East Marylebone Showroom Survey 2007/2008

Transcription

1 East Marylebone Showroom Survey 2007/2008

2 Showroom Survey 2007/2008 Wholesale showroom uses in Westminster East Marylebone Showroom Survey 2007/2008 1

3 Showroom Survey 2007/2008 Index 1. Summary Page 2 2. Introduction Page 2 3. Aims of the 2007 Survey Page Survey Page 4 5. Results Page 5 6. Results from questionnaire Page Survey of East Marylebone Page Conclusions Page 16 Appendices Page 18 1

4 Showroom Survey 2007/2008 East Marylebone Wholesale Showroom Study 1. Summary 1.1 This study identifies Wholesale Showrooms in East Marylebone and examines activity since the 1996 and 2000 showroom studies. The study is designed to provide a current understanding of the wholesale showroom market in East Marylebone. It will be used as evidence for the Core Strategy and City Management Development Plan Documents (DPDs) as part of the Local Development Framework. 2. Introduction Background: 2.1 The City Council has long standing planning policies to protect wholesale showroom uses where they contribute to the character and function of the surrounding area. 2.2 The previous surveys carried out in 1996 and 2000 were to understand further the location, vacancy rates and type of wholesale uses in Westminster, to assist in the drafting of planning policies. Following the findings of the 2000 study and in recognition of structural changes within the fashion industry, the area where showroom uses at basement and ground floor are protected was reduced. The Council defined a core showroom area which contained the main concentration of wholesale showrooms, the East Marylebone Special Policy Area, where the protective UDP policy COM 12 (A) applies. 2

5 Showroom Survey 2007/2008 The map below shows the Unitary Development Plan (UDP) policy boundary and streets in East Marylebone. 2.3 The 2007 Survey was initiated to study any changes from the previous two studies and to seek a further understanding of changes in East Marylebone within 2007 and in response to concern expressed by one of the major land owners in the area about the policy approach. Understanding the term wholesale showroom: 2.4 For the purposes of the study, a wholesale showroom is defined as a facility from which manufacturers or wholesalers sell goods, at wholesale prices to retailers, their agents or manufacturers. Some wholesale showrooms have shop fronts to their premises, but are generally not open to the public. Wholesale showrooms are classed as a Sui Generis use under the Use Classes Order (1987 as amended). 2.5 Adopted policy COM 12 is in place to protect wholesale showrooms on the ground/basement level and is stated in paragraph As follows: POLICY COM 12: RETENTION OF WHOLESALE SHOWROOMS (A) East Marylebone SPA: 3

6 Showroom Survey 2007/2008 Planning permission which would result in the loss of wholesale showrooms in the East Marylebone Special Policy Area at ground floor and basement levels will not normally be granted and wholesale showrooms floorspace should be replaced in redevelopment schemes. 3. Aims of the 2007 Survey: To identify the current distribution of ground floor and basement showrooms in East Marylebone. To identify changes in wholesale showroom stock in East Marylebone since the 2000 survey. To ascertain current levels of showroom stock and if the East Marylebone Special Policy Area boundary needs to be amended Survey 4.1 Method: The 2007 survey of showrooms used the study in 2000 as a basis for the new research. The 2000 survey identified 404 showrooms in an area which stretched beyond the East Marylebone Special Policy Area. This included the Special Policy Area as well as the length of Great Portland Street and Great Titchfield Street, which in 2000 contained a high proportion of wholesale showrooms (See map 1 in the Appendix). The study area expanded beyond the policy area to analyse the activity of showrooms in and around the area, and understand any changes that might occur due to the location of the units. The method also included: A survey of approved proposed new showrooms and approved proposed change of use from showrooms. This is to check if planning permissions had been implemented or not. A survey studying premises from the outside of the properties, due to time constraints. A survey to be conducted between September and October in

