SHOPS in
UNION STREET
Vacancy Patterns
2006
Shops in Union Street - Vacancy Patterns Page 2
Background
Survey Findings
Table 1
Figure 1
Figure 2
Table 2
Table 3
Table 4
Figure 3
Table 5
Figure 4
Table 6
Map 1
Changing pattern of
vacancies since 1988
Change in number of vacant
units over time
Gross vacancy area
Vacant units - December 2006
Vacant premises brought back
into use (Including proposals
currently being Implemented)
Premises that have become
vacant
Length of time units are vacant
for
Classification of premises in
Union Street
Classification of premises in
Union Street
Union Street by Goad
classification 2006
Vacant premises on Union
Street
Page
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Aberdeen City Council
Strategic Leadership
Planning and Infrastructure
St Nicholas House
Broad Street
Aberdeen
AB10 1BW
Telephone: 01224 523470
Fax: 01224 636181
E-mail: [email protected]
REPORT dECEmbER 2006
bACKGROUNd
Aberdeen’s Community Plan seeks to enhance
the city as a vibrant, dynamic and forward
looking place in which to live. Union Street's
role as Aberdeen’s main shopping thoroughfare
has an important contribution to make to this
vision. The city’s image is often judged on the
public’s perception of the degree of vitality of
this prominent street, so it is important that any
significant changes taking place are monitored.
The level of vacancies is one indicator of
vitality within a shopping centre and this has
been monitored in Union Street since 1988.
Continuous monitoring of all properties with
a ground floor frontage on to Union Street is
carried out, and an annual survey is completed.
The pattern of change over the period since 1988
is shown in Table 1 and Figure 1.
Union Street is a dynamic commercial area
which is always undergoing change. Shops
come in and out of use, trading names alter and
retailers regularly refurbish their properties. All of
these factors affect the appearance of the street
and may affect the level of vacancies at any point
in time.
The Aberdeen and Aberdeenshire Retail Study
(AARS), completed in September 2004 on behalf
of Aberdeen City and Aberdeenshire Councils,
comments that “Vacant units in the City Centre
are about average for Scottish towns when
measured by number of units (7.7%). However,
considering that this is the third largest centre
in Scotland it could be considered that this is
comparatively high. Furthermore the vacant
retail floorspace is above average (9.8%)”. The
AARS highlights one of the city centre’s key
weaknesses of “above average vacancies by
floorspace – especially in secondary locations
including the western part of Union Street”.
“In Aberdeen, much of the prime Union Street
accommodation is constrained by the traditional
configuration of units, and also constraints
arising from variations in levels and poor quality
streetscape.”
Reproduced from Ordnance Survey (OS) mapping with the
permission of the Controller of Her Majesty’s Stationery
Office. © Crown Copyright. Unauthorised reproduction
infringes Crown Copyright and may lead to prosecution
or civil proceedings. Aberdeen City Council - Licence No.
100023401
The OS mapping is provided by Aberdeen City Council
under licence from OS in order to fulfil its public function as
a planning authority. Persons viewing this mapping should
contact OS Copyright for advice where they wish to licence
OS mapping for their own use.
Shops in Union Street - Vacancy Patterns Page 4
SURVEY FINdINGS
The year end survey results show:
Between December 2005 and
December 2006, 9 units that were vacant
became and remained occupied and
8 units that were previously occupied
became and remained vacant. This meant
that the total number of vacant units on
Union Street at the end of 2006 was 16
units, 1 less than the number of vacant
units at the end of 2005.
The amount of vacant gross floor area
has increased from 6,790sqm by the end
of 2005 to 6,823sqm by the end of 2006.
There are 3 vacant units in the prime
pitch between Market Street and Bridge
Street and they account for a total of
1,662sqm of vacant floorspace.
Out of the 16 vacant units, 12 lie to the
west of Union Terrace/Bridge Street and
account for a total of 4,666sqm of vacant
floorspace.
The length of vacancy varies
significantly from just over 1 month to
more than 6 years.
The Aberdeen and Aberdeenshire Retail
Study comments “The current level of
vacancies evident with Aberdeen City
Centre, when examined in terms of the
location and format of the units indicates
that the main issue is the format and
location of the floorspace relevant to the
prime pitch… The physical constraints
of Union Street in terms of the built form
and topography are likely to preclude
significant additional investment to create
other appropriately formatted retail units.
