LEVENSHULME HIGH STREET REPORT 2016 Produced by

With support from

As part of the community economic development (CED) programme delivered by

For

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4. Report introduction 5. Methodology 7. Findings 8. General character of the high street environment 12. Ownership and building use 16. Use class and change of use 20. Area comparison 27. Discussion 27. Vacant properties and change 31. The high street environment 33. The property offer 36. Landlords 39. Tenants and prospective traders 41. Leases 43. Tensions 46. Enabling factors for small businesses 48. Suggestions 51. Appendix • • • • • • •

Research brief Snapshot report data Market traders’ survey High street questionnaire PDF maps Manchester City Council data on district centre use class Levenshulme Market 2014 parking survey

For further information about this project please email [email protected]

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LEVENSHULME HIGH STREET SNAPSHOT REPORT 2016

RESEARCH & PHOTOGRAPHY CIARA LEEMING

MAPS & VISUALS PAUL BOWER & MANCHESTER CITY COUNCIL

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1.0

INTRODUCTION

1.1

The aim of this research is gain an understanding of what is happening on Levenshulme High Street in early 2016. Despite the fact numerous retail units seem to be unoccupied, anecdotal evidence appeared to suggest that few were on the open market to potential tenants. A number of prospective traders reported that approaches to landlords were going unanswered, while rents seemed over the odds compared to other retail centres and lease terms were sometimes onerous.

1.2

The high number of fast food outlets is a concern for many local residents, yet planners continue to approve change of use applications for takeaways which then appear to frequently change hands. Over recent years there have also been a number of shop units converted to offices and let out without appearing on the open market – hence reducing Levenshulme’s overall retail space.

1.3

This report aims to explore issues, including: • • •

The general characteristics of Levenshulme’s current retail environment. The ownership and rental status of retail premises on the high street. Barriers faced by those setting up and running small businesses in Levenshulme.

1.4

It is important to note how quickly things change on Levenshulme high street. Several shops that appeared empty at the start of this 10-week research project were looking close to being occupied again by the end. The information in this report can only ever be a snapshot of a particular moment in time.

1.5

For the purposes of this study a broad definition of the term ‘Levenshulme High Street’ has been used. This includes every retail unit along Stockport Road from Matthew’s

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! Lane in the north to Broom Lane in the south, plus the four premises near Village Stores on Barlow Road, seven units on Byrom Parade and all the commercial properties along Albert Road, from the A6 junction as far as the former Levenshulme Craft and Design Collective (LCDC) shop. This comes to a total of 247 units.

2.0

Methodology

2.1

A number of approaches have been used to produce this report.

2.2

An interview was carried out with members of Manchester City Council’s South Neighbourhood regeneration team to discuss what existing data could assist this study, as well as general issues facing Levenshulme and other district centres.

2.3

Existing data sets were accessed from Manchester City Council, the Land Registry, the Valuation Office Agency and Companies House and used to build a picture of Levenshulme’s high street retail environment. These were used to obtain information on business rates (rateable values for commercial property plus take-up of available rate relief by local businesses); planning class of units; property ownership; unit sizes and background information on companies that own buildings in our area of interest1.

2.4

Rental costs were benchmarked against those of other district centres using information already in the public domain. Rental prices of commercial properties to let in Levenshulme and other areas including Chorlton and Didsbury were gathered by searching the website Rightmove and unit size was obtained from the Valuation Office Agency website in cases where it was not listed on adverts. These figures were combined to produce an approximate average monthly price per square metre for different parts of Manchester.

2.5

Walking research was undertaken to log all commercial properties and vacant units in the study area, as well as which units were up for sale or to let. This was repeated a number of times to check if shuttered premises that appeared vacant were actually unused, and to note any changes along the high street during the study period.

2.6

Desk research was carried out using websites such as Rightmove to find any additional units up for sale or rent in the local area – since not all put signs outside the building to advertise this fact. The researcher also searched business for sale websites and less conventional places such as classified advert site Gumtree to find any businesses on the market.

2.7

A ring around of landlords whose contact details were displayed outside or inside empty units was carried out, to check if they responded, whether their space was still available and whether they seemed open to letting it out.

2.8

An online survey was undertaken with registered stallholders at Levy Market over the final months of 2015. This was developed by the directors of the market and carried

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! out using Survey Monkey. Sixty-five respondents answered questions about their business aspirations and whether they would consider – or had looked into – a permanent space in Levenshulme. Answers were brief but gave an insight into experiences of and preconceptions about the neighbourhood2. 2.9

Local volunteers – recruited largely via the Levy Massive Facebook group – and members of the research team approached every high street trader with a paper questionnaire. Developed by the team behind this research project, this survey sought brief answers to questions about the business owner’s motivations for choosing Levenshulme and their current unit. Other questions included where they live, whether they lease or own their property, landlord identity, rental costs, lease terms and business rates. About 40 per cent of traders agreed to take part3.

2.10 In-depth qualitative interviews were carried out with 10 people about their experiences operating in – or in two cases, trying to start – a business in Levenshulme. Two of these respondents were also members of the stakeholder group for this project. These interviews covered a wide range of business types and highlighted experiences worthy of discussion and common issues for those operating or trying to set up in this neighbourhood. We have anonymised these responses to encourage people to speak freely. 2.11 Face-to-face interviews were also carried out with three landlords (two men and a woman) to hear their perspectives on the high street. One is a trader who rents out a second unit, another owns four units – of which two are currently vacant – and the third owns a large number of commercial properties in Levenshulme as well as residential and commercial properties elsewhere.

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FINDINGS

3.1

Figure 1: Stockport Road4

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! General characteristics of the high street environment

3.2

Table 1: Empty v occupied commercial units

Vacant units 32*

Occupied units 215

Total units 247

* This figure was correct in early December 2015. A discussion on empty properties and high street change can be found in section 4.

3.3

Table 2: Monthly rents in Levenshulme

Location Stockport Rd – N Stockport Rd – C Stockport Rd - S Albert Road Barlow Road Byrom Parade

Range £400 – £3,300 £425 – £3,333 £360 – £1,916 £540 – £1,125 £450 – £650 £400 – £700

Average £1235 £1035 £877 £763 £549 £552

Sample 15 30 10 3 2 2

3.4

To look in more detail at average rents along the A6, Stockport Road has been divided into three rough sections – north, central and south. See figure 1, above, for more details of how the road was split.

3.5

Most of the rental information in the table above was shared by traders in answers to our questionnaire, with a few supplementary examples found on lettings adverts online.

3.6

Table 3: Business rates in Levenshulme

Location Stockport Rd – N Stockport Rd – C Stockport Rd - S Albert Road Barlow Road Byrom Parade

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Rateable value range £1,650 – £32,500 £1,875 – £167,000 £2,325 – £57,500 £3,950 – £10,000 £5,200 – £7,400 £3,650 – £12,500

Average

Sample

£6,856 £11,929 £7,311 £6,295 £6,225 £6,267 Total

57 106 50 11 4 6 234

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The rateable values of most properties in the study area were accessed using publicly available information from the Manchester City Council website (a handful were missing). These were then used to calculate an average for different parts of the study area.

3.8 Figure 2: Rateable value ‘heat’ map5

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! 3.9 Figure 3: Rateable value

3.10 It is important to note that the rateable value of a property does not equate to the final business rates bill a trader pays. This figure is very difficult to quantify from the available information as the amount owed is calculated using a “multiplier” set by the government, which changes every year. A multiplier is the number of pence per pound of rateable value that needs to be paid in business rates, before any relief or discounts are deducted. Multipliers vary according to business size and location.

3.11 However, the research did highlight the fact that the majority of businesses in the study area qualify for rates relief – most commonly Small Business Rates Relief (SBRR). This information was accessed via publicly available databases on the council’s website. Traders who only use one property and whose unit has a rateable value of less than £12,000 may qualify for this.

3.12 At present (and until 31 March 2016), SBRR gives 100 per cent relief – doubled from the usual rate of 50 per cent. This means no business rates at all are due on qualifying properties with a rateable value of £6,000 or less. The rate of relief then gradually decreases from 100 per cent to zero per cent for units with a rateable value between £6,001 and £12,000. When this rate halves on 1 April it will put extra pressure on small businesses.

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Table 4: Business rates relief take-up in Levenshulme

Small Business Rates Relief Mandatory Charitable Relief Retail Relief No relief Vacant Unknown No longer listed (poor condition) Total

163 4 7 57 7 8 1 247

3.14 Information on business rates relief take-up was missing for a handful of properties in Levenshulme and what was available did not always correlate with premises that were observed as being vacant during the research period (ie the council’s most recent available figures, dated December 2015, appeared out of date in some cases).

