 483 Café Delight Café 91.0 979.5 63.7 685.7 91.0 1 479-481 Vacant 46.0 495.2 32.2 346.6 46.0 1 464 Light Fittings Roys Lighting 45.0 484.4 31.5 339.1 31.5 1 462 Vacant 49.0 527.4 34.3 369.2 49.0 1 460 Vacant 61.0 656.6 42.7 459.6 61.0 1 477 Pet Shop Aquaworld 144.0 1550.0 100.8 1085.0 100.8 1 475 Beauty Salon Roman Nail 141.0 1517.8 98.7 1062.4 141.0 1 456 Clothes Shop Zee & Co 133.0 1431.6 93.1 1002.1 93.1 1 446 Beauty Salon Risfat Design 51.0 549.0 35.7 384.3 51.0 1 444 Hardware store Thompsons 83.0 893.4 58.1 625.4 58.1 1 442 Take Away Garys Fish House 69.0 742.7 20.7 222.8 69.0 1 440 Vacant 37.0 398.3 25.9 278.8 37.0 1 473A Discount Shop Kells Discount 38.0 409.0 26.6 286.3 26.6 1 473 Café Café 60.0 645.9 42.0 452.1 60.0 1 471 Hair Salon Reids 35.0 376.7 24.5 263.7 35.0 1 469 Clothes Shop Jakss 80.0 861.1 56.0 602.8 56.0 1 467 Internet Café Access 69.0 742.7 48.3 519.9 69.0 1 465 Chemist Dispensing Chemist 77.0 828.8 53.9 580.2 53.9 1 463 Clothes Shop Jakss 65.0 699.7 45.5 489.8 45.5 1 461 Card Shop Mabels Wishes 64.0 688.9 44.8 482.2 44.8 1 459 Stationers Arber & Co 67.0 721.2 46.9 504.8 46.9 1 457 Take Away Chicken Delight 69.0 742.7 20.7 222.8 69.0 1 455 Clothes Shop Terris 68.0 732.0 47.6 512.4 47.6 1 453 Phone Shop Mobile Market 67.0 721.2 46.9 504.8 46.9 1 453A Vacant 70.0 753.5 49.0 527.4 70.0 1 453B Pound Shop Pound Plus 54.0 581.3 37.8 406.9 37.8 1 451 Clothes Shop Arrogant 56.0 602.8 39.2 422.0 39.2 1 Centre 9a - Roman Road Fringe GOAD Classification Gross Floorspace Net Floorspace Convenience Comparison Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 449 Launderette Laundromat 56.0 602.8 39.2 422.0 56.0 1 426 Café Best Roman Café 57.0 613.6 39.9 429.5 57.0 1 424 Opticians Eye Emporium 58.0 624.3 40.6 437.0 40.6 1 422 Vacant 57.0 613.6 39.9 429.5 57.0 1 420 Vacant 60.0 645.9 42.0 452.1 60.0 1 418 Shoe repair While-U-Wait 62.0 667.4 43.4 467.2 62.0 1 416 Clothes Shop Zee & Co 90.0 968.8 63.0 678.1 63.0 1 414 Clothes Shop Tiddly Winks 91.0 979.5 63.7 685.7 63.7 1 445-447 Florist Benningtons 132.0 1420.9 92.4 994.6 92.4 1 443 Taxi's Roman Cars 58.0 624.3 17.4 187.3 58.0 1 441 Funeral Directors Johnson & Son 60.0 645.9 18.0 193.8 18.0 1 439 Sports Shop KSM Sports 61.0 656.6 42.7 459.6 42.7 1 437 Clothes Shop KRS Fashions 60.0 645.9 42.0 452.1 42.0 1 435 Grocers Roman Mini Store 59.0 635.1 41.3 444.6 41.3 1 433 Stationers Sabina Print 58.0 624.3 40.6 437.0 40.6 1 431 Restaurant Best of India 59.0 635.1 41.3 444.6 59.0 1 429 Estate Agent Winkworth 60.0 645.9 42.0 452.1 60.0 1 425-427 Bicycle Store Slootech 60.0 645.9 42.0 452.1 42.0 1 423 Hair Salon Hairzee 62.0 667.4 43.4 467.2 62.0 1 421 Camera shop Picture This 63.0 678.1 44.1 474.7 44.1 1 419 Barbers All Star Barbers 59.0 635.1 41.3 444.6 59.0 1 417 Grocers Begum Supermarket 58.0 624.3 40.6 437.0 40.6 1 415 Discount Shop Jujo Discount Store 60.0 645.9 42.0 452.1 42.0 1 413 Hair Salon Oz 70.0 753.5 49.0 527.4 70.0 1 411 Grocers S Mullems News 68.0 732.0 47.6 512.4 47.6 1 386 Florist R Harts Florist 71.0 764.3 49.7 535.0 49.7 1 384 Furniture Store Harbuds Quality Furniture 120.0 1291.7 84.0 904.2 84.0 1 409 Florist Carole M'Queen Florists 120.0 1291.7 84.0 904.2 84.0 1 407 Supermarket Roman Supermarket 120.0 1291.7 84.0 904.2 84.0 1 401 Take Away Balmans Kebab 60.0 645.9 18.0 193.8 60.0 1 398 Café AY Café 81.0 871.9 56.7 610.3 81.0 1 397 Estate Agent Forte Homes 82.0 882.7 57.4 617.9 82.0 1 391 Vacant 80.0 861.1 56.0 602.8 80.0 1 391A Vacant 75.0 807.3 52.5 565.1 75.0 1 389 Tanning Shop Tinkerbells Tanning Room 78.0 839.6 54.6 587.7 78.0 1 387 Vacant 85.0 915.0 59.5 640.5 85.0 1 385 Hair Salon Russo Hair & Beauty 82.0 882.7 57.4 617.9 82.0 1 383 Hair Salon Hair & Beauty 65.0 699.7 45.5 489.8 65.0 1 379 Furniture Store Tortoise 67.0 721.2 46.9 504.8 46.9 1 377 Ironing Service Pollys 82.0 882.7 24.6 264.8 82.0 1 375 Furniture Store Sitting Suite 96.0 1033.4 67.2 723.4 67.2 1 373 Take Away Coffee Bar 49.0 527.4 14.7 158.2 49.0 1 371 Clothes Shop Dave's 55.0 592.0 38.5 414.4 38.5 1 371A Furniture Store Discount Furniture 62.0 667.4 43.4 467.2 43.4 1 369 Vacant 65.0 699.7 45.5 489.8 65.0 1 367 Take Away Sang Lee 67.0 721.2 20.1 216.4 67.0 1 365 Charity shop K Williams 65.0 699.7 45.5 489.8 45.5 1 Centre 9a - Roman Road Fringe GOAD Classification Gross Floorspace Net Floorspace Convenience Comparison Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 363 Grocers Fish Market 65.0 699.7 45.5 489.8 45.5 1 361 Bakers A Dean 68.0 732.0 47.6 512.4 47.6 1 359 Post Office Post office 70.0 753.5 49.0 527.4 49.0 1 357 Newsagent Londis 75.0 807.3 52.5 565.1 52.5 1 355 Estate Agent Angel Estates 75.0 807.3 52.5 565.1 75.0 1 353 Video Shop Hollywood Nights 85.0 915.0 59.5 640.5 59.5 1 351 Newsagent Karan Roman News 69.0 742.7 48.3 519.9 48.3 1 349 Estate Agent Look 78.0 839.6 54.6 587.7 78.0 1 347 Hair Salon Spencers 67.0 721.2 46.9 504.8 67.0 1 345 Vacant 66.0 710.4 46.2 497.3 66.0 1 343 Estate Agent Alex Neil 72.0 775.0 50.4 542.5 72.0 1

