Is it the End for Self-Checkouts?

A few weeks ago, an announcement by Booths (the north west of England supermarket chain) sparked a lot of media interest and column inches. They had decided to remove self-checkouts from all bar two of their stores. Was this the beginning of the end for this technological development? 

The media coverage was considerable, if a little confused. As ever the tendency to polarise an issue meant many missed the fact that Booths are keeping self-checkouts in a couple of stores. Instead the focus was on the removal not the retention – though to be fair, it was a larger number going, than staying. The attention was also perhaps symbolic of Booth’s running opposite to most announcements on self-service checkouts. 

Booths felt the self-checkouts weren’t producing the returns they wanted and that consumers preferred people in their stores. This has some merit and some people clearly hate self-checkouts. But they were keeping them in some situations; the decision probably focusing around volume, throughflow, basket size etc.  

That’s always been my point about self-checkouts; they work for some people in some situations, but not all and views do vary. Some consumers love them; others hate them. The reasons for views vary for social, economic, technological, demographic and simply personal preference reasons.  

If you want one item to buy in a hurry, then joining a staffed checkout queue is a pain. Where staffing is an issue or customer flow is very high, they can work well. In other situations some consumers want to speak to people or they feel the service provided is valuable for social or other reasons. Some commentators see this as a vital community function

As with so many things, the use of technology needs to be a balance and it depends on the circumstance and the user.  

What was more odd perhaps was, a week or so later, Marks and Spencer blaming middle class shoplifters who were using their self-checkouts (supported by a criminology academic). Marks and Spencer described it as a social phenomenon and a global problem. If it is that much of an issue for them then they could rethink their approach to their introduction of course. As I have written before, self-checkouts in Marks and Spencer seem highly problematic, necessitating human interaction due to confusing layouts, signage, complicated transactions and so on. There are also more fundamental issues. They control this and so ‘blaming’ their customers is a bit much in my view.   

I will finish this post on another academic note. I recently came across a paper (Nusrat and Huang 2024) which considered self- and regular checkout impacts on consumer loyalty. Using a mix of study approaches they considered self-checkouts in grocery retailing in the United States. They concluded:  

“self-checkout systems, despite their advantages in terms of speed, ease of use, and cost reduction, can result in lower customer loyalty compared to regular checkout systems, especially when the number of purchased items is relatively high.” (p9) 

There are confounding factors and mediators at play here and the context and consumer attributes have a role. In other words, the situation is important, and what a retailer is trying to achieve is a key driver. Booths, often seen as up-market, may be right that good, trained people providing a service is a key part of the brand for their customers. Or is the case that eventually we get used to such things as with “customer service hotlines” which are nothing of the sort?

I doubt self-checkouts are for the scrapheap everywhere – and the physical evidence suggests the opposite – but a more rounded view of their appropriate use may be welcome. 

Reference 

Nusrat F and Y Huang (2027) Feeling rewarded and entitled to be served: Understanding the influence of self- versus regular checkout on customer loyalty. Journal of Business Research, 170, 114293. https://www.sciencedirect.com/science/article/pii/S0148296323006525 

Posted in Academics, Booths, Checkouts, Consumers, Customer engagement, Customer Service, Employees, Marks and Spencer, Retailers, Retailing, Self-checkout, Self-Scanning, Self-Service, Technology | Tagged , , , , , , , , | Leave a comment

Regenerative Scotland: Town Centre Regeneration

Listen HERE

A couple of months ago I sat down with Ariane Burgess MSP and Kimberley Guthrie to chat about town centre regeneration – well, we virtually sat down as we were in three different locations. Ariane is a Scottish Greens MSP who runs a podcast entitle Regenerative Scotland and she had invited us to talk about town centres in Scotland, their state, progress and what else is needed. Kimberley is the interim CEO of Scotland’s Towns Partnership.

