Empty Shops and Meanwhile Spaces - 2019

EM PTY

SHOPS

M EA NWHILE

SPA CES

A BERDEEN

UNION

STREET

USING A RT A ND CULTURE TO

BUILD A HIGH STREET FOR A LL

TO ENJOY A ND BE PROUD OF

UNION

STREET

In this essay I will discuss Aberdeen's

Union Street: it's empty commercial units

and how they might be repurposed in a

meanwhile way to bring vibrancy and

connectivity back to its citizens and

discuss why this is so important to the

city's identity and civic pride. Should

urban decay be the provocation needed

for business, cultural, creative and

council authorities to come together,

harnessing empty commercial units in

new and creative ways, within the

confines of policy and status quo, driving

upwards and onwards towards an era of

vibrancy for this underused centrality?

Union Street, a sparkling (near) mile of

precision-cut local granite in the heart of

North East Scotland and a proud gateway

to visitors of the area. A master feat of

engineering and built to endure with

almost regal dignity, the street was

originally conceived of by Charles

Abercrombie upon talks with the local

council in 1794 as a way to make a grand

entrance to the city, doing away with the

windy, steep and narrow roads formerly

in its wake (Gillon, 2018). The street was

designed to be lined with four-story

buildings for residential use leading up to

the court and tollbooth on Broad Street,

it's development started in 1800. Being

such a stately thoroughfare, shops soon

Union Street 1905

Image Credit - (McJazz, 2013)

sprung up and not too long after retail

dominated the streets facade almost

entirely (Aberdeen City Council, 2007).

In 2020, Union Street is still the main

route into and through the city but its

days of retail marketplace dominance

have been usurped by shopping malls

and the internet, yet the legacy of its

retail glory days appear to have left the

street in a state of limbo. With such a

throbbing vein of footfall, one wonders

why this thoroughfare is almost solely

littered with banks, bookmakers, grocers,

charities, vape shops, beauty parlours

and around 30 empty boarded up

spaces. There is sadness, sometimes

resentment surrounding the way the

spaces are currently being used or

indeed not. This is the local's 'High

Street', named as such because it's a

street of high significance in the city.

(Quinion, 2003)

Initiatives such as Inspire Aberdeen have

jazzed up some of the empty shop fronts,

flattening triangular To-Let boards and

covering the shop fronts with graphic

artwork which brighten up the otherwise

depressingly unused commercial units,

but this street, along with many other

streets nationwide is a direct reflection

on the state of the economy. The 2008

financial crash and then the 2014 drop in

oil prices have hit Aberdeen's economy

hard, many people have taken a severe

drop in income leaving the oil industry,

the retailers the citizens buy from are no

longer on Union Street yet the public is

still a party to the demise of the street

through its major transport links into and

around the city. The urban decay that is

evident on the street comes in the form

of the unused shops, burst or broken

pipework causing drip stains down walls,

the green of moss and black patinas

coating the surfaces of its proud granite

buildings. Look a bit closer and you will

see plants and even trees sprouting from

the tops of buildings.

A culture map of Aberdeen central shows

that while Union Street hosts cultural

highlights like it's Music Hall, the Mither

Kirk, Enid Hutt Gallery and a statue of

King George the 4th at the Union Bridge

crossing but that other than these, the

street is lacking in cultural activity and

flow. There seems to be more to

encourage looking away from than to

look in joy at. The street is, however, a

conduit to the grand city library, the art

gallery, the tollbooth, and Marishall

College, but just as the shopping malls

have cauterized links to and through the

city, Union Street is lacking in flow

(Robert Gordon University, 2013) and

no longer somewhere to 'Walk the Mat',

(once a custom in Aberdeen where

small single-sex groups would walk up

and down the 0.8 mile street, dressed

up in their Sunday best until the last

bus home) (Urquhart, 2010).