7 Showroom Survey 2007/ Number of Showrooms to be re-surveyed from 2000 study: Although 404 showrooms were identified in the 2000 survey, 142 of these were located on the ground floor and/or basement level of a property. The 2000 survey also identified 21 vacant showrooms which would also be included in the survey to analyse and understand vacancy rates in the area. Therefore 176 showrooms would only be resurveyed in the 2007 study due to the UDP policy only protecting ground floor/basement showrooms. 5. Results 5.1 Overall results from Survey Of the 176 ground floor/basement showrooms in 2000, the 2007 results showed that 134 were identified as still showrooms, with 14 vacant and 2 under construction. The survey identified a loss of 42 showrooms, which changed to another use class such as retail (A1 class use), or media companies. Map 2 (in the Appendix) displays the distribution of lost showrooms and these do not occur in one place but are located evenly though out the Special Policy Area. The map shows a loss along Great Portland Street and connecting streets with Great Titchfield Street. The 2007 survey also identified 13 new showrooms through research into permitted planning applications, and during the survey in Map 2 shows these are also distributed evenly through the Special Policy Area and are located near lost showrooms. Although many showrooms have changed their use from showrooms, new showrooms have opened nearby and trade within the policy area. 5

8 Showroom Survey 2007/2008 Figure 1 shows the results of the 2007 survey compared with 1996, 2002 and the extended survey in Figure 1 Type of ground and basement showrooms: Type (+/-) 2007 (+/-) 2008 (+/-) Change between 2002 and 1996 Change between 2007 and 2002 Survey only conducted in UDP SPA Clothing Jewellery Fabric Other Under construction 0 N/A 1 N/A Furniture Unknown Vacant N/A 1 21 N/A Total W/V N/A 1 = Not Available W/V 2 = Without Vacant = 155 showrooms Figure 2: A graph to compare the types of showrooms in the area The 2007 Survey confirmed the number of showrooms still present within and outside the Special Policy Area were 147 showrooms, with 14 vacant, 2 under construction and 13 new showrooms. Figure 1 and 2 shows the difference between the surveys and highlights a decrease in clothing showrooms within the East Marylebone area. From 2000 to 2007 there had been a 6

9 Showroom Survey 2007/2008 decrease of 20 clothing showrooms, but the results show they are still the dominant type of showroom in the area. The 2008 Survey only re-surveyed the area with the largest concentration of showrooms and its results are significantly less than the previous years due to the smaller survey area. However, it is interesting to include this survey to understand the type of showroom which dominants the area and if there are any changes with other types. The number of vacant showrooms has decreased by half since 2000 and remains around 10 showrooms in 2007 and Figure 2 (on page 6) shows the decrease since 1996 and provides evidence that there has been a steady decrease in vacancy rates within East Marylebone. There had been a small increase in jewellery and furniture showrooms since the 2000 survey but figure 1 (on page 6) confirms that clothing showrooms are still the highest number of showrooms. 5.2 Loss of Showrooms in 2007 Survey The 2007 survey highlighted a loss of 42 showrooms and Map 2 (in the Appendix) shows the spatial distribution of the showrooms is evenly spread. Figure 5 shows the break down of different types of land use that have emerged from the loss of a showroom. Many of the lost showrooms had transferred to other land uses such as media or retail use and these are located throughout the East Marylebone area. Retail use (A1 use class) is the second highest type with 9 showrooms changing to this use class. As seen in Map 2, the distribution of lost showrooms is evenly spread across the Special Policy Area with Great Portland Street and Great Titchfield experiencing some of the loss. Figure 3 Loss of Showrooms Loss of Showrooms Type of new unit Number of new unit Retail (A1 use) 9 Media Company 16 Restaurant (A3 use) 1 Other 8 Under Construction (Planning Application states change of use) 5 Unknown 3 Total 42 7

10 Showroom Survey 2007/2008 Figure 4- Loss of Showroom 5.3 New Showrooms As part of the study, permitted developments in the surrounding area of East Marylebone were sourced through planning applications held within Westminster City Council s database. These were included in the survey to check whether planning permission had been carried out, and if new showrooms were opening in the area. The council s database was also able to clarify change of use applications to non showroom use and confirm the loss of units found within the 2007 survey. Figure 2 shows the results of the type of new showrooms in the East Marylebone area and includes showrooms which were not present in the 2000 survey or present on the planning applications database. Figure 5 New Showrooms

