EMERGING LONDON

2018 Battersea Power Stationp.42 Wembley Park p.36 Canada Water p.14 Brixton p.32 Brent Cross South London: DrivingChange Keynote Canada Water Spotlight on: Wembley Ealing Locations by ranking C&W Market View Contacts Welcome Barking Emerging London -ADefinition Locations by A-Z Methodology Emerging London -Dashboards Croydon Deptford International Spotlights Brixton Peckham Battersea Power Station &NineElms CONTENTS ...... 06 08 20 64 30 03 70 54 48 42 34 68 26 36 36 55 28 32 10 14

5 CUSHMAN & WAKEFIELD | EMERGING LONDON INTRODUCTION EMERGING LONDON – A DEFINITION

Change is in London’s DNA. The city evolves on Our experience of Greater London is that while EMERGING LONDON – A DEFINITION an almost daily basis. But just like the Thames, one of the world’s top cities is teeming with the constituent parts ebb and flow at different exciting property development opportunities, rates, in response to a plethora of drivers, particularly for retail and leisure uses, these are including economic flux, immigration, social not always in plain view. Dictionary definitions advancement and technological development. of the word ‘emerge’ include ‘to come into view’ and ‘to become apparent’. So the key purpose This continual process of change within of Emerging London is to highlight which parts geographically-defined neighbourhoods creates of the capital currently offer the most interesting opportunities for individuals, communities and (and financially rewarding) prospects. commercial organisations. At any point in time, any particular London location defined by its This report isn’t an academic exercise. Rather it own set of infrastructural, environmental, cultural is designed to have real practical value for you, and socio-economic influences, will be on its own the reader, whether you are an occupier, timeline. And, with each step along that timeline, developer or investor. We recognise that your new opportunities emerge. organisation’s definition of an opportunity will be shaped by its attitude to risk. We’ve therefore Emerging London pinpoints the stage at grouped the 104 parts of the capital ranked in which 104 locations are along their own, this report into five categories – from Untapped unique journeys, which in turn indicates what to Truly Established (see p.54) – to give a broad kind of opportunities might present themselves, indication of how frontier-pushing development both immediately and in the near future. We in any particular area is likely to be. have identified five general states of evolution: Of course we can’t pinpoint to the street lamp - Truly Established exactly which parts of London present the best - Maturing opportunities for your own organisation. But - Flourishing we believe we can get you very close. Emerging - Up & Coming London notes that wherever you choose to look, - Untapped two key factors define the areas most likely to see successful development. Firstly, they will be Key to taking advantage of these is an either already well connected or have substantial understanding that possibilities are linked transport infrastructure investment in the to a location’s individual characteristics, pipeline. And, secondly, they will welcome end rather than its notional timeline position. projects, whether large or small, which attempt It is quite conceivable that a Truly Established to integrate into that part of London’s existing area can hold as many opportunities as urban fabric and recognise a sense of place, an Untapped one. rather than stand in complete isolation.

Importantly, Emerging London looks at the capital holistically, noting that rather than competing with each other, individual parts of the city are inexorably interconnected with their neighbours. The benefits of development  | EMERGING LONDON in one area can be felt much further afield. Of course, not every location has the potential to become commercially established, nor, we would argue, should it aspire to be. But recognising the trajectory of a particular JOHN PERCY area can be vital for appreciating the likely HEAD OF DEVELOPMENT effect on its peers – and vice versa. AND PLACE CUSHMAN & WAKEFIELD & CUSHMAN 7 6 LONDON: WORKSPACE at most decelerate the pace of major As London’s population expands urban regeneration projects. Much its workforce will become much trickier to predict is the impact of more widely distributed, as previously Brexit, but so far, no major studies DRIVING solely residential areas gain increasing have suggested a significant negative amounts of workspace. Large new impact on the city as a whole. KEYNOTE CHANGE DRIVING | LONDON: developments such as Canada Water and Battersea Power Station TRANSPORT CHANGE (see pages 14 and 42) are creating Travel flow through London will major new office hubs. The type change significantly as a result of of workspace that emerges in Thameslink improvements in 2018 these locations is likely to have and the full opening of Crossrail a significant bearing on local at the end of 2019, together with retail and leisure provision. increasing modal shift to bicycle INTANGIBLES and pedestrian transport. New retail Part of what makes London special is RISE OF INDIE RETAIL and leisure concepts at transport a layer of intangibles that transforms Londoners, most notably the younger hubs and along new travel routes it from being merely a place to a living half of the capital’s demographic, are emerging. entity. The sense of optimism, for are clamouring for a more experiential example, that prevails across the retail and leisure offer, based around PLANNING capital, from a suburban East London independent operators offering The Mayor of London’s latest London housing estate to the bright lights of authenticity, provenance and Plan, currently still a draft, is firmly the West End, can’t necessarily be experience. These demands are based around growth; including a detected in a building or Tube train. likely to create opportunities and city-wide annual target of 65,000 But it can definitely be felt in the challenges in equal measure. new homes. A willingness to accept thousands of thronging shops, bars London’s status as a leading world significantly on where new housing densification of existing areas, a major and restaurants which permeate the city is undiminished, despite the and workspace development occurs. At a glance – departure from previous London capital. Future retail and leisure uncertainty of recent years. Successive planning policy, is likely to have a development which acknowledges independent studies, such as the HOUSING KEY TRENDS profound effect on many parts of and can respond to the essence Global City Power Index, continue to As politicians of all hues scramble Greater London, and create untold of these intangibles is most likely place London comfortably in the top to increase the supply of housing ›› London will remain dominant possibilities for expanded places. to succeed. 10. While past performance does not within the capital, London’s as a leading world city guarantee future positioning, it is clear housing stock is set to rocket. that London is unlikely to relinquish To accommodate the sheer volume ›› Population figures are expected its title as a key global powerhouse of new homes, whole new districts to increase, despite macro- in the near future. like Wembley Park (see page 36) economic uncertainty TECH are appearing. A new urban ecosystem The relative assuredness of London’s based on true mixed-use principles ›› New homes will bring with TRENDS global position transfers down to is evolving, which presents exciting them new spend and retail/ a local level to have a positive, opportunities for retail and leisure leisure opportunities… A London skyline buzzing with robot While the capital’s IT connections are confidence-boosting effect on operators. drones making parcel deliveries is as generally up to scratch, one area which each of the capital’s 32 boroughs, plus ›› … which will be coupled RETAILER PREFERENCES unlikely as one filled with airborne will need close attention in the coming the City of London. Key factors which with greater provision London’s status as a leading world jet-propelled people carriers, reckon years is power supply. Ensuring that will affect future development and of workspace outside city continues to exert a magnetic futurologists. Yet tech developments the city’s lights stay on as whole new progression in all 33 areas are: central London pull on a wide variety of businesses. are slowly but surely having an effect town centres like Brent Cross South Those who are focused on the capital’s on the capital – automatically-driven (see page 48) are connected up to a POPULATION ›› Densification of existing indigenous rather than tourist tubes have been running under central historic supply grid will require a high EMERGING LONDON The number of people drawn to ... it is clear that areas will create exciting customer base are already showing London for years and driverless road degree of tech dexterity. We believe London shows no sign of abating. possibilities for the creation a greater willingness to disperse pods are currently being trialled in that the parts of London which put Consensual forecasting suggests London is unlikely of new retail/leisure offers across a wider geographic area. Greenwich and at Heathrow Airport. themselves at the frontier of IT annual population growth of between Other innovative solutions, from advances are also those most likely 70,000 and 80,000 people until 2030. to relinquish its title ›› Recognising the intangibles MACRO-ECONOMIC FACTORS kinetic paving stones which use footfall to present interesting real estate-led From a retail perspective, that will which underpin London’s During the last global downturn, to power street lights and hydrogen- opportunities. mean more potential shoppers; as a global powerhouse magnetism will be key for London largely held on to its position powered generators for large buildings, though how they will be distributed future retail/leisure operations relative to other cities, so a future are well advanced.

CUSHMAN & WAKEFIELD & CUSHMAN across the capital will depend in the near future. straight economic downturn would 9 8 10 CUSHMAN & WAKEFIELD | EMERGING LONDON KEYNOTE | C&W MARKET VIEW regeneration and transformation You spendalotoftimevisitingurban uses ismassively important,too. are ‘must haves’. Carefully integrating and anhonest, authenticpresentation floor, office occupiers whoadd value, Good transport links, an active ground for people? developments successful places common factors that madethese central London. Which are thekey of majormixed-use schemesacross You’ve worked onawideselection wins isalsoapriorityfor me. standard. Coordinating new business Cross) isconsistently ofahigh work we do(for example, at King’s clients andensuringthat allofthe keeping indirect contact withkey team involves first and foremost Managing thecentral London leasing in anutshell? How doyou describeyour role, LONDON LEASING HEAD OFCENTRAL INTERNATIONAL PARTNER, RICHARD HOWARD Q&A WITHRICHARDHOWARD AND RICHARDPICKERING London isundergoing exciting changes.Two Cushman&Wakefield senior executives consider thekey factors influencingthecapital’s future andthepractical implications ofthecity’s growth onurban C&W MARKETVIEW:

who are spirituallyat homethere, operators, like restaurant Caravan, over specification. Take London’s Design shouldalways take precedence to London? learnings you have brought back USA; what are themost interesting projects across Europe andthe result itfeels like anauthenticpart to ahousingassociation –andasa the tenant lineup– from Louis Vuitton Cross isatotal agnosticism about catalyst. Amasterstroke for King’s University oftheArtsisalsoamajor Google’s presence for sure, whilethe ascribe itsphenomenalsuccess? redevelopment. To what doyou Cross since theinception ofits You have beeninvolved with King’s in Sydney isagreat example ofthis. sense ofattractiveness –Barangaroo a new tower canbegiven soulanda applies to modernbuildings.Even specification. The sameprinciple its authenticityanddesign,not global cityanditsappealisallabout the most popularoffices inamajor Tea Building(inShoreditch): oneof of London. Choosinggr real estate development. ound floor ound floor

important part. of St Pancras) have alsoplayed an factors (such astherefurbishment However, itsworth notingthat external the highest rent) isanastute move. (rather thansimplybeingableto pay for theenvironment. money, andterrible wastehuge oftimeand all agreethatthis isa purposes... weshould standard formarketing fit outofficestoahigh our industry isthat we wasteful anomalyof A massive andvery

is well underw 42-47) suggest fundamentalchange Vauxhall to Battersea (see pages a boundary. But theplansfrom the past theThames was seen as major shiftfor thecapital,asin London’s office supply. a Thisis significant partofthemakeup of small location, to becoming avery from asought-after butrelatively I sensetheSouthBankisevolving and Elephant&Castle to thesouth. diverse asWood Wharf to theeast and considering destinations as in occupiers becoming more footloose London office rentscanonly result The continuous riseincentral office occupiers? are likely to appealto bigspace effectively, whichpartsof London Assuming that they canrecruit they needfor theirbusiness to thrive. be ableto recruit andretain thetalent they want to know ifthey are goingto Apart from well-designed buildings, are lookingfor inLondon? And what doyou thinkoccupiers my colleagues would, too. necessary andIsuspect many of though I’d backlegislation ifitwas Hopefully thiscanbedonevoluntarily, simple: buildto shellandcore only. for theenvironment. The solutionis waste oftimeandmoney, andterrible We shouldallagree that thisisahuge most ofitwhenanoccupier moves in. for marketing purposes,onlyto bin fit outoffices toahigh standard anomaly ofourindustry isthat we Well, amassive andvery wasteful excel at andwhat could itdobetter? much ofthecity’s builtenvironment, which isultimately responsible for does London’s property industry, You mention architects, butwhat will surpriseeverybody. excellence andhumanitythat demonstrate acombination of include Pilbrow andAHMM)will 2018], whilethebuildings(architects once Crossrail isoperational [late Yes, the transport links willbesuperb locations? similarities withcentral London Canary Wharf. Are there any on thenext phaseofdevelopment of And you’ve recently started advising ay.

c retail/leisure isto thewhole That demonstrates how important is likely to be instant recognition. one where Vinoteca is,andthere be flummoxed. Tell themit’s the Cross, for instance, andthey may at theChipperfieldbuilding at King’s points. Asksomeoneto meetyou amenities aseveryday reference world peopleuseground floor Absolutely. Outsidetheproperty beneficial to the retail/leisure mix? increasing numbersofpeoplewillbe Does thismeanthat across London the potential draw thiswillhave. location. We shouldn’tunderestimate affordable livingspace inthesame the issue ofproviding workspace and links. Importantly, they willaddress environments withsuperbtransport Londoners. They willsupplyexcellent are sure to attract anew generation of and Wembley Park (see pages36-41) Cross South(see pages50-53) Not at all.Schemeslike Brent of locations northoftheriver? Could that beto thedetriment omposition ofanar ea.

the next? Ilove it. above thecapitalinahelicopter on my handoneday, andzooming I beholdingtheKing’s Cross falcon sets thisjobapart.Where elsecould the mapofLondon iswhat really developments whichare redrawing together withamazingpeopleon quite believe how lucky Iam.Working passionate aboutmy jobandcannot on The Apprentice, Iammassively wishing to soundlike acandidate It issimplyaprivilege. Without developments? some ofLondon’s most significant How doesitfeel to beworking on more footloose. in occupiersbecoming rents canonlyresult central Londonoffice The continuousrisein

