Education Business Partnership Brentford High Street The Community

Education Business Partnership Brentford High Street: The Community Vision Watermans Arts Centre Tuesday 19 th June 2007 www. brentfordhighstreet. co. uk

Agenda 7. 10 pm Welcome and background on what has happened since January ‘ 07 7. 15 pm Message from Cllr Phil Andrews Tim Luckett, President Brentford Chamber Paul Sander-Jackson, New Economics F. 7. 20 pm Key draft recommendations 7. 50 pm Feedback to date from Ballymore/ Geronimo 7. 55 pm Question and answer session 8. 10 pm “Value Tree” William Hardman/ Cathy Howells 8. 30 pm Close

October 2006… Steering Group Goal Community Planning Project Purpose High Street (Brentford) that has regenerated in an economically, socially and environmentally sustainable manner – a beacon for communities elsewhere Clearly defined expression of the local community’s vision for the future of Brentford High Street

Why undertake research and develop a community vision for High Street? • Our knowledge of our local economy and what might be possible was slight; • Only with a clear vision would the local community be prepared as developers start to develop their ideas for our High Street; • Knowledge, expertise and ideas for regeneration in the local community is available to be used; • Opportunity to significantly influence the High Street element of the Brentford Area Action Plan; • We must catalyse regeneration, rather than continued development blight.

Changing context • Summer 2006 a lot of land changed ownership from “BTC Ltd” to “Geronimo” • “Ballymore” have option to buy site if Geronimo obtain planning permission • Consolidation of land continues and Geronimo are now the majority land owner

Community Planning Process Geronimo input/ engagement FEB MARCH APRILMAY Business Survey Residents’ Survey Local economy Rory Hendrikz Environmental sustainability, arts, leisure J Lennox / A Dakers Urban design & liveability Chris Richards/ Denis Browne Historical context Nigel Moore Marketing & Image Julia Quilliam/ Matt Harmer Children & Young people Luke Kirton Garth Buckle …Older people …Steve Hawkins, Age Concern Report back …and plan next steps

Objectives tonight • Share draft recommendations • Get a sense of weight given to different recommendations – Whilst recognising recommendations are not a wish list – all contribute to sustainable solution • Surface any gaps or refinement in recommendations required QUES TIONS / CYCL E RAC Thank you to everyone that has contributed. K It has been a fascinating six months and tonight will hopefully confirm we have fulfilled our project purpose. MMENTS CO

Agenda 7. 10 pm Welcome and background on what has happened since January ‘ 07 7. 15 pm Message from Cllr Phil Andrews Tim Luckett, President Brentford Chamber Paul Sander-Jackson, New Economics F. 7. 20 pm Key draft recommendations 7. 50 pm Feedback to date from Ballymore/ Geronimo 7. 55 pm Question and answer session 8. 10 pm “Value Tree” William Hardman/ Cathy Howells 8. 30 pm Close

Local economy Rory Hendrikz Environmental sustainability, arts, leisure J Lennox / A Dakers Urban design & liveability Chris Richards/ Denis Browne Historical context Nigel Moore Marketing & Image Julia Quilliam/ Matt Harmer Children & Young people Luke Kirton Garth Buckle …Older people …Steve Hawkins, Age Concern

Capital Investment requirements • High Street Urban Design Workshop and full draft report explores: – – – Sales value of development Land cost Build cost of developments Financing green developments Fees, marketing, finance costs and contingency Appraisal variables and profit margin • Opted to not disclose our economic study as its inevitable inaccuracies might prejudice developer/ council negotiations

Capital investment recommendations The council must commission more detailed development appraisals and put these in the public domain S 106 contribution proposals should be reviewed by the local community Hounslow Council Planning application Hounslow Council/ Developers Planning application

Green investment requirements Council must seek assurances Hounslow Council/ from town centre developers Developers that they are prepared to apply innovation and creativity to deliver on sustainability goals Pre-application consultation/ Planning application

What you think about High Street 36% of respondents enjoy visiting High Street traders presently offers very little to the local community that is unique and of special value

40% of respondents were spending money at Tesco Osterley in the week they replied to the survey. 42% had only spent money on the High Street that week, which suggests there is a very loyal customer base. At present respondents high level spend (>£ 30) is outside Brentford

A majority of survey respondents visit High Street regularly, although a significant proportion visit the high street only monthly, several times a year, rarely or never. The majority of respondents to the survey (locals) go to the high street on foot

A majority of visits to the high street (>70%) are to only visit one or two shops Most people will spend less than £ 30 on a visit to High Street

Chiswick, Ealing and Osterley are three main draws away from Brentford High Street. Offers good insight into what people might value in Brentford. Convenience/ location is the primary reason people shop in Brentford High Street. High numbers of people also shop there to “Support local traders”.