3.15 However, even if viewed with this in mind, the data reveals more than two-thirds of the area’s traders are receiving help with their business rates. According to the council’s database, the occupants of some 66 per cent of the 247 units in our study area receive SBRR, with a further four per cent receiving other forms of relief.

3.16 If a commercial property is empty there are no business rates to pay on it for the first three months. After that a 100 per cent business rate charge normally applies, to encourage owners to re-let, redevelop or sell unused property.

3.17 Exemptions beyond this rate-free period include cases where the building’s rateable value was less than £2,600 from 1 April 2011 (relatively few units in Levenshulme fall into this category), or if it is in such poor condition that it cannot be economically repaired. In this case the valuation officer may remove it from the business rating list altogether. This appears to be the case for one vacant property on Byrom Parade, for example, which has been neglected and vandalised over a number of years.

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! Ownership and building use

3.18 Table 5: Ownership spread for commercial properties in Levenshulme

Number of properties 1 2 3 4 5 6 7 8 9

Number of owners 143 23 8 4 0 0 0 1 1 Total

Total 143 46 24 16 0 0 0 8 9 246

3.19 The information in the table above has been calculated using ownership information accessed from the Land Registry. Details for the ownership of a single property – the Natwest Bank branch at 821 Stockport Road – were unavailable for reasons unknown, bringing the total surveyed to 246.

3.20 Figure 4: Property ownership distribution

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Figure 5: Block ownership6

3.22 From further research via Companies House, it is clear that a significant proportion of Levenshulme’s commercial property is owned by property firms, estate agents and !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 6

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! letting agents of various sizes – ranging from local, independent landlords who hold two to four buildings to much larger companies with regional or even national portfolios. Limited resources have however prevented a fuller investigation of these figures.

3.23 At least three pension funds and/or off shore trusts also own small numbers of properties in the area. A number of high street traders own their own units, with several also letting out one or two others as well.

3.24 Block ownership of properties may give some landlords disproportionate power when it comes to setting rents above market value, since they can use their other units as a benchmark. This is discussed later in this report.

3.25 Traders and leases

The following few sets of information comes from answers to our high street questionnaire. In a few occasions it has been supplemented using lease information taken from online lettings adverts for local properties.

3.26 Table 6: Traders who own v traders who lease

Own unit 18

Lease/rent unit 59

Sample 77

3.27 Table 7: Lease lengths among traders who rent

Lease length (years) 1 2 3 4 5 6 10 15 20 25 Open/rolling lease Don’t know/ did not answer Total

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Number of tenants/units 3 4 8 2 9 1 8 6 2 1 5 13 62

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3.28 Table 8: Lease repair obligations

Repairing lease 23

No repairs 20

Did not answer 16

Sample 59

3.29 The leaseholders were also asked if their landlord puts any restrictions on their lease. This question was included on the survey because some would-be traders had reported to Levy Market that landlords were sometimes attaching off-putting conditions to their leases.

3.30 Traders operating in the Antiques Village told researchers they are restricted to only selling furniture and the Antiques Village café’s opening hours are also restricted by its landlord. A few other respondents said they would only be allowed to run their stipulated business from the premises.

3.31 The vast majority of respondents, however, said their landlords had put no particular conditions on their lease. It would take fuller interviews with a much larger number of traders and landlords to draw satisfactory conclusions about this issue, but resources have not allowed this.

3.32 Separately, two of our three landlord interviews confirmed that they would not allow the sale of alcohol within their premises (a total of five rental units) for reasons of religion. This was not something that came up in any of our trader surveys but it is discussed in section 4.

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Use class and change of use

3.33 Table 9: Planning class designations7

The following designations have been taken mainly from information provided by Manchester City Council. However, some of the properties in our study area did not appear on the council’s list and other units were wrongly listed as vacant so a visual survey has been carried out and updates made to these overall totals. Where a currently vacant property had a designation listed, this has been left untouched.

Use class A1 (shops) A2 (financial & professional services) A3 (restaurants & cafés) A4 (drinking establishments) A5 (hot food takeaway) D1 (non-residential institutions. Health centres, churches, crèches etc) D2 (assembly & leisure) Sui Generis (special group. Includes bookmakers & cash shops) Unknown Vacant Total

Total units 125 33 11 7 36 7 1 10 5 12 247

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! 3.34 Figure 6: Use class distribution

3.35 In most cases, if a new business falls under the same planning class designation as the previous use for that unit, the council’s planning department need not get involved and delays in opening are minimised. However, if a new trader wants to change the use of their unit to a different category they must apply for local authority planning consent – a process which can take up to 10 weeks, causing costs to spiral.

3.36 It is important to bear in mind that information about planning class designation and percentages of, for example, A1 retail units or A5 takeaways in any given district centre says nothing about the quality of the retail offer.

3.37 As highlighted in the introduction, the number of takeaways in Levenshulme concerns many local people. In 2014, former Levenshulme councillor James Hennigan launched a campaign to halt the spread of takeaways in the area, which was covered in the local media. There were 32 at that point, but the number has since increased.

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! 3.38 Figure 7: Takeaways and vacant units8

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! 3.39 According to the planning class database the council shared with the research team in December 2015, there are 33 premises with a designation of A5 (hot food takeaway) in the area of focus. However, only the first few buildings on Albert Road were included on this list, so Desi Point was not counted – and several others that are operational were counted as vacant in this visual survey. The research team believes the correct number of A5 takeaways at the time of writing is actually 36.

3.40 This figure does not include the new takeaway that Nawaab plans to open, in the longvacant former African restaurant next to the Levenshulme pub – nor a second proposed fast food business in the former cobbler’s shop on Stockport Road, close to the junction with Albert Road. Builders are currently working in both these units, while the two change of use applications are still pending consideration by the council’s planning committee.

3.41 Table 10: Hot food takeaways in district centres The table below is based on data from Manchester City Council’s 2015 district centre study. District centre Cheetham Hill Chorlton Didsbury Fallowfield Levenshulme Longsight Rusholme Withington

A5 takeaways 8 23 4 21 33 13 36 6

A5 % of total units 6 8 3 30 12 11 17 6

3.42 The updated figure of 36 takeaways actually comes to 15 per cent of the area’s total units – and 11 more than when the council surveyed the area in 2009 (25 were logged then, out of a wider study focus of 300 premises). This would put Levenshulme on a par in numbers with Rusholme, according to council data.

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! 3.43 Figure 8: Comparing hot food takeaways

3.44 By searching Manchester City Council’s planning portal for change of use applications stretching back five years, we found nine occasions when proposals to change a unit’s use from either A1 (8 cases) or A2 (1 case) to an A5 hot food takeaway were approved by planners – and none where permission was refused. As highlighted above, two additional A5 takeaway applications are currently pending permission. The unit owned by Nawaab was previously a takeaway operating without proper designation, while the cobbler’s shop was classed as A1 retail.

3.45 There were also two cases where plans to convert units with A1 designation into office space were approved and one where a café or restaurant was permitted to become a solicitor’s office. It is important to point out however that this does not mean every plan given the green light was subsequently acted on.

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Area comparison

3.46 Table 11: Comparing monthly rental costs per square foot/metre

The perception of rents being relatively high in Levenshulme, mentioned in the introduction, was tested as part of this study and found not to be true. Monthly costs here appear to compare favourably with other district centres.

Location Levenshulme Chorlton Didsbury Withington Cheetham Hill

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Cost/sq m £12.91 £18.51 £18.03 £14.64 £19.27

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Sample 18 12 10 8 4

! 3.47 Figure 9: Comparing rents

3.48 In Levenshulme’s case, rental costs were largely gathered using the high street trader questionnaire, with unit sizes found using the Valuation Office Agency website. These two pieces of information were then combined to find the monthly cost per square foot for each property and then an average across the sample.

3.49 Rental costs for other areas were found by searching for adverts on the property website Rightmove, but from then the same process was followed. In cases where sample sizes are small (Cheetham Hill and the Northern Quarter) this information should be treated with caution.

3.50 A point worth flagging up from the council’s regular reviews of Manchester’s district centres is the issue of turnover, since Levenshulme’s seems relatively high. Local authority workers surveyed the neighbourhoods in 2009, 2013 and 2015 and noted changes from year to year. The council’s area of interest is slightly larger than this study’s (300 units in 2009; 297 in 2013; 277 in 2015).

