Cabinet Member Report
Decision Maker:
Cabinet Member for City Management, Transport and
Environment
Date:
28 March 2014
Classification:
For General Release
Title:
Harrow Road: Approval of 2013/14 Local
Implementation Plan Funding
Wards Affected:
Harrow Road
Better City, Better Lives
Summary
Better City Better Lives commits to delivering public
realm improvements to create ‘An Enterprising City’
making Westminster “a distinctive and sustainable
destination of choice for international investment”.
Key Decision:
This is a Key Decision and has been included in the
Forward Plan of Key Decisions available on the city
council website.
Financial Summary:
This report seeks approval of capital expenditure of
£196,000 as described in section 8 of this report.
The total current budget for the Harrow Road for
2013/14 is £346,000.
Report of:
Strategic Director Built Environment
1.
Executive Summary
1.1
This report presents proposals for improving the public realm at the junction of Elgin
Avenue and Harrow Road (see section 6) and the purchase of materials for the
works. It also relates to the purchase and installation of market infrastructure for the
proposed expansion of the current street market further down Fernhead Road, as
well as into the space adjacent to the existing market space (see section 7).
1.2
It seeks approval to spend up to £196,000 for materials for the public realm works at
the junction of Elgin Avenue and Harrow Road, and additional market infrastructure
relating to the expansion of the Maida Hill street market.
2.
Recommendations
2.1
That approval in principle is given for the public realm improvements as detailed in
Appendices 2, subject to the submission of a further report once detailed designs
have been finalised.
2.2
That approval is given to proceed with the purchasing of granite paving for the
works associated with the public realm improvements around the junction Elgin
Avenue and Harrow Road junction, and the purchase of additional market
equipment as detailed in paragraph 7.2 for the proposed market extension.
2.2
That approval is given for capital expenditure of up to £196,000 as set out in section
6 to be met from the Local Implementation Plan (LIP) 2013/14 budget for the
Harrow Road.
3.
Reasons for Decision
3.1
Since 2009, the City Council has been committed to working with local stakeholders
and landowners to improve this retail centre, and in particular the public realm and
streetscape. In 2013, the council drafted a strategy for the Harrow Road that looked
at a range of initiatives that would help to improve the retail centre, including public
realm works around Maida Hill and the introduction of a new market offer for the
area.
3.2
The proposed new design and layout delivers on local aspirations of the key
stakeholders of the Harrow Road Town Team, which includes the Harrow Road
Ward Councillors, local residents and businesses and other organisations such as
the Registered Housing Providers and the Police.
3.3
Better City Better Lives commits to delivering public realm improvements to create
‘An Enterprising City’ making Westminster “a distinctive and sustainable destination
of choice for international investment”. The new design and layout of Queensway
will deliver against this commitment and will regenerate this major retail shopping
centre.
4.
Background
4.1
Harrow Road is one of Westminster’s key neighbourhood shopping centres,
overwhelmingly serving local residents who live in the vicinity of the centre, visit it
on a regular basis, with a large number visiting on foot for convenience shopping.
The centre, and in particular the Maida Hill junction has received some investment.
However there remains much to do in terms of maintaining and enhancing the
vitality and viability of the shopping centre. Shopping Centre Health Checks (see
section 5) were carried out for Westminster’s high street type shopping centres in
2013, including Harrow Road.
4.2
In the wake of competition from other local retail centres, and the future investment
that is planned for nearby Queensway, local residents could be attracted to these
other retail centres where there has been more investment over the years in the
public realm and retail offer. In 2012 the council made application for the Harrow
Road to become a Portas pilot, but despite the support of the local community it
was not selected as one of the 12 pilot areas. In 2013, the council subsequently
decided that it would develop a strategy for the area that was in line with the
council’s Better City, Better Lives programme. Some of the initiatives within the
Draft Harrow Road Strategy (see appendix 1) have been in informed by the local
consultations which were undertaken in 2012 by the Harrow Road Ward
Councillors.
4.3
The council’s Capital Monitoring Group agreed that a total of £850,000 of Local
Implementation Plan external funding could be used to develop and deliver public
realm projects in and around Maida Hill following on from the investment
5.
Shopping Centre Health Checks
5.1
The 2013 high street health checks rated Harrow Road on a series of subject
matters, and results were compared against the other high street centres for
context. The Harrow Road centre performs well in terms of its local function as a
convenience shopping centre for local residents, which is accessible and has a
stable core of local visitors who use the centre on a regular basis. However there
are a number of issues to address, particularly when compared to other centres,
and Harrow Road’s overall health and vitality score/rating is the lowest of all ten
high street centres studied in 2013, with St. John’s Wood High Street as the highest
rated centre.