This was the second podcast on this topic that Ariane was doing at that time, with the first being with Scott Mackay (Midsteeple Quarter) and Malcolm Fraser (the well know architect and the Fraser of the Fraser Review – the National Review of Town Centres – from 2012/13). Scott and Malcolm focused on housing and reuse in town centres whereas Kimberley and I chatted about retail, business and enterprise.

Well, our podcast is now (November 16th) published on Ariana’s Spotify platform and can be accessed here. It runs for 45 minutes or so and during that time we cover a lot of ground, but focused around what are healthy town centres, what actions are we and can we take through existing policies and what new policies and tools might help us in delivering a more sustainable town centre focus in Scotland. We also touched on mechanisms like Scotland Loves Local, which Kimberley and Scotland’s Towns Partnership have spearheaded and how this is keeping money circulating locally, something that will be even more important in the upcoming Christmas period.

It is impossible to do justice the wide ranging questions and answers, as well as unknowns, that we pondered on during the 45 minutes, so the best I can do is point you to the podcast itself. If you are fed up reading what I write, have a go at listening to me instead!

Posted in High Streets, Independents, MSPs, New Future for Scotland's Towns, Places, Planning, Public Policy, Regeneration, Retail Change, Scotland Loves Local, Scotland's Town and High Streets, Scotland's Towns Partnership, Town Centre Action Plan, Town Centre Living, Town Centre Review, Town Centres, Towns, Uncategorized | Tagged , , , , , , , , , , , | Leave a comment

The Scottish Convenience Store Sector 2023

Due to University commitments I was unfortunately unable to attend the Scottish Parliament Cross-Party Group on Independent Convenience Stores Tuesday evening. The technological advances in hybrid meetings however meant I was able to present online. I was delighted to accept and talk about the SGF Local Shop Report 2023 and place it in a broader context. The overheads for my presentation are available for download below.

The last seven years have been a shocking time; three huge exogenous shocks have hit the sector – Brexit, Covid and the Ukraine War. These have overlain other changes and consumer concerns – societal change (e.g. online shopping), climate change, health and wellbeing and government actions. The impact of inflation and rising shop crime are also more immediate concerns. The sector has not had its challenges to seek.

Convenience and local stores are vitally important and significant. “Local” is good for many reasons and such stores are the “glue” of many communities. Despite sometimes a reputation for alcohol and tobacco, there is a strong push for healthy living and local products and producers.

The SGF local shop report can he downloaded here, and there is little benefit of reporting in this post the many statistics that are found within it. It shows the considerable scale and broad dimensions of the sector. More interesting for me perhaps is that we can consider the changes this 2023 report shows compared to 2016. Despite the major shocks and the structural changes underway over this period, the sector has been very robust since 2016. Sales and jobs in Scotland in the sector have grown. Whilst the number of stores has fallen, the loss is not as much as in other sectors, or might have been anticipated.

The comparison between 2016 and 2023 also shows that behind the headline figures there is a considerable breadth of impact on communities. With a wide age range of owners and employees and a good gender mix in ownership/managership, local stores also provide positive equality and diversity opportunities.

There are the obvious immediate challenges forced by local stores, but their resilience, strength and importance is undoubted. A focus on the challenges has tended to crowd out the positive aspects of the sector. Whilst the challenges need to be addressed, we also need to better express the success of the stores and sector, recognising that “local” is vital for our futures in so many ways, and we need to celebrate, support and shape their successful future. They can help in meeting so many of our longer-term ambitions in so many ways.

For those interested, in addition to this Cross-Party Group discussion, a Scottish Parliamentary debate on the Report and the sector was held on the 8th November and can be found here

Posted in Association of Convenience Stores, Convenience, Convenience stores, Cross Party Group, Food Retailing, Go Local, Grocery retailing, Healthy Living, Local Multiplier, Local Retailers, Retailers, Retailing, Scottish Grocers Federation, Scottish Retailing | Tagged , , , , , , , , , , , , | Leave a comment

My Summer 2023 in Vegetables

As many people know from Twitter (and this blog) I try to grow some vegetables. I do this both for the crop (taste, variety) but also for the enjoyment it gives me. About this time of the year, most harvesting is done, so I offer a reflection on the year (2020, 2021, 2022 for example). 

