Great West #3

Brentford North

Great West Investment destination: Hounslow

Heathrow Airport

HOUNSLOW

Great West

Investment destination: Hounslow

Kew Gate on the Golden Mile

THE AIRPORT ECONOMY

Find out more:

enquiries@investhounslow.com www.investhounslow.com @investhounslow Issue 3 2015

Hounslow is a vibrant and thriving London Borough with huge potential for business growth. Our major development opportunity sites in Brentford, Hounslow, Feltham and the Golden Mile are strategically located in London’s gateway from Heathrow.

inspired by design: urban beats

Romance of rust: driving adventure

BARRATT LONDON

ENHANCING COMMUNITIES WITH BEAUTIFULLY CONSIDERED NEW HOMES AND PUBLIC SPACES

Hounslow High Street Quarter, Hounslow Computer generated images are for illustrative purposes only

Hounslow High Street Quarter, Hounslow

Great West Quarter, Brentford

As one of the leading developers in the Capital, Barratt London is committed to delivering new homes and public spaces that truly enhance the local environment and benefit the community as a whole, through beautiful, thoughtful design.

Barratt London couples local experience with an outstanding track record to deliver exceptionally considered new homes and develop a better Hounslow.

barrattlondon.com

Aldgate | Brentford | Edgware | Fulham | Greenwich | Hendon | Highbury I Lewisham | Rotherhithe | Royal Docks | Soho | Westminster

Investing in Hounslow A2Dominion is proud to have been working in Hounslow for over 70 years, with 2,400 homes in management and a further 400 in development.

Each year, it reinvests millions of pounds from commercial ventures into the development of affordable new homes and to support local communities such as Hounslow.

The Group is one of the UK’s leading developers, with 4,000 properties in the pipeline and extensive experience of joint venture working.

For more information on working with A2Dominion,

A2Dominion has a unique approach to housebuilding, generating profits for a social purpose instead of for shareholders.

please contact:

info@a2dominion.co.uk www.a2dominion.co.uk/aboutus

Computer-generated image of the London Road scheme in Isleworth

Editorial director: Siobhán Crozier Deputy editor: Maria Shahid Chief reporter: James Wood Head of design: Rachael Schofield Art direction: Smallfury Designs Production assistant: Christopher Hazeldine Business development director: Paul Gussar Office manager: Sue Mapara Subscriptions manager: Simon Maxwell Managing director: Toby Fox

12

7 News

Updates on the regeneration of the London Borough of Hounslow

22

Cover image: Courtesy of Duke of London, 1983 Mercedes 380SL by Thomas Kingshott Photography Images: David Tothill, Barratt London, Lend Lease, Hans Styrnell, Isis, SEGRO, Will Alsop, Urban Initiatives Studio, Crossrail, Willmott Dixon, Justin Thomas, St George West London, Ballymore, Sharon Wallace, Glaxo Smith Kline, Pick Everard, DFree | Shutterstock.com, Maxwell Hamilton (amended to remove London 2012 Olympics branding), CLS, Sky Printed by: Bishops Printers Published by:

12 Local economy

375 Kennington Lane London SE11 5QY T: 020 7978 6840

Romance of Rust and Duke of London – dreams of classic cars made real

22 Design

Architects are creating visions of new Hounslow buildings and neighbourhoods

For the London Borough of Hounslow Civic Centre Lampton Road Hounslow TW3 4DN

30 Map

Subscriptions and feedback: greatwestlondon.com

The location of developments planned and under way in the borough

© 3Fox International Limited 2015. 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.

33 Projects

A summary of some of Hounslow's major development schemes

44 A day in development

56 Heathrow

48 Markets

60 Planning

51 Schools

62 Sitematch

Council leader Steve Curran tours the borough's major projects

Fast facts about Hounslow Pick Everard runs the programme to improve 40 of the borough's schools

Leading companies discuss the airport's future – and why they rely on it Award-winning service comes of age Hounslow's partners say why MIPIM is the next must-attend event for councils

GW | Contents

Contents

5

A home for today.

A home for your future.

PERFECTLY POSITIONED

Launching in Spring 2015, The Opus Collection is the latest new residential development from Lend Lease, offering high quality 1, 2 and 3 bedroom apartments, townhouses and penthouses.

This exclusive new development is nestled in the leafy setting of Chiswick, West London, and benefits from a fantastic blend of excellent public transport connections, a beautiful village environment and superb local facilities.

Positioned within easy walking distance of Chiswick Park Station, the homes are contemporary, spacious and ideally located on the Chiswick High Road, facing the popular open space of Turnham Green.

An area that is well known for its offering of excellent shopping and dining destinations, the location really couldn’t be better.

With many apartments enjoying spectacular views across London, there is also ample private outdoor space where residents can survey the Chiswick scene around them.

With terraces or balconies, communal and private rooftop gardens, The Opus Collection offers a range of quiet retreat for residents.

Considered design will see the development opening up public spaces, refreshing the high street frontages, and implementing a range of environmental features such as green roofs, on-street car club membership and cycle storage facilities, to create an exceptionally high standard of green living.

The Opus Collection isn’t simply a new place to live, it’s a statement of intent from Lend Lease, one of the UK’s leading developers, to deliver the very best in modern sustainable living. www.opuscollection.london

CGI is indicative only.

THE STORY STARTS HERE...

Some of Lend Lease’s proudest UK achievements include the London 2012 Olympics Athletes Village, which was the fastest delivery of residential homes ever achieved on that scale, and the Bluewater Shopping Centre which redefined the UK retail and leisure experience. Within the capital, Lend Lease is delivering the major regeneration of Elephant and Castle,

as well as The International Quarter in Stratford – the UK’s largest new commercial development and set to be a world class business location in East London.

With sustainability at the very forefront of all projects, it’s plain to see that Lend Lease is a proud, forward thinking company that engages local communities in the delivery of innovative new homes – setting down a marker as a sustainable developer that you can depend on.

As the company clearly says: “It’s not simply what we build that matters… it’s what we leave behind.’’ #1 CREATING THE BEST PLACES

+44 (0)20 3772 1000 | www.homesbylendlease.co.uk | #LendLeaseStories

Athletes Village, Stratford

For over 50 years Lend Lease has been creating sustainable new communities, productive workplaces, and successful retail destinations all underpinned by the determination to find the best way to minimise impact on the environment and design places where people can live well now, and in the future.

Glasshouse Gardens, Stratford

on why Lend Lease is creating the best places to live

GW | News

News Housing zone in first nine Hounslow town centre is among the first nine areas in London to be designated by the Greater London Authority (GLA) as a housing zone.

Hounslow Council’s successful bid covers an area for development totalling 466 hectares and is among the largest of the first tranche agreed. It is expected that the housing zone will lead to the delivery of 3,478 new homes built by 2025, 1,383 of which will be affordable. It is also expected to lead to the creation of almost 7,000 jobs.

Selection by the GLA means the town centre will receive a share of an investment of £260 million, provided to accelerate housebuilding on brownfield sites.

Hounslow Council leader, Councillor Steve Curran, said: “I am delighted that the mayor has recognised the strength of the case for more housing in Hounslow, and I'm particularly pleased that it will move us much closer to our target of 3,000 new affordable homes by 2018.”

7

HQ to move for homes

Hounslow Civic Centre, the council HQ, is to be demolished, paving the way for 700 new homes. The local authority will relocate to a new office block on Bath Road in the town centre. Of 25 potential developers selected by the council from the mayor’s housing framework, Great West can reveal that 12 have expressed an interest in the housing project to be built on the current Civic Centre site on Lampton Road.

Cabinet members approved proposals for both the Lampton Road and Bath Road projects in October 2014. Director of regeneration, economic development and environment, Brendon Walsh, said the council would shortlist candidates for the residential scheme in April or May 2015 and that a decision will be made by June.