Another key feature of this street is it's

proximity to its bus and rail stations and

also it's harbour, home to the countries

oldest registered business which can be

peeked at from its junction with Market

Street. Unfortunately, maybe due to

these transport links or it's generous

width for cars (it is said that upon

marking up the street for building, that

builder James Hadden surreptitiously

moved the marker pegs by night to

increase the width of Union Street from

sixty to a more impressive seventy feet

(Ross, 2015a)), the air in Union Street is

amongst the most badly polluted on

Scotland's streets, in 2018, it came off

the list of the top ten most polluted, but

campaigners are still demanding action

to protect children (Haslam, 2018). This

will potentially be one of the drivers for

a pedestrianisation of the street. At the

end of 2018 shop chiefs from the Bon

Accord Centre, Marks and Spencer, John

Lewis and Debenhams made it clear

that they all want cars to be banned

from Union Street, between Market

Street to Bridge Street, and a system of

bus and bike access only introduced,

akin to that on Broad Street. Steps for

this have been included in the city's

25-year masterplan which councillors

unanimously agreed upon in 2012

(Hebditch, 2019). The reason people

want areas like this to be

pedestrianised is to allow the space to

be used by everyday people and enjoyed

in everyday ways without fear of

fast-moving vehicles and pollution. The

roads have been taken over by cars and

the people want them back. The green

space that can be grown with the

removal or reduction of cars (boosting air

quality) and at least 2 car lanes would

allow the cafes to spill outside, creating a

sense of peace and relaxed activity within

the grey granite landscape (Montgomery,

2015). This would encourage footfall, and

resting spaces and flow to other spaces

in the city, but what of the empty,

unused buildings? They are often an

eyesore or at least wasted space or

simply wasted potential (Whitehouse,

2019).

Aberdeen has a proud past with

prosperous industries and educational

establishments but, by hosting the

position of the 'Oil Capital of Europe', the

city has become less and less known as

before : The Silver City by the Golden

Sands (GW Railwayana Auctions Ltd,

2013). Once a tourist hotspot as the city

is on the doorstep to its beach, the oil

trade gave Aberdeen a global identity

which even it's granite and golden sands

couldn't rival.

The growth of employment and

infrastructure in Aberdeen has

significantly revolved around the oil

industry for five decades (first striking oil

in the North Sea in 1969). If an

Aberdonian themselves were not

involved in the oil industry, someone

they knew was. It brought tradesmen,

skilled technicians and big businesses

from all over the world, some people

only flying in for meetings (from e.g. the

USA or Kazakhstan) or to work through

the week, flying home (often in England) for the weekends. The

industry has not collapsed but has rapidly changed, exploration and

production slowing down substantially, with many workers having

been made redundant since 2014 when the price of oil plummeted

(Shepherd, 2016).

Initiatives have been born to help those now out of oil sector work

find new sectors for employment (The Press and Journal, 2019) but

the wages from the oil industry were high and these figures can be

difficult if not impossible for many to find again. The

multi-million-pound 'Transition Training Fund' helped over 4000

people and two-thirds of those were able to get the help to get back

into different work placements (Skills Development Scotland, 2019).

New large North Sea oil reserves have been discovered (Askeland,

2019) but according to Jessica Cowell, a soil scientist and protester

for the Extinction Rebellion at the Shell Headquarters in Aberdeen

"The best science in the world is telling us we're on course for a

catastrophic climate breakdown, as evidenced by the fires in

Australia and the floods in Indonesia, and it's getting worse... We

need to stay under 1.5 degrees Celsius but are on course for more

than 3 degrees of warming, which would be devastating" (Thomas,

2020). It could be considered likely that Aberdeen's identity will not

be centred around the oil for much longer and if it is, Aberdeen

become an Oil and Gas museum. Aberdeen's identity is hanging in

1992).

FUNDING

&

BUSINESS

RA TES

the balance, with a very indefinite

future, in much the same way as the

future of its high street.

One in four people experience mental

health issues per year in England (BBC

News, 2016), this number jumps up to

one in three people in Scotland

(Bradford, 2016).

"Mental illness is one of the major

health challenges in Scotland. It is

estimated that more than one in three

people are affected by a mental health

problem each year. The most common

illnesses are depression and anxiety.

Only about 1-2% of the population have

psychotic disorders. 1 in 3 GP

appointments relates to a mental

health problem." (Bradford, 2016)

Notice boards cropped up in Aberdeen

in 2017 for Dance Moves Aberdeen

saying 'ART IS THE NEW OIL' for one of

their dance festivals (Citymoves Dance

Agency, 2017). As an art lover, it struck

me as charming but intriguing - could

art help to create a new future, a new

identity for Aberdeen? Maybe it is apter

that the question is 'should art and

culture fill the gaps in our high street

and why?'

"There is a myth, sometimes

widespread, that a person need only do

inner work, in order to be alive like this;

that a man is entirely responsible for

his own problems; and that to cure

himself, he need only change himself ...

