EMPTY SHOPS BEST PRACTICE GUIDE

Transcription

1 UTILISING EMPTY SHOPS BEST PRACTICE GUIDE

2 MAKING THE MOST OF EMPTY UNITS A National Problem: December 2008 saw the highest vacancy rate across the UK since records began with around 135,000 empty shops including high profile retailers like Woolworths. With the economic downturn continuing to take its toll on the retail sector during 2009 and 2010 there was considerable media and public interest in the effect on UK high streets. Vacant units signal decline, can become hotspots for fly posting, vandalism and graffiti and can give the appearance of a ghost town. In April 2009, the Department for Communities and Local Government (DCLG) released a report called Looking after our Town Centres containing tips, resources and case studies to improve the appearance of empty shops. Later that year, the DCLG released the Empty Shops fund;wolverhampton was one of 107 cities to receive a 52,000 grant to deal with empty shops. Wolverhampton: The problem of empty shops was exacerbated in Wolverhampton City Centre by the delay of the Summer Row project, a massive retail development. This meant that during 2009/10 Wolverhampton regularly came top of the list of cities with over 20% of empty shops. This resulted in a lot of negative publicity both locally and nationally. Excluding the shops in the redevelopment area, many of which cannot be opened up, the true rate of empty shops in the core retail area remains around the national average ranging from 15-10% over the years 2008 to 2010, but the appearance of empty shops has a negative effect on perceptions. Wolverhampton City Centre Company (WCCC), a not-forprofit organisation which draws the public and private sector together, developed a Vacant Unit Strategy early in This started with a comprehensive audit of all empty properties and the compiling of a database with descriptions, photographs and details of owners and agents. Armed with information about properties, owners and opportunities this strategy was boosted by the DCLG grant. WCCC managed this project on behalf of Wolverhampton City Council and used its expertise and contacts to look at a range of projects to open up units and dress shop windows. Opportunities: This Best Practice Guide sets out how empty shops were tackled in Wolverhampton through a series of case studies. It contains learning points, contacts and ideas to encourage others to make best use of resources, relationships and opportunities to improve the appearance of empty shops. In Wolverhampton we improved around a third of all the empty shops and created a more positive perception with local traders who could see something happening, shoppers and the media. The involvement of the community has lead to a greater level of awareness of the opportunities of vacant shops and there is now a high demand with waiting lists for some units. Whilst the DCLG funding has now finished we, and our partners in the private sector, now have the experience, knowledge and willingness to continue to make the most of empty properties. Kim Gilmour City Centre Manager

3 INDEPENDENT TRADERS BENEFIT FROM GRAPHICS Project Name: Summer Row Action Plan. Objective: To disguise derelict shops in redevelopment area and promote local trade. Background: Several streets in the designated Summer Row redevelopment area were subject to Compulsory Purchase Orders.The new development covered several streets and was to be an innovative mixed-use regeneration scheme costing 300 million. Unfortunately at the height of the credit crunch the scheme was put on hold due to funding issues. This resulted in a mixture of some businesses still trading, empty shops in a good condition and empty properties in a poor condition, including some large prominent units and a whole run of derelict shops. Property owners were understandably reluctant to spend money on improving the appearance of units due to be demolished as part of the redevelopment scheme which had been on the cards for a number of years. As time went on, already vacant properties deteriorated and more properties became empty. WCCC developed a Summer Row Action Plan ranking the properties into those easiest and cheapest to tackle. This depended on the condition of the exterior of the property, for example it was decided that shops with roller shutters could not be tackled. Information on property owners was updated and letters went out requesting permission to utilise the outside of properties for graphics. The Action Plan developed into two projects: firstly boarding up a run of 13 derelict properties opposite a street that had virtually full occupancy; secondly tackling individual shops with large scale graphics to brighten up the area and disguise unsightly properties. Rather than use generic pictures of shopping or Wolverhampton WCCC decided to involve local traders and employed a local designer and photographer. WCCC canvassed a mixture of local independent traders to take part and pictures were taken of the traders with their wares. This was developed into a colourful and vibrant Shop Local campaign featuring over 20 shopkeepers selling everything from motorbikes to balloons, all still successfully trading in streets with very high levels of vacant or boarded up shops. Large scale graphics were used that could be visible from a distance and when travelling through by bus or car. Outcomes: Over 30 of the worst properties were utilised for graphics disguising often very poor interiors and improving security. Vandalism in the area has decreased and local traders are happy that something has been done to support them. Learning points: Some properties were in too poor a condition to tackle without substantial funding. Not all property owners supported the scheme, nor did the media. Boarding up is expensive, involves contractors, temporary structure permissions and planning permission - this all took considerably longer than anticipated. A contingency is needed in case of damage or wear and tear. Windows need to be cleaned and broken windows need to be fixed before graphics can be installed.

