east marylebone showroom survey...

East Marylebone Showroom Survey 2007/2008

Showroom Survey 2007/2008

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Wholesale showroom uses in Westminster

East Marylebone Showroom Survey

2007/2008


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Index

1. Summary Page 2

2. Introduction Page 2

3. Aims of the 2007 Survey Page 4

4. 2007 Survey Page 4

5. Results Page 5

6. Results from questionnaire Page 10

7. 2008 Survey of East Marylebone Page 11

8. Conclusions Page 16

Appendices Page 18


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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.


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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 2.85. As follows:

POLICY COM 12: RETENTION OF WHOLESALE SHOWROOMS

(A) East Marylebone SPA:


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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.

4. 2007 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 2007.


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4.2 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 re-

surveyed 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 2007. 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.


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Figure 1 shows the results of the 2007 survey compared with 1996, 2002 and the extended

survey in 2008.

Figure 1 Type of ground and basement showrooms:

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

Type 1996 2002 (+/-)

Change

between

2002 and

1996

2007 (+/-)

Change

between

2007 and

2002

2008

Survey only

conducted in

UDP SPA

(+/-)

Clothing 131 113 -37 93 -20 66 -27

Jewellery 2 7 +4 10 3 8 -2

Fabric 15 13 -10 8 -5 1 -7

Other 16 6 -12 1 -5 1 0

Under construction 0 N/A1 N/A

1 2 2 1 -1

Furniture 0 12 12 17 5 8 -9

Unknown 0 4 4 0 -4 0 0

Vacant N/A1 21 N/A

1 10 -11 11 +1

Total 164 176 W/V2 141 96


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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 2008. 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


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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 2007


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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 2000. 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 2007.

Figure 3 shows the 21 vacant showrooms identified in the 2000 survey and their current land

use in 2007.

Fig. 6 – 2007 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.


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6. 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.


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7. 2008 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 13th 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 2008.

7.3 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 2008.

Figure 7 – 2008 Survey of Showrooms

Type Number of showrooms from 2008 survey (ground & basement)

% of total showrooms (2008)

Clothing 66 69

Fabric 1 1

Furniture 8 8

Jewellery/Accessories 8 8

Vacant Showrooms 11 12

U/C 1 1

Other showrooms 1 1

Total 96 100

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


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showrooms has fallen and as shown in Figure 8, there has been a decrease of 52

showrooms within the policy boundary from 2000 to 2008.

Figure 8 - Fall in numbers within the East Marylebone Special Policy Area

Year No of Showrooms in Core Area

2000 148

2007 118

2008 96

7.5 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 4

7.6 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


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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 - 2008

0123456789

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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


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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 2007.

Figure 12 – 2008 Showrooms

0

20

40

60

80

100

120

Clothin

g

Fabric

Furnit

ure

Jewell

ery

Vacan

t Sho

wroom

s

Under

Con

struc

tion

Other

Sho

wroom

sTota

l

Nu

mb

er

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 2008. 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

0

5

10

15

20

25

1996 2000 2008

The map below shows the lost showrooms and types of land use identified along Eastcastle

Street in 2008. 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


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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 1996. 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.


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7.10 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 21st century.

7.11 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 2008. 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.


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8.4 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.


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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

Appendix A

Appendix A - Showrooms identified in the 2007 Survey

ID NUMBER STREET NAME FLOOR USE 1996 USE 2000 USE 2007 Policy Area1 58 BERNERS STREET G&B VAC Clothing Y2 16 BERNERS STREET B Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoN3 18 BERNERS STREET G Furniture Furniture Furniture N4 19-20 BERNERS STREET G&B Clothing Clothing Clothing N5 41 BERNERS STREET G&B Fabric Fabric Fabric Y6 43-44 BERNERS STREET G&B Furniture Furniture Furniture Y7 45-46 BERNERS STREET G Clothing Clothing Clothing Y8 47 BERNERS STREET G&B UNKNOWN Clothing Clothing Y9 60 BERNERS STREET G&B UNKNOWN Furniture Furniture Y