11 12 CUSHMAN & WAKEFIELD | EMERGING LONDON KEYNOTE | C&W MARKET VIEW future evolution. the bedrockofLondon’s ownerships. Theseare held insingleprivate of developable landare swathesIncreasingly large items asthreats (becausethey are Are we conditioned to seebigpicture are often framed inanegative way. Brexit andLondon’s housingcrisis Macroeconomic factors suchas more fun. other sideofthetableto behaving but ultimately found theguys onthe I went into commercial property law, encourages focus andcriticalthinking. preparation for any career –it I thinkthat alaw degree isgreat What drew you inthat direction? now working inthereal estate sector. You originally trained inlaw andare the future. our own business iswell placed for strategy, andthenmakingsure that clients andhelpingthemwiththeir figuring outwhat thismeans for our world andourindustry ischanging, It involves lookingaheadat how the in anutshell? How doyou describeyour role, STRATEGY HEAD OFFUTURES RICHARD PICKERING and interact witheachother). and alsoto create communities congestion, to share capitalassets efficient way (for instance to manage us to useourresources inamore expect new analyticaltools to allow more open.Consequently, we should Data setsare becoming larger and city, to changeover thenext decade? way peoplelive andinteract withthe How doyou expect London andthe with risk. the upsideopportunitiesassociated cyclical ones,whobetter perceive most successful tend to be counter- back, theinvestors whohave been in behavioural economics. Ifyou look opportunity ofgain.This hasitsroots prospect ofloss, rather thanthe Yes, we dotend to focus onthe lay within? be seeingtheopportunitieswhich outside ourcontrol) whenwe should

deal withthat. a robot. We needto work outhow to can’t bedonequicker andcheaperby who won’t beableto findany jobthat around, there willbesomeinsociety higher value roles. However, thistime then peopletransition over timeto ICT intheworkplace) are introduced, when technological processes (such as be. Conventional wisdomtells usthat how societallyimpactful itislikely to think that most peoplehave realised excited orterrified aboutit,butIdon’t automation. I’mnotsure whetherI’m going forward isgoingto bedigital The most profound tech change you have come across recently? technological changeorinnovation What isthemost exciting ubiquitously intheproperty industry. capitalism that doesn’texist of paternalism andconscientious on investment returns, andaform in placemaking, along-term view opportunities. This requires skills historically, rather thanastrading plays, asthegreat estates have done will regard theseas100year-plus future evolution. Ourbest developers These are thebedrock ofLondon’s are heldinsingleprivate ownerships. large swathes ofdevelopable land A very significantone. Increasingly realising London’s growth capability? landowners anddevelopers play in What role doLondon’s largest digital automation. tobe forward isgoing going tech change The most profound

communities that tie together communication. Digitallyarranged bring together work, leisure and centrally inflexible spaces that or knowledge-based tasks delivered delivered at home, andinteractive or solitarytasks beingincreasingly work isdelivered, withmundane I envisage abifurcation inhow physical environment? balance likely to affect London’s How are attitudes to work/life a very low-density city. look to Asiahowever, London isstill will notbeuniversally popular. Ifyou It hasto increase indensity, which How shouldLondon respond? 80,000 people over thenext decade. forecast to grow annuallyby over suggest London’s population is The latest forecasts from theGLA support business cases. value from property development to to TfL andfindnew ways to capture more planningandpurchase powers We needto streamline processes, give in London isthat ittakes far too long. real issue withinfrastructure delivery particularly asthecitydensifies. The a priority, rather thanaddnew lines, more capacityinto thenetwork as We probably needto lookat building we leave less space for thenext one. Every timewe buildatubeline, network? development ofLondon’s transport for any city. How importantisthe Transportation isakey attribute yet isalsocrazy, funandinnovative. between thetraditional andthenew, Tokyo effortlessly managesparadoxes did ask!).London may reflect onhow vibrant, diverse andexciting (well, you open, transparent, investable, secure, London isattractive becauseitis: offer key learnings for London? any globalcitieswhichyou believe countries andcultures, andare there so attractive to thosefrom other are theattributes that make London London isatrulyglobalcity. What technology to mitigate thenegatives. (like history andculture) anduse to emphasiseitsrelative strengths To respond positively London needs London at astrategic disadvantage. much better inthelatter, whichputs not. Someofthesesolutionswillwork delivered by Googlefor instance, do fabric, inaway that virgin cities, retrofit technology solutionsinto its role. Asamedieval city, London must technologies play avery significant excitement, andinthisregard urban congestion) rather thanto add points (overcrowding, pollution, that London faces isto reduce pain functional. However, thekey challenge end ofthespectrum–itismuchmore Smart citytechnology isnotat thesexy in thecapital? advances will have onliving/working itself for theimpacttechnological Is London doingenoughto prepare future inthisregard. not meet.I’mquite hopefulfor the between peoplewhomay otherwise turn coordinate physical interaction people withsimilarinterests canin density city. is still avery low- however, London If youlooktoAsia

13 Spotlight on CANADA WATER WATER CANADA CANADA SPOTLIGHT ON WATER SE16

The transformation of the former Surrey where the London Overground and Jubilee Line Commercial Docks, part of the Rotherhithe meet to give unrivaled north-south and east-west Peninsula, on the south bank of the Thames connectivity. Beyond the rail links the plans KEY just east of Tower Bridge started in the 1980s. propose to improve bus routes and cycle paths STATISTICS Now the London Borough of Southwark’s better connecting the site with the South Bank Canada Water Area Action Plan seeks to and the City. Also proposed for the area is the enhance and improve on that first wave world’s longest pedestrian and cycle drawbridge, C&W Evolutionary Status: of regeneration. Covering over 750 acres, which would create a 184-metre span across UP & COMING including the SE16 Print Works (which used the Thames linking Rotherhithe with the Isle to print the Daily Mail and Evening Standard), of Dogs. Like Tower Bridge to the west, it would C&W Location Ranking: 77 Surrey Quays Shopping Centre and Surrey open to allow large ships to pass through. Quays Leisure Park. TfL travel zone: 2 Other development projects within the wider The centrepiece of the new vision is scope of the Area Action Plan seek to capitalise Local authority: unquestionably British Land’s proposal for a on the existing large water habitats and green Southwark  | EMERGING LONDON comprehensive £3bn 53-acre redevelopment spaces, many of which are already underway. anchored around Canada Water Dock, which They include L&Q’s Quebec Quarter, near Russia Distance from central London: will include up to 1 million sq ft of retail space, Dock, which will provide around 370 homes 3 miles east a new High Street, 2 million sq ft of workspace and 17,000 sq ft of commercial space over and approximately 3,000 homes. five acres, and Notting Hill Housing/Sellar Population: 322,000 Developments’ eight-acre scheme, which will (©GLA borough population Key to assuring the anticipated growth of both deliver approximately 1,000 new homes, 50,000 projections 2018) housing and commercial space, is an extremely sq ft of neighbourhood retail and a 100,000 sq ft

CUSHMAN & WAKEFIELD & CUSHMAN important transport hub at Canada Water station, UK flagship Decathlon store. 15 14 Canada Water Profile Interview

CANADA WATER WATER CANADA British Land’s ROGER MADELIN CBE, Head of Canada Water MY LONDON Development, and EMMA CARIAGA, Canada Water’s Head of Operations tell us about creating a High Street from scratch,

SPOTLIGHT ON how it feels to be responsible for creating a new part of London and reveal their favourite shopping spots in the capital. Roger Madelin CBE How do you describe what you’re doing at Canada Water to people who aren’t aware of what exactly What is your favourite part is happening here? of London? Roger It is simply the most amazing opportunity that Somewhere between here [Canada I’ve come across in more than 30 years developing. We are Water] and Waterloo depending in control of evolving a new place with up to 20,000 people on whether I turn left or right on working, being educated and visiting every day, on top of my bike – the back streets of the 30,000 people living here. South Bank.

The first phase of development is potentially 1.8m sq ft. We know that, as long as we Chiswick High Street – a wide space Do you already have a vision in your own minds how that with interesting shops and chance space will look? get it right, retail and leisure to meet a diversity of people. Roger We have a very clear idea of what the first phase will look like. One of the things we will do is build a new High Street. space will be fundamental to Do you have a personal ROGER MADELIN CBE Contrary to what many people believe, not all High Streets ‘hidden London’ location HEAD OF CANADA WATER are declining and we’re going to incorporate the best things about creating a great new urban area. you’d like to share? DEVELOPMENT, BRITISH LAND existing ones. To do that we will bring forward flexible buildings Around Charterhouse Square. that allow for a mixed offer and importantly allow for adaptation I used to cycle past, but one day over time. We have learned lessons from retail environments that So, this is a case of changing perceptions. I went to have a proper look. function well, that allow for control of traffic and create Emma Because people don’t know what is here, their perceptions pavements/street environments that are safe and inviting. aren’t negative. It’s more a case that they simply have no Best location in London perceptions. Often, when they visit for the first time, they are to shop for quirky gifts? Alongside the retail, our first phase will deliver exciting new unsure of where they’re going – people often think we’re east of I like somewhere I can get in working environments, a new leisure centre and up to 650 Canary Wharf – yet when they get here they’re really surprised, and out of quickly, so big properly homes. Once completed it will be a substantial place in its own because it took them half the time they expected it to. managed department stores like right and transformational in terms of establishing Canada Selfridges are ideal for me. Water as a much more urban place than it appears today. That bodes well for discussions with potential occupiers. Roger It does and we’re already talking to a wide variety of possible Parts of London you’d It’s not every day you get to design a High Street office tenants. Not just FTSE100 companies, big consultancies, and like to explore more? from scratch. technology and banking firms, as you might expect, but also small Meridian Water, Woolwich Roger Precisely, and that’s what makes Canada Water so design companies and higher education institutions. And these and Thamesmead. special. No-one has had planning permission to allow them aren’t cursory conversations, but exploring how much can we EMMA CARIAGA create a major retail and leisure hub so close to central London provide, when and for how much. What is your favoured form of HEAD OF OPERATIONS, for a very long time. Current policy allows us to build up to transport around the capital? CANADA WATER, BRITISH LAND one million sq ft. That’s scary and exciting, in equal measure, And you will also be building new Bike – today I’m on a Specialized because we know that the retail and leisure markets are residential accommodation. Langster – a single-speed challenging right now. But we also know that, as long as Emma A functioning urban environment needs people around aluminium frame design. we get it right, that space will be fundamental to creating at different times of the day. Alongside the retail and workspace, But normally I ride a Condor  | EMERGING LONDON a great new urban area. we will be delivering approximately 3,000 homes. With that Gran Fondo Titanium with kind of scale we can create a real mix of homes that appeal Shimano Dura-Ace gears; And you have plans for plenty of office space, too. to a broad range of ages as well as a full spectrum of incomes. I also have a Brompton. Roger If you ask anyone at the moment “Is Canada Water One of the reasons people leave a place is because there’s a good place for offices?” the answer will probably be “No”. nowhere for them to staircase up or down to. Our aim is to But why would it be anything else at this stage? We’re not deliver a good range of property types that Londoners can not surprised about responses from people who haven’t been only afford, but are actually attractive to them, which in turn here, but we are pleasantly surprised that everyone who will create a place where people want to stay. That means

CUSHMAN & WAKEFIELD & CUSHMAN comes here seems to get it – that’s what keeps us going. creating homes for everyone from students to senior citizens. 17 16 We’re not Our aim is to end up with properties CANADA WATER WATER CANADA going to force that local people can not only afford, MY LONDON community, but are actually attractive to them,

SPOTLIGHT ON but we have which in turn will create a place the ability where people want to stay. Emma Cariaga to connect people. Talking of interesting environments, the place from the start. We’re not going What is your favourite part you seem to have been pleasantly to force community, but we have the of London? surprised by the popularity of the ability to connect people. The Royal Courts of Justice Printworks (a former industrial on the Strand – my dad was building) as a temporary music venue. British Land plans to retain a Solicitor and I used to go Emma The music events are really and manage the land at Canada with him to watch and listen. popular and we’ve recently adapted the Water once it has been developed. So, I enjoy spending time space to allow live music which has seen How does that affect how you there now when I can. performances from artists as diverse as build out the scheme? Corrine Bailey Rae and Django Django. Roger In practical terms, it means Do you have a personal Given the history of the site and the we can spend more on public realm, ‘hidden London’ location amazing industrial interior, we are very more on infrastructure and more on you’d like to share? much keeping an open mind on whether future-proofing. I find it extremely Inside the Barbican Centre – Printworks could form part of the satisfying to be able to think and plan I used to walk around it and thought longer-term masterplan as an events for the long-term. it was impenetrable, but the inside space. For now, it is certainly helping is incredible. to put Canada Water on the map. And how does it feel to be working on Canada Water? Best location in London This must remind you (Roger) Emma It’s a massive privilege and to shop for quirky gifts? of previous regeneration projects good fun, but also a huge responsibility Tate Modern gift shop. you have worked on, most recently to get it right, as this sort of opportunity King’s Cross? doesn’t come up very often. The Range (including the Canada Roger Actually, it is even more exciting Water branch) – it’s great for than King’s Cross. The mix of uses is Roger It makes me feel 30 again! inflatable snowmen at Christmas! different to anything else, including I cannot think of another job that the abundance of recreational space. would be more exciting than building Parts of London you’d like You can do a 5km running circuit and a whole piece of a city, with 35 buildings to explore more? only have to cross one main road. and 15 parks and squares. Crystal Palace Well-being (i.e. both mental and physical health) will be built into the fabric of www.canadawatermasterplan.com What is your favoured form of transport around the capital? The tube. At a glance – CANADA WATER  | EMERGING LONDON British Land owns 53 acres of former London Docklands on the south bank of the Thames near Rotherhithe. In May this year, they applied for Master Plan consent for a comprehensive redevelopment that will effectively create a new urban quarter in the London borough of Southwark. A total of 3,000 new homes, 1m sq ft of retail and leisure space and 2m sq ft workspace, plus a number of parks and dock habitats, are planned across an area that currently includes Surrey Quays Shopping Centre, Surrey Quays Leisure Park and the SE16 Printworks. Barbican Centre, London - © Rob Bye CUSHMAN & WAKEFIELD & CUSHMAN 19 18 BARKING Spotlight on

SPOTLIGHT ON BARKING IG11

One of London’s newest boroughs, Barking One of the first new generation schemes to & Dagenham was designated part of the capital come forward will be the redevelopment of in 1965. While Dagenham’s industrial heritage Vicarage Field Shopping Centre. Owner Benson KEY (notably the Ford factory, which still produces Elliot and partner Londonewcastle will provide STATISTICS up to 1 million vehicle engines each year) over 800 homes while creating a new retail is well-known, Barking’s identity has been hub (see Interview pages 22-25). less clearly defined. Until now. C&W Evolutionary Status: Outside the town centre, funding was agreed UP & COMING In a bold statement at MIPIM 2018, Be First, in early 2018 for a £263 million extension of the private development company set up Transport for London’s Overground line to C&W Location Ranking: 73 by the local authority in 2017, described the a new railway station at Barking Riverside, regeneration plans for Barking town centre as due to open in 2021. One of the UK’s largest TfL travel zone: 4 a “mini Manhattan”. Already widely respected regeneration projects and led jointly by the within the property industry, Be First, chaired Greater London Authority and developer L&Q, Local authority: by veteran urban champion Lord Kerslake, the redevelopment of Barking’s power station Barking & Dagenham  | EMERGING LONDON plans to generate up to 20,000 jobs and create at Riverside will deliver nearly 11,000 new 50,000 homes on just short of 1,000 acres of homes, housing 29,000 people, as well as Distance from central London: development land within the next two decades. circa 700,000 sq ft of commercial, including 9 miles east The proposals showcased at MIPIM include retail/leisure space. development above Barking’s central main Population: 213,000 line rail and Tube station, which would deliver (©GLA borough population more than 2,000 new homes. projections 2018) CUSHMAN & WAKEFIELD & CUSHMAN 21 20 Barking Profile Interview BARKING

The 1.3m sq ft residential-led redevelopment at Vicarage Field

SPOTLIGHT ON is key to unlocking a series of regeneration initiatives in central Barking. PETER CORNFORTH, Project Lead at site owner Benson Elliot and JAMES SHINDLER, Director at development manager Londonewcastle tell us how perceptions of Barking are changing, explain why green spaces are important for any regeneration project and disclose why, one day, one of them will visit Cockfosters.