I found it to be very a strange but ultimately pretty reasonable year. Following previous years, I added garlic, onions and more carrots and peas to the mix and removed the aubergines. I experimented in keeping my tomato seed. 

The year began well with a pretty rapid and solid germination of a range of seeds. But this quickly deteriorated as a lot of seedlings failed to grow on and simply sulked. It seemed a common experience – cold, dark, damp? In quite a few cases, I had to re-seed. It was not that I was earlier than normal seeding; just a poor time weather-wise. Overall, it seemed a slow season with variable heat and light – great in early summer but poorer around that. 

My tomatoes were slow but, in most cases, produced well – we ate the last last week. Most varieties (Rose de Berne, Green and Red Zebras, Dr Carolyn Pink, Galina, Stupice) did well. My Chocolate Cherry, House Dwarf and a new variety, Feo de Riogordo, did exceptionally well. Lotos, the yellow star of last year though was disappointing. 

Cucumbers (Early Fortune) were prolific and peppers (Semorah and Golden Calwonder) did ok as did my Palivec chillies. Both courgettes (Verde di Milano, Striata de Napoli) began well but the former only really shone when I moved it outside away from the greenhouse heat. 

Outside my runner beans (Rhondda Black) and French beans (Cosse Violette) were excellent, until one wigwam blew over in a storm. My Champion of England peas were munched by sparrows and pigeons and never stood a chance. Garlic and onions were prolific, and potatoes (Maris Peer, Maris Piper) did their job. Carrots (Nantes) are still going strong but various beetroot disappointed. 

In fruit I have never seen so many blueberries on plants in pots, the plum got frosted but we had some and the rhubarb was better after its compost feed and better watering. 

Every year is a learning year and 2023 was no different. I think I will give up on beetroot and already have new peas and beans to add to the mix. I don’t like the clocks going back as it heralds the darkness, but it does also signify we are moving closer to the New Year seeding! And it coincided with a good weekend to get the garlic and onions planted.  

Posted in Food, Gardens, Greenhouse, Uncategorized, vegetables | Tagged , , , , , , , | 4 Comments

Redeveloping a Shopping Centre – Singapore Style

There is much debate in the UK at present about the future of shopping centres, and especially those in town and city centres. The expansion of this retail agglomeration form from the 1970s and 1980s has left us a legacy of large, older spaces, not always suited to the modern retail or town needs. 

Whilst there are good examples of successful redevelopment – and there will be in the future – many owners are questioning the scale, scope and design of these centres. Many of them are struggling for tenants and giving thought to how redevelopment might enhance a town and of course asset value. With large footprints, the potential for living is one attraction, though open space is also mooted as part of an ‘uncovering’. 

In Scotland alone, many centres are looking to rethink their uses. Locally, the Thistles Centre is redeveloping its Debenhams unit and considering other possibilities. Paisley has two centres, which is likely one too many. In Glasgow, even recent centres such as Buchanan Galleries are proposing redevelopment to be more open and mixed-use and thus more attractive. There are others. We have covered some of these thoughts in this blog before (here and here)

These thoughts came to mind when I was recently in Singapore. The Funan Mall in the city centre used to be the place to seek out computer and technology companies but had gradually been declining. This has led to a redevelopment and a rethinking of what attracts people to a shopping centre. The floor space remains similar but the mix of uses and the design is much different. In the city-state of Singapore with its over-abundance of shopping malls and space, being distinct and attractive is needed

The photographs above and below give a flavour of the revised mall. The mix of leisure (the climbing wall, food and beverage of course in Singapore, theatre/cinemas) reflects the new balance with retail. It is much more experientially focused than before with more interactive and dwell space plus a much more interesting internal design, moving away from the previous format of standard floors around an open central air space. There are plenty of spaces for sitting and watching, whether of climbing or of e-sports. Whether there is sufficient distinctiveness for the long term I do not know.

