Mall plan showing Peacocks (screenshot from 4 Aug 2010)

I was interested to find out a few days ago that the fashion retailer Peacocks will soon be opening a store in my old home town of Tamworth, taking a prime spot within the town centre’s Ankerside mall.

Given that jobs in the store have been being advertised since June, and with the store listed as ‘coming soon’ on Ankerside’s own website, it’s hardly entirely new news. However, it was the first my mother – who still lives in Tamworth – had heard about it when I quizzed her earlier this week.

Ankerside Shopping Centre, Tamworth (22 Dec 2008)

Peacocks opening up in Tamworth may not sound like a revelation, but new investment from a major retailer is really positive news for a town centre that has struggled to compete with the out-of-town Ventura Park complex down the road.

M&S at Ventura Park, Tamworth (24 Dec 2009)

Some retailers – including Currys, Comet, JJB Sports, Mothercare and WHSmith – long ago closed their town centre sites in favour of Ventura Park, while others, like M&S, Next, Blacks and TK Maxx, have chosen to open up on the retail park instead of in the town centre. Even those major names who are represented in the centre of Tamworth often have a Ventura Park store as well, such as Argos, Boots and (soon) New Look.

Home Bargains in Tamworth's former Woolworths (19 Mar 2010)

Part of the problem has been Tamworth town centre’s chronic shortage of large, modern retail units. I’ve always thought, for example, that Peacocks, Primark and Bhs would all do well in Tamworth if only they could find the space. However, the only large unit to have become available in recent years is the old Woolworths in George Street, eventually snapped up by Home Bargains.

Wilkinson store, Tamworth (24 Dec 2009)

Prior to that, the most significant new arrival was Wilkinson, in 1994. Moving back to the town after some years away, Wilko’s also had to be creative in finding space, carving out a new unit for itself in Market Street from a former Berni Inn (The Peel Arms) and the adjoining car park.

Even in the relatively modern Ankerside – opened in 1980 and extended in 1992 – only two of the 60 or so stores are really large units: Boots, which has occupied the same site since the centre opened; and the privately-owned Irish fashion retailer, Dunnes, which took over the site that originally housed Sainsbury’s. Most of the other units are very small by modern standards, keeping Tamworth well provided for with mobile phones and greetings cards, but little else.

To get over this problem, there have been several instances in the past where Ankerside has knocked units together to create larger, more attractive spaces. If I recall correctly, both New Look and Clinton Cards started off in single units, before expanding into the ones next door; similarly, the current Poundland site – previously MK One – was knocked together from two units in the 1990s to accommodate Mothercare.

The deserted Gungate Precinct awaits demolition (19 Mar 2010)

In due course, Henry Boot’s Tamworth Junction scheme, a planned £75m redevelopment of the town centre’s old Gungate Precinct site, should provide Tamworth with room for some large stores; indeed, the same developer’s success in signing up Next, Desire by Debenhams, Bhs and River Island for South Shields’ Waterloo Square scheme surely bodes well. However, it is still likely to be several years before Tamworth Junction reaches fruition.

Henry Boot's Waterloo Square retail scheme in South Shields (24 Jul 2010)

In the meantime, all Ankerside can really do is continue making the most of the space that it’s got, with the three units closest to Ankerside’s top George Street entrance (numbers 4 -7) being combined to form a more viable space for Peacocks.

All three of those shops have had a fairly heavy turnover of tenants over the years, especially recently:

• Unit 4-5 has had a few temporary uses since The Works closed down following the company’s administration in 2008; before that, I can remember it housing Rumbelows, Millets and, when the centre opened, a ladies’ fashion store. [UPDATE, 23 Aug 2010: I believe the fashion store was called Walter Hibbert.]
• Most recently, Unit 6 was briefly Baybeez^{[broken link removed]}, but before that had been Priceless Shoes, Gilesports, and a local bakers whose name escapes me – Graham something, perhaps? [UPDATE, 23 Aug 2010: At some point, the bakers was called Don Miller's Hot Bread Kitchen.]
• Unit 7 has recently housed a couple of short-lived fashion retailers (Gimme 5 and Bells Clothing), after previously being a branch of Select.

The resulting store will, I believe, have a ground-floor sales area of just under 5,000 sq ft, or around half that of the nearby Boots shop – a decent size, but still quite compact by Peacocks’ standards.

Prompted by my news, my mother duly went into town for a recce a couple of days ago, and reported that while there was some banging going on behind the scenes, there was no visible sign yet of the three units being combined, with no hoardings, and no signs proclaiming Peacocks’ impending arrival. This all suggests that it may be October or November before the store opens, assuming that the retailer is keen to be trading in the run-up to Christmas.

Given the revolving door of underwhelming tenants at that end of Ankerside, it’s clearly a very positive step to be welcoming a relatively big-name retailer that is likely to stick around for a while – unless, of course, Peacocks does so well it decides to upgrade to a larger site at Tamworth Junction.