You’ve done a lot of public As humans we are better at dealing consultation as part of the planning with things we can see in front for Vicarage Field. Did these of us, rather than on a plan. highlight any misconceptions Peter Definitely true, but there’s more about Barking as a place? to it than a few buildings coming out Peter I’d argue that a person can’t have of the ground. To inspire perceptions a misconception about a place because and empower opportunity, you need if that’s what they think, that’s what they something to hang your hat on and think. The overwhelming response to central Barking’s a bit short of the surveys we did is essentially: ‘bring it hat-hanging things at the moment. on’. There’s a consistent local sentiment That’s about to change. The development that Barking can benefit from the sort of of several projects will give the area contemporary catching-up they see in a much stronger experiential and other parts of the Capital, so people are visual identity. PETER CORNFORTH supportive as they see it delivering RETAIL DIRECTOR, BENSON ELLIOT things they want. And one of those projects is Vicarage Field, where the designs OK, but presumably there are by Studio Egret West have been still some perception issues. largely applauded. James The perceptions are around James This is third time we’ve worked Barking’s old-school geography, being with SEW and they are as ambitious a close neighbour of Essex – that’s not and design-led as we are. We are a bad thing, it just makes it sound a bit conscious that our scheme should stand There’s an undertone further out. The reality is that it’s as out in a good way. It is refreshing to work near to central London as Ealing is with an architect who just sees London of affordability which on the west side of town. as a wonderful place with a lot of we are keen to sustain opportunity both in terms of new These sound like attitudes that buildings and preserving heritage. and utilise to encourage will take a while to alter. We’re particularly pleased that both Peter I’ve always believed that changes the Council and GLA accepted the in perception emerge organically. One of design integrity of the plans – they new formats, ideas the exciting things about Barking is that recognise it’s a high-quality scheme. and community JAMES SHINDLER whilst its got its fair share of physical DIRECTOR, LONDONEWCASTLE heritage, the centre isn’t jam packed with So, we know how Vicarage Field  | EMERGING LONDON experiences. ancient or historic buildings; creating will look. What about how the mix the opportunity to deliver a really bold of uses within the scheme will work? and exemplary design solution with a Peter We are determined that the freshness and vitality that will be interaction between commercial and interesting across a wider geography residential space will be socially than Barking itself. I’m confident that sustainable, today and tomorrow. as we work through and deliver our In terms of layout and uses we have masterplan, perceptions will be rebased maximum flexibility, including

CUSHMAN & WAKEFIELD & CUSHMAN to anticipate the great things ahead. podium amenity (garden) space. 23 22 BARKING We are determined that the interaction between commercial

SPOTLIGHT ON and residential space will be socially sustainable. MY LONDON

Peter Cornforth James Shindler

What is your favourite part What is your favourite part of London? of London? Lordship Lane, East Dulwich – I’m a new-found fan of Peckham: where else can you find restaurant the village, the restaurants, MEATliquour alongside a shop the authentic atmosphere. selling plastic buckets? (See pages 28-29)

Brixton – still more to come and I also rate Crouch End: it has The Department Store project is a village feel, and the lack of nearby a stunner. (See pages 32-33) tube is something of a positive.

Do you have a personal ‘hidden Do you have a personal ‘hidden London’ location you’d like to share? London’ location you’d like to share? Whitechapel – all the best places Bermondsey arches – nobody Rooftop gardens sound interesting. existing stock and encouraging all forms interesting user-led models being you’ve never heard of; Tayyabs, really knows where it starts or finishes. James This is a good example of heritage of tenure across new build schemes, implemented across the coworking/ At a glance – Wilton’s Music Hall and Indo. and amenity coming together. Our site ensuring the benefits of regeneration are living and hospitality/entertainment Best location in London once served as the vineyard for Barking felt throughout the community. sectors. Barking has a seething VICARAGE FIELD, Best location in London to shop for quirky gifts? Abbey, and more recently as market enterprise and arts culture going BARKING to shop for quirky gifts? Charlotte Street, Fitzrovia. gardens. So, our modern take is to create Vicarage Field will deliver a fully on and the council is very keen to Peckham Levels (See page 28-29). micro allotments on the roof above the mixed use town centre scheme. expand and promote that. Pan-European private equity Place to go for a night out: commercial space. Having green space Peter That’s been the objective from fund manager Benson Elliot Best location in London to eat? Granary Square, King’s Cross. and growing things is attractive to the start and what we’ve picked up Indeed, the council set up its own and London-based developer Sparrow at Lewisham – wow! people. We’ve successfully worked strongly throughout our local dialogues. private development company in Londonewcastle plans to Parts of London you’d like with the Nomadic Gardens community With very little new development of 2017, Be First. transform an existing shopping Bellenden Village, Peckham – a perfect to explore more? project on previous schemes. While commercial space in the town centre James They’re now working closely with centre in central Barking micro destination; from traditional Deptford and Alexandra Palace. accessible green areas aren’t particularly for a number of decades the us as they want the scheme to progress to create a new mixed-use boozer to edgy global cuisines. expensive they bring a huge benefit opportunity’s there to renew, reposition quickly because it will have a ripple effect development over five acres. What is your favoured form of for residents. and re-energise Barking’s social and on bringing other sites forward. They The project will comprise Place to go for a night out: transport around the capital? commercial core. On the other hand, certainly see the bigger picture, as well 850 homes, an hotel, flexible Camden – still rocks and I love I like driving, so normally Talking of residents, the most there’s an undertone of affordability as being proactive and ambitious, which business space, 150,000 sq ft The Roundhouse. whizz around in a small car. recent London Plan calls for a lot which we are keen to sustain and utilise in the long term can only be good for replacement retail and 100,000 more housing across London. Do you to encourage new formats, ideas and Barking. sq ft of F&B/leisure. The project Parts of London you’d like Granary Square - Kings Cross see space for that in Barking? community experiences. will be phased over three to to explore more and why? Peter The draft new London Plan is a How does it feel to be working on five years with construction Cockfosters – just to see what’s there  | EMERGING LONDON fairly recent manifestation of something How does Barking compare Vicarage Field? expected to start late 2019/ that’s been in the policy pipeline for with similar districts in other James I feel proud and excited. early 2020. Forest Hill/Crystal Palace – some time. Our view is that Barking European cities? Peter It’s pretty humbling . I certainly they’re on my doorstep. absolutely has significant physical Peter We’re witnessing more disruption feel a weight of responsibility, and, as capacity to deliver a whole raft of new to consumer behaviour and lifestyles in Council leader Darren Rodwell correctly What is your favoured form of homes, both in the town centre and London than almost anywhere. Because points out, I should, as what we are doing transport around the capital? across the wider borough landscape, for of that we’re keeping flexibility at the will still be here in 30-40 years’ time. Public – bus and tube if getting example at Riverside. The Council are heart of our design process; I wouldn't from east to west.

CUSHMAN & WAKEFIELD & CUSHMAN proactive in renewing and enhancing be surprised if we see some really www.newvicaragefield.co.uk 25 24 DEPTFORD Spotlight on

SPOTLIGHT ON DEPTFORD MY LONDON SE8 Libby Cutress

LOCAL RESIDENT DEPTFORD

How would you describe what Best location in London is happening in Deptford? to shop for quirky gifts? Deptford is changing rapidly, which is Deptford Market...no question! both good and bad. Having lived in the area for a while, I'm worried that if Best location in London to eat? it carries on at this pace, it will start to My current favourites are actually lose some of the charm and that the in Deptford. The Waiting Room - old-timers and businesses that make for vegetarian/vegan breakfasts the place special will eventually move and coffee and Hullabaloo - for KEY on. On the other hand, we've had lots amazing (and cheap) paneer STATISTICS of new independent businesses move curries. Otherwise I've had some in, which means I rarely have to leave great food in Peckham namely the area if I need something. Pedlar and Artusi. The latter now C&W Evolutionary Status: has a sister restaurant in Deptford While Barking has designs emulating the Big Apple, FLOURISHING Which five words best called Marcella which is yum. Deptford has looked closer to home for inspiration. describe Deptford? The long-trailed Convoys Wharf redevelopment on C&W Location Ranking: 58 1. Colourful Best location in London the banks of the Thames has the potential, according 2. Charming for a night out with friends? to its backers, to turn a neglected riverside area into TfL travel zone: 2 3. Vibrant I tend to stay in Deptford, but the the ‘Shoreditch of South London.’ Like the Printworks 4. Resilient rare times I head out further afield, at Canada Water (see pages 14-19) this is another former Local authority: 5. Community it's usually to Peckham or Brixton. newspaper-related site which could see big change. Lewisham A consented scheme allows for 3,500 new homes to What are people who haven’t Best location in London be built on 41-acres of ex-News International land, Distance from central London: been to Deptford missing? for visiting with family/relatives? also opening up river frontages for public access. 4.5 miles south east It's got amazing character and Greenwich – to have a look in the quirkiness, and although gentrification market and have a walk in the park. Although Convoys Wharf is still at the planning stage, Population: 310,000 is creeping in, it has certainly not lost other developers have already moved in to complete (©GLA borough population its charm yet. The flea market on What is your favoured form of smaller schemes, like U+I’s Deptford Project, winner projections 2018) Wednesday's, Friday's and Saturday's transport around the capital? of the 2017 London Planning Awards. – you can buy anything and everything, Cycling or London Overground. Two acres of former railway land, including usually for a bargain. A great variety derelict arches, next to the railway station, of pubs. My personal favourites are: Part of London you’d like which provides quick access to central The Dog and Bell (calm and nice beer), to explore more and why? London and Kent, have been given a The Royal Albert (cosy, great food and A friend lived in Harringay Green  | EMERGING LONDON new lease of life. The scheme includes footy), Villages (microbrewery) and Lanes for a little while and I always 132 homes and Deptford Market Yard, The Birds Nest (music and burgers). liked it there – would love to explore a quirky home for 14 retail/leisure it more. operators. The lower half of Deptford Do you have a personal ‘hidden High Street, where traditional pie-and- London’ location you’d like to share? mash shops sit alongside nail bars and It's not really a secret – but Telegraph Vietnamese cafes, has recently benefited Hill for free tennis and amazing views from a £2.1m makeover. over London. CUSHMAN & WAKEFIELD & CUSHMAN 27 26 PECKHAM Spotlight on SPOTLIGHT ON PECKHAM MY LONDON SE15 Kwabena Amponsa

COMMUNITY MANAGER PECKHAM LEVELS

How would you describe that celebrates all people regardless what is happening in Peckham? of age, race, class or religion. I hope Peckham is an area filled with a wealth it will encourage enterprise with social of talent, from different demographics, responsibility. And I hope it will be Brick Brewery races and ages, and demonstrates a place where young people have where multiculturalism is working well. opportunities. KEY The style of regeneration here reflects STATISTICS that, with strong local organisations like Do you have a personal ‘hidden Peckham Vision, meaning that local London’ location you’d like to share? people can have a voice. There is Zionly Manna Vegan Rastarant – C&W Evolutionary Status: definitely a DIY culture here. and I’m not even vegan! Peckham, home to the UK’s only sake (Japanese rice wine) FLOURISHING distillery, is fast shaking off its Only Fools and Horses Which five words best Best location in London image. Many parts of London offer roof-top terraces, but C&W Location Ranking: 45 describe Peckham? to shop for quirky gifts? seasonal summer-only Frank’s bar on the top level of a 1. Vibrant Copeland Park on a sale weekend. multi-storey car park has become one of the hippest TfL travel zone: 2 2. Enterprising places to be seen in the capital. In fact, the car park is 3. Creative Best location in London to eat? becoming something of a defining theme in Peckham, Local authority: 4. Multicultural The Coal Rooms, Peckham. where Carl Turner Architects (the guiding light behind Southwark 5. Plentiful POP Brixton (see pages 32-33)) has teamed up with social Best location in London for enterprise Make Shift to transform underused levels of the Distance from central London: What are people who haven’t a night out with friends? multi-storey into community-led commercial and leisure 3 miles south east been to Peckham missing? Peckham Levels. space, including art studios, pop-up stores and galleries. A great and welcoming community, Population: 322,000 where money invested benefits the Best location in London for Originally devised as a temporary measure, (©GLA borough population local area. Peckham Levels. Peckham visiting with family/relatives? the surprise success of Peckham Levels means projections 2018) Plex. Peckham Springs. South London Through central London on demolition of the car park has been put on Gallery. The Prince of Peckham a red bus. hold. Other redevelopment plans are alive (community pub). Ivy House and well nearby, with work recently started (co-operatively owned pub). What is your favoured form of on Southwark council’s upgrade for the transport around the capital? area around Peckham Rye station, which Apart from Peckham, what is your I cycle (on a custom-made hybrid)  | EMERGING LONDON will include new public realm and favourite part of London and why? and walk. commercial units. Also expected in 2018 are Brockley – a little bit of suburbia definitive proposals for Tiger Development’s in Zone 2. Part of London you’d like regeneration of the Aylesham Centre to explore more and why? shopping complex on Rye Lane, which What is the most exciting change West London – I’m pretty well could include 400 new homes, as well as you see in London over the next travelled around the rest of London, new retail, leisure and commercial space. five years? but if I had more time I’d go here

The Coal Rooms I hope that it continues to be a place more often. CUSHMAN & WAKEFIELD & CUSHMAN 29 28 CROYDON Which five words best Colindale – real food for real Spotlight on describe Croydon? people in a quirky location. MY LONDON 1. Dynamic 2. Diverse Best location in London 3. Vibrant to shop for quirky gifts? SPOTLIGHT ON 4. Ambitious Brixton Market. CROYDON Modern 5. Best location in London to eat? What are people who haven’t West End. Shoreditch. Notting Hill. CR0 been to Croydon missing? John Grimes A real understanding of the ease of Best location in London access to what is a city in all but name. for a night out with friends? HEAD OF DEVELOPMENT LEASING Ladbroke Grove. Notting Hill. HAMMERSON Apart from Croydon, what is your favourite part of London and why? Best location in London for How would you describe Brent Cross in North West London visiting with family/relatives? what is happening in Croydon? where Hammerson jointly owns Kings Road, Chelsea. Croydon offers first class transport links a very unique retail destination. Borough Market. to and from the largest office district outside London. Our rejuvenation of What is the most exciting change What is your favoured form of the town centre will also restore you see in London over the next transport around the capital? Croydon to its rightful prominence five years? London Bus – best way to find within the retail hierarchy of the Home The complete transformation of out what’s going on. Counties. There is simply no dominant both Brent Cross and Croydon retail centre in between central London as retail destinations. Part of London you’d like and the South Coast and that’s the role to explore more and why? that Croydon will play following the Do you have a personal ‘hidden Places like Leadenhall Market KEY successful completion of the proposed London’ location you’d like to share? and the many Roman remains STATISTICS new shopping centre. Bang Bang Oriental Foodhall in scattered around the city.