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! 3.51 Table 12: Business turnover

District centre Levenshulme Cheetham Hill Chorlton Didsbury Withington

2009-2013 Turnover 113 36 86 35 38

2009-2013 Turnover rate 38 35 34 26 36

2013-2015 Turnover 77 31 66 20 24

2013-2015 Turnover rate 28 24 24 14 22

3.52 The turnover rate represents change on the high street as a percentage of total commercial units. This means that between 2013 and 2015, more than a quarter of premises in Levenshulme – 28 per cent – changed hands. This was the highest turnover rate of the five selected district centres by a small margin for two surveys in a row – a fact that would seem to suggest a lack of stability among certain businesses on the high street.

3.53 The question of how more thriving district centres such as Chorlton and Didsbury have developed over time – and whether any interventions were carried out to help the process along – was put to the city council’s regeneration team during an interview.

3.54 The response was that neighbourhoods have developed organically, with no overarching regeneration schemes or direction from the local authority or other agencies. In the context of austerity, economic development for councils is all about supporting trader groups, fostering partnerships and generating footfall in district centres – rather than putting in funding.

3.55 Wealth and social mix of these neighbourhoods has certainly had something to do with their success but no studies have been undertaken to ascertain exactly how these forces influence district centre regeneration in Manchester. The point was made though that most areas face challenges, even if they appear largely thriving. In Chorlton, for example, a balance must be struck between bars and restaurants and other independent businesses.

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! 3.56 Table 13: Traditional measures of district centre performance

The following information has been taken from a more comprehensive Manchester City Council document on district centres, based on 2013 data. There will therefore be disparities with more recent information cited in earlier sections.

Cheetham Hill Chorlton Didsbury Levenshulme Withington

% A3 restaurants & cafes

% A4 bars & pubs

% A5 hot food takeaways

No of monthly house sales within 0.75km of centre 64

Av house prices within 0.75km of centre

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Av monthly rents of 2bed house within 0.75km of centre £550

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12.7 20.6 4.7 7.5

6.5 4.4 2.7 4.7

8.4 3.7 10.8 5.7

£756 £870 £518 £621

235 167 167 101

£238,000 £272,000 £100,000 £162,500

£110,000

3.57 However, this information underlines the council’s point above about the wealth differences (and it must be assumed, spending power) that exist between the various neighbourhoods and must therefore influence their development. It should again be stressed, however, that planning class designation says nothing about the quality of the retail/trade offer in any given area.

3.58 Figure 10: Star diagrams of traditional performance measures (Reproduced courtesy of Manchester City Council. Based on 2013 data). It is important to remember that planning classes say little about the quality of an area’s retail offer. “DC Average” refers to the norm across all Manchester’s 17 district centres.

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! 3.59 During discussions with the city council’s regeneration team the question was raised as to why no chains (other than supermarkets, banks, cash shops and Subway) have been established in Levenshulme. Council officials were clear that the local authority does not actively court businesses, and that development of this kind happens organically. Even district centres that seem less prosperous than Chorlton and Didsbury have chains though. Cheetham Hill, for example, has a Costa Coffee while Harpurhey has a Superdrug. 3.60 It is extremely difficult to say why a company chooses one neighbourhood over another. However, possible issues that may play a part include how easy it is to make deliveries to a given area, the workability of old buildings and what may be above them and dealings with landlords.

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4.0

DISCUSSION

4.1

The following section draws on the data from section 3 and introduces perspectives from traders and landlords shared during the qualitative element of this research. This information is organised into the following loose themes:

• • • • • • • • •

Vacant properties and changes on the high street The high street environment The property offer Landlords Tenants and prospective traders Leases Tensions Enabling factors for small businesses Suggestions

Vacant properties and change

4.2

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As indicated in the table above, 32 of the 247 properties in our study area appeared to be vacant – or non-functioning – in early December 2015. This comes to 13 per cent of our sample. Because it is not always easy to tell if units are operational due to random opening hours and days, numerous visits were carried out to check this information was correct.

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Empty, shuttered units give an area a feeling of decline. This is compounded in Levenshulme by the high proportion of hot food takeaways, many of which are closed during the day – making the area feel emptier than it actually is.

4.4

While the number of empty units may feel high today, it must be acknowledged that the figure is significantly down from its post-credit crunch peak. The city council’s district centre survey counted 50 vacant units in 2009, which had halved to 25 by 2015 (our count for this study has thrown up different numbers). It was this finding six years ago that led the council to describe Levenshulme high street as “endangered”, along with Cheetham Hill (for similar reasons) and Rusholme (for its proliferation of shisha bars).

4.5

Six of the empty properties were being marketed through the Levenshulme branch of Lancashire Properties, five had makeshift signs inside or outside the unit displaying the landlord’s phone number and another five were being advertised by other agents, including Easy Homes Mcr and Sanderson James. Of the empty units, 14 displayed no signs, online adverts or clear ways of contacting the landlord or agent.

4.6

Among these 14 units are the former Royal Bank of Scotland branch on Stockport Road and Johnsons butcher next door (also owned by RBS). However, after numerous information requests the marketing agent for RBS, DTZ, confirmed these buildings will be sold (together) later this year. The delay is to do with securing separate access to the ATM machine and once that is sorted the bank will be formally decommissioned. Signs will then be put up on the buildings indicating that they will be sold via auction.

4.7

Respondents had different theories about why some units in Levenshulme appear to sit empty for long periods of time. Some people put the blame on landlords, who they accuse of wanting too much rent. In reality the situation is not black and white. Some landlords – particularly those with less advantageous shop locations – say they struggle to find tenants who are serious about renting their units.

4.8

“We were looking at premises at Northenden and Levenshulme. I think we chose Levenshulme partly seeing that there were so many vacant properties to be used, but I actually think it makes it harder in some ways. It’s not always easy to find out who owns them and when you do they sometimes don’t seem bothered about renting them out.” (Trader)

4.9

“The landlords who leave their shops shut because they want too much money – they don’t realise that if they let them out the high street would begin to flourish and maybe they could then start asking for the kinds of rents they are looking for now.” (Trader)

4.10 “We’re not keeping shops empty down to dignity or pride, it’s because we can’t find people who want them. I keep thinking, ‘please, send somebody’. The rent for this property is £850 a month, but it’s a big shop. Down towards the station that rent would be a lot higher. I can’t go cheaper – you have to think what it costs the landlord to run the business.” (Landlord) 4.11 As highlighted in section 3, business rates revert to 100 per cent after a property has been empty for three months. In Levenshulme therefore – where two-thirds of traders currently qualify for rates relief and pay either nothing or a reduced amount – the council would often collect more in rates from a small vacant unit than one that is occupied.

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! 4.12 While the charging of full business rates on vacant units is designed to push landlords towards re-letting their premises, in some cases it may be doing the opposite. One of the landlords who spoke to us complained the charge – which comes to around £2,500-£3,000 per year, for each of his two empty units – was crippling him. Meanwhile one of his vacant shops needs so much major work doing to it that he has not let it in years. 4.13 “That shop needs a lot of work doing to it and it’s been empty for some time now. I’ve spent loads of money there and it still needs a lot of work. I made a mistake buying that shop, I don’t know what to do with it.” (Landlord) 4.14 The fact that there is significant block ownership of properties in Levenshulme suggests many are owned outright – meaning some landlords see their buildings as long-term investments. The interviews confirmed this but while some owners would be happy to sell for the right price, others would not part with them under any circumstances – even when those units are shuttered and long empty. Landlords do not always seem to value the properties – one told how he would like to demolish a number of his and replace them with a new mixed-use development. 4.15 “If someone came with the right price for any of my properties, I’d sell them because I’m not getting the right rent off them. Renting property doesn’t give you a peaceful income – the profit is made when you sell a building.” (Landlord) 4.16 “A lot of people ask if I’m selling – they see the unit empty and assume the landlord must be suffering so they think they can get it for a cheap price. But the property is the investment for me. Nobody is going to pay me what I’d ask for – they are paying peanuts. Even that shop, which has been vacant for a long time before I bought it, I won’t sell it because I’d lose a lot of money through capital gains tax.” (Landlord) 4.17 “I originally wanted to demolish a number of my buildings on Stockport Road and make something new. When you look at these old properties they don’t look nice. I told the council, give me the council car park and let me develop this area. I would have made a four-storey car park and made some nice shops and offices. My existing tenants could have stayed and got nice new units. But they wouldn’t allow it.” (Landlord) 4.18 It is important to note that the situation on the high street is fluid. Builders/shop fitters were spotted in at least seven of the 32 premises we counted as vacant within our twomonth fieldwork phase. In several units new signage was then installed, indicating that they would re-open imminently. 4.19 Examples of this include the unit between Lloyds Pharmacy and Ashcroft Surgery on Stockport Road, which opened as a discount shop in mid February, and the former Railway Inn, now renamed Dice Lounge. Within a few months the number of nonfunctioning premises could therefore be significantly lower than 32. 4.20 As previously highlighted, the turnover of businesses in Levenshulme appears to be comparatively high. An aspect of turnover not captured by council mapping is when a business continues under the same name but is taken over by someone else. This is not particular to this area but is worth noting. 4.21 Nine business leases were being advertised using various means during the study period – from dedicated business sale websites to, in the case of one takeaway, the !