The chosen developer will then submit a planning application.

The Bath Road move stems from analysis showing that its current base is too costly to maintain. The new HQ will include a seven-storey office block, and will feature a library and community resource centre.

Quarter master Plans for a multiplex cinema, 527 homes and 745 jobs for Hounslow town centre are being submitted to the council with work on the £200 million scheme due to start in autumn.

Barratt London was selected by the council as its development partner for the long-awaited regeneration scheme, known as the High Street Quarter, in November 2013.

The developer has since unveiled designs for an “iconic” 27-storey skyscraper forming the centrepiece of these plans, which also promise new public art and recreational facilities, a new

town square, underground car park and the completion of the Blenheim Centre.

Building work on the 2.14-ha site is likely to be completed within six years and there is also a commitment to ensure 41% of the new homes will be affordable housing.

A first phase of redevelopment in Hounslow town centre was delivered 10 years ago and included the Asda supermarket that forms part of the Blenheim Centre. However, the onset of the recession in 2007 stalled its completion and left the council searching for a new developer.

Empire House consent

8

Developer Lend Lease has gained planning permission for a residential-led scheme in Hounslow.

The redevelopment of 408-430 Chiswick High Road will feature 137 one to three-bedroom homes, 816sq m of retail space and enhancements to the public realm along Essex Place. The scheme was designed by Assael Architecture.

The site is currently dominated by Empire House, an obsolete office building opposite Turnham Green, which will be redeveloped into 66 homes. In addition, 46 apartments and four townhouses will be provided along Essex Place, as well as 21 new apartments on the corner of Acton Lane.

The scheme is located 20 metres from Chiswick Park underground station.

Richard Cook, head of residential at Lend Lease, said: “The approval of our planning application marks the first milestone in our aim to significantly enhance this part of Chiswick and is a further example of our commitment to the regeneration of challenging brownfield sites in London.”

The scheme will provide much-needed housing at a very sustainable location, according to area planning manager at Hounslow Council, Shane Baker.

“Lend Lease has sought to engage local businesses and residents to identify priorities through consultation and publicity, which included a number of public exhibitions, with the aim to provide interested people with information and to look for potential improvements and priorities,” he said.

“Given the sensitive location of the site, it was very important to provide a detailed scheme, with it giving good detail of materials, finishes and landscaping, to demonstrate that a high-quality environment would be created.”

Capital connection A £1 million grant from the mayor of London has been invested in public realm improvements in Brentford town centre. The Hounslow Council project, Brentford Connection, has boosted walking and cycling routes between the Great West Road and Brentford High Street, spruced up Market Place and revamped local shop fronts. Canal sheds in Brentford docks now have slatted panels to help light up the towpath, while lighting under the Great West Road bridge was improved and a cycle ramp added.

New stone paving, oak benches, fountains and trees were installed at Market Place last summer and the improvements are helping to attract new visitors to the Sunday market (pictured left).

Part of the grant is also being used to deliver a high-quality graffiti mural project along the towpath at Brentford Lock, in conjunction with the Canal & River Trust. The project is creating an outdoor gallery of artwork and signage to improve the environment.

Hounslow is looking spick and span thanks to the council’s new highways contractor, Hounslow Highways. The firm has completed a swathe of improvements to the borough’s public realm in the two years since it took over control of maintaining roads, pavements, lighting and street cleaning in the borough.

Hounslow Highways has resurfaced 134 miles of roads, refurbished 95 miles of pavements and installed 13,000 new LED street lights. More than 20,000 highway repairs have been completed, 11,000 fly-tips cleared, 9,000 tonnes of leaves removed and 545 enforcement notices issued for litter-related offences.

Councillor Amrit Mann, deputy leader of Hounslow Council, said the borough was much cleaner as a result. He said: “Without a doubt Hounslow’s roads have improved significantly over the last two years and I would like to congratulate Hounslow Highways for their hard work making this happen. It’s early days but I am optimistic that we will see more and better street management in years to come.”

Rob Gillespie, Hounslow Highways service director, said: “We really hope that 2015 brings further improvements and sees a reduction in cleansing and illegal waste problems as we continue to work with the council on their zerotolerance approach.”

Fact about Hounslow.

Dipsusaperro essi odition sequist officiet quiamet eiciam ◆ If there are several facts, they are divided by a diamond, and the last one has a paragraph rule.

Waterside living The latest phase is being marketed at developer ISIS Waterside’s Brentford Lock West scheme near the Grand Union Canal.

Building work on phase two of the scheme is due to start in the summer, where 141 units will be built, consisting of one, two, three and four-bedroom apartments, and four and five-bedroom town houses.

Out of three commercial units at the site, one is under offer, with the other two available for small

independent office occupation. The first of the units is in the refurbished art deco building at the front of Arbor House. The second unit is located in Bowline Court and is due to be ready for occupation in summer 2015.

Katie Sully, development director at ISIS Waterside Regeneration, said: “For business owners, this development offers a very attractive opportunity and interest in the release of our first commercial units has been high.”

Industrial strength Segro has completed development work on three industrial units at Stockley Close on the border of Hounslow and Hillingdon.

Located two miles from Heathrow airport, the scheme is the latest Segro project in the area as the developer aims to expand its footprint around Heathrow.

GW | News

Road ahead

The light industrial units are based at an 8,600sq m site, which has been speculatively developed and will achieve a BREEAM ‘excellent’ rating, according to Segro.

Alan Holland, Segro’s business unit director for Greater London, said: “While

Stockley Close is a Grade A light industrial park, it’s more than just a development.

It is the base from which companies can easily access global markets via Heathrow, and it has been a training ground for local people to learn new skills and secure future employment.”

9

An exclusive collection of luxury 1, 2 & 3 bedroom apartments and 4 & 5 bedroom townhouses Set around tranquil private gardens, close to the River Thames and a step or two from Central London, Chiswick Gate offers a unique opportunity to enjoy the delights of this highly desirable location.

Proud to be a member of the Berkeley Group of companies Computer Generated Image of Chiswick Gate, indicative only. Subject to change.

To register your interest, please call 0203 725 8999 or www.chiswick-gate.co.uk Selling Agent

Knight Frank Office (Chiswick) 64 Turnham Green Terrace, Chiswick W4 1QN

◆ Right: This 1959 Mercedes-Benz 300SL Roadster was sourced for a private collector

by Duke of London, then immaculately restored

by Romance of Rust.

Image by Thomas Kingshott Photography. ◆

12

A

lottery winner might snap up the latest, fully loaded Flying Spur, Panamera or even a Range Rover Sport SVR. An oil magnate chooses between the Veneno Roadster, GranCabrio or a Veyron – the last one sold in February, but the artist-engineers at VW’s reincarnation of Bugatti are hard at work, with news of a successor model expected in 2016.

But those who really dream about cars lust after, not just the exclusive – any rich kid can buy a fancy new car – but the truly elusive. The most expensive model so far sold at auction, the Ferrari 250 GTO Berlinetta, is a frequent flyer in many an aficionado’s dreamscape, as is the Bugatti Royale, several Aston Martins, older Bentleys and Mercedes of certain eras – far too many marques to mention – but a MIPIM-full of property executives might enjoy an opinionated discussion on which models qualify for genuine greatness.

With the last 250 GTO being sold at auction for the equivalent of £22.85 million at Bonhams in California last year – someone, somewhere, ached for that car so badly – the scarcity of many models dictates that they are not even sold on the open market. Yet it is surprising what might be picked up near the site of Brentford FC’s new stadium at Lionel Road.

