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Appeal Ref: APP/U1620/A/14/2214917 Appeal Ref: APP/U1620/A/14/2214917 Units 3a & 3b, Peel Centre, St Ann Way, Gloucester Proof of Evidence of Robin Denness FRICS on behalf of Peel Land & Property Investments Plc & Gloucester Quays LLP August 2014 Proof of Evidence of Robin Denness 30 July 2014 Contents 1 Experience & Qualifications .................................................................................................................................2 2 Introduction............................................................................................................................................................4 3 Gloucester..............................................................................................................................................................5 4 Retail Provision within Gloucester City Centre...................................................................................................6 5 Retail Provision within the Region.......................................................................................................................7 6 Gloucester Rental Values Profile .........................................................................................................................8 7 Kings Quarter - The Background and History.....................................................................................................9 8 My previous involvement in the Kings Quarter Regeneration Proposals ......................................................12 9 Current Proposals for Kings Quarter.................................................................................................................14 10 Kings Quarter Suitability For Home Bargains...................................................................................................19 11 Conclusion ...........................................................................................................................................................21 Appendices A Goad plan showing the extent of retail provision in Gloucester City Centre B Goad plan showing JLL view of the prime retail locations in the City Centre C Plan of the proposed City Centre boundary D Colliers International Gloucester Zone A rent profile E JLL Gloucester / Cheltenham Zone A rent profile F JLL Zone A rent / Milestone event graph G Stanhope Vision submission plans for Kings Quarter (June 2011) H Press commentary extracts from: i) shopping centre magazine ii) BBC news iii) Gloucester Citizen iv) Punchline v) Career Structure I Gloucester City Council Action Plan (December 2012) J JLL correspondence with major retailers K Stanhope Kings Quarter plan (May 2014) L Plans: i) Thornfield plans (November 2009) ii) Hammerson plans (April 2010) iii) Stanhope Vision plans (June 2011) iv) Stanhope plan (February 2013) v) Stanhope plan (May 2014) M Thornfield plans (November 2009) / Hammerson plans (April 2010) N Gloucester City Council OJEU Invitation (February 2009) O Correspondence between Home Bargains and Stanhope’s agents regarding Hereford COPYRIGHT © JONES LANG LASALLE IP, INC. 2014. All Rights Reserved 1 Proof of Evidence of Robin Denness 30 July 2014 1 Experience & Qualifications 1.1 My full name is Robin Murray Denness. I am a Director within the National Retail Team of Jones Lang LaSalle (JLL), 30 Warwick Street, London, W1B 5NH. I have over 30 years' relevant experience within the retail development sector having specialised in the regeneration and development of town centre schemes. I am a Fellow of the Royal Institution of Chartered Surveyors. 1.2 Prior to the amalgamation of Jones Lang LaSalle and King Sturge I was a partner of Churston Heard for seven years, responsible for town centre and high street development (2001-2008). Previously, I was a Director of Lambert Smith Hampton (1995-2001) following the takeover of Connell Wilson, where I was a Director (1989- 1995). Prior to this I was a Partner of Shearer Harris & Partners (1980-1989) and Conrad Ritblat & Company (1971-1982). My involvement with town centre development commenced during my employment with Conrad Ritblat & Company. 1.3 My knowledge of Gloucester and the surrounding region dates back as far as the early 1970s when I dealt with retail agency matters in the South-West of England and South Wales, at Conrad Ritblat & Company. I was responsible for both the acquisition and disposal of retail properties, together with the negotiations of rent reviews and lease renewals, on behalf of both landlords and tenants. These retail agency instructions included properties in Eastgate Street, King’s Walk, Eastgate Centre, Northgate Street, The Oxbode and Market Parade. I also was retained as property advisor to local retail companies, who were active at that time, these being EM Merrett & Co and Peter Richards / Crisco Carpets. 