Have my doubts this scheme will work

It surprises me greatly that the council seem set on pushing this scheme through and I have my doubts whether it will really benefit Leamington. There is already an abundance of empty commercial property in the town centre which is increasing all the time and it’s not just retail units that are empty as there is lots office space without tenants too. Both these statistics are only likely to become worse.

It’s common knowledge to everyone, outside of the council, that high street retail is dying across the country. The internet is slowly killing the high street and it will only get worse for the simple reason that it’s easier and considerably cheaper for people to sit at home, or at work, and buy what they need and have it delivered. High street retailers cannot compete against online “shops” when they have expensive premises but particularly when business rates are high and car parking is expensive, and in short supply for not only customers but also for their staff.

Quite simply where will the tenants come from for Clarendon Arcade? The answer is probably The Parade, Royal Priors, Livery Street, Park Street and other streets around the town centre that would benefit a move to a more condensed shopping complex. No doubt these places will then be deserted and the landlords will be stuck with empty shops and no rent, although there is some argument to suggest that it may just become more of Dutch auction situation for tenants.

The following is an extract from a recent article in the Birmingham Post which was included in a review about Oscar’s French Bistro. The subject our beloved Royal Leamington Spa:

“The town, per head of population, has more beggars and thread vein removal clinics than Birmingham. The Parade has the same shops as Kings Heath High Street, it’s just that they are housed within listed buildings so the branding is less vulgar, the architecture more pleasing.

“Leamington has plunged into the same trap that has swallowed other towns that once had that thing called character and individuality.

“The same chain stores that dominate every other shopping parade in UK plc take centre stage. No one else can afford the rents or the rates and consequently the business that make the town interesting and vibrant – the small boutiques, the delis and cafes – have been pushed to the periphery.”

At first I thought it was quite insulting but when you think about it, it is absolutely spot on. The biggest killer of Royal Leamington Spa is Warwick District Council and the ludicrous business rates they charge. The second biggest killer is landlord’s of commercial premises, like the Royal Priors, who set unrealistic rents which make it hard for even the biggest, more recognised, retailers to make a profit.

Clarendon Arcade would be a huge mistake if it was developed and I say that as a business owner who would undoubtedly benefit from it. What Leamington Spa needs is more new homes so there are enough residents to fill up the ever growing numbers of coffee shops and restaurants. It needs free car parking, not a metered scam and unrestricted car parking not only for the people that live here, but for the people who work here in the week and for the few people that still choose to come shopping here.

Whilst rents on residential property are still going up, it is a fact that the rents on commercial property are falling all the time.

There is something called small business rates relief which does help some businesses but perhaps if business rates were abolished, or significantly discounted during these difficult times instead of spending millions of pounds on a new retail site, then perhaps the town centre would regenerate on its own accord because there are retailers and businesses who will open here, providing they can make a profit and there are already enough premises in Leamington to accommodate them. - Richard Hill, managing director, Heritage Property.