DRAFT FELTHAM MASTERPLAN Great West Investment destination: Hounslow
A rev i s e d Fe l t h a m M a ste r p l a n i s n ow u n d e r way to ta ke a c co u nt o f t h e H o u s i n g Zo n e d e s i g n aa o n a n d o p e n i n g u p o f o t h e r n ew i nve st m e nt o p p o r t u n i i e s . T h i s w i l l i nfo r m t h e e m e rg i n g We st o f B o ro u g h P l a n .
HEATHROW CARGO: HEAVYWEIGHT CHAMPIONS
ENTERPRISE HOUNSLOW: BRISTOL BULLET
E X I ST I N G K E Y B U I L D I N G S P RO P O S E D B U I L D I N G S P U B L I C G R E E N S PAC E CO M M U NA L / P R I VAT E G A R D E N S
Issue 6 2017
C o nta c t t h e I nwa rd I nve st m e nt Te a m to ямБ n d o u t m o re : e n q u i r i e s @ i nve st h o u n s l ow. co m
Great West
Investment destination: Hounslow
Barratt London Enhancing communities with thoughtfully designed new homes and public spaces Barratt London is the market-leading residential developer in the Capital. With over 30 years’ experience we’ve helped - literally - shape one of the world’s most exciting, diverse and dynamic cities. Working in partnership with the London Borough of Hounslow, we are committed to delivering muchneeded new homes and public realm to help develop a better Hounslow. barrattlondon.com
VISIT BARR AT TLONDON.COM OR CALL 0203 285 6655
Timely, predictable, easy to do business with Heathrow is the largest UK port by value and our ambition is to become one of Europe’s best airports for cargo. We have listened to our customers and developed a cargo strategy that will take us there. heathrow.com/cargo
The Lamptons, Hounslow
Investing in Hounslow A2Dominion has been working in Hounslow for more than 70 years, with over 2,600 homes in management and a further 350 in development. We are a residential property group with an innovative approach to housebuilding and over 40,000 properties in management and development. Using the profits we generate, we reinvest millions of pounds into developing new affordable rented homes and supporting local communities.
info@a2dominion.co.uk www.a2dominion.co.uk/about-us
Editorial director: Siobhán Crozier Assistant editor: James Wood News and digital editor: Marco Cillario Sub-editor: Maria Shahid Trainee reporter: Aileen Murphy Art direction: Smallfury Designs Additional design: Tammy Kerr Production manager: Christopher Hazeldine Business development director: Paul Gussar Project manager: Sue Mapara Subscriptions manager: Simon Maxwell Managing director: Toby Fox
14
GW | Contents
CONTENTS
Cover image: Heathrow cargo by David Tothill Images: David Tothill, Johnny Wilbank, Kristopher Harris, Heathrow Airport Limited, A2 Dominion / Bugler Group, Allies and Morrison, Tony MacLean / Image Works, Crossrail, TP Bennett, Simon Winson, Preconstruct, SEGRO, Bristol Cars, Marthe Armitage by Jonathan Taylor, Kristjana S Williams, Belmond Hotels Printed by: Park Communications
9 News
Published by:
Latest development news from the London Borough of Hounslow.
Sunley House, Bedford Park, Croydon CR0 2AP T: 020 7978 6840
14 Heavyweights
Heathrow airport was Europe's busiest by passenger numbers in 2016, but huge cargo operations also create jobs and boost the economy.
For the London Borough of Hounslow Civic Centre Lampton Road Hounslow TW3 4DN Subscriptions and feedback: greatwestmagazine.com
23 Heathrow
With government backing for a third runway at Heathrow, how will this affect those living and working in the area?
46
30 Map
Key development sites located.
33 Projects
46 Business originals
Progress on Hounslow's top schemes.
From brewers to designers, Hounslow is teeming with successful entrepreneurs.
41 Key players
56 Markets
We speak to some of the major figures from Hounslow's regeneration story.
© 3Fox International Limited 2017. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly f orbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no r esponsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited.
Facts and figures on Hounslow.
58 Sitematch
Feltham town centre – an important development opportunity in Hounslow.
7
EXCEPTIONAL 334,000 SQ FT OFFICE HEADQUARTERS The last opportunity to join some of the leading companies in their fields at London’s most enjoyable and successful office campus. Recently completed, Building 7 provides outstanding space on 12 floors with spectacular views over central London.
ALL ENQUIRES TO:
8
SAVILLS MARK GILBART-SMITH T: 020 7409 5925 E: mgsmith@savills.com
CBRE RALPH DOREY T: 020 7182 2277 E: ralph.dorey@cbre.com
DTRE JOHNNY BRAY T: 020 3328 9098 E: johnny.bray@dtre.eu
JON GARDINER T: 020 7409 8828 E: jgardiner@savills.com
LUKE HACKING T: 020 7182 2169 E: luke.hacking@cbre.com
ALEX LOWDELL T: 020 3328 9099 E: alex.lowdell@dtre.eu
WWW.ENJOY-WORK.COM
GW | News
NEWS
HEATHROW CONSULTATION LAUNCHED A 16-week public consultation was launched on 2 February over plans to expand Heathrow airport. Proposals for a third runway, which received the government’s support in October 2016, were made public in a draft airports national policy statement. The document explains the government’s decision to favour the Heathrow scheme over other options – such as a second runway for Gatwick – and sets out the requirements for planning consent to deliver the airport’s expansion. Available for review and comment online until 25 May, the document will be the subject of a series of consultation events in and outside London. Consultations will not focus on the detailed design for the expansion scheme – this will be part of the airport operator’s application for planning consent – but rather on the reasons for it and the measures for communities which will be affected.
The statement requires that Heathrow meet conditions for its expansion, including six more domestic routes, noise mitigation measures, a ban of six-and-a-half hours on night flights and actions to prevent road traffic in the area from increasing. The airport will also have to pay around 900 homeowners – whose properties will be demolished as a result of the expansion – 125% of the home's value, plus any other moving cost. Heathrow has already pledged this compensation. “By 2040 every London airport will be at capacity unless we take action,” said secretary of state for transport, Chris Grayling MP, introducing the document. He added that new long haul flights were important “as we leave the European Union, so that we can get out into the world and do business with old allies and new partners alike”. The case for Heathrow to be expanded rather than Gatwick was compelling, he said, as the west London airport was “uniquely well positioned”.
“It will link to HS2 at Old Oak Common and Crossrail, and support new domestic air connections as well as safeguarding existing domestic routes.” Grayling claimed that the expansion would bring tens of thousands of additional local jobs by 2030, as well as “up to £61 billion of benefits to all passengers and the wider economy”. Hounslow Council called on residents and local businesses to take part in the consultations and make their voice heard. Councillor Steve Curran, leader of the council, said its position “remains, as it has always been, that we’d like to see a better not bigger airport”, adding the main concerns were noise, pollution and additional congestion. "The Department for Transport’s launch of its consultation on a new north-west runway is an important step towards a final decision and I strongly urge all Hounslow residents and businesses to take part and make sure they have their say.”
9
OFFICE-TO-RESI SCHEME COMPLETES Work on a £36 million scheme at 650 London Road has been completed, delivering 150 homes. Bugler Group, appointed by developer A2Dominion, transformed a disused, seven-storey 1970s office building into a mixed-use, residential-led project. Designed by Aros Architects, the scheme includes two, three and four-bedroom homes with private balconies and access to a communal courtyard, allocated for sale, shared ownership and affordable rent. Also, 10% of the properties are designed to be accessible to people who use a wheelchair. The development provides new landscaped areas, 44 parking spaces and a children’s play zone.
HUNDREDS OF HOMES ON COUNCIL SITES
10
A Hounslow Council-owned organisation has submitted a planning application to kickstart a development programme which will deliver up to 844 homes. Lampton 360 has lodged plans for a residential-led scheme at Nantly House, on 33 Lampton Road. The scheme will feature 74 studios, one, two and three-bedroom apartments, along with flexible ground floor space. It will include 40% of homes which will be allocated as affordable (26% social rent and 14% intermediate), 40% units for private sale and 20% for private rent. The site, currently owned by Hounslow Council, will be transferred to Lampton 360. The project will be carried out by Lampton Development – a property developer established to redevelop surplus local authority land. This is part of a programme, approved by cabinet in April 2016, which has identified 11 council-owned sites available for the construction of up to 844 units, with 40% affordable housing. The chair of Lampton 360's board, Howard Wollaston, expressed his satisfaction that the project was progressing: “We are using surplus land to provide much-needed housing to meet increasing demand in the borough," he said. “This will be a mixed-tenure, mixed-use scheme, that will be socially, economically and environmentally sustainable.” Subject to planning permission, work is set to start later this year.