Total 7362.0 79246.0 4922.2 52983.5 563.5 12 2315.4 44 2284.0 34 861.0 14 49.0 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 9b - Roman Road West GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 209 Supermarket Can Supermarket 94.0 1011.8 65.8 708.3 65.8 1 205 Pet Shop Magris Pets 94.0 1011.8 65.8 708.3 65.8 1 201-203 Bike Shop Daycocks 94.0 1011.8 65.8 708.3 65.8 1 197-199 Chemist Massingham Chemist 94.0 1011.8 65.8 708.3 65.8 1 195 Butcher Brian Roberts 94.0 1011.8 28.2 303.6 28.2 1 193 Estate Agent Icon Lettings 94.0 1011.8 65.8 708.3 94.0 1 191 Grocer A B Cash & Carry 94.0 1011.8 65.8 708.3 65.8 1 189 Information Office T H Kids Info 94.0 1011.8 65.8 708.3 94.0 1 168 Clothes Shop Whistles Boutique 94.0 1011.8 65.8 708.3 65.8 1 166 Hair Salon Nicholas Hair Design 94.0 1011.8 65.8 708.3 94.0 1 164 Phone Shop Mobile Xess 94.0 1011.8 65.8 708.3 65.8 1 162 Convenience Cost Less 128.0 1377.8 89.6 964.5 89.6 1 160 Camera Shop Robert Antony 128.0 1377.8 89.6 964.5 89.6 1 156-158 Bank NatWest 128.0 1377.8 38.4 413.3 128.0 1 154-155 Camera Shop Photo 128.0 1377.8 89.6 964.5 89.6 1 150 Pie & mash Shop J Kelly 128.0 1377.8 89.6 964.5 128.0 1 148 Clothes Shop Donnys Dress Wear 128.0 1377.8 89.6 964.5 89.6 1 146 Dry Cleaners Clothes Care 128.0 1377.8 38.4 413.3 128.0 1 144 Counselling Service Crossroads 128.0 1377.8 89.6 964.5 128.0 1 140 Launderette Launderette 128.0 1377.8 89.6 964.5 128.0 1 138 Pie & mash Shop JJ's 128.0 1377.8 89.6 964.5 128.0 1 136 Post Office Roman Road Post Office 184.0 1980.6 128.8 1386.4 184.0 1 134 News Agent Roman Rd Newsagent 68.0 732.0 47.6 512.4 47.6 1 132 Off Licence West 9 Food & Wine 70.0 753.5 49.0 527.4 49.0 1 132 News Agent West 9 Food & Wine 233.0 2508.1 163.1 1755.6 163.1 1 132 News Agent West 9 Food & Wine 116.0 1248.6 81.2 874.1 81.2 1 130 Opticians Core Opticians 103.0 1108.7 72.1 776.1 103.0 1 124-128 Supermarket Pricecutters 62.0 667.4 43.4 467.2 43.4 1 118 Discount Shop Eastend Discounts 72.0 775.0 50.4 542.5 50.4 1 113-116 Discount Hardware Shop Nansons 62.0 667.4 43.4 467.2 43.4 1 112 Bakers Greggs 72.0 775.0 50.4 542.5 50.4 1 110 Taxi's D & G Auto's 67.0 721.2 20.1 216.4 67.0 1 108 Café Starlight Café 146.0 1571.6 102.2 1100.1 146.0 1 106 Clothes Shop Design Studio 60.0 645.9 42.0 452.1 42.0 1 104 Legal Advice Legal Advice Centre 67.0 721.2 46.9 504.8 67.0 1 102 News Agent Roman Rd Newsagent 83.0 893.4 58.1 625.4 58.1 1 135 Dry Cleaners Euro 165.0 1776.1 115.5 1243.3 165.0 1 133 Print Shop SLL 72.0 775.0 50.4 542.5 50.4 1 131 Take Away Global Kebabs 80.0 861.1 24.0 258.3 80.0 1 127 Barbers New Look 75.0 807.3 52.5 565.1 75.0 1 125 Chartered Surveyors Independent Chart Sur 76.0 818.1 53.2 572.7 76.0 1 123 Curry Restaurant Shah Noor 85.0 915.0 59.5 640.5 85.0 1 139 Clothes Shop Humphrys 80.0 861.1 56.0 602.8 56.0 1 121 Gallery Gallerm & Darkroom 77.0 828.8 53.9 580.2 77.0 1 119 Vacant 68.0 732.0 47.6 512.4 68.0 1 117 Vacant 101.0 1087.2 70.7 761.0 101.0 1 115 Curry Restaurant Curry Centre 102.5 1103.3 71.8 772.3 102.5 1 98 Vacant 206.0 2217.4 144.2 1552.2 206.0 1 96 Butchers Bulls 63.0 678.1 44.1 474.7 44.1 1 92-94 Shoe Shop Zacks Footwear 61.0 656.6 42.7 459.6 42.7 1 Centre 9b - Roman Road West GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 90 Dry Cleaners Amigo's 170.0 1829.9 119.0 1280.9 170.0 1 88 Clothes Shop B Sternfield 92.0 990.3 64.4 693.2 64.4 1 113 Exhibition Four Corners 85.0 915.0 59.5 640.5 85.0 1 111 Take Away Victoria Fish Bar 88.0 947.2 26.4 284.2 88.0 1 109 Grocers Arif 77.0 828.8 53.9 580.2 53.9 1 107 Restaurant Siam 92.0 990.3 64.4 693.2 92.0 1 105 Vacant 78.0 839.6 54.6 587.7 78.0 1 103 Vacant 85.0 915.0 59.5 640.5 85.0 1 99 Café Enjoy 67.0 721.2 46.9 504.8 67.0 1 97 Glass Shop Roman & Glass 68.0 732.0 47.6 512.4 47.6 1 95 Jewellers Bangle & Carat 78.0 839.6 54.6 587.7 54.6 1 93 Hairdressers Rosemarys 40.0 430.6 28.0 301.4 40.0 1 91 Electronic Shop Honey Fone 82.0 882.7 57.4 617.9 57.4 1 80 Pharmacy Britannia 104.0 1119.5 72.8 783.6 72.8 1 89 Take Away Fortune 127.0 1367.1 38.1 410.1 127.0 1 87 News Agent Tawakal 51.0 549.0 35.7 384.3 35.7 1 82 Phone Shop Telecom 79.0 850.4 55.3 595.3 55.3 1 85 Grocers Iftin 36.0 387.5 25.2 271.3 25.2 1 83 Organic Friends Organic 50.0 538.2 35.0 376.7 35.0 1 83 Grocers Friends Organic 89.0 958.0 62.3 670.6 62.3 1 81 Clothes Shop Rocka Fella 46.0 495.2 32.2 346.6 32.2 1 79 Vacant 57.0 613.6 39.9 429.5 57.0 1 77 Take Away Perfect Fried Chicken 35.0 376.7 24.5 263.7 35.0 1 75 Furniture Shop Furniture 66.0 710.4 46.2 497.3 46.2 1 73 Vacant 78.0 839.6 54.6 587.7 78.0 1 71 Insurance Shop Coversure 47.0 505.9 32.9 354.1 47.0 1 63 Vacant 62.0 667.4 43.4 467.2 62.0 1 61 Homeware Goods Shop Evolution 150.0 1614.6 105.0 1130.2 105.0 1 59 Party Shop On the Cards 65.0 699.7 45.5 489.8 45.5 1 52 Electrical Appliances A A Domestic 42.0 452.1 29.4 316.5 29.4 1 250A Supermarket Costcutter 41.0 441.3 28.7 308.9 28.7 1 49 Hair Salon Mecanium 47.0 505.9 32.9 354.1 47.0 1 47 Florist Flower Power 43.0 462.9 30.1 324.0 30.1 1 45 Vacant 46.0 495.2 32.2 346.6 46.0 1 43 Hair Salon Rembrant 43.0 462.9 30.1 324.0 43.0 1 41 Estate Agent Londons People 52.0 559.7 36.4 391.8 52.0 1 39 Electrical Store Philmos 65.0 699.7 45.5 489.8 45.5 1 37 News Agent Mini Free Off-Licence 38.0 409.0 26.6 286.3 26.6 1 35 Internet Café Hillside 52.0 559.7 36.4 391.8 52.0 1 31 Insurance Shop Budget 55.0 592.0 38.5 414.4 55.0 1 27 Vacant 56.0 602.8 39.2 422.0 56.0 1 25 Estate Agent Downton 60.0 645.9 42.0 452.1 60.0 1 23 Video Store Showtime 55.0 592.0 38.5 414.4 38.5 1 21 Clothes Shop Viva 32.0 344.5 22.4 241.1 22.4 1 19 News Agent Vickis 113.0 1216.4 79.1 851.4 79.1 1

