Plymouth store closures are an 'opportunity' says economist
TURNING empty shops into new homes could breathe fresh life into Plymouth city centre, a leading economist has said.
Dr Steven Brand believes the closure of stores in the city's West End has spawned development opportunities it should take "with both hands".
He was speaking after Hawkin's Bazaar became the latest name to disappear from once-thriving lower New George Street.
"Clearly, when any firm closes, it's an extremely difficult time for the employees and their families," said Dr Brand, head of economics and regional development at Plymouth University.
"But the squeeze on the high street is countrywide, and Plymouth's retail vacancy rate remains below the national average.
"If we take a wider perspective, closures represent opportunities for development.
"The West End probably needs to take these development opportunities with both hands and shift its focus if it is to remain viable in the long-run.
"A higher ratio of residential-to-retail use would probably serve it well."
Plans for a £40million, 23-storey student-flat tower on the former Woolworths building in lower New George Street hit the rocks last year.
Derry's department store and TJ Hughes are among the other high-profile casualties on the stretch, which has driven away scores of shoppers and split the city centre in two.
"The two areas of town do have a different focus," Dr Brand added. "But that is not something that has developed recently, nor is it something that you would necessarily want to change.
"If you can inject some purchasing power directly into the West End by allowing greater residential use, I think the area becomes quite a viable centre for independent businesses.
"Certainly, for prospective residents, the location is attractive in terms of its proximity to amenities.
"Nevertheless, if the perception of the two ends of town is of poor and rich, then clearly that is an unhealthy distinction and something that needs to be addressed."
5 Comments
by Peter20113
Tuesday, February 07 2012, 10:14PM
“@steve_brand
Thank you for replying. I understand that what you say and what is printed may sometimes be subtly different.
Short term fixes are OK but don't solve the underlying issues. What I can gather from most of the posts is that most people want Plymouth to have a vibrant, interesting city centre with lots of niche shops, and other activities available.
Plymothians, to me, are just totally exasperated by the local politicians of all parties and have become so brow beaten they no longer know which way to turn. Almost every development seems wrong - Drakes Circus - built as a mall just as everywhere else was building freestanding
developments (Liverpool 1 for instance trashes Drakes Circus into total oblivion for scale, interest, variety of shops).
I really do believe Plymouth is the Reliant Robin of English cities with Viv and Tudor driving the car - without a full licence and dolled up to the nines, thinking they are the bees knees in a Rolls.
All of the ideas I put forward were culled from frustrated Plymothians who cannot believe what has not happened to their city.”
by Steve_Brand
Tuesday, February 07 2012, 9:23PM
“Yeah, a bit insipid isn't it? Fair enough :) The question was more about the impact of retail closures rather than what to do with the West End. However, fair comment, Peter, and my original (unedited) response highlighted the potential role of the Theatre Royal in providing the focus/shape for a future transformation of the area. Nevertheless, I would still maintain that the most realistic way to get this area quickly on a fresh path would be to put some real live and living people down there. Boring perhaps, but achievable in the short run; and that might then make the grander plans more feasible.”
by hstmtu4000
Tuesday, February 07 2012, 12:10PM
“As mentioned the demise of the city centre from the sun dial down should now be looked on as a one off development opportunity to put right a major error of the Post War Abercrombie plan which created a retail footprint which is clearly too big for todays and tomorrows economy.Armada way should be retained and enhanced,particularly that drab grey nothingness outside dingles while the soulless east /west windswept alignments of New George street and Cornwall street at least from the sun dial down need a more traditional street plan on a human scale where the buildings act as wind breaks not wind tunnels.Over the last few decades or so Plymouth has been badly let down by Governments,Councils and developers alike.It time for change but in the current grim financial climate that is not going to be easy with a tight reign on the public purse.So the private sector is where its at but firstly the outside world needs to be able to get here as easily as elsewhere before outside investors(who do have the money) will take Plymouth seriously.As Oliver Colville MP for Devonport put it to the The Minister of State, Department for Transport (Mrs Theresa Villiers) in a debate in Westminster Hall on the 20th December 2011 regards the future of the Great Western Rail Franchise "My final point is that Plymouth is not Portsmouth. We are not 20 minutes from Bristol. Please make sure that we stop being ignored."Unless the basic economic building blocks of 21st century transport links are put in place Plymouth city centre will continue to be a graveyard of plans an visions and little else.”
by beowulfonline
Tuesday, February 07 2012, 9:53AM
“@ Peter20113
I completely agree with you. Dr Brand's ideas are lacking any kind of originality or imagination.”
by Peter20113
Tuesday, February 07 2012, 8:46AM
“Dear Dr Brand
I am always interested in your comments and generally agree with them.
However, you have fallen into the "let's build house" trap of economic regeneration
There were plenty far more interesting ideas set out yesterday. To simply build housing etc does not fundamentally address the issue. There needs to be more mixed activity use for this part of the city - along with far less shops. It is an opportunity - yes, but not an opportunity to build more housing.
The problem with the centre is that it is predominantly a shopping area - fine before the arrival of the internet, and a milch cow for the development companies and PCC.
Times have changed - many shops are being squeezed from all sides and have closed. I cannot see a return to the days of 95% occupancy rates.
Plymouth has a real paucity of places to go to when the weather is poor. One of my visitors summed up Plymouth as "dreary". There is the opportunity in the West End to create a vibrant mixed use central business district with the following
a new bus station
museum
arts centre
sports centre inc ice rink
concert venue (preferably in the market)
cinema complex
quality open space with er a decent play area for children (£50,000 from Drakes circus developers eh!)
Plus you could also have some residential areas
This would need a leap of faith by PCC - but the best time to develop is at the bottom of a recession when money is tight.”