MAKEOVER FOR GREAT WEST HOUSE The refurbishment of the Great West House office complex has recently been completed. The scheme, between Great West Road and the A4, is close to the Brentford Lock West development, opposite Brentford rail station and within easy reach of Heathrow and the M25 by car. Ranging from 102sq m to 2,996sq m, suites across six floors have been renovated within the complex, with new raised access metal floors, air conditioning and suspended ceilings with LED lighting installed.
The on-site gym has also recently been renovated and upgraded with new equipment for use by the office tenants. Lift lobbies have been refurbished, providing views across London from the upper floors. The building also offers a fully serviced on-site restaurant with a branded coffee called Grumpy Mule in the cafe. A hospitality service is available at the restaurant for tenants that occupy space in the building. On-site parking, bicycle racks and landscaped gardens also feature at Great West House.
CIVIC CENTRE ON THE MOVE
Work has started on moving Hounslow Civic Centre to Bath Road and building almost 1,000 homes on its current location on Lampton Road. A 'groundbreaking' ceremony was held on 25 January. Developer Linkcity will work in partnership with Notting Hill Housing on the £410 million scheme. The Lampton Road site will be redeveloped into 919 homes across 10 buildings of between three and nine storeys. Plans include studios; one, two and three-bedroom apartments and houses. The scheme was granted funding from the Greater London Authority towards allocating half of the homes as affordable. The first new homes are scheduled for availability in 2018. Bouygues UK will create the new civic building on Bath Road. The site, in Hounslow town centre, will include a library and a cafe as well as the council offices. The relocation of the council facilities will be completed in 2019. Sheppard Robson was the designer for the new civic centre, library and cafe; the new homes are by Allies and Morrison. Councillor Steve Curran, leader of Hounslow Council, described the fact half of the homes in the development on Lampton Road would be allocated as affordable as “a huge achievement”. He added that the relocation of the civic building to Hounslow town centre would deliver “a real boost to the local economy”. Kate Davies, chief executive of Notting Hill Housing, said the project was “one of the best things happening in London”. She added: “It’s an audacious scheme, to knock down the council’s civic centre, build it somewhere completely different and put up homes, but to be building affordable housing on this scale is fabulous.”
The new Brentford Community Stadium will host rugby union along with football matches when it opens in 2019, it has been announced. Hounslow Council’s planning committee approved on 9 February an application lodged by London Irish, meaning the rugby team will be able to play home games at the 20,000-seater stadium on Lionel Road. London Irish chief executive Bob Casey said the decision was “a further step towards a return to our roots in London”. Formed at the end of 19th century with the aim to provide a home for Irish expats in the capital, the team currently play their home matches at Madejski Stadium in Reading, where they moved from their original ground in Sunbury-on-Thames. Work on the new stadium, where Brentford Football Club will relocate from Griffin Park on Braemar Road, is scheduled to start before the summer. Plans by Willmott Dixon’s residential arm, Prime Place, and Brentford FC also include 910 homes to be built around the stadium – detailed permission for the first 648 was given in December 2015. A compulsory purchase order was completed on 1 September 2016, with the council taking freehold possession of the land comprising the stadium site and the surrounding area. Brentford FC then took control of these sites though lease agreements and will have freehold possession of them when the development is complete. After ‘The Bees’, currently playing in The Championship, the second tier of English football, move out of Griffin Park, their home ground since 1904 will be the site for 75 family houses and a memorial garden celebrating the history of the team.
GW | News
LONDON IRISH COME HOME
11
Book your appointment now Modern yet classic, Chiswick Gate comprises a collection of one, two and three bedroom apartments and three, four and five bedroom townhouses, all finished to Berkeley’s exceptional standard. Apartment prices from £764,995. Townhouse prices from £1,930,000. To book your appointment call 020 3432 9963 or email sales@chiswick-gate.co.uk Sales & Marketing Suite open daily from 10am-6pm. Burlington Lane, Chiswick, London W4 2TJ
www.chiswick-gate.co.uk Showhome photography is indicative only and subject to change. Prices correct at time of going to press.
Proud to be a member of the Berkeley Group of companies
HEAVYWEIGHT CHAMPIONS More than 473,000 flights operated at Heathrow Airport in 2016. They carried far more than passengers and their luggage, as Marco Cillario discovers
14
GW | Cargo
W
ith wings spanning almost 65m, the 70m long, 19m high Boeing 747-400F from Moscow lands at Heathrow northern runway at 3pm. At first sight, this would look like just any other of around 1,300 daily flight operations at the busiest airport in Europe. But after landing, this plane doesn’t head to any of the four passenger terminals that welcomed 75.7 million people in 2016. Its destination is less obvious: south of the southern runway, 10 ground staff are waiting for its arrival at the cargo terminal. When its doors and nose cone open, there are no passengers disembarking. Instead, some of the 30 containers it carries are offloaded from its lefthand side and transported away to the airport’s cargo handling facilities. Other shipments are uploaded through its doors. Two hours later, the plane is ready to take off again – destination Frankfurt. Cargo operations at Heathrow are as old as the airport itself: planes have been carrying freight since its opening in 1946. In 2016, its 70th anniversary year, goods to the value of around £110 billion travelled through the airport, cementing its position as the biggest cargo hub in the country. Around 30% of all non-European UK trade value and 70% of Britain’s airfreight made a stop here. The airport serves 180 destinations in 82 countries around the world and it is estimated that 95% of the global economy is within reach of a direct flight from Heathrow. Planes landing on and departing from the two runways last year carried around 1.5 million tonnes of cargo. Where to – and from? According to the most recent data available, mainly North America (around 36%), east Asia (20%), the Middle East and central Asia (15%). Fresh salmon (around 37,000 tonnes), often travelling from Scotland to America, and books (about 22,000 tonnes) were the main goods exported. Printed material was also among the top five commodities imported, along with beans (almost 19,000 tonnes), guava and mango (around 13,500), asparagus and clothing (just over and just under 9,000 tonnes respectively). Cars and vehicle parts of 5,355 tonnes were also often transported inside the planes at the airport. Just five per cent of these goods were carried on aircraft like the Boeing 747-400F: dedicated cargo planes land on average twice every 24 hours, and mostly at night. The vast majority of cargo flies bellyhold in passenger aircraft. This explains why the cargo terminal is usually less busy than the other four: passenger planes don’t go to the cargo handlers, it is the cargo handlers who go to
15
them. Bellies are offloaded after arriving passengers and their bags have left, and reloaded before departing people and luggage are on board. Such planes are usually ready to take off 90 minutes after landing, without making any stop other than at the passenger terminals.
HANDLING IT
While 13 airlines account for 80% of all cargo operations – with IAG and Virgin topping the list – there are nine handlers based at the airport and between 350 and 400 handlers and forwarders around it. The area reaches as far as Park Royal, with the West Feltham industrial site playing a key part. Hundreds of trucks make the journey to the handling facilities on the cargo estate by the airport every day, handing over and picking up goods to be delivered around the country. “The forwarding community is hugely important to the success of freight at Heathrow,” says Nick Platts, head of cargo at the airport. “And I think the reason why you see so many around here is because of what we offer: we have the most extensive route network in the UK.” How does this affect Hounslow? Although Heathrow hasn’t produced any study specifically dedicated to analysing the impact of freight on its surroundings, there are signals indicating it plays a huge part in the economy of the borough. First of all, because a significant proportion of the 75,000 people working at the airport, and at least as
16
Pictured: Huge cargo operations at Heathrow create jobs in the region and are integral to UK trading.
many involved in supporting activities in the area, are involved in cargo operations. “And a lot of those people live in Hounslow. And even those who don’t live in Hounslow are very likely to spend their money there,” explains Platts. And second, global importers and exporters using the airport are based in the borough, such as freight orchestration company Sound Moves (pages 20-21).
