South Harrow District Centre Inward Investment Profile 1 CONTENTS Page 1. Introduction 3 2. Harrow and Surrounding Boroughs 3 3. Retail Composition 5 4. Available Property 6 5. Business Rates 7 6. Planning 7 7. Population and Catchment Area 9 8. Transport & Access 13 - South Harrow Tube Station Pedestrian Entries and Exits - Bus Routes - Car Parking 9. Appendix A Customer Insight 15 Disclaimer The information in this document is for guidance only. While every effort has been made to offer current and accurate information, all statements contained herein are made without responsibility on the part of Harrow Borough Council. None of the statements contained in this document is to be relied upon as a statement or representation of fact. Harrow Borough Council does not make or give any representation or warranty whatever in relation to statements made in this document. 2 1. South Harrow District Centre – Introduction South Harrow is classified as a District Centre in the Council’s Unitary Development Plan. The centre is a linear centre running south along Northolt Road from South Harrow Underground Station to the junction with Wyvenhoe Road. South Harrow Underground Station is located at the south of the District Centre. Piccadilly Line services run from the station westbound to Uxbridge and eastbound to Heathrow Terminals 1, 2 and 3 and Cockfosters, via Central London. To the north of the centre (approximately 300 metres outside of the designated District Centre boundary) is a large Waitrose and a small number of retail warehouse units. 2. Harrow and Surrounding Boroughs 3 4 3. Retail Composition No of No of Type of Business Units Type of Business Units Comparison Clothes Shops 2 Newsagent 2 Jewellers 2 Off license 2 Shoe Shop 2 Post office 1 Electrical, Photography, Computing Restaurant/Take Aways/ Phone shop 1 Pubs Dvd Shop 1 Restaurant 8 Electronics 1 Take Away 3 Public House 1 Food & Drink Café 2 Bakers 2 Supermarket 2 Services Grocers 6 Dry Cleaners/clothes repair 2 Butchers 2 Print 1 Savories 2 Travel Agents 2 Sandwich 1 Funeral directors 1 Fish Monger 1 Cheque Cashing 1 Health & Personal Community Hair & Beauty 12 Library 1 Opticians 3 Church 1 Chemist 4 Financial, Professional & Miscellaneous & Specialist Property Charity Shop 2 Banks & Building societies 4 Flourist 1 Estate Agents 3 Betting 3 Solicitors 1 Card 1 Pawn brokers 2 Vacant 4 Mini cab 1 Tobacconist 1 5 4. Available Property Rents for a standard retail unit in South Harrow are between £12,000 to £15,000 per annum depending on exact location. This equates to £10 to £25 per square foot. Available Property Address Description Rent Contact Northolt Road, Grocery, Off license business, £13,500 p.a. Ashton Fox South Harrow, fully fitted, 14 years lease run, Middlesex £50k fixtures. Northolt Road, Double fronted lock-up shop. £12,000 p.a. Ashton Fox South Harrow, Electric roller shutters, no parking Middlesex restrictions in front of shop. Approximately 1200 sq. ft. Local Estate Agents The table lists a number of local estate agents in the area. Company and Address Telephone Email and/or web site David Wilson Tel: 0208 423 5933 [email protected] 29-31 High Street, www.davidwilsonproperty.com Harrow-on-the-Hill, HA1 3HT Ferrari Dewe Tel: 020 8427 4288 [email protected] Ferrari House, Fax: 020 8863 5466 www.ferraridewe.co.uk 102 College Road, Harrow HA1 1ES David Charles Tel: 020 8866 0001 www.davidcharles.co.uk 29 High Street Fax: 020 8868 2600 [email protected] Pinner HA5 5PJ VDBM Tel: 01923 845222 [email protected] 30A Green Lane Fax: 01923 832142 www.vdbm.co.uk/ Northwood Middlesex HA6 2QB Andrew Pearce Tel: 020 8868 2424 www.andrew-pearce.co.uk 55 Bridge Street Pinner Middlesex HA5 3JR P K Properties Tel: 020 8429 4249 www.pkproperties.co.uk 451 Alexandra Ave Harrow HA2 9SE Chamberlain Commercial Tel: 020 8429 6899 www.chamberlaincommercial.com Evans House, 107 Marsh Rd, Pinner, [email protected] Middlesex, HA5 5PA Ashton Fox Tel: 020 8909 9292 www.ashtonfox.co.uk 185 Kenton Road Harrow Middlesex HA3 0EY 6 Vacancy Rate – Proportion of Vacant Units (2001 to 2010) South Harrow 9.00 8.00 7.00 6.00 5.00 4.00 3.00 2.00 1.00 0.00 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 5. Business Rates Business rates can be calculated from the Valuation Office Agency web site (www.voa.gov.uk or telephone 020 8276 2800) or by contacting the Council’s Business Rates department on 020 8901 2610 or visiting www.harrow.gov.uk/businessrates. 