C&W Evolutionary Status: As London’s fastest growing tech start-up cluster Croydon Tech City MATURING looks set to give Shoreditch a good run for its money. The borough is home to South London’s largest co-working and tech incubator C&W Location Ranking: 22 Apart from Croydon, what is your Best location in London for centre TMRW and now boasts over a thousand digital, tech and Alice Bryson favourite part of London and why? visiting with family/relatives? creative start-ups. At the other end of the scale, comprehensive TfL travel zone: 5 South London (Balham/Clapham) Central London (museums, big-ticket redevelopment of the town centre is well underway, LOCAL RESIDENT as it’s where I lived before moving to Hyde Park). Camden Lock. including the £30m refurbishment of the Fairfield Halls arts venue. Local authority: CROYDON Croydon – it has a great social scene. Portobello Market. Croydon Stanhope and Schroders’ Ruskin Square mixed-use scheme, providing How would you describe What is the most exciting change What is your favoured form of high spec offices right next to East Croydon station, has already netted Distance from central London: what is happening in Croydon? you see in London over the next transport around the capital? one major tenant (HMRC) for the first 184,000 sq ft building and the 9 miles south Croydon is becoming very up and five years? The tube. temporary addition of an 80-unit Boxpark providing pop-up street coming. Lots of bars and restaurants Development of areas such food places in disused containers has been a big hit. The most talked- Population: 391,000 are opening (Boxpark, in particular, as Croydon. Part of London you’d like about show in town is undoubtedly Westfield and Hammerson’s (©GLA borough population is very popular) and lots of flats are to explore more and why? proposed £1bn 1.5m sq ft regeneration of the Centrale and Whitgift projections 2018) being built. Best location in London North London - as we’ve always lived shopping centres. to shop for quirky gifts? south I don’t know the north as well. Which five words best Camden and Shoreditch. Around 9,000 new homes are the pipeline describe Croydon? across the borough, with more than half 1. Diverse Best location in London to eat?  | EMERGING LONDON expected to be concentrated in the town 2. Vibrant Depends what you’re looking for! centre. They include 800 apartments in 3. Misunderstood There are great places everywhere. Guildhouse Rosepride’s planned One 4. Entertaining Portobello is one of my favourite Lansdowne, due to be the UK’s second- 5. Family-friendly areas to eat. tallest building. Croydon will also be home to two of the world’s tallest towers built What are people who haven’t Best location in London using modular construction at Greystar been to Croydon missing? for a night out with friends? and Henderson Park’s 550-apartment Great bars, restaurants and shopping East London, especially Shoreditch. Portobello Road

CUSHMAN & WAKEFIELD & CUSHMAN 101 George Street development. and family entertainment. 31 30 BRIXTON Spotlight on SPOTLIGHT ON BRIXTON MY LONDON SW9 Henry Squire

PARTNER/CO-LEADER SQUIRE & PARTNERS

How would you describe contemporary architecture and the Best location in London for what is happening in Brixton? river which flows timelessly through it. visiting with family/relatives? Brixton is going through a period Richmond Park, Kenwood, Natural of significant growth and change. What is the most exciting change History Museum, The Royal Academy Regeneration development and new you see in London over the next of Arts. build developments are springing up five years? all around the area. This brings with London is undergoing a transformation What is your favoured form of KEY it a certain tension between the not really seen since Victorian times transport around the capital? STATISTICS developers and the people pushing and the amount of building and large Bicycle and tube. for change and the people who have areas of regeneration are incredibly Brixton has successfully moved away from the troubled image been here for many years. Brixton has exciting. Seeing the delivery and Part of London you’d like that it acquired following the civil unrest of the early 1980s C&W Evolutionary Status: a hugely diverse mix of people and completion of The Elizabeth Line to explore more and why? and transformed itself into a hip and happening neighbourhood. TRULY ESTABLISHED cultures and it is incredibly important will be a real boost for London. The East End and Royal Docks. In recent years it has earned itself a reputation as a proving to preserve its character and local I am fascinated by the changes that ground for budding entrepreneurs, especially in the food sector. C&W Location Ranking: 8 small businesses during this period of Do you have a personal ‘hidden will take place here in the next 15-20 The location was the birthplace for go-to eateries Honest Burgers change otherwise its soul and distinct London’ location you’d like to share? years. London has been redeveloped and Franco Manca. And the innovative pop-up retail and leisure TfL travel zone: 2 character could be lost. The next 10 I once went to a disused tube and regenerated to the west nearly venue Pop Brixton, close to the tube station, started life in Brixton years will be a hugely defining period station that was used as a major as far as Heathrow, but the east is only as recently as 2015. A brainchild of Carl Turner Architects Local authority: for Brixton’s development. communications centre during still relatively early in the process. (who, along with a team now branded as Make Shift, have gone Lambeth the second world war. It runs on to a similarly ground-breaking project in Peckham – see pages Which five words best under Fleet Street and all of the 28-29) the ‘temporary’ installation of over 50 outlets and workspaces Distance from central London: describe Brixton? old WWII telephone exchange in recycled shipping containers will survive on part of a site known 3 miles south 1. Electric systems were still down there. as Brixton Central until at least 2020. 2. Diverse Even the bunk beds, tables and Population: 335,000 3. Music chairs and everything people used A refresh of the Brixton Central masterplan, which includes (©GLA borough population 4. Markets to go about their daily lives was plans for the creation of 250 homes and 100,000 sq ft of projections 2018) 5. Fun still down there. commercial space, is expected in 2018. Other regeneration projects in the pipeline What are people who haven’t Best location in London include Lambeth council’s £100m been to Brixton missing? to shop for quirky gifts? Somerleyton Road redevelopment The street and covered markets. Brixton Market, Clapham Old Town, (300 new homes) and Network Rail’s The nightlife. The Brixton Academy. Portobello Road, Camden Market.  | EMERGING LONDON £8m revamp of railway arches around The Ritzy Cinema. Music. the mainline station for new commercial Best location in London to eat? occupiers. An impressive recent Apart from Brixton, what is your The West End is pretty unparalleled transformation is the remediation of favourite part of London and why? for choice. a dilapidated Victorian building now I have always loved the view from called The Department Store by Squire Waterloo bridge. Day or night, looking Best location in London for & Partners. The architecture practice in any direction, it captures so much a night out with friends? moved its headquarters and over 200 of what London is about: its energy, Brixton, Shoreditch, Notting Hill,

CUSHMAN & WAKEFIELD & CUSHMAN staff there from King’s Cross in late 2017. its mixture of historical and Islington. 33 32 EALING Spotlight on SPOTLIGHT ON EALING MY LONDON W5 Lucy Taylor

ACTING EXECUTIVE DIRECTOR OF REGENERATION AND HOUSING, EALING COUNCIL

How would you describe Best location in London what is happening in Ealing? to shop for quirky gifts? Ealing is undergoing massive change. China Town. With the start of the Crossrail service in 2019 it will become like a Zone 1 Best location in London to eat? KEY location for journey times, with all the Borough Market. STATISTICS benefits of living in a London suburb. Best location in London for Which five words best a night out with friends? C&W Evolutionary Status: describe Ealing? The West End. Transport connections will dramatically improve in Ealing in TRULY ESTABLISHED 1. Connected December 2019 when The Elizabeth Line fully opens. Ealing 2. Green Best location in London for Broadway (plus four other stations in the borough) will suddenly C&W Location Ranking: 14 3. Variety visiting with family/relatives? provide direct mainline rail access to central London and destinations 4. Entrepreneurial Hyde Park. far beyond into London’s eastern and south-eastern outer reaches. TfL travel zone: 3 5. Inclusive Ealing has long boasted excellent Tube connections, but the What is your favoured form of imminent arrival of The Elizabeth Line has created a buzz in Local authority: What are people who haven’t transport around the capital? the borough that is focusing thoughts on how the surrounding Ealing been to Ealing missing? A bicycle. urban fabric might be similarly upgraded. Experiencing a curry in Southall. Distance from central London: Part of London you’d like Ealing council is promoting 20 regeneration opportunities which 7.5 miles west Apart from Ealing, what is your to explore more and why? could provide a total of 14,000 new homes and one million sq ft favourite part of London and why? Along the canals – for history of new retail space. A flagship project is the redevelopment of the Population: 351,000 Southbank and Waterloo for the and nature. council’s 1980’s-built headquarters at Perceval House. Working (©GLA borough population cultural experience and quality in partnership with Galliford Try, the council hopes to start work projections 2018) of public realm for pedestrians. in late 2018 on a £275m Farrells’-designed building that will include nearly 500 new What is the most exciting change homes and commercial space, along with you see in London over the next replacement council offices. five years? Improved public realm for pedestrians  | EMERGING LONDON Other schemes include a £100m cultural and cyclists. quarter on New Broadway, where St George is underway with 160 new homes, plus an Do you have a personal ‘hidden eight-screen multiplex and supporting retail London’ location you’d like to share? and leisure space, due for completion in Horsenden Hill in Ealing – open 2019. The same developer is also building space and a canal as if you were in the

around 700 homes and over 100,000 sq ft countryside, without having to travel. Borough Market of retail and leisure space at its Dickens

CUSHMAN & WAKEFIELD & CUSHMAN Yard development. 35 34 WEMBLEY Spotlight on Home to not just one, but two iconic national venues – the Stadium and the SSE Arena – Wembley is deeply embedded in the modern psyche as a sporting and music destination. But, until relatively SPOTLIGHT ON WEMBLEY recently, the immediate hinterland around those venues, around a mile away from Wembley town centre, was a sparsely populated, reinforced concrete jungle of light industrial buildings. Many dated back to the area’s original development for the British Empire HA9 exhibition in 1924. Change over the last two decades has been radical and comprehensive. And the transformation, which began with the seven-year redevelopment of the Stadium is on-going. Quintain’s ownership of the surrounding 85 acres has resulted in a concerted push to populate Wembley Park area with both residents and regular visitors. The completion of 500 new homes since 2008, the creation of 1,400 four-star Hilton hotel rooms in 2012 and the opening of the London Designer Outlet in 2013 have achieved both, but the programme to deliver more housing, supported by retail/leisure space (see Interview pages 18-19) will continue for another decade.

Wembley Calling, Brent Council’s Area Action Plan, aims to add a total of 11,500 new homes, around 300,000 sq ft of new retail space and 10,000 new jobs by 2030. Wembley’s multiple transport nodes, including a number of main line rail and London Underground connections, together with the wholescale remodelling at Wembley Park, have attracted considerable developer and investor interest. Barratt London for example, recently completed over 200 residential units at its Wembley Park Gate development on Olympic Way. Similar schemes are expected to follow.

KEY STATISTICS

C&W Evolutionary Status: UP & COMING

C&W Location Ranking: 67

TfL travel zone: 4

Local authority: Brent  | EMERGING LONDON

Distance from central London: 7 miles north west

Population: 337,000 (©GLA borough population projections 2018) CUSHMAN & WAKEFIELD & CUSHMAN 37 36 Wembley Park Profile Interview WEMBLEY PARK In one of the few areas of London that hardly needs an introduction, the 85 acres at Wembley Park are steadily transforming an events led-location to a full-time community. JAMES SAUNDERS, Chief Operating Officer and MY LONDON SPOTLIGHT ON MATT SLADE, Retail Director at Quintain set the record straight on London’s arguably most misunderstood location, tell us about the enduring value of operating an outlet centre on site and their obsessive attention to detail. They also suggest why two (or even three) wheels are better than four for getting around London. James Saunders

How do you describe what you’re doing at Wembley What is your favourite part Park to people who aren’t aware of what exactly of London? is happening here? Richmond Park and James Wembley is so well-known, but at the same time so Borough Market. misunderstood. It’s very easy to characterise what we’re doing as stadium-led regeneration. It is not. What we’re Do you have a personal about is creating a whole new district and a proper ‘hidden London’ location mixed-use community. you’d like to share? Putney Pies on Putney Bridge. It must be challenging to alter mindsets which people may have held for a long time. Best location in London James Completely so. This is not about creating a citadel to shop for quirky gifts? in zone 4. We want Wembley Park to be an integrated part Northcote Road, near Clapham of London, that could just as easily sit in any other part of We want Wembley Park to be an Junction – a great shopping street JAMES SAUNDERS the capital. However, we’re also bringing a lot of the attributes for families. Wimbledon Village CHIEF OPERATING OFFICER, of central London into what some would consider to be integrated part of London, that could - fantastic retail, carefully curated. QUINTAIN the outer suburbs. We think that’s really exciting. just as easily sit in any other part of Best location in London to eat? You mention travelcard zones. Does having several the capital. Eight over Eight and Chelsea rail connections as well as numerous bus routes Street food in Borough Market - enhance Wembley Park’s appeal as somewhere to live? I recommend the macaroni James Totally. It makes a massive difference to how people Another strand of the trend is a focus on affordability. cheese out of a cardboard box. think about a place when they know they’ve got multiple James Overall one-third of our housing is affordable – that’s transport options. We also have 3,000 car parking spaces. important because we want to create an integrated community Parts of London you’d like Residents are choosing places not just on what’s there, that reflects other parts of London. We’re confident that demand to explore more and why? but what they can connect to. Travel time to work is really for high density flats is there for the long term. The key is to offer East London – the place fascinates important, as is feeling connected to the rest of London. a rental product that’s really in tune with what people want. me, both with its naval history and the sheer amount of regeneration So, Wembley is becoming a contender as somewhere Presumably part of what they want is thriving retail going on there. Areas like Wapping to move to as well as visit. and leisure on their doorstep? and Canning Town will be really James Yes, our original housing (which we started Matt Indeed. And the demand works both ways – retailers important for London’s future. building in 2008) was taken by people living and working are rightly looking carefully at potential footfall. Our core MATT SLADE in Brent; now we are appealing to a wider London catchment, retail offer is an outlet centre which, incidentally, is extremely What is your favoured form of RETAIL DIRECTOR, using Wembley as their hub and travelling to other places. resilient during dips in consumer confidence. The other retail transport around the capital? QUINTAIN We’re part of a wider trend for people to reconsider the outer spaces benefit from close integration with the new housing. Black 300cc Vespa scooter trike.  | EMERGING LONDON London boroughs as a location to live which has been driven From a retailer perspective, we’re bringing customers right No motorcycle licence required by affordability so long as the transport links are there. to their front doors. and the third wheel makes its safer. It allows you to see London in a And that trend has also seen a shift toward renting. Achieving an optimum retail mix must be an engaging task. different way with no congestion James Absolutely right, rental is very much part of the Matt Within Wembley Park we’re creating distinct districts charge. millennial DNA. We developed expertise in the rental market with their own purpose. To create a place that’s vibrant we need here and that gave us a lot of confidence to look at build-to-rent to find really interesting retailers. That means working with the (BTR) early on. Now, with our major shareholder Lone Star’s local community to source the best of the best producers and to

CUSHMAN & WAKEFIELD & CUSHMAN backing we are focusing on BTR. nurture local heroes. 39 38 WEMBLEY PARK

MY LONDON SPOTLIGHT ON

Matt Slade

What is your favourite part of London? King’s Cross.