New opportunities in terms of traditional
formatted retail floorspace are only likely
to arise where small scale development
opportunities can be progressed through
consolidation of units, most likely on the
fringe of the prime pitch”
Year No. of Vacant Units Gross Floor Area (sqm) Absolute vacany level 1988 17 4,709 1989 14 4,183 1990 14 (10) 13,955 1991 24 (17) 14,833 1992 11 ( 7) 8,215 1993 10 ( 7) 9,161 1994 15 (14) 8,039 1995 10 (10) 2,321 1996 17 (15) 4,047 1997 11 (10) 3,514 1998 8 (2) 2,409 1999 10 (0) 4,027 2000 11 (1) 5,966 2001 20 (8) 8,640 2002 20 (8) 17,701 2003 17 16,863 2004 17 12,128 2005 17 7,375 2006 16 6,823
TAbLE 1: CHANGING PATTERN OF VACANCIES SINCE 1988
FIGURE 1: CHANGE IN NUmbER OF VACANT UNITS OVER TImE
Notes:
l
These figures relate to all
premises with a ground floor
frontage on Union Street
l
The figures in the third
column relate to the
absolute amount of vacant
floorspace on the
survey day
l
Properties currently closed
but undergoing refurbishment
prior to re-occupation are not
included amongst the total
number of vacancies
Key:
n/k - not known
sqm - square metres
Shops in Union Street - Vacancy Patterns Page 6
FIGURE 2: GROSS VACANCY AREA
Address Use Class details of Unit Length of time vacant Planning enquiries/comments 82 Ex Globally Sweet East End of Union Street Class 1 Shops 118sqm 5.5m frontage Vacant since October 2006 -122 Ex Mothercare East End of Union Street Class 1 Shops 1314 sqm 8.5m frontage Vacant since October 2005 Application for change of use from Class 1 (retail) to a mixed use proposal, comprising of 1. Amusement centre with ancillary retail sales and catering; 2. Tanning Centre. Permission granted on appeal Reference P/PPA/100/328 234 Ex Norema Kitchens West end of Union Street Class 1 Shops 204 sqm 15m frontage Over 6 years Planning permission for Coffee House Ref A3/1486 Applicant Esquires Coffee House Approved 02/10/2003 236 Ex Waterstones Books West end of Union Street Class 1 Shops 630 sqm 9.5m frontage 2 years -432 Ex Fast Frame West end of Union Street Class 1 Shops 226 sqm 6m frontage Since January 2006 Proposed change of use from class 1 to class 2 (Property Shop). Reference A6/2117 482-484 Ex Household Bank West End of Union Street Class 2 Financial, Professional and other Services 198sqm 14.5m frontage Over 12 months -506 Ex At Home Nationwide West end of Union Street Class 2 Financial Professional and other services 75 sqm 5m frontage Over 12 months Application for proposed alterations to shop frontage. Reference A6/2019 37 Ex Pentangle East End of Union Street Class 1 Shops 234 sqm 8.5m frontage Less than 6 months Application for change of use of ground floor unit to Class 2 use (betting shop) – Withdrawn October 2005 39-41 Former Energy Centre/Gas Showroom East End of Union Street Class 1 Shops 495 sqm 10m frontage Over 6 years Premises damaged by fire in 1998
Premises damaged by fire in 1998. A Repairs Notice was served on the owners in July 2000. Planning permission granted in 2001 for refurbishment of the property, which would include provision of 495sqm retail space at ground floor and basement level. Refurbishment has now taken place and the property is being marketed. Informal enquiries have been made with regards to the re-occupation of this unit. 105 Ex The Link East End of Union Street Class 1 Shops 230sqm 8m frontage Since December 2006
-TAbLE 2 : ENd OF 2006 - VACANT UNITS
Shops in Union Street - Vacancy Patterns Page 8 195-197 Ex Travel Choice West End of Union Street Class 1 Shops 500sqm 7.5m frontage Since June 2002 -209 Ex British Airways Travel Shop West End of Union Street Class 1 Shops 156sqm 8.5m frontage Since August 2006 -247 Ex HMV - Class 2 Financial Professional and other services. Permission for Class 3 Food & Drink 1009 sqm 20m frontage Since November 2003
Office permission and permission for Class 3 Food & Drink 257 Ex Quids In West End of Union Street Class 1 Shops 704sqm 13m frontage Came back into use May 2004 - now vacant since June 2006 Application for change of use from existing retail use to restaurant with public house use - approved November 2006 265 Ex Going Places West End of Union Street Class 1 Shops 280 sqm 10.5m frontage Since November 2005
