Canal Terrace Project Report by Laura Harding

Queenâ&#x20AC;&#x2122;s Park Forum

Canal Terrace Report

Build Up Team, University of Westminster

October 2010

CONTENTS PAGE 1. Executive Summary ................................................................................ 1 2. Introduction.............................................................................................. 2 2.1 Aims and Purpose of the Project ...................................................... 2 2.2 Site and Surroundings ...................................................................... 2 2.3 Transport and Accessibility .............................................................. 5 2.4 Current Use Classes of Canal Terrace Ground Floors ..................... 5 2.5 Demographics .................................................................................. 7 2.6 Policy................................................................................................ 7 3. Analysis of the Existing State of Canal Terrace and Identification of Key Issues ......................................................................................................... 10 3.1 Conversations with Experts ............................................................ 10 3.2 Commercial Issues - Rent Comparables ........................................ 12 3.3 Harrow Road District Surveys ........................................................ 14 3.5 Vacant Shopfronts - Facades ......................................................... 21 3.6 Vacant Shopfronts - Pop-up Shops ................................................ 22 3.7 Harrow Road Green Space ............................................................ 23 3.8 Transport ........................................................................................ 23 3.9 SWOT Analysis for Canal Terrace ................................................. 29 4. Proposed Solutions from the Canal Terrace Build-up Team ................. 30 4.1 Transport Options........................................................................... 30 4.2 Streetscape Options ....................................................................... 30 4.3 Community Options ........................................................................ 32 4.4 Harrow Road Green Space Options ............................................... 33 4.5 Commercial Options ....................................................................... 34 4.6 Canal Options ................................................................................ 35 5. Implementation ...................................................................................... 44 5.1 Planning Policies ............................................................................ 44 5.2 Canal Terrace Task Force.............................................................. 44 5.3 Collaboration .................................................................................. 44 5.4 Funding .......................................................................................... 44 6. Conclusion............................................................................................. 46 7. Acknowledgements ............................................................................... 48 Appendices................................................................................................. 49 Appendix 1: Land Registry Data and Use Classes for ground floor properties 431 to 487 Canal Terrace, Harrow Rd, London W10................. 50 Appendix 2: Use and Ownership Profile ..................................................... 52 Appendix 3: Policy/Management background ............................................ 82 Appendix 4: Survey Results ....................................................................... 95 Appendix 5: Contacts ............................................................................... 100 Appendix 6: Author Contact Details ......................................................... 103

1. EXECUTIVE SUMMARY 1.1 The aim of the report is to propose interventions to reduce the present negative impact of Canal Terrace. The Terrace is currently under-occupied and many of the ground floor units have been subject to poor levels of maintenance. Feedback to Queen’s Park Forum (QPF) from the Build-up Team suggests that the low level of maintenance and under-usage blight the area for residents. 1.2 A key point to emerge is that there is no single solution that will lead to an increase in activity in the area of the Terrace as a commercial parade (not necessarily retail). 1.3 Experience from other regeneration areas suggests that securing buy in from the various interested departments at Westminster City Council (WCC) will be important. Local residents will be an important tool in identifying and reporting unauthorized usage to the Planning Authorities who will need to respond appropriately. 1.4 The consensus was that the Terrace is very unlikely to succeed as entire retail parade although some units may remain viable as retail. One option may be to seek to cluster retail uses at the ends of the terraces and Westminster Council could potentially look at revisiting zoning for the Terrace itself. Additionally, businesses that do not depend on passing footfall are likely to do better on the Terrace, e.g. dentist, doctor, optician, artists. If units are given over to residential use this is likely to be an irreversible change as residential rents are significantly higher than for other uses. In the absence of a strategy for the parade more units may be lost to residential use – possibly through appeal. 1.5 A clearly articulated vision for the area would greatly help the council to resist future change of use to residential. Therefore we propose that, as a matter of urgency a planning brief be developed and/or further detail on the Terrace be added to the conservation area audit/ statement. 1.6 We have proposed a number of short term interventions but the long term future of the Terrace will probably depend on the realisation of a more ambitious, cohesive long-term vision. We suggest that this could include the remodelling of the green space at the west end of the Terrace and opening up access to the rear of the Terrace by constructing a ‘pontoon’ that could help exploit the canal as an asset. Moorings beside the existing green space could offer a commercial payback to the British Waterways Board (BWB) who manages the Canal. 1.7 The Terrace could present an opportunity for WCC to successfully seek grant funding from English Heritage (EH). This ability to leverage private sector funding is clearly an attractive proposition in the present economic climate. The message from the experts we spoke to and from our wider interviews is that Canal Terrace represents an opportunity. 1

2. INTRODUCTION 2.1

Aims and Purpose of the Project

The ‘Build Up’ team of the University of Westminster was commissioned by Queen’s Park Forum (QPF) to carry out research on the potential to reduce the current negative impact of much of Canal Terrace and to bring the Terrace back into commercial use at ground floor level. The study area is outlined in red in Figure 1 below. QPF launched the project by arranging for a presentation and meeting with a range of representatives from Westminster City Council (WCC) and others concerned with the Terrace. The team, a group of experienced professionals with varied skills in planning, architecture, development, and transport, has met separately with a series of experts on conservation, retail and urban realm. The team has also spoken to a series of property agents, occupiers of units in the Terrace and officials at WCC. This report is based on the findings from these meetings and its review of WCC policy and professional analysis.

2.2

Site and Surroundings

Canal Terrace lies at the western edge of the City of Westminster district, close to the boundary of Kensington and Chelsea and the Borough of Brent. It is located on the southern side of Harrow Road. Canal Terrace is located within a mixed area of residential, retail and commercial uses. The site comprises 29 units. Each of the units varies in size and have ground floors that are split level. The profiles for each of the buildings are attached in Appendix 2. The buildings are three storeys in height and of Victorian style. There remain only a handful of active shop-fronts within the parade; the majority of the units have become vacant, converted to residential uses, or are being used for non-active shop fronts. The Terrace represents a relatively high quality build from the Victorian period. Many original features remain and the basic fabric of the Terrace – from a visual inspection - appears sound.

Harrow Road

Third Avenue

Figure 1 Site Map

Abutting the rear of the Canal Terrace is the Grand Union Canal. To the west lies public green space (Harrow Road Open Space). Opposite Canal Terrace is a residential council estate which backs on to Harrow Road, and a few local convenience stores. To the east of the site lies a pedestrian bridge, Halfpenny Steps Bridge, which connects Westminster to Kensington and Chelsea and a new mixed use development comprising of a new NHS surgery open 12 hours a day 365 days a week at ground floor and residential above with A1 restaurant space anticipated to open Fall 2010. Both the pedestrian bridge and the new development separate Canal Terrace from the Harrow Road District Centre. The canal towpath running along the south side of the Grand Union Canal is designated as a â&#x20AC;&#x2DC;Site of Nature Conservation Importanceâ&#x20AC;&#x2122; (SNCIs), in the adopted UDP for Kensington and Chelsea. The buildings along Kensal Road, to the south of the Canal Terraces site, are in an Employment Zone. The Kensal Employment Zone comprises mostly of small office and light industrial firms, including those engaged in media, design, printing, publishing and communications. The site is within a designated Conservation Area (See Figure 2). Figure 2 Conservation Zone Map

2.3

Transport and Accessibility

As outlined above, Canal Terrace is situated on Harrow Road; a busy main road which runs from Paddington to Harrow on the A404, with good links to Central London. It passes through Maida Hill, Kensal Town, Kensal Green and runs partially alongside and underneath the Westway urban motorway/A40. The site is in close proximity to two tube/overland stations and lies within Zone 2 of the London fare zones. Both Queenâ&#x20AC;&#x2122;s Park and Westbourne Park stations are within a 0.8 mile radius of the site (about 15-16 minute walking distance). London Underground services can be accessed from both stations; additional London Overground services can also be accessed at Queenâ&#x20AC;&#x2122;s Park station. The site is served by a number of bus routes, including connections to Brent Cross, Wembley, Marylebone and Euston. There are four bus stops along the main stretch of Harrow Road, plus additional stops on surrounding roads. Car parking is limited on Harrow Road, with much of the road marked with single or double yellow lines. There are no parking spaces directly serving Canal Terrace. Paid parking is available on cross streets close to the site. Some cycle parking is also available adjacent to the site. There is some provision for loading bays on Harrow Road but it is unclear if they are for commercial use only or if they can be used by customers. There are no loading bays directly serving Canal Terrace. The area is also affected by the Western Extension Zone, an extension to the London Congestion Charge, though Harrow Road itself is an uncharged road. The current Mayor of London, Boris Johnson, is in the process of revoking the western extension of the congestion charge zone which have an impact. 2.4

Current Use Classes of Canal Terrace Ground Floors

The ground floor units of Canal Terrace are currently authorized for a wide variety of use classes as per data from the Land Registry, July 2010, including one apparent residential use.

Figure 3 Ground Floor Uses

2.5

Demographics

Population data was obtained from Office of National Statistics from the Census data in 2001. The population data is based upon the amalgamation of two Super Output Areas, which are the closest areas to Canal Terrace. From the data, the key findings can be summarised as follows: •

Whilst a large proportion of people in the study area is white (54%), there is generally a high proportion of ethnic minority communities, which account for the remaining population.

•

Younger than average population, educated and open to new influences.

•

19% of the population have lower managerial and professional occupations.

•

Over 55% of the population are Christian, the second largest religion is Islam accounting for 17.5%.

•

Approximately 54% of the population are economically active, compared with GB's average of 66%.

•

7.4% of the population are unemployed within the study area, compared with GB's average of 3%.

Please see the Harrow Road Retail Development Strategy summary in Section 3.3.1 below for further information on local catchment areas and socio-demographic profiles. 2.6

Policy

The team reviewed relevant policy applying to Canal Terrace. 2.6.1 Unitary Development Plan (UDP) The relevant local policies, which future planning applications for the change of use and amendments to the shopfronts of Canal Terrace will be considered against are contained in Westminster Unitary Development (UDP), adopted January 2007. It confirms that subject site is within the designated Queens Park Conservation Area, and is also within North Westminster Special Policy Area (NWWSPA). The key policy considerations for the site are as follows. •

Policy NWW1 (Small Scale Business Development) encourages new small scale business uses where there will be no detrimental impact on residential amenity.

•

Policy DES1 (Principles of urban design and conservation) encourages development to be of the highest standards of sustainable and inclusive urban design and architectural quality. 7

•

Policy DES9 (E) (Changes of use within conservation areas) states that permission will be granted for development, involving a material change of use, which would serve either to preserve or enhance the character and appearance of the conservation area, bearing in mind the detailed viability of the development.

•

Policy DES13 (Canal) encourages development that can provide new public access routes to and alongside the canal.

•

Policy SS8 (Shops and Services Outside District and Local Centres) states that the loss of A1 use would be discouraged, however the loss of non A1 retail uses to residential and B1 uses will only be permitted in isolated shop type units.

•

Policy SS9 (Long-term vacant shop units in peripheral locations) applies to units on the periphery of undesignated parades or on the periphery of District or Local Centres. Alternative uses which provide employment e.g. studios, workshops, training centres, live/work units, health, educational or other community uses may be considered suitable. Applications for change of use which does not attract members of the public, such as residential or B1 office use will not normally be permitted if the unit is in a parade or group of shops and service uses. This policy may be applied in these locations where a similar unit in the frontage has been vacant and marketed for at least 18 months without success.

•

Policy SS17 (Window Displays) Non A1 service or office uses at ground floor level in shopping frontages shall be maintained to ensure that it is in keeping with the character and appearance of the streetscape.