WHAT LIES AHEAD
The UK is currently the second largest airfreight market in Europe, behind Germany. Platts is confident that volumes of cargo flying around the world will continue to increase over
We have the most extensive route network in the UK
GW | Cargo
17
the next few years, with the rise of sectors such as e-commerce making the speed offered by airfreight even more crucial to the global economy. Nor does Britain’s decision to leave the European Union seem to worry him too much. He points to the fact that only around nine per cent of Heathrow airfreight goes to Europe, as trucking to countries like France, the Netherlands, Belgium or Germany is cheaper and thus preferred. Trade barriers with the continent as a result of the UK implementing Brexit in 2019 wouldn’t make much of a difference, Platts concludes. On the contrary, he thinks Brexit represents more of an opportunity, giving Britain the chance to establish new trading relationships with countries currently excluded “because of the EU requirements”. “When we open up the former Commonwealth and trade partnerships with the US you might actually find there is more volume coming to the UK. This is all dependent on how much the government puts in place,” he explains. Negotiations on future trade relations with Europe and the rest of the world are yet to start. But in the meantime, the government has announced (in October 2016) support for a third runway at Heathrow, which, if parliament grants approval either this year or next, would be built by 2025. Platts describes the airport’s expansion as “brilliant news” for UK exporters. “With a third runway, we will be able to offer 40 more destinations, and those we already serve will have a higher frequency.” What about the homes – around 800 – which are to be demolished to make room for the new runway and the increasing levels of air and noise pollution as a result of the expansion? Platts says he is “acutely aware” of the impact on the community and pledges he will work with the industry to mitigate it “as much as we possibly can” by making the cargo process more efficient and implementing projects such as a full electric ground fleet by 2020. But he insists: “The expansion is absolutely vital to the UK economy: Britain is a net importer of goods, and to export more we need to offer more slots to connect with more markets.” He expects the third runway to increase trade with areas like South America, currently accounting for only around 2.5% of Heathrow’s cargo volume.
BOTTLENECKS AND THE PRIZE FOR FIXING THEM
18
And yet, inside or outside the EU, with two or three runways, there is a lot of room for improvement at Heathrow. A 15-year cargo strategy was launched in November 2015 (long before the EU referendum and the government’s announcement about the expansion), with the aim of investing around £180 million to
Above: Ground operations begin as the Boeing 747-400F arrives at the cargo terminal. Right: Goods are unloaded from the nose cone of the plane.
improve the airport’s performance when it comes to cargo and doubling freight volumes to 3 million tonnes a year by 2040. “Our customers have told us about the bottlenecks caused by some of the infrastructure, inefficient facilities and processes that are slower and more arduous than those of our European competitors,” the document says. Winning the competition with Schiphol (Amsterdam), Frankfurt and Paris is at the core of the strategy: if Heathrow weren’t efficient, forwarders would choose continental airports over it, rather than to other airports in Britain. Says Platts: “We want to be more predictable, we need to be faster than we are today and reduce congestion on the cargo estate.” Technology to improve communication between forwarders and cargo sheds should be in place by the end of the year, meaning trucks will turn up at the airport at the right time, instead of sitting there for hours waiting for the freight to arrive. Another objective is making operations connected to the transhipment of goods – those in transit to destinations outside the UK – faster, with cargo taken off an arriving aircraft sent straight to a departing plane, instead of going through the handling facilities. Platts and his team hope that a faster and more efficient service will make Heathrow more attractive: this could mean that some of the 15% of UK importexport currently going on a truck to the continent across the Channel might fly from Heathrow instead, and, above all, that forwarders based in the Middle East or Africa will choose Heathrow over other European competitors as a transit hub when trading with America. But Platts thinks that the benefits wouldn’t be for the airport alone. He puts it this way: “If I can increase the volume, then there is more revenue for the airlines operating here, and if there is more volume and revenue for the airlines, then they will bring their new aircraft here, which carry more cargo. “And I think that’s the prize: these new aircraft are quieter and cleaner than the old generation. “Because of the advancement in technology, they are designed to be more aerodynamically efficient, the engines don’t produce as much noise and they do not consume as much fuel. “So they are greener for the community and make more commercial sense for the airlines.” Stakeholders and airlines are currently being consulted on the cargo strategy. Improvements should be fully implemented by 2030. At 5pm, the Boeing 747-400F approaches the southern runway, ready to take off. It was in Moscow six hours ago, it will be in Frankfurt in one hour and 40 minutes. The world seems so small when watched from Heathrow.
19
MUSIC FOR AIRPORTS Pictured: Sound Moves transported cargo on Beyoncé's Formation World Tour 2016 across Europe and America.
20
Sound Moves is one of the most successful freight solutions companies in the world. With its London base in Hounslow, it has dispatched kit for some of the highest grossing music tours of all time. James Wood reports From cancelled flights and pilot strikes to treacherous weather conditions and even the occasional erupting volcano, freight solutions for big events not only require meticulous planning but the obligation to react quickly to unforeseen circumstances. Global cargo company Sound Moves, which has its London base in Hounslow, has been building a reputation as one of the best freight solutions
companies in the world for more than 20 years. Its roots are in helping to transport kit for some of the globe’s most successful bands and musicians. A notable example was U2’s biggest ever world tour between 2009 and 2011, which involved 131 shows in 78 cities on five continents. Over a 20-month period, Sound Moves transported 750 tons of freight for a show that featured a 360° stage surrounding the audience – a feat never before achieved. According to Sound Moves, the tour was the highest grossing of all time and research found that it has been contracted for six of the top 10, including a previous U2 tour, two from Rolling Stones, AC/DC and Madonna.
GW | Cargo
Most recently, Sound Moves was selected for Beyoncé’s 2016 Formation World Tour, which involved 32 stadium shows in North America and 17 in Europe. The staging consisted of a 60-foot tall rotating LED cube referred to as the 'Monolith'. The organisation has branched out into other markets over the years, always quick to tap into emerging trends across the globe. Recent examples include transporting cargo for electronic gaming, drone racing and extreme sports events. Sound Moves was established in 1996 by three partners with considerable experience in freight solutions: Wayde Daniel and Duane Wood, based in New York and Los Angeles respectively, and Martin Corr in London. Corr says: “The knowledge we have gained over the years is crucial. One important thing is that we’re very particular about employees. We appoint a ‘tour principal’ and that person puts together a workable routine, anticipating any potential problems and working out solutions for ensuring everything gets to where it needs to go – in time and on budget.” Scheduling can sometimes run into problems when religious holidays take place in different countries and there are also demands posed by varying crew sizes. Teams can range from three people “trying to find a local Travelodge” to searching for a place big enough to sleep dozens of people. “It’s like a very elaborate game of chess,” says Corr. “Another consideration is airport security policies. We’re very adept at working with the customs people and we have a great relationship with Heathrow airport, which is really helpful. “Being based near the airport [in Ashford] also puts us at a strategic advantage from a business perspective. That quick access it gives us to global markets is crucial.” Sound Moves works all over the world. As Corr points out, with the advent of the internet, musicians
We have a great relationship with Heathrow airport
now make more money from concerts than from record sales and bigger and longer tours have boosted its business. Western music has grown in popularity because of the internet too, with people across the world having better access than ever before. Corr points to the evidence of Sounds Moves’ trip to Mumbai in India for the Global Citizen festival, headlined by Jay Z and Coldplay, which was attended by 80,000 people. But it’s not only rock ‘n roll: freight was also despatched by Sound Moves for the last two Olympics in London and Rio, the Rugby World Cup in 2015 and extreme sports events in South America. Theatrical and orchestral touring groups and major film and TV production companies also serve as Sound Moves clients and in 2011, the company delivered three generators to assist with temporary power after the earthquake and tsunami in Japan. It is easy to see why Corr thinks Sound Moves will continue making tremors in the industry for many years to come.
21
HALICO WALK CAPARTMENTS & PENTHOUSES
Computer generated image*
NOW AVAILABLE 1, 2 & 3 BEDROOM APARTMENTS Chalico Walk is a mix of one, two and three bedroom apartments and penthouses in a waterside location. This stylish development is located on the banks of the Grand Union Canal, close to a wide selection of bars, shops, cafés, restaurants and parks and is well served with excellent transport links. PRICES FROM £412,500†
WATERSIDE LIVING IN A VIBRANT COMMUNITY REGISTER YOUR INTEREST brentfordlockwest.co.uk brentfordlockwest@stubbingsltd.co.uk or call Stubbings Property Marketing on
020 3504 6403
*Details and final as built product may vary on completion of the development. †Price correct at time of going to print.
GW | Heathrow
THINKING AHEAD As one of the world’s biggest and busiest airports, Heathrow brings in millions of pounds to the UK economy, and with a third runway in the offing, how are the 10 boroughs surrounding the transport hub preparing for the increase in traffic and population? Noella Pio Kivlehan reports
B
"
efore anything else, preparation is the key to success," so stated telephone inventor Alexander Graham Bell in the 19th century. Fast forward to the 21st century, and Brendon Walsh, executive director of regeneration, economic development and environment at Hounslow Council (pictured), had the same thoughts in relation to the long-debated,
proposed expansion of London Heathrow Airport. With the government’s preference on expanding one of London's airports, due to be announced in autumn 2016, Heathrow – the bookies’ favourite – was campaigning for a third runway. The other serious contender was Gatwick. Walsh decided in 2015 it could be time for the surrounding boroughs to band together to act, should the powers-that-be decide to choose the west London airport. "In my view the choice was that we either stood back
23
24
and watched what was happening, or we stepped-up to the process ourselves," says Walsh. The 'choice' was to take charge of any potential changes by setting up a group – the Heathrow Strategic Planning Group (HSPG) – that included nine of the 10 local authorities (see panel) ringing the 1,227-ha airport, which handles 75.7 million passengers annually. But the whole third runway issue is extremely contentious and a political hot potato due to its perceived impact: villages would make way for the development, although the government has stated that “expansion will only be allowed to proceed with a
Above: A CGI projection of what Heathrow's third runway might look like.
world-class package of compensation and mitigation worth up to £2.6 billion, including community support”. On the environmental side, there is the noise pollution, air quality and threat to wildlife. It is estimated the new runway would add an additional 260,000 flights. Meanwhile, wildlife trusts expressed worries about the effect the new runway would have on the existing fauna, as the Airports Commission, established in 2012 to take a look at the UK’s future airport capacity needs, estimated between 29,800 and 70,800 new homes would need to be built to support the expansion.