11 Showroom Survey 2007/2008 The prominent occupiers remain those connected to the fashion industry. From Map 2, it is evident these are opening in areas where there is already a number of clothing showrooms and are either in the same street or close to showrooms which have been lost to another use class since The evidence shows that showrooms remain in the area but will reflect the economic situation of the day. 5.4 Vacant showrooms The vacancy rate in the 2000 study was nearly 10% at the time of the survey. The study in 2007, also recorded the vacancy rate at 10%, with 15 vacant showrooms identified within the survey. The 2000 study showed between 1996 and 2000 only 39 showrooms became (or remained) vacant, representing an average of just under 10 showrooms a year becoming vacant. The 2007 survey showed between 2000 and 2007, 15 showrooms became, or were vacant within this period. There is a vibrant creative industry sector within the area and vacant showrooms may have been taken over by another land use, reducing the vacancy rate between 2000 and Figure 3 shows the 21 vacant showrooms identified in the 2000 survey and their current land use in Fig use of 2000 vacant showrooms Figure 3 shows that 4 still remained vacant and 11 were now occupied showrooms. 6 vacant showrooms had changed to another use and the final results showed 52% of the vacant showrooms in 2000 were now occupied by clothing showrooms. 9

12 Showroom Survey 2007/ Results from Questionnaire The questionnaire was sent to 176 showrooms identified in the 2000 survey and only 9% (16 showrooms) responded. Although this is small sample the views of individuals and their answers to the questionnaire were used as an insight in to Showrooms in East Marylebone. The results and questionnaire are located in the appendix. From the responses, 44% of the respondents had been there for more than 10 years and 38% located in the area between one and five years. This suggests that many showrooms are well established in the area and new showrooms are evident illustrating that the area is still attractive for this business. 53% of showroom respondents indicated that a central location, proximity to other showrooms and Oxford Street were the most important factors for keeping them in the area. One quoted Our clients and specifiers are central London based, indicating the need to be close to their customer base as well other showrooms in the area. 58% indicated that the cost of renting their premises would be a main reason for considering moving out of the area. However, 33% also noted that a lack of business would also be a main reason for moving out of the area. One respondent quoted The cash and carry business was the main reason for being here, however it is not working any more. Overall, the respondents expressed concern over issues such as the congestion charge and the potential loss of business in the area. However, they all tended to believe that a central London location was important to their business needs, and moving out was not applicable to them at this present time. 10

13 Showroom Survey 2007/ Survey of East Marylebone Special Policy Area only 7.1 To clarify the results from the 2007 Survey, a re-survey of the showrooms was conducted on the 13 th August 2008, a year after the 2007 survey. Policy COM 12 from the Council s Unitary Development Plan focuses on ground floor showrooms within the Special Policy Area, and only these would be resurveyed as a focus of the 2008 Survey. 7.2 The showroom survey in 2007 identified 147 showrooms. These were situated within and outside the Special Policy Area of East Marylebone. Of the 147, 118 showrooms were located within the Special Policy Area. Following a meeting with Great Portland Estate regarding Westminster City Council s (WCC) 2007 showroom survey, they conducted their own survey of the WCC results. They identified 33 that they considered to be as non showroom use within early summer These were re-examined within the 2008 survey to clarify results and confirm an accurate number of showrooms in the Special Policy Area. The evidence shows that planning permission had been granted since the last survey and many units had been empty while awaiting permission. Therefore, these had been included in the 2007 results as showrooms. However, eleven were still considered to be in showroom use in 2008 and at the end of this review there are 96 showrooms still present within the East Marylebone Special Policy Area. 7.4 The table below shows the type of showrooms within the East Marylebone Special Policy Area in August Figure Survey of Showrooms Type Number of showrooms from 2008 survey (ground & basement) % of total showrooms (2008) Clothing Fabric 1 1 Furniture 8 8 Jewellery/Accessories 8 8 Vacant Showrooms U/C 1 1 Other showrooms 1 1 Total From the 96 showrooms, there are still 66 clothing showrooms within the UDP East Marylebone Special Policy Area. These are still the dominant showroom use and are distributed evenly within the Special Policy Area. However, since 2000 the number of 11