Do you have a personal ‘hidden London’ location you’d like to share? Italia Uno – an authentic Italian café on Charlotte Street. There’s nothing polished about it, but the coffee and sandwiches are great and it’s a hidden gem for watching Italian cycling.

Best location in London to shop for quirky gifts? “To create a place that’s vibrant we Rapha shops in Spitalfields and Soho. The whole story of creating need to find really interesting retailers. a cycle club from a shop is brilliant.

That means working with the local Best location in London to eat? community to source the best of the best Social Wine & Tapas, No doubt consulting with residents will also give St Christopher’s Place. an important steer on what they want. producers and to nurture local heroes.” At a glance – Matt Yes, our tenant engagement has led us to focus on Parts of London you’d like how, from a design perspective, we can create social spaces to explore more and why? WEMBLEY PARK that become an extension of people’s homes. For example, South London – anywhere south a bakery that does cookery classes or a bookshop that lays on of the river, really! I’d particularly Quintain first bought into Wembley in presentations. If we just do a bland High Street we’re almost And culture is also an important part of the mix. like to get to Borough Market 2002. Since the regeneration of both certain to fail. We have to create experiences. They can be James Very much so. We want to preserve the heritage of more often. Wembley Stadium and the SSE Wembley small and intimate or large brand ones. Our aim is to achieve sports and music at Wembley but at the same time round out Arena the investor/developer has been a roughly 50/50 balance between the two. the cultural offer with new components like London’s largest What is your favoured form of working on creating a new 8.8m sq ft Boxpark and our new theatre, both of which will open in 2018, transport around the capital? commercial and residential district, Is that kind of thought process indicative of your in addition to our new artist’s studios. We want to have small, I have two road bikes. My favourite including the 265,000 sq ft London wider approach to development? intimate, interesting and quirky stuff going on, as well as is a Ferrari-red Colnago. Designer Outlet (opened in 2013), a total James We are estate managers as well as developers, big statements.  | EMERGING LONDON of 7,000 new homes, up to 1m sq ft of which means we are also absorbed with the public realm here, offices and 235,000 sq ft of retail and and that occasionally leads to what some may say is obsessive How does it feel to be working on Wembley Park? leisure space spread over 85 acres. attention to detail. For example, we have an in-house gardener Matt I’ve become involved in every aspect of life here. Construction will continue in phases who genuinely cares about the estate’s trees and the plants. Personally, I love being able to see the house where my until 2027. At the moment he is creating a new tree-lined avenue, with each dad was born from some parts of the site. tree hand-picked to represent a different region of the world. Football fans may be interested to know that the trees in Arena James It’s so much more than a job. As an obsessive music and Square have been deliberately chosen to only blossom around sport fan Wembley holds a special place in my heart as my first Social, Wine & Tapas

CUSHMAN & WAKEFIELD & CUSHMAN the FA Cup Final. concert was David Bowie at the Arena in 1983. 41 40 Spotlight on BATTERSEA POWER STATION BATTERSEA POWER & NINE STATION ELMS & NINE ELMS SPOTLIGHT ON SW11

The iconic chimneys of the former Battersea The Power Station is the western cornerstone Power Station building have been landmarks on of the much larger Vauxhall, Nine Elms & the London skyline since 1935. The renaissance Battersea Opportunity Area, covering 560 KEY of the art deco structure, which ceased acres and expected to generate at least 20,000 STATISTICS generating electricity in 1983, is now gathering new homes and 25,000 jobs. Major infrastructure pace. The leasing launch in spring 2018 of the improvements are already underway, including core retail and leisure space, totalling close to the £1.2bn two-stop extension of the Northern C&W Evolutionary Status: one million sq ft within the former turbine halls Line, scheduled to open in 2020. FLOURISHING (see Interview pages 44-47) and due to open in 2020, has well and truly reset the focus of the Nine Elms has seen considerable residential C&W Location Ranking: 43 scheme towards the future. development, with Ballymore and Ecoworld’s planned 2,000-apartment Embassy Gardens TfL travel zone: 2 Funded by Malaysian backers, Battersea scheme attracting much attention for its Power Station Development Company, which is world-first, conceptual ‘flying’ swimming pool, Local authority: overseeing the £9bn transformation programme, linking two towers at the tenth-storey level. Wandsworth (Battersea)  | EMERGING LONDON has already completed the first phase of 750 The US Embassy formally opened its new Lambeth (Nine Elms) apartments. Along with supporting retail and building in Nine Elms in early 2018, bringing leisure at Circus Village West, the company is also with it 1,000 members of staff to the area. Distance from central London: preparing 500,000 sq ft of offices for Apple’s 1 mile south 1,400 employee HQ, due for occupation in 2021. Population: 324,000 (©GLA borough population projections 2018) CUSHMAN & WAKEFIELD & CUSHMAN 43 42 Battersea Power Station & Nine Elms Profile Interview

The four chimneys of Battersea Power Station have become modern-day icons for London. For Battersea Power Station Development Company they are also symbolic of the huge change taking place on site. Retail Leasing Director, SAM COTTON, who is tasked with bringing in a diverse mix of retailers to the scheme’s new shopping element, explains why Battersea has

BATTERSEA POWER & NINE STATION ELMS chosen an innovative anchorless retail and leasing strategy, what retailers are looking for in London right now and tells us why the MBNA Thames Clippers river bus is his preferred form of transport across the capital. SPOTLIGHT ON

And when they do, what kind of reactions do you see? Visitors from overseas are usually wowed by the scale of the place and the Power Station building itself and love the ‘selfie’ moment in front of the chimneys. UK visitors who don’t live on the doorstep are stunned by how much has changed and are excited about what it is going to be transformed into.

So they can see it’s not just a giant building site, but a place where people already work and live? Most definitely. Community is key to SAM COTTON, us. A huge amount of effort has gone RETAIL LEASING DIRECTOR, into creating a development that fosters BATTERSEA POWER STATION a genuine sense of belonging. Circus DEVELOPMENT COMPANY West Village, the first phase of the And presumably a retail one as well? most exciting aspects of the retail development, is leading the charge in an Very much so. We are carefully environment of today and tomorrow . effort to transform the way people live in handpicking the brands and operators London. We describe what we have here as we want to offer consumers something No doubt you’re already having How do you sum up Battersea Power as ‘Lights on London’ – a vibrant and very special. Really understanding the What international some interesting conversations Station to people who don’t know it? thriving community of people enjoying customer and delivering what they with all kinds of retailers. What I try and do first and foremost is to the best that the capital has to offer. want forms a core piece of our offer. brands really like about Yes, we speak to a huge variety, from get them to come to Battersea. As one of That means creating an environment UK start-ups to established brands from central London’s largest regeneration And part of the enjoyment will come that has never been seen before. London is how we all over the world. What many of them projects, there is a lot of focus on what from the core retail and leisure have in common at the moment are will happen in the future. This £9 billion element due to open in 2020. Is that why your retail leasing curate and look after concerns about occupancy costs and regeneration will deliver new state-of- We’ve thought very carefully about strategy is based on an innovative wider economic shifts. But they’re also  | EMERGING LONDON the-art office space, thousands of new the mix. We know this is going to be brand-led approach? spaces. And that we as massively excited about the future and homes, hundreds of restaurants, shops, a destination that will attract food We don’t think that the traditional new ways of consuming. There are some cafes, bars, a hotel, new cultural venues, connoisseurs, so the Power Station way of having several department stores developers or landlords really interesting concepts coming out of over 18-acres of public space and major will include a 35,000 sq ft food hall anchoring the scheme is relevant for the US and Asia, particularly sportswear infrastructure improvements including a showcasing innovative dining us. Battersea is a one-off. We look at the actually care about how and cosmetics. Some of the brands that new Zone 1 London Underground Tube experiences including the latest Power Station as an anchor in its own are dipping their toe in London for the Station. We’re very much open to the restaurant start-ups, new concepts, and right. The building itself drives people their brand operates first time will be very good for the city public already, so that’s why I’m keen international cuisines. We expect this to to visit and what we’ll put inside is a in terms of adding a new dimension to

CUSHMAN & WAKEFIELD & CUSHMAN for people to come down here. be a new food destination for London. showcase of the absolute best and and trades. its retail scene. 45 44 MY LONDON

Sam Cotton BATTERSEA POWER & NINE STATION ELMS Favourite part of London: Stoke Newington, where I live. A village in London. It’s the perfect place to spend the weekend, with a high street full of great independent SPOTLIGHT ON retailers and eateries.

Secret London: Not so hidden, but I really enjoy walking along Regents Canal. Stopping for a beer outside the Narrowboat pub in the summer is always a good London moment.

Place for quirky gifts: Search & Rescue on Stoke Newington Church Street. It always serves me There do seem to be a lot of audience is incredibly discerning well in times of urgent gifting needs! international retailers circling and I don’t lose sight of the fact that London for their first UK store. a Londoner can go to multiple locations Place to eat: What international brands really like for a great experience and see a large During the weekend I’m a big fan of about London is how we curate and look selection of brands. Broadway Market, lots of great traders after spaces. And that we as developers to choose from. Awesome coffee from or landlords actually care about how That variety must surely be Climpsons & Sons. Le Bab in Kingly their brand operates and trades. For one of London’s strengths. Court is a top choice for a casual example, that we aim to put them in the One of the comments I hear most often dinner, but Randall & Aubin on best place and not next to an operator from overseas visitors is how good Brewer Street is my all-time favourite. they don’t associate with. It will be London is at regenerating zones and much more of a collaboration here. delivering public realm, services and London to explore more: At a glance – transport. London leads the way in that The areas around Bermondsey Street. And UK retailers also find respect. Even though Battersea is big, I enjoy visiting Maltby Street market, The key thing I want to BATTERSEA themselves drawn to London. we’re not the only regeneration scheme but keep meaning to explore a little For domestic retailers, profile is key; in the capital. Looking across the city as a wider, too. do is make sure we’re POWER STATION they want to be seen and to get attention. whole, the range of opportunities is huge. Many of the smallest brands will target Favoured transport: creating a mix that Battersea Power Station Development Company, the biggest possible platforms to get How does it feel to be working It has to be the river bus, it’s a really backed by a consortium of Malaysian shareholders, is the exposure that allows them to on Battersea Power Station? fun and quick way of getting from east appeals to Londoners working on the phased redevelopment of 42 acres of trade and succeed. It’s amazing and an absolute pleasure to west. brownfield land around the former Power Station. The working on this project. The number first phase of the £9bn project, including over 865 new You’ve personally got extensive of people who go past the site every  | EMERGING LONDON as well as tourists. If we homes and supporting leisure uses, is already complete. previous experience of working day means we come under a great deal can get that right, then The Power Station itself is being converted to provide a on retail projects across the capital. of scrutiny, so I really want to make total of 925,000 sq ft of retail and leisure space, due to What learnings have you brought sure we get it right. For me, a highlight everyone else will come. open in late 2020. Around 500,000 sq ft of offices has to Battersea? is being on a plane coming into land at been pre-let to Apple for its new London headquarters. The key thing I want to do is make sure Heathrow. They often bank right over we’re creating a mix that appeal to the Power Station which is brilliant, Londoners as well as tourists. If we can because on a clear day you can really get that right, then everyone else will appreciate the scale of the site. It’s great Regents Canal © Garry Knight Regents Canal – Photograph © Garry Knight . http://flickr.com/photo/8176740@N05/6602248655 Canal – Photograph Regents CUSHMAN & WAKEFIELD & CUSHMAN come. I appreciate that the London seeing people taking photos of it. 47 46 Spotlight on BRENT CROSS SOUTH BRENT

SPOTLIGHT ON CROSS SOUTH NW4 Brent Cross, named after a crossroads near Investments, are planning a £1.4 billion the river Brent, is best known as "London’s regeneration of the centre to create a world- first modern shopping centre" (opened in class shopping and leisure destination. 1976). Less well-known is that the area is The redevelopment and refurbishment of located in the London borough of Barnet Brent Cross London will double the size of (and not neighbouring Brent, as is commonly the existing centre to 2 million sq ft of retail believed). Apart from shoppers, Brent Cross and leisure space. The plans include up to 150 is familiar to drivers in north London, as the new retail stores and 50 new restaurants, state A406 North Circular has a prominent junction of the art leisure offer anchored by London’s with the start of the M1 motorway close to first ‘Cinema de Lux’ and a new hotel. the shopping centre. Ensuring the scheme remains relevant to For decades a jumble of dilapidated light changing retail and consumer demands, industrial and other commercial buildings the new centre will attract leading has proliferated around a maze of local roads international and UK retail brands alongside either side of the North Circular, but in 2005 space for local businesses, pop-ups and Barnet Council adopted plans for the creation concept stores which will test consumer of a new town centre, to be underpinned by appetite for the latest trends. The new scheme KEY housing and employment opportunities. will retain flagship John Lewis and Fenwick STATISTICS The £4.5bn Brent Cross Cricklewood stores, with a new agreement for lease with masterplan covering a total of 370 acres, John Lewis for a full store refurbishment originally launched in 2008, now comprises confirmed in May. The scheme will also deliver C&W Evolutionary Status: two, interlinked, development zones, plus a a new Marks & Spencer anchor store. All three UNTAPPED transport hub. stores were part of the original Brent Cross when it opened in 1976. C&W Location Ranking: 93 In 2015, development partnership Argent Related, (a partnership between the two A major new addition will be the creation of a TfL travel zone: 3 companies Argent and Related) entered into market level on the upper floor paying tribute a joint venture agreement with Barnet Council to London’s popular foodie heritage. Set to be Local authority: to develop Brent Cross South, a new town a destination in its own right with restaurants, Barnet centre for north London. A new High Street food stalls and producers, the architecture for and 6,700 homes are planned, (see Interview this quarter will be inspired by the urban Distance from central London: pages 50-51), with construction due to start markets in London. Brent Cross London will  | EMERGING LONDON 6 miles north west in 2019. Barnet Council is also working with also benefit from parks, a new town square Network Rail on the opening, in 2022, of a and riverside landscaping which will deliver a Population: 397,000 new Thameslink mainline railway station as new pedestrian route to a living bridge and (©GLA borough population an integral part of the new development. create a connection to the wider regeneration projections 2018) taking place to the south. The current centre, On the other side of the North Circular, an iconic part of the local community, will Brent Cross revolutionised shopping when remain open as usual throughout the it opened 40 years ago and now its owners, development programme.