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! classified ad website Gumtree. Of these, five were takeaways, three convenience stores and one pub. Meanwhile, of the 247 properties surveyed, 13 were up for sale during the research period, mainly via a range of local high street estate agents. 4.21 As discussed, some takeaways in Levenshulme seem to change hands regularly. An anecdotal example of this is a business whose owner provided one of this study’s interviews. At the time, he told how he had only taken over the lease for his Stockport Road takeaway in December 2015 and how, although business was tough, he was hopeful it would improve. A fortnight later the same shop was spotted on a business for sale website, priced at £34,950 for the 18 year lease. 4.22 Business sales are not confined to fast food takeaways of course. Another example is Pod, which became The Buttery at Pod in January 2016, having last been taken over by new management in 2014. The Levenshulme pub too is being advertised for lease, having only got a new landlord in 2015. There are doubtless numerous other examples of local businesses changing hands that customers have no reason to notice.

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The high street environment

4.23 There appear to be several issues related to the high street itself that may put some potential traders off trying to get established in Levenshulme. The fact that it can feel quite desolate at certain times of the day – a problem exacerbated by high numbers of shuttered units – does not do much for the area’s image. While some landlords do not mind what a tenant does as long as they pay the rent, one had taken action. 4.24 “What has it got to do with the landlord if the company is paying rent but is closed? I don’t care as long as someone is paying rent. They can have the shutter down if they want. The shop in one of my units doesn’t open until 1pm and closes late. I don’t mind – that’s up to them.” (Landlord) 4.25 “I had someone renting the shop who never opened up and always had the shutters closed. I know many other landlords would have let them get on with it but that didn’t work for us. I was constantly on their backs asking why it wasn’t open. In the end I had to ask them to leave because they weren’t doing much for the area. I want a flourishing business in that unit – I don’t want to make the area look any more like a ghost town than it already does. And at certain times of the day it really does look dead.” (Landlord) 4.26 It was felt by some that the narrowness of the existing high street retail offer – with its numerous fast food outlets, pound shops, cash and carries and bookmakers – may be off-putting to some people with different business ideas. However, this situation could also be seen as an opportunity by would-be traders who are up for a challenge. Areas with an existing market often come with greater competition. 4.27 “When we were starting out we got a lot of support on social media from people who we didn’t know lived in Levenshulme. That kind of community wasn’t visible when you drove down the A6, where the main businesses seemed to be either catering for an Asian market, or pubs and gambling. But we realised there ! #&!

! was this whole other group that we could cater for and that became part of our business plan. We just felt it was going to be easier to open a business and cater for people who weren’t being served than to open somewhere where we’d have a lot more competition.” (Trader) 4.28 “We really want more people to come to Levenshulme and open up businesses that would cater for a different clientele to the existing high street. That would benefit our business as well by attracting more people and creating a nicer Levenshulme. That’s what we need instead of more takeaways. I have nothing against takeaways per se but we need a balance.” (Trader) 4.29 The claim that some landlords are trying to cash in on the success of ventures such as Levy Market and an uplift in the local housing market was raised by some respondents, who complained that rents are rising too fast within the district centre and making it difficult for some businesses to survive. We have not been able to confirm if this is true, but figures highlighted earlier in this report suggest rental costs in Levenshulme compare favourably with other areas. 4.30 “I looked for a couple of years in Levenshulme and found rents more expensive here than in the Northern Quarter. When I first started looking, rents were in the region of £650 to £850 per month but then they started rising to over £1,000. That’d be fine if you’re in Chorlton but I wonder if landlords have got a bit too excited about Levenshulme too quickly.” (Prospective trader)

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The property offer

4.31 As noted, some of the commercial properties in Levenshulme that appear to be vacant are not being actively marketed, with limited information publicly available even through dedicated searching. 4.32 Another issue is the existing commercial property offer in the neighbourhood. For people hoping to open bars, cafés or restaurants in particular, the costs of conversion mean only those who are lucky or have access to large amounts of capital are in a position to start a business. 4.33 For the above kinds of enterprises, the ideal scenario would be for a prospective trader to take over an existing or failing food or drink business – rather than start from scratch. The unit Trove occupies, for example, was already operating as a café (The Retreat) before they took over the space. 4.34 This approach is preferable both because the building fabric would already exist and also because the correct planning class designation would already be in place – issues which would otherwise lead to delays and put costs out of reach to many. Putting a commercial kitchen into a unit, for example, could cost up to £30,000. 4.35 “I think some people expect to go on the high street and pay very little for it. The kitchen in one of my premises cost me £27,000 to install – because if you are putting a kitchen into new premises you must meet stricter fire standards than if you are going into a place that has already been used for food. So I would always recommend that someone who wants to open a food business keep an eye out for an existing food place. Someone starting out in business has to be prepared to put those kinds of funds in.” (Trader)

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! 4.36 “I couldn’t afford to take any empty unit and convert it into a restaurant – you’re talking upwards of £20,000 just to get a blank canvas to put your kitchen in. And because I make everything from scratch it’s not like I just need an oven, four hobs and a microwave, which is what most takeaways have in their kitchens. But at least the takeaways have the right planning class designation [for hot food]. Otherwise you have to apply for change of use, which requires the planners to get involved, and that can take 10 weeks.” (Prospective trader) 4.37 “Trove were really lucky that their premises was already a café, but there are no independent bars here. You’re already talking tens of thousands of pounds to do somewhere from scratch, which is what it would involve in Levenshulme. In somewhere like Chorlton there are already premises that sometimes become available. Here it’s a blank canvas and that makes it hard for someone just starting out.” (Prospective trader) 4.38 As table 9 shows, there are only 11 premises in Levenshulme that are currently operating as cafés or restaurants – along with 36 takeaways. This limits the opportunities for other would-be traders to start this kind of business in the district centre unless they can convert somewhere. Even taking over a takeaway premises to run as another type of food or drink business would involve significant costs and may well require planning consent. 4.39 While spiralling costs and time delays would make it difficult for a new food or drink businesses to get established, there continues to be demand for properties in Levenshulme from potential takeaway owners. No one should be surprised that many landlords choose these traders, in the circumstances. 4.40 “I looked at a former takeaway outside Levenshulme recently but we would have had to put a flue in. Usually in a takeaway the kitchen is at the side so you can see them cooking, but in a restaurant it’s usually at the back so you’d need a flue, which involves planning. This could take over two months and they might say no. Meanwhile if someone else wants to open a takeaway they’re off and away.” (Prospective trader) 4.41 “This interest in this unit has been huge. It’s only been marketed through a sign with a phone number on it but we’ve had so many enquiries. The number of takeaway requests has been unbelievable but I’ve kept saying no. One guy said he’d pay over our rental asking price but I don’t want a takeaway in there. We need variation on our high street.” (Landlord) 4.42 Another big issue is the poor condition of certain commercial units in Levenshulme. From the outside, it is fairly clear that some are poorly maintained and the interiors of some properties look shabby and neglected, with peeling paint and wires hanging down. This is likely to put some people off renting them, along with other issues highlighted by respondents. 4.43 “He’s neglected it for so long that the amount of money needed to bring it up to standard is huge. The electrics are terrible so it needs a rewire and some floorboards need replacing – that’s something we are going to have to do. We would have to stop trading to do the required works. We are in a situation where we just need to make the improvements that are needed for us under the duration of the lease, without spending too much money because it’s not our building.” (Trader)