14 Showroom Survey 2007/2008 showrooms has fallen and as shown in Figure 8, there has been a decrease of 52 showrooms within the policy boundary from 2000 to Figure 8 - Fall in numbers within the East Marylebone Special Policy Area Year No of Showrooms in Core Area The number of showrooms is decreasing in the Special Policy Area. The current East Marylebone boundary has showrooms clustered around the centre of the Special Policy Area, focusing on Great Portland and Great Titchfield streets. Map 3 (in the appendices) shows the clustering of the remaining showrooms in the centre of the Special Policy Area, and these areas generally have a higher level of pedestrian footfall than streets such as. The central streets which connect the two, Margaret Street and Mortimer Street, also contain a proportion of the total showrooms, as seen in Figure 9 below, which shows a break down of the 96 showrooms by street. New showrooms are also located within the centre of the policy boundary, suggesting a central location and close proximity to other showrooms is more desirable. Figure 9 - Showrooms by streets Name of Street Number of showrooms located on street Great Portland Street 29 Great Titchfield Street 20 Berners Street 5 Bywell Street 1 Eastcastle Street 11 Little Portland Street 1 Margaret Street 15 Mortimer Street 9 Regent Street 1 Riding House Street 1 Wells Street The peripheral streets in the Special Policy Area, such as Wells Street and Berners Street, only contain a small number which are often sparsely distributed along the street. Eastcastle Street is another street on the periphery of the Special Policy Area and is an exception to this pattern. It shows 11 showrooms are still located here, but the evidence also 12

15 Showroom Survey 2007/2008 shows that this street has lost 9 showrooms within a short space of time. The high level of loss in Eastcastle Street since 2000 has led to a large reduction of showroom premises along the street and there has been the opening of different uses such as galleries locating to this street. Loss of showrooms in the Special Policy Area 7.7 Map 4 (in the Appendix) shows the location of lost showrooms in the UDP East Marylebone Special Policy Area. As already mentioned, many of the lost showrooms are located on the periphery of the Special Policy Area such as Eastcastle Street, Margaret Street, Mortimer Street and Portland Street. Figures 10 and 11 show the streets which have the greatest loss of showroom. Figure 10 Streets with loss of Showroom Name of Street Total loss of showroom Berners Street 1 Eastcastle Street 9 Great Portland Street 2 Great Titchfield Street 2 Little Portland Street 1 Margaret Street 6 Mortimer Street 1 Figure 11 Streets suffering highest loss of Showrooms Streets with Showroom losses Berners Street Eastcastle Street Great Portland Street Great Titchfield Street Little Portland Street Margaret Street Mortimer Street Although Eastcastle Street displays the most loss, Margaret Street has also experienced a fall in numbers. Margaret Street stretches between Great Portland Street and Great Titchfield Street and most of the losses are clustered towards Wells Street and Eastcastle Street, which is towards the periphery of Special Policy Area (As seen on Map 3 in the appendix). Showroom loss is visible throughout the Special Policy Area (SPA) but clustering and numbers of showrooms is different in the centre of the East Marylebone SPA. Figure 12 also shows the clothing showrooms were the type of showroom to close in the Special Policy 13

16 Number Showroom Survey 2007/2008 Area, but these is the most common type of showroom in the SPA and there has been little change in the other types of showroom since Figure Showrooms Clothing Fabric Furniture Jewellery Vacant Showrooms Under Construction Other Showrooms Total 7.8 Highest Loss and effect on character The research shows a decrease in showrooms in the periphery areas and a clustering towards the centre of the special policy area. Eastcastle Street suffered the greatest loss with a loss of 9 showrooms in The ground floor units had changed in to other uses such retail premises or the introduction of art galleries. Since 1996 there has been a decrease in numbers and the number had halved by 2008 with only 11 remaining, as shown in figure 13 below. Figure 13 Eastcastle Street and loss of showrooms over time Number of Showrooms on Eastcastle Street The map below shows the lost showrooms and types of land use identified along Eastcastle Street in The lost showrooms have changed in to art galleries, offices and retail units along the street, with a few vacant outlets. The remaining showrooms are mostly scattered 14