The fact is, a person is so far formed by

his surroundings, that his state of

harmony depends entirely on his

harmony with his surroundings."

(Montgomery, 2015)

Urban decay or blight has set into

Union Street, this is evident with the

way the street is and isn't being used.

The empty shops are like missing teeth

and altogether they make for a

depressing welcome, so unlike the

impressive gateway it was once

established to be. The 'Broken Window

Theory' ruminates that unused broken

spaces encourage crime, depression

and increased countenances with

vermin (Equal Justice Initiative, 2018).

Jane Jacobs tells us that empty spaces

create fear and criminal intent (Jacobs,

It is sad to think that an underused

public street could add to or even

create citizen's discomfort but it is true.

Union Street is a conservation area and

with that, it has some advantages over

other streets. It is a heritage site which

means that finding funding for healing

this area can be found in a few places

other than the local authority,

Aberdeen City Council alone. This has

recently been given some hope in the

form of the C.A.R.S (Conservation Area

Regeneration Scheme), a £2.4million

fund to restore Union Street and it's

surrounding conservation area (Merson,

2017a). This is a five-year programme

that began in 2017 providing funding

for building owners who apply for it and

there is current evidence of its

application. One might dare to hope

that the granite of its buildings may

sparkle again come 2022 but this is

something that the owners of the

buildings would have to make happen

and this may yet be wasted hope.

Property owners of the street do have a

major part to play in the way the street

is enjoyed by the citizens of Aberdeen

and in many ways hold most of the

cards in regards to the street's progress

and regeneration.

The C.A.R.S programme may assist

business owners to apply new usages to

the property, like residential where

applicable. Using these properties as

residencies may be beneficial long term

but require the business owner to be

liable for all repairs to the building,

whereas their financial responsibility as

a commercial landlord is much reduced.

There is a slightly lower yield as a

residential property owner too, (Larson,

2013). To acquire a new usage right for

the property, it would have to be

applied for and the local authority

would have to allow it to be changed.

One can check the current status of

usage via the Scottish Assessors

Association website saa.gov.uk which

can provide the rateable value of the

property (Fife Council, 2016). Union

Street is of Aberdeens retail core and as

such, each portion of the street has set

minimum percentages that must be

utilised as retail properties (Aberdeen

City Council, 2016). If the empty upper

floors (of the empty buildings) of Union

Street were returned to residential

properties, the area would have

properly maintained buildings and the

eyes and feet of the tenants on the

street and in their homes and at their

windows, would make the street feel

safer and less of a mixing ground for

ill-intent.

The amount of 'Bookies' on the high

street went up in line with the increase

of Fixed Odd Betting Terminals which

the government has in 2019, made a

crackdown on. The FOBTs have gone

from taking bets from as high as £100 a

time to now £2 a time. "Analysis of

company data showed bookies have

shuttered 1,017 shops since the April

ruling ? and they have earmarked 982

more for closure by 2021", (Dennys,

2019). This is a strong indicator that

government policy directly affects what

can survive and thrive on our high

streets. It is also an indicator of change

and fluctuation.

Rising national business rates have

made renting these high-rent / high-rate

shop units financially impossible for

many businesses which is one of the

reasons the high streets are flooded

with charity shops. The business owner

gets the money due in business rates,

space is occupied and the charity gets

cheap or free rent with 80-100%

discount on their business rates

(Government Digital Service, 2012). This

is termed rental mitigation or rate relief.

Independent, non-party think tank

'Reform Scotland' has called for a

devolution of business rates from

Westminster to Holyrood (Reform

Scotland, 2018) who can then devolve to

local authorities allowing rates and

reliefs to be set separately by each of

the 32 local authority areas, each being

able to weigh up what is best for their

area dependant on their own particular

uniform business rate to remain in

Scotland.

Image Credit - City Moves - (Citymoves

Dance Agency, 2017)

Their letter says: "We are writing to you

ahead of stage three of the

Non-Domestic Rates (Scotland) Bill to

voice our alarm and shared concern

over recently adopted amendments

which seek to scrap the uniform

business rate and instead hand control

over this £2.8 billion tax to each of the

32 local authorities to set their own

poundage rate, rates reliefs, and any

supplements or surcharges... We,

therefore, urge you and fellow MSPs to

overturn these amendments, which

simply introduce fresh complexity, cost

and unpredictability into the rates

system, and which are at odds with the

rates reform agenda of ensuring

competitiveness and minimising

complexity" (Davidson, 2020).

economic and retail climate.