Merlin McCormack, having grown up around his

GW | Local economy

Romancing the car

13

Tucked away in Hounslow’s small industrial units there are companies making or trading in quirky products. Few deal in quite such stuff of dreams as father-and-son classic car restoration and brokerage businesses, Romance of Rust and Duke of London. Great West editor Siobhán Crozier visited Lance McCormack and his son, Merlin, to find out how these objects of automotive desire get rescued and revived Workshop images by David Tothill ◆

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father’s restoration business, Romance of Rust, has engine oil in his veins. Still only 20, Merlin (above) has established his sales and brokerage business, Duke of London, which in November 2014, moved into the old stables next to Lance’s Romance of Rust workshop.

The son has worked alongside his father for the past two years. “I stepped in and set up the Duke of London brand to handle the sales side,” says Merlin.

“Since then, we've turned over about £9 million worth of cars – it may sound scandalous but of course, we're only earning a small percentage of that, so it wasn't as rewarding as you may think!”

Lance (left) trained in coach-building with Rolls-Royce and other famous British companies

“Since then, we've turned over about £9 million worth of cars ... but we're only earning a small percentage of that”

GW | Local economy

◆ 1960 Aston Martin DB4 Lightweight Race Car – Marsh Plant Hire race team car.

Image by Alex Penfold Photography.

Below: Liquid fire – Bob Swift in action.

Below left: Big cat – Jaguar awaiting engine upgrade. ◆

“Culpa voloreh entus, non pro officiet alique voloreperum, etur xxxxxxx xxx?”

15

of the times: “North-west London was the the Savile Row of English coach-building – Rolls-Royce, Vanden Plas, HJ Mulliner and Park Ward were all there.”

As we speak, Lance continues to work, running metal back and forth through an English wheel. He is shaping a nose cone in pure aluminium for a very rare car, a specimen so uncommon he cannot say what it is.

We’re told it’s an Italian sports car, usually red … and left to fill in the blanks.

It is no surprise that Lance has previously been invited to teach MA students at the Royal College of Art – in his hands, the flat piece of metal becomes a gleaming curve, fashioned in a fusion of engineering and sculpture. His skill is extraordinary – but it’s of a level demanded by one of those super rare cars.

Merlin points out that if a collector’s Ming vase was to be broken, the investment is lost, whereas cars increase in value from being stripped down to the chassis and then meticulously rebuilt, with the skills

◆ Below: The McCormack magic, from bare metal to very pretty car, 1959 Mercedes-Benz 300SL Roadster.

Right: The 1979 Ferrari 308 GTB, all original car with low-milage, sold

by Duke of London.

Images by Thomas Kingshott Photography. ◆

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of Lance and mechanic Bob Swift being applied to the project, an unpromising shell becomes a car of beauty – and significant value. After all, the romance is in the restoration, not the rust.

Lance must have been a dream dad to Merlin and his brother Algy, who grew up around cars – way, way better than being raised in a sweetshop.

By age eight, Merlin could handle driving an automatic and by 11, when he bought his first vehicle, he could drive a car with manual transmission – and he could make it pay. “At that age, I found I was earning 300 or 400 quid a pop on cars I was spending a hundred quid on,” says Merlin.

He was fortunate to have school friends from homes set in substantial grounds, where the kids could hone their driving skills off-road and in safety, not least to road users. Doing well at school, it was assumed Merlin would go to university, but a summer internship at a Mayfair private equity firm taught him that making money was certainly possible without a degree. Financially, he did well for a year and says that the company went on to do great things – but it wasn’t running in his blood.

“When I stepped away and readjusted my expectations, I realised that Dad might have been missing out on opportunities on the sales side of his business,” Merlin says. “Because of his eye for detail and knowing a good car from a bad one, people would ask him for advice when buying or selling.”

While Lance generously shared his extensive knowledge and expertise, Merlin understood the value of it. “So I stepped in and set up Duke of London to handle the sales side of things.”

While he spotted the potential for Lance to increase his turnover, Merlin is the first to acknowledge that it is the reputation his father has built in the past 25 years that he has been able to trade on in building his own brokerage. “If I hadn't been working alongside Dad, who would have taken an 18-year-old seriously in a deal over a £2 million car?” he asks.

In tandem, Merlin is quickly building his own reputation: “People have taken me under their wing to manage their collections, so I'm almost like an estate agent, where I'm buying and selling cars for people and invoicing them for a fee afterwards.”

He is entrusted with some hefty collections: “Astons are what I seem to specialise in. I've been instructed to disband a classic Aston Martin racing team, a huge team with three road-going race cars and new oldstock parts in barn after barn.”

Sourcing the vehicles, not selling them, is the constant challenge: “The best cars – the top-end Astons, Ferraris, some Mercedes, if you get the right car, are hard to find.” But nothing is turned away, as Merlin points out, he recently sold an MGB for £5,000.

“The bread-and-butter market, I love, they're always more difficult to sell – sub 50-grand and American cars, but they’re great.”

The big difference between the classic car and property markets is in specialisation. A Mayfair estate agent has no interest in selling a townhouse in Barnes, Merlin says. “But at this end of the classic car market, they might stock a 30 or 40-grand Jag alongside a Ferrari at £3 million, as the guy who buys the Jag could come back a couple of years later and buy a car at a much higher price.”

At the dizziest of heights, though, bread-and-butter deals are not required. “The top-end Ferrari market is down to about three or four dealers who have all the best cars worldwide,” says Merlin.

Selling is the easiest part, he thinks: “People know

GW | Local economy

18

what they're looking at, they're very clued-up about values, what to buy and what not to buy. A good car, which is what we deal with, is going to sell itself. We're not like secondhand car salesmen who leave people to think overnight and then chase them if they don't call back. If someone wants a car and they know what it is, they'll phone me.”

“I’ve learned that customer relationships are so important,” adds Merlin, finding that he is building trust through his deals. “People have come back, asking me to find something or wanting to sell another car, as they’re looking to swap or change.”

Both businesses need space to expand and it makes sense to find premises where Romance of Rust and Duke of London can continue to operate together.

Lionel Road is fast becoming a construction project, with Willmott Dixon already at work on preparing the site for the new Brentford FC stadium, along with the housing which will be built alongside it.

“The next move will take me out of London, maybe to a barn or hangar,” says Merlin. “We found somewhere in Ealing but the costs were three times what we pay here and it was on a three-year lease. We need about three or four times the amount of space we have now.”

The obvious solution would be a warehouse on an industrial estate but both Lance and Merlin are determined to find more characterful premises from which to show clients stock and projects. “We'll end up having to move out to Berkshire, Buckinghamshire or Hertfordshire,” Merlin thinks.

Having built and owned a stable of classic cars over the years, Lance speaks with most passion about restoring his collection of Hetchins: “They’re handmade

“The DB4, with its slightly, varied looks ... my dream car” ◆ Above: Big red coupe – the 1969 Chevrolet Chevelle SS 396. ◆

racing bicycles, the Bugatti of bikes.” He has taken part in L'Eroica in Tuscany, plans to attend a sportive in Japan next year and has ridden the Tweed Run with Merlin and Algy in London.

To some extent, part of the classic car market is driven by customers who will end up buying the car they lusted for in their youth, at an age when owning it could only have been a pipe dream. At just 20, Merlin has driven cars most people of his age can only gaze at, because of insurance and running costs, yet his ambition is to own a model that Lance used to have.

“The one that Dad owned was Aston Martin's car – the DB4 they brought to Earls Court to introduce at the motor show,” he says. “Everybody loves the DB5 with the James Bond association but the DB4, with its slightly varied looks, has always been my dream car.”

Merlin is no daydreamer – he learns, works and earns – so naturally, he’s on the road to achieving this particular aspiration, albeit a project which he figures will take 10 years.

“I've just started building a DB4, based on an original car,” he says. “It's going to be the least original DB4 ever – something I hope I never have to sell.” ◆

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Heathrow expansion.