17 Showroom Survey 2007/2008 along one side of the street (coloured in yellow) and suggests this is not a good location for wholesale showrooms. Figure 14 Land Use on Eastcastle Street The introduction of a restaurant (A3) at 48 Eastcastle street is a change to area which was predominately showrooms in The planning application for 48 Eastcastle Street was granted on appeal due to a number of reasons (Details of the Appeal are located in the Appendix). The unit had previously been advertised for 18 months as a showroom, and another 18 months as a retail (A1) unit. Both were unsuccessful in attracting prospective lessees. The planning inspector felt the A3 use would have no detrimental effects on the character and function of the area and therefore allowed the unit to be used as a restaurant. Paragraph 11 in the Inspector s report explains that the Replacement Unitary Development Plan allows for change of use if the unit has been marketed for at least 18 months. The application was not refused due to a loss of showroom but the appropriateness of a restaurant in this area (Read paragraph 42 point 3 of inspector s findings for more information). 7.9 The length of time the unit was available for use as a showroom without any success suggests this street is no longer a popular area for wholesale showrooms. New showrooms have opened in East Marylebone but they tend to be clustered towards the centre of the Special Policy Area, near other showrooms. 15

18 Showroom Survey 2007/ The evidence shows that since 1996, the loss of showrooms is most significant on the periphery and this change has been most noticeable on streets such as Eastcastle Street. Only a few showrooms remain on the street today and are located away from the main clusters which are situated on Great Portland Street and Great Titchfield Street. This demise in numbers suggests that Eastcastle Street is evolving in its function and a new Special Policy Area boundary should accommodate the fluid market of showrooms and their location in the 21 st century Recommendations Reduce the boundary to surround the main cluster of showrooms. This will involve removing the periphery streets which include, Eastcastle Street, Berners Street, Wells Street and the northern part of Great Portland Street. The new suggested boundary (Map 4 in the Appendices) has 60 out of the 97 showrooms identified in the 2008 survey. The proposed area will therefore protect 62% of showrooms. 8. Conclusions from the 2007 and 2008 Survey 8.1 The study demonstrates that this is a fluid market. Although, showrooms have moved out other showrooms have opened. Fashion showrooms still predominate in the area, although furniture showrooms have now overtaken jewellery and fabric showrooms in the area. These showrooms continue to contribute to the special character and function of this area. 8.2 Given the findings in terms of the location of the showrooms, there has been some spatial change since 2000, in particular, a larger number of showrooms changing use near Oxford Street. 8.3 A second survey in 2008 focused on the Special Policy Area (SPA) only, and to confirm if a pattern was developing. It was also an opportunity to re-check the data and confirm if the results in 2007 were still evident in The survey found a significant loss of showrooms on Eastcastle Street, with a large proportion of showrooms remaining clustered on Great Portland Street and Great Titchfield Street. The showrooms identified in the 2008 survey were clustered in the middle of the current Special Policy Area. This pattern is displayed on Maps 2 and 3 in the Appendices. 16

19 Showroom Survey 2007/ The evidence from this research has allowed for the designation of a new Special Policy Area as displayed in Map 4 in the Appendix. The boundary has reduced due to a reduction in showrooms within the periphery of the East Marylebone Special Policy Area and the changing nature of streets within this area. 8.5 This study will help contribute to the evidence base for the Core Strategy and City Management Development Plan Document, and as part of the Local Development Framework. 17

20 Showroom Survey 2007/2008 Appendices Map 1 UDP East Marylebone Special Policy Area Map 2 Showrooms in East Marylebone 2007 Map 3 Showrooms in 2008 Map 4 - Showrooms in 2008 and new policy boundary Appendix A Showrooms identified in the 2007 Survey Appendix B Loss of showrooms identified in the 2007 Survey Appendix C Questionnaire sent to existing showrooms and results Appendix D Appeal decision for 48 Eastcastle Street 18

