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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?

Corbett Neighbourhood Forum Local Business Engagement & Neighbourhood Centre Analysis By Angela Koch and Lily Woo of ImaginePlaces in partnership with the Corbett Neighbourhood Forum Team December 2014


Springbank Road   Hither  Green   Lane  Parade     Brownhill  Road   Centre    

Verdant Lane     Sandhurst  Road   /Muirkirk/Sangley   Road    

Torridon/ Sandhurst  

TorridonRoad/ Ardgowan  Road/   Dowanhill  

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?

Scope of works: + Training and support of the Neigbourhood Planning team with the black board assisted conversations with local businesses + Production of a photo register of shop fronts in 7 local Neighbourhood Centres + Data collection of name of business, address and type of business (vacant, use class order, additional data as provided) + Mapping of vacant units and uses (applying Use Class Order in Neighbourhood Centre)


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Over 40 conversations with local business owners and employees about their wishes and ideas to improve the neighbourhood centre‌

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Data collected per Neighbourhood Centre Corbett Neighbourhood Forum Neighbourhood Centre Analysis by ImaginePlaces in partnership with and on behalf of the Neighbourhood Planning Team November 2014

Street No Neighbourhood Centre: Sandhurst Road/Muirkirk Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Start of High street Muirkirk Road Muirkirk Road Muirkirk Road

Live Business/Organi sation (November 2014) Name of shop/service

50 48 46 44 42 40 38 36

1 0 0 0 0 0 0 0

Surgery No Name No Name No Name No Name No Name No Name No Name

34 32 30

1 ABC Gas Services 0 No Name 0 No Name

Use1

Use2

Use Class Order (Assumed)

Surgery

Surgery Residential Residential Residential Residential Residential Residential Residential

D1 C3 C3 C3 C3 C3 C3 C3

0 0 0 0 0 0 0 0

Light Industry Residential Residential

B1 C3 C3

1 1 1

1 1 1

1 1

20 years

Café & Restaurant (British) Betting Shop Vacant Dry Cleaner Fastfood (International)

Restaurant & Fast Food Takeaway Betting Shop Vacant Dry Cleaner Restaurant & Fast Food Takeaway

A3 A2 Vacant A1 A5

1

1 1 1 1 1

6 years / taken over the café then

1 Jerk Scene Restaurant & Takeaway 1 Style Essence

Restaurant & Takeaway (Caribean) Hairdresser/ Beauty Saloon

Restaurant & & Fast Food Takeaway Hair & Beauty Salons

A3 A1

1 1

1 1

3.5 years 2 years

1 Leonards Electronics

Electronics

Retail

A1

1

1

about 50 years leonards@btconnect.com ago

1 Upton Caribbean Cafe & Bar 1 Lloyds Pharmacy 1 The Cooperative The Cooperative The Cooperative

Café/Bar (Caribbean) Pharmacy Supermarket Supermarket Supermarket

Café/Bar Pharmacy Convenience Stores Convenience Stores Convenience Stores

A3/A4 A1 A1 A1 A1

1

1 1 1 1 1

2 years

1 Hair Trix 1 Confectionery, Tobacco, Newsagents

Hairdresser Ladies and Gents Confectionery, Tobacco, Newsagents

Sandhurst Sandhurst Sandhurst Sandhurst Sandhurst

Road Road Road Road Road

4 2 7 6 5

1 1 0 1 1

Sandhurst Road Sandhurst Road

4 3

Sandhurst Road

2

Road Road Road Road Road Road Road Road Road Road Road Road Road Road Observations

306 304 302 300 298 296 294 292 290 288 286 284 282 280 No of live businesses (not units) No of residential conversions (estimate) No of vacant units No of units restaurant/café/takeaway No of units used for Convienience stores

no email 8461 2310

A1 A1

8 6

Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley Sangley

9 years/ worked here for 25 years

Hair & Beauty Salons Newsagents

Sandhurst Road Sandhurst Road

1 1

1 1

1 314 312 310 308

Contact

1 1 1 1 1 1 1 1 1 1 1 1 other site 1 1 1 1 1 1 1 1 1 1

28 26 26a 24 22 20 18 16 14 12 (1) 12 9 10 8 8 6 4 2 12 (mews) 12 (mews) 12 10

Road Road Road Road Road

How long open?