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! 4.44 “The electric in the shop is connected to the electric in the flat above, where the landlord lives, on a pound meter – there were so many little things like that which I found a tough prospect in terms of the possibility to rent out on a long term basis without proper overhauling. Apparently the unit next door, which is shuttered down, is the same set up. I had to call or bang on the ceiling when the electricity went off in the shop.” (Former short-term tenant) 4.45 “In my opinion some local traders don’t have a very professional approach – I mean in the way they speak to you and what their buildings look like. Landlords aren’t investing into their properties and everything is done on the cheaper end. There’s no future like this. Since I came here in 1990 I’ve had three or four big refurbishments of my [privately owned] shop, and we treat customers right.” (Trader) 4.46 “The end shop on our row closed about seven years ago, and it was in good nick then. We fully expected the person who bought it from them would have rented out both the shop and the upstairs flat and got good money for it. But now there’s now no water, no electricity, no gas and it’s been burned out inside by vandals. You’d have to spend a minimum of £50,000 to get it up to scratch. They’ve set fire to the upstairs flat and it’s burned through into the shop. The plaster’s rotten, the floorboards have gone and the windows are rotten.” (Trader) 4.47 Among landlords there were shades of opinion. While one landlord who recently refurbished their premises to a high standard generated huge interest when they tried to let it, another seemed reluctant to invest his own money – suggesting grants should be available. The underlying message appeared to be that for some there is little incentive for putting money into buildings – since rent does not recoup this investment. 4.48 “We purposely went for a look where it wasn’t your all-purpose black UPVC cladding. We want our units to be part of the high street so had everything hand made. The frames on our windows are hand made. We don’t just want to be another shop on the high street – we want them both to be part of the community.” (Landlord) 4.49 “It’s very difficult these days. I don’t think [the council] has put much into Levenshulme. In Longsight they gave people some money to do the buildings up but they’ve never done that here so we have to spend our own money doing up the properties. It’s hard when business is slow.” (Landlord) 4.50 “Landlords don’t get any benefit from a tenant spending money and making their building nice and beautiful. If the business-owner makes a good profit as a result it justifies their investment but the landlord still gets a fixed rent. Rent does not make a landlord much money.” (Landlord)

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Landlords

4.51 The five landlords whose numbers were displayed on their vacant units were all contacted by the researcher, to discuss potentially letting the premises for a café or food business. This was carried out to test the claim that landlords can be unresponsive towards potential tenants, mentioned in the introduction. Five landlords is a small sample but all either answered their phones or called back within 30 minutes. Two units had gone, one was in negotiation with someone and the others seemed open to this kind of building use. 4.52 It is beyond the scope of this report to examine how landlord activity in Levenshulme compares with that of other areas. However, interviews with traders highlight issues with the way in which some building owners run their businesses. Problems range from a lack of responsiveness from owners or agents when someone is interested in a property to intrusion by landlords who live nearby, along with idiosyncrasies with the way business is sometimes conducted. 4.53 “I had local councillors on it. One had a spreadsheet of all the empty business properties in Levenshulme but when there were phone numbers I found people often didn’t answer them. With one unit, I got through to the agents but they didn’t have a key and couldn’t tell me how much the rent was. There was a separate flat upstairs, which could have worked for me but I was told, ‘no you won’t want that, it’s in a bit of a state.’ It felt like they did everything they could to stop me being interested.” (Prospective trader) 4.54 “The landlord being the upstairs neighbour was an issue – he popped in a number of times and used part of the space for storage of his personal belongings despite repeated requests to move them. His son visited on a daily basis for post which was delivered to the front for the flat above.” (Former short-term tenant) !

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! 4.55 “About 10 years ago the building next door went on the market. I was very interested and the owner – who has since moved on – wanted to sell it to me. But when it came down to it the deeds weren’t actually in his name, they were in his predecessor’s – so we couldn’t proceed. I think sometimes buildings around here aren’t sold on the open market; it’s very much word of mouth within certain communities, and lots of gentlemen’s agreements. It reminded me a bit of rural Ireland when I was a child. That’s how business was conducted there too.” (Trader) 4.56 It is important to stress that there are fair and professional landlords in Levenshulme. While traders may quibble about issues like rent levels, several made a point of saying they were happy with their landlords – both during the high street survey and the more detailed interviews. 4.57 “I try to be relaxed with my tenants about their rent. If this is due on the first of the month and they say they’ll pay me on the 10th or even the 15th, I won’t push them. I’m always friendly towards them and try to give them moral support and reassurance when they need it. One of my new tenants has had some problems recently and I’ve tried to introduce her to some local figures. If I find out any of my tenants have broken any laws or rules though I would serve them notice.” (Landlord) 4.58 “This [fast food] shop was owned by someone else, also from my country [Kurdistan]. The guy wanted to close down this place as he wanted to return home but I told him don’t do that, I’ll come and buy it from you because I want to make a business of my own. He said he didn’t want any money and that I could just take over the lease. The landlord was okay with us doing this – he’s a good guy. He didn’t come for the rent for two or three months – I phoned him then to say I would pay it.” (Trader) 4.59 It appears from the interviews that some owners can be quite conservative when it comes to the use of their premises. This may come from their own personal beliefs – two of the three landlords we talked to would be unwilling to allow alcohol, for example. Whatever the reason, one result may be to narrow the range of businesses that can be attempted in the area. Having said that, there are also landlords who select their tenants with the bigger picture in mind. 4.60 “The only uses I won’t allow in my units are a massage parlour and a bar or offlicence. That because of my religion and personal beliefs. People ask me a lot if they can have the shop for a short time – bonfire night and all that. But it might be very difficult to get them out.” (Landlord) 4.61 “I wouldn’t have wanted anything alcohol-related but I’ve also turned down takeaways and solicitors because they just weren’t right. We’ve let the unit now and the guy who’s taking it is really nice and I think he’ll build a good business – it’s something we don’t have in Levenshulme and I’ll admit I had my reservations about it at first. My brother and dad own the unit and have been really supportive about my pickiness, even though it affects them financially. They know I just want something that is a bit different and right, and someone who has commitment to the area.” (Landlord)

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! 4.62 “We looked at one large empty unit and the owner asked why didn’t we want to open a shoe or clothes shop instead of what we were doing – like he was trying to influence what we were trying to do.” (Trader) 4.63 The issue of lease length was raised as a potential issue. Among the landlords we interviewed, an initial renewable lease of three to five years was standard. However, one trader (who owns his own business premises) said he had been put off by such short leases in the past. 4.64 “Years ago I made some tentative enquiries about the old train station on Stockport Road with the idea that it would make a smart wine bar. It was owned by the rail people [now the charity Railway Paths Ltd] and was empty. I asked about taking it on for 10 years but they weren’t interested. All they would do was a three-year lease but that’s not a long time if you’re starting out in business. Just as you’re becoming established you’d come to renew the lease and they might put up the rent by 50 per cent because you’re doing all right.” (Trader) 4.65 “I would initially give someone three-year lease and extend it later. I’d have to see the people first for the first three years before I gave longer. In my experience, tenants don’t want a longer lease than that anyway because it’s a tie for them.” (Landlord) 4.66 One would-be trader who wanted to set up a bar (and had money behind him) struggled to find landlords who were open to giving him time off the rent to pursue his alcohol licence and then agreeing a longer lease. The former may have been a case of unfortunate timing, however, since rent-free periods are not unheard of in Levenshulme; two of the landlords who were interviewed for this research said they frequently give them. 4.67 “My idea was to set up a bar and I looked at six or seven premises over the course of a year, including shops and a couple of takeaways. The main barrier that I came up against was landlords who were unwilling to consider giving a rent-free period of a few months while I got a licence sorted and then a 10-year lease. [A month or two off the rent is relatively common practice within this industry]. In Levenshulme I only found one person [with a unit available] who was willing to even consider this and he was insisting on a lease that was nonrenewable, so could potentially have got rid of me after 10 years.” (Prospective trader) 4.68 “Subject to council planning I’ll allow any use for my properties. I normally give a five or six year lease but tenants can always renew. In some cases the lease is assigned – or sold – to a new tenant by the previous leaseholder and in that situation I don’t interfere. But when it’s a new lease I always give a new tenant a rent-free period at the start. This depends on the business – it might be three or four months but in one of my units, which will open as a butcher’s shop, I’ve recently given a trader five months off the rent.” (Landlord)

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Tenants and prospective traders

4.69 It would be easy to put all the blame for Levenshulme’s woes on landlords but the situation is not that clear cut. It appears there is also a history of tenants ripping off landlords and in some cases leaving them severely out of pocket. 4.70 “I always say landlords are the innocent party, even though we get no sympathy from anybody. They have been screwed in many ways. Sometimes tenants misuse them – they leave the lease and do a runner. Landlords are the easy party to catch when a tenant owes [anyone] money.” (Landlord) 4.71 “The landlords are not bad like people say – it’s some of the tenants who are bad. I rented to one lady who was going to run a DIY shop and she didn’t open for three months and then changed her mind and wanted all her deposit and rent back. She only paid me one month’s rent and then she went bankrupt. This happens a lot. I’ve been to court to try and recover what I’m owed but it ends up costing you more money. Lots of people owe me thousands of pounds but what can I do about it?” (Landlord) 4.72 “In my experience you can’t trust people. I have learned to ask people things and I catch their lies quite often. Until I’ve interviewed you and asked you questions I won’t trust you. Even then I have to take a chance. Because no one likes paying money.” (Landlord) 4.73 It is also entirely possible that some would-be traders have unrealistic expectations about what they can expect to pay on the high street – while others may lack the tenacious or entrepreneurial streak that starting up in business requires. This seemed to be the opinion of one long-established businessman during our interviews.