10 5 BYWELL PLACE G&Other Clothing Clothing Vacant Y11 87 CLEVELAND STREET G Non-Showroom Other Showroom Showroom N12 97-99 CLEVELAND STREET G Fabric Other Showroom Vacant N13 20 EASTCASTLE STREET G&B Clothing Clothing Furniture Y14 21 EASTCASTLE STREET G UNKNOWN Clothing Clothing Y15 22 EASTCASTLE STREET G Clothing Clothing Vacant Y16 23-25 EASTCASTLE STREET G&B Clothing Clothing Clothing Y17 26 EASTCASTLE STREET G VAC Clothing Y18 27 EASTCASTLE STREET G&B Clothing Clothing Clothing Y19 31 EASTCASTLE STREET G Clothing Clothing Clothing Y20 33 EASTCASTLE STREET G Clothing Clothing Clothing Y21 36 EASTCASTLE STREET G&B Clothing Clothing Clothing Y22 37-38 EASTCASTLE STREET G Clothing Clothing Clothing Y23 38 EASTCASTLE STREET G UNKNOWN Clothing Clothing Y24 39-40 EASTCASTLE STREET G&Other Clothing Clothing Clothing Y25 41 EASTCASTLE STREET G&B Clothing Clothing Clothing Y26 48 EASTCASTLE STREET G&Other Clothing Clothing Clothing Y27 51 EASTCASTLE STREET G Clothing Clothing Clothing Y28 52 EASTCASTLE STREET G Clothing Clothing Clothing Y29 53 EASTCASTLE STREET G Clothing Clothing Clothing Y30 54 EASTCASTLE STREET G Clothing Clothing Clothing Y31 55 EASTCASTLE STREET G VAC Clothing Y32 56-57 EASTCASTLE STREET G Clothing Clothing Clothing Y33 41 FOLEY STREET G&B Other Showroom Clothing N34 4 GREAT PORTLAND STREET G&B Fabric Fabric Fabric N35 18 GREAT PORTLAND STREET G&B Clothing Clothing Vacant N36 26 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y37 32 GREAT PORTLAND STREET G&B Clothing Clothing Furniture Y38 33 GREAT PORTLAND STREET G Furniture Y39 37 GREAT PORTLAND STREET G&B Clothing Clothing clothing Y40 38 GREAT PORTLAND STREET G Clothing Clothing Vacant Y41 39 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y42 40 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y43 45 GREAT PORTLAND STREET G&B Fabric Fabric Fabric Y44 49 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y45 59 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y46 61 GREAT PORTLAND STREET G Clothing Clothing Clothing Y47 65 GREAT PORTLAND STREET G Clothing Y48 68 GREAT PORTLAND STREET G&B Clothing Clothing Jewellery Y49 71 GREAT PORTLAND STREET G Clothing Clothing Vacant Y50 75 GREAT PORTLAND STREET G VAC Clothing Y51 76 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y52 78 GREAT PORTLAND STREET G&B Clothing Jewellery/Accessories Jewellery/AccessoY53 80 GREAT PORTLAND STREET G Jewellery/Accessories Jewellery/Accessories Clothing Y54 82 GREAT PORTLAND STREET G&B VAC Furniture Y55 83 GREAT PORTLAND STREET G Design Y56 85 GREAT PORTLAND STREET G Clothing Y57 87 GREAT PORTLAND STREET G Clothing Y58 88 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y59 94 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y60 100 GREAT PORTLAND STREET G&B Clothing Clothing Furniture Y61 102 GREAT PORTLAND STREET G&B VAC Clothing Y62 105 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y63 107 GREAT PORTLAND STREET G Vacant Y64 113 GREAT PORTLAND STREET G&B Clothing Fabric Clothing Y65 115 GREAT PORTLAND STREET G&B VAC Clothing Y66 130 GREAT PORTLAND STREET G&B Clothing Clothing Clothing Y67 143-149 GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N68 151-153 GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N69 155-177 GREAT PORTLAND STREET G & B UNKNOWN Furniture Furniture N70 212 GREAT PORTLAND STREET G&B Furniture Furniture Furniture N71 1z (5-7) GREAT TITCHFIELD STREET B Clothing UNKNOWN Clothing Y72 14-18 GREAT TITCHFIELD STREET G Clothing Furniture Furniture Y73 14-18 GREAT TITCHFIELD STREET B Clothing Clothing Clothing Y74 15-17 GREAT TITCHFIELD STREET G UNKNOWN Fabric Clothing Y75 15-19 GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y76 21 GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y