GW | Heathrow
Not all the members are necessarily for the third runway
But thousands of jobs would be created. The Airports Commission put the figure at 180,000 UKwide, with 77,000 in the local area, and the economic benefit to the area is estimated at £211 billion. With the likelihood that Heathrow will get the third runway, despite concerns, Walsh believes that being forewarned is forearmed. Local authorities, he says, should work as one to get what they want from the runway expansion, whether they support or oppose expansion. “Not all the members of HSPG are necessarily for the third runway,” says Walsh. “But there’s a benefit in
working together to establish clear understanding of the effects a third runway would have.” The only authority not to join HSPG, of which Walsh is chairman, was the London Borough of Hillingdon, home to the operational Heathrow airport. It is opposed to any further airport expansion citing local opposition due to air pollution: between January 2015 and August 2016 the authority spent an estimated £150,000 campaigning against the runway. For those on the group, the purpose of HSPG is four-fold: to work collaboratively in creating and delivering a vision for the Heathrow sub-region; enable
25
more coordinated and consistent planning for the management of the local and sub-regional benefits and impacts of the airport through strategy and policy formulation; share information and expertise and collaborate where appropriate; and build on partnerships, lobby and be a collective voice on subregional planning. Walsh’s judgement in setting up the group proved to be a wise move when on 25 October 2016 the government announced support for a new runway at Heathrow. Gatwick supporters and environmental
Up to 77,000 local jobs are expected to be created over the next 14 years
26
campaigners' hopes were dashed, while Heathrow airport expansionists celebrated. In its statement, the government said adding a third Heathrow runway would bring "economic benefits to passengers and the wider economy worth up to £61 billion. Up to 77,000 additional local jobs are expected to be created over the next 14 years." Following the government's pledge of ‘support’ for Heathrow, it launched a public consultation document and a final decision is expected in October. In the meantime, HSPG has swung into action. It has upped its meetings in alternating locations to monthly gatherings, keeping them to half a day to discuss updates from Heathrow Airports Limited (HAL), general issues and concerns. Walsh says HSPG took inspiration from similar groups that had to tackle major developments involving numerous local authorities. A prime example is Crossrail – London’s new 118km, east to west high frequency railway, named the Elizabeth line after Queen Elizabeth II. “The danger is the process of developing a third runway could be long drawn out if local authorities are fighting over the project,” says Walsh. Not only are local authorities coming together to form one voice but HAL, whose representatives attend the group’s meetings, is also benefiting from HSPG,
Below: An early vision of Heathrow's future brings outdoor public realm under cover.
HSPG MEMBERS
• London Borough (LB) of Hounslow • LB Ealing • Spelthorne Borough Council • Runnymede Borough Council • South Bucks District Council • Royal Borough of Windsor and Maidenhead • Slough Borough Council • Surrey County Council • Bucks County Council
HSPG COUNCIL OPINIONS Ralph Bagge, leader, South Bucks District Council At South Bucks, we recognise the reality that many of the people here have chosen to live in South Bucks because it’s such an attractive semi-rural area with 87% of the land designated as green belt, yet within easy reach of Heathrow. Many of our people are economically dependent on the airport either directly or indirectly, so we balance the benefits we enjoy against the risk of harm to our quality of life through noise, pollution and increased traffic displaced by the expansion. With assurances of adequate mitigation we would be supportive of airport expansion. But my fellow councillors are still
HEATHROW STATISTICS IN NUMBERS • Current size of Heathrow Airport: 1,227ha • Current number of passengers: 75.7 million annually • Of the UK’s top 300 companies, 120 have their HQ within a 15-mile radius of Heathrow • 179,800 new jobs UK wide predicted with a third runway and £211 billion added to the local economy (Airports commission) • 2012: Airports Commission set up • 2016: Heathrow Strategic Planning Group established • Nine out of 10 local authorities surrounding Heathrow make up the Heathrow Strategic Planning Group • October 2017: final decision to be made on the runway
unconvinced by the evidence on noise and air quality. There has been an assumption that because our nearest homes are north of the M4, noise generated by ground movements won’t affect them. This is challenged by our people, who are already disturbed at times when M4 traffic is light. All of the district is potentially at risk of additional noise disruption from overflying, however, it will be some time before routes and respite plans are published. There is work still to be done to understand the effects on air quality locally caused by Heathrow activity. The case that an expanded Heathrow will be in the national interest has been generally accepted. Good international air links are a vital enabler of international trade and since the Brexit vote it is widely agreed that the UK’s future economic success depends on doing business globally. Councillor Martin Tett, leader, Buckinghamshire County Council In its Heathrow National Policy Statement response, Tett welcomed the statement, setting out the principles for assessing a future application to expand Heathrow Airport. “This is an opportunity for residents, business and community organisations to say what they want a future application to consider,” he said. “Heathrow is the country's premier international gateway and post-Brexit, it's even more important that we are a strong globally focused economy. The county council’s support for Heathrow expansion
GW | Heathrow
albeit as an observer rather than a full member. “HAL want to use the group to manage the runway and developments planning applications. It’s given us kudos, because before, HAL would have had to deal with so many different authorities,” says Walsh. If the government’s final decision is to stick with Heathrow, the HSPG will still have a lot of work to do in dealing with numerous planning applications ranging from buildings to rail infrastructure. “It’s going to take four years to even get to a point where a spade goes into the ground,” says Walsh. Just as Graham Alexander Bell brought the world closer by being able to grant people the power to talk to each other on the telephone, so HSPG intends to make sure its own lines of communication are firmly open for the smooth delivery of a potential third runway.
has recognised the national interest but has always been linked to large-scale mitigation of its impact, particularly for the towns and villages of south Buckinghamshire, and the Iver area in particular. “Working with other councils and Heathrow Airports Limited we will be setting out what mitigation is needed and demanding that road and other improvements are delivered in a timely fashion to protect our residents, businesses and the Colne Valley Park. Councillor Ian Harvey, leader, Spelthorne Borough Council Spelthorne has welcomed the government’s announcement of a green light for a third runway at Heathrow. The announcement highlighted that many of the borough’s residents are employed at the airport or in related industries, and that Spelthorne has been a long-standing supporter of Heathrow. Harvey said: “I am delighted with this momentous decision. It is clear that only the expansion of Heathrow can deliver the type and scale of connectivity required to support the country’s long term trading needs, so this is excellent news for both Spelthorne and the country as a whole. We will continue to work closely with Heathrow to ensure that the noise, transport and air quality issues are appropriately addressed and that the interests of our residents and businesses are fully represented.”
27
A developer with a difference Part of Willmott Dixon, one of the longest established construction and property brands with a turnover of over £1 billion, Prime Place specialises in the delivery of new, high quality homes, independently or in JV with private sector developers, Registered Providers (RPs), Local Authorities and Landowners.
Our name is our aim, a commitment that each and every one of our homes, regardless of size or location, will be a prime place to live, nothing less is good enough. Our approach is never ‘one size fits all’ which is why all of our schemes across London and the South East of England are specifically designed to be in tune with the needs and aspirations of all of our buyers.
SEVENOAKS
LONDON E14
GODALMING
26 minutes to London Bridge
4 minutes to Canary Wharf
47 minutes to Waterloo
A range of contemporary 1 & 2 bedroom converted apartments architecturally designed to maximise light and space.
Premium suites, 1 & 2 bedroom apartments all with stunning winter gardens or balconies.
An exclusive collection of luxurious apartments and townhouses in a superb location within Godalming town centre.
From £288,000
From £309,995 0207 515 1491
From just £242,995 01483 351 933
01892 313002
Brentford Community Stadium A new residential development of 1, 2 and 3 bedroom apartments adjacent to a new 20,000 seater multi-use stadium for Brentford FC, a club renowned for its close community engagement and family atmosphere, and ambitious for promotion. The development will offer:
n
A revitalised neighbourhood adjacent to Kew Bridge station
n
A vibrant new scheme for Brentford town
n
Leisure, retail and community uses
n
n
Quality new homes to cater for a growing residential population in the area A brand new environment in which to live and work
Once Brentford FC relocate, Prime Place will develop their previous ground at Griffin Park to provide 3 & 4 bedroom townhouses centered around a landscaped garden.