CUSHMAN & WAKEFIELD & CUSHMAN Hammerson and Aberdeen Standard 49 48 Brent Cross South Profile Interview BRENT CROSS SOUTH

How do you sum up Brent Cross Presumably that will mean changing Argent’s celebrated (and still on-going) transformation of King’s Cross is South to people who don’t know it? some perceptions along the way. The word ‘opportunity’ comes very high As I’ve said, it’s important to respect a tough act to follow. But at Brent Cross South, in north London, Argent on my list of descriptors. We are creating existing identity, but it’s also essential SPOTLIGHT ON Related has found a worthy successor site. Partner NICK SEARL, who is a place that will be necessarily complex that we move things on and that will and at times contradictory – like all good involve changing some of the less positive leading the project to build a 10 million sq ft new town centre, explains his urban environments. Combine this with perceptions of the area. Creating a ambitions for creating a genuine community, how having a major UK its fantastic location and transport links pedestrian and bike friendly environment and you are creating opportunity on that is safe and stitches into the existing shopping centre as a neighbour will affect his scheme and tells us why multiple levels – for local people, for communities is a particularly vital part of he has a soft spot for St Pancras Old Church. homeowners, for renters, for businesses, this. Another critical element will be the for visitors and for a multitude of success of the offices and commercial partners who may want to work with us. activities generally. Bringing great It’s a very exciting stage of the project businesses and thousands of people to NICK SEARL when so much is still possible. work at Brent Cross South will not only PARTNER, shift perceptions of this part of London, ARGENT The masterplan describes a new it will also deliver the daytime economy town centre, but you go further that underpins the success of the ground by aspiring to build a community. floor shops and restaurants that will When we talk about a community here enliven the streets and create amenity what we’re talking about is the fine- for residents. grained human experience of daily interactions, support networks and collective participation. Buildings, parks and squares do not create Community here … communities in themselves, but they can positively influence and facilitate is the finegrained how they evolve and create an environment in which they can flourish. human experience of And of course it’s an eternal circle, if the human communities flourish, daily interactions, the property side of things tends to be more successful and so on. support networks What do you think people will be and collective looking for at Brent Cross South? I think a lot of people will be looking participation. to see if we can do another King’s Cross. Of course that experience and all the You will have a large shopping centre lessons we have learnt will influence (Brent Cross) as your neighbour. our thinking. Brent Cross South is How will that work? a very different place with its own Brent Cross shopping centre opened in specific opportunities and challenges 1976 and is about to undergo a dramatic and its own identity that needs to be transformation that will make it one respected and evolved. I think different of (if not) the best shopping centres groups of people will also have varying in the UK. Importantly there will be  | EMERGING LONDON views on what they want it to deliver. a significant pedestrian route that For local people it will be better schools, seamlessly connects the shopping improved public spaces and better centre with Brent Cross South allowing amenity. For businesses it will all be the whole area to work as one place. about connectivity, great working Our ambition is to complement what environments and a place where is on offer in the shopping centre so their staff will be happy to work. that our residents and workers have Our challenge is to stitch all of this the best of both worlds and visitors have

CUSHMAN & WAKEFIELD & CUSHMAN together successfully. multiple reasons to visit Brent Cross. 51 50 In other words, you won’t be spaces and the successful management BRENT CROSS SOUTH competing for retail spend. of them, including a dynamic programme Not directly no. We need to offer of events and activities that keep people something that complements the If you get the ground coming back. MY LONDON shopping centre experience. A big part of that may actually be the play and floor experience right So, ground floor also includes SPOTLIGHT ON sport facilities that we will be bringing public realm. forward on the 50 acre playing fields. then you put yourself Yes, it’s important that we do not For us it’s about providing multiple separate things out. When you’re experiences and amenities with a in a much better walking down the street, the public variety of associated shopping, eating spaces, and the ground floor uses that Nick Searl and drinking offers to go with them. position to succeed. surround them, deliver a connected Going head to head with the shopping experience, not a series of separate ones. centre for the same spend probably We have to invest early in the public What is your favourite part wouldn’t be a very wise move on our part. spaces to shape early perceptions of what of London? the place will become and then deliver Having participated in the That sounds exciting. great active uses in the buildings to transformation, there can only We are really excited about it. For complement them. be one for me: it’s got to be someone such as myself working in King’s Cross. property, it is rare to be given the opportunity to plan and develop a Do you have a personal significant piece of city. After King’s ‘hidden London’ location Cross this is the second time around you’d like to share? and it’s something that we are really I love the layers of history at enjoying getting to grips with. I won’t St Pancras Old Church that pretend it’s easy, but it is hugely stretch back at least 1,000 years. rewarding. I also think it is exciting for this part of London. Getting this right You will also be delivering around from the outset and I think this focus Best location in London will have a far reaching and long term 6,700 homes. Is that a daunting will have long term beneficial impact. to shop for quirky gifts? positive impact on this part of our city. prospect? I love the Southbank and Borough Like all big, daunting tasks, it becomes Hopefully history will look back Market area. Love Tate Modern How quickly will the retail and less daunting when you break it down on your development favourably! and there’s still lots to find if you leisure elements come through? into its component parts. We are actually It’s a big responsibility to take on get off the beaten track a bit As always with schemes of this scale it very excited by the opportunity and schemes like this. Buildings tend to will be phased over time. Having said variety that this scale presents. From a come and go, but the streets, squares Best location in London to eat? that we want to start delivering the new residential perspective, Argent Related and parks will be there in many I’m a big Soho fan – I love all the amenity as quickly as possible. The new brings together Argent’s local knowledge hundreds of years to come. This urban little back streets and restaurants. Brent Cross West Thameslink station and UK track record with homes for planning is the long term legacy and There’s still a quirkiness today that forms part of the development is sale with Related’s experience as the we want what we do to have a positive even though Soho has changed due to open in May 2022, and we pre-eminent developer and manager impact for many years to come. a lot. certainly have ambitions to have shops, of rental homes in the US. We think restaurants and leisure facilities open that’s a pretty formidable combination. How does it feel to be working Parts of London you’d like by this time – and in some cases before. on Brent Cross South? to explore more and why? At a glance – Talking of partnerships, Argent Working on King’s Cross has been East London – I rarely get to Argent is synonymous with Related is in a joint venture with the greatest privilege of my career. go there, but it’s fascinating successful urban regeneration, BRENT CROSS SOUTH the local authority at Brent Cross Now to be given an opportunity to and so much has happened there. from Birmingham’s Brindleyplace South: Barnet Council. take that experience, all those learnings, to London’s King’s Cross. Are there Argent Related is working in joint venture with Barnet council to Correct, Argent Related has entered and build a whole new town centre What is your favoured form of  | EMERGING LONDON key learnings from these schemes develop a new town centre on 180 acres including 6,700 new homes, into a joint venture with Barnet Council at Brent Cross South is utterly transport around the capital? you can apply to Brent Cross South? up to 4 million sq ft of office space (approximately 25,000 jobs) and and that joint venture company will be extraordinary. We have a fantastic Either bus or push bike (Santander Very much so. The biggest lesson is to 465,000 sq ft of retail and leisure uses, including a new High Street the master developer, delivering all of the team of people working on it, many Cycle (a.k.a. Boris bike!)). focus relentlessly on the ground floor and a 50-acre park. The project will be phased over 15+ years with key infrastructure and public spaces. of whom have also devoted years of experience. If you get that right then you construction expected to start in 2019. Separately to this, Argent Related their career to King’s Cross, and I feel put yourself in a much better position to will also be the plot developer. Being on genuinely lucky to be working with succeed with all the other elements of both sides of the development process them every day. the scheme. We have also learnt lessons means that we have to think holistically

CUSHMAN & WAKEFIELD & CUSHMAN about the importance of great public about the way the whole place works www.brentcrosssouth.co.uk 53 52 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED

ACTON | RANK: #60 FLOURISHING A place to live 4 House price performance (% Pa) -2.2% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £749 Unrealised potential (xx/100) 57 EMERGING LONDON Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,762 ALDGATE | RANK: #32 MATURING METHODOLOGY A place to live 4 House price performance (% Pa) 4.1% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £945 Unrealised potential (xx/100) 72 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,677

BALHAM | RANK: #29 MATURING 104 locations across Greater London (excluding central London) have been scored according A place to live 5 House price performance (% Pa) 0.8% Retail rents (£-££££) £££ to a range of variables, from housing affordability and public transport accessibility, to the Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £789 Unrealised potential (xx/100) 50 availability of creative space and food & beverage culture. Each variable has been given a weight; Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,784 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON the higher the weight the more significant the variable is considered to be in terms of indicating BARKING | RANK: #73 UP & COMING how evolved each location is. The 'Evolutionary Status' – from ‘Untapped’ to ‘Truly Established’ A place to live 5 House price performance (% Pa) 4.2% Retail rents (£-££££) £ – is determined by the sum of the weighted variable scores for each location, where a higher Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £388 Unrealised potential (xx/100) 70 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,249 Spotlight feature p.36 total indicates a more evolved location.

BARNES | RANK: #59 FLOURISHING A place to live 3 House price performance (% Pa) 0.6% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £902 Unrealised potential (xx/100) 37 A PLACE TO LIVE RESIDENTIAL PRICES (FLATS, £PSF) This report uses Cushman & Wakefield Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £2,726 This score is based on public transport The average buying price per sq ft proprietary data, third party datasets accessibility (train, tube and bus links) for flats. Zoopla UK Area Statistics and information collected through BARNET | RANK: #34 MATURING and the amount of publicly accessible Q1 2018. desk-based research from a variety A place to live House price performance (% Pa) Retail rents (£-££££) green space within each location. of sources. 5 1.1% £ Well-connected locations with an RESIDENTIAL RENTS (2 BED, £PCM) Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £605 Unrealised potential (xx/100) 54 abundance of open space get a higher The average cost to rent a 2-bedroom EVOLUTIONARY STATUSES: Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,555 score out of five. Crossrail, among property. Zoopla UK Area Statistics TRULY ESTABLISHED other planned transport developments, Q1 2018. MATURING BATTERSEA | RANK: #28 MATURING are also considered in this score. FLOURISHING A place to live 4 House price performance (% Pa) 1.5% Retail rents (£-££££) £ Flats and 2 bed properties have UP & COMING Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £907 Unrealised potential (xx/100) 27 RETAIL, LEISURE, been selected for the above metrics UNTAPPED Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,412 ENTERTAINMENT & CULTURE as these are dominant property Scored out of five - where five types within Emerging London. indicates an extensive offer. EXTERNAL SOURCES: BATTERSEA POWER STATION & NINE ELMS | RANK: #43 FLOURISHING This variable considers the ratio RETAIL RENTS CACI Ltd A place to live 3 House price performance (% Pa) 0.9% Retail rents (£-££££) ££ Experian, Goad Database of multiple to independent retailers, Prime retail rent in each location - Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £762 Unrealised potential (xx/100) 75 the quantity and quality of eating £/Zone A sq ft per annum – Q4 2017 TomTom Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,487 Spotlight feature p.40 establishments, and the number www.acava.org of entertainment and cultural points £ - Less than £80 www.acme.org.uk/studios/carle wwww.aptstudios.org BECKENHAM | RANK: #84 UNTAPPED of interest; such as museums, ££ - £80 to £120 www.artiststudiofinder.org cinemas and art galleries. £££ - £120 to £200 A place to live 3 House price performance (% Pa) 4.1% Retail rents (£-££££) ££ www.ascstudios.co.uk/studios ££££ - More than £200 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £518 Unrealised potential (xx/100) 49 www.bowarts.org Startup/ creative industries Residential rents (2 Bed, £pcm) START-UP/CREATIVE INDUSTRIES www.crossrail.co.uk 4 £1,326 Based on the supply of co-working UNREALISED POTENTIAL www.google.co.uk/maps space and the number of rentable art What capacity does each location www.hubblehq.com BELSIZE PARK | RANK: #70 UP & COMING studios. A score of one to five, where have for further development, www.instantoffices.com/en/gb  | EMERGING LONDON  | EMERGING LONDON

A place to live 2 House price performance (% Pa) 0.2% Retail rents (£-££££) £ five indicates a relatively high level of investment and growth? This is www.london-galleries.co.uk available space for start-ups, makers, based on the market knowledge www.nationalrail.co.uk Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £1,274 Unrealised potential (xx/100) 35 creatives, and other collaborative and opinions of Cushman & www.secondfloor.co.uk/default.aspx Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £3,156 industries. Wakefield’s team of retail, F&B www.spacestudios.org.uk/studios-index and leisure experts. www.studioupstairs.org.uk BERMONDSEY | RANK: #15 TRULY ESTABLISHED www.tfl.gov.uk HOUSE PRICE PERFORMANCE (% PA) www.workspace.co.uk/customer-type/ A place to live 3 House price performance (% Pa) 1.9% Retail rents (£-££££) £££ The % value change over the previous 12 Unrealised potential is scored out artist-studio-spaces Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £803 Unrealised potential (xx/100) 57 months for all residential property types. of 100 with a higher score indicating www.zoopla.co.uk Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,016

CUSHMAN & WAKEFIELD & CUSHMAN Zoopla UK Area Statistics Q1 2018. greater levels of "unrealised potential". WAKEFIELD & CUSHMAN 55 54 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED

BETHNAL GREEN | RANK: #30 MATURING CATFORD | RANK: #101 UNTAPPED A place to live 4 House price performance (% Pa) 3.2% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 4.2% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £779 Unrealised potential (xx/100) 62 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £524 Unrealised potential (xx/100) 66 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,044 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,257

BEXLEYHEATH | RANK: #89 UNTAPPED CHISWICK | RANK: #10 TRULY ESTABLISHED A place to live 4 House price performance (% Pa) 5.6% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) -0.7% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £408 Unrealised potential (xx/100) 37 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £887 Unrealised potential (xx/100) 42 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,092 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £2,044

BLACKHEATH | RANK: #31 MATURING CLAPHAM HIGH STREET | RANK: #55 FLOURISHING A place to live 5 House price performance (% Pa) 3.6% Retail rents (£-££££) £££ A place to live 3 House price performance (% Pa) 0.3% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £665 Unrealised potential (xx/100) 41 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £757 Unrealised potential (xx/100) 49 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,583 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,190 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON BRENT CROSS SOUTH | RANK: #93 UNTAPPED CLAPHAM JUNCTION | RANK: #20 TRULY ESTABLISHED A place to live 2 House price performance (% Pa) -1.9% Retail rents (£-££££) £ A place to live 5 House price performance (% Pa) 1.5% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £597 Unrealised potential (xx/100) 92 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £829 Unrealised potential (xx/100) 32 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,698 Spotlight feature p.46 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £2,065

BRICK LANE | RANK: #19 TRULY ESTABLISHED CLAPTON | RANK: #85 UNTAPPED A place to live 4 House price performance (% Pa) 2.5% Retail rents (£-££££) ££ A place to live 3 House price performance (% Pa) 5.6% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £884 Unrealised potential (xx/100) 57 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £706 Unrealised potential (xx/100) 43 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,398 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,661

BRIXTON | RANK: #8 TRULY ESTABLISHED CRICKLEWOOD | RANK: #103 UNTAPPED A place to live 5 House price performance (% Pa) 0.1% Retail rents (£-££££) ££££ A place to live 1 House price performance (% Pa) 0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £714 Unrealised potential (xx/100) 46 Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £726 Unrealised potential (xx/100) 36 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,691 Spotlight feature p.30 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,784

