The latest iteration of my Stoke Newington Church Street commercial landscape dashboard now includes two new charts: one tracking the historical trend in the number of chains on the street (10+ outlets) and another showing the rate of business change over time. I’ve also introduced metrics for two-unit mergers and large, purpose-built commercial units. These larger units are the most likely to attract interest from big chains if they become available.
Currently, there are 10 large commercial units on the street, including three purpose-built pubs, representing just 8% of the total commercial units. This suggests there’s little risk of Church Street becoming a commercialised thoroughfare like Oxford Street, especially as the majority of its businesses are housed in smaller shops. While future unit mergers are unlikely due to the street’s Conservation Area designation, they remain a remote possibility.
The purpose-built pub buildings on Stoke Newington Church Street – the Red Lion, Rose and Crown, and Clarence Tavern – could theoretically be converted into other types of businesses, such as branches of large chains, but developers would face significant obstacles. Any proposed change of use would require planning permission, as pubs fall under the unique “Sui Generis” use class, subjecting conversions to rigorous scrutiny.
Furthermore, developers would need to prove that the pub is no longer viable as a business, including providing evidence of extended active marketing as a pub. The street’s rich heritage and character, celebrated for its independent businesses and historical significance, would also weigh heavily in planning decisions to ensure any new use aligns with local priorities. These factors collectively make converting these pubs a challenging proposition.
Stoke Newington History 