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Home›Comment›Opinion: Focus Points for the BID Steering Group

Opinion: Focus Points for the BID Steering Group

By Thomas Scott
February 10, 2014
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The businesses of Penicuik have a great opportunity to deliver a Business Improvement District, which could prove detrimental to the future of the town, but the question looms over what their priority should be, should a BID be established.

In the coming months over two hundred businesses, in and around Penicuik, will vote on establishing a Business Improvement District in the town. Should it be formed, it will likely prioritise those independent businesses, which may be struggling, over the major retailers such as Tesco and B&M bargains. They will also look at how to attract new business to the town, which will probably be very difficult in the current town centre management layout.

So what do they need to do? This could prove to be a very long list. First, they need to establish whether they are going to choose the easy option or the difficult option, one requiring fundraising and renovation and the other requiring development and demolition.

If it is the easy option, they need to look at how they can improve the town aesthetically with limited funds. I would recommend removing the roughcasting on the High Street shops and reintroducing the old stone frontage, in turn implementing a universal shop front with strict signage guidelines, like what was achieved in Dalkeith. After all, this is the first part of the shopping area commuters see as they enter from the South and pebbledash is far from inspiring, let alone inviting.

If 24 High Street is to remain vacant, the old signage should be removed and a ‘shop jacket’ of sorts applied (it could be a map of the town centre or something useful for tourists). Once High Street is improved aesthetically they can start worrying about attracting the new businesses. To aid this, all operating businesses who join the BID should start paying a ‘community tax’, which will be on a variable scale depending on income. These contributions will join a relief fund which can be used to incentivise start up businesses to open on the high street.

A marketing campaign will be launched simultaneously inviting businesses to join “Midlothian’s Historical Gateway” playing on the expanding population, future transport improvements and the rich culture in the pre-Straiton years. National retailers should not be exempt from this, as they can help to subsidise the younger businesses, but retailers such as pay day lenders, bargain shops and charities should be omitted because we already have two bargain shops, multiple charity shops and one pay day lender and ,whilst they all play a role in the town, any additions to these would render the others pointless. The BID steering group should attract locals to join the retail scene by advertising in local media, holding open meetings and reaffirming that support will be given to those who are willing to spend the time trying to save the local economy. It will not be easy to attract new business and so the group should be prepared to raise funds to aid retailers in opening. For this I suggest crowd funding, an excellent way to involve the community in improving their town. I would use crowd funding to invest in some new Christmas lights for the precinct and maybe some permanent way-finding signs. Once they have done all of this, they should be closer to improving the image of the town centre but it will not change drastically and the scars of our economically challenged years will still be evident.

Now, what if they did some more radical? What if they sought a developer to purchase the shopping centre, someone who would seek to gain profit through redevelopment? If they could attract a developer and a major retail partner they could permanently change the image of the area. Let’s face it, no one will be upset to see the back of the 1960’s built M&Co row of shops and the drab, dull mirrored panels of B&M Bargains.

I propose they get rid of it all, except those buildings predating the 1950’s and the new flat block in the centre, although it is likely the facade would need to be changed to match the surrounding area. The sense of a historical town was lost with the quick overdevelopment of the town centre after the second world war, with the planners forgetting that the remainder of the shopping area was built with stone, which tells the onlookers a story of its past. Currently the concrete and soulless glass tell you a story not of gleeful reminiscence but one of depression. So whilst the concrete is sent to the scrap yard, in should come the stone and glass, no not the glass from B&M but some crystal clear, welcoming glass. Cue the picture of BBC’s New Broadcasting House:

BBC Broadcasting House Image

An example of how glass and stone can coexist. © Oliver Needham

The stone may be slightly different (the BBC stone is slightly lighter) to that used for Penicuik House, but it is the sort of style that Penicuik’s town centre would benefit from greatly.

I must also admit that I’m a member of the no precinct club as I feel that if those passing through could see our shops, they would attract people to stop. So I would also say that the BID steering group must evaluate whether the precinct is working for Penicuik. It may be a case that it is greatly supported and if that is the outcome, then that can easily be remedied with some signage on the road highlighting what’s in the zone. There is a sign already on the A701 but it lacks the visual logos that attract passing drivers. If the precinct is to be eradicated and redeveloped, new arrangements could be made.

A big name would be needed to attract consumers to the newly redeveloped town centre. This could be a supermarket such as Waitrose or even an entertainment venue such as a cinema. Waitrose don’t have a presence anywhere in the Scottish Borders and Penicuik would prove far easier to travel to than Morningside, but the store would have to fight to lessen Tesco’s chokehold, even though Waitrose do price match Tesco already.