4 ENTERPRISING WAY TO USE EMPTY SHOP CONTEMPORARY ART GALLERY WITHIN MANDER CENTRE Project Name: We Create* Shop Victoria Street. Objective: To open up an empty shop, support young designers and social enterprise. Background: We Create* is a training and fashion design agency operating as a Community Group supporting students, graduates and those from socially excluded backgrounds. WCCC worked with social entrepreneur, Richard Leighton, to open a shop for young fashion designers from the Wolverhampton area offering affordable space, workshops and experience in retailing and merchandising. A vacant unit owned by Hortons Estate was identified and a short term tenancy was negotiated. The landlord offered the shop rent free and the DCLG grant was used to pay utilities and service charges. Designers were charged a percentage of sales which went back into running We Create*. The shop opened four days a week staffed by volunteers and the upstairs space was kitted out with computers, sewing and embroidery machines. An 8-week Re-New swap shop and creative recycling and up-cycling workshops were run in the upstairs space attracting 80 participants. Outcomes: The project received support from 22 local and national organisations, twelve volunteers and generated 26,000 of in-kind support, funding and revenue. The shop traded successfully for 6 months and had 2200 customers, selling 340 products by 20 local designers and illustrators. Learning points: We Create* had to find additional resources and in kind support for equipment and shop fittings. Insurance and public liability was also required. The property did not attract rates as it had a rateable value under 15,000. Project Name: Arts Project Wolverhampton. Objective: To utilise a large shop for several months for the benefit of local artists. Background: Art Projects Wolverhampton was formed by consortium of artists specifically to create a contemporary show space with a purpose of reaching new public audiences. Working closely with WCCC, a proposal was developed to take an empty shop to showcase professional artists with a connection to the Wolverhampton area. An Arts Council Art in Empty Spaces grant was applied for and the landlords of the Mander Centre, PropInvest, offered the space and the consortium successfully applied for 80% rate relief. The DCLG grant paid for the remaining rates liability and also made a contribution to the landlord towards the occupation costs. Six different shows each of three weeks duration were held over a four month period involving a wide network of artists. The last show was an open event for artists who made contact during the exhibition, thereby opening up the concept of a temporary gallery to new artists. Outcomes: Over 10,000 visitors saw the six shows. A total of 100 artists were involved displaying around 200 art works, sculpture and other installations. Many useful contacts were made by the organisers with some participants selling work, being offered jobs or commissions. The vacant unit has now been let. Learning points: Identify alternative properties as the original shop selected was let at short notice. Organising several shows involving many artists and artworks was hard work for the project managers. Allow extra time for funding applications.