Total 8174.5 87992.0 5437.4 58528.7 1032.0 18 1730.4 31 2931.5 33 837.0 10 406.0 3 Centre 9b - Roman Road West GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 10 - Bethnal Green - Excluding Tesco GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 454 Estate Agent Elms 68.0 732.0 47.6 512.4 68.0 1 452 Funeral Directors A & L Tadman 80.0 861.1 56.0 602.8 56.0 1 450 Bank Abbey 136.0 1463.9 95.2 1024.8 136.0 1 448 Food Store The Nut House 99.0 1065.7 69.3 746.0 69.3 1 444-446 General Woolworths 491.0 5285.2 343.7 3699.7 343.7 1 442 Furniture Shop Barclayes 105.0 1130.2 73.5 791.2 73.5 1 437 Clothes Shop Dress Arcade 86.0 925.7 60.2 648.0 60.2 1 435 Vacant 114.0 1227.1 79.8 859.0 79.8 1 439 Hair Salon 24 Cutz 196.0 2109.8 137.2 1476.8 196.0 1 431-433 Opticians In Focus 160.0 1722.3 112 1205.6 112.0 1 429 Money Exhange Money Shop 89.0 958.0 62.3 670.6 89.0 1 427 Ironing Parlour Dry Cleaners & Ironers 85.0 915.0 59.5 640.5 85.0 1 425 Bag Shop Diva 77.0 828.8 53.9 580.2 53.9 1 421 Phone Shop Mobile Inn 105.0 1130.2 73.5 791.2 73.5 1 419 Clothes Shop Soman & Jons 67.0 721.2 46.9 504.8 46.9 1 415 Bank NatWest 65.0 699.7 45.5 489.8 65.0 1 438 Sandwich Bar Café Alba 55.0 592.0 38.5 414.4 55.0 1 436 Restaurant McDonalds 122.7 1320.8 85.89 924.5 122.7 1 434 News Agent Top O 69.0 742.7 48.3 519.9 48.3 1 432 Chemist Boots 105.0 1130.2 73.5 791.2 73.5 1 430 Bakers Percy Ingle 82.0 882.7 57.4 617.9 57.4 1 422 Hardware Store No Name 101.0 1087.2 70.7 761.0 70.7 1 395 Dry Cleaners S&A 98.0 1054.9 68.6 738.4 98.0 1 418 Grocers Mr Int Supermarket 112.0 1205.6 78.4 843.9 78.4 1 416 Bakers Greggs 76.0 818.1 53.2 572.7 53.2 1 414 Pie & Mash Shop G Kelly 72.0 775.0 50.4 542.5 72.0 1 412 Bank Woolwich 189.0 2034.4 132.3 1424.1 189.0 1 410 Shoe Shop Shoes 156.0 1679.2 109.2 1175.5 109.2 1 408 Shoe Shop Champion 128.0 1377.8 89.6 964.5 89.6 1 393 Gift Shop RAJ Enterprues 124.0 1334.8 86.8 934.3 86.8 1 387-391 Workshop Kwik Fit 292.0 3143.1 204.4 2200.2 204.4 1 385 Travel Agent Apple 67.0 721.2 46.9 504.8 67.0 1 383 Café Astro Stab 47.0 505.9 32.9 354.1 47.0 1 381 Off Licence Mini Market 89.0 958.0 62.3 670.6 62.3 1 406 Restaurant KFC 74.0 796.6 51.8 557.6 74.0 1 404 Bank Lloyds TSB 292.0 3143.1 204.4 2200.2 292.0 1 402 Take Away Bethnal Green Café 52.0 559.7 15.6 167.9 52.0 1 400 Furniture Shop Pure Life 43.0 462.9 30.1 324.0 30.1 1 396 Hardware Store Bargain World 51.0 549.0 35.7 384.3 35.7 1 394 Shoe Shop Shoefayre 49.0 527.4 34.3 369.2 34.3 1 392 Video Shop Apollo 52.0 559.7 36.4 391.8 36.4 1 390 Buchers W Edwards 49.0 527.4 34.3 369.2 34.3 1 388 Clothes Shop Khalsa 53.0 570.5 37.1 399.4 37.1 1 386 Pharmacy Herbmedic 57.0 613.6 39.9 429.5 39.9 1 380-382 Furniture Shop Pure Life 50.0 538.2 35 376.7 35.0 1 377 Post Office Bethnal Green 169.0 1819.1 118.3 1273.4 118.3 1 378 Bank Halifax 181.5 1953.7 127.05 1367.6 181.5 1 Centre 10 - Bethnal Green - Excluding Tesco GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 376 Butchers The Butchers Shop 56.0 602.8 39.2 422.0 39.2 1 374 Hardware Store £ Shop Plus 101.0 1087.2 70.7 761.0 70.7 1 372 Hardware Store £ Shop Plus 98.0 1054.9 68.6 738.4 68.6 1 370 Household Goods New Allworth 97.0 1044.1 67.9 730.9 67.9 1 366-368 Restaurant Nando's 112.0 1205.6 78.4 843.9 112.0 1 364 Jewellers Alawkar 190.0 2045.2 133 1431.6 133.0 1 362 Clothes Shop Locker Room 67.0 721.2 46.9 504.8 46.9 1 360 Pharmacy Vantage 56.0 602.8 39.2 422.0 39.2 1 356-358 Food Store Convenience 60.0 645.9 42 452.1 42.0 1 354 Vacant 70.0 753.5 49 527.4 49.0 1 341 Hardware Store Queens Rd Décor 80.0 861.1 56 602.8 56.0 1 339 Hair Salon Gemmas 101.0 1087.2 70.7 761.0 101.0 1 337 News Agent Roma News 67.0 721.2 46.9 504.8 46.9 1 335 Launderette Solis 82.0 882.7 57.4 617.9 82.0 1 338 Café First Choice 84.0 904.2 58.8 632.9 84.0 1 336 Take Away White Horse 101.0 1087.2 30.3 326.2 101.0 1 334 Electronic Outlet London AA 113.0 1216.4 79.1 851.4 79.1 1 332 Restaurant E Pellicci 98.0 1054.9 68.6 738.4 98.0 1 330 Internet Café Friends Telecom 86.0 925.7 60.2 648.0 86.0 1 328 Vacant 78.0 839.6 54.6 587.7 54.6 1 340 Chemist Chemist 78.0 839.6 54.6 587.7 54.6 1

Total 7055.2 75943.6 1790.39 19272.1 531.3 10 2318.4 30 2553.2 24 183.4 3 118.3 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 10a - Bethnal Green Fringe GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 302 Clothes Shop Rooper Maiya 64 688.9 44.8 482.2 44.8 1 300 Florist Sweet & Son 66 710.4 46.2 497.3 46.2 1 298 Clothes Shop Zeenat 65 699.7 45.5 489.8 45.5 1 292 Café Seven Seas 40 430.6 28.0 301.4 40.0 1 288-190 Financial Service Money Xchange 40 430.6 28.0 301.4 40.0 1 286 Clothes Shop Fashion House 62 667.4 43.4 467.2 43.4 1 284 Vacant 23 247.6 16.1 173.3 23.0 1 282 Grocers Bethnal Green Superstore 55 592.0 38.5 414.4 38.5 1 278 Take Away Pizza Point 66 710.4 19.8 213.1 66.0 1 278 Take Away Lakori Chatkmaray 78 839.6 23.4 251.9 78.0 1 278 News Agent Said Communications 76 818.1 53.2 572.7 53.2 1 274 Restaurant Megana 146 1571.6 102.2 1100.1 146.0 1 270 Clothes Shop Shazna 67 721.2 46.9 504.8 46.9 1 265 Take Away Lanore 70 753.5 21.0 226.0 70.0 1 267 Take Away Spice of India 80 861.1 24.0 258.3 80.0 1 269 Take Away Best Café 70 753.5 21.0 226.0 70.0 1 271 Electrical Appliances Eastern Domestic 70 753.5 49.0 527.4 49.0 1 273 Carpet Shop Bethnal Green Carpets 86 925.7 60.2 648.0 60.2 1 277 Hairdressers Yassen 72 775.0 50.4 542.5 72.0 1 275 General Store AL Baraham 70 753.5 49.0 527.4 49.0 1 279 Dry Cleaners Attaboy 66 710.4 46.2 497.3 66.0 1 287 Clothes Shop Henna London 54 581.3 37.8 406.9 37.8 1 289 Video Shop Hollywood Video 82 882.7 57.4 617.9 57.4 1 291 Vacant 59 635.1 41.3 444.6 59.0 1 293 Take Away Quality Fish Bar 71 764.3 21.3 229.3 71.0 1 295 Restaurant Sina Tandoori 62 667.4 43.4 467.2 62.0 1 297 Vacant 74 796.6 51.8 557.6 74.0 1 299 News Agent Kassam 74 796.6 51.8 557.6 51.8 1

Total 1908.0 20538.1 1161.6 12503.7 192.5 4 386.4 9 861.0 12 156.0 3 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 11 - Columbia Road GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 82 Vacant 51.4 553.3 36.0 387.3 36.0 1 84 China Shop Pot Luck 46.2 497.3 32.3 348.1 32.3 1 88-90 Convenience Londis 52.8 568.3 37.0 397.8 37 .0 1 92 Vacant 67.1 722.3 47.0 505.6 67.1 1 94 Vacant 56.4 607.1 39.5 425.0 56.4 1 96 Perfumery The Flower Room 56.4 607.1 39.5 425.0 39.5 1 98 Vacant 56.4 607.1 39.5 425.0 56.4 1 100 Vacant 56.4 607.1 39.5 425.0 56.4 1 102 Vacant 56.4 607.1 39.5 425.0 56.4 1 104 Pharmacy Chemist 56.4 607.1 39.5 425.0 39.5 1 106 Stone Masons Rominar UK Ltd 56.4 607.1 39.5 425.0 39.5 1 108 Sandwich Shop Vals Sandwich Bar 56.4 607.1 39.5 425.0 56.4 1 114 Vacant 56.4 607.1 39.5 425.0 56.4 1 116 Vacant 56.4 607.1 39.5 425.0 56.4 1 118 Vacant 56.4 607.1 39.5 425.0 56.4 1 120 Florist Wild Wild 56.4 607.1 39.5 425.0 39.5 1 122 Hardware Shop Idonia Van Der BIJL 56.4 607.1 39.5 425.0 39.5 1 124 Art Dealer Far 56.4 607.1 39.5 425.0 39.5 1 126 Bedding Shop Annie Sherburne 56.4 607.1 39.5 425.0 39.5 1 128 Vacant 56.4 607.1 39.5 425.0 56.4 1 130 Vacant 56.4 607.1 39.5 425.0 56.4 1 132 Pottery Shop Columbia Pottery 56.4 607.1 39.5 425.0 39.5 1 134 Café Lee's Foods 56.4 607.1 39.5 425.0 56.4 1 53 Pottery Shop Milages 56.4 607.1 39.5 425.0 39.5 1 57 Vacant 43.1 463.9 30.2 324.8 43.1 1 61 Vacant 49.6 533.9 34.7 373.7 49.6 1 65 Clothes Shop Mad Fasion Bitch 54.9 591.0 38.4 413.7 38.4 1 69 Vacant 54.9 591.0 38.4 413.7 54.9 1 138 Café Café Columbia 54.9 591.0 38.4 413.7 54.9 1 140 Toy Shop Infancy 54.9 591.0 38.4 413.7 38.4 1 142 Vacant 54.9 591.0 38.4 413.7 54.9 1 144 Pottery Shop Classic Teracotta 54.9 591.0 38.4 413.7 38.4 1 146 Clothes Shop Marcos & Trump 54.9 591.0 38.4 413.7 38.4 1 148 Video Shop Columbia Video 54.9 591.0 38.4 413.7 38.4 1 150 Hardware Shop CP Ceremic 66.3 713.7 46.4 499.6 46.4 1 152 Generic Shop Open House 52.3 563.0 36.6 394.1 36.6 1 154 News Agent Maks Newsagent 52.3 563.0 36.6 394.1 36 .6 1 156 Furniture Shop Furniture 52.3 563.0 36.6 394.1 36.6 1 158 Vacant Beds 52.3 563.0 36.6 394.1 52.3 1 162 Pottery Shop Beb & Garden Stores 52.3 563.0 36.6 394.1 36.6 1