"There are diverse regional economies

across Scotland, where the effects of

unemployment, ageing populations and

business creation and investment

differ. A one-size-fits-all approach didn't

work from Westminster, and it also

doesn't work from Holyrood. Our local

authorities must have greater local

fiscal responsibility" (Reform Scotland,

2018).

However, twenty-seven business groups

including the Federation of Small

Businesses, CBI, SCDI, Scottish

Chambers of Commerce and trade

organisations as diverse as engineering,

hairdressing, bookselling, tourism,

gardening, and food and drink have

united to write to MSPs to call for the

Union Street is packed with heritage

buildings and given that the owners of

these buildings will receive 100% rate

relief when the building is unoccupied

(Scottish Government, 2019), it is

maybe easy to understand then, why

they are lacking the motivation to fill

them these properties with less than

the most desirable tenant. For these

buildings, charitable usage would

provide more problems than benefits. It

may be that the only way to force these

building back into usage is to utilise

Section 215 of the Town and County

Planning Act 1990 or using a

Compulsory Purchase Order as they are

(when empty for long periods) bringing

down the amenity of the area, even if

they are clean and tidy, the surrounding

area suffers for their empty status

(Institute of Historic Building

Conservation, 2011).

But Union Street is a

public space, and a

conduit to the rest of

the city's cultural hot

spots and it seems that

rather than adding to

the depressive state of

its residents and

visitors, perhaps

responsibility should be

taken to do the

opposite, which is why

the Aberdeen Inspired

store frontages are an

important

acknowledgement of

the need to boost the

perception and feeling

of the area. When I

asked Andy Verrydt of

Aberdeen Inspired in a

private email about the

use of graphic art in

these spaces he said

this, ?The shop front

vinyls that you

mentioned in our

conversation yesterday

came about in the wake

of meetings of the

Union Street Trader?s

Association and the

desire to attract footfall

to the area by creating a

?brand?. Here, as in cities

elsewhere, it was

realized that one can

potentially improve an

area by, if not hiding a

vacant property, then at

least making it less

obtrusive. We also

make use of one" or

two of these properties

with vinyls for specific

POLICY &

CPO'S

events such as Nuart, Comedy

Festival, etc."

Historic England is leading the

regeneration of 69 high streets

up and down the country in a

bid to transform disused or

underused sites into creative

spaces and shops to bring the

high streets back to life

(Historic England, 2019).

"It is envisaged that arts,

cultural or community

organisations will partner with

their local authorities to

distribute funding and create

an arts and cultural offer that

encourages people to enjoy

their local high street. "This

revival will become the catalyst

for wider regeneration, with

heritage and local character at

its heart," Historic England

says" (Redmond, 2019a).

"In February 2019 the Cultural

Cities Enquiry published its

report into how cities can

radically increase their ability

to drive inclusive growth

through culture. The Enquiry

draws on research, and

national and international

models of successful place and

city-based approaches, which

together make the case for

culture's contribution to

growth, tourism, international

reputation-building, talent,

urban regeneration, inward

investment, health and

wellbeing and building

stronger communities" (Scott,

2019).

The Cultural Cities Enquiry

looks to each city's arts

councils, local government,

businesses and universities to

come together (as a strategic

'Cultural Compact') to use

culture and the arts as a

driving force to forge a

stronger, more cultural and

resilient city, drawing on their

particular strengths and

identifiers to make a more

recognisable city with a

stronger identity (Scott, 2019).

The Cultural Cities Enquiry

urges the Cultural Compacts to

devise a strategy to create and

support a more cultural city

with more creativity at its heart

with the help of targeted

financial support from national

governments.

Once

established, Aberdeen's

compact will be looking for

ways to sustain and grow a

cultural ecosystem, aligning

human resources, finding and

utilising available funding and

property within the city.

But why art and culture? They

are retail spaces, within the

city's retail core. People liked it

when there were shops there.

The people did like it when

there were shops there but the

surviving retailers preferred

the abundant offerings of the

new state of the art builds with

new assurances and no

concerns of heritage building

in conservation areas.

Heritage properties require a

special kind of upkeep

particular to their

specifications, which can be

wonderful for showcasing

what the building already is,

but a major drawback when

homogenising a branded

store.