5 UNIVERSITY SHOP HOSTS FREE ACTIVITIES CAPTURING THE IMAGINATION Project Name: WLV Drop in Shop. Objective: To open a shop to allow the University to engage with a new audience. Background: The University of Wolverhampton set up a pioneering project for a drop in shop right in the heart of the shopping centre to engage with the local community and to raise the University s profile. Run by the newly merged School of Law, Social Sciences and Communications, the WLV shop had the help of staff and students and opened five days a week. Over a period of three months, the shop offered information and advice about studying, fees and funding and also hosted a wide range of free activities open to all. These included taster courses, readings, Q& A sessions and a Book Exchange. A free Legal Advice Clinic, named Legal Café was held every Wednesday and Saturday. The clinic was supported by Talbots Solicitors and involved students from the Legal Practice Course offering assistance to the general public whilst gaining valuable experience under professional guidance. Outcomes: There were 30 public events and the shop attracted 750 visitors and nearly 500 enquiries relating to future courses or prospectus requests. Students gained valuable commercial experience both in managing the shop and in running the Legal Cafe. Learning points: New collaborations and partnerships both internal and external were formed and there could be several permanent legacies from this project. Project Name: Window Dressing. Objective: To dress high profile empty units to improve the street scene. Background: DCLG funding was used to tackle some of the most prominent empty properties in the city centre. WCCC utilised the existing Capture the Moment marketing campaign devised by the City Centre Marketing Partnership which aimed to raise Wolverhampton s profile, improve perceptions and encourage footfall. The high quality vinyl graphics depicted themes of city moments such as Great Shopping, Discover Art and Extraordinary Bands and received very positive feedback. During December windows were utilised for a Christmas theme and replaced in January with more Capture the Moment graphics. In the Entertainment Quarter, four prominent buildings were chosen for the Collect project. WCCC worked with Wolverhampton Art Gallery, which part funded the project, and used images of art from the extensive art collections, some featuring local scenes, others featured local artists. Outcomes: Around 20 shops were used many of which had been inaccessible due to receivership or had been vacant for a long time. Graphics hid unattractive empty space and added vibrancy to the street. Vandalism and graffiti were reduced with images remaining in good condition for some time. Learning points: Property owners were generally positive about the project although it takes more persuasion when dealing with administrators. It may be easier after the initial phase to find local suppliers and partners. Ensure the graphics can be easily removed and do not damage property. Good value for money.

6 SHOWCASING ART AND COMMUNITY PROJECTS Objective: To open up empty properties or use shop windows to inform, educate and delight new audiences. Background: Many local organisations have felt inspired by the opportunity to display their art, activities or work in empty properties and reach out to a different audience. Starting with one artist and working with the Mander Centre management, the principle and processes of short term letting were established. Interest in utilising these units was high due to the publicity and there is now is a waiting list for using units within the shopping centres. The challenge remains to open up shops outside of the shopping malls which involves multiple landlords and properties that are remotely managed. Projects: Shop windows and empty shops have been used to display student art work from Wolverhampton City College and the University of Wolverhampton. Access to Business holds regular open days showcasing the work of people assisted into self employment. West Midlands Police also do regular window displays to support safety campaigns and Fair Trade Wolverhampton took advantage of a window display to promote products and events during Fair Trade Fortnight. Artists wanting to promote their work have also utilised a variety of spaces for short term exhibitions which help generate footfall, vibrancy and add something a little bit different to the high street. Pretty Vacant is a touring Visual Arts exhibition formed by graduates of the University of Wolverhampton to host temporary exhibitions within vacant units all over the West Midlands including Wolverhampton. Volte Galleries was the brainchild of Antoinette Allyne a mature Fine Arts student from the University of Wolverhampton who transformed an historic former train station into a public art gallery. A second lease has just been granted and the Gallery has showcased hundreds of textiles, paintings, illustrations and digital installations from over 50 local artists. Art at the Centre was a week-long festival held during October half term in Over 30 free events, workshops and exhibitions took place in a variety of empty shops in the Mander and Wulfrun Centres. Organised by Wolverhampton Art Gallery and with funding and support from numerous other bodies, the event was a huge success in terms of generating footfall and participation from both adults and children. One of the highlights was the performances of The Corner Shop by Foursight Theatre about the changing faces and cultures of the local corner shop. Outcomes: Thousands of shoppers and art lovers have benefitted from having art, theatre and culture readily accessible within shops and shopping centres. Dozens of artists have had the opportunity to display works and to engage with new audiences. There are economic spin offs from the additional spend of visitors attracted to city centre events from parking to refreshments. Learning points: Persistence is often required to locate and persuade property owners, along with a reasoned case for the benefits of the project. Cleaning and minor decoration of space may be required to create the right ambience. Publicity will help bring in visitors along with eye-catching window displays.