Total 2 ,205 23 ,737 1 ,544 16 ,616 73 .6 2 736 19 168 3 865 16 - -

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 12 - Brick Lane GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 120 Restaurant Priflick 66.0 710.4 46.2 483.6 66.0 1 118 Restaurant Preem Restaurant 63.0 678.1 44.1 461.6 63.0 1 116 Confectionary Shop A & Y Wines 97.0 1044.1 67.9 710.7 67.9 1 114 Stationers Ekota 106.0 1141.0 74.2 776.7 74.2 1 112 Grocers TAJ Stores 110.0 1184.1 77.0 806.0 77.0 1 110 Deli Bandful 51.0 549.0 15.3 160.1 51.0 1 108 Deli Salique 66.0 710.4 19.8 207.3 66.0 1 106 Grocers Robis 74.0 796.6 51.8 542.2 51.8 1 104 Restaurant Clipper 62.0 667.4 43.4 454.3 62.0 1 102 Restaurant Bombay Cuisine 46.0 495.2 32.2 337.0 46.0 1 100 Music Shop Shoeb & Sayeed 56.0 602.8 39.2 410.3 39.2 1 98 Haberdashers Bhopal & Co 60.0 645.9 42.0 439.6 42.0 1 96 Restaurant Le Taj 48.0 516.7 33.6 351.7 48.0 1 94 Restaurant Bengal Blues 47.0 505.9 32.9 344.4 47.0 1 90-92 Vacant 41.0 441.3 28.7 300.4 41.0 1 88 Shoe Shop Ideal Fashions 49.0 527.4 34.3 359.0 34.3 1 86 Vacant 47.0 505.9 32.9 344.4 47.0 1 82-84 Vacant 46.0 495.2 32.2 337.0 46.0 1 80 Travel Agent Jumbo Travel 56.0 602.8 39.2 410.3 56.0 1 78 Restaurant The Monsoon 61.0 656.6 42.7 446.9 61.0 1 76 Restaurant Chillies 92.0 990.3 64.4 674.1 92.0 1 74 Video Shop Music House 35.0 376.7 24.5 256.4 24.5 1 72 Deli Alauddin 105.0 1130.2 73.5 769.3 105.0 1 70 Take Away Shalimar 57.0 613.6 17.1 179.0 57.0 1 68 Restaurant Gram Bangla 185.0 1991.4 129.5 1355.5 185.0 1 66 Vacant 82.0 882.7 57.4 600.8 82.0 1 64 Vacant 83.0 893.4 58.1 608.1 83.0 1 60-62 Restaurant Dawat 58.0 624.3 40.6 425.0 58.0 1 54-58 Fabric Shop Epra Fabrics 62.0 667.4 43.4 454.3 43.4 1 52 Fabric Shop Epra Fabrics 62.0 667.4 43.4 454.3 43.4 1 50 Vacant 60.0 645.9 42.0 439.6 60.0 1 46-48 Clothes Shop Concemporary 52.0 559.7 36.4 381.0 36.4 1 44 Fabric Shop Empee Silk 66.0 710.4 46.2 483.6 46.2 1 42 Book Shop Allan Books 91.0 979.5 63.7 666.8 63.7 1 28 Grocers Debbies 61.0 656.6 42.7 446.9 42.7 1 24 Restaurant Café Naz 105.0 1130.2 73.5 769.3 105.0 1 26 Restaurant Café Naz 95.0 1022.6 66.5 696.1 95.0 1 13A Opticians Eye Clinic 105.0 1130.2 73.5 769.3 73.5 1 15 Stationers Asiana 37.0 398.3 25.9 271.1 25.9 1 17-19 Grocers Zaman Brothers 89.0 958.0 62.3 652.1 62.3 1 21 Financal Service Wall Street 61.0 656.6 42.7 446.9 61.0 1 35 Clothes Shop The Fashion House 56.0 602.8 39.2 410.3 39.2 1 37 Take Away Al Badar 74.0 796.6 22.2 232.4 74.0 1 37 Take Away Al Badar 100.0 1076.4 30.0 314.0 100.0 1 39 Financal Service ILS 98.0 1054.9 68.6 718.0 98.0 1 41 Vacant Unit 101.0 1087.2 70.7 740.0 101.0 1 43 Gift Shop Modina 101.0 1087.2 70.7 740.0 70.7 1 45 Vacant 101.0 1087.2 70.7 740.0 101.0 1 47 Vacant 74.0 796.6 51.8 542.2 74.0 1 53 Restaurant Saffron 76.0 818.1 53.2 556.9 76.0 1 Centre 12 - Brick Lane GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 55 Take Away Ambala 80.0 861.1 24.0 251.2 80.0 1 57 Clothes Shop Al Barakah 81.0 871.9 56.7 593.5 56.7 1 61 Gift Shop Zamzam Int 79.0 850.4 55.3 578.8 55.3 1 63 Take Away Al Halal Fried Chicken 101.0 1087.2 30.3 317.2 101.0 1 63A Restaurant Eastern Eye 99.0 1065.7 69.3 725.4 99.0 1 65 Off Licence BT News Agents 66.0 710.4 46.2 483.6 46.2 1 67 Restaurant Brick Lane Brasserie 76.0 818.1 53.2 556.9 76.0 1 69 Hair Salon Azeem 78.0 839.6 54.6 571.5 78.0 1 71 Restaurant Standard Balti 80.0 861.1 56.0 586.2 80.0 1 73 Restaurant Mahid Indian Cuisine 87.0 936.5 60.9 637.5 87.0 1 75 Restaurant Bengal Village 99.0 1065.7 69.3 725.4 99.0 1 77 Restaurant Curry Bazaar 97.0 1044.1 67.9 710.7 97.0 1 79 Restaurant Shampan 98.0 1054.9 68.6 718.0 98.0 1

