Update: Back in June they informed us we’d missed out on the site as they’d already agreed terms with another future occupier, we passed it on the train today (3rd October 2024) and it’s still empty. It’s really sad to see this site stand empty.
It’s been empty since 2022, the building is a listed building and it’s condition is deteriorating, I think I might be able to help! If you want to look at some of my previous projects you’ll find more info here, I have rented spaces from the likes of British Land, Derwent London, The Secretary of State, Starprop, Islington Council, Greenoak, Max Barney Estate etc, so I have some experience to bring to the table (including with listed buildings etc).
There is not enough footfall for it to be a viable commercial stand alone coffee shop. It’s the wrong platform to sell coffee to commuters, as the data shows 75%+ are south bound / heading towards London, therefore on the opposite platform and don’t come via this platform at all, if the level crossing came down whilst they are getting their morning coffee they’d miss their train as there’s no bridge etc.
There are some other options that might work, but I think the idea below has greatest flexibility, multiple income streams and also community benefit.
A Micro – Makerspace / Wood-workshop / Coworking / Campervan conversion hub (due to proximity to London) + Mini coffee bar for takeaway. Having multiple income streams ensures it maintains viability and sustainability. Imagine wood workshop meets pottery wheels and sewing machines.
Achieving a number of outcomes that I think its worth a punt:
- Maintain the condition of a listed building
- Generate Greater Anglia Revenue (both in terms of rental income, and train rider visits to the station! yes peanuts in relation to Greater Anglia’s revenue but hopefully you get my point)
- Provide a maker-space / tools / access and facilities to the local community (maker spaces double up as coworking spaces for those able to work around the noise of tools / the access to the workshop is useful to their job etc). Imagine woodworking, pottery wheels and sewing machines.
- It would re-open the public toilets
- This type of space encourages people to come together to make, repair and repurpose, supporting projects in their local communities. Improving wellbeing, reducing loneliness and combatting social isolation.
- Many Londoners desire to undertake campervan conversions, yet don’t have the tools or space to do this process effectively. For a membership fee and parking, this site could provide the space and tools for them to undertake that work at weekends… They could store the van on the carpark, and travel from London liverpool street in 30 mins, work on their van using the tools in the workshop, and then head back to Liverpool Street at the end of the day.
- Generate Greater Anglia / NCP more parking revenue (most days there appears to be only 6-8 cars on the carpark), so those storing vans whilst undertaking campervan conversions would possibly double the current income. Whilst still leaving significant capacity for commuters etc.
- We could partner with mechanics / LPG installers / solar electricians for the van conversions, that could bring in additional revenue.
- We could sell a small amount of coffee and snacks from a coffee bar near the door, but it wouldn’t be the primary income generator, so it’d be top-up income rather than the entire “business model”, hence making it more viable
- Provide a workshop to residents at Roydon marina village and those in the nearby area, to undertake DIY projects for their house boats.
- Many people that live on the nearby River Lea and River Stort are without a postal address, we could provide a postal address services as potentially another revenue source.
I have previously undertaken planning applications in other places to secure change of use, including in Westminster converting a building from D1 to a B1, so I have the experience and skills to do this.
The other thought in my head is an “escape room” type installation, I used to have a number of tenants who operated venues, if that is something you are more likely to consider I could connect you with them (as it’s not my skillset and they’d be better placed to help you).
Going back to the Railway data, more than 75+% of journeys starting from the station are heading South towards London, which is the opposite platform and they don’t pass the station on route as that platform is closer to the village. Users predominately only spend money at their departure station, unlikely as outlined above, and unlikely to spend on their return journey as they’re nearly home, hence it makes this site tricky to do F&B in a very small village with a population of c1,500. It might stand a chance of doing well in summer with the holiday makers, but winter would be really really tough. I have previously operated F&B venues (pubs, coffee shops, restaurants and street food markets, see photos below), so I understand the margins.
Through the windows photos, as a guide.
Roydon Marina nearby and the additional 168 berths, due to open soon.
Top line business model… maybe revenue of c£2-4k pcm… so it’s not exactly a cash cow, but it’s something that I think the future members would benefit from, and it would operate a bit like a “hackspace” https://www.hackspace.org.uk/ here’s a link if you’ve never been / participated.
Memberhip tiers:
Most members (hopefully eventually c50 = £450 – £650 pcm total): would pay a small monthly subscription of c£10-15pcm (renewed annually), plus a small bookable hourly rate to use the space £3+ per hour, thereby managing numbers / availability / use / whilst also maintaining an consistent income (ie membership would be at an amount whereby I believe people would pay it to support a local initiative that they might intend to use, even if they never did they wouldn’t be compelled to necessarily cancel).
A small number of full time members (c3-6 £450 – £650pcm total): would pay a much higher monthly fee to have more consist / access on demand, renewed on a 6 monthly basis to maintain consist revenue and site oversight.
A third tier would be higher still (c2-4 £400pcm total): this would be renewed monthly and this would be for those undertaking van conversions and therefore be using the space intensively, mainly at weekends for 1-2 months before their project is complete.
Van parking / storage (c10 c£500pcm total): This would need to be agreed with your parking management contract team at NCP etc
Coffee/snacks (c£1.5k pcm total): We’d still sell takeaway coffee and snacks at peak times to add additional income
Postal address services (c£100pcm total)