Art and culture complement

heritage, they marry

beautifully.

Culture is already known to

drive economic development.

The below information was

produced by the Centre of

Economics and Business

Research April 2019.

Contribution of the arts and

culture industry to the UK

economy. (Arts Council, 2019)

- The arts and culture

industry has grown

£390million in a year

and now contributes

£10.8billion a year to

the UK economy.

- The sector contributes

£2.8billion a year to the

Treasury via taxation

and generates a further

£23billion a year and

363,700 jobs.

- Productivity in the arts

and culture industry

between 2009 and 2016

was greater than that of

the economy as a

whole, with gross value

added per worker at

£62,000 for arts and

culture, compared to

£46,800 for the wider

UK economy.

Involvement in the arts is known to help with

a wide range of mental health conditions

including anxiety, depression, stress, and

dementia. The arts bring people together and

give people from all walks a common ground

alleviating loneliness and isolation.

The All-Party Parliamentary Group on Arts,

Health and Wellbeing Inquiry Report suggests

the many factors in which individuals and the

NHS mutually benefit from the inclusion of

participation in the arts to a patients sense of

wellbeing (Howarth, 2017).

Participation in the arts can allow

participants to deal with a wide range of

mental ill-health conditions and psychological

distress while bringing groups and

communities together.

'The arts, culture, and sport are central to the

task of recreating the sense of community,

identity and civic pride that should define our

country. Yet we consistently undervalue the

role of the arts and culture in helping to

create a civic society ? from amateur theatre

to our art galleries. Art, sport and leisure are

vital to our quality of life and the renewal of

our economy. They are significant earners for

Britain. They employ hundreds of thousands

of people. They bring millions of tourists to

Britain every year ? '(Dewdney, Dibosa and

Walsh, 2013).

There are arts focussed charities across the

city but none presently residing in this city's

main thoroughfare.

Hilary Nicoll, Associate Director at Look Again

speaking privately to me of the Look Again

exhibition space on St. Andrews St: "We have

an agreement with Bon Accord centre, the

owner of the unit, that allowed us to use to

temporarily, for non- profit purposes, on a

free basis, with no rates applied. Due to its

success, we will keep it, with Bon Accords

support, for the whole of 2020 and will be

Art and Healt h

A ll-Party Parliamentary Group on A rts, Health and Wellbeing Inquiry Report (How arth, 2017)

running several exhibitions and projects

in it. So the ability to open up the space

is very much to do with the motivation

and support of the landlord. I would

imagine the numerous spaces on Union

St have many different landlords, who

would all have to be negotiated with,

which would make things complex."

For non-profit or charity purposes,

these unused spaces can be leased

essentially for free to the tenant whilst

the landlord inevitably saves substantial

amounts of money (between 80-100%

rate relief). Each property that can be

used in this way on Union Street would

need to have its landlord contacted,

one at a time, and this proposal put

forth to them individually.

Contacting landlords could indeed

prove to be one of the trickiest hurdles

in utilising these empty units as

meanwhile spaces and one could hope

to achieve such communication

through their advertised estate agents.

For most of these properties, the details

of the estate agents can be found on

the To-Let signs posted either on the

windows of the vacant property or

board above the main store frontage.

For those properties without such

signage, one could seek information

from Scotland's Land Information

Service or failing that, seek out the

advice of a solicitor.

Non-profit ventures, meaning that any

money made must go straight back

into the charity/NPO. No bankable

profit is to be distributed to its

shareholders and usage rights of the

property can make propositions of

retail fraught with problems . If the local

authority does not agree that space is

being used as stated (say for storage

rather than a shop) they can refuse rate

reduction which can prove costly for

both the landlord and the residing

charity.

Landlords are looking to get the most

money out of the property that they

can, so when leasing out meanwhile

spaces, a 30-day notice for the tenant is

normal although not essential and can

be negotiated from the onset.

Upon speaking privately to solicitor Lisa

Cowie at DM Hall (16th January 2020) I

was advised that one in three of the

landlords they represent for empty

properties on Union Street are

potentially interested in a rate rebate

proposition they have received from a

party. When asked why a property

owner may not want to partake in such

a proposition, Lisa said "They may not

want to incur legal costs and it might

put off rent-paying tenants looking to

lease out long term. There is also no

guarantee the property will remain in as

good condition."

Do landowners constrain urban

redevelopment?

