Agenda item

To answer questions asked after notice in accordance with the provisions contained within Part 4 of the Council Rules of the Constitution on any matter in relation to which the Council has powers or duties or which affects the District:

(a)        to the Leader of the Council;

(b)        to any Portfolio Holder; or

(c)        to the Chairman of the Overview and Scrutiny Committee.

Questions, if any, will follow if not received in time to be incorporated into the agenda.

(a)          Traders at the Debden Broadway

Question from Duncan Gould to Councillor A Grigg, Assets and Economic Development Portfolio Holder

“I would like to ask some questions at the meeting on Thursday 22 February as set out below. Some context is put at the start to clarify the questions.

The responses just received from a detailed written survey completed by approximately 30 (out of around 45) of the traders on Debden Broadway tell us at least three things:

·                     many of the businesses are suffering badly, unfortunately made worse by the opening of new business park, as footfall is being taken away from the Broadway (unlike was expected);

·                     the rent rises being seen of c40% this year will for many put them out of business. Even small rises are unsupportable for some of the traders. It seems keys may soon be handed back by more than a few traders, potentially worsening footfall and income to the Council; and

·                     the traders’ own customers are saying that the severely inadequate parking caused by recent changes is putting those customers off coming back. 

Hence my questions are:

1.            What do you think is really going on, and what steps can be taken straight away to ensure that this historic shopping area survives before businesses collapse/customers go elsewhere?

2.            The traders themselves in the survey have detailed a number of recommendations. How can their first-hand experience of the situation also best be assessed and acted on with some urgency? And

3.            What else would need to happen to move this issue forward with pace?”

Reply of Councillor A Grigg, Assets and Economic Development Portfolio Holder

“I would like to thank Mr Gould for his question that covers a number of related points.

The Council manages a significant commercial estate comprising of commercial, light industrial and retail premises, in numerous locations across the District.  As with all the Council’s assets, income received from shops and businesses in The Broadway goes towards funding the public services provided by this Council on behalf of everyone who lives and works in our District.   It is, therefore, very much in the Council’s interest, to ensure that The Broadway continues to thrive and remain a vibrant local shopping centre.

In the past, consultants reported that 85% of spending by Epping Forest residents was being spent outside our District.  This led Members to invest in the Shopping Park in order to encourage a shift in that trend by giving our residents more opportunity to spend in our area.   This, in turn, enables us to continue with our policies of quality services combined with low Council Tax.

In the Broadway, as with any High Street, some businesses do better than others for a variety of reasons, and some traders have concerns that their businesses are not performing to their expectations.   However, I can confirm that demand for premises on The Broadway remains at a high level.  There are significant levels of interest in any unit that becomes vacant, with demand well in excess of supply.  It is also a fact that this interest is from a more diverse range of commercial tenants, including café and restaurants, which will both increase dwell time in The Broadway and encourage trade throughout the day and evening.  Such expressions of interest support our belief that there may be an increase in footfall, which should continue to rise with the new residential developments at Burton Road, and Vere Road, to the benefit of all tenants on The Broadway.

The Council has invested in The Broadway improvement scheme and it should be noted that other retailers have demonstrated confidence in its future.  For example the major refurbishment of Sainsbury’s, the new M&S Simply Food in the petrol station and the prospective tenants expressing interest in the new retail shops in the Landmark Development.

It is true that rents are increasing.  However, this is from a comparatively low base position, and whilst appearing significant in percentage terms, is not excessive in overall quantum terms. Current rents and proposed increases are still extremely competitive when compared to other similar locations within the M25.

It is suggested that tenants of the Shopping Park have benefited unfairly from rent-free periods.  It is, in fact, normal practice to allow rent free periods over the time tenants are fitting out units at their cost, and tenants in The Broadway have, over the years, benefited from similar arrangements.  At the time of the Shopping Park planning application, an impact assessment on local shopping centres was undertaken.   Whilst this demonstrated no significant negative effect, it is our intention to commission a further impact assessment once all the units have traded for a period of time.  I will keep Members advised of the outcome and any action I propose if there is demonstrable negative effect.

We are very happy to continue to liaise with Tenants and The Broadway Town Centre Partnership, who we have supported by way of grant-aid over a number of years.  To date, and to the best of our knowledge, no tenant has ever returned their keys and I believe that our estates and valuation staff currently have the skills, experience and flexibility to support our tenants in remaining viable.

Finally, I have taken on board the concerns regarding parking at The Broadway.  I know that there is a Parking Review for the area underway and I will be liaising with the Safer, Cleaner and Transport Portfolio Holder to ensure that future shopper parking requirements are being addressed as part of the review.

I appreciate that this is a long answer, but the topic is important.  I will provide a written copy of my response to Mr Gould and Members.”

Supplementary Question from Duncan Gould to Councillor A Grigg, Assets and Economic Development Portfolio Holder

“How was the footfall of The Broadway being measured before and after the opening of the Retail Park?

Reply ofCouncillor A Grigg, Assets and Economic Development Portfolio Holder

“There continues to be a great number of enquiries regarding any shops that became vacant in The Broadway. With the housing developments near by, there is an expectation that these residents would use the shops increasing footfall. Furthermore, there is a new restaurant opening with extended opening hours, which would create another reason for people to visit The Broadway and provide an opportunity for them to spend money in the shops.

With regards to a further retail impact study, this would be carried out later in the year, when all the units at the Retail Park had been let and were trading.”