Total 4797.0 51635.9 2498 26147.1 151.2 3 613.2 13 2118.0 24 594.0 8 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 13 - Wentworth Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 35 Vacant 85.0 915.0 59.5 640.5 85.0 1 37-39 Discount Shop Kainth Mfg 87.0 936.5 60.9 655.5 60.9 1 41 Wholesalers Elbow Wholesale 87.0 936.5 60.9 655.5 60.9 1 74 Fabric Shop Excelsior 169.0 1819.1 118.3 1273.4 118.3 1 72 Clothes Shop Simon & Mayer 71.0 764.3 49.7 535.0 49.7 1 70 Fabric Shop Regency 65.0 699.7 45.5 489.8 45.5 1 62 Suitcase Shop Lawtons Travel 65.0 699.7 45.5 489.8 45.5 1 60 Fabric Shop Sheraton Textiles 65.0 699.7 45.5 489.8 45.5 1 58 Fabric Shop Benny Textiles 65.0 699.7 45.5 489.8 45.5 1 56 Clothes Shop Nawroz Fashions 65.0 699.7 45.5 489.8 45.5 1 44 News Agent Eastwest 45.0 484.4 31.5 339.1 31.5 1 50 Fabric Shop Yellow Rose 110.0 1184.1 77.0 828.8 77.0 1 48 Jewellers City Gold Market 56.0 602.8 39.2 422.0 39.2 1 46 Textiles Vina Textiles 61.0 656.6 42.7 459.6 42.7 1 44 Textiles Emjay 52.0 559.7 36.4 391.8 36.4 1 42 Fabric Shop Laboss Textile 40.0 430.6 28.0 301.4 28.0 1 40 Fabric Shop Elite Textiles 30.0 322.9 21.0 226.0 21.0 1 38 Textiles Novo Fashion 42.0 452.1 29.4 316.5 29.4 1 36 Shoe Shop Something Else 38.0 409.0 26.6 286.3 26.6 1 34 Shoe Shop Tina Italian 33.0 355.2 23.1 248.7 23.1 1 32 Shoe Shop Something Else Kids 30.0 322.9 21.0 226.0 21.0 1 30 Clothes Shop Cockney Touch 33.0 355.2 23.1 248.7 23.1 1 50 Clothes Shop Sex & Religion 46.0 495.2 32.2 346.6 32.2 1 48A Vacant 50.0 538.2 35.0 376.7 50.0 1 48 Hardware Shop Balli Gift House 75.0 807.3 52.5 565.1 52.5 1 46 Clothes Shop Suppelle Couture 47.0 505.9 32.9 354.1 32.9 1 44 Café Happy Days 59.0 635.1 41.3 444.6 59.0 1 42 Wholesalers Benith Fancy Goods 61.0 656.6 42.7 459.6 42.7 1 40 Wholesalers Accessories 58.0 624.3 40.6 437.0 40.6 1 38 Clothes Shop Next Image 67.0 721.2 46.9 504.8 46.9 1 36A Jewellers Soni 68.0 732.0 47.6 512.4 47.6 1 36 Leather Shop RH Leather 62.0 667.4 43.4 467.2 43.4 1 47 Textiles Unique Textiles 68.0 732.0 47.6 512.4 47.6 1 43-45 Watchmaker Time Piece UK 67.0 721.2 46.9 504.8 46.9 1 47 Vacant 70.0 753.5 49.0 527.4 70.0 1 49 Vacant 70.0 753.5 49.0 527.4 70.0 1 41 Phone Shop ASB UK Ltd 71.0 764.3 49.7 535.0 49.7 1 28 Misc Fola Textile 67.0 721.2 46.9 504.8 46.9 1 26 Clothes Shop Part Two 82.0 882.7 57.4 617.9 57.4 1 24 Leather Shop Rumours 82.0 882.7 57.4 617.9 57.4 1 24A Advice Centre Merchant House 67.0 721.2 46.9 504.8 67.0 1 23 Luggage Shop Shaw Leather Goods 101.0 1087.2 70.7 761.0 70.7 1 24 Gift Shop West Wear 112.0 1205.6 78.4 843.9 78.4 1 22 Gift Shop Jackie Brasman 67.0 721.2 46.9 504.8 46.9 1 20 Gift Shop Jackie Brasman 63.0 678.1 44.1 474.7 44.1 1 18 Wholesalers Tayo 74.0 796.6 51.8 557.6 51.8 1 59 Clothes Shop Boltex Fashions 79.0 850.4 55.3 595.3 55.3 1 Centre 13 - Wentworth Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 34 Clothes Shop Romaz Traders 52.0 559.7 36.4 391.8 36.4 1 36 Clothes Shop Jakidi 53.0 570.5 37.1 399.4 37.1 1 38 Clothes Shop Brute 82.0 882.7 57.4 617.9 57.4 1 14 Deli Petti Deli 72.0 775.0 21.6 232.5 72.0 1 12 Wholesalers S.O.L. 80.0 861.1 56.0 602.8 56.0 1 10 Vacant 81.0 871.9 56.7 610.3 81.0 1 8 Vacant 90.0 968.8 63.0 678.1 90.0 1 6 Vacant 94.0 1011.8 65.8 708.3 94.0 1 1 Financial Services Cheques Cashed 85.0 915.0 59.5 640.5 85.0 1 3-5 Shoe Shop Rose 83.0 893.4 58.1 625.4 58.1 1 7 Jewellers Gold Centre 93.0 1001.1 65.1 700.7 65.1 1 9 Café Vernasla Café 59.0 635.1 41.3 444.6 59.0 1 11 Shoe Shop Shangufa Ltd 51.0 549.0 35.7 384.3 35.7 1 13 Textiles Divine 40.0 430.6 28.0 301.4 28.0 1 15-17 Clothes Shop Durga 54.0 581.3 37.8 406.9 37.8 1 19 Clothes Shop Novo Fashion 58.0 624.3 40.6 437.0 40.6 1 21 Vacant 60.0 645.9 42.0 452.1 60.0 1 23 Vacant 60.0 645.9 42.0 452.1 60.0 1 25 Vacant 48.0 516.7 33.6 361.7 48.0 1 27 Bag Shop Bana 55.0 592.0 38.5 414.4 38.5 1 29 Shoe Shop Frank Fisher 35.0 376.7 24.5 263.7 24.5 1 31 Bag Shop Discount Luggage 35.0 376.7 24.5 263.7 24.5 1 31A Shoe Shop Akra 70.0 753.5 49.0 527.4 49.0 1 33 Clothes Shop Discount Suits 40.0 430.6 28.0 301.4 28.0 1 1 Restaurant Barcelona Tapas 45.0 484.4 31.5 339.1 45.0 1 3-5 Clothes Shop Eliza George 70.0 753.5 49.0 527.4 49.0 1 7 Electrical Shop Action Volume 56.0 602.8 39.2 422.0 39.2 1 12 Textiles Supreme 60.0 645.9 42.0 452.1 42.0 1 16 Café Café Le Jardin 56.0 602.8 39.2 422.0 56.0 1 14 Vacant 82.0 882.7 57.4 617.9 82.0 1 10 Vacant 114.0 1227.1 79.8 859.0 114.0 1 8 Grocers Food Store 116.0 1248.6 81.2 874.1 81.2 1 9 Outdoor Wear Cotswold 326.0 3509.1 228.2 2456.4 228.2 1 33 Clothes Shop Romano 90.0 968.8 63.0 678.1 63.0 1 35 Luggage Shop Exclusive 92.0 990.3 64.4 693.2 64.4 1 37 Shoe Shop Heart of Shoes 87.0 936.5 60.9 655.5 60.9 1 39 Misc Royal Fashions 87.0 936.5 60.9 655.5 60.9 1 41 Textiles Le Prestige 64.0 688.9 44.8 482.2 44.8 1 43 Shoe Shop Classic Shoes 76.0 818.1 53.2 572.7 53.2 1 45 Shoe Shop Davina London 85.0 915.0 59.5 640.5 59.5 1 51 Textiles Honeys Textile 90.0 968.8 63.0 678.1 63.0 1 53 Clothes Shop Adama's 90.0 968.8 63.0 678.1 63.0 1 55 Textiles Galaxy Textiles 65.0 699.7 45.5 489.8 45.5 1 57 Textiles D & Lee Textiles 48.0 516.7 33.6 361.7 33.6 1 13 Vacant 108.0 1162.5 75.6 813.8 108.0 1 15 Vacant 57.0 613.6 39.9 429.5 57.0 1 17 Vacant 39.0 419.8 27.3 293.9 39.0 1 Centre 13 - Wentworth Street GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 19 Vacant 39.0 419.8 27.3 293.9 39.0 1 21 Vacant 35.0 376.7 24.5 263.7 35.0 1 23 Vacant 40.0 430.6 28.0 301.4 40.0 1 25 Vacant 37.0 398.3 25.9 278.8 37.0 1 27 Vacant 43.0 462.9 30.1 324.0 43.0 1 29 Vacant 43.0 462.9 30.1 324.0 43.0 1 31 Vacant 82.0 882.7 57.4 617.9 82.0 1 35 Take Away Perfect Fried Chicken 67.0 721.2 20.1 216.4 67.0 1 39 Textiles Tolamix Fashions 82.0 882.7 57.4 617.9 57.4 1 41 Clothes Shop Fashion Studio 84.0 904.2 58.8 632.9 58.8 1 43 Vacant 76.0 818.1 53.2 572.7 76.0 1 45 Shoe Shop Next Generation 67.0 721.2 46.9 504.8 46.9 1

Total 7355.0 79170.7 5092.9 54821.0 173.6 3 3565.8 72 510.0 8 1503.0 23 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 14 - Whitechapel GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 9 Vacant 62.5 672.8 43.8 470.9 62.5 1 3 Vacant 62.5 672.8 43.8 470.9 62.5 1 5 Vacant 39.3 423.0 27.5 296.1 39.3 1 14 Vacant 43.9 472.5 30.7 330.8 43.9 1 8 Electrical Store SS Elextronics 60.3 649.1 42.2 454.4 42.2 1 10 Dry Cleaners Rebel Dry Cleaners 39.6 426.3 27.7 298.4 39.6 1 13A Video Shop Palkie Video 19.9 214.2 13.9 149.9 13.9 1 12 Clothes Shop Sareen 21.3 229.3 14.9 160.5 14.9 1 1 Take Away Perfect Fried Chicken 32.3 347.7 9.7 104.3 32.3 1 199 Restaurant Taja 36 387.5 25.2 271.3 36.0 1 197 Chemist Day Lewis 55 592.0 38.5 414.4 38.5 1 201 Clothes Shop Ranees 107.4 1156.1 75.2 809.3 75.2 1 203 Clothes Shop Rattan 69.7 750.3 48.8 525.2 48.8 1 205 Off Licence Kings Wines 52.5 565.1 36.8 395.6 36.8 1 207 Clothes Shop Cockoo Fashions 55.7 599.6 39.0 419.7 39.0 1 211 Vacant 73.6 792.2 51.5 554.6 73.6 1 209 Clothes Shop Unze 43.2 465.0 30.2 325.5 30.2 1 215 Clothes Shop Mahir Enterprise 74 796.6 51.8 557.6 51.8 1 217 Café Star Café 75 807.3 52.5 565.1 75.0 1 219 Taxi's Star Labs 44 473.6 13.2 142.1 44.0 1 221 Camera Shop Stuarts Cameras 70 753.5 49.0 527.4 49.0 1 225 Restaurant McDonalds 56 602.8 39.2 422.0 56.0 1 229 Bank Woolwich 314 3380.0 219.8 2366.0 314.0 1 231 Clothes Shop Mr Sabel 180 1937.6 126.0 1356.3 126.0 1 233 Take Away Whitechapel Fried Chicken 55.9 601.7 16.8 180.5 55.9 1 235 Grocers The Corner Shop 41.4 445.6 29.0 311.9 29.0 1 237 Optician L A Sackwild 57.3 616.8 40.1 431.8 40.1 1 239 Take Away Dianas Fish Bar 113.3 1219.6 34.0 365.9 113.3 1 241 Restaurant Wimpy 197.8 2129.2 138.5 1490.4 197.8 1 243 Bakers Percy Ingle 133.7 1439.2 93.6 1007.4 93.6 1 245-247 Restaurant Pizza Hut 302.8 3259.4 212.0 2281.6 302.8 1 249 Clothes Shop Ukay International 74.9 806.2 52.4 564.4 52.4 1 251 Jewellers Ukay International 44.2 475.8 30.9 333.0 30.9 1 253 Pharmacy Shanty's 66 710.4 46.2 497.3 46.2 1 255 News Agent Krina News 102 1097.9 71.4 768.6 71.4 1 259 Clothes Shop Ukay International 226 2432.7 158.2 1702.9 158.2 1 261-263 Clothes Shop J D Sports 260 2798.7 182.0 1959.1 182.0 1 265 Clothes Shop Bombay Saree House 144 1550.0 100.8 1085.0 100.8 1 267 Jewellers Bombay Jewellers 56 602.8 39.2 422.0 39.2 1 269 Vacant She Repairs Etc 44 473.6 30.8 331.5 44.0 1 271 Grocers Budgent 144 1550.0 100.8 1085.0 100.8 1 273 Dry Cleaners Shoe Repairs Etc 50 538.2 15.0 161.5 50.0 1 275 Phone Shop Europhone 46 495.2 32.2 346.6 32.2 1 283 Budget Shop Busters 51 549.0 35.7 384.3 35.7 1 285 Vacant 166 1786.9 116.2 1250.8 166.0 1 287 Grocers Budgens 98 1054.9 68.6 738.4 68.6 1 291 Discount Shop Essential Discount 97 1044.1 67.9 730.9 67.9 1 293 Grocers Whitechapel Cash & Carry 81 871.9 56.7 610.3 56.7 1 295 Fabric Shop Monoram Ltd 67 721.2 46.9 504.8 46.9 1 299 Clothes Shop Sonals Kids 63.6 684.6 44.5 479.2 44.5 1 Centre 14 - Whitechapel GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 303 Vacant 59 635.1 41.3 444.6 59.0 1 305 Butchers Hazara 70 753.5 49.0 527.4 49.0 1 307 Clothes Shop Sonnals 24.3 261.6 17.0 183.1 17.0 1 309 Electrical Store Ossam 24.3 261.6 17.0 183.1 17.0 1 311 Party Store It’s a Party 23.7 255.1 16.6 178.6 16.6 1 313 News Agent R J Mehta 96.5 1038.7 67.6 727.1 67.6 1 315 Sandwich Bar Peckish? 29.9 321.8 9.0 96.6 29.9 1 321 Bank NatWest 434.4 4676.0 217.2 2338.0 434.4 1 Boots In Sainsbury's 44 473.6 30.8 331.5 30.8 1