Until then, the increase in footfall from Peacocks will hopefully boost Julian Graves in Unit 3 opposite – one of Tamworth’s most appealing shops (and a great use of what has always been an awkward-shaped unit), but whose premises of less than 1,000 sq ft are quietly being marketed as “to let”, “by way of an assignment of the existing lease.”

Absurdly, the advertisement contains the wording “Confidential Disposal – Staff Unaware”, despite the fact that it’s easy to find on Google (simply by searching for “3 ankerside”) and – just in case you were in any doubt – includes a prominent photo of the current occupant.

Screenshot of letting information for Julian Graves unit (6 Aug 2010)

It seems like a case of people who should know better really needing to understand how the Internet works…

George Street, Tamworth (24 Dec 2009)

Take a look at the photograph above, captured in Tamworth’s main shopping street just before Christmas. Now, from a retailing point of view, see if you can work out what’s wrong with that scene.

To the right of the man in the photograph are some of Tamworth’s permanent shops – the lifeblood of the town centre. To the left of him are the backs of market stalls, facing into George Street. What’s outrageous, in my view, is the space (or lack of it) between the two – a couple of feet at best, and certainly only room to walk through in single file. If you have a pushchair or are in a wheelchair, forget it.

The result is that not only are the shops almost entirely obscured from the street – as you can see in the shot below – but that even if you know the shops are there, it’s a real challenge to navigate your way inside.

Market stalls in George Street, Tamworth (24 Dec 2009)

A similar scene a few months earlier (19 Sep 2009)

Tamworth Market (24 Dec 2009)

Reportedly held since Saxon times, Tamworth’s market has a remarkable heritage, and is something that has potential to be a real asset to the town. What a shame then that on the 450th anniversary of its incorporation, by Queen Elizabeth in 1560, today’s market is such a sorry affair.

To have ramshackle ‘stalls’ in the middle of the town’s main shopping street, where traders display goods on a stack of cardboard boxes, is nothing short of a disgrace. Indeed, when the town has a sizeable open space – St Editha’s Square – that seems entirely capable of accommodating a large number of market stalls with some degree of orderliness, I never understand why they have to be shoehorned into George Street at all.

A near-deserted Gungate Precinct awaits demolition (22 Dec 2008)

For as long as I can remember, Tamworthians have grumbled about the lack of big-name or quality stores in the town centre – no M&S, Debenhams, Bhs, Primark, River Island or Next, for example (though a few of those names, plus many others, are now accommodated at the Ventura Park out-of-town retail development, about 15 minutes’ walk from the town centre).

The planned redevelopment of the Gungate Precinct by Henry Boot – a scheme known as Tamworth Junction – is set to provide Tamworth with its first major town centre shopping development in more than thirty years, with an opportunity to offer those missing retailers the size and quality of space that has been lacking to date.

However, if any property scouts had been visiting Tamworth the day that I was there, they would have come away with the impression of a town centre where the shops play second fiddle to the market stalls – hardly an incentive for any prospective retailer to invest in the town.

Tamworth town centre from the Castle mound (22 Dec 2008)

What is particularly frustrating is that Tamworth town centre has such a lot of potential as an attractive and distinctive retail destination. Tamworth Castle, St Editha’s Church and the Town Hall are historic buildings of importance and beauty, each one a dramatic landmark within the town centre.

St Editha's Church, Tamworth (22 Dec 2008)

Tamworth Town Hall (22 Dec 2008)

Lined with interesting old properties, Lower Gungate, Market Street and Little Church Lane are all streets of real character and charm, populated by many independent shops. It’s no coincidence that the absence of market stalls allows these streets to be properly appreciated.

Lower Gungate, Tamworth (22 Dec 2008)

Market Street, Tamworth, looking towards the Town Hall (22 Dec 2008)

The town having a Co-op department store – run by the still independent Tamworth Co-operative Society – is also something of a novelty these days, yet it has managed to evolve and maintain its position at the very heart of the town’s shopping experience at the same time as other regional Co-ops have exited non-food all together.

Co-op department store, Tamworth (19 Sep 2009)

The Ankerside Shopping Centre is also a significant asset, and has aged quite gracefully in the thirty-odd years since it opened. Though it lacks a well-known department store as an anchor, the presence of one of the few Dunnes Stores outside Ireland gives Ankerside something different to everywhere else. Equally, the relatively small number of empty units is an undoubted positive in the current economic climate – and nothing short of a miracle, given that the out-of-town Ventura Park features even more retail floorspace than the town centre.

Ankerside Shopping Centre, Tamworth (22 Dec 2008)

With so many assets, its frustrating that a visit to Tamworth town centre can still leave such a negative overall impression – an observation seemingly shared by John Harper at the Tamworth Herald newspaper, who questions why “the dreary, lacklustre place it is becoming” cannot be transformed  into “a thriving tourist centre”.

Certainly, comparing Tamworth to some of the other, more successful town centres that I’ve visited recently, I can’t help feeling that Tamworth’s powers-that-be need to have more confidence in what they’ve got, and in what they could have.

If nothing else, the place deserves so much better than a bloke in the street selling random stuff out of a box.