Written for my column in The Newsletter, 14th Feb, 2012. Twitter @adamewart
In the last few weeks Bangor has seen the disappearance of HMV, Gamezone and Internationale. They are, coincidentally, all located side by side in a prominent position at the bottom of Main Street next to The Flagship Shopping Centre, or, as I prefer to think of it, the Grave Yard. In the last month it has seen an increase in its own tally of empty retail units due to the disappearance of Au Naturale, D2 and the local DIY’ers choice Prize Attack.
Although unfortunate for the workers who now find themselves unemployed, the death of the chains can mean opportunity for small business. Over the last few years every high street in the country has slowly merged into the same banal row of international chains, manned by ignorant (often to their products and sometimes to their customers) 16 year olds. With the exception of the DIY shop, I quite honestly couldn’t tell you the last time I purchased from any of Bangor’s recent casualties.
I remember before HMV moved into Bangor we had a couple of local record shops manned by knowledgeable owners, and I see no reason why this can’t be the same again, across all store types.
“But it’s all because of that new inter-web that no one buys on the high street any more” – nonsense! I run one of the largest independent online musical instrument shops and guess what our most frequently asked question is? “I’d like to look at that first, can I get that locally?”
Not to compare good old Bangor to New York, but in the Lower East Side I must have browsed in 5 or 6 record shops, all within 500 yards of one another, without ever seeing a chain store.
The decline of the major chains is a distinct opportunity for the ascent of the locally owned boutique. So why isn’t this happening?
I recently enquired about the price of retail space in many of NI’s shopping centres and major high streets and found that the rent is often, quite frankly, beyond ridiculous. You’ll also find that the units are usually owned by large international realtors who have no interested in negotiating or signing a short lease with a local start up.
But what if you begin to look beyond the main street, towards high streets and local industrial estates? In these areas you’ll tend to find local or private landlords, many of whom are openly offering great deals or who are, at least, more open to negotiation.
Unfortunately these low rents are still not quite the answer. Rent may be up for negotiation but the rates certainly aren’t. There is a rate relief scheme for tiny premises with a NAV under 3000, but if you don’t make the cut you’ll pay the full whack.
In years gone by when, on winter mornings, I drove down the ice-ridden, pot-hole littered road to my shop, where the local council didn’t so much as provide you with a bin, I often wondered where my thousands of pounds of rates payments went. I didn’t keep wondering for very long, though. We closed the shop and moved our warehousing to England. The old unit still lies empty.
The second problem you may have if you’re not on the main shopping street is guiding people to your business premises. This is where you may come into contact with the road service.
Our warehouse was located in an industrial estate and, like hundreds of other businesses across the country, we would put up a couple of foot path signs (on grass verges, not on the pavement) to guide customers to us. One day these signs went missing – the road service had taken them and wanted £150 for the pleasure. We also never saw the sign again. Speaking to other businesses, I’ve found that some get fined and some don’t. But at least we’ve established one way our rates are spent – paying the wages of the chap who goes round lifting the signs of small businesses. Nice!
So, is there demand for local people running local businesses? Most definitely.
But should you open that small shop off the high street? Well, probably not, rates are a killer and if you try to point some customers in your direction you might find your sign gone and a fine through your letter box.