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Creative Industries in Historic Buildings and Environments

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Creative Industries in Historic Buildings and Environments Creative Industries in Historic Buildings and Environments CONSERVATION AREA CASE STUDIES OCTOBER 2018 PREPARED FOR HISTORIC ENGLAND COLLIERS INTERNATIONAL PROPERTY CONSULTANTS LIMITED Trading Name: Colliers International Colliers International Property Advisers UK LLP. Limited Liability Partnership registered in England and Wales no. OC385143 Registered office: 50 George St London W1U 7DY Tel: +44 20 7935 4499 www.colliers.com/uk [email protected] Tel: +44 020 7344 6582 Version Control Filename/Document ID HE Creative Industries Case Studies 041018.docx Last Saved 05 November 2018 Owner David Geddes 2 of 107 he creative industries case studies final.docx/2018-11-05 13:34 TABLE OF CONTENTS 1 Summary 4 2 London Case Studies 12 2.1 Bermondsey Street 12 2.2 Old Bethnal Green Road 19 2.3 Seven Dials 24 2.4 South Shoreditch 30 3 Case Studies – Outside London 41 3.1 Cheltenham Central 41 3.2 Cultural Industries Quarter, Sheffield 49 3.3 Digbeth / Deritend, Birmingham 54 3.4 Friar Gate, Derby 60 3.5 Lower Ouseburn Valley, Newcastle upon Tyne 64 3.6 Norwich Central 69 3.7 Ramsgate Conservation Area 76 3.8 Smithfield, Manchester 82 4 Occupiers of HIstoric Buildings in Case Study Areas 88 4.1 South Shoreditch 88 4.2 Seven Dials 91 4.3 Bermondsey Street 95 4.4 Smithfield, Manchester 100 4.5 Cultural Industries Quarter, Sheffield 100 4.6 Digbeth, Deritend Bordesley High Streets (DDBHS 100 4.7 Friar Gate, Derby 101 4.8 Ramsgate Heritage Action Zone 104 3 of 107 he creative industries case studies final.docx/2018-11-05 13:34 1 SUMMARY This is one of four documents that report research done into the role of historic parts of towns and cities in nurturing groups of organisations that are involved in creative industries. A Summary report explains all the work done and summarises the main conclusions. Other reports have full analysis of data from Companies House about companies defined by the Department of Culture, Media and Sport (DCMS) as being creative industries located in conservation areas in England, and a summary of interviews with developers. This report has research done into creative industries in twelve case study conservation areas. The work has been in produced in parallel with another study that has assessed all commercial uses1 of listed buildings in the centres 55 cities and towns in England, which is contained in a further report. Section 2 and Section 3 have, respectively, details of 12 conservation areas studied. Four are in London and one in each of the eight other regions of England. There is a history of each area and how2 it evolved into a hub for creative industries. Figure 1: Case Study Areas National rating by density of Creative Local Planning Industries Conservation Area Authority Region Core City 7 South Shoreditch Hackney London 14 Old Bethnal Green Road Tower Hamlets London 17 Seven Dials (Cov Gdn) Camden London 26 Bermondsey Street Southwark London 47 Smithfield Manchester North West Y 75 Cultural Industries Quarter Sheffield Yorkshire Y Digbeth, Deritend Bordesley High 77 Birmingham West Midlands Y Streets (DDBHS) 125 Lower Ouseburn Valley Newcastle upon Tyne North East Y 161 Friar Gate Derby East Midlands 212 City Centre Norwich East of England 246 Central Cheltenham West Midlands 403 Ramsgate CA Thanet South East The research has included analysis of use of historic buildings in the conservation areas that are not listed, where possible. Some local authorities have schedules of locally listed buildings. The lists are variable in scope, however. Some cover all key buildings in the conservation area; others have only a few outstanding buildings. Conservation Area Appraisals sometimes, either in addition to, or instead of a local list, identify buildings that make a positive contribution to the area, often only shown on a map. 1 i.e. creative industries and other. 2 Except for a couple which do not yet have many creative industry companies but have potential to. 4 of 107 he creative industries case studies final.docx/2018-11-05 13:34 Figure 2 summarises the case study conservation areas. It shows where they stand on the national list of conservation areas by density of creative industries, the number of listed buildings in use for any type of commercial activity,3 the density of creative industries in the area, measured as organisations per square km, and the number and proportion of creative industry organisations that are in listed buildings and other historic buildings.4 Figure 2: Creative Industries in Case Study Areas NationalRating by NationalRating Density of CI of Density Size of Conservation Conservation of Size Area (sq km)(sq Area Listed Buildings in in Buildings Listed Commercial Use Commercial Creatives in Listed Listed in Creatives Buildings Listed buildings with CI CI with buildings Listed occupancy