* Per sq m net sales density (Budgens £ 4 k versus Waitrose £ 12 k) COMPARISON CONVENIENCE Items not obtained on frequent basis (assumes 15% cafes and restaurants in this study) Food Existing Town Centre floor space 2007 3, 265 ? ? gross 4, 320 ? ? gross (Somerfield =2, 750) Additional floorspace 2007 -11 DR Sq m net Trend line (Butterfly Girl = 140) No new dev 758 Incl. new dev 14 Scenario 1: 8% comparison / 38% convenience expenditure Slow growth 100% expenditure retained 2007 -11 Scenario 2: Fast growth 2007 -11 8% comparison / 38% convenience expenditure 100% expenditure retained £ 5. 5 k* + 2007 - 16 1607 767 £ 6. 7 k* 473 5911 2007 - 21 2 2007 -11 + 2007 - 16 AF T 2007 - 21 1626 + £ 7. 4 k* 700 8750 £ 4 k* £ 12 k * £ 4 k* £ 12 k* 894 2572 298 1057 352 1227 409 894 298 1057 352 1227 409 + £ 4 k* £ 12 k* 1311 437 1794 3450 1150 598 4721 1574 610 854 1691 564 2188 729 7628 10, 670 4450 148 3 5757 191 9

Existing floor space on High Street frontage (land south of High Street) Total: 4, 450 sq m (gross ? ? ) Broken up as follows: • Convenience • Comparison • Services • Vacant 160 sq m 1, 075 sq m 2, 505 sq m 710 sq m Based on 2006 observational survey (not lawful use)

Brentford High Street additional retail needs Hounslow Council recommendations • Population trend line & retail commitments nearby • + Additional slower housing growth scenario • + Higher retail retention rates in Brentford: – 10. 6% comparison (up from 8%) – 54. 7% convenience (up from 38%) The need figures are as follows: • Comparison 2, 650 m 2 • Convenience 1270 m 2 (£ 12, 000 sales density) 3, 810 m 2 (£ 4, 000 sales density) Total additional need for comparison and convenience would be between 3, 920 and 6, 460 m 2 (mid point 5, 190 m 2)

Demand scenario recommendations Develop a mixed retail offer on a smaller scale than the BTC Ltd proposals, with the introduction of a new anchor store Developers/ LBH Corporate Property/ High Street Traders Group Planning application/ Marketing phase Ambitious targets for increased localisation of Brentford residents’ retail expenditure through limited expansion in retail floor space and increase in sales density/quality of retail offer Developers/ LBH Corporate Property/ High Street Traders Group Planning application

Usage classes on High Street Brentford Approx 16, 842 sq m gross floor space (includes Brentford Lock, Ferry Quays and Albany Parade)

Future rent management and retail mix recommendations Shape a fair and informed retail unit rental market LBH Corporate Property September 2007 Complete a retail business study of Brentford High Street’s economy High Street Steering Group End of August 2007 Minor changes in usage class and pavement usage permissions on north side of Brentford High Street LBH Planning Department (Corporate Property) September 2007 Geronimo remove boarding up from their retail units and ensure units reoccupied on temporary basis by nonprofits Developers (Geronimo/ Ballymore) April/ May 2007 Detailed proposals for future retail mix should form part of any planning application for the south side of Brentford High Street Developers Planning application

Annual Retail Action Plan to local area committee for retail development on Brentford High Street Hounslow Council/ other High Street property owners Autumn 2007 – annually thereafter Research the benefits of consolidating ownership of retail units in Brentford High Street LBH Corporate December 2007 Property/ Economic Development Unit/ High Street Steering Group Establish rent differentials by retail function and explore turnover based leases in the interests of a diverse, thriving High Street LBH Corporate Property/ other High Street property owners December 2007 If Somerfield site forms part of redevelopment proposals, relocate Somerfield to avoid business interruption Developers Pre-application consultation/ Planning application

How does £ enter your local economy?

How does £ leak out ?

Plugging the leaks and redeploying our community asset base recommendations Develop business-to-business marketing opportunities and encourage an increase in local procurement Brentford Chamber Immediate of Commerce/ Jane Ferrier-May/ Luke Kirton/ Andrew Dakers Establish flexible and affordable shared office space for small businesses/ sole traders to meet and work together Developers ? / Andrew Dakers with support from Kate Doyle Ensure local industries are amply protected against threats from ‘change of use’ and redevelopment Hounslow Council/ Immediate Ruth Cadbury Planning application?