Some bits seem less convincing. The bike track is a little confused and seemed not to be used (thankfully given potential for problems). The urban farm on the roof was a nice idea, but the reality was underwhelming. 

The other big change was its connectivity. The centre is now fully integrated into the MRT system in Singapore with underground connections to local stations. This undoubtedly helps the footfall. 

All shopping centres and places are different and reaching across continents can be fraught with problems, but this redevelopment focused on distinctiveness and difference around experiential sites/activities combined with strong connectivity and food and beverage might hint at some common answers and future directions. 

Posted in Cinemas, City Centres, Connectivity, Experiential, Food & Beverage, Gardens, Malls, Reinvention, Restaurants, Shopping Centres, Singapore | Tagged , , , , , , , , | Leave a comment

Singapore Shophouses and Tiles

It was a pleasure to be back in Singapore at the end of September for our latest graduation of students from our partnership with SIM (Singapore Institute of Management). I am no great fan of monolithic corporate hotels, so arranged to stay in a more historic, smaller place in Chinatown. It is an area I know well and have watched be preserved rather than razed and redeveloped which has been a common Singaporean feature. 

The hotel I stayed in was originally a series of shophouses built in 1927 and it was converted in the late 2010s into a hotel. The façade remains, but the shophouse structure is only visible internally in the foyer (picture below) and the five-foot walkway outside. 

Given BA’s postponement of my return flight by 16 hours, I gained some time in Singapore and explored the outside of some of the shophouses around the hotel. This revealed quite a set of tiling – much looked to be original tiles but repointed/repositioned. The photos below are from Ann Siang Hill/Road around my hotel. This tiling is one of the external distinctive features of these shophouses. 

I combined that with a trip just off Orchard Road to Emerald Hill, where the photos below were taken. The detail and design are interesting, and one wonders what the insides of these buildings look like? This is an area I had been meaning to visit before and the contrast to the adjacent Orchard Road is so stark. 

The answer to what the insides of these houses look like is partly available. A few years ago, I had purchased a fascinating book on the design of Singaporean shophouses. On returning to Scotland had a look for the houses I had seen. That book contains interior photos of some of the Emerald Hill houses. It dates them to 1902-1920 and the book notes Emerald Hill was one of the first areas to be conserved from 1981. My hotel was also in there as were other places in the area in which I stayed. 

The book contains a short section on glazed ceramic tiles, and I repeat it here: 

“Decorative ceramic tiles – the sort of tiles that were used in latter half of the Victorian era as a surround for the fireplace and hearth in thousands of suburban houses across the British Isles – were popular from the late 19th century through to the early years of the 20th century when we find a lot of tiles with Art Nouveau motifs. Initially these decorative wall tiles were employed for interiors – typically they were applied to the wall space between the floor and a waist-height dado rail – but around the time of World War I they began to be used for external surfaces, as decorative panels beneath windows, both at street level and on the floors above. Unlike the pavement tiles used for floors and the five-foot way verandahs, these decorative wall tiles were glazed and often in relief. And whereas floor tiles almost always featured geometric designs, wall tiles tended to feature floral motifs which no doubt appealed to traditional Chinese aesthetic sensibilities.” 

There are undoubtedly many more delightful shophouses and tiles I have not seen in Singapore – the book is full of them. The number surviving is a pleasant surprise. In a city-state which is constantly renewing and building (to good effect), there are still some spots that reflect the design, heritage, and style of Singapore of a hundred years ago. The tiles and shophouses are reminders of that past providing a distinctive streetscape and environment. 

Reference

Singapore Shophouse, text by Julian Davidson, photography by Luca Invernizzi Tettoni, 2010, Talisman Publishing Pte Ltd, Singapore. ISBN 978-981-05-9716-0. 