COMING SOON Prime Place, Kensal Rise W10
Prime Place, Cheshunt EN8
1 & 2 bedroom apartments and 4 bedroom townhouses
2 bedroom apartments and 3 & 4 bedroom houses
Prime Place, Griffin Park, Brentford TW8
Prime Place, Kew Bridge TW8
2 bedroom houses and 3 & 4 bedroom townhouses
1, 2 & 3 bedroom apartments
Prime Place, Maida Hill W10
Prime Place, Millbrook Park NW7
1 & 2 bedroom apartments and 4 bedroom townhouses
1 & 2 bedroom apartments and 3 & 4 bedroom villas
www.primeplace.co.uk
HOUNSLOW MAP
A312 M4 M4
Osterley Heathrow T1,2,3
Heathrow T5
5 Heathrow T4
Hounslow West
Hatton Cross
Hounslow East
Hounslow Central
4 HOUNSLOW
A315
Feltham A314
A244
A312
A316
30
Hounslow
7
GW | Projects
Acton Acton Town Town
Chiswick Chiswick Park Park
Boston Boston Manor Manor
Turnham Turnham Green Green
1 Brentford Brentford A4A4 Great Great West West RdRd
Stamford Stamford Brook Brook
6
Gunnersbury Gunnersbury
Kew Kew Bridge Bridge
A4A4
2
3 BRENTFORD BRENTFORD
Syon Lane Syon Lane London RdRd London RICHMOND RICHMOND
A310 A310
Featured projects
International distances from Heathrow (in hours)
1 2 3 4 5 6 7
Brentford FC Community Stadium Chiswick Gate Brentford Waterside High Street Quarter Lampton Road Brentford Lock West Hounslow Town Primary School
New York: 7
Train station Underground station
Frankfurt: 1
Delhi: 8.5 Beijing: 10.5
Paris: 1 Tokyo: 12.5 Dubai: 7
31
PROUD TO BE INVESTING IN HOUNSLOW A SELECTION OF OUR CURRENT AND FUTURE DEVELOPMENTS
ISLEWORTH, TW7
CANADA WATER, SE16
CALEDONIAN ROAD, N7
BERMONDSEY, SE1
NEW KINGS ROAD, SW6
STAINES UPON THAMES, TW18
STREATHAM HILL, SW2
London Square is delighted to be building in Hounslow with our latest development, London Square Isleworth, a new community of contemporary 1, 2 and 3 bedroom apartments with a superb specification and spacious living areas. With a £2 billion development pipeline, we are on target to dominate the London market, building 1,000 homes a year, ranging from homes for first-time buyers, to cool city apartments, smart family homes, grand restorations and conversions. Each scheme is bespoke, combining inspiring architecture, clever design and specification, and the highest standards of energy efficiency. For more information on our portfolio or to join our award winning team, please contact us. CALL 01895 627333 OR VISIT WWW.LONDONSQUARE.CO.UK
www.londonsquare.co.uk Computer generated images depict London Square Isleworth, London Square Canada Water, London Square Caledonian Road, London Square Bermondsey, London Square New Kings Road, London Square Staines upon Thames, London Square Streatham Hill and are indicative only. Details are correct at time of going to press – March 2017.
GW | Projects
PROJECTS
BRENTFORD FC COMMUNITY STADIUM Work on Brentford Football Club’s new 20,000-seat stadium is set to start before the summer. Plans by Willmott Dixon’s residential arm, Prime Place, and Brentford FC also include up to 910 homes, 1,200sq m of retail space and a hotel. Full planning permission for the stadium and outline consent for the other elements was granted in June 2014. In December 2015, Hounslow Council’s planning committee gave detailed permission for the first 648 homes and 368sq m of commercial space, to be delivered on a 4.7-ha site between Lionel Road South, Capital Interchange Way and railway lines, within a few minutes' walk from Kew Bridge station. Seven residential buildings will contain 304 homes for sale and 344 for rent in a mix of one, two and three-bedroom apartments.
A compulsory purchase order was completed on 1 September 2016, with the council taking freehold possession of the land comprising the stadium site and the surrounding area. Brentford FC has then taken control of these sites through lease agreements and will have freehold possession of them when the development is complete. In February 2017, the council agreed to allow rugby matches at the stadium, approving an application lodged by London Irish Rugby Football Club. The stadium is scheduled to be ready for the 2019/20 football season, when Brentford FC will relocate from Griffin Park in Braemar Road, where 75 family houses will be built and a memorial garden will celebrate the history of the football team.
33
CHISWICK GATE Developed on the site of the former Cherry Blossom shoe polish factory, Chiswick Gate will see 122 homes delivered this year. The scheme will also include 2,136sq m of landscaped gardens, and each of the properties will be provided with a private balcony or terrace. Homes include 44 townhouses and 78 apartments. Work started in September 2015. The first units are expected to complete in the second quarter of 2017. The scheme is scheduled to be fully delivered by the end of the year.
34
GW | Projects
BRENTFORD WATERSIDE The 4.79-ha waterside scheme incorporates 113,000sq m of floorspace across 11 buildings. The site combines 876 residential units, around 16,250sq m of retail floorspace, a 3,000sq m grocery store, a gym, a leisure centre and an arts centre or cinema. Developer Ballymore describes the site, which is located between Brentford High Street and the Grand Union Canal, as an “inspiring interplay of old and new”, with some heritage buildings and thoroughfares being retained. The scheme is expected to regenerate the High Street and provide access to the waterfront. Ballymore was granted outline planning permission in 2014 and has secured 93% of the land needed to start development.
The council resolved to use its compulsory purchase powers in September 2016 to acquire the remaining land to the south of the High Street. As Great West went to press, the compulsory purchase order was expected to be issued in March 2017. Councillor Steve Curran, leader of the council, said: “A massive amount of work has been done to progress a high quality development that will breathe new life into Brentford. “Most of the land has already been acquired and by using compulsory purchase we are ensuring that the scheme can progress smoothly for the benefit of everyone who lives in and visits Brentford.”
35
HIGH STREET QUARTER High Street Quarter is a 2.14-ha mixed-use scheme in the centre of Hounslow. It will deliver 525 homes, including a 27-storey residential tower. The site will also provide 12,449sq m of commercial space, comprising retail and restaurant use, and a multiplex 10-screen cinema, all set around a public square. Also promised are new public art and recreational facilities. Barratt London and Wilson Bowden
36
Developments – part of Barratt Developments – are the council’s preferred development partners for the project. The scheme’s location in the heart of Hounslow ensures good transport links into central London and Heathrow airport. A Barratt London spokesperson said: "Construction is due to commence later this year, once all the third party land has been acquired, with the final residential completions expected in early summer 2021."
GW | Projects
LAMPTON ROAD The site of Hounslow Civic Centre is being redeveloped into 919 homes. Part of Hounslow Town Centre housing zone, the scheme on Lampton Road received a grant from the Greater London Authority towards allocating half of the homes as affordable. The scheme will include a mix of studios, one, two and three-bedroom apartments across 10 buildings varying between three and nine storeys. Notting Hill Housing is working with Linkcity on the project. The council facilities will be relocated to Bath
Road, where Bouygues UK will be building new civic offices, shared police and health services, along with a library and cafe. The architect for the civic centre, library and cafe is Sheppard Robson, with Allies and Morrison responsible for designing the residential development. Planning permission was granted in March 2016. Building work on Lampton Road started at the end of January 2017. The first new homes are scheduled to be available in 2018 and the relocation of the council offices is expected to be completed in 2019.
BRENTFORD LOCK WEST The first homes have been launched for phase two of the Brentford Lock West development in Hounslow. Chalico Walk is a waterfront building of 42 one, two and three-bedroom apartments and overlooks Brentford’s Union Canal, where Waterside Places – a partnership between Muse Developments and the Canal & River Trust, which specialises in developing urban waterfronts – has carried out extensive improvements. The three penthouses at Chalico Walk sold out off-plan when the properties were launched in February 2016. Work on phase two began in June 2016 with the first completions scheduled for December 2017. Brentford Lock West will see 500 new homes created once development work completes. It is close to local shops, leisure facilities, parks and waterside walkways. John Robinson, development director at Brentford Lock West, said: “Our existing residents on phase one continually tell us how pleased they are to have moved here and have enjoyed exploring all that this relatively undiscovered part of West London has to offer. “With access onto the canal, the likes of Syon Park within easy reach and so many local events and activities on offer, such as the wellestablished weekly market, there really is so much to see and do.”