In every corner, they’re in our corner.

By the Airports Commission’s own figures, expanding Heathrow will create up to 180,000 new jobs and deliver up to £211 billion of economic benefits the length and breadth of Britain.

Which explains why we’re getting support from all

parts of the country, and all corners of the economy.

From residents in our local boroughs, to other UK airports including Aberdeen, Glasgow, Leeds Bradford, Liverpool and Newcastle.

From the British International Freight Association to no

Source: Airports Commission, “Heathrow Airport North West Runway: Business Case and Sustainability Assessment”, November 2014.

fewer than 30 Chambers of Commerce, as far apart as Kent and Inverness. They’re joining the growing support behind building on the success of Britain’s world-class hub airport.

Because they know the best place to connect Britain to future growth – is the place that already does.

heathrow.com/takingbritainfurther

#TakingBritainFurther

22

Clean Lines Hounslow has a once-in-a-lifetime opportunity for transformation. From Barratt London’s High Street Quarter – which will place a striking tower in the town centre – to a revamp of Kew Gate masterminded by world-renowned architect Will Alsop, high-quality design standards are being maintained across Hounslow’s regeneration schemes. Distinctive, bold and provocative, Lucy Purdy looks at the schemes kickstarting the borough’s design revolution ◆

His core values are innovation, expression and originality, but a sense of enjoyment leaps too from every brick and beam dreamt up by architect and artist, Professor Will Alsop.

Alsop – OBE, RA and founding director of aLL Design – has been commissioned to conceive a design as part of the regeneration of Kew Gate district. He has been awarded the RIBA Stirling Prize and has twice received the Civic Trust Award, among numerous other accolades for a wide variety of projects.

Alsop says: “Hounslow is an exciting area. Innovative design is evolving in the borough and I am delighted to be effecting change with this mixed-use project.

“Our ethos is simple – to ‘make life better’. We’re looking forward to working with Hounslow Council, together with the local community, to enhance environment and wellbeing.”

The project is at an early, pre-planning stage and the design concept will be consulted on in due course.

GW | Design

Peak of his powers

23

24

kew gate Ambitious plans to turn a congested stretch of the Great West Road (A4), studded with faded art deco landmarks, into a thriving new gateway to London have been drawn up.

Urban Initiatives Studio has been designing proposals for the so-called Golden Mile section of the route from Chiswick to Syon Lane in Brentford. Kew Gate will be a new mixed-use urban quarter centred around Kew Bridge station, which draws on the qualities and values of Chiswick and Kew. The area, lying on the doorstep of Heathrow, Europe’s busiest airport, and just a few miles from central London, is brimming with opportunities.

As well as Kew Gate, the plan identifies two other major new regeneration zones: Brentford Lock North, and Blue Sky, around the Sky campus of buildings.

GW | Design

Brentford FC stadium An overhead projection of the masterplan for the Golden Mile, above, shows a new 20,000-seater stadium for Brentford Football Club.

Brendon Walsh, Hounslow Council’s director of regeneration, economic development and environment, said the scheme would provide: "A 21st century stadium for the club, which is going from strength to strength, with massive support from its loyal fans".

25

high street quarter In November 2013, Barratt London was selected by Hounslow Council as its preferred partner for the redevelopment of Hounslow High Street Quarter.

Since then, Barratt London has been working closely with the authority on proposals for the town centre, which will provide high-quality housing, stimulate the evening economy and put a new cinema in the heart of the town.

Alongside award-winning architects tp bennett, Barratt London is now finalising its plans for the town centre, utilising sleek, modern design to open up routes to connect the different parts of the town centre.

While the rest of the plans reflect the surrounding heights of existing buildings, an iconic 27-storey tower is included in the proposals, allowing new commercial and residential accommodation within a "decisive, attractive and identifiable" landmark.

26

More than a stadium.

More than a club.

Plans are in place for our new 20,000 seat Community Stadium – an exciting sporting and community hub for West London.

As well as being our new home, the stadium will host high-end conference, meeting and events facilities, and the surrounding development includes 910 new homes, a hotel and retail space.

It will also be the HQ of our pioneering Brentford FC Community Sports Trust, enabling us to expand our award winning educational and community programmes, keeping the venue alive throughout the week.

We’re not just building a stadium which will secure the Club’s future. We’re laying the foundations for regeneration of the local area and contributing to dynamic growth across the Borough of Hounslow.

Follow our progress on and off the pitch at;

www.brentfordfc.co.uk

A developer with a difference There are many developers that build houses and apartments. We are not like the many, we believe in building something beyond bricks and mortar. We believe that every home we create will be a Prime Place to live. Nothing less is good enough.

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) and Local Authorities.

www.primeplace.co.uk

Aberfeldy Village, London E14

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Hounslow map A312

M

M4

Osterley Heathrow T1,2,3

Heathrow T5

Houns Eas

3 30

Heathrow T4

Hounslow West

Hatton Cross

Hounslow Central

8 HOUNSLOW

A315

Feltham

6

A314

A244

A312

A316

Hounslo

GW | Map

Acton Acton Town Town Stamford Stamford Brook Brook Boston Boston Manor Manor

M4 M4

slow nslow st ast

Chiswick ChiswickPark Park Turnham Turnham Green Green

4 Brentford Brentford

A4 A4Great GreatWest WestRoad Road

2

5

1

9

7

Gunnersbury Gunnersbury A4 A4

Kew KewBridge Bridge

10

BRENTFORD BRENTFORD

Syon SyonLane Lane Isleworth Isleworth London LondonRoad Road

RICHMOND RICHMOND

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ow ow A310 A310

Featured projects 1 Great West Quarter 2 Golden Mile infrastructure 3 Civic Centre 4 Boston Boardwalk 5 Brentford Lock West 6 Feltham 7 Brentford FC 8 Bell Square 9 Kew Bridge 10 Brentford town centre

Train station Underground station

International distances from Heathrow (in hours) New York: 7 Frankfurt: 1

Delhi: 8.5 Beijing: 10.5

Paris: 1 Tokyo: 12.5 Dubai: 7

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GW | Projects

Projects

33

Great West Quarter Barratt London has almost completed the development of a five-hectare plot, a key site on the Golden Mile, which includes the art deco Wallis House.

The final touches are being applied to the scheme, designed by Assael Architecture, which has created 900 new homes – both private and affordable – shops, two hotels, a health club, restaurants, nursery and public spaces including a large piazza.

At the heart of the development is a 27-storey tower offering one, two and three-bedroom apartments – a mix of serviced apartments and residential homes.

At the top of The Tower, a public viewing gallery offers

views across London. The building itself incorporates a full height light sculpture and internal winter gardens.

Wallis House, an icon of Hounslow’s Golden Mile, has been carefully refurbished to provide private and commercial space. It contains 110 residential units and offices, plus two courtyard gardens to the rear.

The last phase of the development, Westgate House, is available for sale. When completed, the nine-storey block will have a total of 83 one and two-bedroom apartments and an atrium running the full height of the building. This features a vertical garden wall with seating across four floors from which to appreciate it.

Golden Mile infrastructure

34

Business leaders have called for improved transport links to support the new masterplan for the Golden Mile. The vision for the future of this section of the Great West Road is set to provide 28,700 jobs and 1,580 new homes.

Several major projects that could transform the connectivity of employers such as Sky and GlaxoSmithKline have been proposed and Hounslow Council is now in talks to make them happen.

A ‘Skyline’ shuttle train between the Sky site and Southall railway station, on an existing single track that will connect to Crossrail, could put the media company and surrounding businesses within 30 minutes of central London.

Another proposed connection between Hounslow and Willesden Junction, via Old Oak Common, may include a new railway station at Lionel Road Stadium.