6. Planning Primary frontages Secondary frontages 218-330 Northolt Road 273-347 Northolt Road (excluding 230b,c,d) 223-233 Northolt Road 235-271 Northolt Road The Council’s Planning Policy tries to maintain a level of retail uses in town centres. In the designated Primary Frontages (see table above), the following policy (Policy EM17) applies: IN THE PRIMARY SHOPPING FRONTAGE OF HARROW METROPOLITAN CENTRE AND OF THE DISTRICT CENTRES, THE CHANGE OF USE OF SHOPS (CLASS A1) TO (PROFESSIONAL AND FINANCIAL SERVICES) (CLASS A2) OR (FOOD AND DRINK) (CLASS A3) WILL NORMALLY BE PERMITTED PROVIDED THAT:- A) THE PROPOSED USE PROVIDES A SERVICE THAT IS DIRECTLY RELATED TO A SHOPPING TRIP AND SUPPORTS THE RETAIL FUNCTION OF THE CENTRE; B) THE LENGTH OF THE PRIMARY FRONTAGE IN NON-RETAIL USE AT STREET LEVEL IN THE CENTRE (INCLUDING ANY OUTSTANDING PERMISSIONS) WOULD NOT EXCEED 15% OF THE TOTAL IN HARROW METROPOLITAN CENTRE AND 25% OF THE TOTAL IN THE DISTRICT CENTRES; C) A HARMFUL CONCENTRATION OF NON-RETAIL USES IS NOT CREATED OR ADDED TO; D) THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO 7 HIGHWAY SAFETY AND CONVENIENCE; AND E) A WINDOW DISPLAY OR OTHER FRONTAGE APPROPRIATE TO THE SHOPPING AREA IS MAINTAINED. NON CLASS A USES WILL NOT BE PERMITTED IN PRIMARY FRONTAGES. In designated Secondary Frontages (see table above), the following policy (Policy EM17) applies: IN THE SECONDARY SHOPPING FRONTAGES OF HARROW METROPOLITAN CENTRE AND OF THE DISTRICT CENTRES, THE CHANGE OF USE OF RETAIL SHOPS (CLASS A1) TO NON- RETAIL USES WILL NORMALLY BE PERMITTED PROVIDED THAT:- A) THE USE IS APPROPRIATE TO A TOWN CENTRE; B) THE USE IS PRIMARILY FOR VISITING MEMBERS OF THE PUBLIC; C) THE USE REQUIRES AN ACCESSIBLE LOCATION; D) THE LENGTH OF THE SECONDARY FRONTAGE IN NON-RETAIL USE AT STREET LEVEL IN THE CENTRE (INCLUDING ANY OUTSTANDING PERMISSIONS) WOULD NOT EXCEED 50% OF THE TOTAL; E) THE PREMISES CAN BE ADEQUATELY SERVICED WITHOUT CAUSING HARM TO HIGHWAY SAFETY AND CONVENIENCE; F) A WINDOW DISPLAY OR OTHER FRONTAGE APPROPRIATE TO THE SHOPPING AREA IS MAINTAINED; AND G) A HARMFUL CONCENTRATION OF NON-RETAIL USES IS NOT CREATED OR ADDED TO. IN INSTANCES WHERE THE LONG TERM VACANCY RATE OF THE SECONDARY FRONTAGE OF THE CENTRE EXCEEDS 10%, THE COUNCIL WILL NORMALLY ALLOW ANY TOWN CENTRE USE, SUBJECT TO CRITERIA D) - G) ABOVE. If you are interested in a property but need to check on its planning status, please contact the Council’s Planning Policy Team on 020 8736 6086. 8 7. Population and Catchment Area Within 0.5 kilometre of the centre of South Harrow, there is a population of around 6,370 people. This increases to 18,380 within a 1 kilometre radius. Within 500 metres of South Harrow 66% are classified as within Harrow Segments G and F. Within 1 kilometre, almost 66% of households are made of Harrow Segments G, F and D. (see Appendix A for explanation of Harrow segments and further information). Population by Age in South Harrow Area Age Group Population 0-14 6,353 15-29 7,967 30-44 9,880 45-64 Males & 45-59 Females 7,318 65+ Male & 60+ Females 4,710 Total 36,228 Source: Office for National Statistics - Mid-2010 Population Estimates © Crown Copyright 2011 Totals have been rounded to nearest 10 South Harrow Population 12,000 10,000 8,000 6,000 4,000 2,000 0 0-14 15-29 30-44 45-64 Males 65+ Male & & 45-59 60+ Females Females 9 Map of Stanmore with Distance to Harrow and Nearest Town Centres Closest Centres Distance miles (km) Sudbury Hill 0.9 (1.4) Rayners Lane 1.1 (1.8) Harrow 1.3 (2.1) North Harrow 1.6 (2.6) 10 11 12 8. Transport & Access South Har Around a total of 3360 Around a total of 3350 r During the week, the ow Station: Ped • • entering Source: TfLexiting South Harrow stationpeople is between estrian Entries and Exits South Harrow station ispeople between peak time enter exit 25 South Harrow station on a weekday. ins 0 South Harrow stati m for people 5 20 1 0 by s ie 15 tr n 0 f e o 10 o S N 0 o uth H 8.00 on on a weekday. 5.30 and 6.45 pm 50 a and 8.30 am r ro w 0 - e n 0500-0515 t ry 0545-0600 f lo 0630-0645 w s 0715-0730 b y 1 0800-0815 5 -m 0845-0900 ins 180 0930-0945 s 1015-1030 n i 150 1100-1115 15 m y 120 1145-1200 b s 1230-1245 exit f 90 o 1315-1330 o N mf 1400-1415 60 ~ S e out n 1445-1500 t 30 h H ry 1530-1545 a r 1615-1630 0 row s - a 1700-1715 0500-0515 E t~ e x n 1745-1800 i tr 0545-0600 t f y low 1830-1845 0630-0645 s 1915-1930 0715-0730 by s 1 u 2000-2015 5 n~ 0800-0815 - m en 2045-2100 0845-0900 ins t ry 2130-2145 0930-0945 2215-2230 1015-1030 2300-2315 1100-1115 2345-0000 1145-1200 0030-0045 1230-1245 1315-1330 1400-1415 mf ~ e 1445-1500 x it 1530-1545 1615-1630 sa 1700-1715 t~ e x 1745-1800 it 1830-1845 1915-1930 s un~ 2000-2015 ex it 2045-2100 2130-2145 2215-2230 2300-2315 2345-0000 0030-0045 13 Bus Routes 9 bus routes serve South Harrow District Centre.