2.6.2 Queens Park Conservation Area Audit SPG (2005) This document describes the historical development and character and appearance of the Conservation Area identified in Figure 2. It recognises the importance of how shopfronts contribute to the character and appearance of both buildings and the setting of the Conservation Area, which is relevant to the subject site. As such, the Council wherever possible will seek to retain original shopfronts. The following summary position is drawn in respect of policy matters affecting Canal Terraces, further policy details are given in Appendix 3: 1. Whilst the site falls within a designated Conservation Area, alternative uses will be considered, bearing in mind the viability of the proposal; 2. That, whilst the site has historically dominantly been retail, the Council has recognised that the site may be suitable for alternative uses, and 8

3. The Council promote in their policy the need to retain window displays for alternative uses which do not serve the general public i.e. B1 offices. Therefore, prevailing planning policy wherever practicable encourages the retention of retail units, however the â&#x20AC;&#x2DC;de-designationâ&#x20AC;&#x2122; of Canal Terrace from a shopping frontage allows greater flexibility for the units to be used for alternative services especially when the units have been vacant for long term or have generally been difficult to let out.

3. ANALYSIS OF THE EXISTING STATE OF CANAL TERRACE AND IDENTIFICATION OF KEY ISSUES The team met with several experts in property, conservation, and local council offices to discuss Canal Terrace. The team also surveyed local businesses to understand their concerns and challenges in the area. Below is a summary of the key issues identified. 3.1

Conversations with Experts

The team had several conversations with local estate agents and various experts on Canal Terrace.

3.1.1 Local Estate Agents Local estate agents noted that Harrow Road commercial lease rates fall quite dramatically past Portnall Road and that the western section of Harrow Road, including Canal Terrace, is not considered to be part of the main shopping district. The units on Canal Terrace have more limited commercial uses as they don’t have basements for storage or back entrances for loading and deliveries. The use is also limited by the fact that the ground floor units average 40-50 sq m (430 – 540 sq ft) over a bi-level with stairs which limits retail space. Agents also noted that the Canal Terrace section of Harrow Road has limited passing footfall so businesses are not able to draw on casual foot traffic. The businesses that appear to be most successful on the terraces are ones that have a dedicated clientele actively seeking out their services, such as the legal services or funeral home. The agents also noted that some people have security concerns and don’t feel safe in the area after dark. When the team inquired about what businesses might work on Canal Terrace, one estate agent noted that there are limited banks in the area. Another agent thinks the block would be better off as office use, given the lack of footfall and storage space, or possibly even as residential given the residential rates are so much higher. Residential, particularly on the upper floors of Canal Terrace with the canal aspect, is quite popular. Another agent thought shared office use, like Westbourne Studios, could work in area and one noted that live/work artist units could be of interest. The agents agreed that creating more street life/interaction would be helpful. They also noted that there are parking challenges for the units since there is no parking on the street and the nearest cross street parking can be quite far away from some of the further units.

The estate agents do get inquiries from McDonalds, Costa, betting shops, and other national chains on a regular basis looking for sites in the area but they require a minimum of 1500 sq ft (140 sq m) with basements and delivery/loading areas which virtually eliminates the possibility of their locating on Canal Terrace unless adjacent units could be joined together.

3.1.2 GVA Grimley (Leading UK Property Consultants) The team spoke with an expert from GVA Grimley who gave us his informal view on the area. He noted that there is already a substantial amount of retail in the area and that Canal Terrace might be better off with a combination of uses, rather than solely retail. He suggested focussing on revitalizing one part of the terrace, particularly the eastern end which borders the Harrow Road main shopping district, and suggested that the rest of the terrace remained residential. He did not believe that the entire terrace could support retail at this stage.

3.1.3 Meeting with Alec Forshaw (Conservation Expert, formerly Conservation Officer with London Borough of Islington) Mr. Forshaw, with extensive design and conservation experience, was very hopeful about the possibilities of regenerating the Canal Terrace area. He emphasised the need to make an attractive space for people to consider coming and noted that the canal aspect could be an unique selling point. He also noted that the section of the canal behind the terrace is wide, which would lend itself to adding pontoons or a walkway providing some sort of commercial opportunity, and in addition, there would be space for revenue generating moorings which British Waterways Board would likely look upon favourably and would create footfall by having a residential base. Another strategy he mentioned would be to urge Westminster Council to develop site specific policy guidance for Canal Terrace as presently it does not have any clear policy strategy.

3.1.4 Discussion with John Phillips from London Print Studio A conversation with the London Print Studio (LPS), a local printing and art college led to a discussion of deploying a community led project that would see a use of the windows that the local community could relate to and feel ownership over. John Phillips has in the past worked on local community art projects that were informed by local school children and parents. The goal of the LSP is to seek to empower people and communities through practical engagement with the visual and graphic arts.

3.1.5 Discussion with Toby Cuthbertson, Conservation Officer at Westminster City Council Toby Cuthbertson the Design and Conservation Officer at Planning Delivery Unit of Westminster City Council during his visit of the Harrow Road Open Space identified two locations at either end of the space for possible public art interventions. He thought the idea of Public Art displays was a good one and spoke about contacting local artists (some located in the terrace itself) in the area. Exhibiting at the weekends and doing something with the co-operation of the library would be a good starting point. This is dependent on the sourcing of any finances. Should financing become available then the council can help to deliver any approved projects. He stated that he would add the site to the sculpture site list and raise it with the Parks and Public Realm department and also investigate the need for the railings.

3.1.6 Issues Identified Based on the conversations with the above experts, the team identified the following issues: • • • •

3.2

Lack of footfall in the area and concerns about security Challenges with the sizes and layout of existing units Underutilization of canal aspect which is an unique selling point Underutilization of Harrow Road Open Space

Commercial Issues - Rent Comparables

The team also surveyed the local estate agents and reviewed publically available data about residential and commercial rental data. This information is based on data as of July 2010. COMMERCIAL RENT Area Rent per sq ft (annual) Harrow Road (from Prince of Wales £18-25 junction to Portnall Road), assuming basement storage Harrow Road (from Portnall to Third £10-20 Avenue, including Canal Terrace)

Estate agents noted that Harrow Road, west of Portnall Road, was a less desirable commercial area and commercial rents fell accordingly. The lower rents also reflected the physical challenges with the units because of the lack 12

of basement/storage and loading areas. The ground floor units on Canal Terrace average 430 – 540 square feet.

RESIDENTIAL RENT Area Rent per sq ft (annual) Harrow Road - one bedroom flat – £25-32 assuming average size 400 sq foot Harrow Road - two bedroom flat – £25-30 assuming average size 650 sq foot The estate agents and market rents do not differentiate between the different areas of Harrow Road and estate agents noted that Canal Terrace is a popular residential area because of the canal aspect.

RESIDENTIAL RENT

CURRENT LOCAL HOUSING ALLOWANCE BENEFITS

Area Harrow Road - one £245 a week bedroom flat - assuming average size 400 sq foot. Harrow Road - two £330 a week bedroom flat - assuming average size 600 sq foot.

Rent per sq ft (annual) £32

£29

Current housing allowance benefits for the area include payments in line with private rentals, therefore, providing a compelling reason for landlords to lease flats to housing cooperatives in the area in addition to private tenants. The proposed new housing benefits are unlikely to affect the Canal Terrace area as even with the reduced benefits, residential rental rates are still higher than present commercial rates: RESIDENTIAL RENT

PROPOSED LOCAL HOUSING ALLOWANCE BENEFITS

Area Harrow Road - one £215 a week bedroom flat - assuming average size 400 sq foot. Harrow Road - two £290 a week bedroom flat - assuming average size 600 sq foot.

Rent per sq ft (annual) £28

£25

Although under the new proposed housing benefits, residential rates will fall approximately £4 per square foot per year, residential rental rates are substantially higher than commercial leases, in addition to providing further certainty and a more stable rental base and no business rates. Therefore, there is an economically rational argument for changing the ground floor units to residential where possible on Canal Terraces. 3.2.1 Issue Identified Based on the analysis of current rent yields, the team identified the following issue: •

3.3

Residential use of the Canal Terrace units has a significantly higher yield

Harrow Road District Surveys

As part of the research, the team reviewed the Harrow Road District Centre Shopping Area Health Check, dated January 2007, conducted by Nathanial Lichfield and Partners and the Harrow Road Retail Development Strategy dated 9 May 2008, prepared by The Retail Group which contain salient data relevant to Canal Terrace. Rather than summarize the full reports, below are key points raised which corroborated the findings from the team’s survey and discussions with the experts.

3.3.1 Harrow Road Retail Development Strategy The Harrow Road Retail Development Strategy identified local catchment areas, socio-demographic profiles and main concerns from store owners. •

Most people interviewed come from the local area, postcodes W9 3, W9 2, and W10 4 and accounted for 70% weekday visits and 74% weekend visits. (Slide 8)

•

The majority of people interviewed were on the street because they lived there (~70%) with approximately 20% were using the shops. (Slide 9) The main type of shopping was for food. (Slide 49)

•

Catchment area data shows four key Mosiac profiles which can be useful in understanding demographic psyche and spending patterns (Slides 10 -18): o Urban Intelligence (56%), subgroups Counter Cultural Mix / City Adventurers – younger than average, well-educated, open to new influences who seek new ideas and trends and place high importance on personalisation and authenticity. Leisure focus on travel, arts and culinary experiences. (Slide 14) 14

•

o Welfare Borderline (24%), subgroup Metro Multi-culture – rented public housing and high proportion of minority groups with lower income service jobs who are motivated by designer labels. o Ties of Community (10%), subgroup Settled Minorities – young families, close-knit communities, self sufficient who like mass market brands are frequent shoppers, often supporting 24 hour economies. Study noted that few shops on Harrow Road cater to the Urban Intelligence group, and retail offer is primarily focused to the other groups.

•

Study noted the poor condition of many shopfronts, limited shop size, and that there were few chain stores.

•

Local business owners who were surveyed about their concerns in the area noted (slide 55) – o Dangerous (53%) – muggings, crime, drug addicts o Parking (37%) – not enough, too expensive, too many yellow lines o Businesses closing down (21%)

•

Retailers would like to see the following improvements made (slide 57): o Better parking facilities (32%) o Shop front improvements (32%) o More police presence (26%) o More support for small businesses (16%) o More shops, especially multiples (16%) o Promotion of the area (11%) o Fewer betting shops (11%) o CCTV (11%)

3.3.2 Harrow Road District Centre Shopping Area Health Check The Harrow Road District Centre Shopping Area Health Check contains similar information to the above study regarding consumer demographics and the retail experience and corroborated many of the above findings. It also compared the area to six other retail centres in Westminster. We note that the Harrow Road District Centre does not include Canal Terrace. Some further key findings – •

The average length of a visit to Harrow Road is 48 minutes and most visitors were food shopping, (p.23).

•

The average intended spend for food shopping was £11.40 and £12.70 for others who intended to spend. (p.21-22). 15

•

Seventy-seven percent of local residents surveyed walked to Harrow Road (p. 33) and 45% of visitors walked and 44% came by public transport (p.32),

•

Only 5% of residents and locals surveyed travelled by car (p.32, 33)

•

Of visitors who were familiar with parking in the area, the overall response was that parking availability and charges in the area was quite poor and businesses felt that it had quite a negative impact on their business. Local residents were less negative on parking. (p.3537)

•

Footfall on Harrow Road was quite low in comparison to the other shopping districts, and it was especially low at the Canal Terrace end of Harrow Road and can be seen on the thermal map below (Figure F2) which was at 3-5pm, peak time. In the evening, the pedestrian numbers fall further.