1.4 For the past six years (2009-present), I have been on part-time secondment to Land Securities where I advise The Harvest Partnership a 50/50 joint venture between Land Securities and Sainsbury’s which specialises in the redevelopment of jointly owned assets and the identification of new development opportunities to provide mixed use schemes including a foodstore for Sainsbury’s together with supporting retail, leisure or residential uses. Current and completed schemes include Lindis Park, Lincoln, Garratt Lane, Wandsworth and Selly Oak, Birmingham whilst several additional new developments are well advanced. 1.5 I specialise in advising private developers and property companies in the identification, design, occupier demand and viability of town centre schemes and, during my career, I have been directly involved in the provision of over 2.5 million ft2 of shopping centre floorspace in town and city centre locations. This has included both new schemes and the refurbishment and reconfiguration of existing ownerships. This has involved locations throughout the UK including Chesterfield, Oxford, Shrewsbury, Dundee and Stockton on Tees. 1.6 Most recently, I have been involved throughout the delivery process of Fremlin Walk in Maidstone 32,515 m2 (350,000 ft2) which opened in March 2005, Arc in Bury St Edmunds 24,155 m2 (260,000 ft2) which opened in March 2009, and Parkway in Newbury 26,012 m2 (280,000 ft2) which opened in October 2011. I am currently advising Centros who have been appointed by Lancaster City Council to undertake Castle View, a mixed use development within the City Centre and where a revised planning application for a scheme of 34,374 m2 (370,000 ft2) is in preparation. My clients include Land Securities, Standard Life, Peel Holdings, Centros, Shearer Property Group, BAM and Ignis. 1.7 I am instructed by Peel Land & Property Investment Plc and Gloucester Quays LLP in respect of Units 3A and 3B, The Peel Centre, St Ann Way, Gloucester GL1 5SF. Reference 13/00559/FUL. COPYRIGHT © JONES LANG LASALLE IP, INC. 2014. All Rights Reserved 2 Proof of Evidence of Robin Denness 30 July 2014 1.8 Declaration: i) I confirm that my report has drawn attention to all material facts which are relevant and have affected my professional opinion. ii) I confirm that I understand and have complied with my duty to the Inquiry as an expert witness which overrides any duty to those instructing or paying me, that I have given my evidence impartially and objectively, and that I will continue to comply with that duty as required. iii) I confirm that I am not instructed under any conditional or other success-based fee arrangement. iv) I confirm that I have no conflicts of interest. v) I confirm that I am aware of and have complied with the requirements of the rules, protocols and directions of the Planning Inquiry. vi) I confirm that my report complies with the requirements of the RICS - Royal Institution of Chartered Surveyors, as set down in the RICS practical statement Surveyors acting as expert witnesses. COPYRIGHT © JONES LANG LASALLE IP, INC. 2014. All Rights Reserved 3 Proof of Evidence of Robin Denness 30 July 2014 2 Introduction 2.1 Peel Land and Property Investments Plc are the freehold owners of The Peel Centre, Gloucester 2.2 My colleague, Nick Seary, will describe his long-standing involvement on behalf of Peel Land & Property Investments Plc in the marketing of available accommodation in The Peel Centre. He will, also, provide a commentary on the current provision of Retail Park accommodation in Gloucester and within the wider region. 2.3 This Proof describes the current retail provision in Gloucester City Centre and other main Centres in the sub- region, a summary of previous and prevailing rental evidence, the history of proposals for redevelopment of Blackfriars and Kings Quarter, together with a description of my prior involvement in the Kings Quarter regeneration proposals on behalf of Thornfield Properties and Hammerson. 2.4 Finally, I will comment on the much reduced scheme now proposed by Stanhope Plc based on the plans and information we have been able to secure. This will include an explanation of how the scheme has substantially changed in the time since their bid document was drawn up as the basis for them to secure development partner status and an assessment of scheme progress relative to the delivery programme milestones set out in the Kings Quarter Action Plan (December 2012) and which I will refer to later within this Proof. COPYRIGHT © JONES LANG LASALLE IP, INC. 2014. All Rights Reserved 4 Proof of Evidence of Robin Denness 30 July 2014 3 Gloucester 3.1 The cathedral city of Gloucester is the second largest in the county, having an estimated population
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