Appendix A

77 23 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y78 23-31 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y79 24-30 GREAT TITCHFIELD STREET B Clothing Clothing Furniture Y80 24-30 GREAT TITCHFIELD STREET G Clothing Clothing Furniture Y81 32 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y82 33 GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y83 37 GREAT TITCHFIELD STREET G Clothing Y84 42-44 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y85 46 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y86 53 GREAT TITCHFIELD STREET G&B Clothing Clothing Clothing Y87 57 GREAT TITCHFIELD STREET G Clothing Clothing Clothing Y88 59 GREAT TITCHFIELD STREET G Clothing Clothing Vacant Y89 64 GREAT TITCHFIELD STREET G Fabric Fabric Clothing Y90 67 GREAT TITCHFIELD STREET G&Other Clothing Furniture Furniture Y91 72 GREAT TITCHFIELD STREET G UNKNOWN Clothing Clothing Y92 78 GREAT TITCHFIELD STREET G&Other Clothing Clothing Clothing Y93 81-83 GREAT TITCHFIELD STREET G Fabric Fabric Fabric N94 16-17 LITTLE PORTLAND STREET G Clothing Clothing Clothing Y95 20 LITTLE PORTLAND STREET G&B Clothing Clothing Vacant Y96 3 MARGARET STREET G&Other Clothing Clothing Clothing Y97 4 MARGARET STREET G Clothing Clothing Clothing Y98 5 MARGARET STREET G&B Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoY99 10 MARGARET STREET G VAC Vacant Y

100 15-16 MARGARET STREET G Clothing Clothing Clothing Y101 17-18 MARGARET STREET B UNKNOWN Clothing Clothing Y102 20 MARGARET STREET G&B Clothing Clothing Y103 25 MARGARET STREET B VAC Jewellery/AccessoY104 27 MARGARET STREET L G Clothing Clothing Clothing Y105 47 MARGARET STREET G&B Clothing Clothing Clothing Y106 51 MARGARET STREET G Jewellery/Accessories Clothing Clothing Y107 58-59 MARGARET STREET G Clothing Clothing Vacant Y108 63 MARGARET STREET G Clothing Clothing Clothing Y109 65 MARGARET STREET G UNKNOWN Clothing Clothing Y110 66-68 MARGARET STREET G UNKNOWN Clothing Y111 66-68 MARGARET STREET B UNKNOWN Clothing Clothing Y112 74 MARGARET STREET G&B Clothing Clothing Clothing Y113 75 MARGARET STREET B Clothing Jewellery/Accessories Jewellery/AccessoY114 75 MARGARET STREET G Clothing Clothing Furniture Y115 78 MARGARET STREET G Clothing Clothing Clothing Y116 78 MARGARET STREET G & B UNKNOWN Clothing Clothing Y117 14-17 MARKET PLACE G&B VAC Clothing N118 5-11 MORTIMER STREET G Clothing N119 28 MORTIMER STREET G&B VAC Clothing N120 36 MORTIMER STREET G&B Fabric Fabric Fabric Y121 42 MORTIMER STREET G&B Clothing Clothing Clothing Y122 44 MORTIMER STREET G&B Clothing Clothing Clothing Y123 48 MORTIMER STREET G&B Clothing Clothing Y124 52 MORTIMER STREET G Clothing Clothing U/C Y125 67 MORTIMER STREET G VAC Vacant Y126 69 MORTIMER STREET G&B Clothing Clothing Clothing Y127 71 MORTIMER STREET G Clothing Y128 73 MORTIMER STREET G Clothing Y129 75 MORTIMER STREET G Jewellery/AccessoY130 140 NEW CAVENDISH STREET G&Other Clothing Clothing Clothing N131 144 NEW CAVENDISH STREET G UNKNOWN Clothing Clothing N132 146 NEW CAVENDISH STREET G&Other Clothing Clothing Clothing N133 17 NEWMAN STREET G Clothing N134 18 NEWMAN STREET G&B Furniture Furniture Fabric and Furnitu N135 29 NEWMAN STREET G VAC Vacant N136 36 NEWMAN STREET G Clothing N137 40 NEWMAN STREET G Jewellery/Accessories Jewellery/Accessories Clothing N138 45 NEWMAN STREET G&B Clothing Clothing Clothing N139 72 NEWMAN STREET G&B Clothing Clothing Clothing N140 75 NEWMAN STREET G VAC Clothing N141 308 REGENT STREET B UNKNOWN Clothing Vacant Y142 17B RIDING HOUSE STREET G Jewellery/AccessoY143 38 RIDING HOUSE STREET G&B Clothing Clothing Fabric N144 67 WELLS STREET G VAC Vacant Y145 50 WELLS STREET G UNKNOWN Clothing Clothing Y146 70-71 WELLS STREET G & 1 Clothing Clothing Jewellery/AccessoY147 74 WELLS STREET G Jewellery/Accessories Jewellery/Accessories Jewellery/AccessoY