Employment & skills recommendations Replace lost office and retail jobs Invest in local (green) construction skills programmes and use local labour wherever possible Explore young peoples’ perceptions of high street job opportunities further and how best to promote and develop the high street/ small business work environment Developers Planning application/ Construction phase Hounslow Council Economic Development/ Hounslow Education Business Partnership Spring 2008

Reinvesting community’s assets recommendations Introduce greater variation of retail unit size Developers/ Hounslow Council / other High Street property owners Immediate and through planning application Affordable start-up ‘incubation’ rental agreements and business support Developers/ Hounslow Council Immediate and through planning application Retain and strengthen all four remaining Brentford boatyards Developers/ Hounslow Council/ British Waterways Immediate and through planning application(s) Council produce a short strategy paper for development of boatbuilding industry in Isleworth and Brentford LBH Economic Development Unit/ Community regeneration Unit Late July 2007 Build a new youth centre for Brentford Developers/ Hounslow Council Planning application Shift from 1 -2 bedroom provision to more family housing Developers Planning application Deliver affordable housing within the High Street redevelopment Developers/ RSL Planning application Evaluate potential for locating affordable starter “pod” flats near the MSO boatyard Developers Planning application

Supporting businesses through the transition recommendations Phase build of new development and provide first options on new units to existing traders Developers Planning application/ construction Maximise retail unit occupation through transition period Hounslow Council/ Immediate Ballymore/ other High Street property owners Build a new High Street car park in 2007 Hounslow Council Street Management & Public Protection/ Andrew Dakers and Bob Chadda with support from Yolande Hendrikz and Marion Watkinson August 2007 Organise a Sunday High Street clean -up/ facelift Hounslow Council/ Ballymore/ Vokins/ High Street Traders Group September 2007 Council/ councillors should encourage British Waterways/ St George to work proactively to ensure the rental of units at Brentford Lock Hounslow Council/ Syon and Brentford ward councillors June 2007

Local economy Rory Hendrikz Environmental sustainability, arts, leisure J Lennox / A Dakers Urban design & liveability Chris Richards/ Denis Browne Historical context Nigel Moore Marketing & Image Julia Quilliam/ Matt Harmer Children & Young people Luke Kirton Garth Buckle …Older people …Steve Hawkins, Age Concern

Town branding and signage recommendations RED TTE LU C DED RAN B Introduce integrated branding and signage for Brentford as a whole, leading people towards the High Street/ town centre Developers/ Phased in mid. Hounslow Council/ 2008 onwards Brentford High Street Steering Group Engage JC Decaux in discussions around Brentford town centre being an exemplar location of appropriate examples of their street furniture products Developers/ Late 2007 Hounslow Council/ Brentford High Street Steering Group/ JC Decaux

Marketing recommendations Develop a Brentford tourist guide and map Brentford attractions and Hotels with Hounslow Council End of 2007 Create a multi-attraction discount ticket for visitors to Brentford venue managers Spring 2008 Introduce annual Christmas lights onto High Street Steering Group/ Hounslow Council Late November 2007 Work in partnership to develop new communications channels (Website/ High Street News/ and utilise existing mechanisms (‘hm’ magazine/ noticeboards) Hounslow Council/ High Street Steering Group/ High Street Traders’ Group Website – Sept 2007 ‘hm’ magazine – Sept 2007 High Street News – quarterly ongoing Launch the Wedge Card in Brentford in 2007 High Street Traders’ Group/ Hounslow Council Autumn 2007

Local economy Rory Hendrikz Environmental sustainability, arts, leisure J Lennox / A Dakers Urban design & liveability Chris Richards/ Denis Browne Historical context Nigel Moore Marketing & Image Julia Quilliam/ Matt Harmer Children & Young people Luke Kirton Garth Buckle …Older people …Steve Hawkins, Age Concern

Arts, leisure and culture recommendations Relocate Watermans Arts Centre to new facilities in the heart of the town centre Developer/ Hounslow Council/ Watermans Arts Centre Pre-application consultation/ Planning application Make ‘water’ central to the redevelopment approach Resource a town centre arts manager to deliver a programme of events on the High Street Developer/ Architects Planning application Developer/ Hounslow Council/ Watermans Arts Centre Completion of town centre redevelopment Leigh Stops, Marketing Director, Watermans

Global hectares (Gha)/ person Average footprint of Hounslow residents is 5. 32 gha/person = Source: Hounslow’s Ecological Footprint report (SEI 2006)