Parking would have to be improved alongside this. To maximise floorspace, car parking could be under the building, either with the building on “stilts” above the parking or underground parking. If Penicuik is to be part of future rail or light rail (tram) plans, a station could be located on land at Pomathorn, with subsequent parking facilities also being built. A walking network would then connect this to the town centre.

None of this would come cheap. Everything would hang on attracting a developer, a major name and the council’s support. However the public’s support would be needed above all. It would be very disruptive and a lot of business would be lost for a time so everyone would need to be prepared to jump straight back into the new town and support it.

This is an important moment for the town’s businesses. When they are balloted later this year, they will be cementing their future. A no vote will see the town centre decline to one or two shops and a handful of community buildings but a yes vote gives a new hope to the town. For once the businesses can work together to build a better Penicuik. Will they bite the bullet whilst they have the opportunity and try to stop the inevitable? For the sake of the town, I hope so.

[Image: © Jim Barton, Geograph]

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Thomas Scott

Editor and founder of The Penicuik Cuckoo. Fourth year Architecture student (MA Hons) at Edinburgh University currently writing on the role of architecture in post-industrial towns. Interested in all things Penicuik. Triplet.

  • ShirleySheyes

    Your article inspired me to write something:
    http://shirleysheyes.wordpress.com/

    • ThePenicuikCuckoo

      Hi Shirley. Thanks for sharing. I’m glad we inspired you. I think this is a matter that many more people should be involved in. We should ask, what is your vision for Penicuik in 2020?

      I agree that adding another food retailer would be risky and I believe that the only successful one could be Waitrose, or perhaps even a local equivalent. I’m much more for a community based focal point, much like the town hall but used more effectively.

      Next, a matter I agree wholeheartedly with, that Midlothian Council are not working for Penicuik. Decisions are being made from Dalkeith about, let’s face it, a rival town. The council will always want to serve their surroundings better. I’m much more of the opinion of bringing back local control, with the overwatch of a non-biased authority.

      However the Scottish Government are fond of bringing control into a central place, so I doubt we’ll see this soon.

      That’ why the BID is good. We can create a town team and forcibly take back the powers which were taken from us. Let’s face it, if the council can get away with doing nothing, they’ll bite at the opportunity.

      The safety of the town also is detrimental, as you mention. At times I don’t feel safe. However with facade improvements, the town can look welcoming, and over time, the attitudes of people will change. We have CCTV, but respect from the public for their town should make this redundant.

      I’m up for just facade improvements rather than complete demolition (my article is purely from a point of view if a developer could be sought). It is remarkable how by changing the front, you can completely change the image. I would bring back the stone though. Penicuik’s old stone, accompanied by high quality material, slate and glass, could recover the high street. It would cost little on High Street but John Street would be somewhat more difficult, especially B&M Bargains. If redevelopment is needed anywhere, it is there. It doesn’t utilise floorspace, it looks hideous and in general it doesn’t welcome people to the town.

      Marketing Penicuik is a necessity and it is something I’ve harped on about long enough. Penicuik.co.uk is for sale (albeit it is £5,000 but I think it could be argued that it is the intellectual property of the town and not the entrepreneur that owns it). We need way finding signs and brown tourist signage to Penicuik House, the public swimming baths, the health centre etc. Peel owes the town for taking away its business and so I think we should be entitled to as much advertising space as we want, however if someone buys the space, they can have it.

      How can it be funded? Well that is the question. I’d hope it could be raised through the public, or perhaps even a historical grant, the town centre is part of the conservation zone, but it is unlikely. We are in desperate need of a “friendly millionaire” I feel.

      Thanks for sharing Shirley. It is alright with you, I may share your link at the end of the article, as well as encourage others to type their own vision 2020 articles.

      Kindest Regards
      Thomas Scott
      Editor

      • Shirley Sheyes

        Thanks Thomas – I think the BIDS is a good idea, essential actually. No problem using the link 😉

Timeline

  • November 4, 2018

    Anchor Town Centre Store to Close

  • October 2, 2018

    2 SCOTS to Parade in Penicuik

  • August 23, 2018

    A702 Roundabout Works to Restart

  • June 12, 2018

    Roundabout Works Halted by Crummock Collapse

  • January 12, 2018

    Mauricewood Roundabout Works Begin

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