Total 5276.7 56799.5 3476.7 37423.4 573.4 9 1488.1 28 1781.0 14 550.8 8 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 15 - Watney Market GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 1-7 Food Conv Iceland 73 785.8 51.1 550.1 51.1 1 9-13 Clothes Shop Peacocks 73 785.8 51.1 550.1 51.1 1 15-17 Hardware Shop P Glickman 73 785.8 51.1 550.1 51.1 1 19 Shoe Shop Shoe World 73 785.8 51.1 550.1 51.1 1 21 Dry Cleaners Sandringham 73 785.8 51.1 550.1 73.0 1 23 Toy Shop Giners 73 785.8 51.1 550.1 51.1 1 25-27 Vacant 73 785.8 51.1 550.1 73.0 1 29 Textiles A B Enterprise 73 785.8 51.1 550.1 51.1 1 31 Optician Watney Eyecare 73 785.8 51.1 550.1 51.1 1 33 Shoe Shop Planet Shoes 73 785.8 51.1 550.1 51.1 1 35 News Agent Fielddings Newsagent 73 785.8 51.1 550.1 51.1 1 42 Bank Abbey National 73 785.8 51.1 550.1 73.0 1 40 Clothes Shop Inaya 73 785.8 51.1 550.1 51.1 1 34 Charity Shop Charity Shop 73 785.8 51.1 550.1 51.1 1 36 Fruit & Veg Watney Market 73 785.8 51.1 550.1 51.1 1 28 Restaurant Wimpy 73 785.8 51.1 550.1 73.0 1 24-26 Light Shop Dejay Décor 73 785.8 51.1 550.1 51.1 1 22 Grocers Watney Cash & Carry 73 785.8 51.1 550.1 51.1 1 20 Card shop Micky's Cards 73 785.8 51.1 550.1 51.1 1 14-18 Baker's Percy Ingle 73 785.8 51.1 550.1 51.1 1 12 Bag Shop & Keys While-U-Wait 73 785.8 51.1 550.1 51.1 1 10 Shoe Shop Ocean Designs 73 785.8 51.1 550.1 51.1 1 6 Community Office Watney Market Project 73 785.8 51.1 550.1 73.0 1 4 Pharmacy DMB Pharmacy 73 785.8 51.1 550.1 51.1 1 8 Hairdressers Anthony Lewis 73 785.8 51.1 550.1 73.0 1 2 Fabric Shop Pauls Fabrics 73 785.8 51.1 550.1 51.1 1

Total 1898.0 20430.5 1328.6 14301.3 255.5 5 766.5 15 365.0 5 73.0 1 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 16 - Cambridge Heath Road/Cleveland Way GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm No. Sqm No. Sqm No. Sqm No. Sqm No. 64 Grocers J & G's Supermarket 57.0 613.6 39.9 429.5 39.9 1 66 Bakers J & G's Delicatessen 57.0 613.6 39.9 429.5 39.9 1 68 Pharmacy Regional Choice Pharmacy 57.0 613.6 39.9 429.5 39.9 1 76 Butchers K & B Butchers 57.0 613.6 39.9 429.5 39.9 1 78 Grocers K & B Grocers 57.0 613.6 39.9 429.5 39.9 1 80 Off Licence Cambridge Food & Wine 57.0 613.6 39.9 429.5 39.9 1 82 Fruit & Veg Fruit & Veg 57.0 613.6 39.9 429.5 39.9 1 84 Barbers Teknik 57.0 613.6 39.9 429.5 57.0 1 86 Takeaway The Fish Plaice 57.0 613.6 17.1 184.1 57.0 1 68-70 Grocers Star Grocers 19.9 214.2 13.9 149.9 13.9 1 66 Takeaway PFC 2000 41.6 447.8 12.5 134.3 41.6 1 62B Vacant 43.0 462.9 30.1 324.0 43.0 1 62A Vacant 50.0 538.2 35.0 376.7 50.0 1 62 Grocers Cleveland Stores 43.0 462.9 30.1 324.0 30.1 1 60 Newsagent Star News 45.0 484.4 31.5 339.1 31.5 1

Total 755.5 8132.4 489.41 5268.1 314.9 9 39.9 1 155.6 3 93.0 2 0 0

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. (2) Net to gross floorspace figures estimated by Drivers Jonas. Centre 17 Wapping Lane GOAD Classification Gross Floorspace Net Floorspace Convenience (Net) Comparison (Net) Service Vacant Misc Unit no. Description Facia Sqm Sqft Sqm Sqft Sqm Sqft Sqm Sqft Sqm Sqft Sqm Sqft Sqm Sqft 103 Florists Flower Shop 37.2 400.4 26.0 280.3 26.0 1 101 Off Licence Wapping Wines 37.2 400.4 26.0 280.3 26.0 1 99 Taxi's Elite Cars 37.2 400.4 11.2 120.1 37.2 1 64 Butchers Hussey's 58.8 632.5 41.1 442.8 41.1 1 63 Dry Cleaners Matthew Daniel 58.8 632.5 41.1 442.8 58.8 1 62 Launderette Laundrette 58.8 632.5 41.1 442.8 58.8 1 60 Newsagent Tower Newsagents 58.8 632.5 41.1 442.8 41.1 1 56-58 Convenience Store Best One Food & Wine 58.8 632.5 41.1 442.8 41.1 1 54 Fruit & Veg Hussey's 58.8 632.5 41.1 442.8 41.1 1 52 Post Office Wapping Post Office 58.8 632.5 41.1 442.8 58.8 1 50 Pharmacy Tower Pharmacy 48.0 516.7 33.6 361.7 33.6 1 89 Takeaway Wapping Fish Bar 46.0 495.2 13.8 148.5 46.0 1 93 Bakers P & J Bakers 89.0 958.0 62.3 670.6 62.3 1

Total 705.9 7598.7 460.9 4960.8 252.9 6 59.6 2 200.7 4 0 0 58.8 1

Source/notes: (1) Floorspace data based on Council estimates, fieldwork and GLA data. Grocers - Turnovers from Retail Rankings 2003 Ed In 2000 Prices

Grocer / Turnover per sqft Turnover per sqft % adjustment Turnover Turnover Turnover Operator from 2003 Ed in 2002 price to exclude petrol per sq ft per sq ft per i.e.2001 price without including sq m petrol VAT @7.0 % incl VAT in 2002 prices Tesco 1091 1108 10 998 1067 11,490.29 average Sainsbury 985 1001 10 901 964 10,373.91 "top 5" Asda 1012 1028 10 925 990 10,658.27 10389 Safeway 835 848 10 764 817 8,794.13 incl VAT Somerfield 504 512 548 5,897.86 Kwik Save 316 321 344 3,697.86 Morrisons 1009 1025 10 923 987 10,626.68 average Waitrose 910 925 989 10,648.91 5 discounters Iceland 438 445 476 5,125.52 5116 Aldi 471 479 512 5,511.69 incl VAT Netto 616 626 670 7,208.49 Lidl 345 351 375 4,037.22 Booths 756 768 822 8,846.79 M & S (food) 940 955 1022 10,999.97 Co-op 452 459 491 5,289.35 Spar 495 503 538 5,792.54

Notes

Conversion from 2001 price to 2002 price is to multiply by 164.8/162.2 These conversion figures are taken from ONS published Retail Price Index, Table 18.1 "food and catering" category

VAT is calculated from ONS "Annual Business Inquiry" data for 2001, published 2003. Mean VAT figure from Division 52.11 - Retail sales in non specialised stores with food, beverages or tobacco predominating & Division 52.2 Retail sale of food, beverages and tobacco in specialised stores (figures as follows: Division 52.11 total turnover £92,258m, VAT £6,724m; hence VAT is 7.29% Division 52.2 total turnover £13,529m, VAT £925m; hence VAT is 6.84%) Hence the Mean VAT figure from Division 52.11 & Division 52.2 is approximately 7.0%

CONVENIENCE CAPACITY ASSESSMENT

Table 1 Population Estimates and Projections

Ward LAP LAP LAP LAP LAP LAP LAP Zone/LAP Ward Population Population Population Population Population Population Population Population 2001 2001 2002 2002 2004 2006 2011 2016

LAP1 Weavers 12,006 Mile End & Globe Town 12,068 Bethnal Green North 12,072 36,145 36,848 36,848 38,120 39,418 42,964 46,569

LAP2 Bethnal Green South 14,049 Spitalfields & Banglatown 8 ,639 22,688 23,287 23,287 24,501 25,742 29,284 32,461

LAP3 Whitechapel 12,371 St Dunstan’s & Stepney Green 12,961 25,332 26,076 26,076 27,461 28,921 32,705 36,388

LAP4 Shadwell 12,416 St Katharine’s & Wapping 11,668 24,085 24,652 24,652 25,691 26,657 28,949 31,290

LAP5 Bow East 9 ,052 Bow West 10,714 19,766 20,038 20,038 20,719 21,347 22,381 23,458