Environmentally-friendly design & construction headline recommendations Submit a detailed sustainability strategy and completed sustainability checklist with planning application Achieve Eco-homes Excellent/Code for Sustainable Homes Level 4 and other relevant BREEAM environmental standards Developers Planning application Design/ Planning application/ certification postconstruction

Deconstruction and construction material recommendations • Reclaimed is the highest form of recycling • Massive untapped sustainable resource – divert waste • Closing the waste loop Maximise reclamation during demolition and reuse of materials on site through ‘Demolition Protocol’ Sustainable construction materials should be specified Developers/ Council/ High Street Steering Group Developer / Council approval Agreement Predeconstruction/ Implemented through deconstruction phase Before build commences

Energy recommendations Research the local supply of renewable fuel source for CHP in Brentford town centre Developers/ CIP/ LBH Economic Development Unit Developers/ Hounslow Provide 20% renewable Council/ London Climate energy onsite, possibly Change Agency Decentralised Energy (e. g. Woking) through ESCO structure Pre-application consultation phase/ Planning application

Water efficiency recommendations Water Efficient Sanitaryware WCs – Low/Dual Flush Taps – Regulated/Controlled Urinals – Controlled/Waterless Showers – Reduced flow Water Efficient Appliances © Ideal Standard Dishwashers Washing machines © Bosch www. environment-agency. gov. uk/savewater/ Comprehensive water efficiency measures Developers © Ideal Standard Planning application

Water reuse recommendation Water Reuse: Rainwater collection Greywater use Both can be for internal and/or external use www. environment-agency. gov. uk/savewater/ Design in water reuse across the site Developers © RAINHARVESTING SYSTEMS Planning application

Flood risk mitigation recommendations Dashed pink line = flood defence wall Blue = areas at high risk of flooding Purple = areas at risk of flooding, protected by flood defence wall Adopt Sustainable Urban Drainage System best practice Develop systematic approach to managing flood water Developers Planning application

Affordable local, organic and seasonal food recommendation www. rooftopgardens. ca Improve sustainability of food supply through rooftop allotments Developers Planning application

Transport recommendations Improve town centre Public Transport Access Level (PTAL) rating Developers/ Hounslow Council transport team Planning application Significantly improve Brentford’s cycling infrastructure Developers/ Hounslow Council transport team Planning application Workshop opportunities for developing bus services Developers/ Hounslow Council transport team Planning application Develop Brentford Bus Station facilities Developers/ Hounslow Council transport team Planning application Introduce realistic levels of parking for new residents and shoppers Developers/ Hounslow Council transport team Planning application Introduce a car club to the town centre Developers/ Hounslow Council transport team Planning application Develop water transport links to Brentford High Street Developers/ Cllr Ruth Cadbury with support from Jane Ferrier-May Planning application

Creating a zero carbon living culture recommendations Local area committee should support and promote Brentford becoming a “Transition Town” Local area committee July 2007 Green caretakers/concierges should be recruited Developers/ site managers Planning application/ site opening Establish a community extranet Developers/ site managers Planning application/ site opening Develop green clauses for retail and office unit contracts Developers/ Hounslow Planning application/ Council/ Site Phased in with new managers contracts Promote West London Carshare to new residents Developers/ site Planning application/ management company use phase Provide folding bicycles on lease agreements to all tenants Developers/ site Planning application/ management company use phase Well designed recycling and composting facilities Developers/ LBH Recycling Team/ Brentford Recycling Action Group Planning application

Local economy Rory Hendrikz Environmental sustainability, arts, leisure J Lennox / A Dakers Urban design & liveability Chris Richards/ Denis Browne Historical context Nigel Moore Marketing & Image Julia Quilliam/ Matt Harmer Children & Young people Luke Kirton Garth Buckle …Older people …Steve Hawkins, Age Concern

Brentford Market House Chiswick Library (staircase)

Montgomery’s Wharf (MSO)

Grand Union meets the River Thames

Moses Glover Map: 1635

Clitherow Map: c. 1805 -14 With permission of London Metropolitan Archives (LMA)

1939 Lobb's, 1944 ?

Historical context recommendations Retain and reinstate historical place names Developers/ Hounslow Planning Council application/ usage phase Do not retain Brent Way Developers/ Hounslow Planning Council application Establish a High Street Conservation Area Hounslow Council/ Cllr Autumn 2007 Reid/ Syon and Brentford ward councillors Conserve majority of historic yards and passages Developer/ Architects/ Hounslow Council Planning application Conserve historical, industrial or otherwise interesting sites and integrate into development with new uses Developer/ Architects/ Hounslow Council Planning application

Design underground car parking around heritage assets Developers/ Architects Planning application