7 GETTING YOUR PROJECT OFF THE GROUND Property Owners Contact your local City/Town Centre/Business Improvement District Management Company in the first instance; some may operate within the Local Authority. Officers can advise on what has been achieved to date, any schemes to fill shops and interested parties. Contact local charities, community groups, Colleges or Universities to see if they wish to utilise vacant units for displays, short term exhibitions or events. Opening up shops brings many benefits to surrounding tenants, improves security and supports the local community. In many cases it leads to shops being let once the opportunities are realised. Community Groups/Artists/Charities Follow the advice above and also contact the Property Department of your local council and Management Company of your local shopping malls as they are in the best position to allow access to vacant units. Decide if you just want a window display or have the resources to open the unit to the public. Identify any funding for contributions towards occupation costs or redecoration as this will act as an incentive to property owners. Decide what equipment, furniture or display units you need in the unit and source funding. Put together a proposal outlining the benefits such as improving or showcasing the empty property, improving security, supporting the local community and improving the ambiance of the area; include any financial contributions or reductions in costs that can be achieved. Leases & Properties Property costs include rent, rates (see right) service costs (insurance, maintenance, security) and utilities. All or any of these costs may be incurred depending on the length of occupation. Window displays do not generally incur costs. Landlords might consider offering units rent free and/or subsidising service charges and utilities, although any contribution to costs by the occupier will act as an incentive. Alternatively occupiers could offer to undertake minor improvements in exchange for a rent free period. Licences or meanwhile leases with one month s notice on either side are usually used for community groups even if no rent is charged. Advice is available from the Meanwhile Project (see over). Occupiers will need relevant public liability insurance and contents insurance if open to the public. Be prepared for any project to finish early if a permanent occupier is found. Always have an alternative unit in mind, preferably with the same property owner even before project starts and agree notice periods on both sides. Business Rates Where shops are empty the person entitled to possession (e.g. the property owner or leaseholder) is liable for any empty property rates. However, the property will be exempt from empty property rates for the first 3 months it becomes empty, after which 100% of the charge will become payable. Using window space for temporary displays where there is no financial gain to the property owner does not usually count as occupation. Nationally, charities are entitled to 80% relief ; non-profit making groups may be eligible for discretionary rate relief. Applications must be made direct to the Local Taxes Office. Owners and occupiers are advised to seek advice from their Local Taxes Office. Consents & Permissions Temporary use of vacant premises may require planning consents, particularly if there is a change of use. If you do anything in a listed building, even in the windows, you will need planning or listed building consent. Always check with the Planning Department of the local council on a unit by unit basis. If you are utilising a window to display artwork, advertise local events, attractions or what is happening inside the shop generally no consents are needed. If the window advertises any profit making event or product you will probably need advertising consent. Again check with your local Planning Department.

8 HELP & ADVICE Local Contacts National Contacts Wolverhampton City Centre Company Offering information and advice to community groups, retailers and property owners on the use of empty shops. Marianne Carter Tel: Wolverhampton City Council Information on Business Rates, Planning, Economic Development,Arts and Heritage and other aspects of operating a business in Wolverhampton. Tel: Mander Shopping Centre Katie Fellowes Tel: katie.fellowes@propinvest.com Wulfrun Shopping Centre Lynne Hesp Tel: LHesp@lcpproperties.co.uk Pretty Vacant Promoting affordable and original Art Works and Craft by students and recent graduates. info@prettyvacant.org The Volte Galleries Temporary public art gallery in the historic Low Level Station. Antoinette Allyne Tel: a_voltegalleries@hotmail.com Empty Shops Network An informal network offering advice to help the local community turn private spaces into public places including an Empty Shops Workbook and case studies. Dan Thompson Director Tel: dan@artistsandmakers.com Meanwhile Project Information and advice for property owners and community projects including sample legal documents and case studies. Eddie Bridgeman Tel: eb@meanwhilespace.com Arts Council National organisation with regional offices supporting the arts through policy, development, funding and partnerships. Tel: (Head Office) Association of Town Centre Managers Information on town centres and town centre management. Tel: info@atcm.org Communities and Local Government Downloadable good practice guide Looking After our Town Centres available in the publications section.

9 MAKING WOLVERHAMPTON A BETTER PLACE TO LIVE This booklet was produced with DCLG funding by Wolverhampton City Centre Company in association with Wolverhampton City Council to help promote the ongoing use of empty shops in our city and in other areas. Wolverhampton City Centre Company 18 Queen Square,Wolverhampton WV1 1TQ Tel: wccc@wolverhamptonccc.co.uk Disclaimer: Information and advice is believed to be correct at the time of printing. Property owners and potential users of empty properties are advised to make their own enquiries; this booklet is for guidance only and we cannot be held liable for any loss incurred following advice given. Designed by Steve Lilley Design Ltd.

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