There is no doubt that some of these

properties on Union Street are less

hassle (for the property owner) left

empty until the right kind of tenant

comes along and, the landlords that do

this are being rational and profit-driven

business owners by doing so, but is

Union Street just another street, just a

row of shops, just an assembly of profit

margins? I would argue no, Union Street

is the one street in Aberdeen that leads

to everywhere else in the city, acting as

both an entrance into the city centre

and an exit out. It is a conduit to and

Body

from all transport links, (besides the airport),

people work there or catch the bus to their work

from there, all of the shopping centres are just off,

or beside this street, people meet friends there for

coffee or to eat, essentially the street is the heart

of Aberdeen and the people of Aberdeen feel the

city centre has lost its heart with the demise of the

street. When tourists come to visit Aberdeen, they

will very likely visit this street and, although once

enviable, this street has become unloved, dirty,

seemingly unusable (given the empty units) and

mostly lacking in the kind of shops that many

would once have visited it for. When the £350

million worth of developments have been made to

the city's south harbour, to welcome the

thousands of expected visitors into the city off of

the visiting cruise ships, unless these visitors are

ushered straight out to Royal Deeside or onto the

Whiskey Trail out of town, these visitors will use

Union Street and many Aberdonians will be as

ashamed to welcome them into this

demonstration of economic decline as they would

be to welcome them into a home that does the

same. It's just sad (Goldie, 2020).

text

The amenity of the area is being compromised by

these empty commercial units; potentially

discouraging investment and maintenance by

others, reducing property values, frustrating

regeneration and working against local civic pride.

Look Again Project Space

Image Credit Rob Smith (Smith, 2019)

The former Wickes and Iceland chief executive Bill

Grimsey recommended in the 'Grimsey Review 2'

that Local Authorities should have powers

introduced so they may serve penalties to the

property owner after six to twelve months of no

use. In the report, Grimsey states that Compulsory

Purchase Orders should be made more straight

forward for local authorities to use to benefit the

Town Centre Commission Plan (Grimsey, 2018).

This was echoed in the "High streets and town

centres in 2030 Eleventh Report of Session

2017?19" where Mark Williams, Director of the

Hark Group "Where you have a failing town [? ] in

fragmented ownership the reality is the private

sector system has broken. Therefore, some form

of intervention will be needed [? ] Ultimately, it

may well need compulsory purchase to bring these

assets into public ownership and to regenerate

them" (House of Commons,

2019).

The city has the people and the

knowledge they can use to make

this street a warm vibrant

welcome to visitors and an

engaging, useful and uplifting

commodity to its citizens even

before spending thousands (or

millions) on pedestrianisation and

the complete regeneration of

buildings. These ideas while

utterly worthwhile are expensive

and the city is quite deep in debt.

In 2019, Aberdeen saw the hugely

successful reopening of its

beloved Art Gallery, the Music Hall

and the opening of the Aberdeen

Western Peripheral Route. These

are gargantuan projects in terms

of the scale of investment and the

city is now in a deep pocket of

debt which at present they are

paying back at a rate of £115,000

a day (Wyllie, 2019). Underlying

borrowing in Aberdeen was 237%

of its net annual revenue, the

highest percentage in the country

(Peterkin, 2019).

Depressingly, one in five people in

Scotland live in poverty with the

number at one in four of

Scotlands children and to make

matters worse, the numbers are

rising (Joseph Rowntree

Foundation, 2019).

The people who need to use this

street are people who are

commuting, to work, friends or

family using the public bus

system, they need to use this

street. They are forced to be a

party to its physically depressing

state. It's depressing they say,

there are too many beggars and

drug addicts they say. It's sad they

say. (Goldie, 2020)

Union Street lies at its heart and

epitomises Aberdeen to residents

and visitors alike (Aberdeen City

Council, 2019)

"'Meanwhile spaces': the empty

shops becoming a creative force

across the country" (Edemariam,

2019).

These empty commercial units on

Union Street have become

unused due to changes in the way

people shop. People like the

convenience of internet shopping

now, if they go out into town they

Union Street

Image Credit Isla Goldie (2020)

find their favourite brands in the shopping centres where

they can go from shop to shop without getting their hair wet

in the rain, and parking is found in the same undercover

location. Sometimes these empty units have been bought for,

or are waiting to be developed but still, these one-time pieces

of prime real estate have become less affordable through

high business rates and rents and some have been sitting

empty for years, nearly decades like the old Bruce Millers

building, which has been sadly sitting empty since 2011.