Figure 4 Footfall

3.3.3 Issues Identified Based on the review of the above surveys, the team identified the following issues: • • •

3.4

The current retail offering does not appeal to the “Urban Intelligence” demographic Businesses are concerned about parking and security Footfall is highly limited in front of Canal Terrace

Canal Terrace Survey

The team put together a survey to gauge the attitudes of business owners on Canal Terrace. Members of the team went out and conducted face-to-face survey interviews and held discussions with nine commercial occupiers over June-July 2010. See Appendix 4 for more details on the survey. The team asked companies why they chose to locate on Canal Terrace. The majority of respondents noted that they were located on Canal Terrace because of the reasonable rent and for legacy reasons:

Figure 2 Location Preferences The survey asked the respondents to identify what some of the major challenges were in operating a business on Canal Terraces. Respondents cited parking availability and location as the number one issues, followed by poor quality restaurants/shops and area demographics.

Figure 3 Location Challenges The team then asked the respondents what would improve the Canal Terraces in their opinion. The two most popular suggestions were improving the appearance of the shop facades and adding parking in front of the shops. Respondents also citied improving security, improving the quality of the shops, and allowing pavement seating.

Figure 4 Terrace Improvement Six of the nine respondents specifically said they plan to stay on Canal Terrace and cited reasons such as reasonable rent and established clienteles.

The survey also queried respondents about “pop up” shops, which are temporary shops that occupy vacant shopfronts for short periods. Five respondents felt pop up shops could be successful on Canal Terrace and noted that arts and crafts, retail/seasonal products and restaurant/café/bakery would be of interest. When queried about businesses they wanted to see on Canal Terraces, respondents said they would be interested in seeing restaurants, banks, and art galleries.

Figure 5 Preferred Uses Conversations from survey participants also noted the following key points: •

Concerns about safety/security after dark

•

Demographics of the area and spending patterns have an impact on business success

•

Lack of footfall

•

Poor condition of shop fronts and area, including graffiti, litter

•

Lack of street life and vibrancy

•

Challenges with loading and parking for clients

•

Lack of integration between Canal Terrace retail and Harrow Road retail 20

•

Green space at the western end of Canal Terrace and canal interaction is limited and in poor repair with vermin problems.

•

Some store owners felt isolated from the main shopping district.

3.4.1 Issues Identified Based on the results of the survey and conversations with businesses located on Canal Terraces, the team identified the following issues: • • •

3.5

Parking is an issue: both for loading/deliveries and for customer parking The poor condition of the shopfronts is also a significant concern Businesses have concerns about security

Vacant Shopfronts - Facades

Based on the team’s research, one of the major challenges with the Terrace is the vacant and empty shopfronts.

Blank shop fronts

No activity

Architecturally the Terrace has good design details that are characteristic of good quality Victorian finishing. However these shopfronts themselves through uses that do not interface with the street are comprised of boarded up windows and painted over impermeable glass fronts (see pictures above). One option the team researched is “fake shop fronts”. Fake shopfronts are created by sticking adhesive films to the inside of display windows, giving a sense of a busy shopfront as seen below. Under the current economic downturn where shops have become vacant leading to unsafe and unpleasant high streets some local authorities have adopted the use of ‘fake shopfronts’. 21

3.5.1 Issue Identified The team identified the following issue: •

3.6

Vacant, boarded up, and blank shopfronts give the Terrace a desolate feel

Vacant Shopfronts - Pop-up Shops

Another idea for revitalizing the terrace and making use of vacant stores could be the use of pop-up shops in the short term. Pop-up shops are temporary stores that operate for short periods, from days to months. The main aims of Pop-Up Shops are to: •

Reduce the visual impact of empty property in town centres.

•

Increase footfall and attract new visitors to the borough’s town centres by providing a range of exciting businesses, activities and exhibitions.

•

Generate publicity for town centres and the local area.

•

Offer reduced cost/free space for local entrepreneurs, artists and community groups to try out new ideas and/or reach new audiences.

•

Showcase empty property to potential tenants to help it be re-let.

•

Pop-up shops benefit landlords by reducing costs and increasing the exposure of the property.

Pop-up shops, as an interim measure have been considered and are generally supported by the local community, but landlord support and buy-in would be required. Similar schemes have been successfully implemented in other boroughs, and should be considered for the duration of the economic downturn. Camden and Fulham have hosted pop-up shops and Kensington and Chelsea recently hosted a Brompton Road fashion pop-up shop in October 2010. Some jurisdictions, such as Camden, have provided support for pop-ups by reducing business rates, building insurance, and building service charges in the short-term. Westminster City Council could support the use of pop-up shops by implementing similar policies.

Figure 9 Pop-Up Shops 3.6.1 Issue Identified The team identified the following issue: â&#x20AC;˘

3.7

Vacant or boarded up shopfronts give the Terrace a desolate feel and do not earn revenues for the landlords.

Harrow Road Green Space

Based on discussions with interested stakeholders, the team identified the Harrow Road Green Space as being underutilized and another option the team considered was making better use of the green space to the west of Canal Terrace to increase footfall and provide an open area for community residents.

3.7.1 Issue Identified The team identified the following issue: â&#x20AC;˘

3.8

The Harrow Road Green Space is currently underutilized and is considered unwelcoming

Transport

This section will examine transport and accessibility around Canal Terraces and outline options for improving accessibility around the site. An analysis of the transport offer around Canal Terrace has been undertaken and a set of recommendations have been developed. Harrow Road is a borough road and the London Borough of Westminster is the highways authority for the road. Harrow Road is also on the Strategic Road Network, which means that Transport for London (TfL) is the traffic 23

authority for Harrow Road. TfL is also responsible for all traffic signals In London. Consultation has therefore been undertaken with both parties. 3.8.1 Local Implementation Plan London Boroughs are required by the Greater London Authority Act 1999 to produce a Local Implementation Plan (LIP). The LIP outlines how the City Council intends to implement the Mayor of London's Transport Strategy. Proposals for improving transport and accessibility around Canal Terrace should therefore be captured within Westminster’s LIP. The current LIP was produced by the borough in 2006; however with the recent adoption of the Mayor’s updated Transport Strategy for London, it is now likely to be out of date. Also, inclusion within the LIP does not necessarily mean that funding will be available for proposals Proposals for improving accessibility around Canal Terrace have been assessed against the borough’s current LIP. 3.8.2 Options for Improving Accessibility: •

There are four main bus stops located on Harrow Road – the bus stop closest to the site could be relocated closer to Canal Terrace to help draw in people and increase footfall.

•

There are currently limited car parking spaces available around the site, especially free parking. There is also no car parking directly serving Canal Terrace – there is an opportunity for provision of shortstay car parking spaces outside of Canal Terrace (including loading bays) to make Canal Terrace more accessible to customers / visitors as well as making it easier for businesses located there to receive deliveries.

•

The nearby Pay by Phone car parking provision around Harrow Road is inaccessible for people without credit cards – alternative types of cash free parking could be offered more widely, such as the scratch cards available in the library. Perhaps these could be sold by local newsagents.

•

Although there is some cycle parking available on Harrow Road adjacent side to Canal Terrace – additional cycle parking can be provided outside the site to serve Canal Terrace.

•

Harrow Road is a busy main road making it difficult for people to access the site – the development of pedestrian crossings and other traffic calming measures will increase pedestrian accessibility around Canal Terrace.

3.8.3 Issues Identified The team identified the following issues: â&#x20AC;˘ â&#x20AC;˘ â&#x20AC;˘

Car parking, both for loading/deliveries and for customers, is limited Cycle and scooter parking is limited on the Terrace Pedestrian crossings in front of the Terrace is challenging

3.8.4 Feasibility of Transportation Proposals The table below sets out responses from TfL and the London Borough of Westminster in relation to each proposal, it also highlights relevant LIP policies.

Proposals

Transport for London Response

Local Implementation Plan

Action / Recommendation?

Relocating the bus stop closer to Canal Terrace to draw people to Canal Terrace

Relocating the bus stop is acceptable in principle if there are no changes to bus routes. However, TfL would generally avoid placing two bus stops directly opposite each other on roads like the Harrow Road as itâ&#x20AC;&#x2122;s relatively narrow and a stopped bus pushes the passing traffic towards each other.

The current LIP does not set out any specific requirements in relation to relocating bus stops.

Arrange a meeting with TfL for further discussion, contact at TfL is Simon Horsley (simon.horsley@tfl.gov.uk).

Provision of short stay on-street car parking spaces outside Canal Terrace including loading bays to make it more accessible for customers / visitors.

TfL can assist with accessibility, stop spacing, and operational practicalities. Harrow Road is a Borough road; the London Borough of Westminster should be the first point of contact. TfL have suggested Sean Dwyer (sdwyer@westminster.gov.uk), Highways Planning Manager at Westminster. Harrow Road is also on the Strategic Road Network, which means that while

However, the borough is required to reserve kerbside spaces for TfL bus services.

The LIP sets out that the borough will generally control car parking provision in Westminster. There are no loading controls (by means of kerb stripes), either to prohibit or limit loading on most Westminster streets. But the borough will only support the provision of specific parking/ loading bays in special circumstances.

Contact the London Borough of Westminster for clarity. Consultation should be undertaken with TfL before any proposals are taken forward. Contact at TfL is Lucy Ryan, Forward Planning team (lucy.ryan@tfl.gov.uk).

Westminster are the Highway Authority, TfL are the Traffic Authority. Provision of car parking spaces is feasible in principle but the decision lies with the London Borough of Westminster although consultation should be undertaken with TfL before any proposals are taken forward.

Provision of alternative types of cash free parking. Provision of cycle parking outside Canal Terrace. The development of pedestrian crossings and other traffic calming measures to increase pedestrian accessibility around the site.

n/a

The LIP supports cash free parking initiatives.

Awaiting response.

The LIP supports cycle parking.

The London Borough of Westminster is the highway authority for Harrow Road and therefore if changes are proposed these should be captured within Westminsterâ&#x20AC;&#x2122;s Local Implementation Plan (LIP).

The LIP supports Traffic management measures and supports the provision of controlled pedestrian crossings, including zebra, pelican, puffin and toucan crossings.

A new crossing would need to be delivered jointly by the Borough (as the highway authority) and TfL (as the traffic authority for signals).Contact at TfL is David Rowe (david.rowe@tfl.gov.uk), Head of Borough Projects and Programmes.

Two key factors should be recognised:

TfL is responsible for all traffic signals in London (regardless of whether they are on Borough or TfL roads) and therefore if a new crossing was proposed this would need to be discussed and agreed with TfL. Inclusion within the LIP does not necessarily mean it requires funding from TfL â&#x20AC;&#x201C; it may be developer funded, or funded through the Boroughâ&#x20AC;&#x2122;s own revenue (e.g. parking revenue). All proposals for new traffic signals would need to be discussed and agreed with TfL. A new crossing would need to be delivered jointly by the borough (as the highway authority) and TfL (as the traffic authority for signals).