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25 Appendix A Appendix A - Showrooms identified in the 2007 Survey ID NUMBER STREET NAME FLOOR USE 1996 USE 2000 USE 2007 Policy Area 1 58 BERNERS STREET G&B VAC Clothing Y 2 16 BERNERS STREET B Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoN 3 18 BERNERS STREET G Furniture Furniture Furniture N BERNERS STREET G&B Clothing Clothing Clothing N 5 41 BERNERS STREET G&B Fabric Fabric Fabric Y BERNERS STREET G&B Furniture Furniture Furniture Y BERNERS STREET G Clothing Clothing Clothing Y 8 47 BERNERS STREET G&B UNKNOWN Clothing Clothing Y 9 60 BERNERS STREET G&B UNKNOWN Furniture Furniture Y 10 5 BYWELL PLACE G&Other Clothing Clothing Vacant Y CLEVELAND STREET G Non-Showroom Other Showroom Showroom N CLEVELAND STREET G Fabric Other Showroom Vacant N EASTCASTLE STREET G&B Clothing Clothing Furniture Y EASTCASTLE STREET G UNKNOWN Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Vacant Y EASTCASTLE STREET G&B Clothing Clothing Clothing Y EASTCASTLE STREET G VAC Clothing Y EASTCASTLE STREET G&B Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G&B Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G UNKNOWN Clothing Clothing Y EASTCASTLE STREET G&Other Clothing Clothing Clothing Y EASTCASTLE STREET G&B Clothing Clothing Clothing Y EASTCASTLE STREET G&Other Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y EASTCASTLE STREET G VAC Clothing Y EASTCASTLE STREET G Clothing Clothing Clothing Y FOLEY STREET G&B Other Showroom Clothing N 34 4 GREAT PORTLAND STREET G&B Fabric Fabric Fabric N GREAT PORTLAND STREET G&B Clothing Clothing Vacant N GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Furniture Y GREAT PORTLAND STREET G Furniture Y GREAT PORTLAND STREET G&B Clothing Clothing clothing Y GREAT PORTLAND STREET G Clothing Clothing Vacant Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Fabric Fabric Fabric Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G Clothing Clothing Clothing Y GREAT PORTLAND STREET G Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Jewellery Y GREAT PORTLAND STREET G Clothing Clothing Vacant Y GREAT PORTLAND STREET G VAC Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Jewellery/Accessories Jewellery/AccessoY GREAT PORTLAND STREET G Jewellery/Accessories Jewellery/Accessories Clothing Y GREAT PORTLAND STREET G&B VAC Furniture Y GREAT PORTLAND STREET G Design Y GREAT PORTLAND STREET G Clothing Y GREAT PORTLAND STREET G Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Furniture Y GREAT PORTLAND STREET G&B VAC Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G Vacant Y GREAT PORTLAND STREET G&B Clothing Fabric Clothing Y GREAT PORTLAND STREET G&B VAC Clothing Y GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N GREAT PORTLAND STREET G&B Furniture Furniture Furniture N 71 1z (5-7) GREAT TITCHFIELD STREET B Clothing UNKNOWN Clothing Y GREAT TITCHFIELD STREET G Clothing Furniture Furniture Y GREAT TITCHFIELD STREET B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G UNKNOWN Fabric Clothing Y GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y