Application for a new shopfit and new shopfront - approved September 2006 457-459 Ex William Hill Bookmakers West End of Union Street Class 2 Financial Professional and other services 159sqm 10m frontage Since October 2006 Vacant since William Hill bookmakers moved to the ex Atlantic Telecom unit at 475-485 Union Street. 493 Ex Olympic (Clothing) West End of Union Street Class 1 Shops 525 sqm 8.5m frontage 4 months
-l
Properties currently closed but undergoing refurbishment prior to re-occupation are not
included amongst the total number of vacancies
Address Former Use Gross Floor Area
Length of Vacancy
New Use Comments
88 Class 1 Shops Ex H Samuel 109sqm 5.5m frontage 6 months Class 1 Shops T-Mobile
Application for re- fit of shop unit including a new shop front approved March 2006 434 Class 2 Financial Professional and other Services Ex Adobe 218sqm 7m frontage 4½ years Mixed Use -Class 1 and Class 2 Financial Professional and other Services Wash n’ Run (Laundry) and 24 Hour Self Video (DVD Rental) Application for change of use from class 1 retail to class 1 retail (DVD rental and laundry) and class 2 use [internet café (no food internet service)] approved December 2005. Unit currently being refurbished 464-466 Class 1 Shops Ex Philip King 185sqm 7.5m frontage Over 2 years Class 1 Furniture Shop Application for a proposed chip shop -reference A5/1403 - refused November 2005. Subsequent appeal dismissed - reference P/PPA/100/337 3-15 Public House Ex Athenaeum 148sqm approx. 28m frontage 6 months Public House -Five (Bar and Restaurant) -37 Class 1 Ex Pentangle 234sqm 8.5m frontage Over 1 year Class 1 Costcutters Application for change of use to a betting shop (reference A5/1842) withdrawn November 2005. Unit became occupied by Costcutters (newsagents) in November 2006 43-45 Class 1 Ex Poundstretcher shop 744sqm 11m frontage >5 years Class 1 -Instore shop
Premises damaged by fire in 1998. Repairs Notice was served on the owners in July 2000. Planning permission granted in 2001 for renovation of retail space (744 sqm) and reinstatement of upper floors to flats. Refurbishment has now taken place and Instore now occupy this unit 101 Class 1 Ex Terley’s shop 471sqm 8m frontage Since 1998 Class 1 Office (Shoe shop) Converted to shoe shop in March 2006 and opened for trading April 2006. Applicant: Office Holdings 143-153 Class 1 Ex Littlewoods 15,756 sqm 38m frontage 6 months Class 1 Primark store Unit became vacant December 2005. Conversion to Primark (clothes shop). Trading commenced 9th December 2006 181b Class 2 Financial Professional and other Services Ex Health Promotions 200sqm 5m frontage 2 years Class 2 Licensed Betting Office
Conversion to Licensed Betting Office approved November 2005. Applicant: Coral Estates Ltd 475-485 Class 1 Shops Ex Atlantic Telecom 218sqm 18.5m frontage Over 3 years Class 2 Financial Professional and other Services William Hill bookmakers 2 applications submitted for this unit: A3/0211 registered 06/02/03 Application for Detailed Planning permission for Change of use of premises to Class 2 purposes as a licensed betting office. Refused. Applicant William Hill Organisation Ltd
A4/0747 registered 21/04/2004. Application for Detailed Planning Application for Change of use of ground floor office/shop to cafe and installation of external flue at rear. Applicant Mr Ronald Lieberum. Refused Planning Committee 17/06/2004
TAbLE 3: VACANT PREmISES bROUGHT bACK INTO USE
Shops in Union Street - Vacancy Patterns Page 10
Address Former Use Use Class Gross Floor Area (sqm) date became Vacant Comments 82 Union Street Ex Globally Sweet (confectionery) Class 1 Shops 118 sqm October 2006 -162 Union Street Ex Thompson’s Holiday Shop Class 1 Shops 347 sqm May 2006 Application for change of use from Travel Agency (Class 1) to speciality coffee retailing (Class 1/3) approved October 2006. Currently being refurbished 432 Union Street Ex Fast Frame Class 1 Shops 226 sqm January 2006 Application for change of use from Class 1 to Property Shop (Class 2). Reference A6/2117 506 Union Street Ex Nationwide Class 2 Financial Professional and other services 75 sqm November 2005 Application for proposed alterations to shop frontage. Reference A6/2019 105 Union Street Ex The Link Class 1 Shops 230 sqm December 2006 -209 Union Street Ex British Airways Travel Shop Class 1 Shops 156 sqm August 2006 -257 Union Street Ex Quids In Class 1 Shops 704 sqm June 2006 Application for proposed change of use from existing retail use to restaurant with public house use - approved November 2006 457-459 Union Street Ex William Hill Bookmakers Class 2 Financial Professional and other Services 159 sqm October 2006