After an initial feasibility study concluded that it would have a strong business case, Network Rail is to undertake a further technical assessment later in the year.

And Sky workers may also benefit from a boardwalk (see right) across the M4 and the Grand Union Canal to Boston Manor underground station.

Suzie Betlem, president of Brentford Chamber of Commerce, said the rail links were “vital” but that more would be needed to support the Golden Mile’s development.

“The Golden Mile plans put forward are futuristic and will no doubt make a huge impact over the coming years on those who live and work here.

“The proposed improvements to rail links will be vital to enable the scheme to work successfully, although the road networks have not been shown with any improvements.

“Bringing back the high-speed connection between Brentford and Waterloo seems an easy win that hasn't been included.”

Plans to build a new civic centre in Hounslow are under way. The move will save money as the council’s current home is expensive to run, in need of repair and currently less than half occupied. The new purposebuilt centre would save the council approximately £1 million a year in running costs.

The plans would see the existing building at Lampton Road demolished and 750 one and twobedroom flats built on the site. This would enable the funding of the new £60.8 million seven-storey office block. The new building would be in Hounslow town centre and incorporate a library and community resource centre.

Councillor Theo Dennison, cabinet member for finance, wrote in his report to cabinet that the new building would create a “strong community space” and “bring to an end the isolation of the civic HQ from the commercial centre of the town”.

Boston Boardwalk Working with the council, Sky is exploring the feasibility of a new cycling and pedestrian route linking Boston Manor station on the Piccadilly line to the heart of the Golden Mile. The proposed ‘Boston Boardwalk’ would create a link from the station to Sky's headquarters and surrounding employment sites, reducing the walking distance by a third, benefiting residents, commuters and businesses in the area.

Transport in the borough is improving and growing.

By the end of 2015, peak morning and evening services on South West Trains to London Waterloo will increase capacity by 25% with the introduction of 10-car trains.

By 2018, two additional services will run on the line, bringing the number of peak-time trains to six from the current four.

Working with Network Rail, the council is also exploring ways to introduce direct rail services to link to Crossrail at Southall and the planned HS2/Crossrail at Old Oak Common (see also Golden Mile Infrastructure on the opposite page).

The well-connected Piccadilly line will start running around the clock on Friday and Saturday nights later this year, further improving links to Heathrow and the rest of London. The planned upgrade of the line is due to start in the early 2020s which will mean a 60% increase in capacity.

GW | Projects

Civic Centre

35

36

Brentford Lock West ISIS Waterside Regeneration has been granted planning consent by Hounslow Council for the second phase of Brentford Lock West.

The mixed-use scheme will include 141 homes, including four-bedroom townhouses and a collection of one, two and three-bedroom apartments, as well as commercial space at street level along Commerce Road.

Mæ Architects has been appointed to offer a different architectural perspective while complementing the initial phase of homes, currently under construction.

Katie Sully, development director at ISIS Waterside Regeneration, said: “Securing planning for the second phase marked a great end to a very successful year in 2014. The scheme has already had a positive impact on this little corner of west London, with increased use of the local waterways and initiatives such as Cultivate London – an innovative urban farm, which has been on-site since works first commenced – really adding

to the sense of community that is building here.

“It was always the intention to have a number of architects design the different phases to ensure architectural diversity. We are very excited about the fresh perspective Mæ Architects will bring.”

Alex Ely, partner at Mæ Architects, added: “Our design takes its cues from the waterways and its wharf architecture as well as drawing on characteristics of the nearby conservation area.”

Situated along the banks of the Grand Union Canal, Brentford Lock West forms part of a five-year project, aiming to breathe new life into Brentford through the delivery of 520 new homes.

The scheme will create community spaces and commercial buildings, as well as jobs. Residents will benefit from community features and green initiatives – from rooftop allotments to the delivery of a new watersports hub to be operated by Brentford Football Club Community Sports Trust.

The first round of public consultation on a Feltham Town Centre Masterplan had concluded, just as Great West went to press.

Initial ideas, which were discussed with local residents and businesses, include a number of proposals for a new public square around the station, improved family leisure opportunities, and enhancements to the Feltham Arenas.

Exhibition boards explaining these suggestions were displayed at the library and online. Consultation in this first stage was open until early March.

Leader of the council, Steve Curran, said: “Feltham has huge potential and we are keen to make sure that as the town centre develops, it prospers and generates facilities and opportunities for local people.�

Once agreed, Feltham Town Centre Masterplan will guide development of the area. It will eventually be included in the council's plan for the west of the borough, which will be developed during 2015-2016.

GW | Projects

Feltham

37

38

Brentford FC Brentford Football Club is one step closer to its new home after signing a development agreement with Willmott Dixon to deliver the new 20,000 capacity stadium at Lionel Road South. The scheme will also create community facilities, shops and 910 new homes.

As part of the agreement, the developer will also undertake plans for Brentford’s existing stadium at Griffin Park. After the club has relocated, 70 three and four-bedroom family homes will be built for private sale. The development will also incorporate a memorial garden to commemorate the history of the ground where Brentford FC has played since 1904.

Once the council has issued a Compulsory Purchase

Order, the club will be able to complete the land assembly necessary. Work is expected to start on-site next year.

Cliff Crown, chairman of Brentford FC, said: “This agreement confirms the deliverability of our scheme.

We now have in place a sound commercial model and a sensitive design approach which will create an exciting stadium for our supporters, opportunities for new jobs and local businesses and an attractive environment for visitors and local residents.”

Council leader Steve Curran added: "It’s another sign that Hounslow and Brentford is fast becoming known as west London’s boomtown.”

GW | Projects

Bell Square Work has been completed on a new permanent outdoor arts space in the heart of Hounslow.

Bell Square has been transformed into one of London’s leading outdoor performance spaces and a programme of events for spring 2015, starting in April, has been curated by the Brentford arts centre, Watermans.

Situated at the end of Hounslow High Street, the space features anything from circus and dance to acrobats, and aims to inspire people of all ages.

Bell Square is seen as an important part of the regeneration of Hounslow High Street and will create an environment for local businesses and communities to flourish.

It is part of a £2.75 million improvement project, largely funded by the mayor of London, which also includes repaving the shopping parade, installing new seating, trees and a second outdoor events space outside Holy Trinity Church.

The Arts Outdoors at Bell Square programme is being funded jointly by Hounslow Council, the mayor of London and Arts Council England.

Kew Bridge All phases of St George’s Kew Bridge riverside development have now launched. Kew Wharf, a fourstorey oval building overlooking the River Thames, represented the final release of homes at the start of the year. There are 318 apartments in total, set around a European-style piazza.

A Sainsbury's Local, Hammond’s Delicatessen and Costa coffee shop have all opened, with office space also now on the market as part of Kew Bridge’s 3,530sq m of commercial space.

Situated opposite the world-renowned Royal Botanic Gardens, residents can enjoy river views and transport links to and from London as the development is only 100 metres away from Kew Bridge rail station, and a short walk from Gunnersbury and Kew Gardens underground stations.

Kew Bridge is the result of architect John Thompson's vision of a new destination on the banks of the Thames.

39

40

Brentford Town Centre A light shines at the end of the tunnel for the longawaited development of Brentford town centre.

Developer Ballymore has submitted plans to create 876 homes and 14,000sq m of retail space along the south side of Brentford High Street.

The site, which includes an area adjacent to the Grand Union Canal, will be mostly demolished to make way for the scheme. It would also create space for an

arts and cultural centre and a link between the high street, as well as a new catering and leisure complex on the waterfront.

While three of the residential blocks have received approval from the council, the remainder of the scheme currently has outline planning permission.

Ballymore aims to offer 40% of the residential units as affordable housing.