Posted in Architecture, Azulejo, Design, Heritage, Historic Shops, Singapore, Streetscapes, Tiles, Uncategorized, Urban History | Tagged , , , , , , , , , | 1 Comment

The UK Government’s Long Term Plan for Towns

Last weekend saw the unveiling of the UK Government’s Long-Term Plan for Towns. A media blitz, at the beginning of the Conservative Party Conference in Manchester gathered the intended headlines. A 27-page document, supported by a methodology on how the towns were selected (Local Authority rather than town data it seems) provided some details. 

In Scotland, seven towns are to receive cash, which came as something of a surprise to the Scottish Government. Surprisingly (or not, depending on your levels of cynicism), two of the seven towns are in the small handful of Conservative held Westminster seats. 

The Prime Minister’s statements on this launch rather focused on the ways towns had been overlooked for cities in the last 15 years, and on the significance of towns to people and their often-current depressing feel. He emphasised local people making local decisions. 

But politicians have always taken towns for granted and focused on cities.

‘The result is the half-empty high streets, rundown shopping centres and anti-social behaviour that undermine many towns’ prosperity and hold back people’s opportunity — and without a new approach, these problems will only get worse.

‘That changes today. Our Long-Term Plan for Towns puts funding in the hands of local people themselves to invest in line with their priorities, over the long-term. That is how we level up.’

So, what does the ‘long-term plan’ provide? 

Fifty-five towns will share just over £1.1bn over a period of 10 years i.e. c£2m per town per year. For this they need to set up a Town Board drawing in the good and the great, consult with the community and produce a Long-Term (ten years) Town Plan. If the plan is accepted by the Department for Levelling Up Housing and Communties (DLUHC) then money will become available from summer 2024 (That is a short time scale to pull a community inspired and agreed ten year strategic and operational plan together). It is all intended to be locally driven, light touch but allow a focus on high streets, heritage and safety/security. For me, it reads a lot like an attempt to deliver some of the ludicrous Build Back Better High Streets report of the other year. Some of the proposed actions and the focus on high streets looking good and reacting to anti-social behaviour are clearly the same. But there is silence on some fundamental issues such as business rates.

On the money, I don’t understand what an ‘endowment-style’ fund is (as opposed to endowment for example), nor the split of 25% resource/75% capital (what does resource mean in this context?). But the lack of towns having to bid for money and the potential ability to roll-over cash across financial years seem positive. More generally it is very English in tone, with many aspects not contextualised for Scotland (or not legal) e.g. the MP, but not the MSP as well, a toolkit, elements of which do not legally apply in Scotland and the use of the UK Internal Market Act (which is divisive at various levels). 

So, whilst no town is likely to say no to more money, this does feel hugely cosmetic. It is not a long-term plan for towns but a (comparatively to need) small amount of money focused on 55 places. And then there is the claim in @CLES tweets that this is possibly not new money and is a reduction over the ten-year period; I am not able to assess that. We are meant of course be thankful if it is new money, but does it address the fundamental issues? Of course not. 

I hope these towns use the money well and a small part of their problems gets eased. But, until we get serious about the causes of the state of our towns (and not just retail, hanging baskets, dustbins and anti-social behaviour) then we are reduced to applying a salve to the symptoms in order to feel good about ourselves for a few minutes (or to get some publicity). This is not leadership, nor is it long-term; it is not at scale and it won’t work at a town or place level. 

A final thought: the town plans needs to be agreed by the DLUHC to open up the purse. I wonder what will happen if the town plan proposes 20mph zones in towns for safety/security reasons and a focus on bringing facilities together to create facilities in a neighbourhood that residents can access within 15-minutes active travel? Will that be accepted and funded?

Posted in 20 Minute Neighbourhood, Car Dependency, Community, High Streets, Local Authorities, Permitted Development Rights, Places, Town Centres, Towns, UK Government | Tagged , , , , , , , , , , , , | 1 Comment

Re-store, Re-use, Re-generate Historic Buildings

“King Alexander II of Stirling presenting to his burgesses a weekly market and merchant guild 18th August 1226”

Last week I presented at a Heritage Trust Network event in Stirling. The event focused on restoring, reusing and regenerating historic buildings in town centres and their scope to aid recovery of the high street.  