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! 4.74 “If you want a building you can get a building. I don’t see any barriers to people setting up here if I’m quite honest. People sometimes want to go into a unit and pay £100 a week in rent, but that’s not going to happen. Stockport Road is a minimum of £200 a week and sometimes the rents are inflated because there’s accommodation upstairs that can be sub-let. If people are expecting to open businesses with very little money then they’re going to struggle.” (Trader) 4.75 An online questionnaire filled out by 60 registered stallholders at Levy Market asked them about their aspirations for developing their market businesses into other kinds of spaces and whether they would ever consider Levenshulme as a location – with reasons why or why not. 4.76 Of the respondents, almost 40 had considered moving into bricks and mortar units but few had looked for physical spaces. More than 45 said they had considered either a pop-up type space along the lines of Afflecks Palace or a warehouse village such as the Antiques Village. More than 20 said they would consider Levenshulme and eight had actually searched for units, mainly via online adverts and word of mouth. 4.77 Some of these traders had found suitable premises relatively easily but others found the process extremely difficult. Complaints included that many vacant shops were unavailable for rent, that there was nothing available that suited their particular needs or that there were (unspecified) restrictions on leases. As previously stated, this last claim is something we have not been able to verify during this research. 4.78 One respondent wrote: “There are many vacant shops in Levenshulme, many of which are not available to rent. I gave up trying to rent in the area as the rents are extortionately high considering the minimal footfall.” 4.79 Another comment from someone who researched units in Levenshulme read: “[There is a] potential market. Good residential base. [I] have attracted and established local customers base through trading at the market stall. [But] there is no suitable property available. Those that had potential required too much work and/ or not the right rental rate for the condition of premises.” 4.80 Another trader who had looked into Levenshulme properties said they would need a short-term rental period to test the market before committing to a longer lease, while another commented that start-up finance to afford equipment and other costs were not easy to come by. 4.81 Among those respondents who would not consider Levenshulme as a location to set up a non-market business, comments were varied. Several remarked on the run-down district centre (“The area doesn't look appealing enough it looks too run down to have nice restaurants on the high street at the moment,” wrote one). 4.82 Several said areas such as Chorlton and the Northern Quarter would be a more natural fit for their products and that they believed Levenshulme did not have a customer base to support their business. There were many assumptions about Levenshulme having high rental and property prices. One person said they were not aware of any incentives available to set up new businesses in this area.

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Leases 4.83 Even after a business is established, dealings between tenant and landlord can be fraught. It is common for tenants to be responsible for internal building repairs, for example, but getting some owners to fulfil their part of the contract is not easy and some premises are in a poor state of repair as a result. Several traders told how they had paid for repairs their landlords should have carried out. Rent hikes also appear to common when leases are renewed and block ownership may enable some landlords to set rents above market value by using their other properties as a benchmark. 4.84 “Our original lease was assigned to us by the previous trader but when we came to renew it our landlord was really difficult and we had to take him to court to force him to do it under fair terms. He wanted to put the rent up a lot and was using his position of owning and managing other properties to push up prices. We got an independent surveyor in to show he was being unreasonable. We felt it was not only in our own interests to make sure this was right – we also had an obligation to other people who want to trade in Levenshulme to keep the rent at a fair price. It has to be open market – if rents are privately negotiated they will just keep going up.” (Trader) 4.85 “Up to last year the rent was £10,000 a year but then it went up to £12,500. I think that’s above average for a business of this kind personally as everyone is still struggling to recover from the recession.” (Trader) 4.86 “My biggest problem in that shop was the rent. The landlord was very fussy about the lease, which was a full repair lease, and he put my rent up three times in five years. It got to the point where I thought ‘enough is enough’ and we started looking for alternatives. I’ll never forget his face when I told him I was leaving. He really thought I was going to renew because I paid on time and there were never any problems with me. But he was asking for too much – £1,000 a month for that little place.” (Trader) !

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4.87 “He tried to completely change our lease. Under the old one we had responsibility for internal repairs but the lease he was proposing was exterior walls, shared conduits and the exterior brickwork of the building – but not limited to the ground floor. We could have been facing a lot of repairs if he had called upon it. We just thought, we’re trying to run a good business and he’s standing in the way. We could have gone out of business or had to move if we hadn’t been able to secure the lease under fair terms.” (Trader) 4.88 “I really don’t know what the reasons are [for the unwillingness to rent out empty properties and lack of maintenance] – it makes no sense to me at all. We rent a second space elsewhere and the people who run that place are professional businessmen in every meaning of the word – they just want to make money. They set the price and we negotiate the terms. They want us to be successful so we can continue paying the rent. They meet their obligations under the lease and they don’t interfere. It’s quite shocking to suffer such a poor service from our Levenshulme landlord, who owns and manages property for a living.” (Trader)

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Tensions

4.89 The research process highlighted some divisions and differences in opinion between landlords, tenants and different sections of the community operating on and using the high street. 4.90 “Some people are jealous. I don’t know why they are, because I’m a hard working person. But in the past we have had some black sheep who say things [about me or my business] that aren’t true.” (Landlord) 4.91

The demographic of Levenshulme has changed considerably over the past 15 years. Comparisons of census data from 2001 and 2011 show the number of residents in the ward increased in that period by over 1,500 to almost 15,500. The area also has a young population, with the largest cohort by far aged between 20 and 24. This age group makes up almost 20 per cent of the neighbourhood’s population – around six per cent higher than the Manchester average.

4.92 Levenshulme has long been a diverse area of Manchester but the proportion of residents who define themselves as white dropped from 74 per cent of the total in 2001 to 59 per cent in 2011. Local people who identify as Asian or Asian British increased from 17 per cent to 28 per cent of the total populace – with the percentage of Muslims also rising from 17 to 28 per cent. Christians fell in number from 57 per cent in 2001 to 38 per cent in 2011, while those with no religion increased from 16 per cent to 25 per cent. 4.93 Since European Union expansion in 2004 and 2007, significant numbers of Eastern European migrants, including people of Romani heritage, have also settled in Levenshulme and Gorton South. Some of these residents are relatively transient, frequently moving to and from other areas of the UK or other countries for work.

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! 4.94 There is a suspicion among some people operating on the high street that businesses owned by traders from ethnic minorities sometimes receive special treatment from the council – particularly when it comes to enforcement of rule breaches. 4.95

“There’s this thing about discrimination. I sell Christmas trees – they’re secured with thick ropes all around and it’s a massive wide pavement with loads of room for people to get past. But what happens is certain people on Stockport Road who are jealous make little phone calls to complain. I told one of the councillors who came down this time to come back and speak to me after she’d been to the mosque on a Friday, where people are parked all over the place on double yellow lines. They’re scared to tell them to move their cars yet want to interfere with our businesses.” (Trader)

4.96 “We have one of the latest licences in the area and it costs us a lot of money to get this but [a nearby takeaway] sells until 4am illegally – in other words they don’t have the licence. It’s one rule for one set of people and another for another.” (Trader) 4.97

A relatively high proportion of the landlords in Levenshulme are of Asian heritage and a few interviewees seemed to suggest that cultural differences can sometimes be an issue when trying to negotiate a let. One landlord also made the claim that planning applications are looked on less favourably if the applicant is Asian than if he or she has a British-sounding name.