LAP6 Mile End East 11,426 Bromley By Bow 11,849 23,274 23,966 23,966 25,305 26,696 30,250 34,068

LAP7 Limehouse 12,818 East India & Lansbury 11,737 24,555 24,947 24,947 25,904 26,916 29,810 32,974

LAP8 Blackwall & Cubitt Town 12,366 Millwall 13,434 25,800 26,992 26,992 28,204 29,196 31,328 32,907

Total 201,645 201,645 206,807 206,807 215,906 224,892 247,669 270,115

2004-2006 2004-2011 2004-2016 % Change 4% 15% 25%

Source/Notes: (1) Zones based on Local Area Partnership (LAP) boundaries. (2) 2002 ward boundaries have been used. (3) 2001 population figures based on GLA ward projections, February 2004 (Scenario 8.1). (4) Population change based on GLA ward projections, February 2004 (Scenario 8.1). Table 2 Convenience Expenditure Per Capita

2002 2004 2006 2011 2016 £ £ £ £ £

LAP1 1 ,275 1 ,290 1 ,306 1 ,346 1 ,378 LAP2 1 ,227 1 ,242 1 ,257 1 ,295 1 ,326 LAP3 1 ,195 1 ,209 1 ,224 1 ,261 1 ,291 LAP4 1 ,406 1 ,423 1 ,440 1 ,483 1 ,519 LAP5 1 ,377 1 ,394 1 ,410 1 ,453 1 ,489 LAP6 1 ,198 1 ,213 1 ,228 1 ,265 1 ,295 LAP7 1 ,275 1 ,290 1 ,306 1 ,345 1 ,378 LAP8 1 ,450 1 ,467 1 ,485 1 ,530 1 ,567

Source/Notes: (1) 2002 convenience goods expenditure figures from Experian, from 2002 base figure; growth at 0.6% p.a (Long term trend) from Experian Retail Planner Brief November 2003, Table 4. (2) Figures exclude Special Forms of Trading / Non Store Activity by goods category (Experian Retail Planner Brief November 2003). (3) 2002 prices used throughout. Table 3 Total Available Convenience Expenditure

2002 2004 2006 2011 2016 £m £m £m £m £m

LAP1 47.0 49 .2 51 .5 57 .8 64 .2 LAP2 28.6 30 .4 32 .4 37 .9 43 .1 LAP3 31.2 33 .2 35 .4 41 .2 47 .0 LAP4 34.7 36 .5 38 .4 42 .9 47 .5 LAP5 27.6 28 .9 30 .1 32 .5 34 .9 LAP6 28.7 30 .7 32 .8 38 .3 44 .1 LAP7 31.8 33 .4 35 .1 40 .1 45 .4 LAP8 39.1 41 .4 43 .3 47 .9 51 .6 Total 268 .6 283 .7 299 .0 338 .7 377 .8

2004-2006 2004-2011 2004-2016 £m change 15 .2 55 .0 94 .1 % Change 5.4% 19.4% 33.2%

Source/Notes: (1) Tables 1 and 2. Table 4 Convenience Goods Turnover and Trade Draw from within the Borough (2004)

Average Gross Gross % convenience Net convenience convenience Total convenience Turnover from Turnover from floorspace floorspace Net floorspace goods floorspace floorspace turnover turnover Borough Borough (sqm) (sft) (sqm) (sqm) (£/sqm) (£m) (%) (£m)

Centres Inside Borough:

LAP1 Columbia Road 105 1,131 74 100% 74 3,767 0.3 60% 0.2 Bethnal Green 759 8,170 531 100% 531 4,306 2.3 95% 2.2 Bethnal Green Fringe 275 193 100% 193 3,498 0.7 100% 0.7 Roman Road West 1,528 16,448 1,032 100% 1032 4,306 4.4 100% 4.4 Others: - Tesco - 361 Bethnal Green Rd 2,804 30,183 1,485 64% 953 14,328 13.7 90% 12.3

LAP2 - Brick Lane 497 5,350 151 100% 151 3,767 0.6 60% 0.3 Cambridge Heath Road/Cleveland Way 450 4,843 315 100% 315 3,767 1.2 100% 1.2 - LAP3 - Whitechapel 819 8,817 573 100% 573 4,306 2.5 90% 2.2 Wentworth Street 248 2,670 174 100% 174 3,498 0.6 80% 0.5 - LAP4 - Wapping Lane 361 3,888 253 100% 253 3,498 0.9 100% 0.9 Watney Market 365 3,929 256 100% 256 4,306 1.1 100% 1.1

LAP5 - Roman Road East 601 6,469 375 100% 375 4,306 1.6 95% 1.5 Roman Road Fringe 805 8,665 564 100% 564 3,498 2.0 100% 2.0 Others: Safeway - 2 Gladstone Place, Bow 2,373 25,543 1,626 77% 1,255 9,207 11.6 90% 10.4

LAP6 - Stroudley Walk 481 5,178 337 100% 337 3,498 1.2 100% 1.2

- LAP7 - Poplar High Street 248 2,674 174 100% 174 3,498 0.6 100% 0.6 Aberfedly Street 312 3,356 218 100% 218 3,498 0.8 100% 0.8 Salmon Lane 442 4,753 309 100% 309 3,498 1.1 100% 1.1 - LAP8 - Canary Wharf 2,430 26,157 1,701 100% 1,701 5,920 10.1 80% 8.1 Others: - Waitrose - Canada Sq 2,973 32,002 2,378 85% 2,024 12,480 25.3 80% 20.2 Tesco - Cabot Place West 2,702 29,085 1,120 64% 719 14,328 10.3 80% 8.2 Average Gross Gross % convenience Net convenience convenience Total convenience Turnover from Turnover from floorspace floorspace Net floorspace goods floorspace floorspace turnover turnover Borough Borough (sqm) (sft) (sqm) (sqm) (£/sqm) (£m) (%) (£m) Jubilee Place 490 5,274 392 100% 392 5,920 2.3 80% 1.9 Others: - M&S Simply Food 980 10,549 784 90% 705 7,075 5.0 80% 4.0 - Manchester Road 73 780 51 100% 51 3,767 0.2 100% 0.2 Chrisp Street 1,272 13,689 890 100% 890 3,767 3.4 100% 3.4 Chrisp Street Retail Fringe 435 4,677 304 100% 304 3,498 1.1 100% 1.1 Castalia Square 255 2,743 134 100% 134 3,767 0.5 100% 0.5 Barkentine Square 293 3,152 137 100% 137 3,767 0.5 100% 0.5

Sub Total 11,901 128,108 16,528 - 14,791 - 105.5 - 91.5

Stand alone Stores:

Tesco - Hannock Rd 6,304 3,313 64% 2,126 14,328 30.5 80% 24.4 Asda - Isle of Dogs 9,100 97,954 5,000 55% 2,753 14,926 41.1 90% 37.0 Safeway - 41 Thomas More St 3,406 36,663 1,589 77% 1,227 9,207 11.3 75% 8.5 Lidl - Burdett Road 846 80% 679 7,950 5.4 90% 4.9 Sainsbury - 1 Cambridge Heath Rd 5,220 56,189 2,843 76% 2,170 10,884 23.6 90% 21.3

Sub Total 24,030 190,806 13,591 - 8,954 - 112 - 95.9

Petrol filing stations with foodstore element 5.0 5.0

Total 35,931 226,062 30,119 - 23,745 - 222.3 - 192.4

Source/Notes: (1) Turnovers based on Verdict 2004 Edition. (2) Where no information is available from Retail Rankings turnovers are DJ estimates. (3) Non convenience floorspace from survey and fieldwork. (4) Gross and net floorspace figures from Borough Council and fieldwork. (5) Waitrose includes dedicated A3/takeway areas. (6) Drivers Jonas estimate that petrol filing stations with foodstores contribute approximately £5m. (7) Stand alone stores are stores that do not form part of a centre's retail frontage. Table 5 Convenience Market Share (2004) 2004 £m

Total available convenience goods expenditure 283.74

Total convenience turnover from Borough 192.40

Market share (%) 67.8%

Source/Notes: (1) Tables 3 and 4. Table 6 Surplus Available Expenditure

2004 2006 2011 2016 £m £m £m £m

Available expenditure within Borough (£m) 283.74 298.97 338.73 377.82

Market share (69%) (£m) 192.40 202.73 229.69 256.20

Inflow expenditure 29.94 31.54 35.74 39.86

Turnover of existing provision (£m) 222.34 222.34 222.34 222.34

Commitments (£m) 0.00 0.00 0.00 0.00

Surplus/Deficit (£m) 0.00 10.33 37.29 63.79

Net sqm floorspace equivalent (at £12,831 per sqm) 0 805 2 ,906 4 ,972

Net sqm floorspace equivalent (at £5,798 per sqm) 0 1,781 6 ,431 11 ,002

Source/Notes: (1) Tables 3, 4 and 5. (2) £12,831 sqm floorspace equivalent taken from average of 5 largest food retailers (Tesco, Sainsbury, Asda, Safeway and Morrisons). (3) £5,798 sqm floorspace equivalent taken from average of 5 main discount food retailers (KwikSave, Netto, Aldi, Lidl and Iceland). (4) A net to gross floorspace ratio of 70% has been applied. COMPARISON CAPACITY ASSESSMENT

Table 1 Population Estimates and Projections

Ward LAP LAP LAP LAP LAP LAP LAP Zone/LAP Ward Population Population Population Population Population Population Population Population 2001 2001 2002 2002 2004 2006 2011 2016

LAP1 Weavers 12 ,006 Mile End & Globe Town 12 ,068 Bethnal Green North 12 ,072 36 ,145 36,848 36,848 38,120 39,418 42,964 46,569

LAP2 Bethnal Green South 14 ,049 Spitalfields & Banglatown 8 ,639 22 ,688 23,287 23,287 24,501 25,742 29,284 32,461

