NEW YORK WHOLESALE

May 30 2012 Birkenhead News

BIRKENHEAD MP Frank Field has added his voice to a campaign launched by the Grange and Pyramids shopping centres aimed at promoting the town.

Derek Millar, commercial director at the shopping centres, said We Love Birkenhead would bring retailers and residents together to spread the message that Birkenhead was "a fantastic place to live, work and shop".

The campaign will draw on support from celebrities, sports stars and business leaders with a link to Birkenhead as well as community stalwarts.

Like many town centres Birkenhead has suffered during the recession, with the demise of major chains like Woolworths and Peacocks and other big names like Currys and Topshop closing their stores to concentrate on branches in out of town retail parks – but Mr Millar said the future was "looking very bright".

The shopping centres recently had a change of ownership and are now being managed by LaSalle Investment Management.

Mr Millar said: "With so much doom and gloom in the news these days, we wanted to find a way of celebrating the many positive things about the town and community, which is a home and workplace to so many people.

"The new company is very committed to looking at a long term and solid strategy for the future of the shopping centres.

“Our campaign is all about celebrating the many virtues of the town and underlining how important the shopping centres are to the community they serve, not only as a place to buy the things you need but also as a social hub and major employer.

“It is an exciting time to be part of the team here and the future is looking very bright indeed.”

Mr Millar said Birkenhead's new Asda store had been a "positive development" and there was more to come.

He said: "In the last week, Next has opened its new, extended children's wear section, which has created three new jobs and gained the store an extra 2,000 square foot of trading space. It has also signed a ten-year lease underlining its commitment to the centre for the next decade.

"Poundland has opened a new store in the former Peacocks unit which is creating 19 new jobs for the town.

"We are also very close to signing up a new retailer for the former TJ Hughes store and terms have been agreed with two retailers for the former Currys unit.

"The new Asda store has, in many ways, been a positive development for the centres because it has brought new customers into the town which we have benefited from. The key aim for us is to make sure we continue to encourage those customers to the Grange and Pyramids and we will achieve this by continuing to offer a good mix of retailers and services which make us different to other shopping centres."

Mr Field said: "My affection for Birkenhead, since I came here more than 30 years ago, has always been the same. I have always had this sense that it is a place where people feel a very strong sense of identity.

"The people here are very proud of their town and while they like Liverpool, they love Birkenhead and that message has always been very loud and clear.

“I can’t tell you how pleased I am to hear there has been a change of ownership for the shopping centres and to hear about their commitment to a duty of care in the long term."

Mr Millar added: "The long term plan and focus is to continue to build on the great range of shops, both individual and well-known high street names, which we have at the centres, coupled with a terrific range of eateries.

"This varied mix of retailers and restaurants is what keeps our loyal customers coming back and we are working very hard to continue bringing in new businesses for our shoppers to choose from."

Shopping centre fails to lure customers

The centre has five above-ground floors and two underground floors, occupying a 3,700-square-metre plot of land on Hang Da Street in Hoan Kiem District's Old Quarter.

The centre, with the total investment of VND220 billion (US$10.4 million), has more than 8,300sq m of retail premise for leasing.

The construction started in early April 2009 and was completed in October 2010. However, up until now, few small traders and customers have been drawn to the centre.

Vu Danh Hoa, director of the Hang Da Trade Company, said at the time of inauguration, more than 540 small traders had registered for stores in the centre.

Today, as many as 220 small traders have left their stores fallow.

Pham Thi Thanh Huong, owner of a vegetable store in the market, said very few customers go to the centre to buy food. They go to temporary street markets nearby instead.

Huong earns about VND500,000 ($23) of profits every week, but she has to pay a total of VND2 million ($95) in rent and other services.

"The market is deserted as it is in the ground floor of the mall and customers need to travel to park their motorbikes," she said.

Moreover, the main entrance to the market is hidden from customers' view.

"The market closes too early, around 6pm, which is when other markets are still crowded so customers hesitate to go here," said Huong.

Meanwhile, Hoa added that many temporary markets surrounded the Hang Da Shopping Mall which created obstacles for trading in the centre.

"Vietnamese people have the custom of buying food in traditional markets where they do not have to park their motorbikes and they can choose food easily," he said.

Phi Ngoc Doan, chairman of the Cua Dong Ward People's Committee, said the new markets cannot attract small merchants and visitors because of the unsuitable design and poor programming.

"Though the new market has a modern design, it lacks a ventilated space, and the parking lots are inconvenient," he said.

At some new markets, visitors even have to pay for parking.

"If people just want to buy vegetables or some fish and food and they have to pay VND3,000-5,000 ($0.14-0.23) for parking a motorbike, they would rather buy food in street markets rather than in modern markets," said Doan.

