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LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) COMPULSORY PURCHASE ORDER 2015 PROOF OF EVIDENCE ON BEHALF OF THE ACQUIRING AUTHORITY ALISTAIR PARKER BA BPL MRICS MRTPI CUSHMAN & WAKEFIELD 12 FEBRUARY 2016 A PROPOSAL FOR PROOF OF EVIDENCE – ALISTAIR PARKER, BA BPL MRICS MRTPI TABLE OF CONTENTS 1 INTRODUCTION 2 PREAMBLE SCOPE OF EVIDENCE BACKGROUND 2 HOUNSLOW TOWN CENTRE 6 STATUS COMPETITON 3 PROPOSED DEVELOPMENT 11 ASSESSMENT 4 LEASING 13 HIGH STREET QUARTER 5 REQUIRED LAND AND OBJECTIONS 16 HIGH STREET 6 CONCLUSION 17 APPENDICES APP 1 GLA ‘ACCOMMODATING GROWTH’ JULY 2014 APP 2 WEST LONDON ALLIANCE ‘OVER THE EDGE’ OCTOBER 2008 APP 3 LONDON PLAN 2015 2.15 ANNEX 2 APP 4 GLA ‘LONDON TOWN CENTRE HEALTH CHECK ANALYSIS’ 2013 APP 5 GLA ‘LONDON TOWN CENTRE HEALTH CHECK ANALYSIS REPORT’ FEBRUARY 2009 APP 6 PMA ‘HOUNSLOW PROMIS RETAIL REPORT’ JANUARY 2016 APP 7 R TYM & PRTS ‘JOINT RETAIL NEEDS STUDY UPDATE’ MAY 2010 APP 8 WESTFIELD’S ANNUAL REPORT 2011 APP 9 PMA ‘HOUNSLOW PROMIS RETAIL REPORT’ OCTOBER 2007 APP 10 GVA ‘WEST LONDON RETAIL NEEDS STUDY’ 2007 APP 11 GLA ‘LONDON TOWN CENTRE HEALTH CHECK ANALYSIS’ 2006 APP 12 OUTER LONDON COMMISSION ‘LONDON PLAN 2011’ 3RD REPORT. JULY 2014 PARA 2.2.4 APP 13 GLA ‘TOWN CENTRES’ SPG JULY 2014 APP 14 DCLG ‘PLANNING FOR TOWN CENTRES’ DECEMBER 2009 APP 15 COMPETITION COMMISSION ‘ACQUISITION BY CINEWORLD GROUP OF PICTUREHOUSE’ REPORT 8 OCTOBER 2013 APP 16 INSPECTORS REPORT ‘EALING -LAND AT NEW BROADWAY AND BOND ST COMPULSORY PURCHASE ORDER 2014’ JULY 2015 APP 17 FOOD & BEVERAGE GAP ANALYSIS APP 18 BARRATT ANNUAL REPORT AND ACCOUNTS JUNE 2015 APP 19 GLA ‘HOUSING IN LONDON 2015’ SEPTEMBER 2015 APP 20 LB HOUNSLOW ‘LOCAL PLAN’ SEPTEMBER 2015 THE LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) CPO 2015 CUSHMAN & WAKEFIELD 1 A PROPOSAL FOR PROOF OF EVIDENCE – ALISTAIR PARKER, BA BPL MRICS MRTPI 1 INTRODUCTION PREAMBLE 1.1 My name is Alistair Lewis Waterson Parker. I am a lead Partner of the Cushman & Wakefield Retail Development team (“C&W”) of 43-45 Portman Square, London. I hold a BA (Hons) degree and a Bachelor of Planning in Town & Country Planning from the University of Manchester. I am a professional Member of both the Royal Town Planning Institute and the Royal Institution of Chartered Surveyors and an RICS registered valuer. I am also a Member of the British Council of Shopping Centres Advisory Board, the British Property Federation Development & Regeneration Committee and the British Council of Shopping Centres Urban Development Committee. I am also a Member of the Outer London Commission advising the Mayor on how different parts of Outer London can realise their economic potential. 1.2 I have been engaged in the practice of leisure and retail planning, agency and development consultancy at C&W for 35 years and have led the firm’s Retail Development Department for some 20 years. The Department advises public authorities, developers, investors and landowners in formulating, evaluating and delivering major town and city centre retail, leisure and mixed-use property development throughout the UK and abroad. I have also advised retail companies on new departmental stores including the John Lewis Partnership. 1.3 A partner of Cushman & Wakefield since 1989, I have played an integral role in implementing a number of major developments collectively representing to date some 1.164 million sq m. On behalf of the public sector, these include LIVERPOOL ONE (234,000 sq m 1998-2008), CANTERBURY Whitefriars (41,800 sq m 1996-2005), BASINGSTOKE Festival Place (84,000 sq m 1994-2003) STAINES Two Rivers (36,000 sq m 1994-2001) and BANBURY Castle Quay (23,400 sq m 1992-2000). Notable experience abroad includes the CAIRO Citystars (740,000 sq m 1988-2004), BEIRUT Souks (128,000 sq m 1995-2001), SHARJAH Sahara (46,500 sq m 1997-2002) and LISBON Vasca da Gama (47,700 sq m 1994-1998). Many of these schemes incorporated substantial residential provision; for example, Cairo Citystars had 450 apartments and Liverpool One had over 500 flats. 1.4 My involvements on behalf of development companies in schemes with a multiplex cinema and supporting leisure include WOKING Peacocks (46,470 sq m 1992), HARROW St George (19,500 sq m 1996), ISLINGTON N1 Centre (13,600 sq m 2003), WREXHAM Eagles Meadow (37,100 sq m 2008) and EALING Filmworks (17,500 sq m retail & cinema plus 160 flats: current). 1.5 I have given expert evidence at numerous planning and compulsory purchase inquiries and in the High Court. Such includes the Compulsory Purchase Order (CPO) inquiries relevant to the schemes noted above at Liverpool, Canterbury, Basingstoke, Islington, Staines, Ealing and Banbury together other CPOs for stalled schemes such as SHEFFIELD New Retail Quarter. 