Figure 10

3.9

SWOT Analysis for Canal Terrace

After reviewing the data, the team has determined the following strengths, weakness, opportunities, and threats for the Canal Terrace site:

Strengths • • • •

Canal aspect Flexibility in uses Strong community links Good transportation links

Weakness • • • • • • •

Opportunities • • • •

•

Library Green space Proactive, supportive community and neighbourhood forum New developments in the area such as Nido student housing and new NHS clinic and A1 use Vacant ground floor units

High business rates Low footfall Small units with no storage, steps, and limited access Non-welcoming, vacant facades in disrepair No on-street parking Concerns about security Multiple ownership

Threats • •

General economic climate Historic ability to convert units to residential means that some units may remain residential

4. PROPOSED SOLUTIONS FROM THE CANAL TERRACE BUILD-UP TEAM Based on the above research, the Canal Terrace Build-up Team has put together a number of options and solutions for the identified problems. These options can be implemented individually or collectively over the short or long term. These recommendations, listed by category, have been supported in principle by agencies, stakeholders and the experts the team consulted with. The short-term solutions are a mix of elements which will contribute to the enhancement and use of the public realm and measures which will help alleviate the somewhat grim aspects of the terrace until some of the other long-term measures are affected. 4.1

Transport Options

As discussed in the Analysis sections: Harrow Road District Surveys and Transport, two of the key issues identified were the lack of footfall in the Canal Terraces area and difficulties in parking. The team suggests exploring the listed initiatives below to try and create footfall in the area and make parking, for both the businesses and their customers, easier. Short Term

Longer Term

•

Provide bicycle/ scooter parking

•

Re-locate bus stop on the Canal Terrace side (south side);

•

Provide short term service parking for businesses;

•

Short term parking facility for customers;

•

Add an additional pedestrian crossing near the bus stop

•

Disabled parking

All the proposed solutions listed above involve works on the Harrow Road side of the Terrace which will involve WCC and TfL. Contact details for the relevant individuals are included in Figure 10.

4.2

Streetscape Options

The team indentified a number of issues affecting the pedestrian street-level experience including concerns about security and the fact that a number of the Canal Terrace shopfronts are boarded up or have blank windows; see Analysis sections Analysis sections: Harrow Road District Surveys and Vacant Shopfronts.

The following are some ideas to enhance the pedestrian experience: Short Term

Longer Term

•

Introduction of low level lighting on the south side

•

Increase width of footpath in combination with other improvements

•

Improve signage businesses

•

Introduce table crossings and pedestrian crossing s to increase pedestrian priority and reduce the visual intrusion of vehicles

•

Removal of blank walls and translucent glazing on shop fronts

•

Introduction of planters and potted plants at street level

•

Adhesive film fake shop fronts to create street life

•

Introduce folding timber shutters if privacy is an issue

•

Make the brick wall of the housing estate look more welcoming, e.g., murals painted by schoolchildren

for

existing

The short term solutions are street-level improvements which can be carried out with relatively minor cost and disruption and add to the beauty and quality of life on the terrace as well as enhance the pedestrian experience to encourage footfall in the area. Fake shopfronts has been discussed briefly with design and conservation officers at Westminster City Council, where they have no objection to the implementation of ‘fake shop fronts’.

Figure 11 Fake shop fronts The fake shopfront option is a short-term solution that with the co-operation of the property owners could be implemented quickly. The fake shop fronts give a sense of a used and busy high street detracting from the negative connotations usually associated with underused spaces.

4.3

Community Options

In order to create a welcoming environment and ensure that all stakeholders are able to participate in improving Canal Terrace, the team suggests the below community options: Options •

Greater engagement with the Library for community involvement and information

•

Create Local Organization to Advocate for Canal Terraces – Canal Terraces Task Force

•

Increase on-street community police presence

The local library across the street from the terrace can be an important resource for engagement with the community. The facilities provided by the library can be linked to some of the services on Canal Terrace. This aspect will require further research and coordination. Creating a task force will ensure that Canal Terrace continues to have an advocate and allow local residents to work to improve the area. If a task force or amenity society can be an empowered local organisation that understands local planning and conservation and can monitor the conditions and usages of units on the terrace. Increasing on-street police and community officer presence will address concerns about security and safety, particularly after dark. Other options include deploying crime prevention officers to do door to door reassurance and offer advice.

4.4

Harrow Road Green Space Options

As discussed in Analysis sections: Harrow Road District Surveys and Harrow Road Green Space, the Harrow Road Green Space is an underutilized area which does not feel safe or hygienic to local residents. Revitalizing this area improves the quality of experience on Canal Terrace and will encourage footfall and people visiting the area, in addition to potentially providing health and community benefits.

Short Term •

Revitalize Harrow Road green space with public art and other initiatives such as a small scale market to be held weekly or monthly etc

•

Remove railing to link with canal

•

Add exercise equipment

•

Organize markets/music/swap meets/art displays which may possibly be linked by a temporary boat or ferry service to “speak” with residents and passers-by on the other side of the canal

Longer Term •

Better lighting in the green space to improve perception of safety etc.

This space could be used for a multitude of different activities such as a small scale market to be held weekly or monthly (Souk market, spice market, local jewellery making, handicrafts etc) that will bring the community together, offer a connection to the water and provide a continuation of the terrace and towards the pub. Another option might be looking into introducing basic activities/exercise structures that also offer a better visual effect and could potentially be able to be used by older people and/or made accessible. Below is an image depicting a sample.

Figure 12 Realising the potential of the canal; connection to the water is a major issue on the site. Existing vegetation on the green area, blocks any visual effect to the canal the shrubs are rather unattractive and dust and pollution traps from the traffic. The area appears dark, unfriendly and often used by rough sleepers. 4.5

Commercial Options

Conversation with experts and local business owners, and the team’s review of the commercial rental market, see sections Analysis sections: Harrow Road District Surveys and Rent Comparables, indicate that there are economically compelling reasons that a number of the units have converted to residential usage. In addition to the above options to encourage footfall and improve the general pedestrian experience, the team recommends the following:

Short Term

Long Term

•

Extend Harrow Road Business District to include Canal Terrace to provide support for existing businesses

•

Encourage multiple unit owners to combine units to create value and appeal to a wider variety of commercial tenants and possibly attract an anchor tenant

•

Lower business rates temporarily on properties converted from residential back to commercial to encourage landlords to support original uses

•

Encourage local task/amenity society force to monitor usage of units and report any suspected issues to the relevant authorities

•

Work with landlords/owners on short term pop up shops in vacant units, especially those that will appeal to “Urban Intelligence”

•

Encourage clustering of media/design based businesses on the Terrace to allow crossfertilization and promote a

demographic and attract community interest and footfall, creative uses in particular •

Build relationships with landlords/owners to foster community and encourage them to invest in their properties.

•

Encourage landlords to select future tenants with a view to developing a community and encouraging successful businesses

4.6

community

Canal Options

The team’s research identified the opportunity to integrate the canal into Canal Terrace and use the canal to its full advantage and create a true visual connection.

Short Term

Long Term

•

Increase visual permeability/ connection between the footpath on Harrow Road to the Grand Union Canal

•

Reverse fronting – look at the Canal side as the primary façade for the terrace

•

Speak with the London Waterbus Company about creating a waterbus stop at Halfpenny Steps Bridge or the Harrow Road Green Space on Saturdays to link Camden Market and Paddington Basin with Portobello Market

•

Introduce signage, lighting and refenestration on the Canal side

•

Increase interaction with the canal by kayaking lessons, pop up boat ice cream shop, etc

•

Introduce footpath on pontoons or pile foundations wide enough to have a ‘trading strip’

•

Explore options to physically connect Harrow Road footpath to ‘walkway’ through some of the shops

•

Continue to engage with British Waterways to have moorings for

narrow boats along the footpath •

Design physical connection between the ‘breakout space’ to the east to the ‘green strip’ to the west via the footpath, include lockable gates at either end for security

•

Explore possibility of a service point for boats, which could be integrated in the open space design to make the proposal more acceptable to British Waterways, this enhances the overall security and use of the green strip

•

Explore feasibility of a future second bridge over the Canal nearer to the Nido students’ housing to the green stretch.

The team believes adding a canal-side walkway along the rear side of the terrace that would encourage pedestrian circulation and human interaction with the canal. This would allow Canal Terrace to truly differentiate itself, link the Terrace to the canal, and bring much needed activity to the area. This could be an area that could allow a small table with two chairs or could be dedicated only to circulation. The walkway is a more ambitious feature of our proposals which would have to be properly vetted and consulted. It could be safely locked during night hours to prevent unwanted use or violation. The canal is wide at this point and so navigation issues should not be a fundamental barrier. There could be potential for moorings alongside the green space which could generate revenue for British Waterways and add activity to the green area, adding activity and potentially reducing the fear of crime. Our initial contact with British Waterways suggests that they would be open to negotiations for a pontoon if this were part of a larger regeneration project for the area. The following drawings illustrate the pontoon walkway utilizing the canal:

Figure 13 Canal Side Elevation

Figure 14 Cross Section

In this example we can see how a pontoon can be employed for canal side cafes. Canal Terrace is south facing allowing for maximum sun exposure

Figure 15 Birds-eye View

A second footbridge to cross the Canal could also be considered which would establish a more direct link to the upcoming Nido studentsâ&#x20AC;&#x2122; housing and encourage the students to utilize Harrow Road. Below is an illustration of what a second pedestrian bridge might look like:

Figure 16 Illustration of a Second Footbridge

Figure 17 Aerial View

Figure 18 Aerial View

Figure 19 Canal View

5. IMPLEMENTATION This section will set out recommendations for implementing the proposals outlined within this report. 5.1

Planning Policies

For proposals to be implemented they must be supported by Westminsterâ&#x20AC;&#x2122;s planning policies and vision for the borough. Westminster is currently preparing a new development plan for the borough, called the Local Development Framework (LDF). Westminster is also likely to update its LIP in the near future. It is therefore suggested that new policy is monitored and representations are submitted for the interests of Canal Terrace. It is possible to join databases such as the LDF Consultation Database, to keep updated with plans that the borough is preparing. Consider developing specific policy covering Canal Terraces to deal with site specific issues.

5.2

Canal Terrace Task Force

It is recommended that a community/ residents forum is set up so that lobbying can continue for improvements to be undertaken at Canal Terrace. As any work is likely to be driven by the London Borough of Westminster, it is suggested that a Council Officer is invited to sit on the forum. The officer can be used as the point of contact for the council for issues relating to Canal Terrace. A Canal Terrace Forum can also empower residents to understand and appreciate the planning policies affecting their neighbourhood and encourage them to report planning violations.

5.3

Collaboration

As part of this study contact has been initiated with a number of organisations and external stakeholders including British Waterways, Transport for London and English Heritage. Most of these organisations have expressed support for improvement works around Canal Terrace. It is suggested that further consultation is undertaken with relevant bodies and a list of contacts is provided within Appendix Five.

5.4

Funding

Any improvements works at Canal Terrace would either be funded by the boroughâ&#x20AC;&#x2122;s planning/ regeneration department or a private developer wishing to redevelop the site. However, funding may be available for some elements of the project from other means. The table below sets out the types of funding that may be available for some of the proposals set out in this report.

Proposal

Funding

Transport and accessibility

Proposals could be funded through TfL funding or Section 106 planning contributions from development around Canal Terrace. Proposals could also be developer funded or borough funded e.g. through parking revenue.

Public art

Funding could be gained from bodies such as the Arts Council and the Historic Monuments Council. Funding could also be secured through S106 contributions.

Urban realm improvements

Funding could be gained from English Heritage or TfL. Funding could also be secured through S106 contributions.

Please note in order to secure funding from bodies such as the Arts Council, a party will need to go through an application and selection process. For other types of funding such as S106 contributions, this could be processed through the Officer who is to sit on the Canal Terrace Forum.