Appendix B

ID NUMBER STREET NAME FLOOR USE 1996 USE 2000 USE 20071 15 CHARLOTTE STREET G&Other VAC HOTEL2 101 CLEVELAND STREET G Fabric Other Showroom Creative Industry Consultants3 40-44 CLIPSTONE STREET G VAC SHOP4 46 EASTCASTLE STREET G Clothing Clothing Shop5 34-35 EASTCASTLE STREET G VAC SHOP6 12 GREAT PORTLAND STREET G Clothing Clothing Shop7 14 GREAT PORTLAND STREET G&B Clothing Clothing Shop8 42-48 GREAT PORTLAND STREET G&B Clothing Clothing Health Club9 60-66 GREAT PORTLAND STREET G&B Clothing Clothing U/C

10 63 GREAT PORTLAND STREET G&B Clothing Clothing Café11 79 GREAT PORTLAND STREET G Fabric Other Showroom Residential - U/C12 91 GREAT PORTLAND STREET G Clothing Clothing Recruitment Consultants13 106 GREAT PORTLAND STREET G&B Clothing Fabric Travel Co14 108 GREAT PORTLAND STREET G Clothing Clothing Photography co15 109 GREAT PORTLAND STREET G&B Clothing Clothing Aquatic design centre - shop16 116 GREAT PORTLAND STREET G&B Clothing Clothing Media Co17 140 GREAT PORTLAND STREET G Non-Showroom Other Showroom Photocopy Shop18 10 GREAT TITCHFIELD STREET G&Other Furniture Furniture Creative Industry Consultants19 62 GREAT TITCHFIELD STREET G&B VAC HAIRDRESSERS20 76 GREAT TITCHFIELD STREET G Clothing Clothing Creative Industry Consultants21 95 GREAT TITCHFIELD STREET G Clothing Clothing Residential22 3-4 LITTLE PORTLAND STREET B Jewellery/Accessories Jewellery/Accessories Media Co23 3-4 LITTLE PORTLAND STREET G&B Clothing Clothing Media Co24 3-4 LITTLE PORTLAND STREET G Clothing Clothing Media Co25 9a MARGARET STREET G Fabric Fabric Unknown26 13-14 MARGARET STREET G Clothing Clothing Media Co27 13-14 MARGARET STREET G Clothing Clothing Media Co28 13-14 MARGARET STREET G UNKNOWN Fabric Media Co29 13-14 MARGARET STREET LG UNKNOWN Fabric Media Co30 13-14 MARGARET STREET LG UNKNOWN Clothing Media Co31 19 MARGARET STREET G & B UNKNOWN Clothing Agency32 29-30 MARGARET STREET B Fabric Clothing Unknown33 6 MARKET PLACE G&B Clothing Clothing Café34 5 MARKET PLACE Multi / G Clothing Clothing Radio35 43-49 MORTIMER STREET G Clothing UNKNOWN U/C36 46 MORTIMER STREET G&B UNKNOWN U/C37 47 MORTIMER STREET G UNKNOWN Clothing Shop38 51 MORTIMER STREET G&B Other Showroom Furniture U/C39 58 MORTIMER STREET G Clothing Clothing U/C40 70 MORTIMER STREET G&B Clothing Clothing Shop41 97 MORTIMER STREET G&Other Clothing Clothing Media Co42 32-33 NEWMAN STREET G&Other VAC CREATIVE INDUSTRIES

Appendix B - Loss of Showrooms - Identified within the 2007 Survey

Appendix C

Westminster City Council – Wholesale Showroom Survey – November 2007 1 How long have you occupied your

current premises? (please tick one of the boxes)

(a) under a year (b) one year to five years (c) five years to ten years (d) ten years or more

2 What is the main business of your wholesale showroom? (please tick a category)

(a) fashion (b) jewellery (c) furniture (d) Other (if so please specify)

3 How many floors of the building does your company occupy? (tick floors used)

basement ground first second third forth floor and above

3 Where are your suppliers located? (please tick and indicate which area if London, town if UK and which country if outside the UK)

(a) London (b) rest of the UK (c) 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)

(a) London (b) rest of the UK (c) outside the UK

5 What are the most important factors keeping you in the area?

(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.

Appendix C

Results from Questionnaire

Questionnaire Responses

Total no. of 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

Appendix D

Appeal Decision

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