Meanwhile spaces use these spaces in the meantime,

sometimes in ways that engage and boost the morale of the

community and can be used to build on the identity of the

area.

Union Street's 30 empty commercial units waiting for what

comes next, blinking slowly, without anything to do but fill

passers-by with despair.

Bruce Millers

Image Credit Ben Hendry (Hendry, 2018a)

" Place-identity is defined as

those dimensions of self that

define the individual's

personal identity in relation

to the physical environment

by means of a complex

pattern of conscious and

unconscious ideas, feelings,

values, goals, preferences,

sk ills, and behavioral

tendencies relevant to a

specific environment"

(Proshansk y, 1978).

Would you lik e to see some more art

and culture on Union Street?

No, we have enough elsewhere

72 votes

17.2%

149 votes

47.3%

Yes, that could add the

vibrancy the street is

missing

149 votes

35.6%

Yes, it could be a great way to

fill those empty spaces

Public Opinion Survey on

Aberdeen's Union Street

conducted January 2020

(Goldie, 2020)

New life is coming to high street

properties abandoned in the retail

slump in the form of the 'Meanwhile

Space'. The Meanwhile Foundation's

manifesto is to create socio-economic

value from the vacant property by

understanding and sharing best case

practices in meanwhile use. Resources

are available to members including

legal and business model advice

(Meanwhile Foundation, 2019).

organisation had to re-plumb and

re-wire the place. Aptly named Empty

Shop has turned the space into a

creative talking shop where creatives

can meet up and swap ideas, launch

artist residencies, run exhibitions, and

establish collaborations. Nick and Carlo

say the community art-driven project

has immediately injected some life into

the area but they are careful of

'artwashing' or gentrification.

Nick Malyan and Carlo Viglianisi of

'Empty Shop' in Hartlepool have set up

in an old electrical shop that had been

sitting empty for 18 months, the

property's copper pipe had been stolen

the organisers of this non-profit

The Glasgow based charity People

Without Labels took over what had

been Scotland's first House of Fraser

store in 2015, creating The Space

Scotland, Scotland's first Pay What You

Decide community venue. Here they

Doon Toon Civic Army

Image Credit (Midsteeple Quarter)

host gallery space, a vegan cafe and

community food shop where they aim

to tackle deprivation and foster

community by providing free food for

those willing to volunteer in the shop.

Sara Auty from Saz Media took

advantage of the Greater Manchester

Council providing use of an empty

commercial unit whilst they undertake

their £1billion regeneration project. Her

space offers up her skills as a

photographer/videographer to

under-privileged

and

under-represented groups.

In Weston-super-Mare, an unused shop

on the town's high street has been

transformed into a community art

space where people can meet, be

creative, "make a mess" and "make a

noise". Here they use an old storeroom

as a photography studio, a floor as a

studio for artists and a floor is for

writing and thinking. The main floor is

where they host talks and dance

workshops. They have been given the

use of the space for a year(

Edemariam, 2019).

The Oven is the first in a group of

underused buildings on Dumfries High

Street, Midsteeple Quarter where local

people are envisioning and developing

their own High Street as a

contemporary living, working,

socialising, learning and enterprising

hub based on local views and

aspirations to create a new

identity for the area. This

project has the backing of the

planning department and is

written into their Local

Development Plan, but is being

run by the community, who

can make difficult decisions

that the Council wouldn't be

able to make, which is likely

one of the reasons it is being

successful (Midsteeple Quarter

Organisation, 2017). Kevin

Reid, the Creative Producer for

the Midsteeple Quarter Project,

is bringing together all the

various community groups

working hard around Dumfries

to form a civic army which they

are calling the 'Doon Toon

Army'. With power in numbers,

Dumfries people working

together to rejuvenate the

failing High Street through

events, street cleans, painting

and redevelopment (McEwan,

2018). This is a small town

project but they are taking the

powers they have been given

to make the most of what they

have, as a community, a civic

army.

Meanwhile, here we are, and

where we may be for some

time. Aberdeen has exhausted

it's coffers and it's high street

assets are tired. These spaces

may come back to life with a

boost to our local and national

economy, the devolution of

business rates, the

pedestrianisation of the

streetscape, the lowering of

rents, compulsory purchase

orders or the enforcement of

17 Bemont Street - Google Maps

section 215s, maybe Brexit will

make the street less profitable

for foreign investors... there

are a lot of maybe's

surrounding the future of this

high street, this Union Street.