37
HOUNSLOW TOWN PRIMARY SCHOOL Hounslow Town Primary School on Pears Road is to be moved into new facilities at the nearby School Road car park, and its current site is to be redeveloped to provide 283 homes. A partnership between Countryside Properties, Hounslow Council and Network Homes, the ÂŁ75 million scheme has been awarded funds from the Greater London Authority to achieve 50% affordable housing, as part of the Hounslow Town Centre housing zone. The school, which will remain open during the construction phase, will increase its intake from 586 to 1,206 students, becoming a five-form entry, when it operates at full capacity in its new building. Work started in January 2017. The new school will be ready in September 2018, while the homes are expected to be built by March 2021.
38
MARKETING SUITE & SHOW APARTMENT NOW OPEN • Central location on Chiswick High Road • Superior specification • A short walk to London underground stations • Conveniently located for Chiswick Business Park • Private landscaped gardens • Most apartments with balconies and terraces Book your appointment today on 0203 733 5892. Studios and 1, 2 & 3 bedroom apartments. Prices from £420,000.
FOR MORE INFORMATION PLEASE CALL 0203 430 6920
Local area photography.
Travel Times by Tube Piccadilly Circus 26 MINUTES
Travel Times by Car Heathrow Airport 30 MINUTES
King’s Cross St Pancras International 34 MINUTES
Chiswick Roundabout (for M4/A406) 3 MINUTES
Sales & Marketing Suite and Show Apartment 500 Chiswick High Road, Chiswick, London W4 5RG For more details call 0203 733 5892 www.redrow.co.uk/500chiswickhighroad Journey times and distances are approximate. Sources: TFL.gov.uk, nationalrail.co.uk, Google maps. Computer generated images are indicative only.
Heathrow Airport 22 MINUTES
Charing Cross 44 MINUTES
Career
Undergraduate, Postgraduate and Part-time courses available
uwl.ac.uk
GW | Key players
FLYING HIGH Parts of Hounslow are undergoing thorough transformation, with new neighbourhoods being built to house incoming residents, alongside local people who want to live in contemporary developments, as they turn into communities. Noella Pio Kivlehan speaks to three of the main players transforming the borough
Developer: Ballymore Scheme: Brentford Waterside Spokesperson: Edward Heppenstall, senior development manager What are the opportunities you see in Hounslow? The scheme I am working on, Brentford Waterside (pictured above) – with planning proposals submitted for 113,000sq m of floor space across 11 buildings – is one of a number in the greater Brentford area and represents a great opportunity. Places like Ealing and Chiswick have seen a great
deal of investment and development over the years but for whatever reason Brentford has often been overlooked. But that is now changing. As well as Ballymore’s scheme, developer London Green is set to redevelop the landmark former police station as part of plans to create residential units, a marina and a new home for Watermans arts centre. Meanwhile, Essential Living is proposing to develop a mixed-use scheme on the eastern end of the high street, five minutes from the station. These will all help improve Brentford and bring in much needed investment into the area.
41
What benefits will your development bring? The Ballymore scheme will hopefully regenerate the High Street as well as providing great access to the waterfront. We feel it will really give Brentford a sense of place and encourage more people to come into the town.
42
What is your experience of working with the council? I have worked extremely closely with them on this scheme. I joined Ballymore in September 2015 after planning consent was granted, so I initially worked with the estates team over the land agreements for County Parade, which is an integral part of the redevelopment. I have also worked with the London Borough of Hounslow over the compulsory purchase order that is soon to be promoted over the site. We have worked in a real partnership to ensure matters get resolved as quickly and efficiently as possible.
The council has to ensure it represents the people of Hounslow, but it has also helped Ballymore ensure the scheme is brought forward. Do you, as a developer, feel you are being challenged to produce higher quality schemes? I won’t say we have been challenged by external factors but by our own high standards. Ballymore prides itself on the quality of its developments and never rests on its laurels. We are always looking to make sure our developments are of the highest quality to meet the needs of the community of which the scheme will become a part.
What are the opportunities you see in Hounslow? There remain a lot of opportunities in Hounslow with the potential for significant investment and growth. This is driven by the leadership of the council, which creates a positive environment that is attractive to investors, who look for certainty and clarity when deciding when and where to invest. The initiatives are for the Golden Mile, Hounslow Town Centre Housing Zone as well as the continued growth of Heathrow airport.
Below: Redevelopment of Hounslow town centre will include the growth of a thriving evening economy.
What benefits will your development bring? Our proposals for the Hounslow Town Centre High Street Quarter will deliver 527 mixed tenure new homes incorporating 41% affordable units for rent and shared ownership. In addition, it will involve the creation of a much-needed leisure hub, anchored by a new 10-screen cinema to be operated by Cineworld. It will act as a catalyst for the further regeneration of the town centre and create more than 750 full and part time jobs as well as contributing some
£4.5 million in CIL payments to the council to invest in new infrastructure across the borough. What is your experience of working with the council and planning teams? It has been exemplary at all levels, both politically and with officers, and has been highly collaborative with both parties working together with the same objectives to regenerate the town centre and deliver a development of the highest quality. We have worked closely with the planning team over the past 10 years on a variety of projects. They have always been professional, positive and collaborative to meet our delivery timescales, while being tough negotiators to achieve the best possible outcome for the council and local residents.
GW | Key players
Developer: Barratt London Scheme: Hounslow Town Centre, High Street Quarter Spokesperson: Greg Tillotson, regional development director
Do you, as a developer, feel you are being challenged to produce higher quality schemes? As with many councils across London, Hounslow has always challenged us to design buildings to the highest possible quality using the best residential architects. This matches Barratt London’s own commitment to deliver the highest quality housing to meet London’s housing needs through great design – which requires a collaborative approach from all stakeholders.
43
Developer: SEGRO Schemes: Heathrow / Vantage / Central Spacewaye Spokesperson: Neil Impiazzi, partnerships development manager What are the opportunities you see in Hounslow? SEGRO has been in Hounslow since early last century [as the Slough Trading Company]. We own and manage 1,200,000sq ft of industrial space, including the Heathrow International Trading Estate at the intersection of Green Lane and The Causeway. We have plans to develop further sites that we are looking to bring forward over the next two years: Vantage, 111,480sq m on a former DHL Logistics site off The Causeway, and Central Spacewaye, a speculative build with three units from 1,783 to 3,456sq m.
Below: Handy for Heathrow – SEGRO's new 18,580sq m project, Vantage.
44
What benefits will your development bring? Part of what SEGRO is about is being long-term investors in the borough. We don’t just build industrial units; we want Hounslow to thrive. To make that happen, we play a proactive role in the borough. For instance, SEGRO is represented on the Hounslow Economic Forum, chaired by the Chamber of Commerce, which is about shaping
future infrastructure, and we also look at the social infrastructure working with the communities. We do this in various ways. When we are bringing forward new developments, we look at how we can help the local community benefit from the jobs that are created through the construction of that scheme, and to occupation from our occupiers. What is your experience of working with the council and planning teams? We have a very good, honest relationship with the local authority and that really bodes well for both partners; we find them very pragmatic and open for business. This is borne out in some of the developments we have brought forward. SEGRO still has to go through the necessary hoops and the planning process, which is right, and proper. But having a warm welcome is very important, because capital investment and capital is very fluid. If you don’t get a warm welcome in one London borough you might get one in another, and that might be enough to attract investment into another area. We are very pleased to be in Hounslow. We have some exciting plans to bring forward and we will be doing that with the local authority. This is to make sure we can get good businesses into the area and they can benefit from the jobs that are created.
Delivering Hounslow’s future!
Willmott Dixon and Willmott Partnership Homes’ construction and regeneration skills are unlocking inward investment to help Hounslow achieve its full potential as a place to live and work.