The event, highly appropriately, was held at CodeBase Stirling, who now occupy the rather splendid ex Municipal Buildings Stirling. A tour of the buildings showed how well the building was being used and allowed me to look again at the splendid stained-glass window. I also think I was presenting in the very chamber the Stirling Burgh Council agreed, many years ago, to campaign and lobby for the establishment of the University of Stirling. 

My presentation (pdf here) took familiar paths for me. I had been asked to look at the bigger picture for town centres in Scotland and set a broad canvas. Following me were a cavalcade of experts looking at historic buildings with a very detailed focus and expertise. Stirling City Heritage Trust focused on their Traditional Buildings Health Check Scheme (but see here some of their other work). Midsteeple Quarter covered progress on their ground-breaking reclaiming the high streets project and were followed by Neil Stevenson who has almost single-handedly, it seems, renovated most of the high street in Kirkwall. The Scottish Land Commission spoke on Town Centre Living and a lively panel session with representatives from Historic Environment Scotland, SURF, Architectural Heritage Fund and The National Lottery Heritage Fund concluded the indoor part of the day. 

A walking tour of the CARS project in Stirling concluded the day and included a visit of the Alhambra Theatre in the Stirling Old Arcade to look at its potential and plans. 

The form work of the Alhambra Theatre, September 2023

The sense of pride in place and the vital role of historic buildings in identity shone through the day. There were great examples of fabulous work but also a sense of the barriers that slow down the potential and possibilities. Working in town centres with old buildings is hard and expensive and yet if we want healthy well-being places, we need to accelerate our re-use of such buildings across Scotland’s town centres. 

Barriers include, amongst others, a hollowed-out local supply chain in many places, a lack of specialist skills and the time delays this causes, a fiscal regime that penalises this sort of development, restrictions that stifle innovation and a general sense of difficulty of such work. It is amazing what has been achieved, but also staggering to think what could be done if we get this right, easier and cheaper. 

However there was also a showcase of the tremendous support that can be in place and the desire to maximise the opportunities.

Old buildings have stories to tell, identities to contribute and provide a sense of place. Our national focus on towns centres and place provides real opportunities to utilise this heritage in a modern way, but one that meets our current needs and maximises prior investment. Knocking down buildings to start again and greenfield development are poor alternatives to actually embracing and using our heritage for the purpose for which it was often designed – economic and social good in an identifiable pleasant place. 

(For more on Three Ships and M&S Oxford Street, see my earlier blog here.)

Posted in Arcades, Architecture, Buildings, Heritage, High Streets, Historic Shops, Kirkwall, Local Authorities, Midsteeple Quarter, Places, Public Realm, Regeneration, Retail History, Scotland, Scotland's Town and High Streets, Shopfronts, Stirling, Stirling Council, Streetscapes, Town Centre Living, Town Centres, Towns, Urban History | Tagged , , , , , , , , , , , , , | Leave a comment

Vacancy Rates and The Vacant Shops Academy

Way back in 2010, Anne Findlay and myself tried to summarise our thinking about the drivers and measurement of retail vacancy. Then, a decade ago, we did some work with the Local Data Company on retail vacancies (First event, Fifth event). We tried to use the data they produced to conceptualise and understand the complexities of retail vacancy and its measurement. We saw the topic as heavily nuanced and a need for local contextualisation and understanding; the start of a conversation, not a stick to beat councils with.

We failed.

The headline vacancy rate (despite all its issues) is used at a regional or town level to berate local authorities, the county and anyone in earshot about how bad we are or where we rank in the worst places in England (yes, that really helpful approach that constitutes journalism these days). That this “measure” now happens on a more frequent basis adds to the absurdity and difficulty. We need data, not as an end in itself, but as a starting point to understand the issues and opportunities and then to take action. Too few people do this it seems.