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how the west was won

44

Councillor Steve Curran stepped up from his role as cabinet member for regeneration in May 2014 to become leader of Hounslow Council. Since then the pace of regeneration has continued unabated. Curran speaks to James Wood about aspiration, delivery and opportunity ◆

S

urveying the scene from the top floor of a sleek 27-storey residential block, The Tower, in Hounslow’s Great West Quarter, even a wet, grey and murky afternoon cannot mask a borough where regeneration is advancing apace. Cranes punctuate the skyline of this area of west London, and for Councillor Steve Curran, elected as leader of Hounslow Council in summer 2014, this

stacks up with his public commitment to keep things moving. “Even through the recession we’ve kept up our pressure to regenerate,” he says. “And over the last four years I think we’ve shown how serious we are.

We’ve set the tone to allow people to invest and deliver schemes like the Great West Quarter.”

Now approaching completion, the mixed-use development by Barratt London, designed by

GW | A day in development 45 Assael, was built on a dilapidated five-hectare site on Brentford’s Great West Road. Shops, two hotels, restaurants, a health club, art gallery and creche are features of the project, as well as 900 private and affordable apartments, which have contributed to the council surpassing its affordable housing targets, with the delivery of 2,500 units in the last quarter of 2014.

The Great West Quarter is flanked by the Golden Mile, the stretch of the Great West Road with a concentration of blue chip multinationals, and Curran sees bringing in these companies as another significant challenge for Hounslow. The leader has committed the council to working with established partners based along the A4, such as Sky, the University of West London and GlaxoSmithKline, to help boost employment and bring in new business.

“The market has been challenging,” says Curran.

“We started four years ago in the middle of a recession.

We’ve had huge budget cuts – £120 million over eight years. To lose that and grow and develop at the same time was a huge test, but we’ve fulfilled our goals and created the right environment for businesses to come here.”

Boosting employment is high on Curran’s agenda.

The council’s Skills Escalator programme was developed specifically to “upskill” those employed at

“We've fulfilled our goals and created the right environment for businesses to come here” the lower end of the job market and help them obtain qualifications to improve their prospects. The council is developing the project with companies such as Sky, Brompton Bicycle and Heathrow airport, as well as partnering with the University of West London and West Thames College.

Engaging with employers has helped the borough’s economy to grow and Curran believes that is crucial to spurring the wider development of Hounslow. The “new kid on the block”, as Curran calls it, is Feltham, for which a masterplan is currently being developed.

Its close proximity to the airport means a lot of its

46

“There's every reason for us to engage with the biggest employer in west London. It's incumbent on us to do that” progress will depend on whether or not a third runway is built, as Curran explains.

“Whichever government is in power in May will have to make a decision about Heathrow. For Hounslow, it’s about us being on the starting blocks. If the third runway is given the green light, we’re ready to go.

We’ve got the masterplan in place and we can move very quickly to ensure we’ve got sustainable jobs, communities and the regeneration people want and need. If it’s a ‘no’, and Heathrow isn’t a hub airport anymore, it’s seeing what other industries we can bring into the area to compensate for the loss of jobs as some businesses choose to relocate.

“Expansion of Heathrow is controversial but we work well with Heathrow airport and the airline industries; we need to ensure we’ve got good mitigation plans now, and that we’re not waiting for the government’s decision. That means getting things like the right insulation and ventilation solutions for our schools, homes and employers. There’s every reason for us to

◆ Left: GlaxoSmithKline, one of several multinational HQs based in Hounslow.

Right: Steve Curran at Watermans arts centre. ◆

engage with the biggest employer in west London. It’s incumbent on us to do that.”

Away from the airport, the council is bringing forward developments that have been in the pipeline for over 20 years: a new 20,000-seater stadium for Brentford Football Club (a team dramatically improving on the pitch) and Ballymore’s redevelopment of the south side of Brentford High Street, which will see 876 homes and 14,000sq m of retail space created.

Back in Brentford, it is hoped that the Watermans arts centre, situated alongside the banks of the River Thames and overlooking Kew Gardens, will relocate to the site of the old police station or on to the Ballymore development site. Relocation to the town centre will enhance the already rich cultural activity, with passersby enjoying street performances, dance groups and live music, all contributing to the vitality of the area.

Health is another priority, as Curran explains: “We’ve got great parks here, like Osterley, Gunnersbury and Syon; and great leisure facilities in Chiswick and Isleworth. We are building a major new leisure centre in Heston and we’re also investing back into Feltham Arena – where Mo Farah did his training as a kid – putting green gyms into that space.

“That is at a time when budgets are stretched, but the leadership has prioritised making sure our residents remain fit and healthy. Having these facilities and open spaces is a key part of our strategy of encouraging inward investment.”

Key to this will be lobbying Transport for London over proposals for Crossrail to connect Southall and the Golden Mile through an existing freight line, and HS2 to Old Oak Common into Brentford from the north-east.

Curran is clear about his ambitions for the borough and under his leadership, major development schemes are well under way, plans are in place to regenerate the town centres, and the council is ready for any eventuality regarding Heathrow airport. The accelerating regeneration of Hounslow shows no sign of slowing down. ◆

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Hounslow in numbers

of retail space to be created along the south side of Brentford High Street 48

Winning bid: Hounslow town centre is among the first nine areas to be designated by the Greater London Authority as a housing zone, and will receive a share of £260 million

28,700

14,000sq m

jobs to be created at the Golden Mile through office, retail, leisure and transport projects

Hounslow’s population growth since 2001 – fifth highest in the country

A league of their own: 10,830 average attendance at Brentford FC in 2014/2015, up by more than 3,000 from 2013/2014 following promotion to the Championship

19.6%

£1 million grant

from the mayor of London to improve the public realm in Brentford town centre

GW | Markets

completed since 2010, towards the pledge of 2,500 by 2015

(London Borough of Hounslow, Housing Strategy 2014-2015)

(Land Registry, all property types)

35%

average house price in Hounslow

of the population has an A-level, degree or higher

£367,451

2,544 private sector homes were improved through the council’s intervention (London Borough of Hounslow, Housing Strategy 2014-2015)

more homes – Hounslow’s target over the next 15 years

49

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GW | Schools

◆ Top: Strand on the Green, a new secondary school for the borough. ◆

school assembly Hounslow’s ambitious schools expansion and improvement programme will chalk up a total investment of £150 million across 40 projects.

Lucy Purdy meets the key players ◆

L

ondon has a shortage of school places. The capital is home to 52% of the national demand for secondary school places and 39% of the UK shortfall in primary school places. From buildings and desks to facilities which can equip pupils with a 21st century education, the city’s rapidly growing school-age population needs somewhere to learn – and Hounslow is taking decisive action.

In its efforts to ensure each child receives the best education possible, the borough has conceived a

scheme to the tune of £150 million. It is set to cover 40 projects across the primary, secondary and special educational needs (SEN) settings.

“We’re determined to make sure every child in the borough receives the best education possible,” says Councillor Tom Bruce, cabinet member for education and children’s services.

“But like most London boroughs we have a rapidly growing school-age population. Our principal challenges have been to meet the growing demand for

51

52

◆ Above: Wellington Primary School is one of several schools on the Heathrow flight path. ◆

“We have adopted a standardised design strategy, which provides efficiencies in time and money”

school places – mainstream and SEN – and to provide an even better choice of schools.”

The first step was to partner with property, infrastructure and construction industry consultancy practice, Pick Everard. The company came on board in January 2013 to provide an integrated consultancy service including programme, project, costmanagement and design services.

Securing this relationship, with Pick Everard’s wealth of experience in delivering projects to the education sector, gave the council flexibility, speed and value for money, says Bruce.

“Together, we have adopted a standardised design strategy, which provides efficiencies in time and money. We have analysed a range of appropriate construction methods against a backdrop of very challenging geographic constraints and produced cost-effective, innovative and extremely high-quality design solutions.”