Want to know more? Contact: STEPHEN PARKER (Willmott Dixon) stephen.parker@willmottdixon.co.uk STEVE SKUSE (Willmott Partnership Homes) steve.skuse@willmottdixon.co.uk @WillmottDixon
@WillmottPH
OUT ON THEIR OWN Hand-printed wallpaper, intricate imagery on a Rio hotel, craft beers, copper pot distilled gin – and the restoration of exquisite English sports cars – there's far more to Hounslow than global brands
BRISTOL SOUND
46
Among the global brands of Hounslow sit independent businesses of character. Chichesterbased Bristol Cars has its restoration workshop in Brentford, conserving earlier examples of the fine British marque. Siobhán Crozier finds a future classic in the latest speedster, the Bristol Bullet. Take the challenge – just sit back and think of the perfect British sports car. To start an impassioned debate, the XK120 or E-Type Jag and Aston Martin are favourites, although aficionados will argue over the DB4, the 5, 6 or 11, Vulcan, Vanquish or GT8 – and more. For gravitas and luxury, corporate business folk often admire the Bentley Continental GT, while English eccentrics crave a Morgan, Caterham 7 or Healey and playboys might love a Lotus or a TVR Griffith. And then there’s the Bristol. The flowing lines of the magnificent 400, so far ahead of its time in 1945, emerged from outstanding expertise in aeronautical technology in the car division of the Bristol Aeroplane Company, in collaboration with Frazer-Nash Research and BMW. Bristol Cars was established in 1947. In 1969 came the sleekly understated 411, with the spare wheel concealed under the front wing
and a Chrysler V8 engine under the bonnet. And last summer, 70 years since the founding of this car-maker, there is the Bristol Bullet, launched to acclaim and with its own brilliant story. Bristol’s new owners rescued it from insolvency in 2011. In the old factory, they discovered a rusty, neglected speedster, which revealed the form that convinced them to recreate the type of car that has made successive models so distinctive. Julian Ramshaw, general manager of Bristol Cars, says: “The discovery of the prototype at the factory provided us with the perfect way to celebrate this incredible marque’s 70th birthday. Open top, highly luxurious, lightweight and full of torque, it really is the ultimate driver’s car.” Handmade in Bristol's Chichester factory, each bespoke model will be specified by its new owner to the highest of standards. Drawing on decades of engineering innovation, the new speedster’s wings, front grill and bonnet all suggest visual clues of the company’s aeronautical roots. The Bullet is powered by a V8 engine – which does 0-62 mph in 3.8 seconds, delivers 370bhp and can reach 155 mph. The 4.8 litre power plant, named
after the Bristol Hercules radial engine, has been manufactured by BMW and finished by Bristol. In 2014, the company relocated some its after-sales operation to Brentford, a positive move, according to Sheban Siddiqi, director of Bristol Cars. “It was an easy decision for us to base our Servicing, Parts and Restoration facility in Brentford, as it was the obvious answer to many of the issues that we faced when looking for a new facility. “We needed a large space that was well served by both public transport and the road network, that was within easy reach of our central London showrooms. For our clients, many of whom are international, it was desirable to be within easy reach of Heathrow airport for which the Shield Drive business park on the Great West road was the obvious answer.” The company will produce an exclusive run of just 70 beautiful Bullets, reported to sell for around £250,000, aimed for a select band of owners. Yet these dedicated individualists are unlikely to feel the need to enter the chattering contest on what really does qualify as the perfect British sports car. Their exquisite speedster has been reborn – so the rest may talk and talk, but after all, this Bullet is not for them.
GW | Business originals
Opposite and below: Bristol Bullet, a perfect British speedster. Right: Luxury interior. Bottom: Restoration workshop in Brentford, where the Bristol marque is preserved.
47
SECOND NATURE
48
From the busy bazaars of India to the peaceful flow of the Thames in Chiswick, Marthe Armitage’s career is a journey through time more than place, as Noella Pio Kivlehan finds out. For some, recognition can come late in life. Only for those with unique talent does acclaim come without seeking it. And it was the flora and fauna of Hounslow which provided Marthe Armitage, famed for her hand-printed botanically inspired wallpaper, with her pathway in designs coveted by Hollywood stars and fragrance designers. It all started for Armitage in the 1950s, from her Chiswick home in Strand-on-the-Green, where she now runs her business from the same studio, with daughter Jo Broadhurst. Having studied at the Chelsea School of Art following the second world war, she married architect Arthur Armitage after graduation and spent two years living in India. With a need to decorate her own Chiswick home, Armitage took inspiration from local artisans handprinting fabrics in the bazaar. Her designs, gathered from Hounslow’s parks such as Kew Gardens, Chiswick Park and Syon Park, and her own Thames-side home, are hand-printed from lino-blocks. Figures, derived from 17th century block prints and classic toiles de Jouy were soon introduced to the designs. To begin with, Armitage was only printing for friends and family, quietly growing organically. Then in 2004, her designs were picked-up by historic wallpaper company Hamilton Weston. The Hollywood connection followed: British actress Tilda Swinton is a fan, while the Armitage wallpaper was used in The Woman in Black film starring Harry Potter actor, Daniel Radcliffe.
Speaking on behalf of her mother, Broadhurst says the small company’s production is limited because they work from one handpress: “On a good day, we produce between six and eight 10-metre rolls, which retail between £200 and £250.” In 2016, international fragrance company Jo Malone collaborated with Armitage for a range of products. “We had a lovely discussion,” says Armitage, after the company had asked to use her designs on a range of fragrances. She explains the patterns that were to be used in the collaboration marked a change of direction. “We talked about using allotment scenes, we talked about the river, and we talked about the gardens. And everyone was happy with the gardens," she says. The resultant pattern featured figs, roses, children playing and an image of the lion sculpture depicted on Chiswick House. Called “summer afternoon”, the title was taken from 19th century British-American writer Henry James – an Armitage favourite – who lamented “summer afternoon: the two happiest words in the English language". With the advent of digital printing – carefully rendered digital designs are now produced alongside traditional screen-printing – and there is potential for the business to expand its merchandise and open a stand-alone shop. “One way forward for us is to have a small retail outlet which could accommodate the printing press,” says Broadhurst, who adds that along with wallpaper, there is scope to move into bags and lampshades. One thing that will not change, for now, are Armitage’s Hounslow roots. Broadhurst adds: “You cannot say we will be here forever – but definitely, for the foreseeable.”
From Iceland to Brentford is a one-way journey for artist Kristjana S Williams, which is taking her work worldwide, as Noella Pio Kivlehan reports. Iceland is famed for its starkly beautiful landscape, contemporary design, erupting volcano Eyjafjallajökul, multi-talented artist Björk – and reaching the quarterfinals of Euro 2016. But there is another Icelandic woman making a name internationally from her Hounlsow studio. Artist Kristjana S Williams specialises in what has been described as “a unique and vibrant translation of cartography”. After a few years in the UK, Williams graduated from Central St Martin’s and established her career as creative director of boutique-come-exhibition space Beyond the Valley. Williams has built such a formidable reputation that her fine art work sells for between £3,000 to £6,250. Her designs decorate the walls of Osborne & Little, the windows of Fortnum and Mason and she has been commissioned by clients such as Sennheiser, The Connaught and The Shard. When asked if she has any more window displays in the pipeline, Williams coyly replies: “A couple: one for a big fashion company that I can’t talk about yet – but I relish bringing love and wonder and detail into everyday life – and I also love windows as they are very public.” Added to this, Williams was commissioned to do a
series of art installations for the Rio 2016 Olympics, which were projected onto the Belmond Copacabana Palace Hotel, located on the world-famous beach. When describing the inspiration behind her designs, Williams tells a tale about an “island quite far away, a little girl who was desperate to find the warmth, light and colour her homeland lacked, discovered an enchanted world.” Says Williams: “More prosaically, it was in a geography class in Iceland that I found this world when introduced to the art of cartography. Here were all manner of exotic places literally thousands of miles away from the monochrome landscape surrounding me, and I devoured them, pouring over maps of places filled with the colourful flora and fauna I loved but couldn't experience. “I used to draw these maps and fill them in, and that was the happiest I've ever been. I'd imagine where I would go and what I would do.” Williams, who came to Hounslow five years ago – initially because of its lower rent – is very much a champion of the borough. “I moved the studio to Brentford three years ago, then a new house from Chiswick to Brentford Lock," she says. "I love Hounslow and I always promote it on social media, especially Brentford.” Maps and far flung places may be her passion, but England’s capital is very much Williams home, with no plans to move back to her native Iceland. She simply states: “I love London too much.”
GW | Business originals
COLOUR FIELD
49
GIN BLOSSOMS
Sipsmith is one of the pioneers of London’s ‘gin revolution’ – and the capital’s first distillery to use copper stills for nearly 200 years. James Wood reports. The modern trend of inventing portmanteaus has seen the word ‘ginaissance’ coined to describe the re-emerging popularity of the spirit in recent years. According to the Wine and Spirit Trade Association, sales of gin surpassed £1 billion in the UK for the first time in 2016, spurred by a rising number of artisan distilleries established throughout the country. In Chiswick, Hounslow, Sipsmith operates from Cranbrook Road, a residential area reminiscent of a location where gin producers would typically be found 200 years ago. It was established in 2009 by two friends – Sam Galsworthy and Fairfax Hall – who moved into a small workshop in Hammersmith and shortly afterwards enlisted the skills of master distiller, Jared Brown. Moving to its larger current premises in 2014, employee numbers are continuing to grow steadily. Sipsmith's current building was formerly owned by the nearby Fuller's brewery, Galsworthy’s old employer, with whom he has a good working relationship. The ambition has been clear since the outset: to produce London Dry Gin the way it used to be made and in the city it was named after. To achieve this goal, the distillery became the first in London in 189 years to use copper pots for gin production. Designed with the help of Germany’s oldest still producer, Christian Carl, Sipsmith named its first pot Prudence – an ironic gesture – Galsworthy and Hall had ignored advice of the then-prime minister Gordon Brown that UK residents should be financially prudent. The entrepreneurs responded by selling their houses and quitting their jobs to pay for the copper pot. Since 2009, Sipsmith has added two more stills for production, named Patience and Constance. In December 2016, the Sipsmith business was bought out by Japanese drinks firm, Beam Suntory, which owns Jim Beam and Maker’s Mark bourbon and Yamazaki whisky. Francesca Torlot, the company’s ‘curator of pairings and keeper of stories’, says this will help it expand globally while retaining its core business.