Source: Redrawn from Findlay and Sparks (2010), Green (economic factors), Red (structural factors), Blue (local factors)

One person who is trying is Iain Nicholson aka The Vacant Shops Academy, working at a detailed place level to get under the vacancy and To Let signs to better understand the situation in that place, in order to encourage action. His starting point is that the vacancies we see as well as having a range of origins and characteristics, also may not really be vacancies at all, and you can only tell this by detailed working in a place. This approach is refreshing and informative and so I thought I would turn over this blog to him to outline his approach and the lessons he has found across towns in his work. What follows are Iain’s views:

The Vacant Shops Academy

Twenty months into The Vacant Shops Academy working with councils and business improvement districts (BIDs) on tackling empty shops issues. 10 commissions across 19 locations. Cities, towns, neighbourhood shopping centres, a lot that’s different but with many common themes including finding new uses for ex-department stores and banks, a strategic approach to making more of un- and under-used upper floors, and supporting arts & crafts, creative, culture and community groups to play the bigger part they’d like to in our places.

The big thing though for me is less learning, more emphasising and evidencing something I’d seen in 10 years in this kind of work before…

1. Tackling empty shops issues is much more than ‘just an agent-landlords thing’. The commercial property market has its own challenges which can hamper efforts to get vacant units back into use. In some – sadly too many – cases there’s little proactive letting activity at all.

We ran the data on places we’ve so far delivered our approach – where we walk-see the location, count (‘audit’) visibly vacant units and then ‘engage’ with agents to understand the backstory and barriers to let for each one we identify.

On average 40% of visibly vacant units have no agent involved, leaving would-be occupiers with no easy route to pursue interest in taking one on.

2. Tracing and engaging landlords can be harder than it needs to be, often requiring a Land Registry search and then writing (paper, envelope, stamp – remember them…?) to the given address and hoping they respond. In our experience, few do. This is the first of a number of challenges we face that governments could fix.

But even where there’s a way to ‘engage’,  the route to a letting can be rocky with three more lessons…

3. Landlords have a (maybe surprisingly) long list of potential reasons why a letting might not suit them. We rail against this, however as cries of “greedy landlord” and “surely it’s better to have something in there than leave it empty”. However from a landlord’s perspective the reasoning can be sensible, rational, financially sound. So as places and place managers we need to try find a way to understand.

4. On the positive side an increasing number of councils and BIDs have introduced grant-funding or rates relief schemes to help overcome a common barrier: who pays for the fit out…? This is often a gap between landlord and would-be occupier that never gets bridged, and so is a welcome intervention.

5. On the downside we have business rates. Even if we set aside the system itself and the case for total reform – within the detail there is a frustrating number of clauses that act as barriers in themselves to tackling vacancy, and they too could be swept away.

And on the subject of taking the big brush to regulation…

6. (Property sector colleagues may wish to look away for a while now as I know I’m at odds with them on this): There’s a case I’d say for reviewing use class regulations that lump retail in with a bunch of other uses, and the permitted development changes in England, designed to make it easier to turn what was commercial space to residential, are in some places both are making our job harder.

And a final lesson we’ve been able to evidence from our increasing data set.

7. Walk any place, count the visibly empty units, say that’s your vacancy rate and use it to guide policy and projects, and there’s a chance you might do the wrong thing, especially if it involves taking out commercial space. 

That’s because when you go beyond the headline vacancy rate to check the status of those units and their backstory you find some aren’t vacant at all. In one location, our walk-see identified 27 units as empty but once we’d asked and dropped ‘let’, ‘under offer’ and ‘development / refurbishment’ sites (i.e., not currently available and sometimes never likely to be so) the ‘empty and available’ figure was 9, making their vacancy issue one third the size they’d thought it was. The result…? A very different policy and projects approach. 

We’re just completing ‘audit, engage’ in another location and, with the confirmed ‘let’, already look to be showing a similarly different picture.

All this I’d argue makes the case for places taking charge of their vacancy numbers and working with agents, landlords, businesses and community on this high profile issue. I think we can show that they will make a difference!