One geographical challenge was the borough’s location on Heathrow’s flight path. While the airport – located just across the boundary in the neighbouring borough of Hillingdon – is a major employer and has a catalytic impact on business in the borough, aircraft are not confined to flying outside of the school day.

“As a result, the schools required significant soundproofing and ventilation work to take place to ensure a high-quality learning environment for pupils,” explains Allan Cowie, director at Pick Everard.

“We worked really hard with both the London Borough of Hounslow and Heathrow airport to make sure that the schools are all sufficiently soundproofed from the aircraft noise throughout the school day.

“It posed us with some challenges, such as how to provide adequate ventilation for the classrooms where it’s not possible to open a window due to the external noise levels. Our approach, using proven modern construction techniques and energy-efficient ventilation strategies, ensure high-quality learning environments are in place for children’s education.

“A series of sophisticated heat recovery ventilation systems have been installed at the schools, which allow for the mechanical supply of fresh air and improved environmental control, helping to reduce the building’s CO2 emissions and enhancing energy credentials.”

So where is the plan now? On time and on budget is a simple answer. In the first phase, 15 schools were expanded by September 2014, creating 10 forms of entry and 2,100 additional pupil places at primary level. A further five schools will be expanded and 1,050 places delivered by September.

“A further three new schools are now at construction stage for completion in August 2015, while the remaining schemes are in development for delivery between 2017 and 2018,” says Cowie.

Bruce says: “There are plans to expand Hounslow

GW | Schools 53

Town Primary with the council using a development partner to build the new school and residential housing units. Cabinet will take a decision on whether to expand the school at their meeting in March 2015, when they consider responses to the public notice.

“Work has also started to provide additional places at Lindon Bennett SEN school, through the construction of a new building and remodelling of the existing premises.”

A further seven forms of entry for primary school places will be delivered by 2020. The proposals to meet this include two new free schools and the expansion of Wellington Primary School by two forms of entry.

More places will be created for children with special educational needs including new SEN schools at Marjory Kinnon and Oaklands at Gresham Road.

Up to 6,195 places for secondary school students are needed over the next five years. Feasibility studies have been carried out at secondary schools across the borough to identify the best way forward.

Says Bruce: “Our secondary schools are incredibly

popular among local parents, but the demand is such that expanding existing schools wouldn’t create enough spaces to meet demand. Given current government policy we are unable to build fully local authority controlled schools, so we have considered other options including new academies and free schools.”

Time and financial savings have been made by implementing a standardised design strategy.

Cowie says: “There are standardised classroom layouts, interior design and construction methods while also ensuring our designers were able to give each school its own style and individuality.”

At present, the projects will be partly funded by a Department for Education capital grant, but will also have to be funded significantly from council reserves and borrowing, due to a shortfall.

While the increased demand for school places is not unique to London, the problem is particularly acute in the capital. In Hounslow, there has been an increase in the birth rate since 2000.

This, along with patterns of migration and a rise in

◆ Top: Work was completed at Springwell in 2014.

Left and right: Projects were also finished at Norwood Green Infants. ◆

54 ◆ Above: At Fetham Hill, both the infant and nursery and the junior schools are part of the programme. ◆

“A further three new schools are now at construction stage" the number of families occupying new housing in the borough, has contributed to a population boom.

London Councils’ analysis report, Do the Maths 2014, detailed the current and future pressure for school places in London. It showed that Hounslow is the seventh highest London borough for growth in pupil numbers overall between 2012 and 2017, and one of five London boroughs with the highest percentage of growth. This is at 24.4% in the primary phase between 2012 and 2017. Its secondary phase is forecast to grow by 6.6% in the same period.

It is perhaps unsurprising then that more than a third of Pick Everard’s work is now in the education sector.

In July last year, the company had completed 176 school projects within the M25 in the preceding four years alone. All the work on the Hounslow scheme is being completed in-house using an experienced team which has previously completed major schools’ expansion programmes for other local authorities.

Bruce describes the relationship between Hounslow Council and Pick Everard as “very rewarding” and says it has been particularly satisfying to work collaboratively on identifying practical solutions to challenges.

The council has been keen to establish positive working relationships with the wider cohort of Hounslow schools, alongside potential new school applicants and developers. The aim has been to provide a “firm foundation to future positive collaborative working”, for the scope of the scheme and beyond.

It is very much a win-win for Hounslow residents too. The scheme, rolled out with a sharp eye fixed on finance and efficiency, will help readdress the provision of school places in an area of great demand. And highquality places at that.

This is a programme borne out of a pragmatic and proactive approach, providing local schools for local children.

Even on close inspection, it very much adds up. ◆

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Flying colours

56

◆ Heathrow – the debate continues but several of the multinationals based in Hounslow say they need the airport to expand. ◆

London Heathrow Airport provides some of the UK’s most competitive companies with proximity to global markets, drawing investment into Hounslow, writes Paul Coleman ◆

M

uch of Segro's vast portfolio is located in west London and the Thames Valley, where it owns, manages and develops a range of industrial and commercial property, including warehousing and data centres. The company's chief executive David Sleath, in a letter to the Financial Times, wrote: “This is not a coincidence.”

Segro customers leasing such space operate internationally and want to be within easy reach of Heathrow, the UK’s only ‘hub’ airport.

In fact, 202 of the UK’s leading 300 companies locate their headquarters within 25 miles of London

Heathrow Airport. Sleath says this shows how vital Heathrow’s expansion is to Segro but also to the UK’s economic recovery. Statistics back Sleath up. More than 72 million people a year use Heathrow. That’s 190,000 per day – more than three times the capacity of Wembley Stadium.

Major businesses like GlaxoSmithKline, Brompton Bicycle, Sky and emerging companies like the Chinese-owned manufacturer of labels for clothing, Maxim Garment Accessories, reap the trade advantages of being close to Heathrow.

Will Butler-Adams, CEO of Brompton Bicycle, says:

GW | Heathrow

“Heathrow is the reason we are here, along with the rest of the hi-tech industry” “Sadly we cannot cycle to places like Asia, so flying is vital to help us grow our global business. We know as the globe becomes smaller we are losing connectivity and this will continue until we get more capacity.

"The challenge really is, can we use engineering and innovation to reduce the noise disturbance of the flights above London to help come to some form of consensus on air transport?”

Passengers agree that their experience is positive.

Terminal 5 is popular with business travellers; it was voted ‘world’s best terminal’ in 2014. The spectacular revamp of The Queen's Terminal (T2) and Terminal 3 and 4’s refurbishment has transformed passenger areas to the standard currently demanded by international business and leisure travellers. Heathrow Express sweeps them between Terminals 1, 2 and 3 and Paddington in central London in just 15 minutes.

From Terminal 5, the journey takes a further four minutes and Terminal 4 travellers have the use of a free transfer service to Heathrow Central.

And, of course, Crossrail will zip business travellers from Heathrow to the West End, the City of London and to Canary Wharf from 2019.

No wonder so many corporates and medium-sized companies are attracted to setting up their HQs on the Golden Mile of the Great West Road or along the A4/ M4 Corridor – and even further west, towards Reading along the Thames Valley.

“Heathrow is the reason we are here, along with the rest of the hi-tech industry,” says Chris Parker, senior director at Microsoft.

“Heathrow is essential to our business,” adds John Corr of Sound Moves, which supports touring artists like U2 and Katy Perry. “Heathrow’s multiple daily departures to international destinations are crucial to the company meeting tour schedules.”

“Heathrow is very important to us,” says Declan Devine, operations manager of Brentford-based Chinese garment accessory company Maxim Label and Packaging (UK): “We’re part of a wider global business with 11 sites around the world. A lot of staff and visitors

◆ Heathrow is "essential" to Sound Moves in its support for artists such as Katy Perry. ◆

57 come to us from China via direct flights from Hong Kong, Beijing and Shanghai – and being only 20 minutes from Heathrow is very helpful to them after flying from China.”