5.2
Areas of relative poor performance when compared to the other centres included a
number of factors such as, the quality of the street market compared to other high
streets was very poorly rated, as was the night time economy, and the overall
standard of the retail, the shop fronts and environment. The physical appearance of
the centre is a very important factor affecting the vitality and viability of the centre.
While some public realm improvements have happened in Harrow Road, the overall
environment is rated poorly compared to other centres. The physical environment
(both the quality and upkeep of the buildings, shop fronts and units, and public
realm) and supporting infrastructure can be a key driver of ongoing investment in a
shopping centre, and improvements can increase demand for units and raise
business confidence and rents (which are comparatively very low). This vastly
improves the customer experience, increasing dwell time and having a positive
effect on repeat visits. This is therefore a key underlying factor to maintain and
enhance the vitality and viability of the shopping centre.
5.3
Harrow Road is currently rated as being ‘in decline’ and has shown no improvement
in this rating since last surveyed in 2007. It is the only high street in Westminster
which has this rating. This is illustrated by a number of indicators such as unit
vacancy and overall customer and business opinion. Investment in the centre is
therefore important to keep it viable and improve its vitality, especially as it is an
accessible local service and shopping location for local residents, in the most
residential part of Westminster, with a substantial local catchment area. The centre
has considerable potential which has not being realised.
5.4
The previous market (prior to the pilot) which ceased trading in 2012 was
repeatedly identified as a weak point and something in need of significant
investment and improvement. Consumer opinion gathered in 2013 identified that
the market still required significant improvement, with many saying that the
presence of more market stalls would be something they support, this being the
second most popular improvement requested by 30% of respondents.
5.5
Since the Health Check the council launched pilots for two new markets at Maida
Hill in October 2013. Both have been welcomed by the local community and have
demonstrated that markets can have a positive impact on helping to improve the
retail offer and choice for local consumers, but also help in resolving other long
standing issues such as anti-social behaviour which were prevalent at Maida Hill.
5.6
In spite of this the existing market at Maida Hill is not well used by consumers as
the size of the market space limits the amount and range on offer. If the space was
larger then the commodity offer would be too. This would undoubtedly help to
appeal to local residents who should start to use the market more regularly.
Comparable high streets, Church Street and Tachbrook Street provide examples of
where the market is integral to the vitality and viability of the centre. Both of these
centres were studied in the same health check project, and in both cases the
markets acted as a significant draw for consumers who used them every time they
visited, and in many cases multiple times a week. The markets in both of these
centres are large and appropriate for their consumer base. At the moment, the
Harrow Road market is not fulfilling its potential, which is demonstrated by
consumer opinion, who want a larger, improved market. In the other centres the
market acts as a significant draw for consumers and acts as an anchor that
contributes positively to the health and vitality of the centre. A larger and improved
market for Harrow Road would undoubtedly have the same effect.
6
Public Realm Proposals
6.1
The local community and the Police have long championed the removal of the high
wall outside the Royal Bank of Scotland owing to public safety issues around the
three cash points. Whilst this was on private land, the council along with the Police
and in were successful in removing the wall in early 2014, with the agreement of the
freeholder.
6.2
The local community would like to see further improvements to the public realm in
this area which is also one of the objectives of the draft Harrow Road Strategy. The
council has now developed a design for this area which references the public realm
improvements (in terms of materials and layout) at Maida Hill Place which on the
west side of Elgin Avenue. This report seeks approval for some site surveys to be
undertaken by the council’s Term Contractor, and to procure the granite setts for
the public realm improvements, which has a three month lead in time. This will then
allow the new Term Contractor to undertake the detailed design for the proposed
public realm improvements during this period, and subject to further approval from
the Cabinet Member for City Management, Environment and Transport the public
realm improvement can commence in July 2014. Public realm improvements
include new granite paving, de-cluttering of street furniture, removal of guardrail and
potentially a public art installation.
7.
Street Market
7.1
Following the implementation of the market pilot in the last quarter of 2013 and
analysis of the data, it became apparent that the current size of the market was not
large enough to sustain a self financing operation. As a result a planning
application has been submitted to the council for the extension of the street market
(see appendix 3). If planning permission is approved for the use of the space this
will more than double the existing market from 23 stalls to up to 58 stalls. In order
for this to happen the council is required to consult on the proposed closure of parts
of Walteron Road and Fernhead Road to facilitate the market extension. The
results of the traffic order consultation and any approval of the road closure will be
subject to delegated authority decisions by the City Commissioner for
Transportation.