Posted in Data, Government, High Streets, Landlords, Legislation, Local Authorities, Non-domestic rates, Permitted Development Rights, Property, Rates, Retailers, Shop Numbers, Town Centres, Towns, Vacancies, Vacant Shops Academy | Tagged , , , , , , , , , , , , , , , , | Leave a comment

Shrewsbury – Welsh or English?

Timpson Ghostsign (wonder what the shutters would reveal)

There I was, quietly photographing an old shop and a neat ghostsign in one of the main streets of Shrewsbury (see photo above), when an elderly local man challenged me. He said he thought I was mad as there was nothing worth visiting or photographing in the town; the place was run-down, ruinous and a shadow of its former self. He blamed Brexit and the “refugees”.

This was odd as, like many towns, whilst it has its rough edges, I though Shrewsbury with its mix of interesting buildings and independent retailers, amongst a range of chain stores, was doing ok. It is really strange how so many people like to run-down their own places, and don’t see any good stuff.

My Salopian interrogator was pleased when I said I lived in Scotland, but less so when I said I was Welsh. He said he thought his predecessors had the right idea when they rounded up the Welsh, marched them over the Welsh bridge and up the hill in the main street in order to kill them. Apparently there’s a plaque. We parted ways at this point.

I liked Shrewsbury and its streets and buildings and whilst there are issues there are strengths. As with all towns these days I had done some preparation by consulting Kathryn Morrison’s blog where she pointed out some of the features of the historical shops of the town. Before visiting a place I also now consult Laid by Monty’s website to see if I need to visit and photograph a Burton’s. Both are always informative preparation.

The Burton is no more and the entry on the Laid by Monty’s web is sparse. I could find no trace of it in the town, and from the address and the building there now, it may have disappeared in the 1960s.

The rest of the town was interesting and many of the shops and buildings that feature in Kathryn’s blog are still there. The attractive House of Fraser is unfortunately still vacant (above) and there are a few vacancies, as in many towns, but the mix of styles, shops, independents, and buildings is attractive.

One thing I did spot was an intriguing plaque on a shop wall outside what is now a Pret (see above). It had clearly been Principles before. Inside the Pret, at the back and as part of the seating area is the remains of a medieval merchant’s hall/house. One of the more remarkable Pret’s I have seen. A quick peak in a history book in Waterstone’s suggests the remains were ‘discovered’ and preserved when the new shops were built in the 1950s/1960s and the first occupier was not Principles but John Collier (though the book also mentions The Fifty Shilling Tailor, but those dates don’t tally).. Inside the Pret they don’t make much of the feature (to be fair it is pretty obvious) but there is a nod to it on the nearby wall. This reads

Bennett’s Hall

(c.1300)

Pride Hill once formed part of the medieval town’s commercial centre. The ruins you see before you are believed to have been a merchant’s townhouse. Hundreds of years have passed and it’s become part of Shrewsbury’s history. We’re proud that it’s part of Pret’s, too.

A Potted History

This site’s original building was partially demolished in the late 1600s when cottages were built within its shell. In the 1900s, the remains were identified as being that of Bennett’s Hall and became known for a while as the ‘Old Mint’, as it was mistakenly identified as the site of Charles the First’s royal mint. For more information, visit historicengland.org.uk” (More detail of the listing by Historic England can be found here, including a photo from when it was a Principles)

As can be seen (hopefully) from some of the photographs below many of the streets have nice features and there has been some attempt to maintain form even by modern chain retailers. Even the Seasalt ‘tiled’ entrance, which amuses me elsewhere, seemed in keeping here. We have also spent time in Ludlow before and these border towns have an interesting history. It is nice to see some of their features being looked after, and despite problems, they do have a vibrancy and interest that gives them character.

Posted in Architecture, Buildings, Ghost Signs, High Streets, History, Independents, Local Retailers, Pret, Retail Change, Retailers, Shopfronts, Shrewsbury, Streetscapes, Town Centres, Urban History | Tagged , , , , , , , , , , , , , | 3 Comments