London Plan should encourage small shops in town centres
August 2010
“A decline in affordable premises is having an impact on the vibrancy, sustainability and character of some town centres”, says RTP Associate Sue Asher.Roger Tym & Partners has completed a study assessing the role of small affordable shops in London.
Over recent decades small shops have been in decline nationally, a trend also evident in London. As a result, it can be argued that the supply of small shops in parts of London is in short supply and this is having an impact on choice generally and the vibrancy, economy, sustainability and character of some town centres. A policy to encourage small shops in London could help to achieve greater choice, vitality and vibrancy in town centres within the context of a dynamic, competitive and diverse retail sector.
A large body of research shows that local shops have a range of benefits for their areas. Local shops tend to be located in district and local/neighbourhood centres, and tend to be occupied by independent retailers. Such shops allow people to shop locally on foot, thereby reducing carbon emissions. They provide easy access to shops for low income groups, the elderly and those without cars. They also provide local employment and keep money in the local economy.
In addition, independent small shops often add unique character to an area. High profile work on the subject has been done by the Royal Borough of Kensington & Chelsea Retail Commission (2007) and the London First Retail Commission (2009).
The new draft policy (4.9) in the Replacement London Plan would enable local councils to require that planning applications for large retail schemes include some small, affordable shop units – or that the applicants pay a contribution towards improving the town centre. The Plan is currently at Examination in Public.
Roger Tym & Partners analysed Valuation Office data and the GLA London Town Centre Health Checks 2009 to look at which types of London location have a lack or over supply of small shop units. Key factors are the average unit size, rent, proportion of multiple occupiers and vacancy rate in London’s town centres. The firm found that, across London, there are centres where small shops appear to be vulnerable to being priced out.
In some boroughs, small units are already being provided as part of larger schemes, for example Wards Corner (Haringey), Highams Park (Waltham Forest) and St. Martins Courtyard, Covent Garden (Westminster). Affordability issues are complex. London Boroughs should identify any need at the local level and draft an appropriate local policy for their own centres.
John Parmiter, Partner at Roger Tym & Partners, says “We support the principle of Policy 4.9 in the London Plan. It will help those Boroughs where the problem exists, or may arise, to have a common strategic policy basis to work under and to be able to apply it consistently (which will help developers and investors).”
The GLA is to produce supplementary guidance.
Further information