Other Historic Buildings Historic Other Creatives in Other Other in Creatives Historic Buildings Historic Other Historic Buildings Buildings Historic Other with Creatives in Them in Creatives with TOTAL CREATIVE CREATIVE TOTAL INDUSTRIES CREATIVE CREATIVE INDUSTRIES PERSQINDUSTRIES KM % of CI in Listed Listed in CI of % Buildings % of CI in other historic historic other in CI of % Conservation Area buildings 7 South Shoreditch, Hackney 0.28 29 25 9 19 17 6 406 1,471 6% 4% 14 Old Bethnal Green Road, Tower Hamlets 0.04 0 0 0 N/A N/A N/A 46 1,058 0% 17 Seven Dials, Camden 0.15 44 32 6 85 12 7 146 984 22% 8% 26 Bermondsey Street, Southwark 0.19 14 18 3 169 26 18 117 607 15% 22% 47 Smithfield, Manchester 0.13 7 1 1 46 357 2% 75 Cultural Industries Quarter, Sheffield 0.24 4 2 1 2 53 216 4% 77 DDBHS, Birmingham 0.29 2 0 0 39 6 3 62 215 0% 10% 125 Lower Ouseburn Valley, Newcastle 0.20 0 0 0 27 133 0% 161 Friar Gate, Derby 0.24 45 16 7 68 2 1 24 101 67% 8% 212 City Centre, Norwich 2.32 326 29 17 118 51 25% 246 Central, Cheltenham 5.95 118 9 7 210 35 4% 403 Ramsgate, Thanet 0.88 0 0 0 17 19 0% It highlights the chasm between the density of creative industries in the London case study areas compared to those outside London. It shows also, that, with possible exception of Friar Gate and Smithfield, creative industries do not necessarily locate in these areas because they want to be in historic buildings. The proportion occupying historic buildings is relatively low in most cases. Figure 3 shows the average rents for all buildings for new leases in the conservation area,5 and the average rents paid by tenants of historic buildings for the case study areas where it has been possible to collate this data. It shows the gulf in rent levels between areas of London that have large creative industry clusters and those in the regions. It suggests that average rents are substantially lower for space in historic buildings than for all buildings. This will be partly because the average actual rents apply to leases that started or were renewed in the past. 3 Other than people working from home. 4 No data for this was found for Old Bethnal Green Road. 5 From research done using CoStar Focus and Radius Exchange property databases. Norwich and Cheltenham have been excluded because the conservation areas are so large and include many shops in addition to workspaces. 5 of 107 he creative industries case studies final.docx/2018-11-05 13:34 Figure 3: Rents paid in Case Study Areas Estimated Actual Rents in Historic Buildings Current Average for new lets for the Number Versus av area (psf pa) Identified Average for area Seven Dials, Camden £70 46 £44 -37% Bermondsey Street, Southwark £50 44 £37 -26% South Shoreditch, Hackney £47 24 £36 -24% Smithfield, Manchester £18 Ramsgate, Thanet £16 Cultural Industries Quarter, Sheffield £15 Friar Gate, Derby £14 6 £10 -33% Digbeth, Deritend Bordesley High Streets (DDBHS) £13 Figure 5 shows the creative industry organisations by type in each of the case study areas, their density per square kilometre and where they rank on the list of top 300 conservation areas by density. The bottom section, showing the national rankings, gives, perhaps, the strongest indication of where a cluster of a certain type has emerged in an area. Instances where a conservation area is much higher on the national standings for one type of creative industry than for all have been highlighted. One of the aims of the search of information about historic buildings in property databases was to see if there was any indication that many were being converted from commercial to residential use, especially in London. Figure 4 shows the major changes that were identified in the three London areas for which the analysis was done.6 It shows only two instances of change of use to residential, and neither seems to be from office use. Figure 4: Major changes to status of historic buildings in case study areas Major Refits post Address Built Original Use 1980 Owner Change of Use SEVEN DIALS 5 Great Queen St 1880 Resi 2010 Office to Retail 24 West St c.1700 Church London Diocesan Fund Resi 24 Endell St 1884 Hospital 2004 The Hospital Group Private Members Club SOUTH SHOREDITCH 40 Great Eastern St 1801 Warehouse Stirling Ackroyd Ltd Offices with Café 42 Great Eastern St 1801 Warehouse Offices with Café 1998 empty building to live-work unit, 1999 ground floor & basement to 323 Old St Early C19 Trustend Ltd food & drink 2-4 Paul St c.1860 Furniture 1997 Amsprop Ltd Licensed Premises BERMONDSEY HIGH STREET 187-189 Bermdsey St 1907 Hostel Studios & Flats 72 Bermondsey St 1822 Resi Shackleton Shops w Offices 2 Leathermarket St 1885 Warehouse Acorn Offices Barts & The London 75 Bermondsey St 2000 2013 Charity Office 1999 warehouse converted to 79-81 Bermondsey St Zandra Rhodes Fashion & Textile museum 145 Bermondsey St Apartments 6 Bethnal Green is excluded because there are no statutorily or locally listed buildings in commercial use.
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