Meantime, while Aberdeen

gets it's financial strength back,

it may be time to consider how

art and culture can fill these

spaces, for the benefit of the

community and to show off to

our visitors.

Speaking privately to Libby

Curtis, Head of Gray's School of

Art she said: "that's one of the

great things about Aberdeen,

all the grassroots artists there

are here".

RGU delivered MAKE, a creative

hub and digital fabrication

studio, on behalf of the city

council which was run on 17

Belmont Street, just off of

Union Street with the Art

Gallery at the other end. Upon

the expenditure of £30million

on the Art Gallery, the unit on

Belmont Street was

re-considered, the project was

no longer supported by

Aberdeen City Council and

MAKE closed its doors.

A spokesman from the council

said: "Options for its continued

operation have been fully

explored with cultural partners

but the costs associated with

the building and its layout,

which is more suited to its

former existence as

commercial premises, made

this un-viable. The refurbished

Aberdeen Art Gallery,

benefiting from a £30 million

transformation, will offer a new

Community Gallery space

which will programme a

number of exhibitions from

local artist groups each year"

(Reekie, 2018).

My want to do this paper

arose from seeing how

charities can access empty

properties for the greater

good combined with seeing

how the poor unloved street

from my childhood suffered

from neglect.

U-think Creative (UThink

Creative, 2019) came to

Waterloo Quay in Aberdeen in

2019 and I could see how art

workshops and exhibitions

can be used in the same

charitable / rate-rebatable /

space fillable way as the

copious other charity shops in

the city and on the high

street.

The

exhibition/workshop space

that Uthink Creative fill in

Aberdeen is central but

without natural footfall and

only a minimal local mailing

list (Uthink Creative are based

in Liverpool), the exhibitions

held there have attracted very

few visitors.

Immediacy to the public can

be a primary key to accessing

interested or potentially

interested parties for the arts.

Given the footfall and people

waiting about on Union

Street, it seems natural that it

should be the perfect place to

host exhibition spaces for our

grassroots talent, supporting

emerging artists with places

to exhibit and workshops and

facilities in the creative

Flag up Aberdeen

Image Credit Isla Goldie (2018)

practices being its natural

bedfellow to generate income

and sustain the project.

It is disappointing that 17

Belmont Street has been given

back to being a tired blinking

space with a TO-LET sign, where

only recently was an established

creative community hub made

possible by a co-operation

between the local authority and

the university. Such promise

ultimately halted not for its lack

of success but in spite of it.

Maybe a Union Street property

would be a better fit for MAKE or

its successor, there are certainly

a lot of potential options.

Art and culture inspire thought,

emotion, compassion, growth,

understanding about oneself

and different environments.

Designed to fill space in an array

of different ways, sometimes

beautiful, always with purpose,

often a source of wonderment or

consideration.

Empty high street spaces speak

of emptiness, poverty,

unworthiness, unwantedness,

and depression.

There are problems with the

current set up of the generic

high street, it is set up to fail. As

communities, we can fight this

and we will. A better business

model, a working business

model for the high street will

arise, it is only a matter of time,

but in the meanwhile, the system

must be worked within as it is.

The system can and must be

exploited to explore and make

best for its participants. Funding

must be overseen as a priority

and sought out extensively,

collectively, for the businesses,

the property owners, the

educational establishments, the

local auhorities, the artists and

the community. For the welfare

of the city's identity, it's economy

and most importantly it's people.

The landlords may be able to

afford to look the other way and

forget about these empty shops

but as a community and a

nation, it may be time to take our

empty high street into our hands

and bring it back to life

whichever way we can.

Watch out for Cardiff, they were

the only city

The history and culture of the

high street are written into its

architecture, green spaces,

shops, community hubs, but

mostly in the people who use it.

This high street, Union Street,

needs to feel wanted and used

again, even if just as somewhere

to dawdle enjoying form and

colour, culture and creation

while waiting for a bus, where

before were idle blinking

depressive voids. Temporarily,

until we can build a more

permanent vitality, maybe the

life injected with creative and

cultural meanwhile spaces can

shine a light on the foundation

of a new identity for Union Street

as a high street of the future, as

a community gathering point

and celebration for all who use

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