1

Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Muirkirk Road Sandhurst Road Sandhurst Road Sandhurst Road Sandhurst Road

Sandhurst Sandhurst Sandhurst Sandhurst Sandhurst

Picture of façade Comment

A1 B8 Vacant Vacant C3 C3 C3 C3 C3 B1 Vacant B1 C3 A1 A1 A1 A5 A5 C3 C3 A1 A1

1 0 0 0 0 0 0 0 0 1 0 1 0 0 1

Butcher (English)/ Fish/ takes catering orders Butcher David Oakman & Sons No Name: Lock up facility Storage Vacant Vacant Vacant Vacant Vacant Vacant No Name Residential No Name Residential No Name Residential No Name Residential Electrical (might be used as residentail) Residential Muirkirk Motors - accessed via Alley Light Industry Vacant Vacant Burkes Taping and Plastering Interior fitout Service Light Industry Residential Residential Residential Residential Nisa today General Foodstore/Minimarket with Offlicence Convenience Stores Nisa today Minimarket with Offlicence Convenience Stores Oriental Garden Restaurant & Takeaway Restaurant & Fast Food Takeaway Seabreeze Fishbar Takeaway Fast Food Takeaway Residential Residential Street Flava Hairdresser/ International Shipping Hair & Beauty Salons Sandhurst Supermarket General Foodstore/Minimarket with Offlicence Convenience Stores

BestIdeas captured

1 1 1 1 1 1 1 1 1 1 1 1 33

Sandhurst Café & Restaurant Ladbrokes Vacant Jubilee Cleaners Morley's Fried Chicken

Lee Clutch Centre Motor Car Services Light Industry Honda Power Equipment Motor Car Services Light Industry Cuttin' it Fine Hair & Beauty Salons Hair & Beauty Salons Victim Support CommunitySupport Services Community Support Services Supermarket Food& Wine Minimarket with Offlicence Convenience Stores Launderette Dry Cleaner Dry Cleaner Launderette Dry Cleaner Dry Cleaner David Atkin &Co Estate Agents Estate Agents Libaron Restaurant ( African/International) Restauran & Takeaway ( African/International) Restaurant & Takeaway Selective Food and Wine Minimarket with Offlicence Convenience Stores Selective Food and Wine Minimarket with Offlicence Convenience Stores Curry Cottage Indian Takeaway Takeaway Sangley Fish and Kebab Takeaway (Fish & Kebab) Takeaway Zenith Fried Chicken Takeaway (Chicken) Takeaway

1

1

1

78 years

10 years Samanthathomas2009@hotmail.com

2086987881

50 years

Fitzdaley@hotmail.com info@styleessence.com

2084610074

Yard on back of the building, run down front 1 yard 1 1 1 1 1 1 1 Looked unattended 1 1 1 1 1 1

B1 B1 A1 B1 A1 Sui generis Sui generis A2 A5 A1 A1 A5 A5 A5

8 * All on Muirkirk Road 4 * 3 out of 4 on Muirkirk Road 9 10

5 top observations: Lots of space for outdoor seating/poor public realm/ very limied cycly parking/ one 1x pedesrtain crossing/ Green grocer?/ Possibility of Butcher to move to Sandhurst Market? Live Business/ Organisation

Street No Neighbourhood Centre: Torridon Road/ Dowanhill Torridon Road

177

Name of shop/service

1 Caravello Coffee Shop

Use1

Use2

Use Class Order

Café /Restaurant

Café /Restaurant

A3

BestIdeas captured

Picture of façade Comment

1

1 great chocolate cake

7 years

caravelloltd@aol.com


Key Challenge #1: Retail/Service/ Employment land use Function into residential use

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Key Challenge #2: Range and Quality of produce and services

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Key Challenge #3: Public and Private Realm quality and more short term parking for cars and push bikes

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?

Northern Part of Spingbank Road: Recently improved


Key Challenge #4: Opening Hours

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Sprinbank Road  

Key Challenge #5:

Hither Green   Lane  Parade     Brownhill  Road   Centre    

Verdant Lane     Sandhurst  Road   /Muirkirk/Sangley   Road    

Torridon/ Sandhurst  

TorridonRoad/ Ardgowan  Road/   Dowanhill  

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?

Gateways that are not defined as such and might benefit from some more specialisation/ markets serving the local population


Springbank Road 
 Neighbourhood Centre

No of live businesses (not units)

25

No of residential conversions (estimate) 14   No of vacant units

7

No of units restaurant/café/ takeaway 2 No of units used for   Convenience stores

2

The stretch of Springbank Road between 56 to 68 is in decent state. Bollards could/ should have been cycling parking facilities though. Conversions to residential are particularly prevalent on the eastern side of Springbank Road: the majority are of poor/uncoordinated design. Facades need investment along that stretch (72 to 129).  