26 77 23 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET B Clothing Clothing Furniture Y GREAT TITCHFIELD STREET G Clothing Clothing Furniture Y GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Clothing Y GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Clothing Clothing Vacant Y GREAT TITCHFIELD STREET G Fabric Fabric Clothing Y GREAT TITCHFIELD STREET G&Other Clothing Furniture Furniture Y GREAT TITCHFIELD STREET G UNKNOWN Clothing Clothing Y GREAT TITCHFIELD STREET G&Other Clothing Clothing Clothing Y GREAT TITCHFIELD STREET G Fabric Fabric Fabric N LITTLE PORTLAND STREET G Clothing Clothing Clothing Y LITTLE PORTLAND STREET G&B Clothing Clothing Vacant Y 96 3 MARGARET STREET G&Other Clothing Clothing Clothing Y 97 4 MARGARET STREET G Clothing Clothing Clothing Y 98 5 MARGARET STREET G&B Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoY MARGARET STREET G VAC Vacant Y MARGARET STREET G Clothing Clothing Clothing Y MARGARET STREET B UNKNOWN Clothing Clothing Y MARGARET STREET G&B Clothing Clothing Y MARGARET STREET B VAC Jewellery/AccessoY MARGARET STREET L G Clothing Clothing Clothing Y MARGARET STREET G&B Clothing Clothing Clothing Y MARGARET STREET G Jewellery/Accessories Clothing Clothing Y MARGARET STREET G Clothing Clothing Vacant Y MARGARET STREET G Clothing Clothing Clothing Y MARGARET STREET G UNKNOWN Clothing Clothing Y MARGARET STREET G UNKNOWN Clothing Y MARGARET STREET B UNKNOWN Clothing Clothing Y MARGARET STREET G&B Clothing Clothing Clothing Y MARGARET STREET B Clothing Jewellery/Accessories Jewellery/AccessoY MARGARET STREET G Clothing Clothing Furniture Y MARGARET STREET G Clothing Clothing Clothing Y MARGARET STREET G & B UNKNOWN Clothing Clothing Y MARKET PLACE G&B VAC Clothing N MORTIMER STREET G Clothing N MORTIMER STREET G&B VAC Clothing N MORTIMER STREET G&B Fabric Fabric Fabric Y MORTIMER STREET G&B Clothing Clothing Clothing Y MORTIMER STREET G&B Clothing Clothing Clothing Y MORTIMER STREET G&B Clothing Clothing Y MORTIMER STREET G Clothing Clothing U/C Y MORTIMER STREET G VAC Vacant Y MORTIMER STREET G&B Clothing Clothing Clothing Y MORTIMER STREET G Clothing Y MORTIMER STREET G Clothing Y MORTIMER STREET G Jewellery/AccessoY NEW CAVENDISH STREET G&Other Clothing Clothing Clothing N NEW CAVENDISH STREET G UNKNOWN Clothing Clothing N NEW CAVENDISH STREET G&Other Clothing Clothing Clothing N NEWMAN STREET G Clothing N NEWMAN STREET G&B Furniture Furniture Fabric and Furnitu N NEWMAN STREET G VAC Vacant N NEWMAN STREET G Clothing N NEWMAN STREET G Jewellery/Accessories Jewellery/Accessories Clothing N NEWMAN STREET G&B Clothing Clothing Clothing N NEWMAN STREET G&B Clothing Clothing Clothing N NEWMAN STREET G VAC Clothing N REGENT STREET B UNKNOWN Clothing Vacant Y B RIDING HOUSE STREET G Jewellery/AccessoY RIDING HOUSE STREET G&B Clothing Clothing Fabric N WELLS STREET G VAC Vacant Y WELLS STREET G UNKNOWN Clothing Clothing Y WELLS STREET G & 1 Clothing Clothing Jewellery/AccessoY WELLS STREET G Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoY Appendix A