Doan has also warned that the overly high leasing price for retail premises kept small merchants away. The present price for renting a store in the market is VND250,000 ($12) per square metre per month.

"The State should set up a reasonable quota for leases, and offer suitable preferential policies to create the best conditions for small merchants to lease booths in the newly built markets," he said.

"The ward authorities will join hands with district and municipal authorities to remove small markets or vendors that gather on street pavements. When the street markets are removed, streets will become neat and tidy, while local residents will go to modern markets to purchase goods," Doan added. — VNS

So, Australian Prudential Regulation Authority chairman John Laker believes Australian banks could survive ‘’a period of months’’ without access to global markets if global funding markets freeze as a result of the turmoil in Europe. That’s not exactly reassuring.

In fact the major banks themselves believe they are holding sufficient liquidity, have termed out their wholesale borrowings sufficiently and have displaced sufficient wholesale debt with customer deposits to survive quite a lot longer than that.

Laker’s comments during his regular appearance before the Senate Economics committee, however, do point to renewed concern within the banking regulator about the potential for another flashpoint in the ongoing instability within the global financial system since the initial crisis erupted in 2007, what Laker described as a ‘’roller coaster ride’’ in financial markets, which was again on a downwards swing after the Greek and French elections and the banking crisis emerging within Spain.

Laker’s checklist for the Australian bank’s prudential health has a number of ticks.

They are solidly profitable; they are holding historically high (indeed very high) levels of (high quality) capital; the major banks have only ‘’very limited’’ exposures to the euro area countries under the most strain; the larger banks have lengthened the maturities of their wholesale funding and they are holding a lot of liquidity. The majors have also established a market for covered bonds and retain significant headroom to issue more and have access to repo transactions with the Reserve Bank if necessary.

Despite all that, Laker believes that any break-up of the euro area or a European sovereign or banking default would create market turmoil and would impact on the major banks because of their continuing, albeit reduced, exposure to global funding markets.

He’s less concerned about domestic threats, saying the prospect was for near-trend growth in the Australian economy in 2012 and 2013, the terms of trade remained high, inflation and unemployment low and the fiscal position strong.

That’s true of the economy overall, although the recent spate of company collapses, significant and continuing job losses, the depth of the anxiety and risk-aversion among consumers and sliding house prices might be emerging issues of concern.

The majors showed in 2008 that, with some assistance from the federal government in the form of the funding guarantees (which they paid for), they were able to weather that storm. Today they are in far stronger shape to cope with a reprise of that seizure in global markets after the Lehman Bros collapse.

The Australian corporate sector generally, with some exceptions, is also in better shape. It has less debt, particularly short-term debt, and more liquidity. Historically the biggest threat to the banks has been their commercial property exposures, but they have reduced their lending to that sector, which has itself reduced its gearing.

If house prices were to continue to slide and unemployment were to escalate as the non-resource economies continue to splutter, however, that might cause the banks some issues, although it would take very large spikes in both to create a material threat.

Earlier this year an IMF working paper looked at the Australian majors through a novel lens, asking what would happen if the Irish experience of an unemployment rate of 13.6 per cent and a near halving of house prices from their pre-crisis peaks were to occur here. They concluded that the majors’ tier one capital ratios would fall by only 1.5 percentage points and remain above the regulatory minimum.

The only scenario where the majors would need to raise new capital would be if their peak corporate loan loss experience of the original crisis –about six per cent of their corporate loan books – were to be repeated in tandem with that surge in unemployment and crash in house prices.

Earlier this month an IMF team arrived in Australia to undertake a rather more formal stress-testing of the majors, so there’ll be another check on the battle-readiness of the system.

Laker did point to another potential source of risk. With minimal growth in demand for credit and the deposit wars maintaining pressure on their margins, the banks’ earnings growth has flattened and their returns on equity are subsiding. There is some potential that a bank or banks might succumb to pressure from the market to chase higher earnings by taking on more risk.

The way Laker put it was that ‘’in this environment strategic ambitions will be crucial in determining how ADIs (authorised deposit-taking institutions) maintain their financial strength and profitability in a durable way and these discussions are a key topic in APRA’s regular discussion with boards and senior management.’’

APRA is known to have, among other issues, let the banks know it would be concerned if, for instance, they were to relax their loan-to-valuation ratios to try to drive more housing loan volumes.

It showed itself to be a vigilant and proactive banking regulator ahead of and during the financial crisis. One assumes it wants to maintain that reputation which, along with the actual resilience of the banks, may yet be tested again if the European authorities can’t devise or agree on a formula for stabilising the eurozone and averting the threat of a destructive fracturing of the eurozone, with banking and sovereign debt defaults, that would give the global financial system an even bigger shake than it experienced in 2008.