BROMLEY | RANK: #25 MATURING CROYDON | RANK: #22 MATURING A place to live 3 House price performance (% Pa) -0.7% Retail rents (£-££££) £££ A place to live 4 House price performance (% Pa) 1.4% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £476 Unrealised potential (xx/100) 40 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £452 Unrealised potential (xx/100) 55 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,336 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,309 Spotlight feature p.28

CAMBERWELL | RANK: #56 FLOURISHING CRYSTAL PALACE | RANK: #83 UP & COMING A place to live 2 House price performance (% Pa) 3.0% Retail rents (£-££££) ££ A place to live 4 House price performance (% Pa) 4.1% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £633 Unrealised potential (xx/100) 55 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £552 Unrealised potential (xx/100) 62 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,682 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,337

CAMDEN | RANK: #4 TRULY ESTABLISHED DAGENHAM | RANK: #82 UP & COMING A place to live 4 House price performance (% Pa) 2.1% Retail rents (£-££££) ££££ A place to live 4 House price performance (% Pa) 1.8% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £1,117 Unrealised potential (xx/100) 64 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £394 Unrealised potential (xx/100) 59 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,978 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,189

CANADA WATER | RANK: #77 UP & COMING DALSTON | RANK: #54 FLOURISHING  | EMERGING LONDON  | EMERGING LONDON

A place to live 4 House price performance (% Pa) 5.7% Retail rents (£-££££) ££ A place to live 1 House price performance (% Pa) 3.6% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £699 Unrealised potential (xx/100) 97 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £780 Unrealised potential (xx/100) 58 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,791 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £2,010

CANNING TOWN | RANK: #94 UNTAPPED DEPTFORD | RANK: #58 FLOURISHING A place to live 2 House price performance (% Pa) 2.9% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 2.4% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £597 Unrealised potential (xx/100) 57 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £600 Unrealised potential (xx/100) 56 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,822 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,645 Spotlight feature p.24 CUSHMAN & WAKEFIELD & CUSHMAN WAKEFIELD & CUSHMAN 57 56 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED

DULWICH | RANK: #61 FLOURISHING GREENWICH | RANK: #18 TRULY ESTABLISHED A place to live 4 House price performance (% Pa) 3.4% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) 3.6% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £717 Unrealised potential (xx/100) 59 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £651 Unrealised potential (xx/100) 47 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,733 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,792

EALING | RANK: #14 TRULY ESTABLISHED HACKNEY | RANK: #33 MATURING A place to live 5 House price performance (% Pa) -0.8% Retail rents (£-££££) ££ A place to live 1 House price performance (% Pa) 5.6% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £733 Unrealised potential (xx/100) 50 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £740 Unrealised potential (xx/100) 54 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,908 Spotlight feature p.32 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,888

EARLSFIELD | RANK: #75 UP & COMING HAGGERSTON | RANK: #44 FLOURISHING A place to live 3 House price performance (% Pa) 0.5% Retail rents (£-££££) £ A place to live 2 House price performance (% Pa) 2.4% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £733 Unrealised potential (xx/100) 52 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £757 Unrealised potential (xx/100) 36 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,635 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £2,086 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON EDGWARE | RANK: #91 UNTAPPED HAMMERSMITH | RANK: #3 TRULY ESTABLISHED A place to live 3 House price performance (% Pa) 2.0% Retail rents (£-££££) £ A place to live 4 House price performance (% Pa) -0.2% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £533 Unrealised potential (xx/100) 64 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £941 Unrealised potential (xx/100) 45 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,385 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £3,888

EDMONTON | RANK: #102 UNTAPPED HAMPSTEAD | RANK: #13 TRULY ESTABLISHED A place to live 1 House price performance (% Pa) 3.3% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) 2.1% Retail rents (£-££££) ££££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £403 Unrealised potential (xx/100) 50 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £1,324 Unrealised potential (xx/100) 57 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,376 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £3,057

ELEPHANT & CASTLE | RANK: #36 MATURING HARROW | RANK: #38 MATURING A place to live 4 House price performance (% Pa) 1.9% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) 4.3% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £765 Unrealised potential (xx/100) 82 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £527 Unrealised potential (xx/100) 37 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,992 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,367

ENFIELD | RANK: #26 MATURING HERNE HILL | RANK: #52 FLOURISHING A place to live 4 House price performance (% Pa) 0.7% Retail rents (£-££££) £ A place to live 4 House price performance (% Pa) 2.2% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £498 Unrealised potential (xx/100) 56 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £727 Unrealised potential (xx/100) 50 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,338 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,681

FINCHLEY | RANK: #41 MATURING HIGHGATE | RANK: #21 TRULY ESTABLISHED A place to live 5 House price performance (% Pa) 0.3% Retail rents (£-££££) £££ A place to live 4 House price performance (% Pa) 2.1% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £654 Unrealised potential (xx/100) 38 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £932 Unrealised potential (xx/100) 39 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,558 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £2,021

FOREST HILL | RANK: #79 UP & COMING HOLLOWAY | RANK: #64 UP & COMING A place to live 4 House price performance (% Pa) 3.4% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 2.1% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £601 Unrealised potential (xx/100) 65 Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £846 Unrealised potential (xx/100) 50 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,388 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,927

FULHAM | RANK: #9 TRULY ESTABLISHED HONOR OAK | RANK: #80 UP & COMING  | EMERGING LONDON  | EMERGING LONDON

A place to live 4 House price performance (% Pa) -0.9% Retail rents (£-££££) ££ A place to live 3 House price performance (% Pa) 3.0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £1,038 Unrealised potential (xx/100) 27 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £642 Unrealised potential (xx/100) 54 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £2,511 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,631

GOLDERS GREEN | RANK: #97 UNTAPPED HOUNSLOW | RANK: #53 FLOURISHING A place to live 1 House price performance (% Pa) 2.2% Retail rents (£-££££) ££ A place to live 4 House price performance (% Pa) 3.7% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £749 Unrealised potential (xx/100) 36 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £449 Unrealised potential (xx/100) 68 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,852 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,287 CUSHMAN & WAKEFIELD & CUSHMAN WAKEFIELD & CUSHMAN 59 58 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED

HOXTON | RANK: #39 MATURING MAIDA VALE | RANK: #76 UP & COMING A place to live 2 House price performance (% Pa) 2.3% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 0.6% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £796 Unrealised potential (xx/100) 57 Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £1,107 Unrealised potential (xx/100) 42 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £2,546 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £2,984

ILFORD | RANK: #81 UP & COMING MITCHAM | RANK: #88 UNTAPPED A place to live 2 House price performance (% Pa) 3.3% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) 1.0% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £429 Unrealised potential (xx/100) 68 Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £550 Unrealised potential (xx/100) 39 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,268 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,348

ISLINGTON | RANK: #1 TRULY ESTABLISHED MUSWELL HILL | RANK: #78 UP & COMING A place to live 5 House price performance (% Pa) 0.7% Retail rents (£-££££) ££££ A place to live 1 House price performance (% Pa) 1.2% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £933 Unrealised potential (xx/100) 50 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £706 Unrealised potential (xx/100) 42 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,512 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,734 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON KENNINGTON | RANK: #66 UP & COMING NEW CROSS | RANK: #72 UP & COMING A place to live 1 House price performance (% Pa) 1.9% Retail rents (£-££££) ££ A place to live 3 House price performance (% Pa) 2.8% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £789 Unrealised potential (xx/100) 39 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £592 Unrealised potential (xx/100) 59 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £2,190 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,422

KENSAL RISE | RANK: #51 FLOURISHING NOTTING HILL | RANK: #11 TRULY ESTABLISHED A place to live 4 House price performance (% Pa) -0.2% Retail rents (£-££££) ££ A place to live 4 House price performance (% Pa) -1.0% Retail rents (£-££££) ££££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £825 Unrealised potential (xx/100) 45 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £1,419 Unrealised potential (xx/100) 55 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,848 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £3,114

KENTISH TOWN | RANK: #48 FLOURISHING NUNHEAD | RANK: #71 UP & COMING A place to live 1 House price performance (% Pa) 2.0% Retail rents (£-££££) £££ A place to live 2 House price performance (% Pa) 3.0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £922 Unrealised potential (xx/100) 51 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £609 Unrealised potential (xx/100) 53 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,909 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,839

KILBURN | RANK: #63 UP & COMING ORPINGTON | RANK: #86 UNTAPPED A place to live 2 House price performance (% Pa) 0.7% Retail rents (£-££££) ££ A place to live 3 House price performance (% Pa) 2.4% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £793 Unrealised potential (xx/100) 50 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £417 Unrealised potential (xx/100) 35 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £2,104 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,223

KINGSTON UPON THAMES | RANK: #7 TRULY ESTABLISHED PECKHAM | RANK: #45 FLOURISHING A place to live 5 House price performance (% Pa) 6.9% Retail rents (£-££££) ££££ A place to live 3 House price performance (% Pa) 3.0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £636 Unrealised potential (xx/100) 57 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £628 Unrealised potential (xx/100) 66 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,560 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,625 Spotlight feature p.26

LEWISHAM | RANK: #42 MATURING PENGE | RANK: #99 UNTAPPED A place to live 5 House price performance (% Pa) 5.6% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 2.1% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £568 Unrealised potential (xx/100) 52 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £513 Unrealised potential (xx/100) 64 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,498 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,286

LEYTONSTONE | RANK: #92 UNTAPPED PUTNEY | RANK: #16 TRULY ESTABLISHED  | EMERGING LONDON  | EMERGING LONDON

A place to live 3 House price performance (% Pa) 4.0% Retail rents (£-££££) ££ A place to live 4 House price performance (% Pa) -1.2% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £600 Unrealised potential (xx/100) 35 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £816 Unrealised potential (xx/100) 25 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,375 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,002

LOUGHTON | RANK: #74 UP & COMING QUEENS PARK | RANK: #50 FLOURISHING A place to live 2 House price performance (% Pa) 1.6% Retail rents (£-££££) £££ A place to live 3 House price performance (% Pa) 1.6% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £472 Unrealised potential (xx/100) 57 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £820 Unrealised potential (xx/100) 44 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,322 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,899 CUSHMAN & WAKEFIELD & CUSHMAN WAKEFIELD & CUSHMAN 61 60 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED

RICHMOND | RANK: #2 TRULY ESTABLISHED SYDENHAM | RANK: #104 UNTAPPED A place to live 5 House price performance (% Pa) -0.6% Retail rents (£-££££) ££££ A place to live 1 House price performance (% Pa) 5.0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £781 Unrealised potential (xx/100) 30 Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £553 Unrealised potential (xx/100) 42 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,593 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,275

ROMFORD | RANK: #69 UP & COMING TOOTING | RANK: #46 FLOURISHING A place to live 2 House price performance (% Pa) 3.1% Retail rents (£-££££) £ A place to live 2 House price performance (% Pa) 0.5% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £395 Unrealised potential (xx/100) 63 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £730 Unrealised potential (xx/100) 65 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,195 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,584

RUISLIP | RANK: #49 FLOURISHING TOTTENHAM | RANK: #87 UNTAPPED A place to live 5 House price performance (% Pa) 3.5% Retail rents (£-££££) ££ A place to live 2 House price performance (% Pa) 3.3% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £523 Unrealised potential (xx/100) 43 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £533 Unrealised potential (xx/100) 78 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,367 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,470 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON SHOREDITCH | RANK: #12 TRULY ESTABLISHED TWICKENHAM | RANK: #68 UP & COMING A place to live 2 House price performance (% Pa) 2.5% Retail rents (£-££££) £££ A place to live 1 House price performance (% Pa) 0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £930 Unrealised potential (xx/100) 62 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £766 Unrealised potential (xx/100) 46 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £2,712 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,732

SILVERTOWN | RANK: #96 UNTAPPED UXBRIDGE | RANK: #23 MATURING A place to live 3 House price performance (% Pa) 2.9% Retail rents (£-££££) £ A place to live 5 House price performance (% Pa) 3.8% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £584 Unrealised potential (xx/100) 98 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £506 Unrealised potential (xx/100) 57 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,633 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,336

SOUTH NORWOOD | RANK: #98 UNTAPPED VAUXHALL | RANK: #27 MATURING A place to live 3 House price performance (% Pa) 2.8% Retail rents (£-££££) £ A place to live 3 House price performance (% Pa) 1.9% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £448 Unrealised potential (xx/100) 41 Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £932 Unrealised potential (xx/100) 50 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,244 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £3,035

SOUTHALL | RANK: #95 UNTAPPED WALTHAMSTOW | RANK: #37 MATURING A place to live 2 House price performance (% Pa) 7.1% Retail rents (£-££££) £ A place to live 3 House price performance (% Pa) 3.0% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £442 Unrealised potential (xx/100) 74 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £628 Unrealised potential (xx/100) 43 Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,348 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,440

STOKE NEWINGTON | RANK: #40 MATURING WANDSWORTH | RANK: #17 TRULY ESTABLISHED A place to live 3 House price performance (% Pa) 2.7% Retail rents (£-££££) £££ A place to live 2 House price performance (% Pa) -1.2% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £818 Unrealised potential (xx/100) 54 Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £815 Unrealised potential (xx/100) 32 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,685 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,954

STRATFORD | RANK: #5 TRULY ESTABLISHED WAPPING | RANK: #57 FLOURISHING Unrealised potential (xx/100) 5 House price performance (% Pa) 2.8% Retail rents (£-££££) ££££ A place to live 1 House price performance (% Pa) 2.5% Retail rents (£-££££) £ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £581 Unrealised potential (xx/100) 22 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £944 Unrealised potential (xx/100) 64 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,693 Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £3,020

STREATHAM | RANK: #90 UNTAPPED WATFORD | RANK: #24 MATURING  | EMERGING LONDON  | EMERGING LONDON

A place to live 3 House price performance (% Pa) 4.3% Retail rents (£-££££) ££ A place to live 5 House price performance (% Pa) -1.0% Retail rents (£-££££) £££ Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £635 Unrealised potential (xx/100) 51 Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £469 Unrealised potential (xx/100) 50 Startup/ creative industries 1 Residential rents (2 Bed, £pcm) £1,502 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,189