4.98 “I didn’t have an unlimited pot of money but I did have money to invest. My investor was from an Asian background and having him on board made things much easier when dealing with some of the landlords. For example, he went and spoke to the owner who we got furthest with and found they had origins in the same region, which seemed to help [with our negotiations].” (Prospective trader) 4.99

“They [council planning department] look at who is the developer and they sometimes don’t like a Mr Mohammed, for example, but they like a Joe Bloggs or Mr McDonald. I believe if Mr McDonald put in the same plan to Mr Mohammed they would look at them differently. I’m telling you this from my own practical experience.” (Landlord)

5.0 Over recent years, as many people have been priced out of house-buying in other parts of south Manchester – particularly Chorlton and Didsbury – Levenshulme has been talked up as the next suburb ripe for gentrification. Levy Market, along with cafés such as Trove and Pod, has attracted newcomers into the area who may then consider moving here. 5.1

One high street estate agent told the research team that huge numbers of people who sign up as potential buyers in Levenshulme are renting in Chorlton. The improved facilities at the new Arcadia Library and Leisure Centre, which opened in February as a result of council investment worth £9.3 million, will further boost the area’s image.

5.2

While the upturn in Levenshulme’s fortunes is welcomed by some, others are less positive. Some high street traders are vocal in their criticism of Levy Market, for example, due to its impact on parking and what they see as a failure to connect with the wider district centre. Others simply do not understand its attraction. And some people worry about the negative side of gentrification – where some sections of a population may lose out as local businesses change and prices rise, while an area can end up blander.

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! 5.3 “If you want to have a market in Levenshulme what they should do is close down that council car park and build a proper, purpose-built market – say a doublestorey building – with a pay and display car park above it. That way the council would get some income from the parking and the community would get some improved facilities. What’s the point in having this car park and then letting car boot market use it? Under what law is that allowed?” (Landlord) 5.4

The idea that Levenshulme is short of car parking is open to question. A survey of district centre parking demand carried out on a Saturday in February 2014 – at the time when Levenshulme Market was applying for a weekly licence – showed few existing spaces were being used. At the three times of day surveyed, between 96 and 135 spaces were available across the Tesco car park, St Mary’s Parish Centre and short stay parking bays along the A69.

5.5

Meanwhile, a scathing review of Levy Market on the Tripadvisor website reads: “Pretentious tack that the average Levenshulme resident can't afford. An attempt to create a version of Chorlton for those who wish to live there but can't afford it.”

5.6 There is also extreme frustration in some quarters with those who are perceived to be holding Levenshulme back and making life difficult for those who want to start new businesses. 5.7

“Landlords can’t have it both ways. They need to take the money and let people do what they want with their premises, which is the fair transaction. They should meet their obligations under the lease and let solicitors deal with the legal side and then business would take off. But it’s not going to happen the way things are now. It seems some of these landlords aren’t really in it to make money – I’m not sure what their motivations are but it’s kind of frustrating for someone who wants to create a business for themselves.” (Trader)

5.8

Another bone of contention among traders located away from the central section of Stockport Road is their apparent neglect. Several raised the issue of their areas being cleaned less often and bins emptied less frequently – as well as the absence of Christmas lights.

5.9

“If we want to improve Levenshulme as a whole, we need to start looking at the whole area and not just the centre – which is where they focus at the moment. Here at the south end we feel a bit forgotten at times. I&S Heating and Plumbing did this area a great favour when it opened – those buildings had been boarded up and looked like Roman ruins before that. People are spending money and doing it but we’re still not seen as part of Levenshulme.” (Trader)

5.10 “What annoys shopkeepers on this row is that certain people seem to believe the A6 corridor is Levenshulme. They’re not the only community though. What they get down there, we don’t get up here. Daft things like Christmas lights. The council told me to take mine down, even though it’s my own electricity. They said they were on council property, but they don’t put any here. We don’t exist to them. The other thing is the street bins – the council vans empty them along the A6 every day but here it’s twice a week if we’re lucky. They put flowers up the A6 – where are ours? But they still want the same amount of rates. We’re all paying into the same kitty. It doesn’t bother me because I do my own thing but it’s the principle.” (Trader) !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! F

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Enabling factors for small businesses

5.11 There are no pull factors that are particular to Levenshulme (such as grant schemes, for example) which could help new small businesses get established. However, as already highlighted in this section there are some positives that could attract would-be traders with an entrepreneurial streak. 5.12 As highlighted in section 3, our research suggests open market rents are actually not particularly high in Levenshulme – a claim that has sometimes been cited as a possible reason why the district centre is struggling. 5.13 Similarly, the frequent claim that business rates along Stockport Road are high and make life difficult for local traders is undermined somewhat by the fact that two-thirds of local businesses access relief due to the small size of their premises. Admittedly, this is given at a sliding scale so many traders will still pay something – rather than receiving total relief. And the 50 per cent cut in Small Business Rates Relief due on 1 April will also make life more difficult for some traders. 5.14 Despite the discouraging experience of the interviewee who tried to set up a bar, two landlords told the research team that rent-free periods are standard practice at the start of a new lease – with one giving up to five months to new tenants to help them get set up. Inevitably, it partly comes down to luck whether units owned by landlords who will consider this are available at any given time – but other local building owners may also be persuadable. 5.15 While the bar never managed to get off the ground (the prospective trader was then offered a job so had to abandon the idea), other businesses have made an asset of Levenshulme’s narrow retail offer. Trove is a big local success – an award-winning café that now supplies bread to restaurants across Manchester – and managed to create its own local market for its produce. Perhaps its rise would not have been as !

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! rapid, had it been based somewhere with more competition, such as Chorlton or the Northern Quarter. 5.16 While there are many people living in Levenshulme with limited disposable income, the area is home to a diverse mix of residents – including people with money to spend. The success of Levy Market since its creation suggests there is an appetite for businesses that are different to the norm – an idea that was backed up by an independent survey of local shoppers, carried out by resident Jon Grant in March 201510. 5.17 Out of 92 people surveyed on the high street – all but one of whom lived in Levenshulme – around two-thirds rated the area’s current retail offer as below average. The most common responses when asked what kind of shops they would like to see more of in Levenshulme were “independent” (73 per cent), “butchers/grocers/bakers” (66 per cent), cafés (58 per cent), “restaurants” (55 per cent) and “fashion and shoes” (45 per cent).

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Suggestions

5.18 During the interviews, some tenants and landlords made suggestions of ways they believe the local high street could be improved. 5.19 The issue of building owners paying full business rates on empty properties (after three months have passed) was a big concern for the medium sized landlord. Of his four Stockport Road properties, two are vacant – one has not been occupied for many years, while the other last had a tenant around 18 months ago. His other two units are now let but were previously empty for lengthy periods of time. 5.20 While business rates are charged in this situation with the aim of encouraging owners to fill their units, it appears to sometimes be a genuine struggle to find tenants for some properties – particularly away from the prime sites closest to Levenshulme train station. It may be that money would be more likely to be invested into improving badly maintained units if these rates were lower but there are of course no guarantees it would be spent in this way. 5.21 “For me, grants [to help me improve my units] and a reduction in business rates [for vacant commercial properties] would be the main things that would help. And the insurance people are also making us suffer. When shops are empty they ask for a lot more money from us because they think they are going to get vandalised.” (Landlord) 5.22 The issue of there being limited available parking in Levenshulme was mentioned by two landlords as something they believe is an issue. Longsight, it was pointed out, has several large supermarket car parks that visitors to the high street also use. In the 2015 retail survey of Levenshulme shoppers, cited above, 40 per cent of respondents also rated local car parking facilities as either poor or very poor.

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! 5.23 “Number one to improve the area is car parking. No business can survive from local residents. At the moment the car park is given to the market when it should be available for local shoppers. It affects the businesses in the area very badly – that is what my tenants tell me.” (Landlord) 5.24 “Nawaab is a pain because of the car parking – their customers park everywhere [leaving no place for other shoppers]. The council need to do something about it but instead of producing any car parks it is producing double yellow lines everywhere.” (Landlord) 5.26 Levenshulme is very well served by public transport routes to and from Manchester city centre, Stockport and other areas in South Manchester. Direct trains run from Manchester Piccadilly/Stockport to Levenshulme train station and take less than 6/10 minutes. In peak hours at least four trains an hour travel to Levenshulme from Manchester Piccadilly. 5.27 The A6 is served by the 192 bus route from Manchester city centre and several other bus routes within South Manchester (including direct routes from Didsbury, Withington and Chorlton). The 192 route is reportedly one of the busiest in Europe and upwards of 20 buses an hour travel between Manchester/Stockport and Levenshulme at peak hours. The southern end of the district centre is served by the Fallowfield Loop cycle path which forms part of routes 60 and 6 on the national cycle network. 5.28 No traders or landlords mentioned the strength of the public/sustainable transport offer or its value to the high street and consideration should be given to how these elements could be made better use of in encouraging shoppers to use the high street without cars. 5.29 Shopkeepers generally had a different perspective to landlords – but the smallest landlord who was interviewed is also a trader and so has a foot in both camps. This respondent was scathing towards certain other Levenshulme building owners that they felt were asking for unrealistic levels of rent and holding the area back as a result. 5.30 “When landlords are renting out space they shouldn’t just think about lining their pockets in the short term – I really wish they would think about the longterm too. If we got some good businesses into Levenshulme that flourished it would actually benefit all of us – including the landlords.” (Landlord and trader) 5.31 This criticism of landlords whose units sit empty for long periods of time was a common theme throughout our research. One trader suggested that the time had come for radical action – perhaps by a community group or other figure buying up property for the local good. 5.32 “I asked this landlord once why one of his high street premises has been vacant for such a long time and he told me he stores a lot of equipment in there. A few people I know are really frustrated with the situation and want to buy up properties when they come onto the market, to reclaim them from these people. We could give them then to entrepreneurs who want to open a business, to solve this problem and create a better Levenshulme. It’s going to be a long battle though.” (Trader) 5.33 Another interviewee raised the point that the wider community needs also to take ownership of the high street, by supporting local businesses wherever they can. Examples of positive community action which has taken place already include the painting of murals on the hoardings around Tony’s Barber on Stockport Road by !