50
GW | Business originals
“Nothing changes,” she says. “Our gin will continue to be produced in exactly the same way – we will never compromise on that – but we now have an opportunity to grow the business internationally and that’s very exciting. The first three markets we are reaching out to are in the US, Germany and Spain.” Sipsmith has supplied drinks for big events since its conception and has been present at music festivals such as Wilderness and Festival No. 6, the Port Eliot Festival and The Big Feastival, presented by Jamie Oliver. The gin can also be found in high-end department stores, such as Harvey Nichols, as well as in most high street supermarkets. Torlot believes a supermarket such as Waitrose now stocks around 50 gins, something she puts down to the rising number of distilleries: “It’s a reflection of the entrepreneurial nature of this generation,” she says. With such considerable growth in the industry, Torlot knows that to make Sipsmith competitive, its focus has to be on consistency and quality. “Growing the business doesn’t mean we compromise on the most important thing: to keep building relationships with people who drink Sipsmith. “When we started, there was no one in existence who knew how to produce gin in copper stills like they did 200 years ago. "People like Sipsmith because there’s a story behind it – it helped to pioneer London’s gin revolution.”
Pictured: Sipsmith's range includes London dry, sloe and lemon drizzle gin, as well as vodka.
51
HERE FOR THE BEER
Craft brewing has never been more popular. James Wood finds Hounslow’s Reunion Ales is readdressing the balance from the high concentration of microbreweries in the east. Beer drinkers are living through a golden era. Pubs and off licences are stocking a higher number and wider variety of brews than ever before, as the industrious people who produce it make the transition from pursuing the hobby at home to establishing businesses on industrial estates across London. In 2015, Francis Smedley set up Reunion Ales on the Vector Park estate in Feltham as a response to the lower density of microbrewers in west London compared with other parts of the capital. “The revolution is much more apparent out east,” he says. “So we were looking for premises rooted in the west but with great transport. “Moving the finished product out to customers both within London and nationally is obviously a vital part of our business and we were drawn to Feltham because of its excellent transport links. In the longer term, the proximity to Heathrow might be beneficial when we start to export.” Such a saturated market can make it difficult to compete but Smedley also believes there is an upside: “I regard this as something of a double-edged sword,” he says. “There is lots of competition, but that has helped to create a market which simply didn’t exist 10 years ago. Drinkers are increasingly moving away from bland, characterless products towards craft beers like ours which have so much more to offer.”
52
Those in the brewing industry have coined the term “sessionable” as a way of describing beers of which people can easily enjoy a few pints – Reunion has set out to create a range of consistently good session beers. A “secret weapon”, Smedley believes, is the yeast Reunion Ales prefers to use, which “contributes masses of flavour and personality to the beers.” The industrial site “ticks a lot of boxes” too, he adds. Built in 2006, the modern building had no inconvenient support structures getting in the way of the production process. Considerable height has allowed the brewery to build an upper floor for fermentation and for storing the malt and hops in a clean and dry place away from the wet brewing area below. With Reunion Ales winning plaudits and repeat orders from publicans, Smedley is confident in the brewery’s future. “We are ambitious and things are going well,” he says. “I think we will easily out-grow our premises in the not too distant future and we plan to expand. We are already beginning to think about how that could work.”
Great West Great West Investment destination: Hounslow partners group Joining together to support Hounslow
Brentford FC Brian Burgess bburgess@brentfordfc.co.uk Bugler James Chell jameschell@bugler.co.uk Child Graddon Lewis Simon Child simon.child@cgluk.com CLS Holdings George Gilman ggilman@clsholdings.com Octavia Housing Andy Brown andy.brown@octavia.org.uk Sky Bella Vuillermoz bella.vuillermoz@sky.uk Thames Valley Housing Chatinder Bal chatinder_bal@tvha.co.uk Sitematch London Paul Gussar paul@3foxinternational.com
For more information about these companies, visit greatwestlondon.com/directory
Brentford Waterside, TW8
London by Ballymore
London City Island, E14
Providence Tower, E14
Embassy Gardens, SW8
ballymoregroup.com
Wardian, E14
HOUNSLOW'S VITAL STATISTICS Funding allocation for Hounslow town centre housing zone increased by the mayor of London from £18.5 MILLION to £21.21 MILLION to accelerate delivery of new homes
77% 97,274 OF HOMES IN THE BOROUGH ARE PRIVATELY OWNED 56
(2011 Census)
NUMBER OF CHILDREN IN THE BOROUGH PROJECTED TO INCREASE TO
60,952 (23.1%) BY 2018
Over 2,000 affordable homes secured since 2014 – over half available for rent to social housing tenants (Councillor Katherine Dunne, cabinet member for housing, Hounslow Council)
GW | Markets
HEATHROW A third runway is predicted to create
179,800 new jobs UK-wide +
Add
£211 billion to the local economy (Airports commission)
473,231 flights operated in 2016
120
of the top 300 UK companies have their HQ within a 15-mile radius of the airport (Airports commission)
85%
OF PUPILS starting secondary school in 2017 received an offer from one of their top three preferences
WORK ON BRENTFORD FOOTBALL CLUB’S
20,000-SEATER STADIUM DUE TO START IN 2017
(Hounslow Council)
£400,076 AVERAGE HOUSE PRICE
(Land Registry, all property types, December 2016)
57
SITEMATCH OPPORTUNITY: FELTHAM TOWN CENTRE Housing zone status, potential for 3,300 homes, a 14-ha site to be released for development: Feltham town centre is set to be transformed over the next 10 years. Marco Cillario reports
58
Feltham town centre was granted housing zone status by the Greater London Authority in March 2016. Together with Hounslow town centre and 29 other areas in London, it will benefit from a range of planning and financial measures to speed up housing and infrastructure delivery. More than 3,300 homes are expected to be built by 2026. A key part of the housing zone is a 14.18-ha site between Hanworth Air Park and Feltham town centre, which the Ministry of Defence is looking to release for alternative uses including housing development. This site has the potential for a residential-led, mixed-use scheme including more than 1,000 homes, along with community and employment uses. A masterplan (see draft map above) is being developed for
Feltham town centre to account for the housing zone status. The document will shape the transformation of Feltham over the next 15 years, identifying development areas, along with infrastructure, school places, public realm improvements and public transport provision needed to support new housing. Feltham is 3.5 miles from Heathrow Airport. It has transport connections with the M4 to the north, M3 to the south and direct trains to Waterloo. Employment opportunities for residents include Heathrow, North Feltham Trading Estate, the Maple, Mount Road and Felthambrook Industrial Estates. Sitematch London is an event enabling public sector landowners to engage with private sector developers, investors and occupiers. For more information, visit sitematchlondon.com
NE W
Investing today for Hounslow’s tomorrow...
We’ve consistently invested in Hounslow, to the benefit of the whole Borough. It’s attracted destination retailers including H&M, Next, Pandora and Smiggle. And new for 2017 is Treaty Kitchen - a seven unit food court with 380 covers. treatycentre.co.uk
DRAFT FELTHAM MASTERPLAN A rev i s e d Fe l t h a m M a ste r p l a n i s n ow u n d e r way to ta ke a c co u nt o f t h e H o u s i n g Zo n e d e s i g n aa o n a n d o p e n i n g u p o f o t h e r n ew i nve st m e nt o p p o r t u n i i e s . T h i s w i l l i nfo r m t h e e m e rg i n g We st o f B o ro u g h P l a n .
E X I ST I N G K E Y B U I L D I N G S P RO P O S E D B U I L D I N G S P U B L I C G R E E N S PAC E CO M M U NA L / P R I VAT E G A R D E N S
C o nta c t t h e I nwa rd I nve st m e nt Te a m to ямБ n d o u t m o re : e n q u i r i e s @ i nve st h o u n s l ow. co m