LAP3 Whitechapel 12 ,371 St Dunstan’s & Stepney Green 12 ,961 25 ,332 26,076 26,076 27,461 28,921 32,705 36,388

LAP4 Shadwell 12 ,416 St Katharine’s & Wapping 11 ,668 24 ,085 24,652 24,652 25,691 26,657 28,949 31,290

LAP5 Bow East 9 ,052 Bow West 10 ,714 19 ,766 20,038 20,038 20,719 21,347 22,381 23,458

LAP6 Mile End East 11 ,426 Bromley By Bow 11 ,849 23 ,274 23,966 23,966 25,305 26,696 30,250 34,068

LAP7 Limehouse 12 ,818 East India & Lansbury 11 ,737 24 ,555 24,947 24,947 25,904 26,916 29,810 32,974

LAP8 Blackwall & Cubitt Town 12 ,366 Millwall 13 ,434 25 ,800 26,992 26,992 28,204 29,196 31,328 32,907

Total 201 ,645 201 ,645 206 ,807 206 ,807 215 ,906 224 ,892 247 ,669 270 ,115

2004-2006 2004-2011 2004-2016 % Change 4% 15% 25%

2002 2004 2006 2011 2016 £ £ £ £ £

LAP1 1 ,836 2 ,024 2 ,232 2 ,848 3 ,635 LAP2 1 ,860 2 ,051 2 ,261 2 ,886 3 ,684 LAP3 1 ,802 1 ,987 2 ,191 2 ,796 3 ,569 LAP4 2 ,445 2 ,695 2 ,972 3 ,793 4 ,841 LAP5 2 ,234 2 ,462 2 ,715 3 ,465 4 ,422 LAP6 1 ,751 1 ,930 2 ,128 2 ,716 3 ,467 LAP7 1 ,825 2 ,012 2 ,218 2 ,831 3 ,613 LAP8 2 ,630 2 ,899 3 ,196 4 ,079 5 ,206

Source/Notes: (1) 2002 comparison goods expenditure figures from Experian, from 2002 base figure; growth at 5% p.a (Long term trend) from Experian Retail Planner Brief November 2003 Table 4. (2) Figures exclude Special Forms of Trading / Non Store Activity by goods category (Experian Retail Planner Brief November 2003). (3) 2002 prices used throughout. Table 3 Total Available Comparison Expenditure

2002 2004 2006 2011 2016 £m £m £m £m £m

LAP1 67.7 77.2 88.0 122.4 169.3 LAP2 43.3 50.3 58.2 84.5 119.6 LAP3 47.0 54.6 63.4 91.4 129.9 LAP4 60.3 69.3 79.2 109.8 151.5 LAP5 44.8 51.0 58.0 77.5 103.7 LAP6 42.0 48.9 56.8 82.2 118.1 LAP7 45.5 52.1 59.7 84.4 119.1 LAP8 71.0 81.8 93.3 127.8 171.3 Total 421.5 485.0 556 .6 780.0 1,082.5

2004-2006 2004-2011 2004-2016 £m Change 71 .6 295 .0 597 .5 % Change 14.8% 60.8% 123.2%

Source/Notes: (1) Tables 1 and 2. Table 4 Comparison Goods Turnover and Trade Draw from within the Borough in 2004

Average % Comparison Net comparison comparison Total comparison Turnover from Turnover from Net floorspace goods floorspace floorspace turnover turnover Borough Borough (sqm) (sqm) (£/sqm) (£m) (%) (£m)

Centres Inside Borough:

LAP1 Columbia Road 736 100% 736 4,037 3.0 60% 1.8 Bethnal Green 964 100% 964 5,113 4.9 95% 4.7 Bethnal Green Fringe 386 100% 386 4,037 1.6 100% 1.6 Roman Road West 1,730 100% 1,730 5,113 8.8 100% 8.8

LAP2 Brick Lane 613 100% 613 4,037 2.5 60% 1.5 Cambridge Heath Road/Cleveland Way 40 100% 40 4,037 0.2 100% 0.2

LAP3 Whitechapel 1,488 100% 1,488 5,113 7.6 90% 6.8 Wentworth Street 3,566 100% 3,566 4,037 14.4 80% 11.5

LAP4 Wapping Lane 60 100% 60 4,037 0.2 100% 0.2 Watney Market 767 100% 767 5,113 3.9 100% 3.9

LAP5 Roman Road East 2,360 100% 2,360 5,113 12.1 95% 11.5 Roman Road Fringe 2,315 100% 2,315 4,037 9.3 100% 9.3

LAP6 Stroudley Walk 137 100% 137 4,037 0.6 100% 0.6

LAP7 Poplar High Street 174 100% 174 4,037 0.7 100% 0.7 Aberfedly Street 45 100% 45 4,037 0.2 100% 0.2 Salmon Lane 177 100% 177 4,037 0.7 100% 0.7

LAP8 Canary Wharf 6,940 100% 6,940 6,459 44.8 80% 35.9 Jubilee Place 3,088 100% 3,088 6,459 19.9 80% 16.0 Manchester Road 271 100% 271 4,037 1.1 100% 1.1 Chrisp Street 2,683 100% 2683 5,113 13.7 100% 13.7 Chrisp Street Retail Fringe 303 100% 303 5,113 1.5 100% 1.5 Castalia Square 134 100% 134 4,037 0.5 100% 0.5 Barkentine Square 68 100% 68 4,037 0.3 100% 0.3

Sub Total 29,044 - 29,044 - 152.6 - 133.0 Average % Comparison Net comparison comparison Total comparison Turnover from Turnover from Net floorspace goods floorspace floorspace turnover turnover Borough Borough (sqm) (sqm) (£/sqm) (£m) (%) (£m)

Comparision floorspace in foodstores: Tesco - 361 Bethnal Green Rd 1,485 36% 535 4,661 2.5 90% 2.2 Sainsbury - 1 Cambridge Heath Rd 2,843 24% 682 4,309 2.9 90% 2.6 Safeway - 41 Thomas More St 1,589 23% 365 3,750 1.4 75% 1.0 Safeway - 2 Gladstone Place, Bow 1,626 23% 374 3,750 1.4 90% 1.3 Waitrose - Canada Sq 2,378 15% 357 4,372 1.6 60% 0.9 Waitrose Home & Food- Canada Sq 5,054 - 5,054 146 0.7 60% 0.4 Tesco - Cabot Place West 1,120 36% 403 4,661 1.9 60% 1.1 M&S Simply Food 784 10% 78 1,045 0.1 60% 0.0 Tesco - Hannock Rd 3,313 36% 1,193 4,661 5.6 80% 4.4 Asda - Isle of Dogs 5,000 45% 2,250 5,521 12.4 90% 11.2 Lidl - Burdett Road 846 20% 169 1,682 0.3 90% 0.3

Sub total 26,038 - 11,460 - 30.7 - 25.6

Total 55,082 - 40,504 - 183.3 - 158.6

Source/Notes: (1) Turnovers from Verdict 2004 Edition. (2) Where no information is available from Retail Rankings turnovers are DJ estimates. (3) Non comparison floorspace from survey and fieldwork. (4) Gross and net floorspace figures from Borough Council and fieldwork. Table 5 Comparison Market Share (2004) 2004 £m

Total available comparison goods expenditure 484.99

Total comparison turnover from Borough 158.60

Market share (%) 32.7%

Source/Notes: (1) Tables 3 and 4. Table 6a Estimated Turnover of Comparison Commitments in Borough (2004)

Net additional Average Total Gross comparison comparison comparison Turnover from Turnover from floorspace floorspace turnover turnover Borough Borough (sqm) (sqm) (£/sqm) (£m) (%) (£m)

Asda 11,480 5,360 5,521 29.6 90% 26.6 London Arena 4,810 3,367 5,500 18.5 90% 16.7 Millennium Quarter 3,000 2,100 5,500 11.6 90% 10.4

Total within catchment area 19,290 10,827 - 59.7 - 53.7

Table 6b Estimated Turnover of Comparison Commitments Outside Borough (2004)

Average Total Gross Net comparison comparison Turnover from Turnover from floorspace floorspace turnover turnover Borough Borough (sqm) (sqm) (£/sqm) (£m) (%) (£m)

Stratford 100,000 75,000 6,666 500 1% 5.0

Total within catchment area 100,000 75,000 - 500 - 5.0

Source/Notes: (1) Information on comparison floorspace of commitments provided by London Borough of Tower Hamlets. (2) Trade drawn from the catchment area has been estimated by Drivers Jonas. (3) A net to gross floorspace ratio of 75% has been applied to the Stratford floorspace based on CBHillier Parker's 2003 Retail Assessment. Table 7 Surplus Available Expenditure

2004 2006 2011 2016 £m £m £m £m

Available expenditure within Borough (£m) 485.0 556.6 780.0 1 ,082.5

Market share (32%) (£m) 158.60 182.01 255.09 354 .00

Inflow expenditure 24.73 28.38 39.78 55.20

Turnover of existing provision (£m) 183.34 193.46 221.30 253.14

Commitments (£m) 0.00 0.00 58 .70 68 .71

Surplus/Deficit (£m) 0.00 16.92 14.87 87.35

Net sqm floorspace equivalent (at £6,459 per sqm) 0 2,620 2,303 13 ,524

Net sqm floorspace equivalent (at £4,575 per sqm) 0 3,699 3,251 19 ,093

Source/Notes: (1) Tables 3, 4 and 5. (2) Allowance for growth in floorspace turnover at 2.725%. (3) £6,459 psm floorspace equivalent based on Canary Wharf. (4) £4,575 psm floorspace equivalent based on average of Borough's District centres and local shopping parades. (5) Assumes net to gross of 75%.