6. CONCLUSION 6.1 This study was commissioned by the Queens Park Forum (QPF) and undertaken by the Build Up team in conjunction with Westminster University. 6.2 The objectives of the report are to suggest solutions and practical ideas, both short and long term, to rejuvenate the fortunes of Canal Terrace, currently under occupied and devoid of community and commercial aspirations. A clear vision for the future of the terrace will hopefully give impetus to a healthy re-vitalisation of what is now an area of low activity and negative quality public realm. 6.3 The Build Up team with the guidance of QPF has carried out various discussions and surveys with local stakeholders in the vicinity to establish their views for future action and direction. This analysis has involved conversations with experts on the ground. Local estate agents, both commercial and residential were canvassed on their opinions as to the suitability of uses for Canal Terrace. It was noted that the units on the terrace did not lend themselves particularly well to retail commercial uses because of their floor layout, lack of storage facilities and delivery access. Agents were more positive in suggesting that the terrace should become more office/ service orientated, uses such as banks, medical services, live/work units, or artists units which could have realistic and long term potential. 6.4 Views from a leading property company were of the opinion that the area was already well served by retail outlets and that the terrace might be better off with a combination of uses. Businesses with a dedicated clientele such as the existing solicitors, legal aid providers, hair salons, takeaways would provide a strong presence to attract other firms and create a robust street life and community interaction. 6.5 Research into both commercial and residential rents in the area suggest that current housing allowance benefits are in line with private rentals, therefore there is a compelling rationale for leasing flats to Registered Social Landlords (RSL) rather than commercial rents which are currently substantially lower than their residential counterparts. Therefore, investing in solely retail activities within the private sector is currently not viewed as a sensible business model. 6.6 Businesses in the terrace were canvassed for their opinions as to the benefit of operating in Canal Terrace and the majority of respondents indicated that they were located there because of the reasonably low rents and the businesses already established there. The major challenges that firms saw as problems centred on lack of parking provision and the location, followed by poor quality shops and the potentially unsafe environment at night and daytime.

6.7 Results from the â&#x20AC;&#x153;improvements surveyâ&#x20AC;? suggested that businesses cited improving the appearance of the shop facades and the introduction of a number of parking spaces in the terrace would help footfall immensely. 6.8 Canal Terrace has many beneficial strengths and opportunities to offer the local area and all who live there. The canal view is considered by its very nature a unique asset, currently under utilised and with great prospects and increased benefits, served with good transportation links. With the possible addition of a pontoon to the rear of the terrace this will create connectivity from the half -penny bridge end of the terrace to the green open space so by creating a sense of identity and a place where people from within the community and afar will want to visit. 6.9 However, there still remain real challenges to overcome, such as nonwelcoming vacant facades in disrepair, shop fronts not being used as retail and general concerns about security. The Build Up team have attempted to address some of these pressing issues in their report and provide realistic and sensible short and long term suggestions as to how to bring back life and vitality to a much needed community in the London Borough of Westminster.

7. ACKNOWLEDGEMENTS The Canal Terrace Build-up Team would like to thank the following individuals for their invaluable assistance throughout the project: •

Fabian Sharp and Muhammad Ahmedullah, Queens Park Forum

•

Martin Whittles and Westminster City Council

•

Julia Harrison

•

Simon Ryder, Beauchamp Lodge

•

Canal Terrace businesses and community members

•

Alan Mace and Orna Rosenfeld, University of Westminster

APPENDICES

APPENDIX 1: LAND REGISTRY DATA AND USE CLASSES FOR GROUND FLOOR PROPERTIES 431 TO 487 CANAL TERRACE, HARROW RD, LONDON W10

Number 431

Listed Use Class A3

Listed Owner/ Tenant Notting Hill Home Ownership Ltd

433

Ms. P.M. Parsons

435

Mr. B. Barker

437

Mr. J. Garcka Mr. R. Garcka

439

In House Property Services Ltd

441

In House Property Services Ltd

443

Noticeobtain Ltd

445

In House Property Services Ltd

447

In House Property Services Ltd

449

In House Property Services Ltd

451

Co-Operative Group Ltd

453

Beauchamp Lodge Settlement of The Stowe Centre

455

Belinda Syme

457

Aslam Noor & Shehnaz Noor

459

Gillian Radford

461

Robert & Yvonne Jarman

463

Julia Harrison

465

M. Tariq & R. Khan

467

A. Mengrani

469

In House Property Services Ltd

471

S & M Cheong

473

Sui generis

In House Property Services Ltd

475

Sui generis

Upperside Ltd

477

Woodfield Building Services Ltd

479

W.& E. Long

481

A. Salimian

483

P. Halperin

485

Ventra Investments Ltd

487

S. Bhimani

Source :

Land Registry Data, August 2010

APPENDIX 2: USE AND OWNERSHIP PROFILE

431 Harrow Road, London W10 4RE Current Owner(s): Notting Hill Home Ownership Ltd. Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Tailor Milliner Milliner Launderama Launderama Launderama

Planning History Application Reference 83/03666/ADV 97/05142/FULL

98/03660/FULL 00/1725/FULL 01/01869/ADV 02/09709/FULL

05/06829/FULL

Proposal Advertising Hoarding Change of use of ground floor to Class A3 (Food & Drink) the erection of ventilation duct at rear and alterations to the rear Retention of existing 2no. flats at first and second floor level Retention of pontoon/landing stage at rear of cafĂŠ Display of a board outside shopfront Retention of three roller shutters and associated box housing at the rear of the property Variation of Condition 1 of planning permission dated 27 July 2000 for retention of pontoon/landing stage at rear, namely, to allow the use of the pontoon landing stage by the Sudanese People Support Association (SPSA).

Date Received 27/10/1983 16/06/1997

Date of Decision 13/11/1983 25/09/1997

Decision

29/04/1998

23/06/1998

PERMITTED

29/02/2000

27/07/2000

PERMITTED

08/03/2001

01/08/2001

16/12/2002

31/03/2003

REFUSED (NFA) WITHDRAWN

22/08/2005

18/11/2005

PERMITTED

REFUSED PERMITTED

Source: Westminster City Council Website

433 Harrow Road, London W10 4RE

Current Owner(s): Ms P.M Parsons Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Gilder Laundry Milliner Dry Cleaners Dry Cleaners Dry Cleaners

Planning History Application Reference 86/00656?FULL

89/06508/FULL

02/06943/FULL

Proposal

Date Received 14/04/1986

Date of Decision 25/06/1986

Conversion into two self contained flats above shop and alterations to shopfront to provide new access to upper floors Change of use from existing dry cleaners to Indian takeaway

Conversion to form one studio apartment and the installation of a shopfront. Modifications to the rear elevation with associated internal alterations

Decision PERMITTED

12/12/1989

14/02/1990

PERMITTED

02/09/2002

30/01/2003

WITHDRAWN

Source: Westminster City Council Website

435 Harrow Road, Touch of Klass

Current Owner(s): Mr B. Barker Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Ladies Outfitters Boot Dealer Boot Dealer Hosiers Hosiers Paddington Neighbourhood Advice Bureau & Law Centre

Planning History Application Reference 86/02180/FULL 86/04860/FULL

Proposal Formation of self-contained flats Formation of two flats above shop

Date Received 06/05/1986

Date of Decision 27/08/1986

Decision

29/09/1986

17/12/1986

PERMITTED

REFUSED

Source: Westminster City Council Website

437 Harrow Road, London W10 4RE Current Owner(s): Mr J. Garcka, Mr R. Garcka and Miss K. Pinkerton Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Cloth Dealer Ironmongers Ironmongers Ironmongers Ironmongers Ironmongers

Planning History Application Reference 02/09205/FULL

Proposal

Date Received 27/11/2002

Date of Decision 14/04/2003

Decision

03/04532/FULL

Alterations in connection with use of st ground floor for A2 purposes. Use of 1 nd floor as a 1 x 2 bed flat, 2 floor and loft conversion as 1 x 3 bed flat

10/06/2003

23/09/2003

PERMITTED

04/00327/ADFULL

Details of shopfront, roof lights and waste pursuant to conditions 4,5 and 3 of permission dated 23/09/2003

16/01/2004

09/03/2004

PERMITTED

Removal of shopfront and alterations to ground floor frontage erection of rear rd first floor conservatory and 3 floor extension in connection of use from ground floor shop and residential maisonette into three separate flats.

REFUSED

Source: Westminster City Council Website

439 Harrow Road, Paddington Law Centre Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Wardrobe Dealer Hosiers Hosiers Hosiers Hosiers Paddington Neighbourhood Advice Bureau & Law Centre

Planning History Application Reference 98/03171/ADV

Proposal

99/00137/ADV

Installation of fascia & projecting signs at 451 Harrow Road

Internally illuminated fascia box signs & double sided projecting box signs

Date Received 14/04/1998

Date of Decision 05/05/1998

Decision

11/01/1999

21/01/1999

PERMITTED

REFUSED

Source: Westminster City Council Website

441 Harrow Road, London Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Wardrobe Dealer Hosiers Hosiers Hosiers Hosiers Paddington Neighbourhood Advice Bureau & Law Centre

Planning History No planning history online. Source: Westminster City Council Website

443 Harrow Road, London W10 4RE

Current Owner(s): Noticeobtain Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Cutler London Cooperative Society London Cooperative Society London Cooperative Society London Cooperative Society Unknown

Planning History No planning history online. Source: Westminster City Council Website

445 Harrow Road, London W10 4RE Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Harrow Road & Queens Park Industrial Cooperative Society London Cooperative Society London Cooperative Society London Cooperative Society London Cooperative Society Unknown

Planning History Application Reference 83/02216/FULL

83/02215/FULL 93/05777/FULL

94/00865/FULL

94/03633/FULL

Proposal Change of use of No. 445 to production of continental meats Refurbishment of shopfronts Erection of rear roof extension in connection with conversion of upper floors to create four self contained flats. Alterations to rear elevation at ground floor and new shopfront Conversion of roofspace and installation of velux windows in connection with conversion of upper floors to create 4 self contained flats. New shopfronts Alterations & roof extensions to 2 existing maisonettes to provide 4 self contained flats. Alterations to existing ground floor shops

Date Received 11/07/1983

Date of Decision 26/09/1983

Decision

11/07/1983 10/09/1983

26/09/1983 09/11/1993

UNKNOWN _ LEGACY DATA PERMITTED REFUSED

07/02/1994

16/03/1994

REFUSED

16/06/1994

01/08/1994

PERMITTED

Source: Westminster City Council Website

447 Harrow Road, London W10 4RE Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Draper London Cooperative Society London Cooperative Society London Cooperative Society London Cooperative Society London Cooperative Society

Planning History Application Reference 83/02215/FULL 93/05777/FULL

94/00865/FULL

94/03633/FULL

Proposal Refurbishment of shopfronts Erection of rear roof extension in connection with conversion of upper floors to create four self contained flats. Alterations to rear elevation at ground floor and new shopfront Conversion of roofspace and installation of velux windows in connection with conversion of upper floors to create 4 self contained flats. New shopfronts Alterations & roof extensions to 2 existing maisonettes to provide 4 self contained flats. Alterations to existing ground floor shops

Date Received 11/07/1983 10/09/1983

Date of Decision 26/09/1983 09/11/1993

Decision

07/02/1994

16/03/1994

REFUSED

16/06/1994

01/08/1994

PERMITTED

PERMITTED REFUSED

Source: Westminster City Council Website

449 Harrow Road, London W10 4RE Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Furniture Dealer Woodware Factors Plywood Merchants London Cooperative Society London Cooperative Society Unknown

Planning History No planning history online. Source: Westminster City Council Website

451 Harrow Road, Co-operative Funeral Care

Current Owner(s): Cooperative Group Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Confectioner Woodware Factors Plywood Merchants London Cooperative Society London Cooperative Society London Cooperative Society Funeral Service

Planning History Application Reference 85/03622/ADV

85/04755/FULL

Proposal Internally illuminated fascia and projecting box sign Installation of shopfront

Date Received 03/10/1985

Date of Decision 02/01/1986

Decision

Comments

PERMITTED

No plans/documents online

14/10/1985

02/01/1986

PERMITTED

No plans/documents online

Source: Westminster City Council Website

453 Harrow Road, Kongolese Centre Current Owner(s): Beauchamp Lodge Settlement of the Stowe Centre Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Furniture Dealer Picture Frame Makers Picture Frame Makers Book Centre Book Centre Book Centre

Planning History Application Reference 95/05209/FULL

Proposal

95/05153/FULL 95/07556/FULL

98/06236/FULL

98/07407/FULL 06/09624/LBC 06/09623/FULL

Date Received 06/07/1995

Date of Decision 17/08/1995

Decision

Change of use from retail/residential to Class B1 Office Use on all floors Dormer window extension (flat roof) to rear roof & external ductwork for kitchen extract hood

06/07/1995

17/08/1995

PERMITTED

12/10/1995

10/01/1996

PERMITTED

Conversion of second and third floors from offices and bedsit to a self contained 2 bedroomed maisonette Change of use of ground floor to office Demolition of rear lean-to, creation of rear conservatory Use of first floor from office (Class B1) to self contained flat (Class C3) and replacement of rear lean to with conservatory

24/07/1998

02/09/1998

PERMITTED

02/09/1998 01/12/2006

01/12/1998 13/12/2006

PERMITTED WITHDRAWN

01/12/2006

06/02/2007

PERMITTED

Relocation of Beauchamp Lodge from Warwick Crescent; use of premises for Class D1 educational and training purposes

PERMITED

Source: Westminster City Council Website

455 Harrow Road, London W10 4RE Current Owner(s): Belinda Syme Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Groceries Picture Frame Maker Perambulator Dealer Record Dealers Unknown Fish and Chips

Planning History Application Reference 94/07717/FULL

Proposal Change of use on ground floor from Class A3 to residential

Date Received 14/11/1994

Date of Decision 17/02/1995

Decision

Comments

REFUSED

Appeal lodged on 28/07/1995 and appeal allowed on 08/01/1996.