Duncrievie Road 2

Sprinbank Road 68-56 Springbank

Springbank Sprinbank Road 90-72

Neighbourhood Centre: Springbank Sprinbank Road


Sprinbank Road 73-93 Springbank

Springbank Sprinbank Road 95-117

Sprinbank Road 119-129 Springbank Neighbourhood Centre: Sprinbank Road


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Sandhurst Road/
 Sangley Road/ Muirkirk Road 
 Neighbourhood Centre

No of live businesses (not units) No of residential conversions (estimate) No of vacant units No of units

33 8 * All on Muirkirk Road * 3 out of 4 on Muirkirk 4 Road

restaurant/café/takeaway

9

No of units used as Convenience Stores Lots of space for outdoor seating/poor public realm/ very limited cycle parking/ one 1x pedestrian crossing/ Green grocer?/ Possibility of Butcher to move to Sandhurst Market?

10


Muirkirk Road 34 - 16

Muirkirk Road 14 - 2

Muirkirk Road 9 Sandhurst Road/Muirkirk Road Neighbourhood Centre


Sandhurst Road 12-2

Sandhurst Road 7-308

Sangley Road 306-280 Sandhurst Road/Muirkirk Road Neighbourhood Centre


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Brownhill Road 
 Neighbourhood Centre

No of live businesses (not units) 16

No of residential conversions (estimate)

0

 

No of vacant units

0

 

No of units restaurant/ café/takeaway

2

No of units used as convenience stores

2

Businesses occupying multiple premises on both sides of the street (South Circular and Hither Green Lane). Best way is the largest unit in the wider area and has a significant catchment. This Neighbourhood Centre has a strategic role in car, bus, cycle and pedestrian movement (N/S; E/W). It is particular hostile to pedestrians and cyclists of all abilities and ages. The fact that is one of the few crossings onto the other side of the railway track towards Lee and Grove Park makes this a particularly pertinent improvement project with benefits for local and strategic connectivity. Poor air quality notable. Scope for growth on Hither Green Lane.


Springbank Road

237

Hither Green Lane 387-417

St Mildreds Rd 109-99 Neighbourhood Centre: Brownhill Road Centre


St Mildreds Rd 110

St Mildreds Rd 114-124

St Mildreds Rd 126, Verdant Ln 1-3

Neighbourhood Centre: Brownhill Road Centre


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Hither Green Lane 
 Neighbourhood Centre

No of live businesses (not units) 8 No of vacant units 2

No of residential conversions (estimate) 4

A range of products and services are available along a reasonable busy road. Public realm quality/ inconsistency and parking enforcement are key issues. Design Challenge: Coordinated approach between private owners of large forecourts, short term free parking, rubbish collection and storage: repaving, outdoor seating, cycling parking and tree planting could make a difference.


Hither Green Lane 274-256

Hither Green Lane 264

Hither Green Lane 264-256

Hither Green Lane 264-246

Hither Green Lane Neighbourhood Centre


Torridon Road 
 Neighbourhood Centre

No of live businesses (not units) 8 No of vacant units 0 Â A broad mix of services for such a small parade/ very central location/ no cycling parking/ Perhaps a good location for a good pub/restaurant?


175 – 195 Torridon Road

Torridon Road Neighbourhood Centre


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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


Torridon Road Library Neighbourhood Centre




This neighbourhood centre is located at the very central part of estate. The library, church and school make this an important community hub with opportunities to host more local events and add functions to facilities.


Torridon Road Library Neighbourhood Centre


Ardgowan Road/Dowanhill
 Neighbourhood Centre

No of live businesses (not units) No of vacant units

1

6

This site could be considered as an exemplar Design Challenge: How to make this former shopping parade a great place to live and and an exemplar place: in terms of design quality: front gardens, front extensions, outdoor space.


145 to 159 Ardgowan Road Ardgowan Road - Dowanhill Neighbourhood Centre (former)


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Verdant Lane 
 Neighbourhood Centre

No of live businesses (not units) 4     No of residential conversions 3   (estimate) 2   No of vacant units

No of units

restaurant/café/ takeaway/bar

1

No of units used as Convenience Stores
   This parade should do better during the day. Cycle parking Short term parking and a good cafe might be a key for a better business environment. Facades need investment.


96 - 82 Verdant Lane Verdant Lane Neighbourhood Centre


Sprinbank Road   Hither  Green   Lane  Parade     Brownhill  Road   Centre    

Verdant Lane     Sandhurst  Road   /Muirkirk/Sangley   Road    

Torridon/ Sandhurst  

TorridonRoad/ Ardgowan  Road/   Dowanhill  

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#BestIdeasforCorBett What’s Your best idea for our Neighbourhood?


!

Thank you ‌! 10 December 2014 Angela Koch of ImaginePlaces London, Kentish Town Angela@ImaginePlaces.co.uk @ImaginePlaces phone: 07904310053

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96 ip low res corbett neighbourhood plan centres  

Business survey. shopping parades. high street . Neighbourhood Planning.

96 ip low res corbett neighbourhood plan centres  

Business survey. shopping parades. high street . Neighbourhood Planning.

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