1.6 C&W is one of the world's largest commercial real estate services firms with over 250 offices in 60 countries, employing more than 43,000 professionals. The firm advises on all aspects of commercial real estate. It has a pre-eminent retail/leisure reputation in the UK and is recognised as a market leader in retail development, agency, investment and consultancy across the UK. It holds both the Estates Gazette and the Property Awards for retail & leisure advisor/agency awards of the year for 2012, 2013 and 2014. C&W’s residential business, established in 1973, specialises in development, consultancy and disposal services throughout the UK, with a dedicated London New Homes agency. 1.7 I have been concerned in advising Wilson Bowden Developments Ltd (a wholly owned subsidiary of Barratt Developments Ltd) (“Barratts”) in their partnership with the London Borough of Hounslow (“the Council”) in respect of the potential development scheme and the subject matter of this Inquiry since early 2012. C&W has provided advice to Barratts on town planning policy, urban design, site valuations, development viability, occupier demand, investment requirements and development partnerships. THE LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) CPO 2015 CUSHMAN & WAKEFIELD 2 A PROPOSAL FOR PROOF OF EVIDENCE – ALISTAIR PARKER, BA BPL MRICS MRTPI 1.8 I am well acquainted with the town centre facilities of Hounslow and the subject of this Inquiry and with the relevant background having been personally concerned as the development advisor to Barratts since November 2012 and to a previous client on this site in 2002-03. SCOPE OF EVIDENCE 1.9 My expert evidence will cover the advice my practice gave to Barratts on further leisure and retail floor space within the town centre of Hounslow and the redevelopment of this site. I will comment on the present shopping and leisure provision and make observations as to the feasibility, viability, impact and implementation of the High St Quarter (HSQ) scheme as proposed by Barratts which has the benefit of planning consent. 1.10 In considering some of the matters at issue in this Inquiry, I have examined the present leisure and retail facilities in Hounslow and those competing facilities in West London. I have examined the disposition, content and layout of the High St Quarter scheme and have had regard to the interest received to date from major national companies to take representation within the scheme. 1.11 My evidence to this Inquiry falls into three parts: a) a review of the existing leisure and retail provision within Hounslow town centre, past development and relevant policy; b) an outline of the advice given by C&W to Barratts and a summary of how the proposals evolved; and c) an analysis of the likely impact of the permitted scheme on the town centre and consideration as to its feasibility together with observations on its implementation from which I would conclude that: i) successful implementation of the High St Quarter scheme is required to ensure the continued vitality and viability of the town centre as a whole; ii) successful implementation of the High St Quarter scheme will rest upon securing tenants of quality and that discussions to date with such operators provide sufficient confidence in the scheme’s implementation; iii) that there is sufficient demand to fully support the proposals, and; iv) that successful implementation of the proposals fundamentally rests upon the confirmation of the Orders that are the subject matter of this Inquiry. BACKGROUND 1.12 London has a complex polycentric pattern of over 200 international, metropolitan, major and district town centres providing some 10.9 million sq m of leisure and retail floorspace of which some 7.1 million sq m is in retail use. The town centre network is dynamic and the scale, role and function of centres changes over time. In 2008-2013, for example, London’s town centres experienced a net loss of floorspace (68,000 sq m), with a gain of 2.56 million sq m and loss of 2.62 million sq m (Appendix 1 GLA ‘Accommodating Growth in Town Centres’ July 2014) 1.13 The four yearly London town centre healthchecks (PAC/GLA 1994-2013) are critical to monitoring change in London’s town centres. The 2009 and 2013 GLA Town Centre Health Checks confirms changing patterns of retail within London. Whilst there was a modest 140,000 sq m net increase of retail across Greater London between 2007-2012, that reflected 175,000 sq m of new convenience floorspace of which 73% was ‘out of town’ balanced against 35,000 sq m of lost High Street comparison floorspace. Both Inner and Outer London town centres saw a significant decrease in their total comparison goods retail floor THE LONDON BOROUGH OF HOUNSLOW (HOUNSLOW HIGH STREET QUARTER) CPO 2015 CUSHMAN & WAKEFIELD 3 A PROPOSAL FOR PROOF OF EVIDENCE – ALISTAIR PARKER, BA BPL MRICS MRTPI space; an average of 5% for Outer London centres and 3% for inner London centres.
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