Source: Westminster City Council Website

457 Harrow Road, London W10 4RE Current Owner(s): Aslam Noor & Shehnaz Noor Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Watchmaker Domestic Machinery Dealers Perambulator Dealer Unknown Unknown Unknown

Planning History Application Reference 91/02141/FULL

94/00850/FULL

Proposal Use of ground floor as a mini cab office Change of use of ground floor shop to temporary use as studio flat/shop

Date Received 16/05/1991

Date of Decision 20/08/1991

Decision

04/05/1994

21/06/1994

REFUSED

Source: Westminster City Council Website

459 Harrow Road, Solicitors Current Owner(s): Gillian Radford Historical Use of Ground Floor 1900 Umbrella Maker 1935 Chemist 1939 Chemist 1969 Unknown 1974 Unknown 1979 Unknown

Planning History Application Reference 99/12251/ADV

06/05573/FULL

Proposal Erection of banner sign to rear Erection of PVCU conservatory to rear of property

Date Received 22/11/1999

Date of Decision 26/11/1999

Decision

Comments

REFUSED

20/07/2006

13/11/2006

REFUSED

No plans/documents online Documents available

Source: Westminster City Council Website

461 Harrow Road, London W10 4RE Current Owner(s): Robert & Yvonne Jarman Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Printer Hairdresser Hairdresser Hairdresser Hairdresser Hairdresser

Planning History No planning history online. Source: Westminster City Council Website

463 Harrow Road, London W10 4RE Current Owner(s): Julia Harrison Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Medical & Surgical Institute Printers Printers Machine Manufacturers Machine Manufacturers Warehouse

Planning History Application Reference 86/08089/FULL

Proposal Change of use from commercial to residential st on 1 and nd 2 floor

Date Received 08/10/1986

Date of Decision 07/05/1987

Decision PERMITTED

Source: Westminster City Council Website

465 Harrow Road, London W10 4RE Current Owner(s): M. Tariq & R. Khan Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Boot Repairer Boot Repairer Boot Repairer Woodworkersâ&#x20AC;&#x2122; Suppliers Unknown Unknown

Planning History Application Reference 84/05009/FULL

99/04608/FULL

04/08520/ADFULL

04/08686/ADFULL

Proposal Alterations to shopfront and self containment of access to upper part Use of ground floor as a Class A3 hot food takeaway with installation of an extract duct on the rear elevation Details of measures to control litter pursuant to Condition 7 of planning permission dated 4 November 1999 Details of noise insulation measures pursuant to Condition 8 of planning permission dated 04 November 1999

Date Received 31/12/1984

Date of Decision 20/06/1985

Decision

21/06/1999

04/11/1999

PERMITTED

29/10/2004

10/11/2004

PERMITTED

04/11/2004

10/11/2004

PERMITTED

Source: Westminster City Council Website

467 Harrow Road, London W10 4RE Current Owner(s): A. Mengrani Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Stationers Fancy Repository Fancy Repository Maternity Wear Unknown Unknown

Planning History Application Reference 90/00668/FULL

Proposal Conversion of existing buildings into self contained shop and self contained flats

Date Received 01/03/1990

Date of Decision 22/01/1991

Decision REFUSED

Source: Westminster City Council Website

469 Harrow Road, London W10 4RE Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900

Music Seller and Queens Park School of Music Music Seller Unknown Wholesale Clock Dealers Wholesale Clock Dealers Wholesale Clock Dealers

1935 1939 1969 1974 1979

Planning History Application Reference 84/04095/FULL

87/04521/FULL

Proposal st

Use of 1 and 2 floors as studios with residential space retained Change of use from club to use as family dwelling and shop

Date Received 01/01/1984

Date of Decision 01/01/1984

Decision

10/09/1987

24/02/1988

PERMITTED

UNKNOWN

Source: Westminster City Council Website

471 Harrow Road, London W10 4RE Current Owner(s): S & M Cheong

Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Shirt and Collar Dresser Dress Agency Dress Agency Fishing Tackle Dealers Unknown Cheungs Chinese Restaurant

Planning History No planning history online. Source: Westminster City Council Website

473 Harrow Road, London W10 4RE Current Owner(s): In House Property Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Tobacconist Confectioner Confectioner Confectioner Confectioner Paddington Tyre Service

Planning History Application Reference 01/10175/CLEUD

Proposal Use as a private hire car service

Date Received 18/12/2001

Date of Decision 21/03/2002

Decision PERMITTED

Source: Westminster City Council Website

475 Harrow Road, London W10 4RE Current Owner(s): Upperside Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Unknown Haberdasher Haberdasher Haberdasher Haberdasher Paddington Tyre Service

Planning History Application Reference 95/00052/CLOPUD

Proposal Certificate of lawfulness for the proposed use of the ground floor as a minicab office

Date Received 01/01/1995

Date of Decision 01/01/1995

Decision UNKNOWN

Source: Westminster City Council Website

477 Harrow Road, London W10 4RE Current Owner(s): Woodfield Building Services Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Florist Clothier Clothier Clothier Clothier Clothing Store

Planning History No planning history online. Source: Westminster City Council Website

479 Harrow Road, London W10 4RE Current Owner(s): W & E Long Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Furniture Dealer Wireless Supplies Dealers Popular Library Electrical Contractors Electrical Contractors Electrical Contractors

Planning History Application Reference 86/04388/FULL

Proposal Conversion of existing roof space into office and bathroom incorporating dormer window on rear elevation

Date Received 10/10/1986

Date of Decision 06/03/1987

Decision REFUSED

Source: Westminster City Council Website

481 Harrow Road, London W10 4RE Current Owner(s): A. Salimian Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Clothier Pet Stores Pet Stores Unknown Builder Builder

Planning History Application Reference 86/06297/FULL

Proposal Rear extension for residential use

Date Received 01/01/1986

Date of Decision 11/06/1987

Decision UNKNOWN

Source: Westminster City Council Website

483 Harrow Road, London W10 4RE Current Owner(s): P. Halperin Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Cutler Cutler Cutler Unknown Unknown Unknown

Planning History Application Reference 85/04337/FULL

86/01547/FULL

03/09238/FULL

03/09239/ADV

Proposal 2 Storey rear extension for bedroom, bathroom and lounge Erection of single storey extension to rear for residential use Erection of externally illuminated fascia sign 330mm x 6630mm and projecting sign 900mm x 700mm Erection of an internally illuminated fascia sign and internally illuminated projecting box sign

Date Received 19/09/1985

Date of Decision 14/02/1986

Decision

01/04/1986

10/06/1986

REFUSED

02/12/2003

07/01/2004

WITHDRAWN

02/12/2003

14/04/2004

REFUSED

Source: Westminster City Council Website

485 Harrow Road, London W10 4RE Current Owner(s): Ventra Investments Ltd Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Hairdresser Hairdresser Hairdresser Belts Manufacturer Belts Manufacturer Belts Manufacturer

Planning History Application Reference 87/04460/FULL

94/00021/FULL

94/04595/FULL

00/06881/FULL 01/10122/FULL 02/05195/FULL

02/08226/FULL 08/05943/FULL

Proposal Conversion of first and second floors to form maisonette Rear extension at first and second floor and in connection with creation of self contained flat. Erection of first floor rear extension to create self contained maisonette Change of use from shop to artists studio/showroom Erection of first floor rear extension with a terrace Continued use of ground floor shop as live work space (Class B1/C3) Erection of first floor rear extension Use of the first and second floors as 1 x1 bedroom flat and 1 x studio flat

Date Received 07/09/1987

Date of Decision 26/01/1988

Decision

25/01/1994

16/03/1994

REFUSED

07/07/1994

23/08/1994

REFUSED

29/08/2000

24/11/2000

WITHDRAWN

17/12/2001

26/02/2002

WITHDRAWN

09/07/2002

13/08/2003

PERMITTED

24/10/2002

08/01/2003

REFUSED

10/07/2008

03/09/2008

PERMITTED

Source: Westminster City Council Website

487 Harrow Road, London W10 4RE Current Owner(s): S. Bhimani Historical Use of Ground Floor 1900 1935 1939 1969 1974 1979

Umbrella Maker Umbrella Maker Umbrella Maker British Red Cross Society British Red Cross Society Mirror Manufacturers

Planning History Application Reference 83/02150/FULL

Proposal

Date Received 13/07/1983

Date of Decision 29/11/1983

Decision

86/01186/FULL

Change of use of ground floor from accommodation agency to dental surgery

10/03/1986

10/06/1986

PERMITTED

87/01349/ADV 87/01351/FULL

Advertisement Hoarding Conversion of first and second floors to form two self contained flats

13/03/1987 17/03/1987

07/05/1987 11/09/1987

REFUSED REFUSED

87/01350/FULL

Change of use of part ground floor from retail to class 2 office use

17/03/1987

04/08/1987

REFUSED

87/00689/FULL

Conversion to nine self contained flats including proposed new third floor and second floor rear roof terrace Retention of one advertising hoarding at first and second floor level measuring 6.1m x 3.05m Change of use of Class A1 shop to Class A2 use

21/04/1987

24/07/1987

PERMITTED

01/10/1992

20/10/1992

REFUSED

26/04/1999

17/08/1999

PERMITTED

92/06246/ADV

99/03098/FULL

Creation of self contained maisonette at first and second floor levels including extension at first floor level at rear

PERMITTED

Source: Westminster City Council Website

APPENDIX 3: POLICY/MANAGEMENT BACKGROUND The following are policies taken directly from the current development plan documents, the Unitary Development Plan and other planning documents available for download directly from the council website. The most pertinent of the numerous policies in the UDP and supporting documents are conveniently gathered in one place below for the convenience of QPF’s further research and information. The italicised text embedded in the policies below are Build Up’s comments. The bold headings are the references to the particular policy documents.

Unitary Development Plan introduction: Section 54A of the 1990 planning act requires the council to determine planning applications in accordance with the Development plan (UDP in Westminster) or other material considerations. Plan is the written statement, has two parts 1 is overall strategic planning aims, 2 refers to national planning framework. Both take into account the London Plan. Proposals map supports and illustrates written statement.