Year Total Number of Units Number of Vacant Units
Shops Trading banks, building societies etc
Restaurants pubs etc Other
No. GFA No. GFA No. GFA No. GFA
1988 189 17 111 91,005 37 13,602 17 n/k 7 n/k 1989 189 14 115 92,238 38 13,449 15 n/k 7 n/k 1990 189 14 114 82,239 39 13,713 16 n/k 6 n/k 1991 190 24 106 77,943 36 12,702 18 n/k 6 n/k 1992 192 11 119 83,056 38 14,207 18 n/k 6 n/k 1993 192 10 118 81,754 39 14,435 19 n/k 5 n/k 1994 192 16 114 82,860 40 14,350 18 n/k 5 n/k 1995 194 10 117 87,470 43 15,835 19 n/k 5 n/k 1996 192 17 111 84,854 41 15,224 18 n/k 5 n/k 1997 191 11 116 85,034 40 15,120 19 n/k 5 n/k 1998 190 8 118 88,395 41 16,053 19 n/k 4 n/k 1999 190 10 116 86,031 41 16,067 19 n/k 4 n/k 2000 190 11 113 83,572 42 15,975 20 n/k 4 n/k 2001 190 20 107 82,181 39 14,783 19 n/k 5 n/k 2002 190 20 107 72,970 39 14,933 19 n/k 5 n/k 2003 190 16 107 74,002 31 11,441 24 n/k 12 n/k 2004 185 17 103 75,828 27 11,079 27 n/k 11 n/k 2005 191 17 104 75,946 31 11,738 28 n/k 9 n/k 2006 189 16 100 79,374 27 11,842 31 n/k 15 n/k
Notes GFA: Gross Floor Area (square metres) n/k: Not Known
TAbLE 5: CLASSIFICATION OF PREmISES ON UNION STREET APRIL 2006
FIGURE 3: LENGTH OF TImE UNITS ARE VACANT FOR
Shops in Union Street - Vacancy Patterns Page 12
Bakers and Confectioners
5
Butchers and Poulterers
0
Greengrocers and Fishmongers
0
Grocery
2
Off-Licences
1
CTN
5
Total Convenience
13
Footwear and Repair
6
Mens and boys wear
6
Womens, girls, childrens and general wear
11
Furniture, carpets and textiles
2
Booksellers, arts, crafts, stationers
8
Electrical, Gas, Music and Photography
(including mobile phone shops)
12
DIY, hardware & housewares
4
China, glass, fancy and leather goods
1
Cars, motorcycles and motor accessories
0
Chemists, drug stores and opticians
7
Variety, department and catalogue stores
4
Florists, nurseryman and seedsman
0
Toys, hobby, cycle and sports
3
Jewellers and repair
3
Charity Shops
5
Other comparison retailers
(including discount stores)
7
Total Comparison
79
Restaurants, coffee bars, fast food
19
Hairdressers, beauty parlours, health centre
3
Laundries and dry cleaners
2
Travel agents
3
Banks, Building Societies & Financial services
(including employment agencies)
27
Estate Agents and Valuers
5
Video Shops
1
Betting Shops
4
Hotels
0
Public Houses
12
Post Offices
1
Other Service
7
Total Service
81
Vacant Units
16
Shops in Union Street - Vacancy Patterns Page 14 520 514 512510 422 420 408 to 412 414 402 45 6 438 to 442 434 432 49 6 to 502 49 4 48 4 48 0 47 0 49 2 47 8 46 8 46 6 46 4 45 2 45 0 44 6 50 6 50 4 411407 415 421419 429 443441 447445 453451 461to457 473 to469 489487 493491 501499 475 431 425423 47 2647 413 485 465463 406 42 4 337335 345 349347 355353 361 36 5 369367 377373 383381 391387 393 to 399 262 260258 256 254 252 250 248 401 343 339 219217 215 221 to 2 27 22 9 231 247245 26 9 271 230 22 8 22 6 22 4 22 2 220 218 216 212 210208 213 238 232 261 263 265 267 257 259 255 253 234 21 4 20 4206 19 6 164 to 172 16 2 15 8 15 6 15 2 150 14 6 1 to 3 3 13 9 5 161 169 173 17 5 to 179 181 185 189 199 201 181b 207 211209 213 13 6 to 144 1 11 167 183 19 1 to 197 4 171 163 165 187 109107 11 1 to 119 123 121 119a 12512 3.5 12 7 to 131 133 139131.5 137 141 13 2 13 0 128 122. 5 122 120to 114 10 1 to 105 95 to 99 73 79 81 to 85 89 807 8 10 6 65 60 54 52 46 to 50 44 42 40 38 3 2 47 49 39 3735a 33 27 to 31 5 to 9 17 21 11 15 23 25 26 to 30 87 5856 62 51 to 53 41 43 45 143 to 14 9 55 88 82 86 98 10 0 92
Union Street
Union Street
Union Street V
acant Units
Y
ear ending 2006
Reproduced from Ordnance Survey mapping with the permission of the Controller of Her Majesty's Stationery Of fice. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Aberde en City Cou ncil - Licence No. 100023401Not to Scale Some information has bee
n r em o ve d f o r cl ar it y.