27 Appendix B Appendix B - Loss of Showrooms - Identified within the 2007 Survey ID NUMBER STREET NAME FLOOR USE 1996 USE 2000 USE CHARLOTTE STREET G&Other VAC HOTEL CLEVELAND STREET G Fabric Other Showroom Creative Industry Consultants CLIPSTONE STREET G VAC SHOP 4 46 EASTCASTLE STREET G Clothing Clothing Shop EASTCASTLE STREET G VAC SHOP 6 12 GREAT PORTLAND STREET G Clothing Clothing Shop 7 14 GREAT PORTLAND STREET G&B Clothing Clothing Shop GREAT PORTLAND STREET G&B Clothing Clothing Health Club GREAT PORTLAND STREET G&B Clothing Clothing U/C GREAT PORTLAND STREET G&B Clothing Clothing Café GREAT PORTLAND STREET G Fabric Other Showroom Residential - U/C GREAT PORTLAND STREET G Clothing Clothing Recruitment Consultants GREAT PORTLAND STREET G&B Clothing Fabric Travel Co GREAT PORTLAND STREET G Clothing Clothing Photography co GREAT PORTLAND STREET G&B Clothing Clothing Aquatic design centre - shop GREAT PORTLAND STREET G&B Clothing Clothing Media Co GREAT PORTLAND STREET G Non-Showroom Other Showroom Photocopy Shop GREAT TITCHFIELD STREET G&Other Furniture Furniture Creative Industry Consultants GREAT TITCHFIELD STREET G&B VAC HAIRDRESSERS GREAT TITCHFIELD STREET G Clothing Clothing Creative Industry Consultants GREAT TITCHFIELD STREET G Clothing Clothing Residential LITTLE PORTLAND STREET B Jewellery/Accessories Jewellery/Accessories Media Co LITTLE PORTLAND STREET G&B Clothing Clothing Media Co LITTLE PORTLAND STREET G Clothing Clothing Media Co 25 9a MARGARET STREET G Fabric Fabric Unknown MARGARET STREET G Clothing Clothing Media Co MARGARET STREET G Clothing Clothing Media Co MARGARET STREET G UNKNOWN Fabric Media Co MARGARET STREET LG UNKNOWN Fabric Media Co MARGARET STREET LG UNKNOWN Clothing Media Co MARGARET STREET G & B UNKNOWN Clothing Agency MARGARET STREET B Fabric Clothing Unknown 33 6 MARKET PLACE G&B Clothing Clothing Café 34 5 MARKET PLACE Multi / G Clothing Clothing Radio MORTIMER STREET G Clothing UNKNOWN U/C MORTIMER STREET G&B UNKNOWN U/C MORTIMER STREET G UNKNOWN Clothing Shop MORTIMER STREET G&B Other Showroom Furniture U/C MORTIMER STREET G Clothing Clothing U/C MORTIMER STREET G&B Clothing Clothing Shop MORTIMER STREET G&Other Clothing Clothing Media Co NEWMAN STREET G&Other VAC CREATIVE INDUSTRIES

28 Appendix C Westminster City Council Wholesale Showroom Survey November How long have you occupied your current premises? (please tick one of the boxes) 2 What is the main business of your wholesale showroom? (please tick a category) 3 How many floors of the building does your company occupy? (tick floors used) 3 Where are your suppliers located? (please tick and indicate which area if London, town if UK and which country if outside the UK) 4 Where are your wholesale customers located? (please tick and indicate which area if London, town if UK and which country if outside the UK) 5 What are the most important factors keeping you in the area? (a) under a year (b) one year to five years (c) five years to ten years (d) ten years or more (a) fashion (b) jewellery (c) furniture (d) Other (if so please specify) basement ground first second third forth floor and above (a) London (b) rest of the UK (c) outside the UK (a) London (b) rest of the UK (c) outside the UK (a) the central location (b) proximity of other wholesale showroom uses (c) proximity to Oxford Street and other internationally famous shopping streets (d) other reasons (please specify) 6 How important is it for you to have a central London location? (a) important (b) not important (c) other (please specify) 7 If you are considering moving out of this area or closing your business. What are the main reasons? (tick as many categories as apply) (a) lack of business (b) lack of suitable space (c) cost of renting premises (d) lack of local facilities (e) other reasons (please specify) 8 If you have any other information which you think would be useful for the city council to understand the nature of the wholesale showroom companies in East Marylebone, please feel free to comment.

29 Appendix C Results from Questionnaire Questionnaire Total no. of Responses responses Q1 (b) one year to five year 6 (c) five years to ten years 3 (d) ten years or more 7 Q2 Fashion 13 Furniture 1 Other 2 Q3 Basement & ground 11 Basement 1 Ground 1 All floors (-1 to 4 or more) 2 Q3a a & b 2 b & c 2 c 8 All (a&b&c) 2 Q4 All 8 a & b 6 c 1 Q5 a & b 2 a & c 1 a 7 a & b & c 1 b & c 1 b 2 Q6 a 13 b 1 no responses 2 Q7 a & c 2 a 2 b & c 1 c 4

30 Appendix D Appeal Decision

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