The Great West Corridor is London’s closest business district to Heathrow. Some 200 companies employ 25,000 people along this prestigious zone that stretches to Chiswick Park. They include GlaxoSmithKline. This £80 billion global pharmaceuticals colossus employs 16,000 people in the UK – 13% of its total workforce.

Many of the 3,000 Hounslow-based GSK staff travel the short distance to Heathrow airport from GSK House – the company’s impressive £300 million headquarters – that rises above the Great West Road.

Direct access to global markets is very important to companies like GSK, because a vast amount of its medicines, vaccines and consumer healthcare products are exported all over the world as freight from Heathrow. And GSK even holds special meetings in the Sofitel at Terminal 5.

Heathrow is the country's biggest port – with one quarter of all the UK’s export by value going out of Heathrow. Its freight exports amount to more than the sea ports of Felixstowe and Southampton combined.

“Companies like GSK base themselves close to the airport as they need to get their products to the market

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◆ Top: GlaxoSmithKline reaps the international trade benefits of its location near Heathrow.

Above: Great West House, home to Sky, is also near the airport. ◆

quickly,” says Nigel Milton, Heathrow’s director of external relations.

“Heathrow has more direct flights to more destinations than other UK airports,” adds Milton.

“We provide access to global markets in Europe and North America for Sky and Brompton, which is exporting bicycles to emerging markets in Asia. It’s very important for export-driven companies to be located near a hub with direct flights to these markets.”

But Heathrow needs to expand if these companies are to continue to compete globally. “The majority of our customers who deliver time-sensitive and high-value products to global markets are keen for

Heathrow to increase the number of direct and regular links to emerging markets,” says Sleath.

Ongoing uncertainty over Heathrow and UK airport capacity is already leading to emerging global market customers to consider locating their European HQs in Paris, Amsterdam and Frankfurt. Research shows how businesses trade 20 times as much with countries that enjoy daily flights to emerging markets.

“Capacity constraints are eroding Heathrow’s position of dominance,” says Danny Pedri, managing director of global courier DHL Express. “It’s threatening the UK’s position as a key air freight destination.”

Everyone looks to the Airports Commission to make the right choice, one which cannot unite all interests, and a crucial one for the businesses clustered close to Heathrow. The commission is due to make recommendations in the summer of 2015. The government will then decide in the autumn.

After three to five years of planning, consultation and possible legal reviews, construction could start in 2019-20. Finally, a third runway, or expanded runway at Heathrow, could open in 2025.

It may seem a long way off but Milton stresses the importance of certainty: “Companies need confidence that in 10 years there will be growth and new routes.

“The next few years might be suboptimal but, with a good solution in 10 years, businesses will stick with Heathrow and with the UK.” Sleath agrees: “We believe only a hub airport can link the UK to new overseas markets. Additional capacity at Heathrow provides the obvious solution.” ◆

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Plan sailing Hounslow’s award-winning planners have turned their service around, since 2013 when the government's performance assessment marked it as needing to lift its game, as Paul Coleman reports ◆ ◆ The Sky media campus is one of Hounslow's major developments. ◆

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H

ounslow planners' success in revamping how they work, with developers and the community, has gained them an award, with colleagues in the council’s Rogue Landlord team picking up two gongs at the same ceremony.

Judges of the Planning magazine awards gave the team the Career Development Award for offering budding planners a career path from school or university to full-time planning posts at Hounslow.

Council planners and developers now work more closely together – often as partners on major schemes.

“A lot of developers say they like our service,” says head of development management, Marilyn Smith.

Planners work upfront with developers on Section 106 or securing legal agreements: “It’s a partnership approach.” She adds that the “old antagonistic days have long gone” where an application might land without officers knowing about it. The approach now involves “pre-application guidance” for developers.

Planners and developers have had pre-application meetings over proposals to revamp Hounslow town centre. A similar guiding approach helped secure approval for plans to relocate Brentford Football Club.

Schemes tend to be “co-evolved” and assisted

by Hounslow’s own urban designer. “We meet with developers looking at traffic, design and affordable housing. Applications are ironed out so they can sail through to the planning committee,” adds Smith.

Planners guide developers to engage with relevant local community groups, understand political dimensions and meet planning deadlines.

The Sky media campus is an ongoing example of a developer working with planners from an early stage on an outline for the entire scheme – elements are now being built. Hounslow planners meet with developers within two weeks of an application’s submission: “We’re more mobile and go to developers’ offices if they wish.”

Smith and colleagues can’t always gauge how helpful developers find Hounslow’s planning process. “It’s very much based on outcomes,” says Smith. “If people get planning permission, they’re happy. If they don’t, they’re not! And we’re definitely open to suggestions about how to further improve the service.”

Speedier decision-making is vital for the council, she says: “We have 12,000 homes to provide. If we say let’s change something, it’s for a good planning reason.” ◆

Great West

Investment destination: Hounslow

Great West partners group Joining together to support Hounslow Child Graddon Lewis James Felstead james.felstead@cgluk.com CLS Holdings Muireann O’Donnell modonnell@clsholdings.com Hounslow Chamber of Commerce Stephen Fry stephenfry@hounslowchamber.org.uk Octavia Housing Andy Brown andy.brown@octavia.org.uk Sky Nick Green nick.green@bskyb.com Thames Valley Housing Guy Burnett guy_burnett@tvha.co.uk

For more information about these companies, visit greatwestlondon.com/directory

After Sitematch On 10 February Hounslow hosted meetings with 17 investors and developers at Sitematch London. The next stop for councils on the investment-seeking trail is MIPIM, where Hounslow is one of the highest-profile public sector exhibitors, alongside its private sector partners. Sitematch research manager Huub Nieuwstadt asks those partners why MIPIM is important

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With well over 20,000 property people attending, MIPIM is the world's biggest property event; it's where the business is and Hounslow Council prides itself on being open for business, so MIPIM is a key event for the borough.

Hounslow’s presence at MIPIM is not possible without sponsorship, which comes from a group of businesses and developers active in the borough. Attracting more investment to Hounslow raises the value of their existing investments, they argue, as well as creating jobs and funding more jobs, homes and facilities for local people. We asked two of Hounslow’s MIPIM sponsors about why the event is important in that process.

Nigel Milton, director of external relations, Heathrow airport: “We enjoy a constructive relationship with Hounslow Council and are always looking for ways to be a better neighbour by reducing the negative impact the airport has on the borough, and increasing its positive impact. On the negative side, we are working with the council to find ways of reducing the noise impact of Heathrow

operations through the use of quieter aircraft, new operating procedures, and funding noise insulation of homes and schools.

On the positive side, thousands of Hounslow residents are employed at the airport and hundreds of businesses are based in Hounslow due to the borough's proximity to the airport. Like the council, our objective is to increase these numbers. MIPIM is an excellent opportunity to further showcase the advantages of Hounslow's location as one of Heathrow's neighbouring boroughs.”

Brian Brady, managing director, Prime Place (Willmott Dixon Group): "Prime Place has a big part to play in delivering Hounslow’s vision for the borough through the development of the new Brentford Community Stadium and 1,000 homes, and we are happy to support them at MIPIM. We are looking forward to a long, solid relationship with the council and have a strong commitment to supporting the growth and prosperity of the local community. This will benefit us all in delivering a scheme that creates a bright new future for the borough."

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Hounslow is a vibrant and thriving London Borough with huge potential for business growth. Our major development opportunity sites in Brentford, Hounslow, Feltham and the Golden Mile are strategically located in London’s gateway from Heathrow.

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