Policies are set out in the following way: a) aim: what we want to do b) policy: how we are going to do it c) policy application: any tests or special circumstances we may apply d) reasons: why we are doing it. Prescriptive policies make firm indication of outcome in positive ‘permission will be granted’ and restrictive ‘permission will not be granted’

Queens Park Estate Conservation Area Audit SPG Queens Park Estate is the only cottage estate in city council boundary. Built in 1873. Listed buildings: The following is not a fixed number and at the time of printing it was correct (2005).

Listed Buildings Table Name/Address

Type

Date

Grade

Droop Street Droop Street School (London School Board)

School

1877

Terraced houses Terraced houses Terraced houses Terraced houses Terraced houses Terraced houses No. 170 shop/flat

1880 1880 1880 1880 1880 1874 (Nos. 166-8) 1876 (others) 1880 1880 1880 1880 1874 1876

II II II II II II

1883-4

Fifth Avenue 68-82 even (east side) 84-98 even (east side) 100-114 even (east side) 116-130 even (east side) 132-154 even (east side) 156-170 even (east side)

67-81 odd (west side) 83-97 odd (west side) 99-113 odd (west side) 115-129 odd (west side) 131-145 odd (west side 147-167 odd (west side)

Terraced houses Terraced houses Terraced houses Terraced houses Terraced houses Terraced houses No. 167 shop/flat

II II II II II II

Harrow Road 578-580 Queens Park Meeting Hall

Ground floor shops with Estate Meeting Hall above

Local History For information on all aspects of local history contact: City of Westminster Archive Centre 10 St. Ann's Street London SW1P 2XR General Enquiries: Tel: (020) 7641 5180

Chapter 2 of UDP Commerce (Offices, Industry and Showrooms) 2.77 Within the North West Westminster SPA, the City Council will generally protect and encourage employment uses, including industrial uses, which provide local employment opportunities and do not cause adverse impacts to residential amenity, in order to assist the regeneration of the area. (See also Chapter 5: Policies for North West Westminster, section B). 2.9 Arising from the North West Westminster Planning Study, published in October 2000, the City Council wishes to expand employment opportunities and foster economic growth within the North West Westminster Special Policy Area to assist the regeneration of the area. Existing office-based employment will be protected within this area and new office development encouraged, where these provide local employment opportunities and do not have adverse impacts on residential amenity. (See Chapter 5: Policies for North West Westminster, policies NWW 1 and 2).

Chapter 3 of UDP Housing POLICY H 1: PREVENTING THE LOSS OF HOUSING (A) Planning permission to change housing, or land in housing use, to other uses will not be granted other than in exceptional circumstances. This policy is the first and foremost policy in the Housing chapter of the UDP. It therefore makes the changing of use of the shop front in to retail/commercial difficult. However, it can be argued that this move is a revert back to the original intended use of the ground floor level of the buildings.

The City Council will only consider the loss of housing in exceptional circumstances. Three such circumstances would be where: a) Housing would be lost to a community use that is essential for local residents and there is no alternative suitable site nearby. Essential uses include health facilities such as doctorsâ&#x20AC;&#x2122; and dentistsâ&#x20AC;&#x2122; surgeries b) In the North West Westminster Special Policy Area (see chapter 5: Policies for North Westminster) on sites where the provision of commercial uses will have a significant regeneration benefit that is considered to outweigh the loss of a small amount of housing. c) Replacement housing is provided in accordance with Policy COM 3 on the relocation of uses. It might be argued that the precedent set by the first established use was a result of an unauthorised change of use and therefore materially detrimental to the viability and vitality of a street intentionally designed for retail uses. Indeed this stretch of the Harrow Road is outside of the primary shopping frontages but in terms of design there is nothing that separates it from other primary shopping frontages. Otherwise community run commerce may

be looked upon as a favourable use in the policy context as per Para 3.8 ‘council will look favourable to losing residential use to community uses.’

Social housing requirement begins from 10 or more units or site of over .3 hectares. (Policy H4) (D) The City Council will, with a view to achieving the 50% affordable housing target set out in policy STRA14 (C) : 3.27 Policy 3A.6 in the London Plan says that ‘Affordable housing comprises social housing, intermediate housing, and in some cases, low-cost market housing.’ Social housing is subsidised housing provided as secure or assured tenancies, with access on the basis of need. Intermediate housing comprises subsidised sub-market housing, provided as shared equity schemes, discounted home ownership, or secure or assured tenancies. In Westminster key workers have priority for this type of housing. The London Plan says that intermediate housing can also include some low-cost market housing, but in Westminster there is little or no prospect of low-cost market housing, irrespective of size, making a contribution to priority housing needs. Such provision will not therefore, count towards meeting the affordable housing requirement. It is the city council’s aim to provide suitable gardens and community facilities to support resident’s needs. At the moment we know the stretch of green space on Harrow road is an underutilised asset which needs to be unlocked through innovative and bold design solution as the split level characterises of the site poses a challenge to this. Policy H10 is particularly concerned with open space provision for new housing developments. UDP Chapter 5: Policies for North West Westminster Unlike any other parts of Westminster it scores highly on social deprivation. The railway and Grand Union Canal are seen as significant barriers to improving the character of the area. Harrow road is the principal local centre for shopping and services but in policy terms this view does not exist on the study site. It is acknowledged that there are high numbers of vacant shops and an under representation of national retailers.

Ethnically diverse high proportions of Afro-Caribbean, Black African and residents of Asian ethnic origins. • • •

47% of children have English as an additional language. 40% of households own cars compared to a London average of over 60%. 98% of employers in the area employ less that 50 employees.

The study site is close to major regeneration works at and around Paddington station and basin. That area has its own special policy ‘Paddington Special Policy Area’ so there is potential for the study site to provide and be supported by these huge regeneration works that cover 30 hectares (70 acres). Some of the development here has already begun and is beginning to change the look and feel of North West Westminster (NWW) area also. Cross rail will be connecting Paddington to a wider area, this is also where the Heathrow Express departs from. North West Westminster Special Policy Area (NWWSPA) Para 5.93: accepts that the environmental quality of the Harrow Road corridor is poor and seen to be holding back investment. A report was commissioned by the City of Westminster Council called NW Westminster Planning Study to look into the socio-economic impacts of Westminster’s UDP intended to contribute to the review the UDP published in 2000

NWWSPA boundary map

5.93 The railway, Harrow Road, Westway and Grand Union Canal are significant boundaries and help to define the character and partly dictate how the area functions. There is a core of retail uses mainly along the Harrow Road with some smaller centres elsewhere and a variety of community facilities and open spaces. These serve a number of mainly residential neighbourhoods. Whilst the environmental quality of many parts of the area is good, that of the Harrow Road corridor is poor, and is seen to be holding back investment in the area. The North West Westminster Planning Study identified six key issues requiring a policy framework: 1) Delivery of regeneration and economic development initiatives: The need to promote regeneration and economic development and to encourage the participation of residents, businesses and the voluntary sector in the regeneration process 2) Business development & training: The need to facilitate and encourage business development appropriate to the area and to support the

development of skills appropriate to the opportunities provided in growth sectors. 3) Environmental improvement and management: Improving the environment and management of key areas in order to build business and community confidence and improve safety and security 4) Shopping frontages: The need to strengthen and where necessary, to concentrate retail frontages to ensure the future viability and vitality of shopping centres and encourage the diversification of retail uses. There is also a need to facilitate the possible use of redundant shop premises outside the main shopping centres for business enterprises that can add to the character and function of the area and create employment opportunities. 5) Housing and community facilities: The need to facilitate the provision of a mix of housing tenures and a range of related community facilities, which facilitate the establishment of sustainable neighbourhoods. 6) Movement and parking: The need to improve the pedestrian environment, facilitate the use of alternative transport such as cycling and public transport, and ensure more targeted approaches to parking which address the requirements of both residents and businesses and the need to promote sustainable development objectives.

5.95 In promoting regeneration, and in assessing development proposals, the City Council will work in conjunction with other agencies having an impact on the area, such as the Paddington Development Trust, the Health Authority and, the Local Strategic Partnership. 5.97 Also, unlike the rest of Westminster, within the NWWSPA the loss of existing residential accommodation may be acceptable in certain instances. For example, the change of use of residential above existing and former shop premises to commercial/business use - where the regenerative benefits are deemed to be sufficiently great. 5.99 Some shopping frontages in the Harrow Road which were formally protected in the adopted UDP (1997) have been de-designated. These â&#x20AC;&#x2DC;de-designatedâ&#x20AC;&#x2122; frontages represent key opportunities for business development. Accordingly the City Council will resist their conversion to residential use and they are therefore are an exception to Policy SS 9. In the revised District and Local Centres, Policies SS 6 and SS 7 apply. 5.101 New entertainment uses such as restaurants, pubs, music and entertainment venues could play a role in the regeneration and economic development of the area. The number of A3 uses in the Harrow Road District Centre, for example, is low in comparison with similar centres elsewhere in Westminster. Because these uses, depending on their type and size, can have very detrimental effects on residential

amenity it is their effect on residential amenity that will be the deciding factor in whether they are acceptable. Therefore the locations where proposals for such uses are likely to be more favourably considered are in the Harrow Road District Centre and Harrow Road East Local Centre, subject to policies SS 6 and SS 7. All proposals will be assessed against policies TACE 8-10. 5.106 The Harrow Road contains certain shopping frontages which are designated as District and Local Centres, to which policies SS 6 and SS 7 apply. Outside these Centres, the shopping function is generally in decline. This particularly applies to certain frontages designated in the 1997 Adopted Unitary Development Plan as main or mixed shopping frontages. These shopping frontages have now been â&#x20AC;&#x2DC;dedesignatedâ&#x20AC;&#x2122;. They are shown on map 5.2 and include: a) 324-334 Harrow Road b) 374-414 Harrow Road c) 431-487 Harrow Road

Figure 6 De-designation of shopping frontages & townscape and public realm (light shaded right) This figure shows the study site in red as the area that lost its policy status as being shopping frontage area. It seems fractured and incongruent with the actual design of this stretch of the street. Not sure what informed this policy move would be very interesting to discover. 5.107 These shopping frontages are particularly suitable for a range of uses, including business development and live/work units. On these dedesignated frontages business/commercial accommodation at basement, ground and upper floors would be suitable - subject to the potential impact on residential amenity and traffic and servicing requirements. In these areas proposals larger than 250 sqm will be viewed positively, subject to the amenity/servicing issues listed in paragraph 5.103. POLICY NWW 3: TOWNSCAPE AND PUBLIC REALM ENHANCEMENT The area shown on Map 5.2 is defined as a townscape and public realm enhancement area. The City Council, in conjunction with local regeneration agencies and the local community, will bring forward an enhancement strategy for the improvement of this area. Development proposals within this and the wider area of

the NWWSPA will be expected to contribute to this strategy. The last sentence gives us some hope in arguing for reverting residential at ground level to retail or other active uses to encourage streetlife. UDP Chapter 7: Shopping and Services POLICY SS 6: (A) Permission will not be given for proposals, such as A3 uses, that would harm residential amenity or local environmental quality as a result of smells, noise, increased late-night activity and disturbance, or increased parking and traffic. (B) Core Frontages: At ground-floor level, proposals for A2 and A3 or other non-A1 town centre uses will only be permitted where the proposals would not harm the vitality or viability, or character or function of the parade, Core Frontage or the centre. In addition: 1. the total length of Core Frontage in non-A1 use at ground-floor level must not exceed: • 30% in Marylebone High Street District Centre and Harrow Road District Centre • 25% in Queensway/Westbourne Grove District Centre and Warwick Way/Tachbrook Street District Centre • 20% in Church Street/Edgware Road District Centre and St. John’s Wood District Centre 2. the proposal must not lead to, or add to, a concentration of non-A1 units in any individual frontage or parade. 3. the proposal must not result in more than two non- A1 units located consecutively in a frontage. 4. the proposal must not reduce the range of local convenience shops or shopping facilities, or reduce the attractiveness of the centre to shoppers. At basement and first-floor level, A2, A3 and other non-A1 uses will only be permitted if the proposal would not: 5. harm the vitality or viability, or character or function of the parade, frontage or centre. 6. have a detrimental effect on the environment or residential amenity. 7. unacceptably intensify an existing use or existing concentration of uses. 8. jeopardise the long-term A1 use of the ground floor. (C) Secondary Frontages:

(includes all the Praed Street District Centre) Proposals for uses within A2 and A3 or other non-A1 town centre uses at groundfloor level in the Secondary Frontages will be permitted where: 1. the proposal would not harm the vitality or viability, or character or function of the parade, frontage or centre 2. the total length of Secondary Frontage in non-A1 use at street level would not exceed 45% 3. the proposal must not lead to, or add to, a concentration of non-A1 units in any individual frontage or parade 4. the proposal would not result in more than three non-A1 units located consecutively in a frontage 4. the proposal would not involve the loss of an A1 unit last used as a local convenience shop, or reduce the range of local convenience shops in the centre. At basement and first-floor level, A2, A3 or other non-A1 uses will only be permitted if the proposal would not: 6. harm the vitality or viability, or character or function of the parade, frontage or centre 7. have a detrimental effect on the environment or residential amenity 8. unacceptably intensify an existing use or existing concentration of uses 9. jeopardise the long-term A1 use of the ground floor Harrow Road District Centre 7.77 Harrow Road District Centre has a high number of vacancies and has been classified in the Town Centre Health Check (2002) as a centre â&#x20AC;&#x2DC;in declineâ&#x20AC;&#x2122;. The City Council is keen to improve both the retail offer in this centre and the general appearance of the centre. Where possible S106 Agreements to improve the centre will be entered into (see paragraph 7.111 regarding nearby residential schemes). The North West Westminster Special Policy Area covers the Harrow Road District Centre as well as a number of local centres and policies relating to this area are covered in more detail in Chapter 5. 7.86 In the Harrow Road area in particular, in order to consolidate centres with high numbers of vacancies, changes of use to residential or studio/workshop space may be considered acceptable on the outer fringes of centres. For proposals for changes

of use from any non-A1 retail use listed in paragraph 7.22 a) b) or c) to residential, see policies SS2 and SS 9.

UDP Chapter 7: Shopping and Services

POLICY SS 8: SHOPS AND SERVICES OUTSIDE DISTRICT AND LOCAL CENTRES (OUTSIDE THE CAZ). (A) Planning permission will not be granted for change of use from an A1 use or launderette. (B) Loss of non-A1 retail uses, to residential, B1 or other uses which do not serve visiting members of the public, will only be permitted in isolated shop-type units. (C) Planning permission will not be given for proposals that would significantly harm residential amenity or local environmental quality as a result of smells, noise, increased late-night activity and disturbance, or increased parking and traffic. POLICY SS 9: LONG-TERM VACANT SHOP UNITS IN PERIPHERAL LOCATIONS (A) Planning permission will normally be granted for the change of use to residential or other appropriate use, of a long-term vacant shop-type unit, which is: 1. on the periphery of a District or Local Centre 2. on the periphery of a small parade 3. an isolated shop-type unit formerly occupied by a non-A1 use (B) Planning permission for the change of use to residential or other appropriate use, of a long-term vacant isolated shop formerly in A1 use will only be granted in exceptional circumstances Market pitch proposals: POLICY SS 13: STREET MARKETS AND INDIVIDUAL TRADING PITCHES (D) Proposals for new street markets and relocation of existing markets will be considered with reference to amenity, parking, servicing, highway, cleansing, refuse storage, recycling and licensing considerations, and the effect on existing street markets, and local shopping facilities. POLICY SS 16: PAVEMENT SHOPS Permission will not be given for pavement shops that would reduce the free passage and safety of pedestrians or other highway users, or have a detrimental effect on the townscape, residential amenity, character or appearance of the street.

POLICY SS 17 WINDOW DISPLAYS Non-A1 service or office uses at ground-floor level in shopping frontages will be required to maintain a window display. The window display shall be in keeping with the character and appearance of the streetscape.

UDP Chapter 10 Urban Design and Conservation POLICY DES 13: CANALS (A) Access and activity Permission will be granted for developments which provide: 1) new public access routes to and alongside the canal and its towpath 2) environmental improvements including improved footway surface treatments 3) uses devised and managed to sustain or enhance canalside interest, vitality and ecological value. (B) Alignment and form 1) Permission will be granted for developments which: a) are no higher than neighbouring canal-side buildings, unless significant benefit to the local townscape is thereby demonstrated b) are orientated to the canal and adjoining public spaces c) safeguard or enhance the setting, important views of the canal and ecological value. 2) Permission will not be granted for developments that create any boardwalks or other projections over or into the canal or towpath, unless significant benefits to the canal setting accrue. 3) The provision of moorings, for both permanent and visitor use, and facilities for boaters, will be encouraged in locations where these will not hinder navigation of the canal, and will be welcomed as a planning advantage on the canalside sites.

The council are in the process of drafting and new planning policy for which key dates are listed below.

Core Strategy. â&#x20AC;˘

Issues and Options - consulted on over the summer 2007

â&#x20AC;˘

Preferred Options - consulted on over the summer 2008

•

Publication Draft - consulted on between 12th November 2009 and 13th January 2010

•

Submission Document - sent to the Secretary of State April 2010

•

Examination in Public - Pre-hearing meeting 18th June 2010 and Hearings start on the 27th July

•

Adopted Document - subject to the outcome of an Independent Examination, the Core Strategy Document is planned to be adopted in late 2010

APPENDIX 4: SURVEY RESULTS Number of surveys 1. Please identify your interest in the area. Store Owner/Operator Store Employee Landlord/Freehold Owner Estate Agent Community Member/Resident Other (please specify)

2. What address is your property located at?

2 4 2

1 Independent artist

453 431 433

435 459 451

439 441 469

3. If you are a store owner/operator/employee, what type of business is it? Food/grocery/convenience store Pharmacy Restaurant/cafĂŠ Deli/Take-away Pub Hairdresser/Beauty Salon Dry-cleaners/Shoe Repair Estate Agency Health Centre/Clinic/Surgery Hardware

Electronics Bank Post office Non-profit/Charity Legal services Office services Art gallery Other (please specify)

3 3

2 Studio, Funeral home

4. Why did you choose to locate your business on Canal Terraces? (please check all that apply) Location Building (layout suitable, historical aspect, etc.) Customer demographics Area resident Reasonable rent Transport links Legacy (e.g. business already there) Other

1 1 5 4 1 Lack of choice

5. In your opinion, what are the greatest challenges in running a business on Canal Terraces? (please check all that apply) Rent Business rates Quality or size of the premises, i.e. space/layout constraints Area demographics Parking availability and location

2 1 3 6

Parking costs Accessibility via public transport Conservation issues/limited ability to modernize General economic climate Many of the storefronts are vacant or residential Security issues Poor quality shops Poor quality restaurants/cafes/bars Lack of services (e.g. banks, dentists, estate agents) No specific challenges Other (please specify)

1 1 1 3 3

1 Doesn't attract funding/investors

6. What do you think would improve the Canal Terraces area? (please check all that apply) Changing pedestrian access (e.g. more pedestrian crossings, zebra crossing)

Adding parking in front of the shops Moving the bus stops to stop in front of the terraces on the south side Improving the garden area at the western end of Canal Terraces Allowing pavement seating for cafes and restaurants Improving the quality of the shops Improving appearance of shop facades Making the area safer (CCTV, policing, better lighting) Pop-up shops (temporary shops that are in business for a few weeks at a time) Other (please specify)

Esp. disabled parking and loading/delivery 4 zones 1 2 3 3 4 3 Police presence, in winter, CCTV 1 2 Focusing on canal aspect

7. For businesses located on CT, do you plan to stay on CT? Yes, because No, because

6 But because no funding to move elsewhere 2 Selling biz, lease expiring in 2012

8. What types of business/services would you like to see on Canal Terraces? (please check all that apply) Food/grocery/convenience store Clothing shop Pharmacy Restaurant/CafĂŠ Deli/Take-away Pub Hairdresser/Beauty Salon Dry-cleaners/Shoe Repair Estate Agency Health Centre/Clinic/Surgery Hardware Electronics Bank Post office Non-profit/Charity Office services Art gallery Pop-up shop Health Centre/Clinic/Surgery Other (please specify)

1 3 2 1

3 1 1 4 1 4 Museum Toy shop

McDonalds Florist

9. Pop-up shops are temporary stores/businesses that appear for a matter of days or weeks using vacant storefronts. Do you think pop-up shops would work on Canal Terraces and if so, what type of business? No Yes: Retail Art and crafts Restaurant/cafĂŠ/bakery Community services â&#x20AC;&#x201C; legal, tax, health information, etc. Other (please specify)

5 3 Seasonal products 4 2

APPENDIX 5: CONTACTS

100

Name

Organisation

Position

Gez Kellaghan

Westminster City Council

Strategic Partnerships Officer (Housing) Housing Strategy and Performance

Toby Cuthbertson

Westminster City Council

John Wilman

Westminster City Council

Design and Conservation Officer. City Planning Delivery Unit. Area Design and Conservation Officer

John Phillips

London Print Studio

Director

summary discussion

Agreed to supply info on: a) how many of the unites are used as temp acc. b) how many have HB claimants living in them. Happy to visit the Green Space to see if it is suitable for public art. Said that he saw no issue with the use of fake shopfronts stuck to the inside of windows. Very keen on developing a holistic project for shopfronts and open space led by local school children and parents.

Contact Info

Date

Carried out by

gkellaghan@westminster.gov.uk (t) 020 7641 2609

20/07/10

Fazan

Tel: 020 7641 8705 tcuthbertson@westminster.gov.uk

20/07/10

Fazan

jwilman@westminster.gov.uk 020 7641 5961

Around 20/07/10

Fazan

John Phillips London Print Studio 425 Harrow Road 020 8969 3247 john@londonprintstudio.org.uk www.londonprintstudio.org.uk

On going

Fazan

101

Claire McAlister

British Waterways, London

Planner

Heloise Brown

The Victorian Society

Conservation Adviser

Richard Parish

English Heritage

Grant Officer

Initiated discussion on walkway on the Canal, open suggestions in principle but require overall plan. Not concerned with change of use, advised to talk to Westminster Conservation Officer on serving Article 4 direction removing permitted development rights. to contact regarding Partnership Schemes in Conservation Areas - funding scope

1 Sheldon Square, Paddington Central, London, W2 6TT D 020 7985 7229 F 020 7985 7201 M 07917 616832 E:claire.mcalister@britishwaterways.co.uk

On going

Jaideep

1 Priory Gardens London W4 1TT T: 020 8994 1019 D: 020 8747 5892 F: 020 8747 5899 www.victoriansociety.org.uk

28/07/10

Jaideep

0207 9733000

102

APPENDIX 6: AUTHOR CONTACT DETAILS The Build Up Team Members are Marianna Cavada, marian_cav@yahoo.co.uk Jaideep Chakrabarti, jaideep.chakrabarti@gmail.com Brandy Collins, brandy.collins@nyu.edu Charles French, fulkefrench@tiscali.co.uk Fazan Khaliq, fazan.mail@gmail.com Joyce Wong, jessfan_99@yahoo.com

103