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! Levenshulme artists, and Incredible Edible’s planting work along the high street, in the council car park and at the Quadrants on the Fallowfield Loop. 5.34 The same respondent also suggested that incentives should be available to encourage new businesses to set up in Levenshulme. 5.35 “We – and by that I mean the traders and the wider community – need to work hard to get some morale and camaraderie going in my opinion. We need to say ‘this is OUR high street’ and to start taking ownership of it. We need to start pulling together more. If people only shopped locally that would help. I don’t think people do that enough. I also think maybe that if there were some incentives for people to set up here more businesses would come.” (Trader)

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APPENDIX

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RESEARCH BRIEF

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HIGH STREET QUESTIONNAIRE

December 2015 BRIEFING NOTE Levenshulme High Street trader survey

As part of an independent study being carried out into the challenges facing Levenshulme High Street, we want to do a snapshot survey all of the shops along Stockport Road and other main parades in the neighbourhood – a total of about 250 units. The aim is to create an up-to-date resource which maps basic information including vacancies, shop types, trader and landlord names – and which tells us something about tenancy terms and the costs of doing business in Levenshulme. The research is part of the Community Economic Development programme and its ultimate purpose is to help create an action plan to improve the high street. By helping us build a picture of business in Levenshulme, respondents will be contributing to these efforts. If any trader would like more information they can contact the researcher, Ciara on 07XXX XXXXXX

Researchers: •

Due to the nature of the questions we are asking we really need to speak to the business owner rather than another member of staff. This may involve a few return visits or even prearranging by phone.

•

If they don’t want to answer some (or any) questions that is of course fine – just mark it on your sheets. All this information though will help organisations plan how to improve the high street – which in turn should benefit them.

•

Don’t worry about surveying big chains such as Tesco, Iceland, TSB, RBS, Cash Converters, Subway, betting shops or dental practices/ doctors’ surgeries. We’re interested in the independents.

•

If a business is closed but not obviously a vacant unit – or if it is closed when it should be open, please return at a few different times of day to double check. Thank you for your help, it is really appreciated.

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MANCHESTER CITY COUNCIL DATA ON DISTRICT CENTRE USE CLASS

Manchester City Council Data - Use Class By District 2015

District Centre Baguley Cheeetham Hill Chorlton Didsbury Eastlands Fallowfield Gorton Harpurhey Hulme Levenshulme Longsight Newton Heath Northenden Openshaw* Rusholme Withington Wythenshawe Total

A1 6 55 109 60 6 15 52 41 24 120 64 37 40 42 88 51 71 881

A2 0 23 26 24 0 10 3 6 2 35 13 5 15 4 18 18 12 214

A3 0 6 33 22 1 8 5 5 3 11 5 3 9 2 46 8 7 174

A4 0 0 19 11 0 7 3 3 0 7 0 3 5 3 2 4 0 67

A5 0 8 23 4 3 21 7 1 5 33 13 9 12 6 36 6 1 188

B1 0 0 4 2 0 0 0 3 1 1 3 1 1 0 1 1 3 21

B2 0 0 0 0 0 0 1 0 0 1 1 1 0 0 0 0 0 4

B8 0 0 0 0 0 2 0 0 0 1 0 1 0 0 0 0 0 4

D1 0 4 18 4 0 2 4 7 0 21 7 3 3 6 3 6 9 97

2015 Sui D2 Gen 0 1 0 8 2 18 0 4 0 2 0 2 0 9 3 8 1 1 1 21 0 3 0 9 1 12 0 6 1 9 0 6 3 14 12 133

Vac ant 0 23 27 7 3 3 8 5 0 25 6 5 11 6 7 7 14 157

Total 7 127 279 138 15 70 92 82 37 277 115 77 109 75 211 107 134 1952

A1 % 86% 43% 39% 43% 40% 21% 57% 50% 65% 43% 56% 48% 37% 56% 42% 48% 53% 45%

A2% 0% 18% 9% 17% 0% 14% 3% 7% 5% 13% 11% 6% 14% 5% 9% 17% 9% 11%

A3% 0% 5% 12% 16% 7% 11% 5% 6% 8% 4% 4% 4% 8% 3% 22% 7% 5% 9%

A4% 0% 0% 7% 8% 0% 10% 3% 4% 0% 3% 0% 4% 5% 4% 1% 4% 0% 3%

A5% 0% 6% 8% 3% 20% 30% 8% 1% 14% 12% 11% 12% 11% 8% 17% 6% 1% 10%

A1 45% 43% 43%

A2 11% 14% 13%

! Manchester City Council Data - Use Class and Turnover in Levenshulme 2009-2015 Class of use Sui Turn Year A1 A2 A3 A4 A5 B1 B2 B8 D1 D2 Gen Vacant Total over 2009 136 32 10 14 25 1 1 1 19 2 9 50 300 113 2013 129 42 14 8 32 1 2 1 22 1 15 30 297 2015 120 35 11 7 33 1 1 1 21 1 21 25 277 77

!

Turnover rates 38% 28%

Vacancy Rate 17% 10% 9%

A3 3% 5% 4%

A4 5% 3% 3%

A5 8% 11% 12%

Manchester City Council Data - hot food takeaways in district centres 2009 ± 2!015

Year District Centre Baguley Cheeetham Hill Chorlton Didsbury Eastlands Fallowfield Gorton Harpurhey Hulme Levenshulme Longsight Newton Heath Northenden Openshaw* Rusholme Withington Wythenshawe Total

2009 no. % 0 0% 5 5% 17 7% 4 3% 1 8% 19 28% 4 4% 1 1% 1 4% 25 8% 6 6% 5 7% 9 9% 7 10% 27 15% 4 4% 1 1% 136 8%

2013 % 0 0% 8 6% 23 8% 5 4% 2 13% 21 30% 6 6% 1 1% 2 6% 32 11% 11 10% 11 14% 10 10% 6 10% 26 14% 6 6% 1 1% 171 9%

2015 no % 0 0% 8 6% 23 8% 4 3% 3 20% 21 30% 7 8% 1 1% 5 14% 33 12% 13 11% 9 12% 12 11% 6 8% 36 17% 6 6% 1 1% 188 10%

Difference 09-15 no % 0 0% 3 1% 6 2% 0 0% 2 12% 2 2% 3 3% 0 0% 4 10% 8 4% 7 6% 4 5% 3 2% -1 -2% 9 2% 2 2% 0 0% 52 2%

Difference 13-15 no % 0 0% 0 0% 0 0% -1 -1% 1 7% 0 0% 1 1% 0 0% 3 8% 1 1% 2 1% -2 -3% 2 1% 0 -2% 10 3% 0 0% 0 0% 17 1%

!

Hot Food Takeaways in District Centres - by number

Hot Food Takeaways in District Centres - by %

40

35

35

30

30

25

25

20

20

15

15

10

10 5

5

0

0 2009 2013 2015

2009 2013 2015

LEVENSHULME MARKET 2014 PARKING SURVEY

Parking demand of the car park during proposed market operational hours as surveyed on Saturday 8th February 2014: 10.00am – 18 of 66 spaces used 1.00pm – 23 of 66 spaces used 3.00pm – 21 of 66 spaces used At this time the following other parking options within Levenshulme were surveyed, with the following results:

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