SUTTON | RANK: #65 UP & COMING WEMBLEY | RANK: #67 UP & COMING A place to live 3 House price performance (% Pa) 4.0% Retail rents (£-££££) £ A place to live 4 House price performance (% Pa) 5.4% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 4 Residential prices (Flats, £psf) £475 Unrealised potential (xx/100) 45 Retail, leisure, entertainment & culture 2 Residential prices (Flats, £psf) £520 Unrealised potential (xx/100) 88 Startup/ creative industries 4 Residential rents (2 Bed, £pcm) £1,207 Startup/ creative industries 3 Residential rents (2 Bed, £pcm) £1,537 Spotlight feature p.18 CUSHMAN & WAKEFIELD & CUSHMAN WAKEFIELD & CUSHMAN 63 62 EVOLUTIONARY STATUSES: UNTAPPED UP & COMING FLOURISHING MATURING TRULY ESTABLISHED EVOLUTIONARY STATUS WEST NORWOOD | RANK: #100 UNTAPPED AND UNREALISED 100% 70.00 A place to live 2 House price performance (% Pa) 4.3% Retail rents (£-££££) ££ POTENTIAL BY RETAIL 90% Retail, leisure, entertainment & culture 1 Residential prices (Flats, £psf) £590 Unrealised potential (xx/100) 62 60 60.00 RENT CATEGORY 80% Startup/ creative industries Residential rents (2 Bed, £pcm) 53 2 £1,380 50.00 70% 48 49 60% 40.00 RANK: WHITECHAPEL | #62 FLOURISHING EVOLUTIONARY AT IONS 50% STATUSES: 30.00 A place to live 1 House price performance (% Pa) 2.1% Retail rents (£-££££) ££ 40% TRULY ESTABLISHED LOC% Retail, leisure, entertainment & culture 3 Residential prices (Flats, £psf) £818 Unrealised potential (xx/100) 55 30% 20.00 MATURING Startup/ creative industries Residential rents (2 Bed, £pcm) 20% 3 £2,271 10.00 FLOURISHING 10% AVERAGE OF UNREALISED POTENTIAL UP & COMING 0% 0.00 WIMBLEDON | RANK: #6 TRULY ESTABLISHED ££££ £££ ££ £ UNTAPPED A place to live 5 House price performance (% Pa) 1.4% Retail rents (£-££££) ££ Retail, leisure, entertainment & culture 5 Residential prices (Flats, £psf) £711 Unrealised potential (xx/100) 43 X AVERAGE UNREALISED POTENTIAL Startup/ creative industries 5 Residential rents (2 Bed, £pcm) £1,825 EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON WOOD GREEN | RANK: #47 FLOURISHING A place to live 2 House price performance (% Pa) 2.0% Retail rents (£-££££) ££

Retail, leisure, entertainment & culture Residential prices (Flats, £psf) Unrealised potential (xx/100) RICHMOND ISLINGTON £586 HAMMERSMITH 5 57 CAMDEN STRATFORD WIMBLEDON KINGSTON UPON THAMES EVOLUTIONARY BRIXTON Startup/ creative industries 2 Residential rents (2 Bed, £pcm) £1,501 FULHAM CHISWICK NOTTING HILL SHOREDITCH STATUS VS. EALING HAMPSTEAD PUTNEY BERMONDSEY WANDSWORTH GREENWICH BRICK LANE UNREALISED CLAPHAM JUNCTION WOOLWICH | RANK: #35 MATURING HIGHGATE CROYDON WATFORD UXBRIDGE BROMLEY ENFIELD VAUXHALL POTENTIAL BATTERSEA A place to live House price performance (% Pa) Retail rents (£-££££) BALHAM 4 3.6% ££ BETHNAL GREEN BLACKHEATH ALDGATE HACKNEY Retail, leisure, entertainment & culture Residential prices (Flats, £psf) £491 Unrealised potential (xx/100) BARNET WOOLWICH 4 78 WALTHAMSTOW ELEPHANT & CASTLE HARROW HOXTON Startup/ creative industries Residential rents (2 Bed, £pcm) FINCHLEY STOKE NEWINGTON £1,448 LEWISHAM 4 BATTERSEA POWERSTATION & NINE ELMS EVOLUTIONARY HAGGERSTON PECKHAM WOOD GREEN TOOTING STATUSES: RUISLIP KENTISH TOWN QUEENS PARK KENSAL RISE HERNE HILL DALSTON HOUNSLOW TRULY ESTABLISHED CLAPHAM HIGH STREET CAMBERWELL DEPTFORD WAPPING LOCATIONS BY RANKING BARNES ACTON MATURING DULWICH WHITECHAPEL KILBURN SUTTON HOLLOWAY KENNINGTON WEMBLEY 35. Woolwich 69. Romford FLOURISHING TWICKENHAM TRULY ESTABLISHED ROMFORD EVOLUTIONARY STATUS EVOLUTIONARY BELSIZE PARK NUNHEAD 36. Elephant & Castle 70. Belsize Park NEW CROSS Islington UP & COMING LOUGHTON BARKING 1. MAIDA VALE EARLSFIELD CANADA WATER 37. Walthamstow 71. Nunhead MUSWELL HILL FOREST HILL 2. Richmond HONOR OAK UNTAPPED ILLFORD 38. Harrow 72. New Cross DAGENHAM BECKENHAM CRYSTAL PALACE 3. Hammersmith CLAPTON ORPINGTON 39. Hoxton 73. Barking MITCHAM TOTTENHAM 4. Camden BEXLEYHEATH STREATHAM EDGWARE 40. Stoke Newington 74. Loughton LEYTONSTONE BRENT CROSS SOUTH CANNING TOWN 5. Stratford SOUTHALL 41. Finchley 75. Earlsfield GOLDERS GREEN SILVERTOWN 6. Wimbledon SOUTH NORWOOD PENGE WEST NORWOOD 42. Lewisham 76. Maida Vale CATFORD 7. Kingston Upon Thames CRICKLEWOOD EDMONTON 77. Canada Water SYDENHAM 8. Brixton FLOURISHING 78. Muswell Hill 9. Fulham 43. Battersea Power Station & Nine Elms 79. Forest Hill UNREALISED POTENTIAL 10. Chiswick Haggerston 44. 80. Honor Oak 11. Notting Hill Peckham 45. 81. Ilford 12. Shoreditch Tooting 46. 82. Dagenham 13. Hampstead Wood Green 47. 83. Crystal Palace 14. Ealing 48. Kentish Town 15. Bermondsey 49. Ruislip UNTAPPED HOUSE PRICE 16. Putney 50. Queens Park 84. Beckenham PERFORMANCE ENFIELD 17. Wandsworth 51. Kensal Rise 85. Clapton 18. Greenwich 52. Herne Hill 86. Orpington (% VALUE CHANGE OVER BARNET 19. Brick Lane 53. Hounslow 87. Tottenham THE PREVIOUS 12 MONTHS) HARROW 20. Clapham Junction HARINGEY REDBRIDGE 54. Dalston 88. Mitcham WALTHAM 21. Highgate Clapham High Street Bexleyheath FOREST 55. 89. HILLINGDON BRENT HAVERING HACKNEY MATURING 56. Camberwell 90. Streatham BARKING & BELOW 0% CAMDEN ISLINGTON DAGENHAM 57. Wapping 91. Edgware 22. Croydon TOWER NEWHAM 58. Deptford 92. Leytonstone 0% TO 1.5% HAMLETS 23. Uxbridge EALING CITY OF LONDON 59. Barnes 93. Brent Cross South CITY OF WESTMINSTER  | EMERGING LONDON 24. Watford 1.5% TO 3%  | EMERGING LONDON 60. Acton 94. Canning Town KENSINGTON & CHELSEA Bromley GREENWICH 25. 3% TO 4.5% HAMMERSMITH & FULHAM SOUTHWARK 61. Dulwich 95. Southall HOUNSLOW 26. Enfield LAMBETH 62. Whitechapel 96. Silvertown ABOVE 4.5% BEXLEY WANDSWORTH 27. Vauxhall LEWISHAM 97. Golders Green RICHMOND UPON THAMES 28. Battersea UP & COMING 98. South Norwood 29. Balham 63. Kilburn 99. Penge MERTON 30. Bethnal Green 64. Holloway KINGSTON 100. West Norwood Source: Zoopla UPON THAMES 31. Blackheath Sutton CROYDON 65. 101. Catford BROMLEY 32. Aldgate 66. Kennington 102. Edmonton SUTTON 33. Hackney Wembley 67. 103. Cricklewood 34. Barnet CUSHMAN & WAKEFIELD & CUSHMAN Twickenham WAKEFIELD & CUSHMAN 68. 104. Sydenham 65 64 ENFIELD

Loughton

Watford Barnet Enfield

BARNET

Edmonton

Edgware BARNET

HARINGEY Finchley REDBRIDGE HARROW Wood Green Tottenham WALTHAM FOREST Muswell Romford Hill Walthamstow Harrow EMERGING LONDON - DASHBOARDS METHODOLOGY DASHBOARDS - EMERGING LONDON METHODOLOGY DASHBOARDS - EMERGING LONDON Golders Highgate Green Stoke Newington HAVERING Ruislip BRENT Leytonstone Brent CrossBrent Cross Holloway Clapton HILLINGDON HACKNEY BRENT South South Ilford Hampstead Kentish BARKING & Town ISLINGTON Dalston DAGENHAM Wembley Cricklewood Belsize Queens Park Hackney Park Islington Stratford Kensal Rise Camden Barking Dagenham Town Uxbridge Haggerston Bethnal Kilburn NEWHAM CAMDEN Hoxton Green TOWER Maida Vale Shoreditch HAMLETS Brick Lane CITY OF LONDON Whitechapel EALING Aldgate Notting Hill CITY OF Wapping Canning Town Southall WESTMINSTER Acton Silvertown Ealing Bermondsey Canada Water Hammersmith KENSINGTON Elephant & Castle Woolwich & CHELSEA Vauxhall Chiswick Deptford Kennington Greenwich HAMMERSMITH Battersea Peckham GREENWICH Barnes & FULHAM Power Station New Cross & Nine Elms Camberwell Blackheath HOUNSLOW Fulham BEXLEY Battersea Nunhead Hounslow Clapham Junction Lewisham Putney Wandsworth Brixton SOUTHWARK Bexleyheath Clapham Herne Hill Richmond WANDSWORTH HighStreet HighStreet Dulwich Earlsfield LEWISHAM RICHMOND UPON THAMES Balham LAMBETH Honor Oak CatfordCatford Forest Hill Twickenham Sydenham Streatham West Norwood Tooting Crystal Penge Wimbledon Palace Kingston upon Thames MERTON Beckenham KINGSTON Mitcham Bromley UPON THAMES South Norwood

Orpington BROMLEY Croydon

Sutton EVOLUTIONARY STATUSES: TRULY ESTABLISHED

 | EMERGING LONDON CROYDON  | EMERGING LONDON

SUTTON MATURING FLOURISHING UP & COMING UNTAPPED CUSHMAN & WAKEFIELD & CUSHMAN WAKEFIELD & CUSHMAN 67 66 68 CUSHMAN & WAKEFIELD | EMERGING LONDON SPOTLIGHT ON INTERNATIONAL TRENDS a shiftaway from theSchanze’s working-class redevelopment over thelast decadehasseen However, aconcerted periodofproperty reminder ofthearea’s recent past. former theatre, whichremains as avivid epitomised by theRote Flora, asemi-derelict well-known inthe1970s and1980s.This is alternative cultural vibefor whichitbecame city centre, theSchanze retains muchofthe out. Located in thenorth-west ofHamburg on lettingpeopleinrather thankeeping them foreign invaders) thearea isnow focused fortification that protected Hamburg from Schanze (German for a17thcentury star-shaped as recently as2008.Known locallysimplyasthe gaining itsofficialdesignation as Sternschanze is, perversely, oneofHamburg’s newest districts, The historic Schanzenviertel (Schanzen quarter) HAMBURG, GERMANY STERNSCHANZE SCHANZENVIERTEL/ TRENDS INTERNATIONAL on Spotlight the coming decade. years, with furtherredevelopment likely over of Hamburg’s highest rental increases inrecent premises. Asaresult, theSchanze hasseensome landlords to renovate previously dilapidated clubs. This occupational shifthasallowed through hipcafés to achinglytrendy barsand predominate, from ahead-of-the-curve boutiques the occasional unit,independentestablishments mainstream retailers are findingtheir way into populated andfrequented by locals.Although bohemian feel andtherefore isstill largely has sofar managedto retain anauthentic excellent suburbanrail andmetro connections, magnets, theSchanze, whichbenefitsfrom Reeperbahn andSt Pauli districts are tourist eclectic demographic. While thenearby roots, towards anewer, more diverse and BROOKLYN, NEWYORK, USA GRAND STREET tourists minglewithWilliamsburg’s creatives closest to Manhattan, where international The hippest endofthestreet isto thewest, of Williamsburg home. increasingly callingtheBrooklyn sub-district (both start-ups andscale-ups) whichare residents are staffing the tech companies across to Manhattan every day alotofthese coffee housesintheir wake. Rather thantrekking blocks hasbrought funky shopsanddecent in, whoseoccupation ofrevamped apartment generation ofentrepreneurial whizzkidsmoving showy office blocks. That hasn’t stopped a new Grand Street ismore industrial warehouse than of Manhattan’s Midtown, thelandscapearound jump across theEast River from theglitz Not muchmore thanahop, skipanda

of change. the next few years, ensuringacontinued process to emerge alongthelengthofGrand Street over more development opportunitiesare expected for theforeseeable future. Nevertheless, plenty feel ofEast Williamsburg islikely to remain apartments oroffices, meansthegritty, authentic which would previously have beenconverted to for high-ceiling warehouse buildingshere, demand from industrial investors andoccupiers hinterland ofEast Williamsburg. Renewed of thestreet, that morphsinto theindustrial river start-ups. Itisasharpcontrast to theeastern end designers, up-and-coming brands anddisruptive and ago-to neighbourhoodfor emerging Street hasbecome aprimelocation for pop-ups and hipsters. Unsurprisingly, thispartofGrand

69 CUSHMAN & WAKEFIELD | EMERGING LONDON INTERNATIONAL TRENDS 70 CUSHMAN & WAKEFIELD | EMERGING LONDON CONTACTS Get intouch [email protected] Mobile: +44(0)7793808991 Direct: CAPITAL MARKETS GREATER LONDON CHRIS LEWIS [email protected] Mobile: Direct: +44(0)2071525744 RETAIL ANALYST INTERNATIONAL HOLLY KLIMEK [email protected] Mobile: Direct: AND PLACE HEAD OFDEVELOPMENT JOHN PERCY [email protected] Mobile: Direct: +44(0)2071525497 OFFICE LEASING HEAD OFLONDON RICHARD HOWARD [email protected] Mobile: +44(0)7764 398198 Direct: HEAD OFEMEARETAIL JUSTIN TAYLOR +44 (0)2071525991 +44(0) 2071525929 +44 (0)2071525198 +44 (0)7796709983 +44(0) 7730817060 +44 (0)7764 810217

[email protected] Mobile: Direct: +44(0)2032963620 STRATEGY HEAD OFFUTURES [email protected] Mobile: +44(0)7793808495 Direct: +44(0)2071525495 LEISURE &RESTAURANTS HEAD OFLONDON M NIKK RI [email protected] Mobile: Direct: PR ANDCOMMUNICATIONS UK RETAIL MARKETING, [email protected] Mobile: +44(0)7525868673 Direct: UK RETA E LOISE JACKSON ATT ASHMAN CHARD PICKERING I FORD +44 (0)2032963696 +44 (0)2071525075 +44 (0)7712893252 +44 (0)7860704493 IL

No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and the same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals. © 2018 Cushman & Wakefield LLP. All rights reserved.