7.2
Alongside the extension of the existing market, new market equipment such as
power pop ups, fresh water and new stalls are required. The amount of power and
the maintenance of the power pop ups will be charged as part of the licence fee.
Since their installation in 2009, there has been minimal maintenance required due
to the robust nature of the pop ups. The two market operators will be liable to meet
the costs for any damaged caused to the market equipment which is the property of
the council. The market operator will be responsible for maintaining all the market
equipment such as the stalls going forward.
8.
Financial Implications
8.1
A total of £346,000 has been allocated to the Harrow Road from the council’s
2013/14 Local Implementation Plan (LIP) budget. Of this £150,000 has been
approved via delegated authority for the feasibility and initial design for public realm
projects in and around Maida Hill, associated surveys and trial holes, infrastructure
for the pilot market, and tree planting along the west section (from Maida Hill
junction) of the Harrow Road.
8.2
This report seeks approval from the Cabinet Member for City Management,
Environment and Transport for the expenditure of £196,000 as outlined in the table
below.
Granite materials for public realm improvements
Market Power Pop Up and water supply equipment and installation
New Market Stalls and associated equipment
Surveys
Total
£115,000
£50,000
£25,000
£6,000
£196,000
9.
Legal Implications
9.1
There are no legal implications proposed by this report. Power pop ups can be
installed using the powers contained in Section 115B of the Highways Act 1980.
10.
Business Plan Implications
10.1 This report outlines proposals to improve the Harrow Road and delivers against the
Better City Better Lives commitment in delivering public realm improvements to
create ‘An Enterprising City’ making Westminster “a distinctive and sustainable
destination of choice for international investment”.
11.
Consultation
11.1
There is support from the Harrow Road Town Team, made up of Harrow Road
Ward Councillors, local residents and businesses and organisations such as the
Police and registered housing providers, for the proposed public realm improvement
and the extension of the market, including the closure of the southern section of
Fernhead Road and Walterton Road, which is subject to a separate traffic
management order consultation.
12.
Conclusions
12.1
The proposed extension of the street market at Maida Hill and, the public realm
improvements at the junction of Elgin Avenue and Harrow Road are supported by
the Harrow Road Town Team.
12.2
Both these projects are aimed at improving the experience for the residents,
shoppers, businesses and local workers. These projects will help to contribute
positively to the economic vitality of the retail centre.
If you have any queries about this Report or require copies of any background
papers please contact: Roger Austin, Area Programme Manager on 020 7641
7061 or by email: raustin@westminster.gov.uk
LIST OF BACKGROUND PAPERS
1. Shopping Centre Health Checks
For completion by the Cabinet Member for City Management, Transport &
Environment
Declaration of Interest
I have <no interest to declare / to declare an interest> in respect of this report
Signed:
NAME:
Date:
Councillor Ed Argar
State nature of interest if any …………………………………………………………..……
…………………………………………………………………………………………………..
(N.B: If you have an interest you should seek advice as to whether it is appropriate to make a decision in
relation to this matter)
For the reasons set out above, I agree the recommendation(s) in the report entitled
Harrow Road: Approval of 2013/14 Local Implementation Plan Funding and reject any
alternative options which are referred to but not recommended.
Signed ………………………………………………
Cabinet Member for City Management, Transport & Environment
Date …………………………………………………
If you have any additional comment which you would want actioned in connection with
your decision you should discuss this with the report author and then set out your
comment below before the report and this pro-forma is returned to the Secretariat for
processing.
Additional comment: …………………………………….……………………………………
……………………………………………………………………..……………………………
…………………………………………………………………….…………………………….
If you do not wish to approve the recommendations, or wish to make an alternative
decision, it is important that you consult the report author, the Head of Legal and
Democratic Services, Strategic Director Finance and Performance and, if there are
resources implications, the Strategic Director of Resources (or their representatives) so
that (1) you can be made aware of any further relevant considerations that you should take
into account before making the decision and (2) your reasons for the decision can be
properly identified and recorded, as required by law.
Note to Cabinet Member: Your decision will now be published and copied to the Members
of the relevant Policy & Scrutiny Committee. If the decision falls within the criteria for callin, it will not be implemented until five working days have elapsed from publication to allow
the Policy and Scrutiny Committee to decide whether it wishes to call the matter in.
Appendix 1
Draft Harrow Road Strategy
(Attached separately)
Appendix 2
Plan: Public realm improvements for Elgin Avenue and Harrow Road junction
(Attached separately)
Appendix 3
Plan: Existing Market and Proposed Extension
(Attached separately)